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, . " " ! c· 'tv of Renton . Planning Division AUG 8 I 2011 !., fRf~~~ow~© . ' GEOTECHNICAL REPORT Piper's Bluff Preliminary Plat 1100 Block of Hoquiam Avenue NE Renton, Washington Project No. T -6735 . " . . -. \,'. • _1 • Prepared for: WestPac Development, LLC Mercer Island, Washington .. : , :. June 13, 2012 Revised June 21, 2012 Revised August 9, 2012 ..... ' ".' \~. ' :" : ... ', ~ . llE~~A A§§O(]AllE§, ~rr1lC. Consultants in Geotechnical Engineering, Geology and Mr. Peter O'Kane WestPac Development, LLC 7449 West Mercer Way Mercer Island, Washington 98040 Subject: Geotechnical Report Piper's BlulTPreliminary Plat Environmental Earth Sciences 1100 Block of Hoquiam Avenue NE Renton, Washington Dear Mr. O'Kane: June 13,2012 Revised June 21,2012 Revised August 9, 2012 Project No. T-6735 As requested, we have conducted a geotechnical study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. In our opinion, the soil and groundwater conditions at the site are suitable for the proposed residential construction provided recommendations contained herein are incorporated into project design and construction. Undisturbed native soil subgrades or compacted structural fill placed above these native soils will provide suitable bearing for standard spread footing foundations, floor slabs, and pavements. We trust the information provided in the attached report is sufficient for your current needs. If you have any questions or need additional information, please call. Sincerely yours, TERRA ASSOCIATES, INC. ~ tS N Steven Needles, P.E. Project Engineer 12525 Willows Road, Suite 101, Kirkland, Washington 90034 Phone (425) 821-7777 • Fax (425) 821-4334 TABLE OF CONTENTS Page No. 1.0 Project Description .......................................................................................................... 1 2.0 Scope of Work ................................................................................................................. 1 3.0 Site Conditions ................................................................................................................ 2 3.1 Surface ................................................................................................................ 2 3.2 Soils .................................................................................................................... 3 3.3 Groundwater ....................................................................................................... 3 4.0 Geologic Hazards ............................................................................................................ 3 4.1 Erosion ............................................................................................................... 3 4.2 Landslide ........................................................................................................... .4 4.3 Steep Slope ........................................................................................................ .4 4.4 Coal Mines ........................................................................................................ .4 4.5 Seismic ............................................................................................................... 5 5.0 Discussion and Recommendations .................................................................................. 5 5.1 General ............................................................................................................... 5 . 5.2 Site Preparation and Grading ............................................................................. 6 5.3 Excavations and Slopes ...................................................................................... 7 5.4 Foundations ........................................................................................................ 8 5.5 Slab-on-Grade Floors ......................................................................................... 8 5.6 Lateral Earth Pressures for Below-Grade Walls ................................................ 9 5.7 Drainage ............................................................................................................. 9 5.8 Utilities ............................................................................................................. 10 5.9 Pavements ......................................................................................................... 10 6.0 Additional Services ....................................................................................................... II 7.0 Limitations .................................................................................................................... 11 Figures Vicinity Map ................................................................................. , ..................................... Figure I Exploration Location Plan ..... , ............................................................................................ Figure 2 Typical Wall Drainage Detail ............................................................................................. Figure 3 Appendix Field Exploration and Laboratory Testing Appendix A Geotechnical Report Piper's Bluff Preliminary Plat 1100 Block of Hoquiam Avenue NE Renton, Washington 1.0 PROJECT DESCRIPT10N The project will consist of developing the site into" residential plat. Based on our understanding of the project, the development will consist of constructing 30 lots with associated infrastructure. At the time of our investigation, a grading plan was not made available. However, based on current topography, we would expect that Cllts and tills up to ten feet will be needed to establish lot and roadway grades. Development stormwater will be collected and routed for treatment and discharge in a Slomlwater detention facility located in the northeastern comer of the site. New residential stluctures will likely be two-story, wood-framed buildings. We expect each building's main floor level will be framed over a crawl space with attached or detached garage floors constructed as slabs on grade. Foundation loads should be light, in the range of 2 to 3 kips per foot for bearing walls and 10 to 20 kips for isolated columns. The recommendations contained in the following sections of this report are based on the above design features. We should review any changes in the grading, utility, and drainage plans as they are developed to verify that our recommendations are valid for the proposed construction and to amend or modify our report, as necessary. 2.0 SCOPE OF WORK On June 1 J, 2012, we observed the excavation of 6 soil test pits to maximum depths of 8 feet below existing site grades. Using the information obtained from the subsurface explorations and laboratOlY testing, we performed analyses to develop geotechnical recommendations for development at the site. Specifically, this report addresses the following: o Soil and groundwater conditions o Geologic hazards o Site preparation and grading o Excavations o Foundations • Floor slabs • Laternl eat1h pressures for below-grade walls o Drainage • Utilities • Pavements June13,2012 Revised June21, 2012 Project No. T-6735 It should be I10ted that the recommendations outlined in this report regarding drainage are associated with soil strength, design eat1h pressures, erosion, and stability. Design and perfonnance issues with respect to moisture as it relates to the stl1lcture environment (Le., humidity, mildew, mold) are beyond Terra Associates' purview. A building envelope specialist or contractor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS 3.1 Surface The site is a 5.0-acre rectangular-shaped collection of parcels located on the lIDO Block of Hoquiam Avenue NE in Renton, Washington. There will also be a 3D-foot wide strip of land added to the northern margin of the assemblage. The approximate site location is shown on the attached Figure I. The project site is bordered to the north by a gravel private drive and several residential lots, to the east by residential lots, to the south by a residential lot, and to the west by Hoquiam Avenue NE. Access to the site is currently gained from the west off of Hoquiam Avenue NE. The site is partially developed with two residences and associated sheds located near the southwestern comer of the site. Water and septic services extend west from the northem residence into the central portion of the property where they corlllect to a municipal water main and a septic drain/kId, respectively. Septic services extended east from the southern residence to a septic drain field in the yard behind the house. Water services extended west from the southem residence where they connected to a municipal water main. In general, the site is gently sloping down to the northeast. The southwest half of the property is inclined at approximately 5 percent to 10 percent down to the northeast, and the northeast half of the property is inclined at approximately 15 to 20 percent down to the northenst. Overall topographic relief is around 60 feet. Ground cover consists primarily of grass and small growth trees around the various structures on-site. Ground cover on the 110rthem and eastern portions of the site consists of a forested area of small to Inrge growth trees. Page No.2 3.2 Soils June13,2012 Revised June 21, 2012 Project No. T-6735 On June 11,2012, we observed soil conditions at 6 test pits excavated to depths of8 to 15 feet below existing surface grades. In general, we observed 6 to 18 inches of organic surface soils and roots overlying weathered and unweathered horizons of glacia,l till and glacial outwash. The glacial till consists of medium dense to very dense silty sand with gravel. The glacial outwash consists of medium dense to dense silty sand. We expect that there are fill soils immediately adjacent each structure associated with previous site grading and development. More detailed descriptions of the subsurface conditions we encountered are summarized on the Test Pit Logs in Appendix A. The approximate locations of the test pits are shown on Figure 2. The Geologic Map King County, Washington, by Derek B. Boolh, Kathy A. Troost, and Aaron P. Wisher (2007), maps the soils at the site as Fraser-age Subglacial Till (Qvt) and Fraser-age Advance outwash (Qva). The native site soils we observed at the site are consistent with the mapped geology. 3.3 Groundwater We observed shallow groundwater seepage in one of the six test pits. The development of a perched groundwater table is typical for sites underlain by glacial till, particularly during the wet winter and spring months. In general, surface water that infiltrates through the upper weathered soil zone becomes perched on the underlying, dense, cemented till. The cemented till has a relatively low penneability that impedes the downward migration of the infiltrated surface water. As a result, groundwater will accumulate, and when combined with a positil'e gradient, will tend to flow laterally along the till contact. Locally, such seepage is referred to as interflow. 4.0 GEOLOGIC HAZARDS 4.1 Erosion Section 4-3-050Jlc of the City of Renton Municipal Code (RMC), classifies erosion hazard areas into one of two categories. Section 4-3-050J I c(i) defines a "Low Erosion Hazard (EL),' as "Areas with soils characterized by the Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) as having slight or moderate erosion potential, and that slope less than 15 percenl." Section 4-3-050Jlc(ii) defines a "High Erosion Hazard (EH)" as "Areas with soils characterized by the Natural Resource Conservation Service (fomlerly U.S. Soil Conservation Service) as having severe or very severe erosion potential, and that slope more steeply than 15 percent. The Soil Conservation Service (SCS) has classified the majority of the site soils as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC) having a slight to moderate potential for erosion. However, the eastern quarter of the site has been classified as Alderwood gravelly sand loam, 15 to 30 percent slopes (AgD). AgD soils have a moderate to severe potential for erosion. Based on the City of Renton's definition, and as sholVn on the City of Renton's Erosion Hazards Areas Map, the eastern quarter of the site classifies as an EH. To mitigate this hazard, temporary erosion and sedimentation control elements must be implemented in accordance with state and city requirements during construction. Page No.3 4.2 Landslide Junc13,2012 Revised June 2 1,2012 Project No. T·6735 Section 4·3·050J I b of the RMC, classifies landslide hazard areas in one of four categories. These categories include the following: "i. Low Landslide Hazard (LL): Areas with slopes less than 15 percen!. ii. Medium Landslide Hazard (LM): Al'eas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel, or glacial till. iii.High Landslide Hazards (LH): Al'eas with slopes greater than 40 percent, and areas with slopes between 15 percent and 40 percent and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (L V): Al'eas of known mapable landslide deposits." According to these classifications, the majority of the site would be classified LL. A portion of the eastem edge of the site would classify as LM due to the slope and soil material found in that area. The City of Renton's Landslide Hazard map, however, did Hot delineate any classification of landslide hazard on the site. We did not observe indications of instability, emergent groundwater seepage, significant erosion, or historical movement on or adjacent the site. Site specific survey data indicates slope inclinations vary from 5 to approximately 20 percent. In light of this, the current condition of the site, and considering the sites gentle to moderate slope inclinations, it is our opinion that the site conditions do not pose a risk as a Medium Landslide Hazard area. 4.3 Steep Slope Section 4·3·050Blc of the RMC, classifies steep slope hazard areas into two catego";es: "Sensitive slopes" are defined as those with a grade of "25 percent to 40 percent" and "protected slopes" are those slopes with a grade of "40 percent or greater." While short distances of less than 75 feet can be found to be sloping at approximately 30 percent, the site generally does not slope more than 20 percent, and it therefore does not qualify for either categOlY of steep slope hazard areas. 4.4 Coal Mines Section 4·3·050JI e of the RMC, classifies coal mine hazard areas in one of three categories. These categories include the following: "i. Low Coal Mine Hazards (Cl): Areas with no known mine workings and no predicted subsidence. While no mines are known in these areas, undocumented mining is known to have occurred. ii. Medium Coal Mine Hazards (CM): Areas where mine workings are deeper than 200 feet for steeply dipping seams, or deeper than IS times the thickness of the seam or workings for gently dipping seams. These areas may be affected by subsidence. iii. High Coal Mine Hazard (CH): Areas with abandoned and improperly sealed mine openings and areas underlain by mine workings shallower than 200 feet in depth for steeply dipping seams, or shallower than IS times the thickness of the seam Or workings for gently dipping seams. These areas may be affected by collapse or other subsidence." The City of Renton's Coal Mine Hazards map indicates that no coal mine hazards are found on or near the site. Page No.4 4.5 Seismic Junel3,2012 Revised June 21, 2012 Project No. T·6735 Section 4-3-050J I d of the RMC, classifies seismic hazard areas in one of two categories. Areas classified as "Low Seismic Hazards (SLY' are defined as "Areas underlain by dense soils or bedrock. These soils generally have site coefficients of Types SI or S2, as defined in the Intemational Building Code." Areas classified as "High Seismic Hazards (SH)" are defined as "Areas underlain by soft or loose, saturated soils. These soils generally have site coefficients of Types S3 or S4, as defined in the hlternational Building Code. (Ord. 5450,3- 2-2009) lands or areas subject to severe risk of damage as a result of earthquake-induced ground shaking, slope failure, settlement, soil liquefaction, or surface faulting." Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine-grained sands underlying the groundwater table. Soils of this nalure derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergral1ular friction; thus, eliminating the soil's strength. Based on the very dense, cohesive nature of the native site soils and the small amounts of groundwater in our explorations, it is our opinion that the risk for liquefaction to occur at this site during an earthquake is negligible. The site conditions do not meet the City of Renton's definition of a High Seismic Hazard area, in our opinion. IBC Seismic Soil Site Class Based on the soil conditions encountered and the local geology, the 2009 International Building Code (lBC) indicates that site class "D" should be used in structural design. Seismic Design Parameters (!BC 2009) Spectral response acceleration (Short Period), SMS 1.399 Spectral response acceleration (I -Second Period), S,,, 0.726 Five~ercent damped 0.2-second period, Sos 0.933 Five percent damped I-second period, SDI 0.484 Values based on Latitude 47.502N and Longitude -122.151 W. Values obtained from United States Geologic Service (USGS) Ground Motion Parameter Calculator accessed June 8, 2012 On the web site http://earthquake.usgs.gov/rese31'ch/hazmaps/design/index.php 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General Based on our study, there are no geotechnical conditions that would preclude development of the site as planned. The residences can be supported on conventional spread footings bearing on competent native soils or on structural fill placed on competent native soils. Floor slabs and pavements can be similarly supported. Page No.5 June13,2012 Revised June 21, 2012 Project No. T-6735 The native glacial deposits encountered at the site contain a sufficient amount of fines (silt-and clay-sized particles) that will make compaction to structural fill requirements difficult or impossible when the soils are too wet. Accordingly, the ability to use soils from site excavations as stl1lctura! fill will depend on their moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during the wimer season, the owner should be prepared to imp0l1 free-draining granular material for use as structural fill and backfill. Detailed recommendations regarding these issues and other geotechnical design considerations are provided in the following sections of this reporl. These recommendations should be incorporated into the final design drawings Rnd construction specifications. 5.2 Site Preparation and Grading To prepare the site for constl1lction, demolition of existing structures should include removal of existing building foundations, floor slabs, abandoned utility pipes, and vaults. Abandoned utilities that are outside the limits of the new building constl1lction can bc left in place, provided they are sealed to prevent intrusion of groundwater seepage and soils. In the remaining portions of the site, vegetation, organic su"rface soils, organic fill soils, if any, and other deleterious materials should be stripped and removed from below areas of new constl1lction. Vegetation debris from clearing operations should be removed from the site. Organic topsoil witl not be suitable for use as structural fill, but may be used tor limited depths in nonslructural areas or for landscaping purposes. Once c1caring <lnd stripping operations <lre complete, CUI and fill operations can be initiated to establish desired building grades. Prior to placing fill, all exposed surfaces should be observed by a representative of Terra Associates, Inc. to verify that soil conditions are as expected and suitable for support of new fill or building elements. These observations may require proofrolling the subgrade with heavy rubber-tired machinery to detetlnine if any isolated soft and yielding areas are present. If excessively yielding areas are observed and cannot be stabilized in place by compaction, the affected soils should be excavated and removed to fiml bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, use of a geotextile reinforcing/separation fabric, such as Mirafi 500X or equivalent can be considered in conjunction with structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface. Our study indicates that the native soils contain a sufficient percentage of fines (silt and clay size paJ1icles) that witl make them difficult to compact as structural fill if they are too wet or too dry. Accordingly, the ability to use these native soils from site excavations as stl1lctural fill wiII depend on theit· moisture content and the prevailing weather conditions when site grading activities take place. At the time of our investigation, the near- surface native soils were wet of optimum and the deeper unweathered soils were at or near optimum moisture content. lfnative soils become too wet to properly compact they could be dried by aeralion during dry weather conditions or mixed with an additive such as cement, cement kiln dust (CKD), or lime to stabilize ~,e soil and facilitate compaction. If an additive is used, additional Best Management Practices (BMPs) for its use will need to be incorporated into the Temporary Erosion and Sedimentation Control plan (TESC) for the project. Page No.6 June13,2012 Revised June 21, 2012 Project No. T-6735 If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into faJl and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recol1Ullend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches 100 No.4 75 maximum No. 200 5 maximum>!: 'Based on the 3/4-inch fraction. Prior to use. a qualified geotechnical engineer should examine and test all materials imported to the site for use as structural fill. Structural fiJI should be placed in ltnifonn loose layers not exceeding 12 inches and compacted to a minimum of .95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation 0-698 (Standard Proctor). The tnoisture content of the soil at the time of compaction should be within tIVO percent of its optimum, as determined by this ASTM standard. In non structural areas, the degree of compaction can be reduced to 90 percent. All structural fill in City of Redmond rights-of-way must conform to City materials and cotnpaction specifications. 5.3 Excavations and Slopes ExcQvation All excavations at Ihe site associated with confined spaces, such as utility trenches or lower-level basement walls. must be completed in accordance with local. state, or federal requirements. Based on current Washington Industrial Safety and Health Act (WISHA) regulations, the near-surface medium dense weathered soils would be classified as Type C soils. The native dense to very dense unweathered glacial deposits would be classified as Type A soils. Accordingly, for temporary excavations of less than 20 feet in depth, the side slopes in Type C soils should be laid back at a slope inclination of t.5H: I V (Horizontal:VerticaI) or flatter from the toe to the crest of the slope. Similarly, excavations in Type A soils can be laid back at a slope inclination of 0.75H: I V or flatter. All temporary exposed slopes on excavations that will remain open for an extended time I'eriod should be covered with a durable reinforced plastic membrane during construction to prevent slope raveling and rutting during periods of precipitation. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Tena Associates, Inc. assumes responsibility for job site safelY. It is understood that job site safety is the sole responsibility of the project contractor. Page No.7 Slopes June13,2012 Revised June 21 , 2012 Project No. T -6 735 All permanent cut and till slopes should be graded with a finished inclination of no greater than 2H: I V. Upon completion of grading, the slope face should be appropriately vegetated or provided with other physical means to guard against erosion. Final grades at the top of the slope must promOle surface drainage away trom the slope crest. Water must not be allowed to flow uncontrolled over the slope face. If surface nmoff must be directed towards the slope, the lunoff should be controlled at the top of the slope, piped in a closed conduit installed on the slope face, and taken to an appropriate point of discharge beyond the toe. All fill placed for embankment cons\mction should meet the structural fill requirements in the Sitc Preparation and Grading Section. 5.4 Foundations The planned residential stlUctures may be supported on conventional spread footing foundations bearing on competent native soils or on structural fill placed above competent native soils. Perimeter foundations exposed to the weather should bear at a minimum depth of 18 inches below final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth below the floor slab. For shallow foundations bearing on the native medium dense to very dense glacially-derived soils or structural fill. placed above these soils, we recommend designing foundations for a net allowable bearing capacity of2,500 pounds per square foot (psI). For short-tenn loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With stluctural loading as anticipated and these bearing stresses applied, we estimate total foundation settlement would be less than one-half inch. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the sides of the footings can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 350 pounds per cubic foot (pcf). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundations will be constructed neat against competent soil and backfilled with structural fill, as described in Section 5.2 of this report. The values recommended include a safety factor of 1.5. 5.5 Slab-an-Grade Floors Slab-an-grade floors may be supported on subgrades, as recommended in Section 5.2 of this report. Immediately below the floor slabs, we recommend placing a four-inch thick capillary break layer of clean, free- draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slabs. Page No.8 JlIl1e13,20l2 Revised JUlle 21, 2012 Project No. T-6735 The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid ill unifonll curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting in uniform curing of the slab, and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACI) Manual of Concrete Practice, Part 2, 302.1 R-96, for further infonllation regarding vapor barrier installation below slab-on-grade floors. 5.6 Lateral Earth Pressllres for Below-Grade 'Valls The magnitude of ea1th pressure development on below-grade walls, such as basement or detention vault walls, will partly depend on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill as described in Section 5.2 of this report. To guard against hydrostatic pressure development, drainage must be installed behind the wall. A typical wall drainage detail is shown on Figure 3. With wall backfill placed and compacted as recommended and drainage properly installed, unrestrained walls can be designed for an active earth pressure eqUivalent to a fluid weighing 35 pcf. For restrained walls. an additional unifonn lateral pressure of 100 psf should be included. For evaluating the walls under seismic loading, a unifonn earth pressure equivalent to 8H psf, where H is the height of the retained earth in feet, can be used. These values assume a horizontal backfill condition and that no other surcharge loading, such as traffic, sloping embankments, or adjacent buildings, will act on the wall. If such conditions exist, then the imposed loading must be included in the wall design. Friction at the base of the wall foundation and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in Section 5.4 of this report. 5.7 Drainage SlIrface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeter. except in paved locations. In paved locations. a minimum gradient of two percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. Page No.9 Subsurface June13,2012 Revised June 21, 2012 Project No. T-6735 We recommend installing a continuous drain along the outside lower edge of shallow perimeter building foundations. The drains can be laid to grade at an invert elevation equivalent to the bottom of footing grade. The drains can consist of four-inch diameter perforated PVC pipe that is enveloped in washed pea gravel-sized drainage aggregate. The aggregate should extend six inches above and to the sides of the pipe. The foundation drains should be tightlined to an approved point ofcontrolled discharge independent of the roof drain system. All drains should be provided with cleanouts at easily accessible locations. These cleanouts should be serviced at least once every year. 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APW A) or City of Redmond specifications. As a minimum, trench backfill should be placed and compacted as structural till, as described in Section 5.2 of this report. ·As noted, based on the condition of the soils at the time of our study, most of the native soils excavated on-site should be suitable for use as backfill during dry weather conditions. If utility construction takes place during the wet winter months, it may be necessary to import suitable wet weather till for utility trench backfilling. 5.9 Pavements Suitable support for site pavements will be provided by subgrade soils prepared as recommended in Section 5.2 of this repOl1. Regardless of the degree of relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. The pavement design section is dependent upon the supporting capability of the subgrade soils and the traffic conditions to which it will be subjected. For traffic consisting mainly of light passenger vehicles with only occasional heavy traffic and with a stable subgrade prepared as recommended, we recommend the following pavement sections: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (eRE) • Two inches of AC over three inches of asphalt-treated base (ATB) All paving materials should confol1l1 to 2010 WSDOT specifications for "Hot Mix Asphalt" (HMA). Crushed surfacing base course material should confonn to 2010 WSDOT 9-03.9(3) "Crushed Surfacing" specifications. Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. To improve pavement perfonnance, we recommend surface drainage gradients of at least two percent. Some longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. Page No. 10 6.0 ADDITIONAL SERVICES .I11ne13,2012 Revised June 21, 2012 Project No. T-6735 Terra Associates, Inc. should review project designs and specifications il1 order to verify that earthwork and foundation recommendations have been properly interpreted and incOlporated into project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, specifications. and recommendations. This will allow for expedient design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS We prepared this repm1 in accordance with generally accepted geotechnical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Piper's Bluff Prelimin8lY Plat project in Renton, Washington. This report is for the exclusive use of WestPac Development, LLC and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained frolll the on-site soil test pits. Variations in soil conditions can occur. the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates. Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. I I o .. Z 1'1 I .. I -_ i I,E 12lhSI 151 E61hPI Z m c ~ o ~ ,- ~ z m IU 2: ~ ~ ~ o w z !.1 <C '" .. ~ NE 7in Po NE.16l1i~--, I \ \ I. AelllOll Iss~ i' .... NE 10th 8t i I I I / J .---' / o I I I I ,--...... ~-----' tJE4,h CI Z m 9111JhRd~ (900) SE 116&, SI NE ~Ih 51 NE 4th St Hoflh,; 0'51 41h Street SE 1281h SI ~J ,-- I\IE 2nd 51 .-l-g: Itt = ~ REFERENCE: GOOGLE MAPS, WWW.GOOGLE.COM. ACCESSED 6-6-2012 NOT TO SCALE -.. :0-::')' ", _lena "~'. '.' .'. Associates Inc. •• • • Consultants in Geotechnical ~n9ineering Geology and Environmental Earlh Sciences VICINITY MAP PIPER'S BLUFF PRELIMINARY PLAT RENTON, WASHINGTON Proj. No.T-6735 I Dale AUG 2012 I Figure 1 I.'IJLEO~[S 12' COliC. CUL'.C"T IE. .. 4X1.~7 t.I.(TAl OO£.CI 1 01~.1{~ CR.'" fAAf'.I'«O "". ,/ ./ ~ '"' .' DD~iiiib \"'~"'±SVCi~L:-:£-__ L TP~4l--",*;r2-L---.;~-¥~-_J_~'7;:rr_~/ ~~~. z . ~I~ " ~ j-' ~~~ \ ~ '" , ," •• • ROt:..D 'A~ 12" CCNC. ClIlV£R:T IE _ 411<1_81 12' C~IC. cue>tAT 11" • 46Ul6 NOTE: 4' VI:R( file G' c:c~c: POST 0"""'0 9" o;A, ,(.' TAU- f'()'ft.;:A 1'-5 THIS SITE PLAN IS SCHEMATIC. ALL LOCATIONS AND DIMENSIONS ARE APPROXIMATE. IT IS INTENDED FOR REFERENCE ONLY AND SHOULD NOT BE USED FOR DESIGN OR CONSTRUCTION PURPOSES. REFERENCE: SITE PLAN PROVIDED BY CliENT 116!J12"1r}r 1{f:J.5"1Z'lrtf' -'--51./r 1,g::z:=_ ... ~1 /-IM"1P'17~W --'5i:"ir-'- SUD> : ~ .1, S, UNE N. 15' 5.1/2. NE. 1 I.;. N\'I.l/";, LEGEND: [E APPROXIMATE TEST PIT LOCATION iO-23-S o 50 100 I cl APPROXIMATE SCALE IN FEET ~ j{ ~ _Terra <\{ .... ,'. Associates Inc. . . . .. , • • • Consultants in Gealechnical EngIneering Geology and Environmental Earth Sciences U;PL,o.mn ""'" ... 0< CONflWES fC\IND 1/2" fi[EAA ~lH 'inLOW 11J.'STIC (;.,t.P Sl,lJ,l? 'cOR( .17m", 01'5. lo; 0. n flf" ~1Ah'v\~ r.MW"A EXPLORATION LOCATION PLAN PIPER'S BLUFF PRELIMINARY PLAT RENTON, WASHINGTON Proj. No.T -6735 Dale AUG 2012 Figure 2 .. . '. 12" MINIMUM 3/4" ~ MINUS WASHED GRAVEL 12"[ SEE NOTE 6"(MIN.) 4" DIAMETER PERFORATED PVC PIPE _ ." .. ,: Terra ... .:: .~. ~. """, ',' ," Associates Inc. a.. .. . Consullants In Geotechnical ~ngineering Geology and Environmental Earth Sciences SLOPE TO DRAIN '> 3" BELOW PIPE EXCAVATED SLOPE (SEE REPORT TEXT FOR APPROPRIATE INCLINATIONS) TYPICAL DRAINAGE DETAIL PIPER'S BLUFF PRELIMINARY PLAT RENTON, WASHINGTON Proj. No.T-6735 Date AUG 2012 Figure 3 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Piper's Bluff Preliminary Plat Renton, Washington On June 11,2012, we observed the excavation of6 test pits to a maximum depth of 15 feet below existing site grades. The test pits were excavated using a trackhoe. The test pit locations are shown on Figure 2. The locations were approximntely detenl1ined by measuring from existing site features. The Test Pit Logs are presented on Figures A-2 through A-7. A geotechnical engineer from our office conducted the field exploration, maintained a log of each test pit, classified the soils encountered, collected representative soil samples, and obselved peliinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-I. Representative soil samples obtained from the test pits were placed in sealed plastic bags and taken to our· laboratory for further examination nnd testing. The moisture content of each sample was measured and is reported on the con·esponding Test Pit Logs. Three grain size analyses were run and the results are shown on Fi!,'llre A-S. Project No. T -6735 MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL 1----'----,------'-,-----'---'._, -- Clean GW Well-graded gravels, gravel-sand mixlures, lillie or no I GRAVELS Gravels fines. ~ -,----' -,-----, -en (I) (less than GP Poorly-graded gravels, gravel-sand mixtures, little or ...J e'(I) 0 .!!)N ! More than 5% fines) no fines. 50% of coarse C-' --'-'--en _'w GM Silty gravels, gravel-sand-silt mixtures, non-plastic ro fraclion is 'e: Ql Gravels fines. 0 (I» larger Ihan No. ----'--W -(I) with fines Z ro'-4 sieVe GC Clayey gravels, gravel-sand-clay mixtures, plastic fines. E en ~ 0 f--,-'-----.. -<11.0 Clean SW Well-graded sands, gravelly sands, lillie or no fines. (9 ON l() SANDS Sands 0 r --w ~z ! (less than SP Poorly-graded sands or gravelly sands. little or no en More Ihan 5% fines) fines. a:: -'=c -ro 50% of coarse ,-« ~;S 0 0 fraction IS Sands SM Silty sands, sand-silt mixtures, non-plastic fines. <.:l ~ smaller Ihan r ,- No.4 sieve with fines SC Clayey sands, sand-clay mixtures, plastic fines . .. ML Inorganic sills, rock fiour, clayey slits with slighl en iii SILTS AND CLAYS plasticity. ...J 'co 0 (1)0 CL Inorganic clays of low 10 medium plaslicily, (lean clay). roN en EO(l) liquid limit is less than 50% --- 0 <11. Z .t:! OL Organic silts and organic clays of low plasticity. W o c en Z l()ro(l) ----« c:5 ~ MH Inorganic sills, elastic. a:: rn !-'-SILTS AND CLAYS (9 -'=(1)'" -= CH Inorganic clays of high plasticity. fat clays. W (I)'" ~E Z 0", Liquid limit is greater than 50% u.. ~ OH Organic clays of high plasticity. I - HIGHLY ORGANIC SOILS PT Peal. DEFINITION OF TERMS AND SYMBOLS (IJ Standard Penetration I 2" OUTSIDE DIAMETER SPLIT (IJ Density Resistance in Blows/Foot SPOON SAMPLER w - ...J Z Very loose 0-4 I 2.4" INSIDE DIAMETER RING SAMPLER 0 4-10 OR SHELBY TUBE SAMPLER Vi Loose w Medium dense 10-30 'Y:. I Dense 30-50 WATER LEVEL (DATE) 0 Very dense >50 U Tr TORVANE READINGS, lsi I Pp PENETROMETER READING, tsf , Standard Penelration Consislenc~ Resistance in Blows/Foot DO DRY DENSITY, pounds per cubic fool w > Very soft 0-2 LL LIQUID LIMIT, percent Vi w Soft 2-4 I Medium stiff 4-6 PI PLASTIC INDEX 0 Sliff 6-16 N STANDARD PENETRATION, blows per foot U Very stiff 16-32 I Hard >32 • l~!~ciatesl Inc. UNIFIED SOIL CLASSIFICATION SYSTEM PIPER'S BLUFF PRELIMINARY PLAT RENTON, WASHINGTON & Consultanls in Geotechnical Engineering Geology and Proj. No. T-6735 I Date AUG 2012 I Figure A-1 En ... rronmental Earth Sciences LOG OF TEST PIT NO. TP-1 FIGUREA-2 PROJECT NM'lE: EiQer'fi 81~lff ~relimlml~ ~Ial PROJ. NO: I-fiZ3:i LOGGED BY: 5b1 LOCATION: BenloD WasbioQICQ SURFACE CONDS: Small Trees and Brush APPROX. ELEV: 458 Feel DATE LOGGED: ,Iuoe j j 2Q12 DEPTH TO GROUNDWATER: bite. DEPTH TO CAVING: bll8 .. II) ..,. 0 to. >-z Z !!> w CONSISTENCYf ~ w :r .... DESCRIPTION .. REMARKS Ii: .. RelATIVE DENSITY >-" ;: w w " '" c II) " 0 .. Dark brown TOPSOIL and DUFF, organic. roots, silly, moist. Soft Brown silty SAND with gravel, fine to medium grained, Medium Dense fine to coarse gravel, trace cobbles, slightly cemented, moist. (SM) (Weathered till) 1 16.7 Dense 5-Gray silly SAND with gravel. fine to medium grained. fine to coarse gravel, trace cobbles. slightry cemented. moist. (SM) (Till) -Very Dense 11.3 2 Test pit terminated al8 feel. No groundwater seepage encountered. - 10- 15- .. Terra NOTE: This subsurface Information pertains only to this lest pJl location and should Associates. Inc. not be interpreled as being IndicaUve or other locations at the site, CcnsuHanls In Geotechnical EngIneering Geology and Envircnme01al Earth Sciences LOG OF TEST PIT NO. TP-2 FIGUREA-3 PROJECT NAM E: E1Qer's Bluff ECfllimioaOl Elat PROJ. NO: 1-6735 LOGGED BY: S~ LOCATION: Benlon Washington SURFACE CONOS: Small Trees and BOISh APPROX. ELEV: 447 Feel DATE LOGGED: lillOfi jj ,Qj, DEPTH TO GROUNDWATER: ~11I DEPTH TO CAVING: ~UI iL '" ~ 0 t. z Z w CONSISTENCYI l w '" -' DESCRIPTION "-REMARKS Ii: "-RELATIVE DENSITY Iii '" ;; w .. '" Q '" U 0 "- Dark brown TOPSOIUDUFF, organic. line roots, silty, moist. Soft Grayish-brown sandy SILT with gravel. fine 10 medium Soft to grained. fine gravel. trace coarse sand, slightly cemented. Moderalely Stiff moist (ML) 20.8 1 Grayish-brown silty SAND with gravel, fine to medium Medium Dense grained, fine 10 coarse gravel. slightly cemented. moist. (SM) (Wealhered till) 5- Dense (Till) Very Dense 17.2 2 10 lest pit terminated at 10 feet. No groundwater seepage encountered . . . 15- Terra ~ NOTE: This subsurface informaUon pertains only 10 this test pit location and sholJld -. ."-' :', Associates, Inc. nol be Inlerpreted as being Indicative of other locatIons at the sile. _ • .1'< -~ ~;~: _ /i Consultants in Geotechnical Engineering .:t . Geology and Environmental Earth Scietlces LOG OF TEST PIT NO. TP-3 FIGUREA-4 PROJECT NAME: EioeDi Bluff e[elir:nioaQl elal PROJ. NO: 1-6735 LOGGED BY: Sill LOCATION: BaoleD Wasbicglcm SURFACE CONDS: 801Sb and Small Trees APPROX. ELEV: 429 Feel DATE LOGGED: IllICa :lj 2Q12 DEPTH TO GROUNDWATER: IlIIA DEPTH TO CAVING: r:;lll G:' co ~ 0 c z :i w CONSISTENCYI ~ w '" ..J DESCRIPTION RELATIVE DENSITY .. REMARKS I-.. I-.. " ;. w w '" '" c co u 0 .. Dark brown TOPSOILIDUFF,. organic, roots, silty. moist. 80ft Medium Dense 12.9 1 Grayish-brown silty SAND, fine grained, trace fine gravel. moist. (8M) (Outwash) 5 Moisl towel. Medium Dense to Dense 10 2 22.9 - 13.0 3 15- Test pit terminated at 15 feet. No groundwater seepage encountered. - 20- Terra NOTE: This subsurface jl'1lormation pertains only 10 Ihis test pillocation and should ~'i~~.· Associates, Inc. 1'101 be interpreted as befng indicative of other locations allhe sile. Consultanls In Geotechnical Engineering .~ _ ' i Geo!ogyand Environmenlal Earth Sc1ences LOG OF TEST PIT NO. Tp·4 FIGURE A·5 PROJECT NAME; Eiae['s Bluff ~[elirni[laOl elal PROJ. NO: I·6Z3~ LOGGED BY: S!'J LOCATION: BenlQn Wasblngh:m SURFACE CONDS: Grass APPROX. ELEV: 461 Feel DATE LOGGED: 1!llOe j:1 2Q12 DEPTH TO GROUNDWATER: !'JIll DEPTH TO CAVING: !'JIll u: ..,. ci ~ ~ z Z w CONSISTENCYt w :J: J DESCRIPTION l!:. D. REMARKS I-"-RELATIVE DENSJTY I-"-'" it w w '" '" " ~ u " D. Dark brown TOPSOIL. fine rools, organics. moist. Soft Grayish-brown sandy SILT. fine sand. trace 24-lnch Stiff boulders, moist. (ML) (Weathered till) Gray with orange iron oxide staining. 1 30.8 5- Gray silly SAND with gravel. fjne to coarse sand. fine to Dense to coarse gravel, trace cobbles, moderately cemented, Very Dense moisl. (SM) (Till) 2 13.1 Test pit terminated at 8 feet. No groundwater seepage encountered, 10- 15- Terra ~ NOTE: This subsurface Information pertains only to Ihls lesl pit location and should -, ,~ ,-' Associates, Inc. ' , . " ''',~,>' , not be interpreted as being lndicaUve of other locations at the sile. .,' 't, '" Consultants in Geotechnical Engineering GeOlogy and Environmental Earth Sciences LOG OF TEST PIT NO. Tp·5 FIGURE A-6 PROJECT NAME: EiDe['S Blllff EcelimicaOl Elat PROJ. NO: 1-6735 LOGGED BY: SI'l LOCATION: BenlQ[] Wasbiog10D SURFACE CONDS: Grass APPROX. ELEV: ~6j Eeel DATE LOGGED: JUDe j :I 2Q12 DEPTH TO GROUNDWATER: Z Eeet DEPTH TO CAVING: I'llll G:' ;:: ci !!!. z :i !:. w CONSISTENCY/ ~ w i= ~ DESCRIPTION e. REMARKS .. RELATIVE DENSITY l-e. '" ;: w w iii " c 0 ~ Dark brown TOPSOIL. fine roots, organics, moist. Soli Brown silty SAND. fine to medium grained, trace fine gravel. cobbles and boulders. moist. Loose (SM) (Wealhered till) -Medium Dense Grayish·brown silty SAND with gravel, fine 10 coarse to Dense grained. fine 10 coarse gravel. trace cobbles, slightly -clayey. moist to wet. (SM) (Till) 1 15.8 5- ¥ Very Dense Slight seepage. 2 14.7 - Tesl pit terminated at 9 feet. 10- GroundWB!er seepage encountered al 7 feel. 15- ~ Terra NOTE: This subsurface in!ormalkm pertaIns only 10 Ihls tsst pl!lo:alion and sMould Associates. Inc. " , not be Interpreted as being indicBlive or other locations althe sile. \ ,_, 't " '" -Consultants in Geotechn!cal Engineering c. ' Geo!ogyand Environmental Earlh Sciences LOG OF TEST PIT NO. TP-6 FIGURE A-7 PROJECT NAME: eicec's Bhlff I:reliooloE!Ql elal PROJ_ NO: I-6Z35 LOGGED BY: SbI LOCATION: BeDloD Wasbiog!QO SURFACE CONDS: Grass APPROX_ ELEV: ~5Q Eee:l DATE LOGGED: .Iuoe j 1 2Q12 DEPTH TO GROUNDWATER: bll8 DEPTH TO CAVING: bll8 ;;:- U> ;c-O t:. z Z ~ w CONSISTENCYI w :r z( DESCRIPTION RELATIVE DENSITY ~ "-REMARKS >-:; >-"-;: w w " '" 0> U> U 0 "- Dark brown TOPSOIL Grayish·brown silty SAND with gravel. fine to medium Medium Dense grained, fine gravel. lrace coarse gravel and cobbles, Dense moisl. (SM) (Weathered till) Dense 1 Very Dense 13.6 5- Gray silty SAND to sandy SILT, fine to medium sand, trace fine to coarse gravel. trace cobbles. cemented, moist. (SMlML) Test pit terminated at 8 feet. No groundwater seepage encountered. 10- 15- Terra ~ NOTE: nils subsurface InrormaUon pertains only 10 this lest pillocatlon and should .. ,,<':;.~t," ',~ Associates, Inc. not be Interpreted as being indicative or other locations aiine site. ,'~ ,:'~' ~J':' NI, Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences Particle Size Distribution Report " .5 .. 6 ~ ~ e: .5 0 0 0 8 ~ ~ e 0 0 16 0 ~ ,,;ll ~ N i1 ~ 1> _ N W n ~ ~ .. ~ 100 I I I "\ i ............. 11 " I I , '\1 ~ t--90 "--..:;.., , ----....... , 80 ---1 i'--, '" ~'\ I , i 70 1 , \ It' c.:: 1'--, : ill 60 ~l : z u: i'\ f-50 I z 't}; ill U I c.:: ill 40 D-, I ~ 30 I 20 I' , , , 10 , 0 i , I I i i 100 10 1 0.1 0-01 0.001 GRAIN SIZE -mm. %+3" % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Slit I Clay 0 0.0 9.2 7.3 5.2 14.8 25.4 38.1 0 0.0 0.0 0.0 0.0 0.5 74.9 24_6 I:> 0.0 0.0 6.6 3.2 13.2 29.3 47.7 X LL PL OS" DAn 0,," D~" 01" D1n C, C" 0 6.0620 0.3257 0.1769 0 0.2159 0.1608 0.1408 0.0907 I:> 0.7928 0.1854 0.0942 Material Description USCS AASHTO o Silty SAND with gravel SM o SiitySAND SM I:> Silty SAND SM Project No. T-6735 Client: West Pac Development, LLC Remarks: Project: PipeJ's Bluff o Tested on 6112/2012 Preliminary Plat oTestcd on 6/12/2012 o Location: Test Pit TP-I Depth: -3' Sample Number: I t. Tested on 6112/2012 o Location: Test Pit TP-3 Depth: -10' Sample Number: 2 t. Location: Test Pit TP-6 Depth: -4' Sample Number: 1 Terra Associates, Inc_ Kirkland, WA --Figure A-8 Tested By: --"J",D",E~ _______ _ I I I I D.R. STRONG CONSULTING ENGINEERS I I I I I I I I I I I I I I I I I I I IDRA~NAGIE RIEPORl for PIPER'S BLUFF Preliminary Plat 1166 Hoquiam Avenue NE Renton, Washington DRS Project No. 12029 Renton File No. Owner/Applicant WestPac Development, LLC 7449 W Mercer Way Mercer Island, WA 98040 Report Prepared by [~l D. R. STRONG Consulting En9ineers, Inc. 10604 N.E. 38th Place, Suite 232 Kirkland WA 98033 (425) 827-3063 ©2012 D. R. STRONG Consulting Engineers Inc. Report Issue Date August 29,2012 CJ}J \V ,~ \ City of Renton Planning Division ~UG 3 1 'WlL I I I I I I I I I I I I I I I I I I I DRAINAGE REPORT PIPER'S BLUFF Preliminary Plat TABLE OF CONTENTS SECTION I .........................•.....•..............................•.••....•...................•..•..••..................... 1 Project Overview .......................................................................................................... 1 Predeveloped Site Conditions ...................................................................................... 1 Developed Site Conditions ........................................................................................... 1 Natural Drainage System Functions ............................................................................. 2 SECTION II .................................................................................................................... 11 Conditions and Requirements Summary ....... : ............................................................ 11 SECTION III ................................................................................................................... 13 Off-Site Analysis ......................................................................................................... 13 SECTION IV .................................................................................................................. 14 Flow Control and Water Quality Facility Analysis and Design .................................... 14 Existing Site Hydrology (Part A) .............................................................................. 14 Pre-developed Hourly Time Step Modeling Input: .................................................. 15 Pre-developed Hourly Time Step Modeling Output:.. .............................................. 15 Developed Site Hydrology (Part B) ......................................................................... 17 Developed Site Area Hydrology .............................................................................. 17 Developed Hourly Time Step Modeling Input:.. ....................................................... 18 Developed Hourly Time Step Modeling Output: ...................................................... 18 Performance Standards (Part C) ................................................................................ 20 Flow Control System (Part D) ..................................................................................... 20 Flow Control BMP Selection ................................................................................... 20 Flow Control Facility Design Output. ....................................................................... 22 Water Quality Treatment System (Part E) .................................................................. 28 SECTION V •.....•....................................•.....................•.....................•.....................•..•.. 30 Conveyance System Analysis and Design ................................................................. 30 SECTION VI ....................•.•.....•......................................•.................•........................•... 32 Special Reports and Studies ...................................................................................... 32 SECTION VII ................................................................................................................. 33 Other Permits, Variances and Adjustments ................................................................ 33 ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page i of ii City of Renton I I I I I I I I I I I I I I I I I I I SECTION VIII ................................................................................................................ 34 ESC Plan Analysis and Design (Part A) ..................................................................... 34 SWPPS Plan Design (Part B) ..................................................................................... 35 SECTION IX .................................................................................................................. 36 Bond Quantities, Facility Summaries, and Declaration of Covenant .......................... 36 Stormwater Facility Summary Sheet .......................................................................... 37 SECTION X •...•................................•..•....•...........................••.......•................................ 39 Operations and Maintenance Manual ........................................................................ 39 List of Figures Figure 1 TIR Worksheet. .................................................................................................. 3 Figure 2 Vicinity Map ....................................................................................................... 6 Figure 3 Drainage Basins, Subbasins, and Site Characteristics ...................................... 7 Figure 4 Soils ................................................................................................................... 8 Figure 5 Predevelopment Area Map .............................................................................. 16 Figure 6 Post Development Area Map ........................................................................... 19 Figure 7 Detention & Water Quality Facility Details ....................................................... 29 ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Appendices Piper's Bluff Preliminary Plat Pageiiofii City of Renton I I I I I I I I I I I I I I I I I I I SECTION I PROJECT OVERVIEW The Project is the subdivision of four existing parcels zoned R8 into 30 single-family residential lots, per the City of Renton's (City) subdivision process. The Tax Parcel Numbers are 102305-9367, 9312, 9002, and 9144. The Project location (Site) fronts on the east side of Hoquiam Avenue NE, at 1166 Hoquiam Avenue NE. An existing water main in Hoquiam Avenue will be tapped to serve the proposed residences. Sanitary Sewer is not available at the Site's frontage, therefore a sewer lift station will be provided to serve the proposed residences. One detention vault and a Stormfilter is proposed to serve the subdivision. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual (Manual), as adopted by the City. PRE DEVELOPED SITE CONDITIONS Total existing Site area is approximately 217,369 s.f. (4.990 ac). Total proposed Project area is 217,808 s.f. (5.000 ac), which includes 10,337 s.f. (0.237 ac) for the right-of-way frontage improvements on Hoquiam Avenue NE and excludes 9,898 s.f. (0.171 ac) of . Tract "8" (NGPA). The Parcels are currently developed with two single-family residences, three out buildings and gravel driveway. The remainder of the Site is lawn, landscaping, scatter trees, moderately dense forest and underbrush. For the purpose of hydrologic calculations, the entire Site is modeled as till forest. DEVELOPED SITE CONDITIONS The Project will create 30 lots with lot sizes ranging from approximately 4,500 s.f. to 8,118 s.f. All existing improvements will be demolished or removed during plat construction. Two 16 feet wide alleys are proposed for Lots 1 to 17 for garage access. The 30 single-family residences combined with their driveways and alleys will create approximately 91,635 s.f. (2.104 ac) of impervious area. The proposed 45-foot right of ways will be improved with 18 feet of pavement, vertical curb, gutter, 8-foot planter strip, 5-foot sidewalk and a 6-foot parking lane on one side .. The proposed right-of way adjacent to north property line will be 33.5 feet wide and will be improved with 18 feet of pavement, vertical curb, gutter, 8-foot planter strip, 5-foot sidewalk and a 6-foot parking lane on one side. The half street frontage improvements on Hoquiam Avenue NE will be improved with the required pavement width (approximately 12.80 feet) to provide 36 feet of pavement face of curb to face of curb, vertical curb, gutter, 8-foot planter strip and a 5-foot sidewalk on the east side of Hoquiam Avenue NE. The 26-foot wide private access Tract "C" will be improved with 20 feet of pavement and vertical curb- gutter on both side. The improvements from right-of ways and private access tract will add 53,717 s.f. (1.233 ac) of impervious surface. The paved access to detention facility and sewer lift station in Tract "A" will add 969 s.f. (0.022 ac) of impervious surface. The Project will result ina total of 146,321 s.f. (3.359 ac) of new impervious surfaces. The remainder of the developed Site 71,487 s.f. (1.641 ac) will consist of landscaping and lawns. The Project is required to provide 8asic Water Quality treatment and Level 2 Flow Control, per the 2009 KCSWDM (Manual). All surface water runoff from impervious surfaces will be collected and conveyed to a storm detention vault and media filter ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper·s Bluff Preliminary Plat Page 1 of 39 City of Renton I I I I I I I I I I I I I I I I I I I located in Tract "A. A 96-inch diameter Stormfilter manhole will be located downstream of detention and will provide 0.22 cfs of treatment flow rate. See the attached Contech Stormwater Solution, Inc, design details in Section X. The vault detention volume required is 65,533 c.f. and provided is 72,306 c.f. with 13 ft. of live storage depth. NATURAL DRAINAGE SYSTEM FUNCTIONS The Site is encompassed within one Threshold Discharge Area (TDA). The Site topography slopes generally to the east and northeast at approximately 2 to 15%. The vegetation consists of lawn, landscaping, and scattered trees in the house areas towards the southwestern and western regions of the Site. The remainder of the Site is heavily vegetated with native grasses and shrubs, berry bushes, and moderately dense forest. Site runoff travels northeasterly and enters a Category 2 Wetland located near the northeast property corner and then exits to north via Class 4 Stream. A review of the SCS soils map for the area (see Figure 4, Soils) indicates Alderwood gravelly sandy loam with 6 to 15 percent slopes (AgC) and Alderwood gravelly sandy loam with 15 to 30 percent slopes (AgO). Per the Manual, this soil type is classified as "Till" material. The SCS Soil series descriptions follow Figure 4. In evaluating the upstream area, we reviewed the existing offsite analysis and King County IMAP aerial topography and imagery and conducted field reconnaissance and have concluded that upstream tributary area for the Site is negligible. ©2012 o. R. STRONG Consulting Engineers Inc. Drainage Report Pipers Bluff Preliminary Plat Page 2 of 39 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 1 TIR WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET WestPac Development, LLC Address/Phone: 7449 W Mercer Way Mercer Island, WA 98040 Project Engineer: Luay R. Joudeh, P.E. Piper's Bluff Location: Township: Range: Section: D. R. STRONG Consulting Engineers Inc. Address/Phone: 10604 NE 38 th Place, Suite 101 Kirkland WA 98033 (425) 827-3063 ~ifiJ~rt:3)itf:I~!tSiGl~I7'F~ ~,fI:.JTP,L!~&.iI"J9>~~"'~:i:··;;' ~:;.;. '" ' .... :l . ...:..., >0, " ,.,,,,, '!C.'ili _ " Subdivision o Short Subdivision ~ Clearing and Grading o Commercial o Community: Renton Drainage Basin May Creek ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat 23 North 05 East 10 Page 3 of 39 City of Renton I I I I I I I I I I I I I I I I I I I I Stream: Critical Stream Reach Depressions/Swales Lake: Alderwood (AgC) Alderwood . (AgO) 6-15% 15-30% ~Additional Sheets Attached: Wetland Seeps/Springs High Groundwater Table Groundwater Recharge Other: ________ _ Slight Slow Slight Slow SCS Map and Soil Description, Figure 4 REFERENCE LIMITATION/SITE CONSTRAINT ~ Level 1 Downstream Analysis None _____________ _ ~ Geotechnical Engineering Study ~ Environmentally Sensitive Areas o Level 2 Off-Site Stormwater Analysis ~ Levell Traffic Impact Analysis o Structural Report o Additional Sheets Attached DURING CONSTRUCTION ~Sedimentation Facilities ~Stabilized Construction Entrance ~Perimeter Runoff Control ~Clearing and Grading Restrictions ~Cover Practices ~Construction Sequence o Other ©2012 D. R. STRONG Consulting Engineers Inc, Drainage Report AFTER CONSTRUCTION ~Stabilize Exposed Surface ~Remove and Restore Temporary ESC Facilities ~Clean and Remove All Silt and Debris ~Ensure Operation of Permanent Facilities ~Flag Limits of SAO and open space preservation areas o Other Piper's Bluff Preliminary Plat Page 4 of 39 City of Renton I I I I I I I I I I I I I I I I I I I ~ Grass Lined Channel [gJ Pipe System o Open Channel o Dry Pond o Wet Pond o [gJ o o o Tank Vault Energy Dissipater Wetland Stream 15 o o Infiltration Depression Flow Dispersal Waiver o Regional Detention Method of Analysis: KCRTS Compensation/Mitigatio n of Eliminated Site Storage N/A Brief Description of System Operation: Runoff from impervious surfaces will be collected and conveyed to the detention facility. From there it will be discharged near the existing wetland located at the Site's northeast corner. Facility Related Site Limitations: Reference Facility Retaining Wall o Rockery > 4' High o Structural on Steep Slope o Other: Limitation ~~~ltlJ2.;W!E~SFMEN[§IPi~~;rs1ili;;"~~jci'!':~~~,~'" . r.~.: ,,. ··ji?~}~~'b\:~::,,'~:~ .;;" ":.;~~!\ ,;~~,' , .. :. '~~;~~;'I~~'::Cl~. ;~:~~> ) ~D Drainage Easement Access Easement o Native Growth Protection Easement [gJ Tracts o Other: P'cl~ 1?Y!:SJGNA'T:IJ~E; 9~:PR"0FJ;SSIONAIf~ENGI!9E;ER.;;'}t"';l. ":': "'1',,..(,"', ~;~~';;'~.f~ :~"", ':.:"~~ ,,:'" \£_~;'1t;J~I<~;t~~:i2~,~<~.'~,~j:. ' "::~';;I! c'-/; '~, f:~~:~i~.~~·~~~:{:·~:...:~~':':~3-}'''-':'lifLf::.~~~t I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorpor . his worksheet and the attachments. To the best of my know e t~ ormation pr ided here is accurate. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Si ned/Date Piper's Bluff Preliminary Plat Page 5 of 39 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 2 VICINITY MAP The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations Of warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental. or consequential damages including. but not limited to. lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 6 of 39 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 7 of 39 City of Renton n ~ B ,--CD !a :>-;;j fTl VI Z G) CD CD 0 fTl 0 c c z z Z 0 0 :>-0 :>-" " -< -< 0 Z "'Gl 0 ~ o~ Z 0 -U I I ;0 m-Il 00 m CIl 0 0 :!1 ~ ~ r m ~ N I 0 .. .. -.. .. --~ "'. ~ <, , .f ,'f 0'''" , ~ "l>t ~ e "0:.., ./ :o:t • .~ , ~ l ~ V'" /' ::: "'!jj flll!) :;;; "'Oil , .... • , II ~ §. pl:: A-• C> "'~ f)~ i! '<> • / -.: ,§- 'J b , . , • ~ ~!t J z • ~ ;z ~. " • , • ~ ~b I ~. J J~ z • • '" " -----.. , z ,. " " '" ( '~b z !'l -.... \ .a " • ~ ~ r --'" " a \ , \ ~ • ~ , ~~ ) ~ '\ J / • '\ o<i' ./ / / .' , ,/ PIPER'S BLUFF PRELIMINARY PLA T DRAINAGE BASINS, SUBBASINS AND SITE CHARACTERISTICS 1166 HOQUIAM AVENUE NE RENTON, WASHINGTON , / / / , -- , ---- , < ~ 8 ~ , ". F , , " , , , , , - / D.R.STRDNG CONSUL nNG ENGINEERS ENGfNEERS PLANNERS SURVEYORS 10tJ04 HE 38th PI.. ~ 1ORKl.AND. WA IiI8IlU o 42!S.621.3083 F 424.621.2Q3 .. I I I I I I I I I I I I I I I I I I I • • 9 FIGURE 4 SOILS AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting Elevation: 50 to 800 feet Mean annual precipitation: 25 to 60 inches Mean annual air temperature: 48 to 52 degrees F Frost-free period: 180 to 220 days Map Unit Composition Alderwood and similar soils: 95 percent Minor components: 5 percent Description of Alderwood Setting Landform: Moraines, till plains Parent material: Basal till with some volcanic ash ©2012 D. R. STRONG Consul1ing Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat 513112012 Page,1011 Page 8 of 39 City of Renton 'f I I I I I I I I I I I I I I I I I I I Properties and qualities Slope: 6 to 15 percent Depth to restrictive feature: 24 to 40 inches to dense material Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0. 00 to O. 06 inlhr) Depth to water table: About 18 to 37 inches Frequency of flooding: None Frequency of pan ding: None Available water capacity: Very low (about 2.5 inches) Interpretive groups Land capability (nonirrigated): 4s Typical profile a to 12 inches: Gravelly sandy loam 12 to 27 inches: Very gravelly sandy loam 27 to 60 inches: Very gravelly sandy loam Minor Components Norma Percent of map unit: 1 percent Landform: Depressions Bellingham Percent of map unit: 1 percent Landform: Depressions Seattle Percent of map unit: 1 percent Landform: Depressions Tukwila Percent of map unit: 1 percent Landform: Depressions Shalcar Percent of map unit: 1 percent Landform: Depressions AgD-Alderwood gravelly sandy loam, 15 to 30 percent slopes Map Unit Setting Elevation: 50 to 800 feet Mean annual precipitation: 25 to 60 inches ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 9 of 39 City of Renton I I I I I I I I I I I I I I I I I I I Mean annual air temperature: 48 to 52 degrees F Frost-free period: 180 to 220 days Map Unit Composition Alderwood and similar soils: 100 percent Description of Alderwood Setting Landform: Moraines, till plains Parent material: Basal till with some volcanic ash Properties and qualities Slope: 15 to 30 percent Depth to restrictive feature: 24 to 40 inches to dense material Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0. 00 to 0.06 inlhr) Depth to water table: About 18 to 37 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: Low (about 3.6 inches) Interpretive groups Land capability (nonirrigated): 4e Typical profile o to 12 inches: Gravelly sandy loam 12 to 40 inches: Very gravelly sandy loam 40 to 60 inches: Very gravelly sandy loam ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 10 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION II CONDITIONS AND REQUIREMENTS SUMMARY The Project must comply with the following Core and Special Requirements: o C.R. #1 -Discharge at the Natural Location: Runoff from the Site will discharge at the natural location which is near the Stream located at the northeast corner of the Site. o C.R. #2 -Offsite Analysis: Analysis is included in Section III. The Analysis describes the Site's runoff patterns in detail. o C.R. #3 -The Project is located in the Level 2 Flow Control area. A detention vault will provide flow control as required. The Project is required to match durations for 50% of the two-year peak flow up to the full 50-year peak flow. Also match developed peak discharge rates to predeveloped peak discharge rates for the 2-year and 10-year return periods (KCSWDM, Sec. 1.2.) Furthermore, the Project must meet the Flow Control BMP requirements as specified in Section 1.2.3.3 of the Manual. The Project will utilize the reduced impervious surface credit to meet this requirement. o C.R. #4 -Conveyance System: New pipe systems and ditches/channels are required to be designed with sufficient capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. Pipe system structures and ditches/channels may overtop for runoff events that exceed the 25-year design capacity, provided the overflow from a 100-year runoff event does not create or aggravate a "severe flooding problem" or "severe erosion problem" as defined in C.R. #2. Any overflow occurring onsite for runoff events up to and including the 100- year event must discharge at the natural location for the project site. In residential subdivisions, such overflow must be contained within an onsite drainage easement, tract, covenant or public right-of-way. The proposed conveyance system was analyzed using the KCBW program, and is capable of conveying the 100-year peak storm without overtopping any structures or channels. This analysis will be performed at time of construction plan preparation. o C.R. #5 -Erosion and Sediment Control: The Project provides the nine minimum ESC measures. o C.R. #6 -Maintenance and Operations: Maintenance of the proposed storm drainage facilities will be the responsibility of the City. An Operation and Maintenance Manual will be included in Section X at the time of construction plan preparation. o C.R. #7 -Financial Guarantees: Prior to commencing construction, the Applicant must post a drainage facilities restoration and site stabilization financial guarantee. For any constructed or modified drainage facilities to be maintained and operated by the City, the Applicant must: 1) Post a drainage defect and maintenance financial guarantee for a period of two years, and 2) Maintain the drainage facilities during the ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 110139 City of Renton I I I I I I I I I I I I I I I I I I I two-year period following posting of the drainage defect and maintenance financial guarantee. o C.R. #8 -The Project is located in the Basic Water Quality Treatment area. A 96- inch diameter Stormfilter manhole is proposed to meet this requirement. o S.R. #1 -Other Adopted Area-Specific Requirements: Not applicable for this Project. o S. R. #2 -Floodplain/Floodway Delineation: Not applicable for this Project. o S.R. #3 -Flood Protection Facilities: Not applicable for this Project. o S.R. #4 -Source Control: Not applicable for this Project. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 12 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION III OFF-SITE ANALYSIS An offsite Level One Downstream Analysis was prepared by D.R. STRONG Consulting Engineers Inc. and is included in this Section. <92012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 13 of 39 City of Renton I I I I I I I I I I I I I I I I I I I lEVEL ONE DOWNSTREAM ANALYSIS for PIPER'S BLUFF Preliminary Plat 1166 Hoquiam Avenue NE, Renton, Washington y l'l..--- -rl( (l 'V",;XvW p2 DRS Project No. 12029 Renton File No., ___ _ Owner/Applicant WestPac Development, LLC 7449 W Mercer Way Mercer Island, WA 98040 Report Prepared by I~I D. R. STRONG Consulting Engineers, Inc. 10604 N.E. 38th Place, Suite 232 Kirkland WA 98033 (425) 827-3063 ©2012 D. R. STRONG Consulting Engineers Inc. Report Issue Date August 29, 2012 I I I I I I I I I I I I I I I I I I I LEVEL ONE DOWNSTREAM ANALYSIS PIPER'S BLUFF TABLE OF CONTENTS TASK 1 DEFINE AND MAP THE STUDY AREA ......................................................... 1 TASK 2 RESOURCE REVIEW ..................................................................................... 5 TASK 3 FIELD INSPECTION ..................................................................................... 16 Upstream Tributary Area ............................................................................................ 16 General Onsite and Offsite Drainage Description ...................................................... 16 TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS ... 17 Drainage System Description ..................................................................................... 17 Downstream Path ................................................................................................... 17 TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS ......................... 20 List of Figures Figure 1 Vicinity Map ....................................................................................................... 2 Figure 2 Site Map ..................................................................................................... : ...... 3 Figure 3 King County iMap Topography .......................................................................... 4 Figure 4 Streams and 100-Year Floodplains and Floodway ............................................ 6 Figure 5 King County iMap Wetlands ............................................................................... 7 Figure 6 King County iMap Erosion Hazard Areas .......................................................... 8 Figure 7 King County iMap Landslide Hazard Areas ....................................................... 9 Figure 8 King County iMap Seismic Hazard Areas ........................................................ 10 Figure 9 FEMA -Flood Insurance Rate Map ................................................................. 11 Figure 10 King County iMap Drainage Complaints ........................................................ 12 Figure 11 USDA King County Soils Survey Map ........................................................... 13 Figure 12 Downstream Map ........................................................................................... 18 Figure 13 Downstream Table ......................................................................................... 19 Appendix Appendix A Photos ........................................................................................................ 21 ©2012 O. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page i of j City of Renton I I I I I I I I I I I I I I I I I I I TASK 1 DEFINE AND MAP THE STUDY AREA This Offsite Analysis was prepared in accordance with Core Requirement #2, Section 1.2.2 of the 2009 King County Surface Water Design Manual (Manual). The Site is located at NE 12th St & Hoquiam Ave NE, Renton, Washington. The Project is the subdivision of four into 30 single family lots. See Figure 1, Figure 2, and Figure 3for maps of the study area. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 1 of 23 City of Renton I I I I I I I I I I I I I I I I I I I SITE FIGURE 1 VICINITY MAP The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 2 of 23 City of Renton I I I I I I I I I I I I I I I I I I I !iDC8 T!PE 1 __ ~ .. 452.52 IE IS" CONe (N) .. m:r,- IE IS" CONe (5) _ 400." 12" CORfGATEC PlASTIC CULVERT IE '" 462.35 -~r ~!d11!i .I ,,!II S(;N ·00 NOT £ILOCl< ORl'>£WA'r'" \ s\ ~: IIIrRE RiC ~'"= 8"" ~"/!B. "'~ A 12" DUCT. IRON :tJtVERT If -4Il3.1~_ soes nPE 1 flIM -460.£12 IE IS" C~ (1<1) _ 461.42 IE IS" COtIC (S) _ 4ti2.87 "''''''-! I=.R#---V SlCN -"'0 PARKING" ~M 12' DUCT. 'ROO "'''"'' 'r ~ .oI.M.77 . .., ~Eoo. "'116;11 \ \ HOUSE 8 1 em \ \ , , , \ ~~= ----;- , \ , \ o' , \ , [-... ? ; I', I , , L.. f " I 1..i9","'" .'k~ ~ t, v ":'f"". I".~" l; II '-' -, "~t\"I'.~r' ,:}_ ,,'~~c" i 8 ~'" ~ " " --. " ,,:~""" ,. -~. v ' " ,., ' S " " " "''''' . LIN; N. 15' I 5.1/2, No 1/4 • NW.l/4. I~ '1/1III·'l'lS· .... 6j".Yt" NE.l/4. SEC. 10-23-5 /' / ". ""'0.1-'-. CULl/HIT l " . """ ~--""'l g ~ NORTH GRAPHIC SCALE o 100 200 400 bhm I ..J I 1 INCH = 200 FT. 1322.41' ., Ili ':l! ~ '" ~ ~ o ~ I!: 5 .,'" a;~ Cl U ... ~ ).. a:: ~ i .... ~ a: t:: :::) iif !,I) f5 e:: 0..: 01 ~ ~ ~ § ~ ~ ~ ~ ~ !H ~ fi ~ Ir ~ ~ 0.. ..... ~~ ~~ Cilt::: {e l§ OR.ffTEf) BY: DtR DESIGNED B~ NAK PRQ.£CT ENGINEER: lRJ OA TE: D4.O!1201t PRO.ECT NO.: r2f)2g R: \2012\O\12029\3\Orowings\Plots\PP\Report r1gures\Ol-3DSJlG2.dwg 8/29/2012 3: 24: 48 PM PDT FlGURE: 2 ~ COPYRIG>-lT @ 2012. O.R. STRONG CONSULnNG ENGINEERS INC. I I I I I I I I I I I I I I I I I I I FIGURE 3 KING COUNTY IMAP TOPOGRAPHY ~ HIghlighted Feature -I County Boundary I- x Mounta1n Peaks ~ Contoun; (51t <!al'kl ~ 1 Oll; mrt; 1000 .#' ;V """" 0 ©2012 D. R. STRDNG Consulting Engineers Inc. Level One Downstream Analysis Legend HIghways Streets High."." ......... ...... Parcels Piper's Bluff Preliminary Plat 0 ;V Lakes and Large Rivers Streams Page 4 of 23 City of Renton I I I I I I I I I I I I I I I I I I I TASK 2 RESOURCE REVIEW o Adopted Basin Plans: May Creek Basin Action Plan was adopted in April 2001. o Floodplain/Floodway (FEMA) Map: No floodplains exist on site, See Figure 9. o Other Offsite Analysis Reports: None available at this time. o Sensitive Areas Folio Maps: See Figures 4-8 for documentation ofthe distance downstream from the proposed project tothe nearest critical areas.lncluded, are sections of the King County Sensitive Areas Folio which indicate the fo/lowing: o Figure 4 Streams and 100-Year Floodplains and Floodway:There is a Class 4 Stream located near the northeast property corner of the Site. There are no 100 year floodplains within one mile of the Site along the downstream path. o Figure 5 Wetlands: There is a Category 2 Wetland located near the northeast property comer of the Site. There are mapped Wetlandswithin one mile of the Site along the downstream path. o Figure 6 Erosion Hazard: There are mapped Erosion Hazard Areas within one mile of the Site along the downstream path. o Figure 7 Landslide Hazard:There are no mapped Landslide Hazard Areas within one mile of the Site along the downstream path. o Figure 8 Seismic Hazard:There are no mapped Seismic Hazard Areas within one mile of the Site along the downstream path. o DNRP Drainage Complaints and Studies:As shown in Figure 10,there are no drainage complaints within 1 mile of the Site along the downstream path. o Road Drainage Problems: None noted. o USDA King County Soils Survey: See Figure 11. o Wetlands Inventory: Vol. 3South (1990) -The wetland inventory revealed no additional wetlands within the downstream path. o Migrating River Studies: None are applicable to the site. o Washington State Department of Ecology's latest published Clean Water Act Section 303d list of polluted waters: None listed along the downstream path. o King County DeSignated Water Quality Problems: None at this time. o Adopted Stormwater Compliance Plans: None applicable to this site. o Basin Reconnaissance Summary Reports: None available at this time ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 5 of 23 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 4 STREAMS AND 100-YEAR FLOODPLAINS AND FLOODWAY Legend ~ Hlghllghted Featura SAOStraam -I County Boundary ~ c .... , I- x MoUntain PeakS Class 2 PararonWo Highways j'I Cbss2~ Streets ;-I c ..... ~ High-. " u_ ......... 0 Lakes and Large Rivers ~ ...... ;-I Streams 0 Parco1s [§ill 100 Year Aoodplain ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper'S Bluff Preliminary Plat Page 6 of 23 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 5 KING COUNTY (MAP WETLANDS ~ ~ HJghllfjhtad FeaturG -I county Boundary /" I- X MoUntain Pasks 0 Highways 0 Streets ;V ~ High-, m (conll ©2012 D. R. STRONG Consulfmg Engineers Inc. Level One Downstream Analysis Legend ......... Load Parcels Lakos and LargG RlvGn; Streams SAO Wetland piper's Bluff Preliminary Plat Page 7 of 23 City of Renton I I I I I I I I I I I I I I I I I FIGURE 6 KING COUNTY IMAP EROSION HAZARD AREAS ~ ~ Highlighted FeatLJ:r'a -I CountySoundary I- x Mountain Peaks 0 Highways CJ Streets ;./ rrP High-r • (cont) ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Legend ......... ...... Parcels Lakes and Large RlVefG Streams SAO ErO$ion Piper's Bluff Preliminary Ptat Page 8 of 23 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 7 KING COUNTY IMAP LANDSLIDE HAZARD AREAS ~ Hlghllghtad Feature ~ -I County IIoUIldary I- X MountaIn Paaks 0 HighwaYG 0 streets // ~ HighW3)' rfj (coot) ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Legend ........ L_ parc::ols Lakes and Large Rl'lo'Grs Streams SAO Landslide piper's Bluff Preliminary Plat Page 9 of 23 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 8 KING COUNTY IMAP SEISMIC HAZARD AREAS ~ tf#. Hlghllghted F •• 1ura County Boundary :1'" I- x Mountaln Peaks 0 Highways 0 Streets /./ ~ tUgh'Ml!)' ~ (cont) ©2012 D. R. STRONG Consulting Eng'meers Inc. Level One Downstream Analysis Legend ........ ..... parce'l Lakes and Large Rivers Straama SAO Seismic Piper's Bluff Preliminary Plat Page 10 of23 City of Renton I I I I D I I I I I I I I I I I I I I FIGURE 9 FEMA -FLOOD INSURANCE RATE MAP ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 11 of 23 City of Renton I I I I I I I I I I I I I I I I I I FIGURE 10 KING COUNTY IMAP DRAINAGE COMPLAINTS 1.elJllnd eg Sal.ctod Plllf'CIOI. ;#. ....... ,', -I CountyBoundal)l ·01 ......... I- x Mountaln Peaka /'" ..... Hlgtlwo,. CI Parcol. /I Inoorpora.,d Aroa 0 \..ok •• and Largo RI, ... Straots ;/ Streams (oonll ~ Dralnaga CompIaIn1& ©2012 D. R STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 12 of 23 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 11 USDA KING COUNTY SOILS SURVEY MAP ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 13 0123 City of Renton I I I I I I I I I I I I I I I I I I AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting o Elevation: 50 to 800 feet o Mean annual precipitation: 25 to 60 inches o Mean annual air temperature: 48 to 52 degrees F o Frost-free period: 180 to 220 days Map Unit Composition o Alderwood and similar soils: 95 percent o Minor components: 5 percent Description of Alderwood Setting o Landform: Moraines, till plains o Parent material: Basal till with some volcanic ash o Properties and qualities o Slope: 6 to 15 percent o Depth to restrictive feature: 24 to 40 inches to dense material o Drainage class: Moderately well drained o Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) o Depth to water table: About 18 to 37 inches o Frequency of flooding: None o Frequency of ponding: None o Available water capacity: Very low (about 2.5 inches) Interpretive groups o Land capability (nonirrigated): 4s Typical profile o 0 to 12 inches: Gravelly sandy loam o 12 to 27 inches: Very gravelly sandy loam o 27 to 60 inches: Very gravelly sandy loam Minor Components Norma o Percent of map unit: 1 percent o Landform: Depressions Bellingham o Percent of map unit: 1 percent o Landform: Depressions Seattle ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 14 of 23 City of Renton I I I I I I I I I I I I I I I I I I I o Percent of map unit: 1 percent o Landform: Depressions Tukwila o Percent of map unit: 1 percent o Landform: Depressions Shalcar o Percent of map unit: 1 percent o Landform: Depressions AgD-Alderwood gravelly sandy loam, 15 to 30 percent slopes Map Unit Setting o Elevation: 50 to 800 feet o Mean annual precipitation: 25 to 60 inches o Mean annual air temperature: 48 to 52 degrees F o Frost-free period: 180 to 220 days Map Unit Composition o Alderwood and similar soils: 100 percent Description of Alderwood Setting o Landform: Moraines, till plains o Parent material: Basal till with some volcanic ash Properties and qualities o Slope: 15 to 30 percent o Depth to restrictive feature: 24 to 40 inches to dense material o Drainage class: Moderately well drained o Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) o Depth to water table: About 18 to 37 inches o Frequency of flooding: None o Frequency of ponding: None o Available water capacity: Low (about 3.6 inches) Interpretive groups o Land capability (nonirrigated): 4e Typical profile o 0 to 12 inches: Gravelly sandy loam o 12 to 40 inches: Very gravelly sandy loam o 40 to 60 inches: Very gravelly sandy loam ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 15 of23 City of Renton I I I I I I I I I I I I I I I I I I I TASK 3 FIELD INSPECTION UPSTREAM TRIBUTARY AREA The upstream basin area was evaluated by examining the King County topographic map (see Figure 1) and by conducting field reconnaissance. The Site is situated near the top of ahillsidewhich slopes from the southwest to the northeast. Runoff from Hoquiam Avenue is intercepted by a ditchl culvert system prior to entering the Site. Runoff from the parcel to the south of the Site is collected and conveyed to a private drainage system (currently under construction). Since there is no offsite area contributing runoff to the Site, there is no upstream tributary area. GENERAL ON SITE AND OFFSITE DRAINAGE DESCRIPTION The entire Site slopes at the northeast at2 to 15 percent toward a single Natural Discharge Pointat the northeast corner of the lot and is intercepted by an onsite Category 2 Wetland and a Class 4 stream. From here the stream conveys runoff northerly to an offsite Category 2 Wetland. This wetland extends north and flows through a culvert under Hoquiam Ave NE and encompasses the remainder of the quarter mile downstream path. Runoff from the developed Site will becollected and conveyed by a typical catchbasinl pipe network to a detention vault in the northeast corner of the Site. The vault will discharge to the onsite stream. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 16 of 23 City of Renton I I I I I I I I I I I I I I I I I I I TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS DRAINAGE SYSTEM DESCRIPTION The downstream analysis is further illustrated and detailed in the Downstream Map and Downstream Table located in Appendix A. The downstream area is located within the Cedar Riverl Lake Washingtonwatershed; more specifically the Honey Creek sub basin of the May Creekdrainage basin. The downstream area was evaluated by reviewing available resources, and by conducting a field reconnaissance on May 16, 2012 under overcast conditions. Downstream Path Point "A" is the NOA for the entire Site, which is a Class 4Streamlocated at the northeast corner of the Site (0'). From Point "A" to Point "8" runoff is conveyed northerlyoff of the Site as channel flow through the stream. The stream channel is well defined in places and poorly defined in others. The channel varies in size ±1'-10' wide, 0.5'-1.0' deep, with a slope of ±2-8%. Steady flow was observed(O' -±260'). At Point "8" runoff enters an offsite wetland. The wetland area quickly becomes over 3' deep with no obvious flow path. Steady flow was observed entering the wetland (±260'); From Point "8" to Point "C" runoff travels northwesterly through the wetland area(±260' -±1,034'). Point "C" is a 30-inch diameter concrete culvert which diverts runoff under Hoquiam Ave NE. The inlet was approximately % full of water and debris. Very slow flow was observed entering the culvert (±1 ,034' from the Site); From Point "C" to Point "0" runoff travels westerly as pipe flow through a 30-inch diameter concrete culvertunder Hoquiam Ave NE with a slope of 1-3%(±1,034' - ±1,064'). Point "0" is the outfall of the 30-inch diameter concrete culvert on the west side of Hoquiam Ave NE. The outfall was approximately % full of water and debris.very slow flow was observed exiting the culvert (±1 ,064' from the Site). Point "0" to End; the remainder of the quarter mile downstream path is within a wetland area. The analysis was terminated at this point. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 17 of 23 City of Renton .. I , , .. H ~ I ~ • I~ ~ ij I rCREEK hi " ---- _ . "t-y.J'~ I . 9c.- / . ~ ~..y . -1'J "" <:) ~ ~-"" • • • '" l "" '" "" I ~I "" "" ~ w NE 13TH ST II ~ "-WETLANDS ~ I I I "" ~ I I NE 12TH ST I I I I I I NORTH GRAPHIC SCALE o 100 200 400 \w $ dEl pst I 1 INCH = 200 FT, f2 ttl l!; <!I ~ ~~ 0;:: I!:s "'''' 0:'" ci8 .... ~ ~ I i ~ ~ dii d~ ~n I i ~ ~ ~ 0 ~ ~ >-a:: ~ ~ 0.. ~ ;e ~!I) .... ~~ iif ~ ~ Q:: ~ « Q.: !I) ~ ~ ~ iil !:!; 0 If ...., 00 ~ tI) ffi ~ Q.: DRAFTED BY: DI.R DESlGN(O BY: NAK PRQ.£CT ENGINEER: IRJ DA TE: 0405.2011 PRO..£CT NO.: t2tJ21 R:\2012\O\12029\3\DrOwirlgs\Plots\PP\Report Flgures\Ol-3DSJIG12.dwg 7/31/2012 8:.35:23 AM PDT III FJGUR£: 12 ~ COPYRIGHT ® 2012, D.R. S1RONG CONSULllNG ENGINEERS INC. Iiiiii IiiiiiiI IiIiiiI iiiiiI .. iiiiI Iiiiii BASIN:Mav Creek Iiiii iiii iiii Jiiii iiii iiii FIGURE 13 DOWNSTREAM TABLE iiiii iiii Iiii iii! iiiI iiiII SYiTlbtll '. D~ainage:".. ,-" ~':.,:Drai.nageC,?mpo,nE!Qt: ' •• ~~Io~.~;-~ Distance",; .ExJStlIl9· '·t. ,~Ptltential, 'J .'.O~sefvations· ofJie,ld,,' C Component . Description' .... -~ .. f'romsite~ ,Problems,· . . Probl.ems t ••. ',.' 'inspector , . ,'x ,'. ;: TY:ned~~~e. ,~. .' ,\,~,,, ,~:;' -, :D1SCl!arg~:~ \~: '};,' ,ly ·'re,~F:i1~~:s~:~~:,!~~3r.,,: _ _ _ ~tYP("Sh~.~t,f1o~,~:_ ~_" !,' ._j " ,.~ '-t,,~~-: ~ :":;_. ':,)9~n~_t~;~i9_~~,;~nde~ ~pa~_i~: ~_o;n~i~~.c_>: ~}j.~p,utarx .. ~rea;-:~_~~~~~~o~·?f:pi~b~em,· ;:;~"e !11ap ---~ swa1e ' "", <~ • d~~_inag~;ba~jn, .ve.9.etati,o!1,-.~~er,~:, '. _', ",-,' :ro-"_' <), , ,_. ~yer:!0pp!ng,=~~9~ing, ha~jt~t-~r ?rgaQisrn -'_pye~ow ~a~~lYaY~ •. 'p<?t~_~tiaL!~pact~ "....,,-,-' " Stream, channel, . depth, typ~of sensltive,area, volume,~ .;. ,--;,", ,,"" ~ (;~:'" ,. destru~iori. sCouring, bank~sloughfD9i" . ~ --/! .. ~. ~--... ":../. ~~ " .. ,! ):000:----. -. , • . pon;~1E~~e:~,t~F .," '" '-:. '" ' _,': '.;~~~~:t}r:~:~!;~n~;t inc:siO~, ,other er?o~_ <':::'~&'.; 0' " A DISCHARGE TO ONSITE WETLAND 0 I CREEK FLOWS THROUGH THE SITE A-B B B-C C C-D D AND STREAM CHANNEL FLOW ±1'-10' WIDE, 0.5'-1.0' DEEP 2-8 STREAM ENTERS WETLAND ±260' WETLAND 1-4 CULVERT INLET ±1,034' PIPE FLOW 30"0CONC. 1-3 CULVERT OUTFALL ±1,064' ©2012 D. R STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat SEDIMENTATION IN CULVERT Page 19 of 23 City of Renton STEADY FLOW OBSERVED. CHANNEL IS WELL DEFINED IN SOME AREAS, POORLY DEFINED IN OTHER AREAS MUCH OF WETLAND IS OVER 3' DEEP VERY SLOW FLOW WAS OBSERVED, INLET ±7'. FULL OF WATER AND DEBRIS, ±6' TO FROM CROWN OF PIPE TO HOQUIAM AVENE VERY SLOW FLOW WAS OBSERVED. WETLAND CONTINUES WEST FOR OVER 300' I I I I I I I I I I I I I I I I I I I TASKS MITIGATION OF EXISTING OR POTENTIAL PROBLEMS A review of the King County Water and Land Resources Division -Drainage Services Section Documented Drainage Complaints within one mile of the downstream flow paths revealed no complaints within the last ten years. The project should not create any problems as specified in Section 1.2.2.1 of the Manual and therefore is not required to provide Drainage Problem Impact Mitigation subject to the requirements of Section 1.2.2.2. Project runoff will be collected and released per the Manual's requirements to accommodate Level 2 Conservation Flow Control and Basic Water Quality requirements. During construction, standard sediment and erosion control methods will be utilized. This will include the use of a stabilized construction entrance, perimeter silt fencing, and other necessary measures to minimize soil erosion during construction. R:\2012\0\12029\3\Documents\Reports\Preliminary\LeveI1 Analysis\Level1 DS 12029.wbk ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 20 0123 City 01 Renton I I I I I I I I I I I I I I I I I I I APPENDIX A PHOTOS Well defined creek channel between points "A" and "S" ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 21 of23 City of Renton I I I I I I I I I I I I I I I I I I I Poorly defined creek channel between points "A" and "B" ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 22 of 23 City of Renton I I I I I I I I I I I I I I I I I I I Culvert inlet at point "C". ©2012 D. R. STRONG Consulting Engineers tnc. Level One Downstream Analysis Piper's Bluff Preliminary Plat Page 23 of 23 City of Renton I I I I I I I I I I I I I I I I I I I SECTION IV FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN EXISTING SITE HYDROLOGY (PART A) KCRTS was used to model the peak runoff from the Site. Per Table 3.2.2.b of the Manual the soil type is modeled as "Till" for the Alderwood gravelly sandy loam SCS classification as shown in Figure 4. Soils. The entire Site is modeled as "Forest." Results of the KCRTS analysis are included in this section. Area Breakdown Predeveloped Till Forest Impervious 217808.00 0.00 ©2012 D. R. STRONG Consulting Engineers Inc. Drai,nage Report 5.000 0.000 Piper's Bluff Preliminary Plat Page 14 of 39 City of Renton I I I I I I I I I I I I I I I I I I I PRE-DEVELOPED HOURLY TIME STEP MODELING INPUT: ""I ',:.,; .. ",,1'::" '),." """j,o ".' .,Till For,estl -~ , Till,' Pi! stUI re I. ..,O;P~;, acre ' 'Till Gnil s's I 0.00 acre putwash Forestl OutwashPastulrel .,~:',Outwash ~'.',"'" , ,.'i, ~ "'" 1 ' _ ,,,'''. ';,'Wetl '," j, '. >,; :~·~~t ~8ct~t':;' 1.~0' ",' 'Ho·~'~Y""4~r.;;~ , ~' ' ' ", \ ", '" t,' '--, . PRE-DEVELOPED HOURLY TIME STEP MODELING OUTPUT: Flow Frequency Analysis Time Series File:predev,tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak (CFS) 0.316 2 2/09/01 18:00 0.086 7 1/06/02 3:00 0.234 4 2/28/03 3:00 0.008 8 3/24/04 20:00 0,139 6 1/05/05 8:00 0,242 3 1/18/06 21: 00 0,204 5 11/24/06 4:00 0,404 1 1/09/08 9:00 Computed Peaks ©2012 D, R. STRONG Consulting Engineers Inc, Drainage Report --Peaks Rank Return Prob (CFS) Period 0,404 1 100.00 0,316 2 25.00 0.242 3 10.00 0.234 4 5.00 0.204 5 3.00 0,139 6 2.00 0.086 7 1,30 0,008 8 1.10 0.374 50,00 Piper's Bluff Preliminary Plat 0.990 0.960 0.900 0.800 0.667 0,500 0,231 0,091 0.980 Page 15 of 39 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 5 PRE DEVELOPMENT AREA MAP ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 16 of 39 City of Renton I I I I I I I I I I I I I I I I I I I DEVELOPED SITE HYDROLOGY (PART B) DEVELOPED SITE AREA HYDROLOGY KCRTS was used to model the developed peak runoff from the Site. The soil types are unchanged from the pre-developed conditions. The portions of the Site within the proposed clearing limits tributary to the proposed detention vault were modeled as 'Till Grass" and Impervious as appropriate. Results of the KCRTS analysis are included in this section. Area Breakdown Developed Lot Area Impervious Pervious ROW, Tract "A" & "C" Area Impervious Pervious Totals Impervious Pervious (Till Grass) 143475 91635 51840 74335 54686 19649 146321 71487 ©2012 D. R. STRONG Consulting Engineers Inc, Drainage Report 3.29 2.10 1.19 1.71 1.26 0.45 3.36 1.64 Piper's Bluff Preliminary Plat Page 17 0139 City of Renton I I I I I I I I I I I I I I I I I I I DEVELOPED HOURLY TIME STEP MODELING INPUT: """"0 t, , ,'" " ' ,-~ '.' >\ ", " . ,Ti".Fo~~~i "0.00 acres ;, ,," ' •• ,c Till Pasture' ' 0.00 acres TiII~~~s~ , • ",1.64 ~cr~s , " ",-', 'I,>, , --. , ~ , OutwashForest' 0.00 iicres . ",,', O.OO,a~tes ',' f, " ' .. ".,.-Wetland 0.00 acres , '~: ,;':" ' "" ii : ';,," t~, ~.~,j\ , _.', j , I ",lInp~fvi?:'!s ",,3l.~~ aff~,s '". " "",' "'<':~'.,,;;:'~,;::; V~~:~~~'ct~sl: ,. l ). . ',~\ . "',-, '1.00. ,~ourl,)(/ Ri:iluce~,;, . , , Ti~ ~ Se ri e ,s: Ir::O'::E'"'V'---'" -,--,-~--,-,-,---,, __ .o::...:.---'---'I >~I "";':'~""''''"~~rnp~i~'Tirile S~ries, -~ " " ,'" I File for computed Time Series ,.,,,: .. ,., DEVELOPED HOURLY TIME STEP MODELING OUTPUT: Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak (CFS) 0.961 6 2/09/01 2:00 0.792 8 1/05/02 16:00 1.15 3 2/27/03 7:00 0.868 7 8/26/04 2:00 1. 04 4 10/28/04 16:00 1. 02 5 1/18/06 16:00 1. 26 2 10/26/06 0:00 1. 93 1 1/09/08 6:00 Computed Peaks ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report - -Peaks Rank (CFS) 1. 93 1 1. 26 2 1.15 3 1. 04 4 1. 02 5 0.961 6 0.868 7 0.792 8 1.71 Piper's Bluff Preliminary Plat Return Period 100.00 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Page 180139 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 6 POST DEVELOPMENT AREA MAP ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 19 of 39 City of Renton <l<O; .~ ~ '!2l'I 6iii B::ii "':11 ('", ~ ':":'1 ;... ~ 7'1 SDC8 T'TPt 1_ I --R;Y .. ~5:z..62 r 13" cnt>C (fII) * m:;,- I[ le" CONe (5) _ 450..42 --__ ....!<2J, IoIAIUIOXE!. - 51!:! 1- ~,J-I-- 12" CONe. CULVEFIT IE .. <150.57 UN-4.IARKED MCTAL oa..cCT 25' TALl. . I X X---.~~ CiiAlNUNK n~~ X ----1 ..- \ ...---12" ~~. CIJL'o'ERT _ / 2., -'-__ - -Il'-S <J_---- - ------_ /. A-?:« // /' // ./ ",,1ft·:,. \, ~\ ' I·· J ' 1 --' / // \ ""~"'''' '~.::l I, \ "'flR ",,,,,,,,', :/1 . ) \Y:,'o '" " \ : l1l't~\\~~~~~~=-' ., iii "' i!: I ~ . ~ ~ h ~ o '" ~ I ~ I!: :5 • .,., . ~ o::~ f5~1I.. Ci 8 ! u ~~~~~~R~mmii§I~~m~~~I~~~~\"_\ '<\:\~,,~:-; -I "PRiVATE----'. r -'4~ " - I'HOOJIAM AVE Nt:" • :;; , ~. I "·,,.ew,..,,·, ==== IE ~ ~~::Z.32 . _ 1""'- (5:0 -X -XXX':~"X~·X-' X-oX~¥)<.X :X~',:2<=i~>:"""-':, ){~ ~~ \~ ~'X" ~XX'" x>.<!C':-> > '<"'11'i~ .. \\'::~" ~)(X9< ~()<.v,.,;n',~ 'X,.v X X~~o-7< -'~K)<~ ~"""';';""''')-l(jA'';:~,_, /Y'I:~ .,,-~ D<" .X :x /' ')< A \ ~ /'<. ~ c ~ .... ~ _ \ ~, 0 \.. ~" .3..~ ~:<, y.?'; ~~)li ,", ~ >0~ g;,_' ~~ ~ t§?2?' ~: < X~': \ '. \ ;,. <,> JX -. , /1 i))(b(' I~ CONC. 5lO!w,I.lK____ /" f/ ,K:~ ~ 0, """ "'"' ~'" /f· y ~~ 'Ii' ;C X ". ""0. o~"" ~ "':J.-.'" . ,,'" ',)( : ~ ~' ,""~ q :~~IIII~III ~ ~ 91i1 ffi ~ ,~ . 9! 7#)< 66< x;(x ,-§?§X g ~ '.. ~ ~ '~\.\" Q< . ~ ~ ~~ ''>-x J'~ X ~)< 'XXX ~ }j,~-, '~"~~~~\.,:",~\:' ~.,:d, t'X ~)l'~ ()( ..0~)<.~ , ( .. ;' ~<~. ')s;, 0 ;&, " \ \ \~ Z -)< X ~\)t iJ(~ -" , \" , x... ) 1 X~ I3fDAA \ \ro <X.Y.)10 X)<)<)V'~ ~.~. "'X ';<',' ~~ ~ ~ ~ ~tt0"~'\ '~, )<,)< :x ~ X X>; , ~ [2-,~, \ 'r-/" N , •• } \ 1E~~5.l.H "'10 :>j,'X' y' " .~ X2<-°~' (~~ . 12' CONe. CULVERT I ::I::::! .,( ~,r)o t" '-' "X "!-~' -:x '-/" • -,~" Ie· 1 ?<x ' , XX,x ~~,~ ,~i ~~r,~~ ~'" ~~x IE 111" CONe (tl) .. 454.71 ~I)(' IX -I • ,~ oo;e "1-·~·"V" ,.,' ~ , "'Xx.:x X ~"X IE 12" 01 ( ~ <I!;4,77 .' li ) '-X ~~ 1:;:" CONe. CULVERT -k ~ ~ I 1£ ~ 4S6,1~ I K i I "~~ J '. 'X._ ,;'~:"~:~., .Jrt::. )< ,: .. ex./" X<'<x'X :~ ~)0( ~ rs::: 'X '\. 1 V_ p , I \ ~T \1 ~"/ ~ X., ?'x ~)<~?). '0x:~YJ,.,)6 _ .. ~: ~;.,..S' , , . ."~?)(, "" ~,)QtJ< ,:y. ,I.... ~~ r~:P! '}j \ ,Hi \li--5 ~-7<.;<xf . :xx ~~,"). /> M'XX'X)( (),. i<1( ~*">o"'~ ~:, ~t "II 12" CORIG.O.TEll PlASnc -..., A. X X)< & ,x. x. ,X X) ~ ~ ~)(...x,i(;x.,. ~ I X~~~ '~ ..... ' .,,~""" .X,.~ ~,,_X .g)( AV5.~.~~ >96()~Oirx\,~p.,,~,~\,. _) '0X~x X :'x :x " 0>6.:x >.f,;£ ,~. ,'" X...x ", ~ \ >.:' 1)<1 l' ~ ......... ,-.. '\.1 FIR \'11-8 ~~~f(_"~' 2\ "~6< ~~'~?'~ ~'" i'" "m ~ "'. _ ,A;<"i\/' """" r // , .'~ I[ .. 4!l7 • .l6 / I I " ~ S!lCB T'i'PE 1 ------r-~ . '-... i>-< -X ~ IlIM .. ~tl2.N 13 . II x.0 -,'- IE lB" CONe (/01) ~ 4~9<l r ~~ '~\ ~ 1£ 18" COllIe (5) .. 4M.04 . wF' I .r' , , ~,K«x Xl /' Ow K ' ' ,X >;9 ;.' X X XlIX )<.)<" V' '" il' 0; )<\x h X;~'J1'Y'x ,~~X XX~ ~ ~~,,~ ~8~ x~ .",l5{, " .k',,' • '>('X)(X:>l' ,J", "'~m \)< ~ ,~ ~ :1)1 I.X z ... W " .. f), , '. ,-.;x"X,. ,~»(., ,x. ~ ~ '?'X.. ~)~.). X ~ , , ;?< 0<':x >, ~ ~ ~ 0,; '?':x;X;)<"X "X)(; A~ ~"'" '>6.( x~, 66<-/. ~"~ ~mM "~: ~ -J; ~» '><xc)<)<~ . .xx ~ xM'd", '. ' 'X~ "'Y )( y ')(,,y. x,Y-<.A)<)< ~ ,":<x: X x'. -, \ Y¥t.')<,)'l,i",;< ,~~.r.-v",.~_ ~;x,'>6< , ~. < V " ~ N X A.. tf",)< xKX, ~ f->. ~ b, ?h~" ;><Of', 'X " \ -~ \ '>< ¥' rx: X X :K' »...' \ i()()< \ X.x:,/< 'J< X V" ,~, ~ ~ ~ .XX ¥< ~,~, \\ g§ "0:.' X ,)f{ ... )\ 12' CORlGATtD PlASll~-k. /\ X"" WX"V~ X ~'"'' '1----..." '"'' "'-; """ " \/ -, X . 'Iv" XA A ~X-A " IE .. 462.35 / _ I ~ .~. ,/'\.C \IF I}P. WP'( -. ~~ ,~X ()«-Z\.- "'" '00 ",,~ Ix 'ij>Ii Y ->OiX/.,(i< ~ X 0iX;VY'\,' ','X . : x_ ~ , ____ 'I X ~ )(X ~ XJ)('X~ p<i'/' \ ')< <,( 'X 's<, , >so. >S?< ~ II z.--' ~ I 'X "'~ XXx '-"", x,> .)< A ~ . "'. . YK.~o~c 'T "'''' "": A "i k'Di, I , ·x'" '" ,/ ""-',;1'< ~ CULvrRT 4: / b('11~ I 'X-....6(' . /\ A I(~ 0 \ • a::: ~ 46:1.1:1 :=;:/ r. 'X"T ~ i:<x ~ .~ !l:~,i --... '~!)(."" ,?,,~,:x XX'> :x )<.X)<.> All y. IE ta" CONC (14) m 4El,4~ '-. / 0 ~ ~ ~ :J ~,~ )< IE lS" coo:: (S) .. 4112.117 ~ ~ ., )< ,.,"" I 7i?" . ' ,y SIGN 'NO PARKINC' • 'V", I 11)( X X". '" / t )< • "1' I ~ XII x \ \ x '1-I . ' 12" OU~.~= _I ~ , (')"""Xl ~f ")i(-, ~. _:fD Y ,,_~,n ~ I. ~ ,?'v,)< ~ X'x a' I . X)<:j7X)\[v,>< X ><->< I Ig J~; .. ~" :,x'X::x.~.~ ~ ;:;:"~' '-.J ',', _ ~ ~ VVVV ~" ><-/'~)<" .;(", ~ ~ '\\\ , ~)< >i ,. , ~,\ '>0<XX )< 6< '. ~ ~ )<.~ '9:: . ~ . X :x X ';)i " \ ' >960< W~\X~~9' ~~ ~ ~_.~,,\\\ ~X0X ~ xX< ;X ~ ~ xW;§(>< ~.~ S<",><L '? ~ .~ '_ \"; /~;.~~w" XX X ~~;.;x %NVX)(:"5 "'. ' '}~:ZxY);. ~/ /V< .X XX:~\f t. ',' X (X\)<X Xi)< , ~ . ___ S. UNE N, 15' S.1/2. NE.l/4. NW.l/4. NE.l/4. SEC. 10-2J-S / ~ " 1/ " • \ " I I F~ND It./RbBAAJ ......... / I ./ \ ( \ w/~7~ J ~c.. POST LNOlCATOR 12" CONC. , 1--I I '" " \ C\J1.'o'EfIT "! ,," IE: .. ~$4'&\[y:; !il oo..L,o.RO " 2" CONe. -:<1 G" 01 .... 1.5' TAlL It .. 0.:0"1: 1 I ~~~ II SE to ~.OliSE ~ 'i AREA BREAKDOWN TOTAL EXISnNG SITE AREA: TOTAL PROJECT DEVELOPMENT AREA: (iNCLUDES 10,337 S.F.OF SITE FRONTAGE IMPROVEMENTS ON HOQUIAM AVE NE AND EXCLUDES 9,898 S.F. OF NGPA AREA) 217,369 S.F. (4.990 ACRES) 217,808 SF. (5.000 AC) MODELED AS nLL FOREST II!I:IlI:I ~ c::I LEGEND SITE BOUNDARY BASIN BOUNDARY NORTH GRAPHIC SCALE o 30 60 120 I ';0"",(.. ,J , ..• "","", ... ,1 1 INCH = 60 FT. ,;::£<--- .... ~' >... a:: G~~ ~ 9 we .... o~\!) ~ g; ~~ iii ~ '" i}i Q:: I!! ~ ~ 0.: iii S ~ ~ ~~~ -.J ~ <0 a: ttl ~;: SO) Ifi ~ 0.: DRAFTED BY: NNC DESlGNilJ BY: NNC PRO.ECT ENGINEER: lRJ DATE: 0&0I5.20t2 PR(),£CT NO.: ,2/JIR R:\2012\O\12029\3\Orowings\PlotS\PP\Report Flgures\Ol-3FlG512029.dwg 8/29/2012 3;42:48 PI.! PDT E~: 5 ij COPYRIGHT © 2012, D.R, STRONG CONSULllNG ENGINEERS INC. I I I I I I I I I I I I I I I I I I I ~ ~ I~ I: s 1:::1 II I I [Zj ~ D ~ I -AREA BREAKDOWN TOTAL EXISnNG SITE AREA: 217,369 S.F. (4.990 ACRES) . TOTAL PROJECT DEV£LOPMENT AREA: 217,808 S.F. (5.000 AC) (INCLUDES 10,337 S.F.OF SITE FRONTAGE IMPROV£MENTS ON HOQUIAM AV£ NE AND EXCLUDES 9,898 S.F. OF NGPA AREA) lOT AREA.- IMPERVIOUS: nLL GRASS: ROW. TRACT·A· & ·C· AREA: IMPERVIOUS PERVIOUS TRACT B AREA: (NGPA) TOTAL IMPERVIOUS AREA: TOTAL PERVIOUS AREA: 14J,475 S.F. (3.J.294 AC) 91,635 S.F. (2.104 AC) (USED 65% IMPERVIOUS WITH IMPERVIOUS SURFACE REDUCnDN OpnON PER 2009 KCSWOM) 51,840 S.F. (1.190 AC) 74,333 S.F. (1.706 AC) 54,686 S.F. (1.255 AC) 19,647 S.F. (0.451 AC) 9,898 S.F. (0.227 AC) 146,321 S.F. (3.359 AC) 71,487 S.F. (1.641 AC) c::::I~c::::I LEGEND SlIT BOUNDARY BASIN BOUNDARY • • · , • · · , • • · , · · · '" nrltCT+ '" . -. ....... • . . . · · · . • • · · • · • • · • • • NORTH GRAPHIC SCALE o 30 60 120 '" ( I'" ¥ Ad""" '"' I _ ,_ f 1 INCH = 60 FT. ., ~ <; I ~ . "' = I ~ ~ ~;!: . III ~5 P .,ill • ~ III .:is ! ~ I !! ~I u! o ,.' ~ ~ <;.r~_.. .... ... ~ >-Q:: ~ ~ .... iii a: It ::). ~ ~ ffi e: Q; ~ ~~~ ..... 0 !JJ 0 0::::5~ !:l;;::~ :.;;~J::",ili ~~§; Ci);$::so ::5 :c:' Glo o Cl.:~~ 0 ..... ;;:: .... "'!/;! ~~~ Q ORAFTED BY: NAJ( DESIGNED BY: NAK PRO.£CT ENGINEER: UU OA TE: tJ&.05.MJ1J1 PRO.ECT NO.: ,2tJ2g R:\2012\O\12029\3\Drawings\Plots\PP\Report Figures\01-3FlG612029.dwg 8/29/2012 3:46:45 PIA PDT FIGURE: 6 ~ COPYRICHT@2012 . D.R. STRONG CONSULnNG ENGINEERS INC. I I I I I I I I I I I I I 6 I I I I I PERFORMANCE STANDARDS (PART C) The Project is located in the Level 2 Flow Control area. The Level 2 performance requires that the developed condition's durations must match the predeveloped durations ranging from 50% of the two-year peak flow up to the full 50-year peak flow and also match developed peak discharge rates to predeveloped peak discharge rates for the 2-year and 10-year return periods (KCSWDM, Sec. 1.2. The Project was evaluated for onsite infiltration and dispersion of roof downspout runoff. The lots have insufficient space to allow for infiltration or dispersion of roof runoff. The Basic Water Quality Treatment goal is to remove 80% of TSS for flows or volumes up to and including the WQ design flow or volume. Conveyance criteria for the Project require that all new pipes be designed to convey and contain (at minimum) the 25-year peak flow. The conveyance system design will be analyzed at time of final engineering. FLOW CONTROL SYSTEM (PART D) The Site will utilize a detention vault meeting the Level 2 Flow Control Criteria. The King County Runoff Time Series (KCRTS) software was used to size the detention facility. The detention vault design information is included in this section. FLOW CONTROL BMP SELECTION Subdivision projects are required to mitigate for impervious surface equal to a minimum of 10% of each lot area by use of Flow Control Best Management Practices (BMP's). The reduced Impervious Surface Credit BMP as described in Appendix C, Section C.2.9 of the KCSWDM will be utilized for the Project. The maximum impervious surface allowed per zoning code for the total lot area (3.294 ac) is 2.470 ac using the maximum allowable build-out rate of 75% or 4,000 s.f. whichever is less. Lots 1-30 inclusive shall be restricted to a maximum impervious coverage equal to 65% of each lot area (2.104 ac). A restricted footprint covenant shall be recorded on the face of the final plat map. This satisfies the flow control BMP requirements in Section 1.2.3.3 and 5.2 of the 2009 KCSWDM. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 20 of 39 City of Renton I I MAXIMUM ALLOWABLE RESTRICTED I LOT NO. LOT AREA IMPERVIOUS AREA PER CODE IMPERVIOUS FOOTPRINT 1 5001 3751 3251 2 4500 3375 2925 I 3 4500 3375 3550 4 4500 3375 3550 5 4500 3375 2925 I 6 4500 3375 2925 7 4500 3375 2925 8 4946 3710 3215 I 9 4551 3413 2958 10 5197 3898 3378 11 4603 3452 2992 I 12 4603 3452 2992 13 4603 3452 2992 14 4603 3452 2992 I 15 4603 3452 2992 16 4603 3452 2992 I 17 5196 3897 3377 18 5004 3753 3253 19 4502 3377 2926 I 20 4501 3376 2926 21 4500 3375 2925 22 4500 3375 2925 I 23 4500 3375 2925 24 4500 3375 2925 25 4500 3375 2925 I 26 4977 3733 3235 27 5037 3778 3274 28 4586 3440 2981 I 29' 6303 4727 3370 30' 8196 6147 3180 I 'PER SECTION 5.2.1.1 OF THE KCSWDM 2009, RESTRICTED FOOTPRINT IS ESTABLISHED BY RESTRICTING THE FOOTPRINT TO 4,000 SF LESS AN AREA EQUAL TO 10% OF THE LOT AREA. I I I I ©2012 D. R. STRONG Consulting Engineers Inc. Piper's Bluff Preliminary Plat Page 21 of 39 Drainage Report City of Renton I I I I I I I I I I I I I I I FLOW CONTROL FACILITY DESIGN OUTPUT Retention/Detention Facility Type of Facility: Facility Length: Facility Width: Facility Area: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Vault 71.00 ft 71.00 ft 504l. sq. 13.00 ft 408.50 ft 65533. cu. 13.00 ft ft ft 18.00 inches 3 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.93 0.084 2 7.90 1. 50 0.138 4.0 3 9.80 1.20 0.070 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. oft) (ac-ft) (cfs) (cfs) 0.00 408.50 O. 0.000 0.000 0.00 0.01 408.51 50. 0.001 0.002 0.00 0.02 408.52 101. 0.002 0.003 0.00 0.03 408.53 151. 0.003 0.004 0.00 0.04 408.54 202. 0.005 0.005 0.00 0.05 408.55 252. 0.006 0.005 0.00 0.06 408.56 303. 0.007 0.006 0.00 0.07 408.57 353. 0.008 0.006 0.00 0.08 408.58 403. 0.009 0.006 0.00 0.33 408.83 1664. 0.038 0.013 0.00 0.59 409.09 2974. 0.068 0.018 0.00, 0.84 409.34 4234. 0.097 0.021 0.00 1.10 409.60 5545. 0.127 0.024 0.00 1. 35 409.85 6805. 0.156 0.027 0.00 1. 61 410.11 8116. 0.186 0.029 0.00 1. 86 410.36 9376. 0.215 0.032 0.00 2.12 410.62 10687. 0.245 0.034 0.00 2.37 410.87 11947. 0.274 0.036 0.00 2.63 411.13 13258. 0.304 0.038 0.00 2.88 411.38 14518. 0.333 0.039 0.00 3.14 411. 64 15829. 0.363 0.041 0.00 3.39 411.89 17089. 0.392 0.043 0.00 3.65 412.15 18400. 0.422 0.044 0.00 3.90 412.40 19660. 0.451 0.046 0.00 4.16 412.66 20971. 0.481 0.047 0.00 4.41 412.91 22231. 0.510 0.049 0.00 4.67 413.17 23541. 0.540 0.050 0.00 ©2012 D, R. STRONG Consulting Engineers Inc, Piper's Bluff Preliminary Plat Drainage Report Page 22 of 39 City of Renton I I 4.92 413.42 24802. 0.569 0.051 0.00 5.18 413.68 26112. 0.599 0.053 0.00 I 5.43 413.93 27373. 0.628 0.054 0.00 5.68 414.18 28633. 0.657 0.055 0.00 5.94 414.44 29944. 0.687 0.057 0.00 I 6.19 414.69 31204. 0.716 0.058 0.00 6.45 414.95 32514. 0.746 0.059 0.00 6.70 415.20 33775. 0.775 0.060 0.00 6.96 415.46 35085. 0.805 0.061 0.00 I 7.21 415.71 36346. 0.834 0.062 0.00 7.47 415.97 37656. 0.864 0.063 0.00 7.72 416.22 38917. 0.893 0.065 0.00 I 7.90 416.40 39824. 0.914 0.065 0.00 7.92 416.42 39925. 0.917 0.066 0.00 7.93 416.43 39975. 0.918 0.067 0.00 7.95 416.45 40076. 0.920 0.070 0.00 I 7.96 416.46 40126. 0.921 0.073 0.00 7.98 416.48 40227. 0.923 0.077 0.00 7.99 416.49 40278. 0.925 0.082 0.00 I 8.01 416.51 40378. 0.927 0.086 0.00 8.02 416.52 40429. 0.928 0.087 0.00 8.28 416.78 41739. 0.958 0.104 0.00 8.53 417.03 43000. 0.987 0.116 0.00 I 8.79 417.29 44310. 1.017 0.126 0.00 9.04 417.54 45571. 1. 046 0.135 0.00 9.30 417.80 46881. 1. 076 0.143 0.00 I 9.55 418.05 48142. 1.105 0.150 0.00 9.80 418.30 49402. 1.134 0.157 0.00 9.81 418.31 49452. 1.135 0.157 0.00 I 9.83 418.33 49553. 1.138 0.159 0.00 9.84 418.34 49603. 1.139 0.160 0.00 9.85 418.35 49654. 1.140 0.163 0.00 9.86 418.36 49704. 1.141 0.166 0.00 I 9.87 418.37 49755. 1.142 0.169 0.00 9.89 418.39 49855. 1.145 0.171 0.00 9.90 418.40 49906. 1.146 0.172 0.00 I 9.91 418.41 49956. 1.147 0.173 0.00 10.17 418.67 51267. 1.177 0.190 0.00 10.42 418.92 52527. 1.206 0.203 0.00 10.68 419.18 53838. 1. 236 0.214 0.00 I 10.93 419.43 55098. 1.265 0.225 0.00 11.19 419.69 56409. 1.295 0.234 0.00 11. 44 419.94 57669. 1. 324 0.243 0.00 I 11.70 420.20 58980. 1. 354 0.252 0.00 11. 95 420.45 60240. 1. 383 0.260 0.00 12.21 420.71 61551. 1. 413 0.268 0.00 12.46 420.96 62811. 1.442 0.276 0.00 I 12.72 421. 22 64122. 1. 472 0.283 0.00 12.97 421.47 65382. 1. 501 0.291 0.00 13.00 421. 50 65533. 1. 504 0.291 0.00 I 13.10 421. 60 66037. 1. 516 0.756 0.00 13.20 421.70 66541. 1. 528 1. 600 0.00 13.30 421. 80 67045. 1. 539 2.700 0.00 ~ 13.40 421. 90 67549. 1. 551 4.000 0.00 ©2012 D. R. STRONG Consulting Engineers Inc. Piper's Bluff Preliminary Plat Page 23 of 39 Drainage Report City of Renton I I I I I I I I I I I I I I I ti I I I I 13.50 422.00 68054. 1. 562 5.470 0.00 13.60 422.10 68558. 1. 574 6.900 0.00 13.70 422.20 69062. 1. 585 7.430 0.00 13.80 422.30 69566. 1. 597 7.920 0.00 13.90 422.40 70070. 1.609 8.390 0.00 14.00 422.50 70574. 1. 620 8.830 0.00 14.10 422.60 71078. 1.632 9.240 0.00 14.20 422.70 71582. 1. 643 9.640 0.00 14.30 422.80 72086. 1. 655 10.030 0.00 14.40 422.90 72590. 1. 666 10.400 0.00 14.50 423.00 73095. 1. 678 10.750 0.00 14.60 423.10 73599. 1.690 ll.100 0.00 14.70 423.20 74103 .. 1.701 ll. 430 0.00 14.80 423.30 74607. 1.713 ll.750 0.00 Hyd Inflow Outflow Peak storage Target Calc Stage E1ev (Cu-Ft) (Ac-Ft) 1 1. 93 ******* 1.19 13.15 421. 65 66296. 1. 522 2 0.96 0.32 0.29 12.98 421. 48 65447. 1. 502 3 1.15 ******* 0.24 ll.27 419.77 56812. 1. 304 4 1. 26 ******* 0.23 ll.17 419.67 56287. 1.292 5 1. 02 ******* 0.14 9.12 417.62 45950. 1. 055 6 0.67 ******* 0.09 8.10 416.60 40837. 0.937 7 0.79 ******* 0.06 7.88 416.38 39704. 0.911 8 0.87 ******* 0.05 5.19 413.69 26143. 0.600 ---------------------------------- Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 1. 93 CFS at 6:00 on Jan 9 in Peak Outflow Discharge: 1.19 CFS at 10:00 on Jan 9 in Peak Reservoir Stage: 13 .15 Ft Peak Reservoir Elev: 421. 65 Ft Peak Reservoir Storage: 66296 . Cu-Ft 1. 522 Ac-Ft Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.004 27703 45.178 45.178 54.822 0.548E+00 0.012 8010 13.063 58.240 41. 760 0.418E+00 0.020 6350 10.356 68.596 31. 404 0.314E+00 0.029 6085 9.923 78.519 21.481 0.215E+00 0.037 4451 7.259 85.778 14.222 0.142E+00 0.045 3866 6.305 92.083 7.917 0.792E-01 0.053 1866 3.043 95.126 4.874 0.487E-01 0.061 1849 3.015 98.141 1. 859 0.186E-01 0.069 676 1.102 99.243 0.757 0.757E-02 0.078 26 0.042 99.286 0.714 0.714E-02 0.086 13 0.021 99.307 0.693 0.693E-02 ©2012 D. R. STRONG Consulting Engineers Inc. Piper's J3luff Preliminary Plat Drainage Report Year 8 Year 8 Page 24 of 39 City of Renton I I I I I I I I I I I I I I I I I I I 0.094 0.102 0.110 0.118 0.127 0.135 0.143 0.151 0.159 0.167 0.176 0.184 0.192 0.200 0.208 0.216 0.225 0.233 0.241 0.249 0.257 0.265 0.274 0.282 0.290 48 34 43 46 46 31 35 30 10 1 6 7 9 6 8 8 7 13 13 5 3 3 3 4 4 0.078 0.055 0.070 0.075 0.075 0.051 0.057 0.049 0.016 0.002 0.010 0.011 0.015 0.010 0.013 0.013 0.011 0.021 0.021 0.008 0.005 0.005 0.005 0.007 0.007 99.385 99.441 99.511 99.586 99.661 99.711 99.768 99.817 99.834 99.835 99.845 99.856 99.871 99.881 99.894 99.907 99.918 99.940 99.961 99.969 99.974 99.979 99.984 99.990 99.997 0.615 0.559 0.489 0.414 0.339 0.289 0.232 0.183 0.166 0.165 0.155 0.144 0.129 0.119 0.106 0.093 0.082 0.060 0.039 0.031 0 .. 026 0.021 0.016 0.010 0.003 0.615E-02 0.559E-02 0.489E-02 0.414E-02 0.339E-02 0.289E-02 0.232E-02 0.183E-02 0.166E-02 0.165E-02 0.155E-02 0.144E-02 0.129E-02 o .119E-02 0.106E-02 0.930E-03 0.815E-03 0.603E-03 0.391E-03 0.310E-03 0.261E-03 0.212E-03 0.163E-03 0.978E-04 0.326E-04 Duration Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS Cutoff 0.069 0.088 0.107 0.126 0.145 0.164 0.183 0.202 0.221 0.240 0.258 0.277 0.296 0.315 -----Fraction of Time--------------Check of Tolerance------- Base New %Change Probability Base New %Change 0.95E-02 0.76E-02 -20.3 I 0.95E-02 0.069 0.065 -6.5 0.63E-02 0.68E-02 7.2 I 0.63E-02 0.088 0.093 5.0 0.49E-02 0.52E-02 5.9 I 0.49E-02 0.107 0.110 2.5 0.37E-02 0.34E-02 -6.6 I 0.37E-02 0.126 0.123 -2.0 0.29E-02 0.22E-02 -22.9 I 0.29E-02 0.145 0.135 -6.5 0.22E-02 0.16E-02 -25.7 I 0.22E-02 0.164 0.145 -11.6 0.15E-02 0.15E-02 -1.1 I 0.15E-02 0.183 0.182 -0.3 0.10E-02 0.12E-02 14.5 I 0.10E-02 0.202 0.212 5.0 0.62E-03 0.88E-03 42.1 I 0.62E-03 0.221 0.232 5.4 0.34E-03 0.44E-03 28.6 I 0.34E-03 0.240 0.245 2.3 0.21E-03 0.26E-03 23.1 I 0.21E-03 0.258 0.268 3.9 0.16E-03 0.13E-03 -20.0 I 0.16E-03 0.277 0.275 -0.9 0.98E-04 O.OOE+OO -100.0 I 0.98E-04 0.296 0.283 -4.6 0.16E-04 O.OOE+OO -100.0 I 0.16E-04 0.315 0.291 -7.7 Maximum positive excursion = 0.018 cfs ( 8.6%) occurring at 0.206 cfs on the Base Data:predev.tsf and at 0.224 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.011 cfs (-14.0%) occurring at 0.076 cfs on the Base Data:predev.tsf and at 0.066 cfs on the New Data:rdout.tsf ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 25 of 39 City of Renton I I ---------------------------------- I Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout I Inflow/Outflow Analysis Peak Inflow Discharge: 1. 93 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 1.19 CFS at 10:00 on Jan 9 in Year 8 I Peak Reservoir Stage: 13 .15 Ft Peak Reservoir Elev: 421. 65 Ft Peak Reservoir Storage: 66296. Cu-Ft I 1. 522 Ac-Ft Flow Duration from Time Series File:rdout.tsf I Cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.004 27703 45.178 45.178 54.822 0.548E+00 I 0.012 8010 13.063 58.240 41.760 0.418E+00 0.020 6350 10.356 68.596 31. 404 0.314E+00 0.029 6085 9.923 78.519 21. 481 0.215E+00 0.037 4451 7.259 85.778. 14.222 0.142E+00 I 0.045 3866 6.305 92.083 7.917 0.792E-01 0.053 1866 3.043 95.126 4.874 0.487E-01 0.061 1849 3.015 98.141 1. 859 0.186E-01 I 0.069 676 1.102 99.243 0.757 0.757E-02 0.078 26 0.042 99.286 0.714 0.714E-02 0.086 13 0.021 99.307 0.693 0.693E-02 I 0.094 48 0.078 99.385 0.615 0.615E-02 0.102 34 0.055 99.441 0.559 0.559E-02 0.110 43 0.070 99.511 0.489 0.489E-02 0.118 46 0.075 99.586 0.414 0.414E-02 I 0.127 46 0.075 99.661 0.339 0.339E-02 0.135 31 0.051 99.711 0.289 0.289E-02 0.143 35 0.057 99.768 0.232 0.232E-02 I 0.151 30 0.049 99.817 0.183 0.183E-02 0.159 10 0.016 99.834 0.166 0.166E-02 0.167 1 0.002 99.835 0.165 0.165E-02 0.176 6 0.010 99.845 0.155 0.155E-02 I 0.184 7 0.011 99.856 0.144 0.144E-02 0.192 9 0.015 99.871 0.129 0.129E-02 0.200 6 0.010 99.881 0.119 o . 119E-02 I 0.208 8 0.013 99.894 0.106 0.106E-02 0.216 8 0.013 99.907 0.093 0.930E-03 0.225 7 0.011 99.918 0.082 0.815E-03 I 0.233 13 0.021 99.940 0.060 0.603E-03 0.241 13 0.021 99.961 0.039 0.391E-03 0.249 5 0.008 99.969 0.031 0.310E-03 0.257 3 0.005 99.974 0.026 0.261E-03 I 0.265 3 0.005 99.979 0.021 0.212E-03 0.274 3 0.005 99.984 0.016 0.163E-03 0.282 4 0.007 99.990 0.010 0.978E-04 0 0.290 4 0.007 99.997 0.003 0.326E-04 ©2012 D. R. STRONG Consulting Engineers Inc. Piper's Bluff Preliminary Plat Page 26 of 39 Drainage Report City of Renton I I I I I I I I I I I I I I I I I I I I DURATION ANALYSIS e'~~'bd~'iTh;~jo*"A"iia\Yds~'IKCRnl¥~:J0t#,!~,.$<~~~'~~r:t';:":ii':~'~J,":'"I1''':W:~;:"'_tp'!r;~,;;W,¥":' ''':':'':~1'~~~!''':~J~~~~~r:~':''':''\1'':f(i~~3.:;:~?f'·"~'~fi.<:'f~',:-~\r'7"-T""'~i:~'~"'0:~-',GJ.,~ii1 " ~ -_ .. ,,"--,."._------'------------ " ~+----------------~~,,-------- " " N iil ci ... \!, • ~ 00 e-• " ~ u .. C N " ~ " 00 ;:I; ci " " 0 " i i i t 10 ., 10 .( ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report iii 1.3 10 iii i 10 ·2 Probabi~ty Exceedence Piper's Bluff Preliminary Plat i Iii 10 ·1 rdout.dur 0 target,dur • iii 10 10 Page 27 of 39 City of Renton I I I I I I I I I I I I I I I I I I I WATER QUALITY TREATMENT SYSTEM (PART E) The Project is located in the Basic Water Quality Treatment area. The treatment goal is 80% removal of total suspend solids for a typical rainfall year, assuming typical pollutant concentrations in urban runoff. A 96-inch diameter Stormfilter manhole with (13) 18-inch cartridges will will provide 0.22 cfs of treatment flow rate. Stormfilter final sizing per CONTECH Stormwate'r Solutions, Inc ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 28 of 39 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 7 DETENTION & WATER QUALITY FACILITY DETAILS This will be provided at time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 29 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION V CONVEYANCE SYSTEM ANALYSIS AND DESIGN Per C.R. #4 of the KCSWDM, the conveyance system must be analyzed and designed for existing tributary and developed onsite runoff from the proposed project. Pipe systems shall be designed to convey the 1 ~O-year design storm. The Rational Method will be used to calculate the Q-Ratio for each pipe node. A conveyance system consisting primarily of pipes and catch basins has been designed for the Project. Onsite runoff will be collected by the multiple catch basins. Pipes are typically twelve-inch diameter LCPE material. The pipes will have a minimum slope of 0.50%. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 30 of 39 City of Renton I I I I I I I I I I I I I I I I I I I BACKWATER ANALYSIS A backwater analysis will be provided at time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 31 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VI SPECIAL REPORTS AND STUDIES The following report and studies have been provided with this submittal. 1. Traffic Impact Analysis -Jake Traffic Engineering, Inc. July 30, 2012 2. Critical Areas Report & Supplemental Stream Study) -Sewall Wetland Consulting. August 15, 2012 3. Geotechnical Engineering Study -Terra Associates, Inc .. ,August 9,2012. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 32 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VII OTHER PERMITS, VARIANCES AND ADJUSTMENTS 1. Structural vault permit ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper"s Bluff Preliminary Plat Page 33 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VIII ESC PLAN ANALYSIS AND DESIGN (PART A) The Erosion and Sedimentation Control Design meets the nine minimum requirements: 1. Clearing Limits -Areas to remain undisturbed shall be delineated with a high- visibility plastic fence prior to any site clearing or grading. 2. Cover Measures -Disturbed Site areas shall be covered with mulch and seeded, as appropriate, for temporary or permanent measures. 3. Perimeter protection -Perimeter protection shall consist of a silt fence down slope of any disturbed areas or stockpiles. 4. Traffic Area Stabilization - A stabilized construction entrance will be located at the point of ingress/egress. 5. Sediment Retention -Surface water collected from disturbed areas of the Site shall be routed through a sediment vault or sediment traps prior to release from the Site. The sediment vault or traps will be installed prior to grading of any contributing area. 6. Surface Water Control -Interceptor berms or swales shall be installed to control and intercept all surface water from disturbed areas. Surface water controls shall be installed concurrently with and/or immediately following rough grading. 7. Dewatering Control-Will be provided as needed. 8. Dust Control -Dust control shall be provided by spraying exposed soils with water until wet. This is required when exposed soils are dry to the point that wind transport is possible which would impact roadways, drainage ways, surface waters, or neighboring residences. 9. Flow Control -Runoff collected in the sediment vault will discharge to the permanent detention vault outfall system. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 34 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SWPPS PLAN DESIGN (PART B) Construction activities that could contribute pollutants to surface and storm water include the following, with applicable BMP's listed for each item: 1. Storage and use of chemicals: Utilize source control, and soil erosion and sedimentation control practices, such as using only recommended amounts of chemical materials applied in the proper manner; neutralizing concrete wash water, and disposing of excess concrete material only in areas prepared for concrete placement, or return to batch plant; disposing of wash-up waters from water-based paints in sanitary sewer; disposing of wastes from oil-based paints, solvents, thinners, and mineral spirits only through a licensed waste management firm, or treatment, storage, and disposal (TSD) facility. 2. Material delivery and storage: Locate temporary storage areas away from vehicular traffic, near the construction entrance, and away from storm drains. Material Safety Data Sheets (MSDS) should be supplied for all materials stored, and chemicals kept in their original labeled containers. Maintenance, fueling, and repair of heavy equipment and vehicles shall be conducted using spill prevention and control measures. Contaminated surfaces shall be cleaned immediately following any spill incident. Provide cover, containment, and protection from vandalism for all chemicals, liquid products, petroleum products, and other potentially hazardous materials. 3. Building demolition: Protect stormwater drainage system from sediment-laden runoff and loose particles. To the extent possible, use dikes, berms, or other methods to protect overland discharge paths from runoff. Street gutter, sidewalks, driveways, and other paved surfaces in the immediate area of demolition must be swept daily to collect and properly dispose of loose debris and garbage. Spray the minimum amount of water to help control windblown fine particles such as concrete, dust, and paint chips. Avoid excessive spraying so that runoff from the site does not occur, yet dust control is achieved. Oils must never be used for dust control. 4. Sawcutting: Slurry and cuttings shall be vacuumed during the activity to prevent migration offsite and must not remain on permanent concrete or asphalt paving overnight. Collected slurry and cuttings shall be disposed of in a manner that does not violate ground water or surface water quality standards. The complete CSWPPP will be submitted at the time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 35 of 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION IX BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 1. Bond Quantity Worksheet -will be submitted at final engineering 2. The Stormwater Facility Summary Sheet is included in this section 3. Declaration of Covenant-will be provided prior to final engineering approval. ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 36 of 39 City of Renton I I I I I I I I I I I I I I I I I I I STORMWATER FACILITY SUMMARY SHEET Development, __ -'-P .... ip""e<!.r...::'s'-'B=lu"-ff'--__ Date August 29.2012 . Location 1166 Hoguiam Avenue NE. Renton. Washington ENGINEER DEVELOPER Name Luay R. Joudeh, P.E. Name . Firm D. R. STRONG Consulting Firm WestPac Development, LLC Engineers, Inc. Address 10604 NE 38'" Place, #101 Kirkland, WA 98033 Phone (425) 827-3063 Developed Site: 5.00 acres Number of lots 30 Number of detention facilities on site: ___ vaults _-,1_vaults Address 7449 W. Mercer Way Mercer Island, WA 98040 Phone (206) 770-6546 Number of infiltration facilities on site: ___ vaults ___ vaults ___ tanks ---,.....,-_ tanks Flow control provided in regional facility (give location )_-:--:--_.,.-..,--_--=::--_-:-__ ..,-- No flow control required __ Exemption number D t owns ream D . ralnage B . aSlns Immediate Basin May Creek Major Basin May Creek Number & type of water quality facilities on site: biofiltration swale (regular/weU or continuous inflow?) :----::-:-sand filter (basic or large?) _-:-_ sand filter, linear (basic or large?) _1_CONTECH Stormfilter combined detentionlWQ vault ___ sand filter vault (basic or large?) ---combined detention/wetvault ___ stormwater wetland ___ compost filter ___ wetvault (basic or large?) ___ filter strip ___ Wetvault ___ flow dispersion ___ pre-settling pond ___ farm management plan ___ flow-splitter catch basin ___ landscape management plan ___ oil/water separator (baffle or coalescing plate?) ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 37 of 39 City of Renton I I I I I I I I I I I I I I I I I ~ I .,.-,-_::-catch basin inserts: Manufacturer--:-:::-_:----:-______________ _ ___ pre-settling structure: Manufacturer __________________ _ DESIGN INFORMATION INDIVIDUAL BASIN Water Quality design flow Water Quality treated volume Drainage basin(s) Onsite area (inlcudes frontage) 5.00 Offsite area 0 Type of Storage Facility Vault Live Storage Volume (ree uired) 65,533 Predev Runoff Rate 2-year 0.139 10-year 0.242 100-year 0.404 Developed Runoff Rate 2-year 0.961 10-year 1.150 100-year 1.930 Type of Restrictor Frop-Tee. Size of orifice/restriction No.1 0.93 No.2 1.50 No.3 1.20 ©2012 D. R. STRONG Consulting Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 38 of 39 City of Renton I' I I I I I I I I I I I I I I I I II II SECTION X OPERATIONS AND MAINTENANCE MANUAL The Type 1-L catch basins have a one-foot deep sump, and the Type 2 catch basins have a two-foot deep sump for sediment accumulation. These sumps should be periodically checked and the sediment removed when accumulated to more than 1/3 of the depth from the bottom of the basin to the invert of the lowest pipe into or out of the basin. Grates should be cleaned when trash or debris of more than y. cubic foot is located immediately in front of the basin opening, or is blocking capacity of the basin by more than 10%. Conveyance pipes should be periodically checked and cleaned when more than 20% of the pipe diameter is obstructed by accumulated sediment or debris. Accumulated sediment and stagnant conditions may cause noxious gases to form and accumulate in the vault. Vault maintenance procedures must meet OSHA confined space entry requirements, which includes clearly marking entrances to confined space areas. This may be accomplished by hanging a removable sign in the access riser(s), just under the access lid. Sediment in the vault should be removed when the 1-foot (average) sediment zone is full plus 6 inches. Sediment should be tested for toxicants in compliance with current disposal requirements if visual or olfactory indications of pollution are noticed. Water drained or pumped from vaults prior to sediment removal may be discharged to the downstream conveyance (Le. roadside ditch), if it is not excessively turbid (Le. if water appears translucent when held to light), and if floatable debris and visual petroleum sheens are removed. Excessively turbid water (i.e. water appears opaque when held to light) should be discharged only after the solids have been removed. Floating debris and accumulated petroleum products should be removed as needed, but at least annually. The floating oil should be removed from wetvault used as oil/water separators when oil accumulation exceeds one inch. Perform inspections of all components quarterly during the first year of operation, then annually thereafter. For more detailed maintenance instructions, refer to the standards contained at the end of this section. The maintenance of the Stormfilter vault is described in the following summary provided by the manufacturer with annual maintenance recommendations. ©2012 D. R. STRONG Consulling Engineers Inc. Drainage Report Piper's Bluff Preliminary Plat Page 39 of 39 City of Renton '--.-. r-.,-:'-· .-, -'-" -'-;',,-:', _,-:-.~.-:-. --."...,..,.--..".,.,......",....". -----.r ---"~~-~,-., -<'-.-. :--.---.-.--,--,.,-.)f , , ~~,-.;,:-",' , Renton AUG 31 Z012 !P1!PIEIR'S IBllUJff !PIRIEUIMiII~AIRV !PlA 1I"f.§) 1I"1R1!P GIE~IEIRA1I"~O~, ACCIESS IRIEV~IEW A~1Dl 1I"~f 1I"1R~_~1E1R July 30, 2012 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 39th Ave SW -Seattle. WA 98116 -2503 Tel. 206.762.1978· Cell 206.799.5692 E·mail jaketraffic@comcast.net ~y~ . Jake Traffic Engineering. Inc. . WESTPAC HOMES, LLC Attn: Peter O'Kane 7449 West Mercer Way Mercer Island, WA 98040 Re: Piper's Bluff Preliminary Plat -Renton Hark J. Jacobs, PE, PTOE President 2614 39· Ave. SW -Seattle, WA 98116 -2503 Tel. 206.762.1918 . C,II 206.199.5692 [·mail i.kerraffic@comcallnet July 30, 2012 Trip Generation, Access Review and TIF Traffic Letter Dear Mr. D'Kane, I am pleased to present this Trip Generation, Access and IFC Traffic Letter for the 30 lot (28 net new) Piper's Bluff Preliminary Plat located on the east side of Hoquiam Ave. NE and south of NE 12th St. in Renton; across the street from Hazen High School. Access to the site is proposed via 2 new street intersections with Hoquiam Avenue Northeast. I conducted a field review the site and surrounding street system. The study scope was determined pursuant with our correspondence with Kayren Kittrick, Development Engineering Supervisor of the City of Renton and review of the City's TIA Guidelines for new developments. The City peak hour trip threshold is 20 trips. The general format of this report is to describe the proposed project, calculate the traffic that would be generated by the project, review the site accesses and ascertain the Traffic Impact Fee for the project PROJECT INFORMATION Figure 1 is a vicinity map showing the location ofthe proposed site and surrounding street network. Below Is an aerial image of the site obtained from King County IMap: Figure 2 shows a preliminary site plan prepared by DR Strong Consulting Engineers. The site plan consists of the 30 lot (28 net new) Pier's Bluff Preliminary Plat development and internal circulation Access to the site is proposed via 2 new street intersections with Hoquiam Avenue Northeast. Full development and occupancy of the proposed W'''t"",,,,\,\·,,,,,,,,·rl,,~o''Q'l·r"., n,-"1".""'''~ ',,,. w.".,,· .... ", .. nn ,,""~ .R'''''''f'".''~I.o'T,,,,_,,.,'l'; .,,. ... ,.,, 0'".,,1 '"' COLOR cory O~l y WESTPAC HOMES, LLC Attn: Peter O'Kane July 30, 2012 Page -2- JTE,lnc. Piper's Bluff Preliminary Plat project is anticipated to occur by 2013/2014, presuming the permits are issued in a timely manner. However, to ensure a conservative analysis 2017 has been used as the horizon year. . EXISTING ENVIRONMENT Project Site The project site is presently developed with two single family detached homes that are to be removed to make way for the proposed development. Street System The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan are as follows: " NE Sunset Blvd. (SR -900) " NE 4th Street " Hoquiam Ave. NE Principal Arterial Principal Arterial Collector Arteria I Hoquiam Avenue Northeast is a two lane Collector with a posted speed limit of 30 MPH. Traffic signals are provided at the SR -900 and NE 4th St. intersections. Measurement of the constructed curb line indicates that the street is envisioned to be 36' wide curb to curb with sidewalks on both sides. Traffic Volumes The City of Renton Traffic Flow Map, 2010 shows that 2,800 vehicles per day use Hoquiam Ave. NE; see graphic to the right. Accident Historv WSDOT provided 3 years of accident data for the time period January 1, 2008 to September 30,2011 for Hoquiam Ave. NE from SR -900 to NE 4th Street. This 1.20 mile long section (measured using Google) is noted to have had 13 recorded . incidents between SR -900 and NE 4th St. in the 3.75 years of data provided. At the NE 4th St. Inlersection 9 incidents are noted and at the SR -900 intersection 2 incidents. No fatalities are noted. Project Site ~ . " i~D ~ \\!V ... '1.\<.\-""' .... 'I ..... I,)1>~D» ",..., ".1' ........ , ... ,0\", .... ~,",,~,~ .. [oR~" ... ,·""'-... ..,. .... ~' ... ..,.'.I. .... T .. "'_.,. 'fI.,,,,,,.,. COlOR COPY Otll Y WESTPAC HOMES, LLC Attn: Peter O'Kane July 30, 2012 Page -3- JTE, Inc. The accident rate for Hoquiam Ave. NE between SR -900 and NE 4th S1. per 1,000,000 vehicle miles is calculated to be 2.8 ((13 x 1,000,000 vehicle miles/l.2 miles)/(2,800 ADT x 365 days/year) x 3.75 years)) The WSDOT 2009 Average Collision Rates by Functional Class Statewide identifies average accident rates (per million vehicle miles of travel) on functional urban classified streets as follows: Principal Arterial: Minor Arterial: Collector: 2.05 2.65 0.78 , ,'~."),. ':-. ' .• J ·r~'~ " "~ '1:' .. ;.; l ' , :-":PRINCujAL' ..:1MINOR ""--",..1 :"~t :,-,~L"'~,L~" '4; .• ~ '-\~:'t· .,",j :. "Atl~-I , /:;»~iL-.;~ ',<:: liRa~~J.~~-,":( '.: \." :~, ; ARTERiAL' AFrrERlAl' ColL%CTbR~i~ERsTA'fe"'~iGHWAYS' .--.. ~ . ~ ' .. ,;~, , , Vellide MlJes of Tr.:lVel (MUllens 6.370.45 915.53 14.08 10,793.10 20.093.16 Miles of H" hWiJ 793.66 227.(11 7.44 296.93 1 325.D7 Total Collisions 17.132 2.424 11 13.527 40.818 Collision Rilte (1 2.05 2.65 0.7B 1.25 2.03 Property DamaQe Onl:v'_ Collisions 11 102 1.512 5 9254 26.663 Property D.m.ge Only Collision R.te (I} 1.33 1.65 0.36 0.86 1.33 In'ury Co!lislons 5.985 897 6 4.240 14.066 Injurv Collision Rilte (1) 0.72 0.98 0.43 0.39 0.70 Fatal CoUisions 45 15 0 33 69 Fatal Collision R.,te (2) 0.54 1.64 0.00 0.31 0.44 The King County accident rate is 2.17 and is depicted in the following graphic: The accident data shows the Hoquiam Ave. NE corridor between SR -900 and NE 4th St. having an accident rate higher than the County wide average. Hazen High School is located on the corridor. The higher accident rate on Hoquiam Ave. NE is likely due to a high number of young inexperienced drivers using the corridor. Review of the data indicates speed and failure to grant ROW as the predominant causal factors; that are typical of driver over confidence and inexperience. My field review of Hoquiam Ave. NE did not reveal any apparent issue. The endpoint intersections with SR -900 and NE 4th St. are signalized with the data indicating both intersections operating satisfactorily. STREET IMPROVEMENT PROJECTS The City of Renton 6 year Transportation Improvement Program, 2012 to 2017 was reviewed. A portion of Exhibit 'A' from the program is depicted below: \'b .. ,. .. ,1 ... \-fo .... ..." ffi •• ~uon ' .... ,!U~'F".~' ... ) ,." ..... , ... ""',,, c.~'·.HI·n"",."'w.,,,I"t .• · .• '.,:JS....., .... II~U .... , d.,. COLOR tOP\' Or-.l Y WESTPAC HOMES, LLC Attn: Peter O'Kane July 30,2012 Page -4- I) 11 JTE, Inc. Project #'s 5, 6 and 11 are corridor improvement projects. No TIP project is noted on Hoquiam Avenue Northeast. The 6 year TIP is available on the City"s web site. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass-By Trips: Diverted Link Trips: Captured Trips: Pri ma ry (N ew) T ri ps: Trip Generation Trips made as intermediate stops on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on a roadway within the vicinity ofthe generator but which require a diversion from that roadway to another roadway in order to gain access to the site. Site trips shared by more than one land use in a multi-use development. Trips made for the speCific purpose of using the services of the project. The project site is currently developed with 2 single family detached homes that are to be removed to make way for the proposed development. I have taken into account the trips associated with the existing uses and have credited them towards the trips generated by the proposed development. The proposed Piper's Bluff Preliminary Plat is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 1. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 8 th Edition, for Single Family Detached Housing (ITE Land Use Codes 210). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. Based on my analysis, the trips generated by the Piper's Bluff Preliminary Plat are calculated to be 268, 21 and 28 trips during the weekday, AM and PM peak hour, respectively. \It .. r "' •• ',\-F"o"",,' ".,\!lOl2.~l] , f'r,,' ~'J" P,., ",'0", r...,. "'"H'ot '1 .... 0. v~ $"'.,_ . r"'M"\",,,,~,,"r"·I"'''1f'_~''''''''''_'''t'''., 1 ~,< COLon COP'f ONt 'i WESTPAC HOMES, LLC Attn: Peter O'Kane July 30, 2012 Page -5- JTE, Inc. Residential projects generate predominantly primary trips. However there would be some captured/pass-by trips that already exist within the vicinity; such as mail delivery, garbage, and other service/delivery traffic. Hazen High School is across the street that is expected to further reduce site vehicular traffic. Based on my traffic engineering experience I believe that these factors combined would reduce site traffic by 10 percent. Thus the net new daily trips generated by the Piper's Bluff Preliminary Plat are calculated at 241. Trip Distribution The site traffic would is projected disperse to the north and south on Hoquiam Ave. NE with a likely split of 40 and 60%, respectively. Renton's traffic effect threshold is 20 peak hour trips. No significant City intersections would be effected by site traffic. SITE ACCESS I field measured, using a measuring wheel) the available stopping sight distance (SSD) and entering sight distance (ESD) at the proposed site access. The SSD was measured to a 2 ft. high object "vehicle taillight" standards. The 2 ft. object height is per the American Association of State Highway and Transportation Officials (MSHTO). Per conversation with City of Renton, we understand the American Association of State Highway and Transportation Officials (MSHTO) criteria for sight distance is used. The results of the field measurements are summarized in the following table. North Access NB Motorist SB Motorist AASHTO 30 MPH approaching I/S approaching I/S Stopping Sight 400'+ by inspection -310' 210' (downgrade) Distance (ft.) Egress motorist looking Egress motorist looking Entering Sight left (to the south) right (to the north) Distance (ft.) 341' -370' 400'+ by inspection South Access NB Motorist S6 Motorist approaching I/S approaching I/S ------'-.-._-----------------------195' (upgrade) Stopping Sight -340' 400'+ by inspection Distance (ft.) Egress motorist looking Egress motorist looking Entering Sight left (to the south) right (to the north) 341' Distance (ft.) 400'+ by Inspection -410' The above table shows the stopping and entering sight distance standards per the posted \1,!:"1:J"OOI1.,,\-r.,,:"ct' ."" ..... ~11 c:~· Pl,., D',', ", ,I.", ''''J ft.,· W","o<. ,.,,"'" n" '''on, -"."'''V'''"'.nl'·'''''\~'''''" ,~".."". ... Tit"", .. «" co! OIl COpy ONLY WESTPAC HOMES, LLC Attn: Peter O'Kane July 30, 2012 Page -6- JTE, Inc. speed limit at the proposed access intersections with Hoquiam Ave. NE are met. The stopping and entering sight distance were obtained from the American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways an Streets, 2001 Fourth Edition "Exhibit 9-55. Traffic approaching the site from the north (S8) travel up grade (-4%). Some minor pruning of vegetation may be needed, see photographs below taken at the proposed north and south site access intersections with Hoquiam Avenue Northeast: North Access: South Access; looking north AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton requires a traffic impact fee for new developments based on the number of new average daily trips generated. The current fee is $75.00 per new average daily trip. The proposed development is projected to generate 241 net new daily trips thus contribute $18,075 (241 net new daily trips X $75) towards the City of Renton's transportation improvement program. Street frontage and access improvements per City requirements will be required .. \\I;",''''l.'~\_' ,"""r''''''J.u~ • .I·'''P<' hI' ,,,.,"',"./)' ...... ,. w."r.,."", .. pn ~"'"~ r.,,, .. ,. ,mB,""I'I'tl","1T"~'~'" !,,~ .. "l .,,' COLOfHXlf'\ ONLY JTE, Inc, WESTPAC HOMES, LLC Attn: Peter O'Kane July 30, 2012 Page-7- SUMMARY AND CONCLUSION This letter was prepared to identify the Trip Generation of the proposed project, review the Site Access Sight Lines and calculate the City's Traffic Impact Fee. Based on my analysis the proposed Piper's Bluff Preliminary Plat project is expected to generate 241 net new daily and 28 PM peak hour trips. The City trip threshold is 20 peak hour trips, no City classified intersection would be effected by site traffic. Sight lines at the proposed accesses on Hoquiam Ave. NE meet City criteria (some minor vegetation pruning may be needed). A traffic impact fee of $18,075 is calculated to be contributed to the City of Renton's traffic impact fee program. Based on my analysis I recommend that Piper's Bluff Preliminary Plat be allowed with the following traffic impact mitigation measures. }> Construct Site in accordance with applicable City requirements. }> Conduct appropriate vegetation pruning at the site accesses }> Pay lawful traffic impact mitigation fee. No other traffic mitigation should be necessary. Please contact me at 206.762.1978 or email meatjaketraffic@comcast.netif you have any questions. MJJ: mjj Sincerely, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC \\lrf',,,·U,:V,,,;,,,,,, .. '.:'-'ll ,,!~. "'" ttu~ ,,,, """,., "01 """." ,.,."" ~"~'O'I'"""",\·"",e'~"""J"~'" "'" ........ T~,ca.",.« COLOR Ga"f ONt" JTE,lnc. VEHICULAR TRIP GENERATION TABLE 1 PIPER'S BLUFF PRELIMINARY PLAT -RENTON TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LmER TIME TRIP TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITING - Single Family Detached Housing (ITE Land Use Code 210, 28 net new lots) Average T = 9.57X 134 (50%) 134 (50%) Weekday AM Peak T = 0.75X 5 (25%) 16 (75%) Hour PM peak T= 1.01X 18 (63%) 10 (37%) Hour T = trips; X = number of net new lots (29) A vehicle trip is defined as a single.or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and (lelivery vehicle trips 268 21 28 \11-'1 ,,,,,,,'_\o\-P,,,,,, t""\lQl~ 0":' . ."",al"~ "., "'" '" .," . w .. "O'o ",,"" C~ ~~.rr' .,nto',"" ."~I.r'i',,·.,.,, ft. '''''"'''''r> 1,1 ,,,, .. , "'. C('Il nil c.ory (lr,L y Project: Piper's Bluff Preliminary Plat -Renton Location: East side of Hoquiam Ave. NE s/o NE 12th Street NORTH JTE, Inc. FIGURE 1 PIPER'S BLUFF PRELIMINARY PLAT -RENTON TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER VICINITY MAP Project: Location: Piper's Bluff Preliminary Plat -Renton East side of Hoquiam Ave. NE 5/0 NE 12th Street i"1'I/,UI'vIlNAII'IY PLA T OF PIPER'S BL ;:;;:.,:;.e.ni~;"'.t-M.",=trOU' .. ~~ .. "JlI:..""'"""--'----::;:-_ .... :.;~ ... -.:w.- :;:.::.:.:.-::...- Note: An 8.5 x 1.1" copy of the site plan is Included with this Traffic Letter NORTH ?....!=':" .. -=- ~:";~ ® NOI~-II' =--~ .. JTE, inc. PIPER'S BLUFF PRELIMINARY PLAT -RENTON FIGURE 2 TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER SITE PLAN .~ ccurred on or in the vicinity of Hoquiam Ave NE between NE 4th St!SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton ..... 1/1/08 -9/30/11 "As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") MILE BLOCK JURISDICTION PRIMARY TRAFFICWAY POST NUMBER City Street HOQUIAM AVE NE City Street NE4ST City Street NE 4ST City Street NE 4ST 5000 City Street NE 4ST 5100 City Street NE4ST City Street NE 4ST City Street NE 4ST City Street NE4ST City Street NE 4TH ST City Street HOQUIAM AV NE City Street HOQUIAM AV NE 1100 City Street HOQUIAM AVE NE City Street HOQUIAM AV NE City Street HOQUIAM AV NE City Street HOQUIAM AVE NE 802 City Street HOQUIAM AV NE 900 City Street HOQUIAM AVE NE 1100 City Street HOQUIAM AVE NE City Street HOQUIAM AV NE AT HAZEN HS 1101 City Street HOQUIAM AVE NE 700 City Street HOQUIAM AVE NE 1101 State Route 900 14.56 State Route 900 14.56 COMP DIST DIR FROM FROM REFERENCE INTERSECTING REF REF POINT "REPORT TRAFFICWAY POINT MI or FT POINT NAME NUMBER DATE 11 CT NE 3105476 06/17/09 HOQUIAM AV NE 3105737 05/15/09 HOQUIAM AV NE E033993 11/18/09 HOQUIAM AV NE EI00520 04/12/11 HOQUIAM AVE E E088454 01/20/11 HOQUIAM AVE NE 3070526 08/12/08 HOQUIAM AVE NE 2444266 10/17/08 HOQUIAM AVE NE E017300 04/01/09 HOQUIAM AVE NE E080012 11/18/10 HOQUIAM AVE NE EI02919 04/28/11 NE 10 ST 3052297 05/01/08 NE 12 ST E033465 11/20/09 NE4ST 3070357 10/14/08 NE 5 ST 3067870 03/07/08 NE 5 ST 3068055 05/06/08 NE 8 ST E07868S 11/22/10 NE 9 ST E039535 01/12/10 100 F N NE 10 PL 3070598 06/13/11 0 F N NE lOST 3070596 12/12/09 450 F N NE 10 ST E102920 04/27/11 0 F N NE 7TH ST ElO7258 05/31/11 3105445 03/12/09 E082963 12/14/10 E117448 07/25/11 UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA e ccurred on or in the vicinity of Hoquiam Ave NE between NE 4th St/SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton ..... 1/1/08 -9/30/11 • As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "e") COMP DIST DIR FROM FROM MILE BLOCK INTERSECTING REF REF POST NUMBER TRAFFICWAY POINT MI or FT POINT 11CT NE HOQUIAM AV NE HOQUIAM AV NE 5000 HOQUIAM AV NE 5100 HOQUIAM AVE E HOQUIAM AVE NE HOQUIAM AVE NE HOQUIAM AVE NE HOQUIAM AVE NE HOQUIAM AVE NE NE 10 ST 1100 NE 12 ST NE4ST NE5ST NE5ST 802 NE8ST 900 NE9ST 1100 100 F N 0 F N IS 1101 450 F N 700 0 F N 1101 14.56 14.56 REFERENCE POINT 'REPORT MOST SEVERE NAME NUMBER DATE . TIME INJURYTYPE # INJ #FAT #VEH 3105476 06/17/09 9:19 AM No Injury 0 0 2 3105737 05/15/09 6:09 PM No Injury 0 0 2 E033993 11/18/09 5:57 PM Possible Injury 1 0 4 E100520 04/12/11 7:19 AM No Injury 0 0 2 E088454 01/20/11 7:02 PM No Injury 0 0 2 3070526 08/12/08 7:50AM No Injury 0 a 2 2444266 10/17/08 6:47 AM No Injury 0 0 2 E017300 04/01/09 3:15 PM No Injury 0 0 2 E080012 11/18/10 7:11AM No Injury 0 0 3 E102919 04/28/11 6:45AM Possible Injury 1 0 2 3052297 05/01/08 3:31 PM No Injury 0 0 2 E033465 11/20/09 4:34 PM No Injury 0 0 3 3070357 10/14/08 7:10AM No Injury 0 0 2 3067870 03/07/08 8:42AM No Injury 0 0 2 3068055 05/06/08 11:34 AM No Injury 0 0 2 E078685 11/22/10 10:06 AM No Injury 0 0 1 E039535 01/12/10 2:56 PM No Injury 0 0 2 NE 10 PL 3070598 06/13/11 2:15 PM No Injury 0 0 2 NE 10 ST 3070596 12/12/09 6:50 PM No Injury 0 0 2 NE 10 5T El02920 04/27/11 7:15 AM Possible Injury 1 0 1 NE 7TH 5T El07258 05/31/11 2:17 PM No Injury 0 0 3 3105445 03/12/09 2:16 PM No Injury 0 0 2 E082963 12/14/10 11:44 PM No Injury 0 0 1 El17448 07/25/11 6:28 PM Possible Injury 3 0 2 UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA ccurred on or in the vicinity of Hoquiam Ave NE between NE 4th St/SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton •.... 1/1/08 -9/30/11 'As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") :H #PEDS #PEDAL JUNCTION RELATIONSHIP 2 At Driveway within Major Intersection 2 At Intersection and Related 4 At Intersection and Related 2 At Intersection and Related 2 At Intersection and Related 2 At Intersection and Related 2 At Intersection and Related 2 At Intersection and Related 3 At Intersection and Not Related 2 At Intersection and Related 2 At Intersection and Related ~) 3 At Driveway within Major Intersection 2 At Intersection and Related 2 At Intersection and Related 2 At Intersection and Related 1 At Intersection and Not Related 2 At Intersection and Related 2 At Driveway 2 Intersection Related but Not at Intersection 1 1 At Driveway 3 Intersection Related but Not at Intersection 2 At Driveway 1 At Intersection and Not Related 2 At Intersection and Related --_. ROADWAY SURFACE WEATHER CONDITIONS LIGHTING CONDITIONS Clear or Partly Cloudy Dry Daylight Clear or Partly Cloudy Dry Daylight Raining Wet Dark-Street Lights On Overcast Dry Daylight Raining Wet Dark-Street Lights On Clear or Partly Cloudy Dry Daylight Clear or Partly Cloudy Dry Daylight Raining Wet Daylight Raining Wet Daylight Overcast Dry Daylight Clear or Partly Cloudy Dry Daylight i Raining Wet Dusk I Clear or Partly Cloudy Dry Daylight Overcast Dry Daylight Overcast Dry Daylight Snowing Snow/Slush Daylight I Raining Wet Daylight Clear or Partly Cloudy Dry Daylight Clear or Partly Cloudy Dry Dark-Street Lights On Overcast Dry Daylight Overcast Wet Daylight Clear or Partly Cloudy Dry Daylight Raining Wet Dark-Street Lights On Clear or Partly Cloudy Dry Daylight UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA G ccurred on or in the vicinity of Hoquiam Ave NE between NE 4th St!SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton ..... 1/1/08 -9/30/11 "As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") FIRST COLLISION TYPE / OBJECT STRUCK !ring at angle n same direction -both going straight -both moving -rear-end n same direction -both going straight -one stopped -rear-end n same direction -both going straight -one stopped -rear-end n same direction -both going straight -one stopped -rear-end n same direction -both going straight -one stopped -rear-end n opposite direction -one left turn -one straight !ring at angle n same direction -both going straight -one stopped -rear-end n opposite direction -one left turn -one straight !ring at angle !ring at angle n opposite direction -one left turn -one straight !ring at angle !ring at angle Jd Sign Post !ring at angle !ring at angle n same direction -both going straight -both moving -rear-end ide -Pedalcydist n same direction -both going straight -one stopped -rear-end parked--one moving rdrail -Through, Over or Under n same direction -both going straight -one stopped -, rear-end VEHICLE 1 TYPE VEH 1 ACTION Passenger Car Making Left Turn Passenger Car Going Straight Ahead Passenger Car Going Straight Ahead Pickup,Panel Truck or Vanette under 10,000 Ib Starting in Traffic Lane Passenger Car Going Straight Ahead Pickup,Panel Truck or Vanette under 10,000 Ib Going Straight Ahead Passenger Car Making Left Turn Passenger Car Going Straight Ahead Passenger Car Going Straight Ahead Pickup,Panel Truck or Vanette under 10,000 Ib Making Left Turn Pickup,Panel Truck or Vanette under 10,000 Ib Starting in Traffic Lane Passenger Car Making Left Turn Pickup,Panel Truck or Vanette under 10,000 Ib Making Left Turn Passenger Car Making Right Turn Passenger Car Going Straight Ahead Pickup, Panel Truck or Vanette under 10,000 Ib Going Straight Ahead Passenger Car Making Left Turn Passenger Car Making Left Turn Passenger Car Going Straight Ahead Pickup,Panel Truck or Vanette under 10,000 Ib Starting in Traffic Lane Passenger Car Going Straight Ahead School Bus Making Left Turn Passenger Car Going Straight Ahead Pickup,PanelJruck <lr_Vanette under 10,000 Ib Slowing UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY DR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA 6 ccurred on or in the vicinity of Hoquiam Ave NE between NE 4th St/SE 128th 5t and SR 900 (mp 14.53 to 14.59) in Renton ..... l/l/08 -9/30/11 "As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") ECT5TRUCK VEHICLE 1 TYPE Passenger Car th moving -rear-end Passenger Car estopped -rear-end Passenger Car estopped -rear-end Pickup,Panel Truck orVanette under 10,000 Ib estopped -rear-end Passenger Car estopped -rear-end Pickup,Panel Truck or Vanette under 10,000 Ib traight Passenger Car Passenger Car estopped -rear-end Passenger Car traight Pickup, Panel Truck or Vanette under 10,000 Ib Pickup,Panel Truck or Vanette under 10,000 Ib Passenger Car traight Pickup,Panel Truck or Vanette under 10,000 Ib Passenger Car Passenger Car Pickup,Panel Truck orVanette under 10,000 Ib Passenger Car Passenger Car th moving -rear-end Passenger Car Pickup,Panel Truck or Vanette under 10,000 Ib estopped -rear-end Passenger Car School Bus Passenger Car estopped -rear-end Pickup, Panel Truck orVanette under 10,000 Ib VEH 1 ACTION MV DRIVER CONT CIRC 1 (UNIT 1) Making Left Turn Did Not Grant RW to Vehicle Going Straight Ahead Follow Too Closely Going Straight Ahead Inattention Starting in Traffic Lane Inattention Going Straight Ahead Inattention Going Straight Ahead Follow Too Closely Making Left Turn Did Not Grant RW to Vehicle Going Straight Ahead Disregard Stop and Go Light Going Straight Ahead Inattention Making Left Turn Did Not Grant RW to Vehicle Starting in Traffic Lane Did Not Grant RW to Vehicle Making Left Turn Did Not Grant RW to Vehicle Ma king Left Turn Did Not Grant RW to Vehicle Making RightTurn Did Not Grant RW to Vehicle Going Straight Ahead Exceeding Stated Speed Limit Going Straight Ahead Exceeding Stated Speed Limit Making Left Turn Did Not Grant RW to Vehicle Making Left Turn Did Not Grant RW to Vehicle Going Straight Ahead Follow Too Closely Starting in Traffic Lane Fail to Yield Row to Pedestrian Going Straight Ahead Follow Too Closely Making Left Turn Improper Turn Going Straight Ahead Under Influence of Alcohol Slowing Exceeding Reas. Safe Speed UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNDT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA :curred on or in the vicinity of Hoquiam Ave NE between NE 4th St/SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton ..... l/l/08 -9/30/11 'As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") MV DRIVER CONT MV DRIVER CONT CIRC 2 (UNIT CIRC3 NIT 1) 1) (UNIT 1) E,(ceeding Reas. Safe Speed Imattention M Unknown Driver Oistraction Irnattention Over Center Line 1 Exceeding Reas. Safe Speed --. - £ollow Too Closely .. -- VEH 1 COMPDIR FROM West West West East East East West East East West East West North North North North West West North West North South Northwest Southeast VEH 1 COMP DIR TO North East East West West West North West West North West North East West South South North North South South South West Southeast Northwest VEHICLE 2 TYPE Passenger Car Pickup, Panel Truck or Vanette under 10,000 Ib Pickup, Panel Truck or Vanette under 10,000 Ib Passenger Car Passenger Car Passenger Car Passenger Car Pickup,Panel Truck or Vanette under 10,000 Ib Passenger Car Pickup,Panel Truck or Vanette under 10,000 Ib Pickup, Panel Truck or Vanette under 10,000 Ib Pickup,Panel Truck or Vanette under 10,000 Ib Pickup, Panel Truck or Vanette under 10,000 Ib Passenger Car Passenger Car Passenger Car Passenger Car Pickup,Panel Truck or Vanette under 10,000 Ib Passenger Car Pickup, Panel Truck or Vanette under 10,000 Ib Passenger Car - UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA G :curred on or in the vicinity of Hoquiam Ave NE between NE 4th St/SE 128th St and SR 900 (mp 14.53 to 14.59) in Renton ..... 1/1/08 -9/30/11 "As of 1/1/2009 citizen reports are no longer being captured (Report # begins with "C") MV MV MV DRIVER DRIVER DRIVER CONT CONT CONT VEH 2 C!RC1 CIRC2 CIRC3 COMP DIR (UNIT 2) (UNIT 2) (UNIT 2) FROM None North None West None West None East None East None East None East None North None East None East None South None South None South None East None East None North None North None North None North None Southeast VEH 2 COMP DIR TO South East Vehicle Stopped Vehicle Stopped Vehicle Stopped Vehicle Stopped West East Vehicle Stopped West North North North West South South South South Vehicle Stopped Vehicle Stopped PEDESTRIAN PEDESTRIAN PEDCYCUST ACTION (UNIT CONTCIRC 1 CONTCIRC 1 2) (UNIT 2) PEDCYCUST ACTION (UNIT 2) (UNIT 2) Xing or Entering Trafficway None UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT, OR THE JURISDICTIONS INVOLVED IN THE DATA INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's A Policy on Geometric Design of Highways and Streets, 2001 ********************************************************************************** 1. INPUT Design Vehicle (P, SU, Other): Design Vehicle Length: I'p7.'·:~f.·.'.} 19 ft Assumed Turning Radius (Center of Vehicle) : 20.5 ft Approaches Approaching Intersection: Approaching from Right: Approaching from Left: Deflection Angle: To Turn Right: To Cross: To Turn Left: Cross Section of Major Street: Speed Grade Radians 1.571 o 1. 571 Distance from Stop Bar, curbline, or edge of Pavement to: Nearest edge of opposing lanes on left: Farthest edge of opposing lanes on left: Center of nearest left-turn receiving lane: Center of nearest lane on right approach: Farthest edge of opposing lanes on right: Cross Section of Subject Approach: Distance from right curbline or edge of pavement to: Center of nearest lane entering approach: Ratio (Ex 9-53) 1.0 1.0 1.0 D1~; ;,i:fo'/o, ft D2~ \ '?S:::g ft D3~i ,';2'8"'0 ft D4~ !,,3'4.,0, ft D5~ i,',~4'Q':~q; ft ================================================================================== 2. SUMMARY: Distance measured from intersection of vehicle paths! CASE Left from Right from Minor Left from Minor (Dl) Minor (Dr) (Dm) Major (Do) ---------------------------- A 140 ft 140 ft 115 ft NA B1 341 ft 330 ft NA NA B2 286 ft NA NA NA B3 297 ft 319 ft NA NA C1 297 ft 319 ft 130 ft NA C2 352 ft 352 ft 82 ft NA F NA NA NA 231 ft INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 2 of 5 A Policy on Geometric Design of Highways and Streets, 2001 N {Pr ********************************************************************************** 3. CASE A -NO CONTROL Approach Speed Distance Grade Distance (Ex. 9-51) Ratio --------------------------------------- Major from left 30 mph 140 ft • 1.0= 140 ft Major from right 30 mph 140 ft • 1. 0 = 140 ft Minor 25 mph 115ft • 1. 0 = 115 ft ;================================================================================= 4. CASE B1 -LEFT TURN FROM STOP-CONTROLLED MINOR ROAD From Left tg for P vehicle = 7.5 sec Adjustment for additional lanes = 0.3 = 0.5 • 0.5 Adjustment for approach grade = 0.0 = 0.2 • 0.0 Total tg = 7.8 sec ISD = 1. 47 * Vmajor * tg = 1. 47 • 30 * 7.8 = 341 ft From Right tg for P vehicle = 7.5 sec Adjustment for additional lanes 0.0= 0.5 * 0.0 Adjustment for approach grade = 0.0= 0.2 * 0.0 Total tg = 7.5 sec ISD = 1. 47 * Vmajor * tg = 1.47 * 30 * 7.5= 330 ft ================================================================================== 5. CASE B2 -RIGHT TURN FROM STOP-CONTROLLED MINOR ROAD tg for P vehicle = 6.5 sec Adjustment for approach grade = 0.0= 0.2 * 0.0 Total tg = 6.5 sec ISD = 1.47 * Vrnajor • tg = 1.47 * 30 * 6.5 = 286 ft INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 3 of 5 A Policy on Geometric Design of Highways and Streets, 2001 NJA ********************************************************************************** 6. CASE B3 -CROSSING FROM STOP-CONTROLLED MINOR ROAD To Right: tg for P vehicle = 6.5 sec Adjustment for additional lanes 0.8= 0.5 * 1.5 Adjustment for approach grade = 0.0= 0.2 * 0.0 Total tg = 7.3 sec ISD = 1. 47 * Vmajor * tg = 1.47 * 30 * 7.3= 319 ft To Left: tg for P vehicle = 6.5 sec Adjustment for additional lanes = 0.3= 0.5 * 0.5 Adjustment for approach grade = 0.0 = 0.2 * 0.0 Total tg = 6.8 sec ISD = 1. 47 * Vmajor * tg 1.47 * 30 * 6.8 297 it INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 4 of 5 A Policy on Geometric Design of Highways and Streets, 2001 NJI1 ********************************************************************************** 7. CASE C1 -CROSSING FROM YIELD-CONTROLLED MINOR ROAD Minor Road Approach Minor Road Approach (Ex 9-60) = Grade Adjustment Factor (Ex 9-53) Adjusted Length on Minor Road = Major Road Approach on Left tg tg ta + (w +La) / (0.88 * Vminor) 4 + ( 18 + tg tg from Stop Control Use tg = b = 1.47 * Vmajor * tg b=1.47* 30* Major Road Approach on Right tg tg tg ta + (w +La) / (0.88 * 4 + ( tg from Stop Control Use tg = b 1.47 * Vmajor * tg 5.7 sec 6.8 sec 6.8 sec Vminor) 30 + 6.2 sec 7.3 sec 7.3 sec Length Time 6.8= 130 ft 1.0 130 ft 4.0 sec 1.0 4 sec 19)/(0.88* 297 f·t 19) / (0.88 * b=1.47* 30* 7.3 = 319 ft 25 ) 25 ) INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 5 of 5 A Policy on Geometric Design of Highways and Streets, 2001 ,viA ********************************************************************************** 8. CASE C2 -LEFT OR RIGHT TURN FROM YIELD-CONTROLLED MINOR ROAD Minor Road Approach Minor Road Approach = Grade Adjustment Factor (Ex 9-53) = Adjusted Length on Minor Road = Major Road Approach on Left tg for P vehicle = Adjustment for additional lanes Adjustment for approach grade = Total tg = ISD = 1. 47 * Vrnajor * tg = 1. 47 Major Road Approach on Right tg for P vehicle = Adjustment for approach grade = Total tg = ISO = 1. 47 * Vmajor * tg = 1. 47 * * 82 ft 1.0 82 ft 8.0 sec 0.0 = 0.0= 8.0 sec 30 * 8.0 sec 0.0= 8.0 sec 30 * 4.0 sec 1.0 4 sec 0.5 *. 0.2 • 8.0 = 0.2 *. 8.0= 0.0 0.0 352 ft 0.0 352 ft ;================================================================================= 9. CASE F -LEFT TURNS FROM MAJOR ROAD tg for P vehicle = 5.5 sec Adjustment for additional lanes -0.3= 0.5 * -0.5 Adjustment for approach grade = 0.0 = 0.2 * 0.0 Total tg = 5.3 sec ISD = 1. 47 * Vmajor * tg = 1.47 * 30 * 5.3 = 231 ft ================================================================================== INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's A Policy on Geometric Design of Highways and Streets, 2001 ********************************************************************************** 1. INPUT Design Vehicle (P, SU, Design Vehicle Length: Other) : Assumed Turning Radius 19 ft (Center of Vehicle) : 20.5 ft Approaches Approaching Intersection: Approaching from Right: Approaching from Left: Deflection Angle: To Turn Right: To Cross: To Turn Left: Cross Section of Major Street: Speed So= .. '.:'.~ ,;i5 Sr= t ~\\' ,,~~,~ 3,0 Sl=:~ :: ;Jci, Degrees Ar= t' "'-::":g'ci' ',0 ' •• \ Ac=~' \ .. ', "0 , • ·f· Al='; ·.···'90' . . ... Grade Radians 1.571 o 1.571 Distance from Stop Bar, curbline, or edge of Pavement to: Nearest edge of opposing lanes on left: Farthest edge of opposing lanes on left: center of nearest left-turn receiving lane: Center of nearest lane on right approach: Farthest edge of opposing lanes on right: Cross Section of Subject Approach: Distance from right curbline or edge of pavement to: Center of nearest lane entering approach: Ratio (Ex 9-53) 1.0 1.0 1.0 06=' ···".·8;~0· ft t': .... 1 ====~============================================================================= 2. SUMMARY: Distance measured from intersection of vehicle paths! CASE Left from Right from Minor Left from Minor (Dl) Minor (Dr) (Dm) Major (Do) ---------------------------- A 140 ft 140 ft 115 ft NA B1 341 ft 330 ft NA NA B2 286 ft NA NA NA B3 297 ft 319 ft NA NA Cl 297 ft 319 ft 130 ft NA C2 352 ft 352 ft 82 ft NA F NA NA NA 231 ft INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's A Policy on Geometric Design of Highways and Streets, 2001 Page 2 of 5 ~{'A ~********************************************************************************* 3. CASE A -NO CONTROL Approach Speed Distance Grade Distance (Ex. 9-51) Ratio --------------------------------------- Major from left 30 mph 140 ft * 1.0= 140 ft Major from right 30 mph 140 ft * 1.0= 140 ft Minor 25 mph 115ft * 1. 0 = 115 ft ================================================================================== 4. CASE B1 -LEFT TURN FROM STOP-CONTROLLED MINOR ROAD From Left tg for P vehicle = 7.5 sec Adjustment for additional lanes 0.3= 0.5 * 0.5 Adjustment for approach grade = 0.0 = 0.2 * 0.0 Total tg = 7.8 sec ISD = 1. 47 * Vrnajor * tg = 1. 47 * 30 * 7.8= 341 ft From Right tg for P vehicle = 7.5 sec Adjustment for additional lanes 0.0= 0.5 * 0.0 Adjustment for approach grade = 0.0= 0.2 * 0.0 Total tg = 7.5 sec ISD = 1.47 * Vmajor * tg = 1. 47 * 30 * 7.5 = 330 ft ================================================================================== 5. CASE B2 -RIGHT TURN FROM STOP-CONTROLLED MINOR ROAD tg for P vehicle 6.5 sec Adjustment for approach grade = 0.0= 0.2 * 0.0 Total tg.= 6.5 sec ISO = 1. 47 * Vmajor * tg = 1.47 * 30 * 6.5= 286 ft INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's A Policy on Geometric Design of Highways and Streets, 2001 Page 3 of 5 ~.rA ***~****************************************************************************** 6. CASE B3 -CROSSING FROM STOP-CONTROLLED MINOR ROAD To Right: tg for P vehicle = Adjustment for additional lanes Adjustment for approach grade = Total tg = ISD = 1. 47 * Vmajor * tg = 1. 47 * To Left: tg for P vehicle = Adjustment for additional lanes Adjustment for approach grade = Total tg = ISD = 1.47 * Vmajor * tg = 1.47 * 6.5 sec 0.8 = 0.0= 7.3 sec 30 * 6.5 sec 0.3 = 0.0= 6.8 sec 30 * 0.5 * 0.2 * 7.3= ·0.5 * 0.2 * 6.8 = 1.5 0.0 319 ft 0.5 0.0 297 ft INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 4 of 5 A Policy on Geometric Design of Highways and Streets, 2001 fi'fA ********************************************************************************** 7. CASE C1 -CROSSING FROM YIELD-CONTROLLED MINOR ROAD Minor Road Approach Minor Road Approach (Ex 9-60) = Grade Adjustment Factor (Ex 9-53) Adjusted Length on Minor Road = Major Road Approach on Left tg ta + (w +La) / (0.88 * tg = 4 + ( tg = tg from Stop Control = Use tg = b = 1.47 * Vmajor * tg b=1.47* 30 * Major Road Approach on Right Vminor) 18 + 5.7 sec 6.8 sec 6.8 sec tg tg tg ta + (w +La) / (0.88 * Vminor) 4 + ( 30 + tg from Stop Control Use tg = 6.2 sec 7.3 sec 7.3 sec Length 6.8= 130 ft 1.0 130 ft 19 ) / Time 4.0 sec 1.0 4 sec (0.88 * 297 ft 19) / (0.88 * b 1.47 * Vrnajor * tg b = 1. 47 * 30 * 7.3 = 319 ft 25 ) 25 ) INTERSECTION SIGHT DISTANCE WORKSHEET In Accordance with AASHTO's Page 5 of 5 A Policy on Geometric Design of Highways and Streets, 2001 ~JA ********************************************************************************** 8. CASE C2 -LEFT OR RIGHT TURN FROM YIELD-CONTROLLED MINOR ROAD Minor Road Approach Minor Road Approach = Grade Adjustment Factor (Ex 9-53) = Adjusted Length on Minor Road = Major Road Approach on Left tg for P vehicle - Adjustment for additional lanes = Adjustment for approach grade = Total tg = ISO = 1. 47 * Vrnajor * tg = 1.47 Major Road Approach on Right tg for P vehicle Adjustment for approach grade = Total tg = ISO -1. 47 * Vmajor * tg = 1. 47 * * 82 ft 1.0 82 ft 8. a sec O. 0= 0.0= 8.0 sec 30 * 8.0 sec 0.0= 8.0 sec 30 * 4. a sec 1.0 4 sec 0.5 * 0.2 * 8.0= 0.2 * 8.0= 0.0 0.0 352 ft 0.0 352 ft ================================================================================== 9. CASE F -LEFT TURNS FROM MAJOR ROAD tg for P Adjustment Adjustment Total tg = vehicle = for additional lanes = for approach grade = ISO = 1.47 * Vmajor * tg = 1. 47 * 5.5 sec -0.3= 0.0 = 5.3 sec 30 * 0.5 * 0.2 * 5.3 = -0.5 0.0 231 ft ================================================================================== Form No. 14 Subdivision Guarantee Issued by Guarantee No.: 4209-1942044 City of Renton Planning Division AUG 3 1 2012 First American Title Insurance Company 818 Stewart Sf, Ste 800/ Seattle/ WA 98101 Title Officer: Tim Daniels Phone: (206)728-0400 FAX:- Rrst American Title form No. 14 Guarantee No.: 4209-1942044 Page No.: 1 Subdivision Guarantee (4-10-75) First American King County Title Team Three First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 fax - 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdaniels@firstam.com (425) 635-2100 Erin Simpson erinsimpson@firstam.com (425) 635-2100 Gayle Douce gdouce@firstam.com (425) 635-2100 PLEASE SEND ALL RECORDING PACKAGl:S TO 8UI STEWART ST, STE. 800, SEATTLE, WA 98101 LIABILITY FEE $ $ SUBDIVISION GUARANTEE 1,000.00 ORDER NO.: 350.00 TAX $ 33.25 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company 4209-1942044 Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Law Office of lane Ryan Koler PLLC 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. LIABILITY 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: August 20, 2012 at 7:30 A.M. first American 7itle Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: BEL AIR & BRINEY, A GENERAL PARTNERSHIP Guarantee No.: 4209~1942044 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 poriDon 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: THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTHERLY 117 FEET THEREOF; AND EXCEPT THE SOUTHERLY 183.00 FEET OF THE NORTHERLY 213.00 FEET OF THE WESTERLY ONE-THIRD OF SAID NORTH HALF; AND EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER RECORDING NUMBER 3263478, RECORDS OF KING COUNTY, WASHINGTON. APN: 102305-9002-05 First American Title Form No. 14 Subdivision Guarantee (4·10·75) RECORD MAlTERS: Guarantee No.: 4209-1942044 Page No.: 3 1. General Taxes for the year 2012. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305-9002-05 1st Half Amount Billed: $ 1,316.00 Amount Paid: $ 1,316.00 Amount Due: $ 0.00 Assessed Land Value: $ 197,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 1,315.99 Amount Paid: $ 0.00 Amount Due: $ 1,315.99 Assessed Land Value: $ 197,000.00 Assessed Improvement Value: $ 0.00 2. Easement, including terms and provisions contained therein: Recorded: July 31, 1905 Recording Information: 347794 In Favor of: Snoqualmie Falls & White River Power Company For: Power line 3. Easement, including terms and provisions contained therein: Recorded: October 23, 1918 Recording Information: 1254827 In Favor of: Chicago, Milwaukee & St. Paul Railway Company For: Electric transmission system Area Affected: Northerly portion of said premises 4. Right to enter said premises to make repairs and the right to cut brush and trees which constitute a menace or danger to the electric transmission line iocated in the street or road adjoining said premises as granted by instrument recorded under Recording Number 3120989. 5. Deciaration of Easement and Joint Use and Maintenance Agreement and the terms and conditions thereof: Between: Daniel M. Kenney, a single man And: Martin Kenney and Sylvia Kenney, husband and wife Recorded: September 10, 1998 Recording Information: 9809101693 6. Conditions, notes, easements, provisions and/or encroachments contained and/or delineated on the face of the Survey No. 20070828900010, recorded in volume 230 of surveys, at page(s) 231, in King County, Washington. INFORMATIONAL NOTES first American Tltle Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209~1942044 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. First American ntle Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209-1942044 Page No.: 5 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided in this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies 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 cialms; (2) reservations or exceptions In patents or In Acts authorizing the Issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. NOtwithstanding any specific assurances which are provided In this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described In this Guarantee, or title 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 specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the Invalidity or potential invalidity of any judicial or non-judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to in this Guarantee. (d) The validity, legal effect or priority of any matter shown or referred to In this Guarantee. GUARANTEE CONOmONS AND STIPULATIONS 1. Definition of Terms. The following terms 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 this Guarantee, and Improvements affixed thereto which by law constitute real property. The term "land" does not Include any property beyond the lines of the area described or referred to In this Guarantee, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or watefWays. (c) "mortgage": mortgage, deed of trust, trust deed, or other security Instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose of Imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim 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 claim of title or Interest which Is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability 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. The 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) The 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 title to the estate or interest as stated herein j or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The COmpany may take any appropriate action under the terms of this Guarantee, whether or not It shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise Its rights under this paragraph, It shall do so diligently. (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 shaH not be liable for and will 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 litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in Its sole discretion, 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 prosecute 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 such Assured for this 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, secur1ng 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 establish the lien 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 terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations 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 giving rise to the loss or damage. The proof of loss or damage shaU 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 calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such 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 copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, bOOks, ledgers, checks, correspondence and memoranda, whether bearing 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 permission, In writing, for any authorized representative of the Company to examine, inspect and copy ail 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 Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, In the reasonable judgment of the Company, It Is necessary In the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary Information from third parties as required In the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Title Form No. 14 Subdivision Guarantee (4·10·75) 6. Options to Payor otherwise Settle Claims: Termination of LIability. In case of a claim under this Guarantee, the Company shalf have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to payor 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 lien 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 liab!lity of the Company hereunder. In the event after notice of claim 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, Including any obligation to continue 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 Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' 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, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of LIability. This Guarantee Is a contract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured claimant 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 Exclusions From Coverage of This Guarantee. The UabiUty of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated In this Guarantee; (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. limitation of Liability. (a) If the Company establlshes the title, or removes the a!Jeged defect, nen or encumbrance, or cures any other matter Assured against by this Guarantee In a reasonably diligent manner by any method, Including litigation and the completion of any appeals therefrom, It shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4209-1942044 Page No.: 6 (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured In settling any claim or suit without the prior written consent of the Company. 9. 'Reduction of Liability 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 claim under this Guarantee, ail right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The 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 litigation Involving these rights or remedies. If a payment on account of a claim does not fully cover. the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered Its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applJcable law, either the Company or the Assured may demand arbitration pursuant to the litle Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may indude, 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 obligation. All arbitrable matters when the Amount of LIability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability 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 Include attorneys' fees only If the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered In any court having jurisdiction thereof. The 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. LIability LImited to This Guarantee; Guarantee Entire Contract. (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 claim of loss or damage, whether or not based on negligence, or any action asserting such dalm, 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 validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices requIred to be given the Company and any statement In writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American way. Bldg. 2, Santa Ana, CA. 92707. form No. 1282 (Rev. 12/15/95) first American Title ~inferTItle 100% Locally Owned and Operated Rainier Title King/Snohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitieTeam@RainierTitle.com 1501 41h Avenue, Suite 300, Seattle, WA 98101 SCHEDULE A 1. Effective Date: March 26, 2012 at 8:00 A.M. 2. Policy or Policies to be issued: ALTA Standard Coverage Owner's Policy (06/2006) ST, Owner's Standard Rate with Electronic Order and Escrow Discounts Amount: Premium: Sales Tax: Order Number: 631899 $135,000.00 $406.00 $38.57 Note: Premium split for HUD-1: Underwriter portion: $40.60; Agent Portion: $403.97 Proposed Insured: WestPac Development LLC, a limited liability company and or assigns ALTA Extended Coverage Loan Policy (06/2006) ST, Lender's Extended Simultaneous Issue Rate (Purchase) with Electronic Order & Escrow Discount Proposed Insured: To Be Determined Amount: To Be Determined Premium: To Be Determined Sales Tax: . To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Island -Newcastle, LLC, a Washington limited liability company 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company James R. Hoagland, Unit Manager EXHIBIT A The South 91.2 feet of the North 121.2 feet of the Westerly 1/3rd of the North half of the Northeast quarter of the Northwest quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East, WM., in King County, Washington; Except the West 30 feet for road as conveyed by Deed recorded under Recording No. 3263478. Situate in the County of King, State of Washington. End of Schedule A SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. S. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: o Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. o Font size of 8 points or larger and paper size of no more than 8 %" by 14". o No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: o Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. o Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. o Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). o Assessor's tax parcel number(s). o Return address which may appear in the upper left hand 3" top margin. II. Schedule S of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule S, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I General Exceptions: SCHEDULE B PART II Order Number: 631899 Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)-Standard Coverage and ALTA Loan Policy (6/17/06)-Standard Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)-Extended Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Loan Policy (6/17/06) and ALTA Homeowner's Policy Of Title Insurance (02/03/10) No general exceptions appear in these policy forms. Special Exceptions: SCHEDULE B PART II (continued) 1. Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of City of Renton. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. Delinquent general taxes and charges: Year: 2011 Amount billed: $613.79 Amount paid: $306.90 Amount unpaid: $306.89, plus interest and penalties Tax Account No.: 102305-9367-04 3. General taxes and charges: 1 st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2012 Amount billed: $849.82 Amount paid: $0.00 Amount unpaid: $849.82 Tax Account No.: 102305-9367-04 Levy code: Assessed value of land: Assessed value of improvements: 2142 $63,000.00 $0.00 4. Liability for supplemental taxes for improvements which have recently been constructed on the land. Land improvements are not presently assessed, but may appear on future rolls. 5. Matters relating to the questions of survey, rights of parties in possession, and unrecorded lien rights for labor and material, if any, the disposition of which will be furnished by supplemental report. 6. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 7. To help you avoid delays at closing, we would like to make you aware of our final recording run times: Regular recordings: King County: Pierce County: Snohomish County: 2:30 pm 2:45 pm 1 :30 pm Monday through Thursday, 1 :00 pm Friday KING COUNTY recordings are processed out of our Seattle office at 1501 4th Avenue, Suite 300. SNOHOMISH COUNTY recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. PIERCE COUNTY recordings are processed out of our University Place office at 3560 Bridgeport Way w., Suite 2E. E-recordings: King County: Pierce County: Snohomish County: Non-excise only, 3:30 pm Non-excise only, 3:45 pm 3:30 pm Monday through Thursday, 3:00 pm Friday NOTE: There is an additional $4.00 charge per document when E-Recording. When E- Recording documents requiring excise clearance (available in Snohomish County only), checks must be made payable to "Rainier Title". . E-Recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. 8. We are informed that Island -Newcastle, LLC, is a limited liability company (LLC). A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement and all subsequent modifications or amendments must be submitted to the Company for review. 9. Any conveyance or mortgage by Island -Newcastle, LLC, a limited liability company (LLC), must be executed by all the members, or evidence submitted that certain designated members or managers have been authorized to act for the limited liability company. 10. We find no pertinent matters of record against the name(s) of the vested owners. 11. The following conveyances were recorded within the last 36 months: Trustee's Deed recorded under Recording No. 20110506001170; Quit Claim Deed recorded under Recording No. 20110609000665; 12. According to the Application for Title Insurance, the Proposed Insured is WestPac Development LLC, a limited liability company "And/or assigns". The Company has been unable to search for and does not insure against matters, if any, relating to the unidentified Proposed Insured, which matters may encumber the title to the property to be acquired. 13. Easement and the terms and conditions thereof: Grantee: Snoqualmie Falls and White River Power Company Purpose: Electric line Area affected: a portion of said premises Recording No.: 347794 14. Easement and the terms and conditions thereof: Grantee: Chicago, Milwaukee and SI. Paul Railway Company Purpose: Electric transmission system Area affected: a portion of said premises Recorded: October 23, 1918 Recording No.: 1254827 15. Right to enter the land to make repairs and cut brush and trees which threaten or endanger the electric transmission line adjoining the land, as granted in instrument recorded under Recording No. 3120989. 16. Right to make necessary slopes for cuts or fills upon the land herein described as granted to King County by deed recorded under Recording No. 3263478. 17. City of Renton, Washington Ordinance No. 4025 and the terms and conditions thereof: Recorded: December 3, 1986 Recording No.: 8612031455 18. Matters set forth by survey: Recorded: August 28, 2007 Recording No.: 20070828900010 End of Schedule B Part II Additional Notes: A. Abbreviated Legal Description: Ptn NW 1/4 of NE 1/4 of 10-23-5 B. Property Address: 1100 Hoquiam Avenue N.E., Renton, WA 98055 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CL TA Standard Coverage Policy -2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy formes) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. ~1RainierTItle 100% Locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DO/DOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. 'Reasons we cansharely6utperson'althlfo~mation ,[lowe share?, Gan, y.oullimit til is shar,in~? For our everyday business purposes-to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, Yes No and auditing services, and responding to court orders and legal investigations, For our marketing purposes-to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes-information about your transactions and experiences. Affiliates are companies related by' Yes No common ownership or control. They can be financial and nonfinancial companies. For our affiliates' everyday business purposes-information about No We don't share your creditworthiness. For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices. Sharing praCtices' ., .' " ... , '. ,. ,. , . , .. ' How often do/does Rainier Title LLC We must notify you about our sharing practices when you request a and Stewart Title Guaranty Company transaction, notify me about their practices? How do/does Rainier Title LLC and To protect your personal information from unauthorized access and use, Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LLC and We collect your personal information, for example, when you Stewart Title Guaranty Company • request insurance-related services col/ect my personal information? • provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contactl!Js If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 ~1RaiDjer'fitle 100% Locally Owned and Operated Order No. 631899 ...." .... """ ... 9229 .Lu::tu ,21:1" ~ I WrI' 9171 , J , I , I , 10500 81 9Z28 -10$11 Bi ! ... 9tIS7 I J , I , I , J , .... ... I 18800 91A& ...... ... (].'HI ~ 91157 ui 0 iii ~ 0 Z Q! - -... 0.40 AC -IJ367 O.,4[) If!! ' " .. " .... 9312 DIM Rl/2 er-------- ""'" ... ~eleo or 9161 .... .... ''''' This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. Issued By €> I'D Dier Stewart Title Guaranty Company Form 1004-251 D (Rev. 06/2006) ORIGINAL Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the requirements:; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or poliCies is not the fault of the Company. This Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. Stewart Title Guaranty Company NOTE: THE POLICY COMMITIED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim Of other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 8 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed insured and such parties included under the definition of insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith, (a) to comply with the requirements hereof, or (b) 10 eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies commitled for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more titie insurance policies and is not an abstract of title or a report on the condition of title. Any action or actions or rights of action that the proposed insured may have or may bring against the Company arising out of the status of the tiUe to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All Arbitable matters when the Amount of Insurance is $2,000,000, or less, shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy ofthe parties. You may review a copy of the arbitration rules at htlp:llwww.alta.org. SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of that policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (i) the occupancy, use, or enjoyment of the Land: (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) . resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or faiture of an Insured to comply with applicable doing-business laws ofthe state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection: or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudulent conveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE·TO·FOUR FAMILY RESIDENCE (02/03/10) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a" 14. 15, 16, 18, 19,20,23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 140r15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date -this does not limit the coverage described in Covered Risk 7, B.e., 25, 26.27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or watelWays that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or21 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY-STANDARD COVERAGE AND ALTA LOAN POLICY-STANDARD COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. B. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays,· ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY -EXTENDED COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands compriSing the shores Of bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (6117106) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02103110) No general exceptions appear in these policy forms. ______ ~JRainierTItle 100% Locally Owned and Operated Rainier Title King/Snohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitieTeam@RainierTitie.com 1501 4lh Avenue, Suite 300, Seattle, WA 98101 SECOND REPORT SCHEDULE A 1. Effective Date: April 4, 2012 at 8:00 A.M. 2. Policy or Policies to be issued: ALTA Standard Coverage Owner's Policy (06/2006) ST, Owner's Standard Rate with Escrow Discount Amount: Premium: Sales Tax: Order Number: 632213 $650,000.00 $1,160.00 $110.20 Note: Premium split for HUD-1: Underwriter portion: $116.00; Agent Portion: $1,154.20 Proposed Insured: WestPac Development LLC ALTA Extended Coverage Loan Policy (06/2006) ST, Lender's Extended Simultaneous Issue Rate (Purchase) with Escrow Discount Proposed Insured: To Be Determined Amount: Premium: Sales Tax: To Be Determined To Be Determined To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: The Heirs of William E. Broyles, deceasd and Virginia M. Broyles, his wife 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company James R. Hoagland, Unit Manager EXHIBIT A The Southerly 117 feet of the North half of the Northeast quarter of the Northwest quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; Except the West 30 feet road; Together with the North 15 feet of the South half of the Northeast quarter of the Northwest quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; Except the West 30 feet thereof conveyed to King County for road by deed recorded under Recording No. 3263478. Situate in the County of King, State of Washington. End of Schedule A SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: o Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. o Font size of 8 points or larger and paper size of no more than 8 y:," by 14". o No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: o Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. o Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. o Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). o Assessor's tax parcel number(s). o Return address which may appear in the upper left hand 3" top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I General Exceptions: SCHEDULE B PART II Order Number: 632213 Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)-Standard Coverage and ALTA Loan Policy (6/17/06)-Standard Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)-Extended Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Loan Policy (6/17/06) and ALTA Homeowner's Policy Of Title Insurance (02/03/10) No general exceptions appear in these policy forms. Special Exceptions: SCHEDULE B PART II (continued) 1. Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of City of Renton. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. General taxes and charges: 1 st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2012 Amount billed: $440.62 Amount paid: $-0- Amount unpaid: $440.62 Tax Account No.: 102305-9144-04 Levy code: Assessed value of land: Assessed value of improvements: 2142 $85,000.00 $40,700.00 3. General taxes and charges: 1 st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2012 Amount billed: $1,212.73 Amount paid: $-0- Amount unpaid: $1,212.73 Tax Account No.: 102305-9144-87 Levy code: Assessed value of land: Assessed value of improvements: 2142 $91,200.00 $-0- 4. The records of the King County Assessor indicate the premises herein described as having an exemption for the calendar year 2012. Tax Account No.: 102305-9144-87 Investigation should be made with the Assessor's office to determine the liability for any past taxes plus interest and penalty which may be due and payable because of any change in the tax status of said premises. Please contact the King County Assessor's Office at 206-296-3920. 5. The matters relating to the questions of survey, rights of parties in possession, and unrecorded liens for labor and material have been cleared for the loan policy which, when issued, will contain the ALTA 9-06 Endorsement. 6. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 7. To help you avoid delays at closing, we would like to make you aware of our final recording run times: Regular recordings: King County: Pierce County: Snohomish County: 2:30 pm 2:45 pm 1 :30 pm Monday through Thursday, 1 :00 pm Friday KING COUNTY recordings are processed out of our Seattle office at 1501 4th Avenue, Suite 300. SNOHOMISH COUNTY recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. PIERCE COUNTY recordings are processed out of our University Place office at 3560 Bridgeport Way w., Suite 2E. E-recordings: King County: Pierce County: Snohomish County: Non-excise only, 3:30 pm Non-excise only, 3:45 pm 3:30 pm Monday through Thursday, 3:00 pm Friday NOTE: There is an additional $4.00 charge per document when E-Recording. When E- Recording documents requiring excise clearance (available in Snohomish County only), checks must be made payable to "Rainier Title". E-Recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. 8. Deed of Trust securing a Line of Credit and the terms and conditions thereof: Grantor: Virginia M. Broyles and William E. Broyles, wife and husband Trustee: Chicago Title Beneficiary: Qualstar Credit Union Original Amount: $60,000.00 Dated: August 28, 2006 Recorded: September 6, 2006 Recording No.: 20060906000288 The above deed of trust secures an equity line of credit and/or revolving loan. The company requires a satisfactory written statement from the existing lender confirming: (a) the payoff amount; (b) that the line of credit has been closed, and no further draws/advances will be permitted and/or the right to future advances has been terminated; and (c) agreeing to deliver a full satisfaction/release upon payment of the outstanding balance. 9. It is our understanding that William E. Broyles is now deceased. However, we find no evidence of record in King County that said party is in fact deceased or of a probate of the estate of said decedent. Therefore, the company will require the following prior to closing. (A) A fully completed, signed and acknowledged lack of probate affidavit, the form and substance of which is subject to the approval of this company; (S) A copy of the decedent's last will. If the decedent did not leave a will, this should be so noted on the lack of probate affidavit; (e) A copy of the community property agreement, if such existed. If not, this should be noted on the lack of probate affidavit: (0) Proof of death of the decedent, made by submitting copy of death certificate. 10. Possible lien against the Estate of William E. Broyles, deceased, pursuant to RCW 43.20B.080 and WAC 388-527-2730 through 2790, in favor of the State of Washington, Department of Social and Health Services for recovery of costs of medical care provided, if any. This exception may be deleted upon evidence satisfactory to the Company that no benefits have been received or that all such benefits received have been repaid. Please submit an assurance letter from the attorney representing the Estate for our review. 11. Lien of State and Federal Estate Taxes, if any, upon the Estate of William E. Broyles, deceased. County of: King This exception may be deleted upon evidence satisfactory to the Company that no taxes are owing or that all taxes have been paid. Please submit an assurance letter from the attorney representing the Estate for our review. 12. Quit claim deed and the terms and conditions thereof: Recorded: June 15, 2007 Recording No.: 20070615002761 Grantor: Virginia M. Broyles, a single person Grantee: Virginia Broyles, Trustee of the Virginia Broyles Trust dated May 2,2007 Please contact your title officer for a discussion of this exception. 13. We find no conveyances within the last 36 months. 14. According to the Application for Title Insurance, the Proposed Insured is WestPac Development LLC. We find no pertinent matters of record against the name(s) of said party(ies). 15. We are informed that WestPac Development LLC, is a limited liability company (LLC). A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement and all subsequent modifications or amendments must be submitted to the Company for review. 16. Easement and the terms and conditions thereof: Grantee: Chicago, Milwaukee & St Paul Railway Co Purpose: electric transmission system Area affected: the legal description contained therein is Recorded: Recording No.: not sufficient to determine its exact location within said premises October 23, 1918 1254827 17. Easement and the terms and conditions thereof: Grantee: Puget Sound Power & Light Company Purpose: Electric transmission and/or distribution line(s) Area affected: a portion of said premises Recorded: September 12, 1940 Recording No.: 3120989 18. Right to rnake necessary slopes for cuts or fills upon the land herein described as granted to King County by deed recorded under Recording No. 3263478. Additional Notes: A. Abbreviated Legal Description: Ptn. NW 1/4, NE 1/4, Sec. 10, Twp. 23, Rng. 5 B. Property Address: 1166 Hoquiam Avenue N.E., Renton, WA 98059 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. . E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CL TA Standard Coverage Policy -2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain. a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. ~erTItle 100% Locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DOIDOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether vou can limit this sharinQ. R'e~1;9fJ$'. we, can, sh_a~1! your .pe~!,6nal information ,_. co' , I (;)0 we,sh.a~e? CanYQU"limit this,shar.lng~ For our everyday business purposes-to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing. Yes No and auditing services, and responding to court orders and legal investigations. For our marketing purposes-to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes-information about your transactions and experiences. Affiliates are companies related by Yes No common ownership or control. They can be financial and nonfinancial companies. For our affiliates' everyday business purposes-information about No We don't share your creditworthiness. For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices . " .. .. , , Shallin!Jll1 rllcdiGJ!$, How often do/does Rainier Title LLC We must notify you about our sharing practices when you request a and Stewart Title Guaranty Company transaction. notify me about their practices? How do/does Rainier Title LLC and To protect your personal information from unauthorized access and use, Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LlC and We collect your personal information, for example, when you Stewart Title Guaranty Company 0 request insurance-related services collect my personal information? 0 provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 ~Bajnier'fitle 100% Locally Owned and Operated Order No, 632213 f N : j : t": ~ • I @m • F ~ • ~, ! ; , ... , .• 19613 81 J , 9174 3?_j 30 0 2£1160 81 39888 ., ~ '" 9161 \)155 i " M '" ". ~,. N" ···_·········--s ~;-:f!1 --. . ... -'-"-"-"-~"--'-"'--""""-'---"---'---._ ... __ .'.<c,.P.2: __ ····· __ ·_H···· __ ··_ ,, ____ ... ---..... _U_.=,.:J/ .... -----_ .. _ ... __ .. __ .... __ . ~ ----- D.H! N::. 9057 ,,10 1tC. 9278 , , I I$Itt e,)!, , u. " 1--1--.11. co. ~llUl. Lm ~----.--.------1-----_.------------------------.... l--·M--..!.~~U.ill..--- \ ~ N ,-D.40 AC I:l ~ I • ~ 9367 ~ , 'I , I ,- c I ~ , I , I , ~ I , P 0.40 Itt: I _. " i •• 9312 2.20 AI: ~ 900.2 , , , I • i 0 ~ ~ , I , ~ I i -.. , , ~ ~ I 2.U N! , , I ..lJL!.,H"y~ ___ 9144 d _ .J !f ~ I . !oLN_O' ! J L "~ fa ~ .. 16 .~ rr ~ - , t445f ~ OLEO • ~ ~ I~ ~ -i" ~ ~ " 120 ~, i .. ~ ,. 15 . .. ~ 0.18 AC , , ......... This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. Issued By . ," f':'~ -"'--" .... """ --..... ----." .. ~ .' - \ ' <-,. " , . , ,j, ,~' M • • Dler Stewart Title Guaranty Company Form 1004-2510 (Rev. 06/2006) ORIGINAL Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the requirements:; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or poliCies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. Stewart Title Guaranty Company NOTE: THE POLICY COMMITIED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. . The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shalt fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect. lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed insured and such parties included under the definition of insured in the form of policy Of policles committed for and only for actual loss Incurred in reliance hereon in undertaking in good faith, (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated In Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or poliCies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment Is a contract to issue one or more title insurance policies and is not an abstract of title or a report on the condition of title. Any action or actions or rights of action that the proposed insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All Arbitable matters when the Amount of Insurance is $2,000,000, or less, shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alla.arg. SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of thaI policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing·business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth·in·lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) 01 this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudulent conveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE·TO·FOUR FAMILY RESIDENCE (02/03/10) In addition to the Exceptions in Schedule S, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b, zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk B.a., 14, 15, 16, 1B, 19, 20, 23 or 27, 2, The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 140r15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date· this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26,27 or 2B. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or watelWays that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY-STANDARD COVERAGE AND ALTA LOAN POLICY-STANDARD COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. . 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead, lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY -EXTENDED COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records: (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (6/17/06) and ALTA HOMEOWNER'S PDLlCY OF TITLE INSURANCE (02/03/10) No general exceptions appear in these policy forms. ~er'Dtt]8 100% l:ocallyOwned and Operated Rainier Title King/Snohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitieTeam@RainierTitle.com 1501 4th Avenue, Suite 300, Seattle, WA 98101 SCHEDULE A 1. Effective Date: May 17, 2012 at 8:00 AM. 2. Policy or Policies to be issued: ALTA Homeowner's Policy (02/03/10) ST, Homeowner's Policy Rate with Electronic Order & Prior Title Discounts Proposed Insured: To Be Determined ALTA Extended Coverage Loan Policy (06/2006) ST, Lender's Extended Simultaneous Issue Rate (Purchase) with Electronic Order Discount Proposed Insured: To Be Determined Amount: Premium: Sales Tax: Amount: Premium: Sales Tax: Order Number: 635067 To Be Determined To Be Determined To Be Determined To Be Determined To Be Determined To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Jimmie L. Moncrief and Cheryl L. Moncrief, husband and wife 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company James R. Hoagland, Unit Manager EXHIBIT A The Westerly one-third of the following described tract: The North half of the Northeast quarter of the Northwest quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; Except the South 117 feet thereof; and Except the West 30 feet for road; and Except the North 30 feet for road; and Except the North 91.2 feet of the above described Westerly one-third. Situate in the County of King, State of Washington. End of Schedule A SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: o Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. o Font size of 8 points or larger and paper size of no more than 8 y," by 14". o No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: o Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. o Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. o Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). o Assessor's tax parcel number(s). o Return address which may appear in the upper left hand 3" top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I General Exceptions: SCHEDULE B PART II Order Number: 635067 Schedule B Exceptions appearing in ALTA Owner's Policy (6117106)-Standard Coverage and ALTA Loan Policy (6117106)-Standard Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Owner's Policy (6117106)-Extended Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Loan Policy (6117106) and ALTA Homeowner's Policy Of Title Insurance (02103110) . No general exceptions appear in these policy forms. Special Exceptions: SCHEDULE B PART II (continued) 1. Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of City of Renton. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. General taxes and charges: 1 st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2012 Amount billed: $2,881.61 Amount paid: $1,440.81 Amount unpaid: $1,440.80 Tax Account No.: 102305-9312-00 Levy code: Assessed value of land: Assessed value of improvements: 2142 $111,000.00 $104,000.00 3. The matters relating to the questions of survey, rights of parties in possession, and unrecorded liens for labor and material have been cleared for the loan policy which, when issued, will contain the ALTA 9-06 Endorsement. 4. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 5. To help you avoid delays at closing, we would like to make you aware of our final recording run times: Regular recordings: King County: Pierce County: Snohomish County: 2:30 pm 2:45 pm 1 :30 pm Monday through Thursday, 1 :00 pm Friday KING COUNTY recordings are processed out of our Seattle office at 1501 4th Avenue, Suite 300. SNOHOMISH COUNTY recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. PIERCE COUNTY recordings are processed out of our University Place office at 3560 Bridgeport Way W, Suite 2E. E-recordings: King County: Pierce County: Snohomish County: Non-excise only, 3:30 pm Non-excise only, 3:45 pm 3:30 pm Monday through Thursday, 3:00 pm Friday NOTE: There is an additional $4.00 charge per document when E-Recording. When E- Recording documents requiring excise clearance (available in Snohomish County only), checks must be made payable to "Rainier Title". E-Recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. 6. A Manufactured Home Title Elimination Application has been recorded under Recording No. 20060310000471. Said manufactured home is therefore classified as real estate and the value of same will be included for title insurance coverage within the policy to issue. 7. Deed of Trust and the terms and conditions thereof: Grantor: Jimmie L. Moncrief and Cheryl L. Moncrief, husband and wife Trustee: E-Title Beneficiary: Mortgage Electronic Registration System, Inc., acting solely as nominee for Allen Mortgage LC Original amount: $275,971.00 Dated: January 17, 2008 Recorded: February 7,2008 Recording No.: 20080207000914 The Deed of Trust was modified by instrument: Recorded: February 14, 2012 Recording No.: 20120214000133 8. We find no pertinent matters of record against the name(s) of the vested owners. 9. We find no conveyances within the last 36 months. 10. Title will be vested in parties yet to be disclosed. When title is vested, their title will be subject to matters of record against their names. 11. Easement and the terms and conditions thereof: Grantee: Snoqualmie Falls and White River Power Co. Purpose: pole line Area affected: a portion of said premises Recorded: July 31,1905 Recording No.: 347794 12. Right to enter the land to make repairs and cut brush and trees which threaten or endanger the electric transmission line adjoining the land, as granted in instrument recorded under Recording No. 3120989. 13. Right to enter the land to make repairs and cut brush and trees which threaten or endanger the electric transmission line adjoining the land, as granted in instrument recorded under Recording No. 3120990. 14. Easement and the terms and conditions thereof: Purpose: Area affected: Recorded: Recording No.: access road the description described herein is not sufficient to determine its exact location within said premises September 10, 1998 9809101693 15. Ordinance and the terms and conditions thereof: Recorded: December 3, 1986 Recording No.: 8612031455 16. Road Maintenance Agreement and the terms and conditions thereof: Recorded: September 10, 1998 Recording No.: 9809101693 17. Declaration of Covenant and the terms and conditions thereof: Recorded: August 17, 2005 Recording No.: 20050817000117 Regarding: On-Site Sewage Disposal System End of Schedule B Part II Additional Notes: A. Abbreviated Legal Description: Ptn. NW 1/4, NE 1/4, Sec. 10, Twp. 23, Rng.5 B. Property Address: 1178 Hoquiam Avenue N.E., Renton, WA 98059 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CLTA Standard Coverage Policy -2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing -of the transaction. ~fllDlfer'IDttle 100% Locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DO/DOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether vou can limit this sharinQ. Reasons we can share your personal'ihformatiol1> -T !!lowe share? Cail you limit this sharing.? For our everyday business purposes-to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, Yes No and auditing services, and responding to court orders and legal investigations. For our marketing purposes-to offer our products and services to you. Yes No For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes-information about your transactions and experiences. Affiliates are companies related by Yes No common ownership or control. They can be financial and nonfinancial companies. For our affiliates' everyday business purposes-information about No We don't share your creditworthiness. For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. We may disclose your personal information to our affiliates or to non affiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices. Sharing p-ractices How often do/does Rainier Title LLC We must notify you about our sharing practices when you request a and Stewart Title Guaranty Company transaction. notify me about their practices? How do/does Rainier Title LLC and To prolect your personal information from unauthorized access and use, Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LLC and We collect your personal information, for example, when you Stewart Title Guaranty Company 0 request insurance-related services collect my personal information? 0 provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting aqencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contact Us If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd. Privacy Officer, Houston, Texas 77056 ~1JD)i<erntle 100% Locally Owned and Operated Order No. 635067 •. 10 AC 9278 ~ 0 •• 0 AC 9367 I It===='=====oJ --.. ~ 8LN Nl/2 0 •• 0 AC 9312 a-r----.-----.--. '"' t N 28180 Sf 9161 co . ~UlI.. r.. nB This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitmenUpolicy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. " • Issued By t~ T" •• ------, : • • Dler Stewart Title Guaranty Company Form 1004-251D (Rev. 06/2006) ORIGINAL Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements: all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. Stewart Title Guaranty Company NOTE: THE POLICY COMMITIED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 8 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other manner, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred In reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B: or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment In no event. shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All Arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of that policy and the Company will not pay [ass or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (0 the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances. or governmental regulations. This Exclusion 1 (a) does not mod'lfy or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-Iending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or IimH the coverage prov'lded under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the TITle. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudulent conveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. S. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE-TO-FOUR FAMILY RESIDENCE (02103/10) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk8.a., 14, 15, 16, 18, 19,20, 230r27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 140r15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date -this does not limit the coverage described in Covered Risk 7, 6.e., 25, 26,27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or21 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLlCY-5TANDARD COVERAGE AND ALTA LOAN POLICY- STANDARD COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in Ihe public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY -EXTENDED COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (6/17/06) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02/03/10) No general exceptions appear in these policy forms. nfallCIl ;L I 1\...,ust::r ;L1\...l~ KING,WA Document: DED WAR 2005.0331003591 \..-UIIlII1t::Ill; AFTER RECORDING MAIL TO: Jimmie L. Moncdef Chcryl L. Moncrief 1175 Harrington Place NE, #313 Renton, WA 98059 Filed for Record at Request of The Escrow Group, LlC Escrow Number: AU·1793·DP 20050331003591.001 , PAGEllIel OF 001 Grantor(s}: Gordon K Hayes Grantee(s): Jimmie L.l\·loncrlefnnd Cheryl L. Moncrief Abbreviated Legal: Assessor's Tnl( Parcel Numberls): 1023059312 TIlE GRANTOR Gordon K Hayes, In l1nmarried individual for and in consideration ofTEN DOLLARS AND OTHER GOOD AND VALUABLE CONSlDERATtON ill hand paid, conveys and warrants to Jimmie L, MOllcriefand Cheryl L. Moncrief. husband and wife the following described real estate, situated in the County of King, State of Wnshington~~ (!<H ptJf LEGAL DESCRIPTION SEE ATTACHED Subject to: Special Exceptions.Future property laxes and Exhibit "A" attached hereto and made a part thereof. Dated 312812005 State of County of ss: [ are thl! pcrson( who ilppeare efOfe me, and said person(s) acknowledged fhat c she I they signed this instmment llnd acknowledge it to be @her/their free and voluntary act for the IIses and ~~!~"poses nt711!iollCd in this instrument. 0",-"Sm;tia4J.'~}.] ::xif:;", f ~:d>-~;,G·fA;tJ:~~·'::'·;.~"> ;!.;·~:.;;Y '\. _-1..2;.L2:L.!c.LLlQl&<LJflld-'=:: _____ _ ~ 1':'1' ,'>·....t:>l J~!~,.~~\i~~.: ~"\,;\ .~ Notary Public in and for ~e Siale of',\:I,L~~.llJXJillL ~~\ PUBL\:: flS ; .. ····--,0 lS ~Residinsllt t\() I \t.x. ... p . .n.{\')~~;::~~.; l PU'0~: ........ /t; .t My appointm~';n~"~,~p~i~~,2, ~;J:~~~?£===== ...... .. . ... , .. , .. '. Pag¢lol"1 Ll'B.IO Page 1 of3 Printed on 5/23/201212:10:00 PM nraIH';Il :L 11\..,U::;t::r :L1\..l >;I l...UIIUIlt::m: Commitment No. 6324925-2 LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment is described as follows: The westerly one-third of the following described tract: 20050331003591.002 The north half of the northeast quarter of the northwest quarter of the northeast quarter of Section 10, Township 23 north. Range 5 east, W.M" in King County, Washington; EXCEPT the south 117 feet thereot, AND EXCEPT the west 30 feet for road; AND EXCEPT the north 30 feet for road; AND EXCEPT the north 91.2 feet of the above described westerty one-third. KING,WA Document: DED WAR 2005.0331003591 Page 2 of3 Printed on 5/23/2012 12: 10:01 PM " OraUL:Il:L I l\...,u~t::r :Ll\...l., LUIIlIIlt::m: COm KING,WA ~. 20050331003591.003 AN EASEMENT AFFECTING A PO THEREIN: RTION OF SAID PREMISES FOR THE PURPOSES STATED IN FAVOR OF: corporation FOR: DISCLOSED BY Snoqualmie Falls and While River Power Company, a Washington Pole line INSTRUMENT RECORDED: July 31, 1905 RECORDING NUMBER: 347794 AFFECTS: Strip of land 10 feet w'd ' west half of the southeast quarter ' e covenng west half of the northeast quarter and Right to enter said premises to make repairs and h ' menace or danger to Ihe eleclric transmission lin tie nght to cut brush and trees which conslilute a granted by instrumenl recorded under Recording eN~~a~:~ ~~~~~:~.eet or road adjoining said premises as Righi to enter said premises to make repairs and h' ,. . menace or danger to the electric transmissi r tie rrght ~o cut brush and trees which constitute a granted by instrument recorded under RecoOrdnn'gneNocabted In the street or road adjoining said premises as , um er 3120990 . . ~~E~A~~MENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED FOR: DISCLOSED BY INSTRUMENT RECORDED: RECORDING NUMBER: Access roads September 10,1998 9609101693 The description contained therein Is not sufficient to determine ils exact location within the property herein described. . ROAD MAINTENANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF, AS HERETO ATIACHED: BY AND BETWEEN: Martin Kenney, Sylvia Kenney and Daniel M. Kenney DATED: September 5, 1998 . RECORDED: September 10, 1998 RECORDING NUMBER: 9809101693 Terms and conditions of the City of Renton Ordinance Number 4025 recorded December 3, 1986. under Recording Number 8612031455, which establishes a proposed assessment district for sanitary sewer service in the Honeycreek interceptor service area and the amount of the charge upon connection to the facilities. EASEMENT FOR GRADING OF STREET SLOPES. AS NECESSARY, OVER PORTION OF PREMISES ADJOINING STREET OR ALLEY AS GRANTED IN INSTRUMENT: Page 3 of3 Document: DED WAR 2005,0331003591 Printed on 5/231201212:10:01 PM When recorded, return to: CITY OF RENTON City Clerk Division 1055 South Grady Way, Suite 728 Renton, W A 98057 DECLARATION OF COVENANTS, CONDITIONS, . AND RESTRICTIONS FOR PIPER'S BLUFF HOMEOWNERS ASSOCIATION t, TIDS DECLARATION is made on this 3,d day of April, 2015,by CONNER HOMES at PIPER'S BLUFF, LLC a Washington Limited Liability Company, referred to herein as "Declarant", which is the owner of certain real property now kno .... n as "Piper's Bluff' situated in the City of Renton, in King County, Washington. . The Declarant has created a non-profit corporation known as the Piper's Bluff Homeowners Association. The Piper's Bluff Homeowners Association (hereafter referred to as "Association") shall be delegated and assigned the duties and powers of owning, maintaining, and administering any and all Common Areas and related facilities in the Plat, administering and enforcing these covenants, conditions and restrictions, and collecting and disbursing the assessments and charges hereinafter created. . The Association shall also have the right and power to promulgate rules and regulations that may further define and limit permissible uses and activities consistent with the provisions of this Declaration. NOW, THEREFORE, the undersigned hereby covenants, agrees, and declares that all of the Plats as defmed herein and the buildings and structures hereafter constructed thereon are, and will be, held, sold, and conveyed subject to and burdened by the following covenants, conditions, and restrictions, for the purpose of enhancing and protecting the value, desirability, and attractiveness of Piper's Bluff for the benefit of the Owners thereof, their heirs, successors, grantees, and assigns. ARTICLE 1 -DEFINITIONS Section 1.1: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Section 1.3: Bylaws. "Bylaws" shall refer to the adopted Bylaws of the Association as now or hereafter amended. ., Section 1.4: Common Areas. "Common Areas" shall mean and refer to all real property that is owned by the Association, as well as any eas~ments'in favor of the Association. Section 1.5: Committee. "Committee" is defined as the Architectural Control Committee as provided in Article 6. Section 1.6: Declarant. "Declarant" shall mean and refer to Conner Homes at Piper's Bluff, LLC, its successors and assigns, if such successors and assigns should acquire all or substantially all of the then undeveloped parcels of the Plats from Declarant for the purpose of development; provided, however, that no successor or assign of Declarant shall have any rights or obligations which are not specifically set forth in the instrument of succession or assignment or other recorded instrument of passed by operation of law. Certain rights and obligations of Declarant, as set forth herein, shall cease at the end of the Development Period. Section 1.7: Declaration. "Declaration" shall mean and refer to this instrument, as the same may be supplemented or amended from time to time. Section 1.8: Development Period. "Development Period" shall mean and refer to that period of time beginning on the date of initial recording of this Declaration and ending whenever any of the following first occurs: (i) 5 years from the date hereof; or (ii) 2 months after title has been transferred to purchasers of Lots representing ninety-five (95%) of the total voting power of all Owners as then constituted; or (iii) written notice from Declarant to the Association in which Declarant elects to terminate the Development Period. The "Development Period" may be extended for a period of 5 additional years or longer at the sole option of Declarant. Section 1.9. Governing Documents. "Governing Documents" shall mean and refer to this Declaration, the Articles of Incorporation, the By-Laws of the Association, and the recorded Plat, as any of the foregoing may be amended from time to time. Section 1.1 0: Lot. "Lot" shall mean and refer to the lots as shown on the Plats as of the date of this Declaration, as well as any future lots created tluough subdivision, short subdivision, site plan approval, or any other legal process for dividing land within the Plats. The word "Lot" as used herein excludes any parcel designated as a Tract on the recorded Plats, unless and until that Tract is later legally divided into lots tluough subdivision, short subdivision, site plan approval, or any other legal process for dividing land. Section 1.11: Mortgage. "Mortgage" shall mean and refer to any recorded mortgage or deed of trust encumbering one or more of the Lots or Living Units. "First Mortgage" shall mean and refer to a Mortgage with priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FNMA"), Federal Home Loan Mortgage Corporation ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal goverrunent. " Section 1.12: Native Growth Protection Area. Tracts B and C are Native Growth Protection easement areas. All present jII1d future owners are prohibited from disturbing any trees or vegetation within the NGPE without express written approval of The CitY of Renton. Section 1.13: Owner. "Owner" shall mean and refer to the record owner (whether one or more persons or entities) of a fee interest in any Lot but excluding mortgagees or other persons or entities having such interest merely as security for the performance of an obligation. Purchasers or assignees under recorded real estate contracts shall be deemed Owners and their respective sellers or assignors shall not be deemed Owners. Section 1.14: Plat: "Plat" shall mean and refer to the approved plat of Piper's Bluff contained therein recorded at Volume Pages Q / 7 to OJ. I under King County Recording Number (:), and other properties, per Section 11.3, if the Declarant amends these CC&Rs with the recor 1 g information within the Development Period. Section 1.15: Tract. "Tract" shall mean and refer to those portions of the recorded Plats which are 50 designated and which are generally held for purposes other than use as lots for construction of a residence. ARTICLE 2 COMMUNITY ASSOCIATION Section 2.1. Description of Association. The Association is a non-profit corporation organized and existing under the laws of the State of Washington charged with the duties and vested with the powers prescribed by law and set forth in the Governing Documents, as they may be amended from time to time. No Governing Document other than this Declaration shall for any reason be amended or otherwise changed or interpreted so as to be inconsistent with this Declaration. Section 2.2. Association Board of Directors. Declarant shall select an initial Board of Directors of not fewer than 3 persons, who need not be Owners. The initial Board shall have the full authority and all rights, responsibilities, privileges, and duties to manage the Association under the Governing Documents and shall be subject to all provisions of the Governing Documents. The term of the initial directors of the Board shall expire as set forth in the Articles and Bylaws. The Board shall elect officers of the Association, which shall include a president who shall preside over meetings of the Board and meetings of the Association. Section 2.3. Association Membership. Every Owner shall by reason thereof be a member of the Association as set forth in the Articles and Bylaws. Section 2.4. Votes Appurtenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions of the Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all terms of the Governing Documents of the Association, and all rules and regulations duly promulgated by the Board. Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the U$e of Common Areas and the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Association may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof. Any such rules and regulations shall become effective 30 days after promulgation or amendment and shall be mailed to all Owners within 30 days after promulgation or amendment. A copy of the rules and regulations then in force shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. Section 2.7. Architectural Control Committee. The Board shall establish and thereafter continuously maintain an Architectural Control Committee to review and approve or disapprove the details and written plans and specifications of all construction, including initial construction, other than new construction exempt pursuant to Section 5.I(a), additions or exterior alterations to homes and accessory buildings, fences, walls, or other structures and all clearing or excavation of Lots, or cutting of trees within the Plat, pursuant to Article 6 hereof. The Board shall have the power to adopt from time to time and to enforce guidelines, criteria, and procedures governing the Architectural Control Committee and the Owners' compliance with the provisions of Article 6 hereof. Section 2.8. Additional Committees. The Board of Directors shall have the authority to create, from time to time; additional committees that the Board of Directors, in its sole discretion, detennines would be useful for the efficient and proper administration of the duties of the Association. The Board may delegate such functions and duties to such committees as it deems fit, provided that the Board shall retain the ultimate decision making authority on all issues affecting the Association. ARTICLE 3 -ASSOCIATION BUDGET, ASSESSMENTS, AND LIENS Section 3.1. Owner's Covenant to Pay Assessments. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an oWnership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to pay the Association, in advance, all general and special assessments levied as provided herein. Section 3.2. Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The operating budget shall set forth all sums required by the Association, as estimated by the Association, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Association, operating and maintenance expenses of Common Areas, expenses for services furnished to or in connection with the Common Areas, including the amount of all taxes and assessments levied against, the cost of liability and other insurance on the Common Areas, charges for any services furnished to the Association, the cost of utilities and other services, including the cost, of power and maintenance for street lighting within the community from the appropriate power company, and the cost of funding all reserves established by the Association, including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Association's annual expenses shall be raised from a general assessment against each Owner as provided hereafter. The Association may revise the operating budget after its preparation at any time and from time to time, as it deems necessary or advisable in order to take into account and defray additional costs and expenses of the Association. Section 3.3. LeVY of General Assessment. In order to meet the costs and expenses projected in its operating budget, the Association shall determine and levy in advance on every Owner a general assessment. The amount of each Owner's general assessment shall be the amount of the Association's operating budget divided among the Lots; provided that, any vacant Lot(s) not yet liable for payment of assessments pursuant to Section 3.6 shall not be included in this calculation, Notice of the proposed budget and estimated general assessment shall be sent to each Owner as required by RCW ch. 64.38.025 as now or hereafter amended; provided, however, that notification to an Owner of the amount of an assessment shall not be necessary to the validity thereof. The omission by the Association, before the expiration of any assessment period, to fix the amount of the general assessments hereunder for that or the next period, shall not be deemed a waiver or modification in any respect of the provisions of this Article or a release of any Owner from the obligation to pay the general assessment, or any installment thereof, for that or any subsequent assessment period, but the general assessments fixed for the preceding period shall continue until a new assessment is fixed. Upon any revision by the Association of the operating budget during the assessment period for which such budget was prepared, the Association shall, if necessary, revise the general assessments levied against the Owners and give notice of the same in the same manner as the initial levy of general assessments for an assessment period, Section 3.4. Payment of General Assessment. As determined by the Board, instaliments of general assessments may be collected on a monthly, quarterly, semi-annual, or annual basis. Any Owner may prepay one or more installments on any assessment without discount or penalty. Section 3.5, Non-Discriminatorv Assessment. No assessment shall be made at any time that may unreasonably discriminate against any particular Owner or group of Owners in favor of other Owners . . Section 3.6. Commencement of Assessments; Limited Exemptions for Vacant Lots. Liability of an Owner for assessments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative (such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer, The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to exempt Lots which are vacant, from assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy a special assessment or assessments at any time, for the purpose of defraying, in whole· or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a described capital improvement located upon or forming a part of the Common Areas, including necessary fixtures and personal property related thereto, or for such other purpose as the Association may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of Owners representing two-thirds of the Lots affected by the special assessment. If appropriate, the Association may levy a special assessment against a portion of the Lots in cases where some but not all of the Lots would benefit by the special assessment, so long as any such assessment shall have the favorable vote of Ov-ners representing two-thirds of the Lots affected by the special assessment. The amount of each Owner's special assessment for any year shall be the total special assessment for such year, divided by the sum of the number of Lots affected by the special assessment, provided the Association may set different special assessment rates for Lots if the Association determines that the benefit of the special assessment is different for the Lots. Section 3.8.· Effect of Non·Pavment of Assessment. If any assessment payment is not made in full within 30 days after it was first due and payable, the unpaid amounts shall constitute a lien against the Lot and shall bear interest from the date on which payment was first due and payable at the rate applicable to judgments in Washington. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, and whether or not it shall be so expressed in any such deed or other instrument, each Owner shall be deemed to grant thereby to the Association, its agents and employees, the right and power to bring all actions against such Ovmer personally for the collection of such assessments as a debt, and to enforce the liens created by this Declaration in favor of the Association by foreclosure of the continuing liens in the same form of action as is then provided for the foreclosure of a mortgage on real property. The liens provided for in this Declaration shall be for the benefit of the Association as a corporate entity, and the Association shall have the power to bid in at any lien foreclosure sale and to acquire, hold, lease, mortgage, and convey the Lot foreclosed against. Section 3.9. Lien to Secure Payment of Assessments. Declarant hereby creates in the Association perpetually the power to create a lien in favor of the Association against each Lot to secure to the Association the payment to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby subjects all Lots perpetually to such power of the Association. Such lien shall arise in accordance with the terms of this Declaration 'Without the necessity of any further action by the Association, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Association. Such lien shall become a continuing lien in the amount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the ·Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in interest unless expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for monthly installments becoming due on or after such date. The foregoing limitation on the_ duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.1 O. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terms of the Governing Documents for a period of 30 days, said Owner's voting rights shall without the necessity of any further action by the Board, be suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, including interest thereon, are brought current and any other default is remedied. . Section 3.11. Reserves for Replacement. As a common expense, if required to do so by RCW ch. 64.38, as now or hereafter amended, the Association shall establish and maintain a reserve fund for replacement of any Common Areas and any improvements and community facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Association. Such fund shall either be deposited with a banking institution, the accounts of which are insured by any state or by any agency of the United States of America or, in the discretion of the Association, be invested in obligations of or fully guaranteed as to principal by, the United States of America. The reserve fund shall be expended only for the purpose of effecting the replacement of the Common Areas and any improvements and community facilities thereon, equipment replacement, and for start-up expenses and operating contingencies of a nonrecurring nature. The Association may establish such other reserves for such other purposes as it may from time to time consider necessary or appropriate. The proportional interest of any Owner in any such reserves shall be considered an appurtenance of that Owner's Lot and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot to which it appertains and shall be deemed to be transferred with such Lot. Declarant shall not be responsible to pay into the reserve fund. Section 3.12. Certain Areas Exempt. The Common Areas and allportions of the Plats dedicated to and accepted by a public authority or other charitable or non-profit Association exempt from taxation under the laws of the State of Washington shall be exempt from assessments by the Association. ARTICLE 4 -SUBORDINATION OF LIENS Section 4.1. Intent of Provisions. The provisions of this Article 4 apply for the benefit of each Mortgagee who lends money for purposes of construction or to secure the payment of the purchase price of a Lot. Section 4.2. Mortgagee's Non-Liabilitv. The holder of a Mortgage shall not, by reason of the security interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the encumbered Lot, including but not limited to the right to vote in the Association to the exclusion of the Owner's exercise of such rights and priv.ileges.' Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the terms and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. Section 4.5. Mortgagee's Title Free and Clear of Liens. A Mortgagee or other secured party acquiring title to a Lot through foreclosure, suit, deed of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title to the encumbered Lot free and clear of any lien authorized by or arising out of the provisions of this Declaration, insofar as such lien secures the Payment of any assessment or charge or installment due but unpaid before the fmal conclusion of any such proceeding, excluding the expiration date of any period of redemption. The Association may treat any unpaid assessments against a Lot foreclosed against as a common expense, in which case it shall prorate such unpaid assessments among the remaining Lots, and each such remaining Lot shall be liable for its prorated share of such expenses in the same manner as for any other assessment. Section 4.6. Survival of Assessment Obligation. After the foreclosure of a security interest in a Lot, any unpaid assessments shall continue to exist and remain as a personal obligation of the Owner against whom the same was levied, and the Association shall use reasonable efforts to collect the same from such Owner. Section 4.7. Subordination of Assessment Liens. The liens for assessments provided for in this Declaration shall be subordinate to the lien of any Mortgage or other security interest placed upon a Lot as a construction loan security interest or as a purchase money security interest, or refinancing thereof and the Association will, upon demand, execute a written subordination document to confirm the particular superior security interest. The sale or transfer of any Lot, or any interest therein, shall not affect the liens provided for in this Declaration except as otherwise specifically provided for herein, and in the case of a transfer of a Lot for purposes of realizing a security interest, liens shall arise against the Lot for any assessment payments coming due after the date of completion of foreclosure (excluding the expiration date of any period of redemption). ARTICLE 5 -BUILDING AND LAND USE RESTRICfIONS Section 5.1. Improvements. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substantial landscaping, change in exterior paint color or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the altemtion and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or iutemtion shall substantially conform to the plans and specifications as approved by the Committee. Alterations and changes that are not substantially different from current conditions do not require Committee approval. These include: additional fencing, patio, or deck that exactly matches existing material and style, back yard landscaping, andlor home color that already exists within the community. This provision shall not apply to the Declarant until all homes are initially sold arid occupied. (c) Once started, the work of constructing, altering, repairing, or reconstructing any structure or improvement on a Lot shall be diligently prosecuted until completion thereof and in any event the exterior of the structure shall be completed and finished within six months after the work first commences. In the case of landscaping improvements or modifications, the work shall be completed within two months after the work first commences. (d) All buildings and improvements on a Lot shall be of permanent co'nstruction, and no tempomry structure, trailer, mobile home, tent, garage, outbuilding or other similar device shall be placed on any Lot, except with the permission of the Committee. This provision shall not apply to the Declarant during the Development Period. (e) Lots shall be used solely for residential purposes and related facilities normally incidental to a residential community. No building shall be erected, altered, placed or permitted to remain on any Lot except for one (I) detached single family dwelling and,permitted accessory building. (f) Accessory buildings which are appurtenant to the use of an existing permanent residential building may be permitted on a Lot. Permitted accessory buildings may include playhouses, tool sheds, doghouses, and gazebos. No permitted accessory building shall be placed on a Lot unless the plans for the accessory building have been first approved as to the design and location on the Lot by the Committee. The Committee may refuse to approve a permitted accessory building if, in the exercise of the discretion of the Committee, the structure detracts from the general visual appearance of the neighborhood or other homes. The location of a permitted accessory building shall be located where it minimizes the visual impact and, as a geneml guideline, shall be in the rear yard or side yard behind the front of the house. The Committee shall not be bound by the guidelines, but may exercise its discretion in that respect. The Committee may require visual' screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be pernutted on any Lot, excepf as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (20" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible; however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 20" in diameter are required to obtain approval from the Committee prior to installation. U) Owners of fences shall be obligated to repair and maintain such fences so that they are structurally sound and painted or stained from time to time as may be necessary to retain a reasonable appearance thereof. Owners of fences shall have the right to enter adjoining property on a temporary basis for purposes of such maintenance, provided the owner seeking to exercise this right of entry shall give two weeks written notice to the owner of the adjoining property and further provided that no damage to adjoining property shall be permitted and the adjoining property shall be restored to a condition reasonably equivalent to its condition prior to such entry as soon as such maintenance or repair work is completed. Fences may be limited in height and/or extent beyond local code provisions, as well as in style, as provided for in the Standards as adopted by the Association. (k) The Board may, in the Community Regulations, adopt such regulations for the installation, maintenance and watering of landscaping, including lawns, as the Board determines are reasonably necessary to maintain the general appearance and value of the properties within the Plat. Section 5.2. Animals. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any Lot except that usual household pets such as dogs, cats and similar sized pets typically sold in pet stores may be kept, provided that they are not kept, bred or maintained for commercial purposes, and that they do not unreasonably interfere with the use and enjoyment of any part of the Plat. Section 5.3. Nuisances. No Lot shall be used or maintained as a dumping ground for rubbish; and trash, garbage, or other waste shall not be kept except for in sanitary containers or composting areas. Equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. Nothing shall be done on a Lot that may become a nuisance to the neighborhood. Section 5.4. Businesses. No trade, craft, business, profession, manufacturing, commercial enterprise or commercial activity of any kind shall be conducted or carried on upon any Lot or within any building located within the Plats unless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be assumed to exist if (I) evidence of said use is visible from the street or adjacent Lots; (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No signs for such businesses shall be permitted. Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, caplpers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, right of way, adjacent planter strip or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Association has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temporary trash storage sites within the Plat. The restrictions contained in this Section shall not exclude the temporary parking of automobiles on the designated driveway areas adjacent to garages on the Lots. Section 5.6. Construction and Sale Period. So long as Declarant owns any property in the Plats for development and/or sale, the restrictions set forth in this Article 5 shall not be applied or interpreted so as to prevent, hinder, or interfere with development, construction or sales activities of Declarant or any builder or developer approved by the Declarant. Section 5.7. Maintenance. Property ownership includes the responsibility to maintain all structures and grounds that are a part of the Lot. 1bis obligation includes, but is not limited to, such activities as mowing grass, weed control, vegetation control, prevention of offensive or noxious odors associated with composting, removal of trash, structural maintenance, including repairing mildewed, worn or dated siding and fencing, painting and removing moss on roofs. ARTICLE 6 -ARCHITECTURAL CONTROL Section 6. I. The Committee. The Board shall designate the Committee herein referred to. The address of the Committee shall be the registered office of the Association. Section 6.2. Submission of Plans. Prior to construction, all plans and specifications or information required to be submitted to the Committee for approvals shall be submitted by mail to the address of the Committee in duplicate, shall be in writing, shall contain a written request for approval and the name and address of the person submitting the same and the Lot involved, and shall set forth the following with respect to a proposed structure: The location of the structure upon the Lot, the elevation of the structure with reference to the existing and finished lot grade, the general design, the interior layout, the exterior finish materials and color including roof materials, the landscape plan, and such other information as may be required to determine whether such structure conforms with the restrictions established by the Governing Documents and any Community Regulations adopted by the Association. The Committee may require applicants to notify adjacent Lot Owners of their request for approval. Section 6.3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plats, which authority shall include but not be limited to determining the height, configuration, location, design and appearance of the home, fences, walls, outbuildings, pools, and other structures and improvements appurtenant to the use of the Lot. Such determinations shall be binding on all persons baving any interest in the Lot. Owners shall be responsible for informing contractors, agents and others working on the Lot of the standards and conditions of all approvals issued by the Committee and shall be responsible for correcting any violations of any and all violations of those standards and conditions. Section 6.4. Approval or Disapproval Process. Within 30 days after the receipt of plans and specifications or infonnation with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request that in its opinion does not conform to the Governing Documents and any Community Regulations adopted by the Association or its aesthetic or other adopted standards. Approval or disapproval of a request shall be made upon one of the copies thereof and returned to the address shown on the request. If the Committee fails to approve or disapprove submitted plans and specifications within 30 days after the plans and specifications have been submitted, which submission shall be evidenced by .a written receipt for said plans and specifications, approval will not be required, and this Section will be deemed to have been fully complied with. In this event, any such plans and specifications shall nevertheless be in compliance with all the restrictions contained in the Governing Documents and any Community Regulations adopted by the Association. Section 6.S. Advisors. The Committee may appoint advisors or advisory committees from time to time to advise on matters pertaining to the Plat. No person on the Committee or acting for it shall be responsible for any defect in any plan or specification submitted or approved nor for any defect in any plan or specification submitted or approved nor for any defect in any work done according to such plans and specifications. Section 6.6. Variations. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to overcome practical difficulties or prevent hardships in the application of these restrictions; provided that such variations so approved shall not be materially injurious to the improvements of other Lots and shall not constitute a waiver of the restrictions herein contained but shall be in furtherance of the purposes and intent of these restrictions. ARTICLE 7 -COMMON AREAS AND MAINTENANCE Section 7.1. Title to Common Areas. Declarant shall convey to the Association the Common Areas owned by Declarant, as designated in the recorded Plates), including notes thereto. The Common Areas shall be subject to an easement of common use and enjoyment in favor of the Association and every Owner, their heirs, successors, and assigns, in accordance with the terms and conditions of the Governing Documents. The Common Areas when conveyed to the Association shall be free and clear of fmancialliens. Section 7.2. Owners' Common Rights. Owners shall have equal rights with other Owners to use the Common Areas, unless certain Common Areas are specifically designated as limited Common Areas on the face of a plates) or other recorded instrument. All easements for ingress, egress, utilities, and use of facilities, unless otherwise specifically limited, shall exist in favor of all Owners in the Plat. Section 7.3. Maintenance of Common Areas/Other Maintenance. The Association shall maintain, repair, replace, improve, and otherwise manage all of the Common Areas so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, replacement, construction, or reconstruction as may be determined by the Board to promote the recreation, health, safety, and welfare of the Owners. Any action necessary or appropriate to the maintenance and upkeep of the COffi1I1on Areas, the landscaping, irrigation, storm drainage facilities, sewer and water systems, all buildings, gas, telephone, or electrical or television facilities applicable to the Common Areas shall be taken by the Board. In addition, the Board may, in its discretion, agree to maintain other improvements within the Plates) where the Board fmds that such maintenance will provide a general benefit to the Association and the Lots in the Plat. ARTICLE 8 -EASEMENTS AND OPEN SPACE Section 8.1. Easements Created Within the Plat. Easements and other rights for construction, repair, replacement, reconstruction, and maintenance of utilities, sidewalks, roadway and drainage facilities, including Tracts B & C (Native Growth Protection Areas) have been established by the recorded Plat including notes thereto, to or for the benefit of the Organization and the Owners, the terms of which are incorporated herein by this reference. In the event that the Plat does not clearly identify who is responsible for the maintenance or repair of an easement or the maintenance of a Tract, the Organization shall have the right to undertake such maintenance or repair at the expense of the Owners as reasonably determined by the Organization. Section 8.2. Maintenance of Common Areas. The Association shall be responsible for maintaining, repairing and replacing: a) Any plat entry monuments, lighting, landscaping, and irrigation constructed in a common Tract. b) Landscaping, irrigation, fencing, and any other community improvements that have been or may be constructed in the future within a Common Tract or other areas designated by the Board, including easements in favor of the Piper's Bluff Homeowners Association. c) Any landscaping and irrigation systems located within the public rights of way located in the Plat, except that which fronts or sides any individual lot. d) The mailboxes and mailbox stands. e) Any landscaping, and any and all necessary access roads, fences, gates, retaining structures, rockeries, drainage components, splash pads, and any other appurtenances within storm detention tracts, and easements in favor of the Piper's Bluff Homeowners Association for the outfall through other parcels. f) TRACT A Drainage Tract Ownership, maintenance, and repair for the commonly owned drainage Tract A, landscaping, and facilities (excluding maintenance of the drainage facilities). No modification of the tract or landscaping within the tract shall be allowed without the City's prior written approval. This covenant shall be irrevocable and binding on all the property owners, including their assigns, heirs, and successors. ARTICLE 9 -INSURANCE, CASUALTY LOSSES, CONDEMNA TlON Section 9.1. Insurance Coverage. The Association shall obtain and maintain at all times as an Association expense an insurance policy or policies and bonds written by companies licensed to do business in Washington which provide: 9.1.1. Insurance against loss or damage by fue and other hazards covered by the standard extended coverage endorsement in an amount as near as practicable to the full insurable replacement value (without deduction for depreciation) of the Common Areas, with the Association named as insured, or such other fire and casualty insurance as the Association shall determine will give substantially equal or greater protection. 9.1.2. General comprehensive liability insurance insuring the Association, the Owners, Declarant, and any managing agent, against any liability to the public or to the Owners and their guests, invitees, licensees, or tenants, incident to the ownership or use of the Common Areas. 9.1.3. Worker's compensation insurance to the extent required by applicable laws. 9.1.4. Fidelity coverage naming the Association as an obligee to protect against dishonest acts by the Board, Association officers, committees, managers, and employees of any of them, and all others who are responsible for handling Association funds, in an amount equal to three months general assessments on all Lots, including reserves. 9.1.5. Insurance against loss of personal property of the Association by fue, theft, and other losses with deductible provisions as the Association deems advisable. 9.1.6. Such other insurance as the Association deems advisable, provided, that notwithstanding any other provisions herein, the Association shall continuously maintain in effect casualty, flood, and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for Projects established by Federal National Mortgage Association, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration, so long as any of them is a Mortgagee or Owner, except to the extent such coverage is not available or has been waived in writing by Federal National Mortgage ~ssociation, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, or Veterans Administration. Section 9.2. Casualty Losses. In the event of substantial damage to or destruction of any of the Common Areas, the Association shall give prompt written notice of such damage or destruction to the Owners and to the holders of all First Mortgages who have requested such notice from the Association. Insurance proceeds for damage or destruction to any part of the Common Areas shall be paid to the Association as a trustee for the Owners, or its authorized representative, including an insurance trustee, which shall segregate such proceeds from other funds of the Association. Section 9.3. Condemnation. In the event any part of the Common Areas is made the subject matter of any condemnation or .eminent domain proceeding, or is otherwise sought to be acquired by any condemning authority, the Association shall give prompt notice of any such proceeding or proposed acquisition to the Owners and to the holders of all First Mortgages who have requested from the Association notification of any such proceeding or proposed acquisition. All compensation, damages, or other proceeds therefrom, shall be payable to the Association. ARTICLE 10 . ENFORCEMENT Section 10.1. Right to Enforce. The Association, Declarant, and any Owner shall have the right to enforce, by any appropriate proceeding at law or in equity, all covenants, conditions, restrictions, reservations, liens, and charges now or hereafter imposed by or pursuant to the provisions of this Declaration. Failure or forbearance by any person or entity so entitled to enforce the provisions of this Declaration to pursue enforcement shall in no event be deemed a waiver of the right to do so thereafter. Section 10.2. Imposition of Fines. (a) Authority to Impose Fines: The Association shall have the right to impose monetary penalties against the owner and/or occupant of any Lot who violates these Covenants, Conditions and Restrictions or the Commtmity Regulations or other rules and restrictions adopted by the Association. The Board shall, from time to time, adopt a schedule for such monetary penalties. The schedule may provide for penalties that are assessed a single flat rate and may provide for penalties which are incurred on a periodic (daily, weekly, etc.) basis and which accrue until violations are corrected. (b) Procedure for Imposition of Fines: If the Association determines that a violation of the Covenants, Conditions and Restrictions, or the Commtmity Regulations or other rules and restrictions adopted by the Association has occurred, the Association shall send a written Notice of Violation to the owner or occupant of the Lot determined to be responsible for the violation. The Notice of Violation shall identify (I) the location where the violation has occurred, (2) the name of the person responsible for the violation, (3) the nature of the violation, (4) the action or actions required in order to cure the violation and a deadline for compliance, and (5) the rate or amount of the fine that will be assessed if the violation is not cured by the compliance deadline. In addition, the Notice or Violation shall indicate that the owner or occupant deemed responsible for the violation shall be entitled to request a hearing before the Board, provided a written request for such a hearing is submitted to the Board within fourteen calendar days after the issuance of the Notice of Violation. (c) Hearing by Board: If a request for a hearing is submitted, the Board shall conduct a factual hearing and allow interested parties to present evidence relevant to the issues of whether or not a violation has occurred and what action is required to cure the violation. The Board shall issue a written decision after the conclusion of the factual hearing. All Notices of Violation become fmal either fourteen days after they are issued if no request for a hearing i.s submitted, or on the date that the Board issues its decision following a hearing. Cd) Collection of Fines. Lien on Title: Unpaid fines assessed pursuant to Section 10.2 shall constitute liens against the Lot, be subject to the terms and conditions of this Declaration regarding liens for assessments and attorneys fees. Section 10.3. Remedies Cumulative. Remedies provided by this Declaration are in addition to, cumulative with, and are not in lieu of, other remedies provided by law. There shall be, and there is hereby created and declared to be, a conclusive presumption that any violation or breach or attempted violation or breach of the covenants, conditions, and restrictions herein cannot be adequately remedied by an action at law or exclusively by recovery of damages. ARTICLE 11 -AMENDMENT AND REVOCATION Section 11.1. Amendment by Association. Prior to the expiration of the Development Period, any amendment to the Declaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declaration may be amended only by an instrument executed by the Association for and on behalf of the Owners, provided, however, that such amendments shall have received the prior approval of a vote of the Owners having 75 percent of the total outstanding votes in the Association, and provided, however, that the obligation to maintain common areas and improvements may not be revoked without the written consent of the City of Renton. Notwithstanding any of the foregoing, the prior written approval of 51 percent of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Association's By-Laws of any of the follo"ing: voting rights, assessments, assessment liens, and subordination of such liens, reserves for maintenance, repair, and replacement of Common Areas, responsibility for maintenance and repair, reallocation of interest in the Common Areas, or rights to their use, convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lots other than as set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer a Lot; any action to terminate the legal status of the Association after substantial destruction or condemnation occurs, or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of First Mortgages. Section 11.2. Effective Date. Amendments shall take effect only upon recording in the County where the property is located Section 11.3. Additions and Amendments. Declarant hereby reserves the right to add additional properties to or delete properties from Piper's Bluff. Additional properties may include subsequent phases of Piper's Bluff, or other properties or lots that the Declarant may wish to add at Declarant's sole discretion. ARTICLE 12 -GENERAL PROVISIONS Section 12. J. Taxes. Each Owner shall pay without abatement, deduction, or offset, all real and personal property taxes, general and special assessments, including local improvement assessments, and other charges of every description levied on or assessed against his Lot, or personal property located on or in the Lot. The Association shall likewise pay without abatement, deduction, or offset, all of the foregoing taxes, assessments, and charges levied or assessed against the Common Areas. Section 12.2. Non-Waiver. No waiver of any breach of this Declaration shall constitute a waiver of any other breach, whether of the same or any other covenant, condition, or restriction. Section 12.3. Covenants Running with the Land. The covenants, conditions,restrictions, liens, easements, enjoyment rights, and other provisions contained herein are intended to and shall run with the land and shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any portion of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instruments granting or conveying any interest in any Lot and all leases or subleases shall refer to this Declaration and shall recite that it is subject to the tenus. hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. Section 12.4. Attorneys' Fees. In the event ofa suit or action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorneys fees that the prevailing party has incurred in connection with the suit or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorneys fees incurred in connection with any appeal from the decision of a trial court or any appellate court. Section 12.5. No Abandonment of Obligation. No Owner, through his non-use of any Common Area, or by abandonment of his Lot, may avoid or diminish the burdens or obligations imposed by this Declaration. Section 12.6. Interpretation. The captions of the various articles, sections and paragraphs of this Declaration are for convenience of use and reference only and do not define, limit, augment, or describe the scope, content or intent of this Declaration or any parts of this Declaration. The neuter gender includes the feminine and masculine, the masculine includes the feminine and neuter, and the feminine includes the masculine and neuter, and each includes a legal entity when the context so requires. The single number includes the plural whenever the context so requires. Section 12.7. Severability. Invalidation of anyone of these covenants, conditions, restrictions, easements, or provisions by judgment or court order shall in no way affect any other of the same, all of which shall remain in full force and effect. Section 12.8. Notices. All notices, demands, or other communications ("Notices") permitted or required to be given by this Declaration shaJl be in writing and, if mail postage prepaid by certified or registered mail, return receipt requested (if a Notice to Declarant, the Association, or to fewer than all Owners), or if mailed first-class postage prepaid (if a Notice to all Owners), shall be deemed given three days after the date of mailing thereof, or on the date of actual receipt, if sooner, except as otherwise provided in the Governing Documents. Notice to an Owner may be given at any Lot owned by such Owner; provided, however, that an Owner may from time to time by Notice to the Association designate such other place or places or individuals for the receipt of future Notices. Notices shall be addressee to the last known address of the addressee if not otherwise known. If there is more than one Owner of a Lot, Notice to any one such Owner shall be sufficient. The address of Declarant during the Development Period and of the Association shall be given to each Owner at or before the time he becomes an Owner. If the address of Declarant or the Association shall be changed, Notice shall be given to all Owners. Section 12.9. Applicable Law. This Declaration shall be construed in all respects under the laws of the State of Washington. . ' "it----- • IN WITNESS WHE~OF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARA nON THE DAY AND YEAR FIRST ABOVE WRITTEN. CONNER HOMES AT PIPER'S BLUFF, LLC. Alan J. Boeker, Manager STATE OF WASHINGTON) ) COUNTY OF KING ) On this 3rd day of April, 2015, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, Alan J. Boeker personally appeared to me known to be the Manager of Conner Homes at Piper's Bluff, LLC, which executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument. SHARON L. BRENNAN NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES OCTOBER 9, 2018 'Sh&Ji(jQ £ ~U~ Printed name: 5~6L Notary Public in and for the State of Washington My commission expires: ! Q I g 112 I Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 11111\\\11'11\ II 20150504 CITY OF RENTON BS PAGE-001 OF 002 05/04/2015 10:03 KING COUNTY, WA BILL OF SALEl Proj Name: PIPER'S BLUFF Property Tax Parcel Number: 102305-9367, ·9002, ·9144, ·9312 Project File #: LUA 14-000591-FP Street Intersection: Hoquiam Ave & 12 5t Address: 1166 Hoquiam Ave NE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grontor(s): Grontee(s): 1. Conner Homes at Pipe~s Bluff, LLC I. City of Renton, a Municipal Corporation 2. The Grantor. as named above, for, and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to the Grantee, as named above, the following described personal property: WATER SYSTEM: Length Size Ii:ru< L.F. of .. Water Main L.F. of .. Water Main L.F. of .. Water Main each of .. Gate Valves each of .. Gatc Valves each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size Type 1.231 L.F. of 8 .. PVC Sewer Main 1,017 L.F. of 4 .. D.I. Sewer Main L.P. of .. Sewer Main 8 each of !!8 .. Diameter Manholes each of .. Diameter Manholes 1 each of .. Lift Stations STORM DRAINAGE SYSTEM: Length Size Ii:ru< Additional Storm Drainage Structures: 33 L.F. of 6 .. LCPE Stann Main 1,545 LF· 12" lCPE Storm line 147 L.F. of 8 .. LCPE Storm Main 181lF· 18" LCPE Storm line 19 L.P. of 12 " D.I. Stonn Main 147 LF -24" lCPE Storm line 4 each of .. Storm Inlet/Outlet 1· Type 2 CB, 54" Control Structure 22 each of " Ty~e I Storm Catch Basin 1· Type 2 CB, 54" Emergency Overflow 1 each of 48 .. Ty~e II Manhole 1· Type 2 CB, 96" Stormfllter Manhole STREET IMPROVMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk 2,201 L.F. Asphalt Pavement: ;).li' 't.r SYor L. F. of Width 6/).;1-1'/ STREET LIGHTING: # of Poles 21 By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever, O:\Fonns\PBPW\BILLSALE2.DOC\bh Page 1 IN WIl&HEREOF, said Grantor has caused this instrument to be executed thisUaay o,~~ /1) lu .L '2-0/0/ J:!-si cAtt:1 OC!.."T>fhVtfj. 6J(fico ki"., J. Ijo~l<.~ r INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal\l'll,t,a.HiitlJin box STATE OF WASHINGTON ) SS \\\'~ p.Ry It. "1, COUNTY OF KING ) ~\ I, ... ... ,~ .... ~~' I certify that I know or have satisfactory evidence that A-I",~ j, iZ£,e_t~ $' ", " ~ ~. '''' ... . ~ :-• l'bAIQQg • ~ signed this instrument and i: "'wa',: -• COAtAt .-acknowledged it to be hislher/their free and voluntary act for the uses and purposes :. 'EXPrIlE$':: ment~e instrument . . . ~ i "", OCT Jl, 2Ol8 : ! .hIfl/}'\a~ G<hc~ -:.. . .: ~V.A' .'tI, ~ ~ q. '0 • .:-Not...... ;Z;lic in and for the State of Washington "'1, Q •••• ~<II( ........ "'1 ~~AQ ,\,\\ Notary ( rint) L.'=j"'" rl'1c-d<-UCt.!XS III \,\ """ 1111"'" My appointme? extres: ((}-(?=-l I?- Dated: ({ Il 'd~lI'·-1 REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instmment. on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntal)' act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) On this ---day of ,20 __ . before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation. for the uses and purposes therein mentioned. and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: O:\Fonns\PBPW\BILLSALE2.Doabh Page 2