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Home My WebLink AboutReport 1" ,- ,1; :r-- lBQ--'----- ~'l.\.I,31o:¢' \.O~ I; .. _---j-- 170-· ~ -====; >,60-' g --; 150 , .1 :~=-11.01-,---j;c':"-- -- eel c.'~'!8:5[ J:S'36 " " '\ ,\\ \'~ I ---, • \ \ '1-~ .-{/ ST&..EP sl...OPE \ _. r \ 'SENSIT1'IE """''' 1\ c, ~ . \ \ \:.;j \ i\)~" tI) .\----~~~~~+\ -~. "00--~,~ ~ -RG!UfHI~SCl-LE i ' ' , ;~ ~ .' < 18"'J '-lJ,' ~1 ." EXISTING INTERSECTING Iiii. IIiII Io;;;wI--I t:;, ,on F DRI'VEWAY, PERPENDICUlAR I!.!':. ~)"-II : ;'1"(/ ~~=~~p~~ESSED '-' I! ~ " \' " I' '" . 1\ r" \ (") i ~ I, ' ' '. '.~.\ ,e 'I' Pol , \'-~ ',EXISnNG ':ii : , " " . . , 'I" R 'I';:> '\ \ ' \ ~ ,,~RIVEWA'(. S:~·jE'~,~.::: 9].90 ';::' ,: ~ (,'\ .i :ri-~~-1~; :e~.:.'~~~ , ~ ( ! __ \",___ '"."" ,I (iARl>tGEF~R1~.94, .. ",_,< "::" •• ,' ._ .... .-,.,'" ~,'eGREssAhllU1lUTESEASEMENT .J., ;> <~.,_~ 9, ~: ~' ~: --~:+-~_ 0 ~ \',~·-:~'~:~~·-~:;L~~~:~~\<. ---~ \ -~ ------.. / -4 ,r;;'w'':'Sr 2.'~'t.,;,'[-~?o~~\ \/ ';-; c.: \ ':"1 ~ ~-v.>U-u':,,¥.t·"x>-,,/;'.u;---::4(('.~.:.-;..t·, ,~:S5 l~' . c' .-.--EXlSmWCEOfROOtER'( i CB 2 ", NEW CONCRETE DRIVEWAY r . EXIST. CB 1ST. 1+77.2 RIM -··~.69' RIM"'148.52' IE W -132.49' S" PVC IE N .. 143.52' 8' PVC IE N -132.34' 12' PVC IE W -1.43.82' 8" PVC IE E -143.15' 8' PVC I '11 1 1 --:d-~; --:---: 'm . ju II"u-:-~ r-ell. ie .,c~ fj= 1 L --+- _+-.. , '. _ ~'_<-> }~-"c _ .• ' .. ----------, ---~-I---,--.. TWl -~=+::-:--~=?-~:~~----~ ''::-:--::~' ,--.,---, ,~,..ll' __ oj '.'=J= i -,- :'=-c __ ~~=j'-=-L:-F':- f ----------'---- " --'---j--- -j ~=-:--b , 1i I" I I ,- 'iEWA91' i i. [. I ----r:--~--·l==·~· ·At~ .. '" ST.o.TION i-I ~c, j~~ W::~-~ ---.:L_ --__ c--.[;~ ---~;~~~~-~~: -----i- MO."-+:::-::::: ~.f-m .. -----,--~ I ______ , -' ". -r ~~~n ---~--:--:::-_t~f)( .• =-~ .~J • • ~ ~~ "'~ ",i 1 o.!I: ~~ !j!1 I ~"l ~~ ~1 a~ l~~~ oj . !;iw 'J:~~ ~i , ; ~ 3 >-i ~ i5 ~ II; ~ Io'ol ~ 8 ~ lfl~ <12 5 :5 ~ ~ E!~ ~ N 5 ~o I!! lit ... "-l Z O)...J 11-uo><w .,. ~ ~ ~ 2 ~ S~fT' r 0' , CITY OF RENTO~ DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 6, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: 323 Stevens Ave SW Driveway Variance LUA (file) Number: LUA15-000626, V-A Cross-References: AKA's: Project Manager: Jill Ding Acceptance Date: September 3, 2015 Applicant: Sunny Singh, HSGC Homes Inc. Owner: Renton 6 , LLC Contact: Dennis Alfredson, Plat and Site Civil Design PID Number: ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved with Conditions Date: October 2, 2015 Appeal Period Ends: October 16 2015 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Applicant is requesting an administrative Variance for the construction of a driveway with a 38 percent grade. The maximum driveway grade permissible is 15 percent. The project site is located within the Residential-8 (R-8) zone and totals 15,256 square feet in area. A new single family residence is currently under construction on the project site under permit number B14001466. Protected slopes (slopes with grades exceeding 40 percent) are located on the north central portion of the project site and a high landslide hazard area is mapped across the project site. Access to the site is proposed via a driveway off of Stevens Avenue SW. Location: 323 Stevens Ave SW Comments: .. ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Sianificance-Mitiaated: OS -Determination of Sianificance. i ADVISORY NOTES TO APPLICANT LUA 15-000626 Application Date: August 20, 2015 Name: Building Permit 323 Stevens Ave SW - Site Address: 323 Stevens Ave SW Renton, WA 98057-2328 Version 1 October 05, 2015 On the 3rd day of September, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Oennis Alfredson Renton 6 LLC Sunny Singh 300' Surrounding Properties (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) Contact Owner Applicant See Attached ""'\\\\111111 "" \,."'< PO"", 111// ~ OV ,:.. .. "'''\\~I'' 4$"A\ 1,/ =->0 ~<;.t."IOtI.I!'" . 1;" I -,.~~ ~~ V' 'l. I certify that I know or have satisfactory evidence that Jenny Cisneros ."' f! +OT~"I-'\\ ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for !he ~~s and·purp~sls § mentioned in the instrument. .~ .. ~. '\ ""'.~~1 ~ § " . .". "1, (1-29-'\ J;. =- " '(t-'''''''-''; " -- Dated: .k "J,.nrJ&! 3 ;;lQ (5 " '. O~ ~~. ,--- r ) Public in and for the State of Washin~tan'" ",., Notary (print): ____ ....:\-\....:..::..A,D ..d""'l~"T--.l--1'>...JO""" ... !~"'"'lm=..;'--.-O-1 ,,--------- My appointment expires: ,_~\ <>(. "\ 0'-T Stevens Ave Driveway Variance LUA15-000626, V-A template -affidavit of service by mailing 2143700094 2143700205 2143700156 ALEJANDRO LEON+HAZEL GUMIRA ATTINGER LINDA J BACIC WILLIAM JON 17403 SE 196TH DR 608SW 3RD PL 253 EARLINGTON AVE SW RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98055 8663500075 2143700005 2143700186 BELLOWS / MITCHELL BENNETI MICHELLE K BENTLER JOHN MICHAEL 401 SW LANGSTON RD 360 STEVENS AVE SW 302 EARLINGTON AVE SW RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98055 8663500065 8663500060 2143700157 BOWEN BOWEN KELLY D+LlNDA D BUCHER JOHN R+SUSAN E PO BOX 783 315 SW LANGSTON RD 525 SW LANGSTON RD RENTON, WA 98057 RENTON, WA 98055 RENTON, WA 98055 2143700265 2143700075 2143700320 CASSERD ROBERT A CHAN SUE FONG CHAN SUE FONG 1606 -42ND AVE SW PO BOX 2221 PO BOX 2221 SEATILE, WA 98116 RENTON, WA 98056 RENTON, WA 98056 2143700106 2143700070 2143700305 DHINDSA PAL S DUANE ANGELA+JEFFREY BUSCH EGAN BRENDAN J 252 EARLINGTON AVE SW 330 STEVENS AVE SW 327 STEVENS AVE SW RENTON, WA 98055 RENTON, WA 98057 RENTON, WA 98055 2143700100 1823059117 2143700275 FECTEAU ALEXIS D GRIFFIN CAMERON L HANKINS MALINDA 5075W LANGSTON RD PO BOX 1666 500SW 3RD PL RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98057 2143700155 2143700255 1823059255 HARRISON MICHELLE B JACKSON KEITH S+KATHERINE A JONES JOHN R+PAMELA C 260 EARLINGTON AVE SW 516SW 3RD PL 408 LANGSTON RD SW RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98055 2143700230 2143700095 2143700035 LlSSMAN JOHN J LUDAN SANTIAGO+JEAN GUMIRAN MARTIN MARIELLE E 2866 SAINT ANTON CT 501 SW LANGSTON RD 324 STEVENS AVE SW LISLE, IL 60532 RENTON, WA 98057 RENTON, WA 98055 2143700245 2143700140 2143700060 OHLSEN ALEX R+PAMELA S ONISHI HOWARD T+LlNDA PADDOCK MICHAEL W+CYNTHIA J 524SW3RD PL 3752 S 194TH ST 338 STEVENS AVE SW RENTON, WA 98055 SEATAC, WA RENTON, WA 98055 2143700180 1823059144 2143700025 PETERSON KATHERINE EILEEN+B PHAMTHU PIENH CHENG VA+MUANG L SAEC 264 EARLINGTON AVE SW 5101 NE 10TH PL 354 STEVENS AVE SW RENTON, WA 98057 RENTON, WA 98056 RENTON, WA 98055 2143700080 2143700065 2143700076 PULLEN JEFFREY RAVSTEN JON E+ELAINE T RENTON L2 LLC PO BOX 38 318 STEVENS AVE SW 19205 56TH AVE W SOAP LAKE, WA 98851 RENTON, WA 98055 LYNNWOOD, WA 98036 2143700321 1823059207 1823059028 WA L3 LLC RICHARDS KIMBELRY L RIVERO DIEGO LlRA+KAYLEE BO 19205 56TH AVE W 510 SW LANGSTON RD 502 SW LANGSTRON RD LYNNWOOD, WA 98036 RENTON, WA 98057 RENTON, WA 98057 2143700046 2143700266 2143700322 ROBISON JAMES L SAECHAO CHENG FIN+SAEPHAN S STAPLETON STEVEN A+AMELIA S 9670 RAINIER AVE S 507 SW 3RDST 321 STEVENS AVE SW SEATTLE, WA 98118 RENTON, WA 98055 RENTON, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 315 Lind Ave SW APT 3 330 SW Sunset Blvd 295 Lind Ave SW APT 3 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 348 Lind Ave SW APT 31 305 Lind Ave SW APT 10 330 SW Sunset Blvd APT 11 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 19 348 Lind Ave SW APT 36 295 Lind Ave SW APT 11 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 348 Lind Ave SW APT 25 330 SW Sunset Blvd APT 16 295 Lind Ave SW APT 5 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 315 Lind Ave SW APT 7 348 Lind Ave SW APT 29 348 Lind Ave SW APT 34 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 325 Lind Ave SW APT 3 305 Lind Ave SW APT 11 330 SW Sunset Blvd APT 9 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 315 Lind Ave SW APT 8 348 Lind Ave SW APT 27 348 Lind Ave SW APT 37 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 17 330 SW Sunset Blvd APT 18 295 Lind Ave SW APT 8 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 315 Lind Ave SW APT 1 348 Lind Ave SW APT 9 330 SW Sunset Blvd APT 7 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 325 Lind Ave SW APT 5 325 Lind Ave SW APT 6 348 Lind Ave SW APT 33 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 305 Lind Ave SW APT 12 330 SW Sunset Blvd APT 24 305 Lind Ave SW APT 1 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 348 Lind Ave SW APT 11 315 Lind Ave SW APT 2 305 Lind Ave SW Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 1 305 Lind Ave SW APT 5 305 Lind Ave SW APT 8 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 315 Lind Ave SW APT 5 330 SW Sunset Blvd APT 10 330 SW Sunset Blvd APT 12 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 325 Lind Ave SW APT 2 305 Lind Ave SW APT 9 330 SW Sunset Blvd APT 3 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 5 295 Lind Ave SW APT 4 295 Lind Ave SW APT 9 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 348 Lind Ave SW APT 30 330 SW Sunset Blvd APT 22 305 Lind Ave SW APT 2 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 6 295 Lind Ave SW APT 10 330 SW Sunset Blvd APT 13 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 8 305 Lind Ave SW APT 7 295 Lind Ave SW APT 7 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 295 Lind Ave SW APT 2 348 Lind Ave SW APT 26 348 Lind Ave SW APT 28 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 305 Lind Ave SW APT 4 325 Lind Ave SW APT 1 325 Lind Ave SW APT 4 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 305 Lind Ave SW APT 6 348 Lind Ave SW APT 12 330 SW Sunset Blvd APT 23 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700085 Tenant Tenant Tenant 330 SW Sunset Blvd APT 14 330 SW Sunset Blvd APT 15 413 SW Langston Rd APT B Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700085 2143700046 2143700046 Tenant Tenant Tenant 413 SW Langston Rd APT A 295 Lind Ave SW APT 12 315 Lind Ave SW APT 4 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 20 295 Lind Ave SW APT 1 348 Lind Ave SW APT 10 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 330 SW Sunset Blvd APT 2 305 Lind Ave SW APT 3 295 Lind Ave SW APT 6 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700046 2143700046 Tenant Tenant Tenant 348 Lind Ave SW APT 32 330 SW Sunset Blvd APT 21 330 5W Sunset Blvd APT 4 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 2143700046 2143700196 2143700197 Tenant TILL ANDREW+DAWN TROVER MARSHALLJ 315 Lind Ave SW APT 6 324 EARLINGTON AVE SW 316 EARLINGTON AVE SW Renton, WA 98057 RENTON, WA 98055 RENTON, WA 98055 2143700130 2143700276 2143700105 VANDOREN JANET WALCZYK BRIAN+REDDING BEATR WANG YANG 517 SW LANGSTON RD 343 STEVENS AVE SW 511 SW LANGSTON RD RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 1823059145 2143700248 2143700277 WILLIAMS KENNETH A WILLIAMS KENNETH W WRIGHT F. AUGUSTUS II+REED A. BRANDY 410 SW LANGSTON PL 314 EARLINGTON AVE SW 335 STEVENS AVE SW RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 980SS DEPARTMENT OF COMI\,~,JlTY AND ECONOMIC DEVELOPMENT entail€) ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DA TE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: October 2, 2015 323 Stevens Ave Variance Renton 6, LLC, 19205 56 th Avenue W, Lynnwood, WA 98036 Sunny Singh, HSGC Homes, Inc., 5313 Highland Drive SE, Auburn, WA 98092 Dennis Alfredson, Plat and Site Civil Design, LLC, 37702 280 th Place SE, Enumclaw, WA 98022 LUA15-000626 V-A Jill Ding, Senior Planner Applicant is requesting an administrative Variance for the construction of a driveway with a 38 percent grade. The maximum driveway grade permissible is 15 percent. The project site is located within the Residential- 8 (R-8) zone and totals 15,256 square feet in area. A new single family residence is currently under construction on the project site under permit number B14001466. Protected slopes (slopes with grades exceeding 40 percent) are located on the north central portion of the project site and a high landslide hazard area is mapped across the project site. Access to the site is proposed via a driveway off of Stevens Avenue SW. 323 Stevens Avenue SW 15,256 Square Feet (0.35 acres) Project Location Map 323 Stevens Variance Report City of Renton Deportment of Commun' -Economic Development 323 STEVENS AVE VARIANCE Report of October 2, 2015 I B. PROJECT DESCRIPTION/BACKGROUND: ministrative Variance Report & Decision WA15·000626, V·A Page 2 of 6 A single family residence is currently under construction on the project site under permit number B14001466. As construction on the single family residence progressed, it was noticed that it would be difficult to regrade the driveway to comply with the maximum 15% driveway slope permitted by City Code (RMC 4·4-0801.6). The total length of the driveway is approximately 130 feet, the majority of the driveway, 111 feet, would have a grade of 13%, the last 19 feet would have a grade of approximately 38%. The lll-foot portion of the driveway is a shared driveway, which also provides access to the residence located at 321 Stevens Avenue SW (north of the project site). The shared driveway has already been constructed making it difficult for the applicant to regrade the driveway to achieve the 15% grade. I C. EXHIBITS: The following exhibits were entered into the record: Exhibit 1: Exhibit 2: Exhibit 3: ~ D. FINDINGS: Site Plan/Driveway Profile Variance Justification Neighborhood Detail Map Having reviewed the written record in the matter, the City now makes and enters the following: 1. Request: The applicant is requesting a variance from the 15% maximum driveway slope permitted by City Code (RMC 4-4-0801.6) to a maximum slope of 38% for the last 19 feet of the driveway. 2. Administrative Variance: The applicant's submittal materials comply with the requirements necessary to process the administrative variance. The applicant's neighborhood vicinity map, site plan and justification are provided as Exhibits 1-3. 3. Existing Zoning and Land Uses: The zoning of the project site and all properties within the project vicinity is Residential-8 (R-8). The surrounding properties to the north, south, west and east are developed with single family residences. I E. CONSISTENCY WITH VARIANCE CRITERIA: Section 4-9-250B.5.a lists 4 criteria that the Planning Director is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Planning Director shall have authority to grant an Administrative Variance upon making a determination, in writing, that the conditions specified below have been found to exist: 1. The applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property, and the strict application of 323 Stevens Variance Report City oj Renton Department oj Commun· Economic Development 323 STEVENS AVE VARIANCE Report of October 2, 2015 ministrative Variance Report & Decision LUA15-000626, V-A Page 3 of 6 the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances exist on the subject property and the strict application of the Zoning Code would deprive the property owner of the right and privilege of providing driveway access to the garage_ There is an approximately 30% overall slope across the project site, with 40% (protected slopes) located along the north property line. In addition, there is a shared driveway easement over 111 feet ofthe approximately 130-foot long driveway. The shared driveway was previously constructed to provide access to the residence at 321 Stevens Avenue SW. This shared driveway would have needed to be constructed approximately 4 feet higher to accommodate a 15% slope along the entire length of the driveway. As it stands now, the existing shared driveway has a maximum slope of 13%. Staff has reviewed the requested variance and concurs that due to the existing topography on the project site and the elevation of the existing shared driveway, the applicant is unable to provide a driveway with a maximum slope of 15% to the residence under construction and that the granting of a variance for a 38% slope would allow the home owner to have vehicular access to a garage. Without the granting of the variance the property owner would be deprived the opportunity to park their vehicle in a garage, which is a right enjoyed by other property owners. 2_ That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that the granting of the variance would not be detrimental to the public welfare or injurious to surrounding properties because the portion of the driveway that exceeds the 15% maximum slope is the portion of the driveway that only serves 323 Stevens Avenue SW. The shared driveway has a maximum slope of 13%, which complies with the driveway standards. In addition, fire department access would not be adversely impacted. Fire apparatus would utilize the shared driveway for access, which has a 13% slope. Fire apparatus would not need to utilize the 38% driveway slope for emergency access. Therefore, the requested variance would not be detrimental to the public welfare or injurious to other properties in the vicinity. Staff concurs that the construction of a private driveway, with a 38% slope, serving only 323 Stevens Avenue SW would not be detrimental to the public welfare or injurious to surrounding property in the vicinity. However, it is anticipated that stromwater would run down the new driveway. When a driveway exceeds 8% grade Renton Municipal Code requires a slotted drain is installed along the downhill edge of the driveway to contain stromwater runoff. As such, staff recommends, as a condition of approval, that a slotted drain or another storm water facility as approved by the City of Renton be installed as a part of the driveway to ensure that stromwater run off does not run off onto neighboring properties. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant contends that the requested variance from the maximum 15% driveway slope would not constitute a grant of special privilege as the purpose of the variance is to allow the property owner driveway access to their garage. 323 Stevens Variance Report City of Renton Department of Commun· Economic Development 323 STEVENS AVE VARIANCE Report of October 2, 2015 ministrative Variance Report & Decision WAIS-DDD626, V-A Page 4 of 6 Staff concurs that the approval of the requested variance would not be a grant of special privilege_ The requested variance for a driveway with a maximum slope of 38% would allow for driveway access to the garage of the residence under construction (permit number 614001466) on the project site. In addition, it is not possible to regrade the driveway to comply with the maximum 15% slope requirement due to the elevation of the existing driveway to the east, which provides access to 321 Stevens Avenue SW from the existing shared driveway easement over the eastern portion of the project site. 4. That the approval is a minimum variance that will accomplish the desired purpose: The applicant contends that approval of a variance to allow for the installation of a driveway with a maximum grade of 38% is the minimum variance that will accomplish the desired purpose of providing driveway access to the garage being constructed under building permit 614001466. Staff concurs that the requested variance for the installation of a driveway with a maximum slope of 38% is the minimum variance necessary to allow driveway access to the garage for the single family residence under construction (614001466) on the project site. II F. CONCLUSIONS: 1. The subject site is located at 323 Stevens Avenue SW. The site is within the Residential-8 (R- 8) Zone. 2. The applicant's proposal is to install a driveway with a maximum slope of 38%. 3. The analysis of the proposed addition was evaluated according to variance criteria and is found in the body of the Staff Report. 4. During the course of the review, staff determined that the proposed addition meets the four (4) criteria to be considered in making a decision on a variance request as specified in RMC 4-9- 2S06S.a. Special circumstances apply to the subject site which impose undue limitations on the property; the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is Situated; the granting of the variance does not constitute a grant of special privilege inconsistent with the limitation upon the use of other properties in the vicinity and zone in which the subject property is located; and the approval ofthe variance request would be the minimum variance necessary to accomplish the desired purpose. I G_ DECISION: The 38% driveway slope Administrative Variance for 323 Stevens Ave Project, File No. lUA1S-000626, is hereby approved with conditions. 1. A slotted drain or another stormwater facility as approved by the City of Renton shall be installed as a part of the driveway to ensure that stormwater run off does not run off onto neighboring properties. 323 Stevens Variance Report City oj Renton Department oj Commun' Economic Development 323 STEVENS AVE VARIANCE Report of October 2, 2015 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, AICP, Planning D ct Department of Community & Economic Development TRANSMITTED this 2nd day of October, 2015 to the Owner: Renton 6, LLC 1920556" Avenue W Lynnwood, WA 98036 TRANSMITTED this 2'd day of October, 2015 to the Applicant: Sunny Singh HSGC Homes, Inc. 5313 Highland Drive SE Auburn, WA 98092 TRANSMITTED this 2nd day of October, 2015 to the Contact: Dennis Alfredson Plat and Site Civil Design, LLC 37702280" Place SE Enumclaw, WA 98002 TRANSMITTED this 2nd day of October, 2015 to the following Parties of Record: No Parties of Record TRANSMITTED this 2nd day of October, 2015 to the following: Chip Vincent, CEO Administrator Craig Burnell, Building Official Vanessa Dolbee, Current Planning Manager Brianne Bannwarth# Development Engineering Manager Fire Marshal Renton Reporter ministrative Variance Report & Decision LUA1S-000626, V-A Page50f6 I () /2, ( "lO I ) Date I H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERA TlON, & EXPIRA TlON The administrative land use decision will become final if it is not appealed within 14 days of the effective date of decision. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on October 16, 2015. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680}. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall- 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 323 Stevens Variance Report City of Renton Deportment of Communi Economic Development 323 STEVENS AVE VARIANCE Report of October 2, 2015 ninistrative Variance Report & Decision LUAIS-000626, V-A Page 6 of 6 RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-2508.17. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. 323 Stevens Variance Report ~'l,.I,!I1i1¢ \.O~~ 1'1':',' ~ " I ,,, '\ 'srt,EPSI".OPE\ ,;,<. \ 'SEN,Srrf\lE AREA"':] \.:: ".1'1 I I I 'lot'O GARAGE FLR 15'7 .~[.' , , I NEW CONCRETE DRIVEWAY ~ I 'otO:J~ :1', I:~ .• i , i ,! , ~ ! r I I .. ~GR .. ,tHI~ SCl-LF. ~ EXISTING INTERSECTING ~_~ ---l DRIVEWAY, PERPENDICULAR , I..:~ '.'"11" TO NEW DfW ADDRESSED UNDER THIS PERMIT , EXISTING DRIVEWAY ,.,'" 20' 1NGREss.~SSANOUl1LITESEASBIEHT I .al ,,"_),' , ,e",""I ~ EXISTWoF1JOF~. ' , EXIST. CB 1 ST. 1+77.2 R1M"148.52' IE N .. 143.52' S' PVC IE W .. 143.82' 8" PVC IE E • 143.15' S' PVC CB2 RIM .... 136.69' IE W" 132.49' S" PVC IE N ,. 132.34' 12' PVC ~ '" i -.: ~ ~ ~ '" , '11' 19o -----_____ "_ -F ,----" " T II " ri 1 , J i "! , I , I I "," i ! :1 • I AYI 'I , ~ : ~~ 0... !', -i H Eoot OF, NEW CONCRETE DAIVEW dRETlc.Ali. MINIMUM GR£E. ~ ?9* i .---."'flOl""·",'-, :'! 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U 0 i::l t5 )00 ~~ "'Sf ; ~ 2 CL ~ > ~ .PLAT & SITE CIVIL DESIGN, LLC Jill Ding City of Renton 1055 S Grady Way Renton, W A 98057 RE: Building Permit for 323 Stevens Ave August 4,2015 Variance Request for Driveway Slope Dear Ms. Ding: VARIANCE NARRATIVE: The Variance requested is to: Permit the final-25ft ofa 145' driveway to be at -38% grade. The parcel is zoned residential R8, as are all surrounding properties. The buildable portion of the lot is very steep. A building permit has been issued by the City for a new house. The house is near finished. The time to pour the new driveway was approaching. At this time, the inspector pointed out to the owner/builder that it will be difficult to regrade the driveway to City standard maximum slope of 15%. A second driveway, this one from the adjacent single-family home, intersects with the subject driveway. Because that driveway is under other ownership, it cannot be disturbed. That existing intersecting driveway is over 4 ft lower than the elevation would be if a driveway slope of 15% slope from the garage floor was theoretically achieved. Clearly, it cannot work. The remaining length of the driveway would remain at its current 11-13%. (Note: The existing intersecting driveway from the adjacent lot is -3% from the intersecting point; i.e, close to flat. Thus it has no practical relief to offer even if permission to regrade that driveway was sought and received from its owner.) Office: 1036 Cole St Mail: 37702280· PI SE Enumclaw, WA 98022 Tel (253) 334-6990 email dennis@platandsitecivildesign.c( EXHIBIT 2 No excavation, tree removal, landscaping, drainage issues, site improvements, off-site improvements, or sensitive areas are affected by this variance. VARIANCE JUSTIFICATION: • Due to: I. The -30% existing overall slope, with 40%+ slopes (categorized as "sensitive") in proximity to the building; 2. The existence of an intersecting driveway that is -4 ft lower than could accommodate a 15% slope; it would not be possible to build a driveway at the code-specified 15% slope. • No effect will be felt by any person other than the occupants of the house by the granting of this Variance. • No effect on any other parcel will result from this Variance. • The Variance will simply make possible a driveway to a garage on a single-family zoned lot. No special privilege will result. • No alternative to this variance is available. Further Notes: I. Only the final-25 ft of the 145-ft driveway is affected. 2. Because the existing site slope is -30%, moving the house back would have meant digging even deeper into the hillside, then building a back yard wall at least 15 ft high, plus side yard walls, as well as high walls at the sides of the driveway. As it is, the usable back yard of the house is shallow, with a 6-ft wall at back and 30% slope above. 3. Fire dept access is not affected. Fire trucks would not pull to within 25 ft of the house in any event. The spot where they would park is sloped at 13%. 4. The City issued the permit, and many $thousands have been subsequently spent. Respectfully, PLAT & SITE CIVIL DESIGN LLC Dennis Alfredson, P.E. On th e new driveway facing the. garage, the intersecting driveway to the right. '. , - F rom th e gara ge lo oking towa rd th e stree t. Onl y the curr entl y unp ave d por tion is und er di sc uss ion of thi s Va riance Re qu es t. On th e propos ed new driveway looking at the exi s ting intersecting driveway . " ---, From adjacent driveway looking back o nt o th e inte rsect ion. The propose d new driveway wi ll s lope up to the ri g ht to the garage s een o n th e ri g ht s id e. I I / l r~7~---~ j -, ••.. L J~Y1La '. rT~-t------'-~-"~=--. LJ I 1 I I ___ ..... f!2~t O'n ~ J I ('-' -'-----..:: -""'-. I' r l. T-' -, ...... _._(.., " , I -"---~ --.--.'--____ L ' I i' .' I '--T'--'~~ .. 1. 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SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: October 1, 2015 323 Stevens Ave Variance Renton 6, LLC, 1920S 56'h Avenue W, Lynnwood, WA 98036 Sunny Singh, HSGC Homes, Inc., 5313 Highland Drive SE, Auburn, WA 98092 Dennis Alfredson, Plat and Site Civil Design, LLC, 37702 280'h Place SE, Enumclaw, WA 98022 LUA15-000626 V-A Jill Ding, Senior Planner Applicant is requesting an adm inistrative Varia nce for the construction of a driveway wit h a 38 percent grade. The maximum driveway grade permissible is is percent . Th e project site is located within the Residential- 8 (R-8) zone and totals 15,256 square feet in area. A new sing le family residence is currently under construction on the project site under permit number 814001466 . Protect ed slopes (slopes with grades exceeding 40 percent) are located on the north central portion of the project site and a high landslide hazard area is mapped across the project site. Access to the site is proposed via a driveway off of Stevens Avenue SW . 323 Stevens Avenue SW 15,256 Square Feet (0.35 acres) Project Location Map 323 Stevens Variance Report Leslie Betlach Plan Review Routing Slip Plan Number: LUA15-000626 Name: Building Permit 323 Stevens Ave SW Site Address: 323 STEVENS AVE SW Description: Applicant is requesting an administrative Variance for the construction of a driveway with a 38 percent grade. The maximum driveway grade permissible is 15 percent. The project site is located within the Residential-8 (R-8) zone and totals 15,256 square feet in area. A new single family residence is currently under construction on the project site under permit number B14001466. Protected slopes (slopes with grades exceeding 40 percent) are located on the north central portion of the project site and a high landslide hazard area is mapped across the project site. Access to the site is proposed via a driveway off of Stevens Avenue SW . . --~ -...~ .. _ ....... _ .. _ ...........• _ ....•...........•..•......•.........................•• _............................................................... •...•............ ..... .... .......... . Review Type: Community Services Review-Version 1 Date Assigned: Date Due: 09/02/2015 09/17/2015 Project Manager: Jill Ding Environmentallmpact Earth Air Water PI ants Land/Shoreli ne Use Animals Environmental Health Energy/Natural Resources Housing Aestheti cs Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreati on Airport Environmental Uti I ities 10,000 feet Tra ns portati on 14,000 feet Public Service Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments, Reviewed with Comments -1 have reviewed the project and and 1 have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and 1 have added corrections in Corrections. 7--1-15 Signature of Director or Authorized Representative Date Denis Law C' f __ ~May~or~~'t~~\~ September 3,2015 Dennis Alfredson Plat and Site Civil Design 37702 280th PI SE Enumclaw, WA 98022 Community & Economic Development Department C.E. "Chip"Vincent, Adm in istrator Subject: Notice of Complete Application 323 Stevens Ave SW Driveway Variance, LUA15-000626, V-A Dear Mr. Alfredson: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6598 if you have any questions. Sincerely, Jill Ding Senior Planner cc: Renton 6, LlC / Owner(s) Sunny Singh / Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov _ ............... ~rR:enton ® NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO' -Planning Division of the CIty of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPUCATION: Septernber3,Z015 PROJECT NAME/NUMBER: 323 Stevens Ave SW Driveway Variance / LUA1S~000626, V-A PROJECT DESCRIPTlON: Applicant is requesting an administrative Variance for the construction of a driveway with a 38 percent grade. The maximum driveway grade permissible is 15 percent. The project site is located within the Residential-8 (R·S) zone and totals 15,256 square feet in area. A new single family residence is currently under construction on the project site under permit number 814001466. Protected slopes (slopes with grades exceeding 40 percent) are located on the north central portion of the project site and a high landslide hazard area is mapped across the project site. Access to the site is proposed via a driveway off of Stevens Avenue SW. PROJEcr LOCATION: 323 Stevens Ave SW PERMITS/REVIEW REQUESTEO: Variance APPLICANT/PROJEcrCONTACT PERSON: Dennis Alfredson / Plat and Site Civil Design, LLC /37702 2SOth PL SE / Enumclaw, WA 98022/253-334-699/ dennis@platandsitecivildesign.com Comments on the above application mu5t be submitted in writinl to Jill Din., Senior Planner, Department of Community &: Economic Development, lOSS South Grady Way, Renton, WA 98057, by 5:00 p.m. on September 17, 2015. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-6598. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: AUGUST 20, 2015 NOTICE OF COMPLETE APPLICATION: SEPTEMBER 3, 2015 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: 323 Stevens Ave SW Driveway Variance / LUA1S-000626, V-A NAME: __________________________________________________________________ _ MAILING ADDRESS, ____________________________ City/State/Zip: __________ __ TELEPHONE NO.: __________________________ _ _D~~RTMENT OF COMMU Y AND ECONOMIC DEVELOPMENT entail@) Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Renton 6, LLC PROJECT OR DEVELOPMENT NAME: Building Permit 323 Stevens Ave SW ADDRESS: 19205 56th Ave W PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 323 Stevens Ave SW 98057 CITY: ZIP: Lynwood 98036 TELEPHONE NUMBER: 206-604-2600 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2143700323 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): vacant Sunny Singh COMPANY (if applicable): PROPOSED LAND USE(S): single family home HSGC Homes, Inc, EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 5313 Highland Dr SE RMD PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) Auburn 98092 TELEPHONE NUMBER: EXISTING ZONING: R-8 206.6042600 CONTACT PERSON PROPOSED ZONING (if applicable): NAME: SITE AREA (in square feet): 15256 Dennis Alfredson SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Plat and Site Civil Design, DEDICATED: 0 LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 37702 280th PI SE 2600 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) Enumclaw 98022 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 253.334.6990 dennis@platandsitecivildesign,com NUMBER OF NEW DWELLING UNITS (ifapplicable): 1 AUr, 20 7[' J _. ,J 1 C:\Users\User\Documenls\SUNNY SINGH RENTON PROJ 2013\VARIANCE REQUEST\masterapp,doc Rev: 02/2015 · . I .• ':>J ECT INFO RMA Tr-:IO=-:N-=-x ('c:c::0'-'-'n'-=.,=,,=ue=-:d=I) _______ --. NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 3500 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 o AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 0 0 FLOOD HAZARD AREA __ sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 0 GEOLOGIC HAZARD __ sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION __ sq. ft. applicable): 0 0 SHORELINE STREAMS & LAKES __ sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 0 WETLANDS __ sq. ft. ---.. ~.--.-.-. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE sw QUARTER OF SECTION 18, TOWNSHIP 23, RANGE 05, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Sunny Singh, declare under penalty of perjury un~r.!lJ" laws of the State of Washington that I am (please check one) o the current owner of the property involved in this application o\JA'1he authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that S A. Y\ Y\ \.d acknowledge it to be his/herllheir free and voluntary a""'ct-;fo-r""th"'e'"'ul...sLells -'.anJLnal-_,:~'=~~rX-'~--;-"'--;;---7 .L/'-~----- Dated Notlry Public Stlte of WI.hington AACHAEL M JOHNSON My Appointment Expires Mar 27, 2017 Notary Public in n for the State of Washington J~\.cf,.(~d ~\ 10 hIl S o(~ Notary (Print): My appointment expires: ~ j:A \ f ') 0 \ "] 2 C:\Users\User\Documents\SUNNY SINGH RENTON PRO) 2013\VARIANCE REQUEST\masterapp.doc Rev: 02/2015 8{18(2r.15 Kirg County Department 01 Assessments: eReal Property r II [=--1 .r-I~-. ------- Reference Link! Parcel Number 214370-0323 , Nama RENTON 6 LLC Site : Address legal EARLINGTON ADD LOT 6 OF RFNTON SHORT PLAT #LUA-05-131 SHPl REC 20080610900019 SD SP BEING LOTS 1 & 2 TGW S 50 FT OF LOlS 3 & 4 TGW LOTS 35 & 36 OF SO PLAT Year Built ,Total Square Footage Number Of Bedrooms , Number Of Baths Grade Condition Lot Size Views Waterfront Tax Year: 2015 Levy Code: 2100 Pori 15256 No -', ;.,' ,:. . Current Picture' Total Levy Rate: $12.63329 36.60% Voter Approved Total Senior Rate: S8.01005 H:)~p,t,:jl. 1;,50C.00, J,,"6", Llb,-,,:', (14':;:'47 :3 ~-!", EMS, ~', :,r,~!~ ~':1"' r-o;:'d_ IJ '3BU~ 1 ., Click here to see levy distribution comparison by year. Valued Tax , Appraised land Year Ye., Value ($) ,2014 2015 105,000 , 2013 2014 ,96,000 2012 2013 97,000 2011 2012 136,000 2010 2011 146,000 2009 2010 146,000 2008 ;2009 169,000 2007 ' 2008 123,400 "~.--" .. --~-.... -.~~, ._--,-- ,0 , 0 0 0 :0 0 0 0 Appraised Imps Value ($) AppraIsed Total ($) 105,000 96,000 97,000 136,000 146,000 146,000 169,000 123,400 Taxable land Value ($) 105.000 96,000 ,97,000 136,000 -146,000 -146,000 .0 o ,0 , l 0 0 ":0 :0 i 169,000 .123,400 --"",- '0 http://info.kingcC>J1ly.gov/Assessor/eReaJProperty/Dasl"board.aspx?ParcetNbr~2143700323 -.. _'--'-,-------"', Taxable Imps Taxable Value ($) Total ($) , 105,000 '96,QOO 97,000 136,000 146,000 146,000 169,000 123,400 King County Taxi Districts Codes a Levies f.PDF) King County Tax Links Property Tax Adv Washington State Department of .B2Y.!mw:t (Externa link) washington Stat, Board of Tax ~(Exlernal link) !!l!l!r<i.o! Appeals/Eguallza Districts Repor!, Recorder's Office Scanned images surveys and othe map documents Scanned images J>Ii& 112 f DEPARTMENT OF COMMuNITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: PROJECT NAME: 323 Stevens AUG 2 (j ZO;' COMMENTS: ---------------------- DATE: 7/29/15 1 C:\Users\User\Documents\SUNNY SINGH RENTON PROJ 2013\Waiversubmittalreqs 323 Stevens.docx Rev: 02/2015 l MODIFIED COMMENTS: 2 C:\Users\User\Documents\SUNNY SINGH RENTON PROJ 2013\ Waiversubmittalreqs 323 Stevens.docx Rev: 02/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: 14·<·.. •...•... .......' .•.•.• Wireless: Applicant Statement 2 AND 3 I of Existing Sites 'AND3 Lease Draft 'AND3 Map of I Site Conditions, AND 3 Map of View Area, AND 3 Photosimulations 'AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED COMMENTS: BY: BY: I:JD .•..••.•• : • <.: .... 't .•. ~ .... ' ... ' .. "'+ ..... ".< .. " .••... 3 C:\Users\User\Documenls\SUNNY SINGH RENTON PROJ 2013\Waiversubmittalreqs 323 Stevens.docx Rev: 02/2015 Jill Ding City of Renton 1055 S Grady Way Renton, W A 98057 iiIl)PLAT & SITE CIVIL DESIGN, LLC August 4,2015 RE: Building Permit for 323 Stevens Ave Variance Request for Driveway Slope Dear Ms. Ding: VARIANCE NARRATIVE: The Variance requested is to: Permit the final-25ft ofa 145' driveway to be at -38% grade. The parcel is zoned residential RS, as are all surrounding properties. The buildable portion of the lot is very steep. A building permit has been issued by the City for a new house. The house is near finished. The time to pour the new driveway was approaching. At this time, the inspector pointed out to the ownerlbuilder that it will be difficult to regrade the driveway to City standard maximum slope of 15%. A second driveway, this one from the adjacent single-family home, intersects with the subject driveway. Because that driveway is under other ownership, it cannot be disturbed. That existing intersecting driveway is over 4 ft lower than the elevation would be if a driveway slope of 15% slope from the garage floor was theoretically achieved. Clearly, it cannot work. The remaining length of the driveway would remain at its current 11-13%. (Note: The existing intersecting driveway from the adjacent lot is -3% from the intersecting point; i.e, close to flat. Thus it has no practical relief to offer even if permission to regrade that driveway was sought and received from its owner.) Office: 1036 Cole St Mail: 37702 280'" PI SE Enumclaw, WA 98022 Tel (253) 334-6990 email dennis@platandsitecivildesign.com No excavation, tree removal, landscaping, drainage issues, site improvements, offsite improvements, or sensitive areas are affected by this variance. VARIANCE JUSTIFICATION: • Due to: I. The -30% existing overall slope, with 40%+ slopes (categorized as "sensitive") in proximity to the building; 2. The existence of an intersecting driveway that is -4 ft lower than could accommodate a 15% slope; it would not be possible to build a driveway at the code-specified 15% slope. • No effect will be felt by any person other than the occupants of the house by the granting of this Variance. • No effect on any other parcel will result from this Variance. • The Variance will simply make possible a driveway to a garage on a single-family zoned lot. No special privilege will result. • No alternative to this variance is available. Further Notes: I. Only the final-25 ft of the 14S-ft driveway is affected. 2. Because the existing site slope is -30%, moving the house back would have meant digging even deeper into the hillside, then building a back yard wall at least 15 ft high, plus side yard walls, as well as high walls at the sides of the driveway. As it is, the usable back yard of the house is shallow, with a 6-ft wall at back and 30% slope above. 3. Fire dept access is not affected. Fire trucks would not pull to within 25 ft of the house in any event. The spot where they would park is sloped at 13%. 4. The City issued the permit, and many $thousands have been subsequently spent. Respectfully, PLAT & SITE CIVIL DESIGN LLC Dennis Alfredson, P.E. On the new driveway facing the garage, the intersecting driveway to the right. , . From the garage looking toward the street. Only the currently unpaved portion is under discussion of this Variance Request. On the propose d new dri veway lookin g at the existing inte rsectin g driveway. From adjacent driveway looking back onto the intersection. The propo sed new driveway will slope up to the right to the garage seen on the right s ide . VICIN IT Y MAP 1"=200 ' , \ '" . ~ Earth ( I lsultants, Inc. CieoIt:d • IicaI ~ & Bl\i!:UllildlCSl Sdcnttsts EStablished 1975 COnsItuaIcn .. • Ia30 ! WAB() ltespecdoi. 5eI'ViCeS September 6, 2005 E-11997 Ms. Sue Chan P. O. Box 2221 Renton, Washingto 98056 AUG 2 II IOi) Attention: s. Sue Chan Dear Ms. Chan: Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical Engineering Study Sue Chan Short Plat, 405 Southwest Langston Road and 31 9 Stevens Avenue S uthwest, Renton, Washington n • This report presents the results of our field exploratio , selective laboratory tests, and engineering analyses. The purpose and scope of our s udy were outlined in our proposal PR-11997, dated July 28,2005. Based on the res ts of our study, it is our opinion development of the site with a residential subdivi ion and related infrastructure is feasible from a geotechnical engineering standp The proposed resi ences may be supported on conventional spread and continuous footing foundation systems bearing on competent native soil, competent bedrock, or structural fill. Slab n-grade floors may be similarly supported. ECI should revie the site grading plans once completed to reevaluate the recommendations rovided in this report and to provide additional recommendations, as necessary. We appreciate opportunity to have been of service to you. If you have any questions, or if w can be of further assistance, please call. Respectfully subm EARTH CONSULT Eric L. Woods Staff Geologist ELW/KMW/lap 1805136th Place N. ., Suite 201, Bellevue, WA 98005 Bellevue (425) 643·3780 F (425) 746-0860 Toll Free (888) 739~70 Other Locations Fife TABLE OF CONTENTS E-11997 PAGE INTRODUCTION... ....................... ..............................•...•••..•.......... .•........... ..•... 1 General.... ...•... ... .... ..... .......... ........ ....... ......... .................. ......... ......... .......... 1 Proiect Descrio1 on ......................................................... '" .. ..... ........... . ......... 2 Sco~e of Servic ItS .••• •• ••• •• ••••••••••••••••••••• . . .••••••••••••••• ••••••••. .••••• •••• ••• ••••• •• •••••••••• 2 SITE CONDITIONS ............................................................................................ 3 Surface....... . ... . ................................................................................ II •••••••••• 3 Subsurface ........ 0 ............................... II ••••••••••••• 0 ••••••• to •• o. , •• 0 ••••••••••••• It.O •••••••••• II 4 Soil Map Re lew II ., ••••••••• 0 II. II ••••••• II ............. 01 •••• '" '" •••••••••••••••••••• II •• " ••••••••• ,1 4 Geologic M8~ Review II 11.0 •• 0." •••••••••••• '0' t. " , •• 0 •••••••••• 0 •••••••••••••• 0 ••••••••• 1, •• 0....... 4 Subsurface xploratlo n ........................................ ,....................................... 4 Groundwater....................... ......................................................................... 6 laboratory T es ina........................................................................................ 6 CRITICAL AREA C bNSIDERATIONS .................................................................... 7 Review of City bf Renton's Critical Areas Regulations ....................................... 7 Geologic Hazar ~ Review ................................................................................ 9 Steep Slope .............................................................................................. 10 Erosion Haz rd Areas ............................................................................... ; ... 10 Landslide H ~ard Areas ................................................................................. 1 1 Seismic Haz Brd Areas .................................................................................. 1 2 Coal Mine tI azards ...................................................................................... 1 2 Constructio Setbacks ................................................................................. 12 DISCUSSION ANt RECOMMENDATIONS ........................................ , .................... 13 General. ..... . ... . ............................................................ , ................................... , 3 Site PreDaratio and General Earthwork ........................................................... 13 Erosion C( ntrol and Stripping ................................................................... 1 3 Temporar, Slopes ................................................................................... 14 Structural IFill ......................................................................................... 1 5 Rock Fill .. .. ........................................................................................... 1 5 Rock Ripp ~bility ................................. '" .................................................. 1 6 Permanen Slopes ................................................................................... 1 6 Foundations ................................................................................................ 17 Slab-on-Grade -=Ioors ..................................................................................... 18 Retaining Wall ............................................................................................. 1 8 .----.. Earth Consultants, InC. , General GEOTECHNICAL ENGINEERING STUDY SUE CHAN SHORT PLAT 405 SOUTHWEST LANGSTON ROAD AND 319 STEVENS AVENUE SOUTHWEST RENTON. WASHINGTON E-11997 INTRODUCTION This report prese s the results of the geotechnical engineering study completed by Earth Consultants. Inc.' (ECI) for the Sue Chan Short Plat located at 405 Southwest Langston Road a d 319 Stevens Avenue Southwest in Renton. Washington. The general location of the site is shown on the MVicinity Map·, Plate 1. We understand it property into six, provided by the cli eastern property Ii access road will e two lots (Lots 5 a s planned to short plat the approximately 1-acre, irregularly shaped ew single-family residence lots. A review of a preliminary site plan nt indicates that four lots (Lots 1 through 4) will be located along the e, each with direct access to Stevens Avenue Southwest. A paved end west from Stevens Avenue Southwest to provide access for the 6) that will be located in the western portion of the property. Two, existing sing -family residences and several outbuildings currently occupy the site. The existing single family residences will be incorporated into the proposed development as Lots 1 and 4. T e existing outbuildings will be removed. At the time our exploratory locati Plate 2. We anticipate the relatively lightly I and wood joist flo loads will be in th range of 1 5 to square foot (psf). study was performed, the proposed lot configurations and our ns were approximately as shown on the UTest Pit Location Plan·, roposed residences will be up to two stories in height and will be of ded, wood-frame construction with a combination of slab-on-grade rs. Based on our experience with similar projects, we anticipate wall range of 2 to 3 kips per lineal foot, and column loads will be in the kips. We estimate slab-on-grade floor loads of 150 pounds per Eanh Consullanrs. inC, · . TABLE OF CONTENTS. Continued E-11997 PAGE DISCUSSION AN RECOMMENDATIONS. Continued Seismic Desl Considerations ....................................................................... 1 9 Ground R ture ............. , ............................................ , ........................... 1 9 L1quefacti n ............................................................................................ 20 Slope Fall re .......................................................................................... 20 Ground M tion Rasponse ......................................................................... 20 Site Drainage ........ II II ". II ••••••••••• ~ ••• II II II •••••••• II ••••• II. II II •••••••••• II ••••••••• , •• I, ..... II II 1121 LIMITATIONS .................................................................................................... 22 Additional Se cas ....• , .................................................................................. 22 ILLUSTRATIONS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Plata A1 Plates A2 thro gh A6 Appendix B Plate B1 Vicinity Map Test Pit Location Plan Typical Footing Subdrain Datail Field Exploration Lagend Tast Pit Logs Laboratory Test Results Grain Size Analyses E(irlh Consultanls. Inc. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 E·11997 Page 2 Based on the exist ng topographic relief, we estimate cuts and fills of 5 feet or less will be required to achi ve proposed subgrade elevati~ns for Lots 2 and 3, while Lots 5 and 6 will be benched to the existing slope with cuts of up to 10 feet. The conclusions a d recommendations in this study are based on our understanding of the proposed dev opment, which is in turn based on the project information provided us. If the above pr ject description is incorrect, or the project information changes, we should be consult d to review the recommendations contained in this study and to make modification , if needed. Scope of Services The purpose of t is study was to explore the subsurface conditions at the site and, based on the conditions encountered, to develop geotechnical engineering recommendations or the proposed site development. Our scope of services included excavation of five test pits across the site, laboratory testing, and preparation of this report that specifi ally addresses: • Surface and subsurface soil and water conditions • Site prepar ion, grading and earthwork procedures, including stripping depth tions and details of structural fill placement and compaction • Suitability 0 existing on-site materials for use as structural fill and recommend tions for imported fill materials • Seismic ha rd analyses, including evaluation of potential Jfquefaction hazard • Short-term nd long-term groundwater management and erosion control measures • Foundation esign criteria • Estimates anticipated settlement magnitudes • Temporary nd permanent slope recommendations • Visual stab' ity assessment Earth Consultants. Inc. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan E-11997 Page 3 September 6, 2005 SITE CONDITIONS Surface The property is 10 ated at 405 Southwest Langston Road and 319 Stevens Avenue Southwest in Ren on, Washington (see ·Vicinity Map", Plate 1). The subject site is bordered to the n h by Southwest Langston Road and single-family residences, to the west and south y single-family residences, and to the east by Stevens Avenue Southwest. The topography in the western portion of the site is comprised of an approximately 70 foot high, east-fac ng slope that descends from the western property line to a relatively level bench area a ng the eastern property line. The bench in the eastern portion of the site slopes southe st, descending approximately 15 feet from the northern property line to a topographic 10 near the southeast site corner. The slopes throug range of 20 to 4 percent in the no percent and great out the western portion of the site contain gradients generally in the percent, with a localized area increasing to gradients of 40 to 45 h-central portion of the site near the northern property tine. The 40 slope area continues into the neighboring property to the north. The bench area a cupying the eastern portion of the site descends southeast from the northern property ine to the topographic low near the southeast site comer at gradients of less than 10 pe cent. The eastern port n of the site is primarily vegetated with grass, fruit trees, and decorative plants. The slope area in the western portion of the site is vegetated with blackberry brambl s, thick mixed brush, and medium-diameter deciduous trees, with a stand of ·medium to large-diameter pine trees occupying a portion of the steep slope area. Earth Consultants. Inc. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6. 2005 Subsurface E·"997 Page 4 Subsurface condit ons were evaluated by reviewing United States Department of Agriculture (USD I Soil Conservation Service (SCSI soil maps, reviewing geologic maps of the area, nd excavating five test pits to a maximum depth of 17 feet below existing grade at he approximate locations shown on the UTest Pit Location Plan", Plate 2. The folio ing subsections of this study provide a summary of the soil and bedrock condition as described on the published maps and observed at our test pit locations. Soil Map Review Review of the Kin County Area Soil Survey, 1973, indicated the site is underlain by Beausite gravelly andy loam, 6 to 15 percent slopes (Map Unit BeC). Beausite series soils on 6 to 15 percent slopes are characterized by medium surface runoff and a moderate erosion azard. Geologic Map Revi w Review of the Geo ogic Map of King County, Washington (Booth, Haugerud, and Sacket, 2002) indicated t site is immediately underlain by outcrops of late to middle Eocene- aged bedrock of t Renton Formation (Map unit Epr). The Renton Formation is described as fine-to coarse-rained sandstone, with interbedded siltstone, claystone, and coal. The geologic units described on the geology map appear to generally be consistent with the bedrock condo ions encountered at our exploration locations, which are described below. Subsurface Explor tlon Subsurface condit ons were evaluated by excavating five test pits at the approximete locations shown the "Test Pit Location Plan", Plate 2. The test pits were excavated to a maximum d pth of 17 feet below existing grade. Please refer to the UTest Pit LogsN, Plates A through A6, for a more detailed description of the conditions encountered at ea h location explored. A description of the field exploration methods is included in Appe dix A. The following is a generalized description of the subsurface conditions encoun ered. Earth Consultants. Inc. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan E-11997 Page 5 September 6, 2005 At our test pit 10 topsoil ranged fro black color and or ations, we encountered a surficial layer of topsoil and sod. The 4 to 12 inches thick, and was characterized by its dark-brown to nic content. At three of our te t pit locations (Test Pits TP-l, TP-3 and TP-4L the topsoil and sod layer was underlai by a loose, surficial layer of silty sand (Unified Soil Classification SM). The loose s rficial soil extended to depths ranging from 1.5 to 3 feet below existing grade. At est Pit TP-3, the loose surficial soil was underlain by medium dense sandy silt (ML) to depth of 4.5 feet below existing grade. Underlying the sur icial soils at the locations of Test Pits TP-l and TP-4, the sandy silt at Test Pit TP-3, d the topsoil at Test Pit TP·2, weathered bedrock was encountered that appeared to be consistent with the Renton Formation as described on the referenced geolo ic map of the site. The bedrock was primarily comprised of sandstone, with I calized siltstone and coal interbeds. The bedrock was generally medium dense to ense, weathered, and fractured to depths of 3 to 5 feet below grade before becoming very dense, less weathered, and less fractured. The sandstone bedrock continue to the maximum depth explored at Test Pits TP-l, TP-2, and TP-4. At Test Pit TP-3, he sandstone bedrock remained fractured to a depth of 8 feet and was underlain by bedrock comprised of dense, fractured coal with localized siltstone beds. The coal co tinued to the maximum depth of 1 6.5 feet below existing grade at Test Pit TP-3. Underlying the to soil at Test Pit TP-5, a surficial layer of loose to medium dense silty sand ISM) was e countered. The surficial soil extended to a depth of 6.5 feet below existing grade an was underlain by medium dense to dense deposits of silt with varying amounts f sand (ML) and silty sand with varying amounts of gravel ISM). The silty sand and silt eposits, characterized by the presence of interbeds of sand, silt, and gravel, and locali ed coal fragments, continued to the maximum exploration depth of 17 feet below exi ting grade. Eanh Consultanrs. Inc. . '-. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 Groundwater E-11997 Page 6 Groundwater see ge was encountered at two of our test pit locations at depths ranging from 4.5 t 14 feet below existing grade. Iron oxide staining was encountered at each of our ex loratory locations at varying depths. The groundwater seepage and iron oxide staining encountered at Test Pits TP-1 through TP-4 appear to be indicative of seasonal groun water collecting within the fractured bedrock encountered at our exploratory locatio s. The groundwater seepage and iron oxide staining encountered at Test Pit TP-5 app r to be indicative of seasonal perched groundwater collecting above impermeable silt b ds or within permeable sand and gravel lenses. The contractor sh uld be made aware that groundwater levels are not static and the magnitude of flo may vary seasonally, There will be fluctuations in the level depending on the eason, amount of rainfall. surface water runoff, and other factors. Generally. the wa er level is higher and seepage rate is greater in the wetter. winter months (typically ctober through May). Laboratory tests ere conducted on representative soil samples to verify or modify the field soil classifica ion and to evaluate the general physical properties and engineering characteristics of he soil ericountered. Visual field classifications were supplemented by grain size ana yses on representative soil samples. Moisture content tests were performed on all s mples. The results of laboratory tests performed on specific samples are provided eithe at the appropriate sample depth on the individual test pit logs or on a separate data s eet contained in Appendix B. It is important to note that these test results may not a curately represent the overall in-situ soil conditions. Our geotechnical recommendations re based on our interpretation of these test results and their use in guiding our engin ering judgment. ECI cannot be responsible for the interpretation of these data by oth rs. In accordance w h our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of 1 5 days following completion of this report. unless we are otherwise directed in writing . Earth Consultants. tnc. .' GEOTECHNICAL EI GINEERING STUDY Ms. Sue Chan September 6,2005 CRITICAL AREA CONSIDERATIONS Review of City of R anton's Critical Areas Regulations .' E-11997 Page 7 The potential geolo~ic hazards within the subject site as defined in the Renton Municipal Code (RMC), Sectic n 4-3-050 HCritical Areas Aegulations N , were addressed as part of our study. The City of Rento r identifies five different types of geologic hazards: steep slopes, erosion hazards, Ie rdslide hazards, seismic hazards, and coal mine hazards. The City's criteria for the vari ~us hazard areas are defined as follows: • Steep Slopes The boundaries of a regulated steep sensitive or protected slope are determined to be in the location ider tified on the City of Renton's Steep Slope Atlas. RMC 4-3-050B.4.b. As noted inRMC ~ -3-050B.1.c, the City's steep slope types are: Sensitive St 'pes: gradients of 25 to 40 percent Protected S ppes: gradients steeper than 40 percent • Erosion Hazard Areas The City of Rento has two classifications of erosion hazard areas. Low Erosio Hazard {EL}: Areas with soils characterized by the Natural Resource Conservatioh Service (formerly U.S. Soil Conservation Service) as having slight or moderat erosion potential, and that slope less than 1 5 percent. RMC 4-3- 050B.4.d.i. High Eros;c n Hazard {EH}: Areas with soils characterized by the Natural Resource C nservation Service as having severe or very severe erosion potential, and that sic pe more steeply than 1 5 percent. RMC 4-3-050B .4.d. ii. Earth Consultants. Inc. .' GEOTECHNICAL Er GINEERING STUDY Ms. Sue Chan September 6, 2006 • Landslide Hazar Areas E·11997 Page 8 There are four clas ifications for landslide hazard: low, medium, high, and very high. Low Landsl; e Hazard (LL): Areas with slopes less than 15 percent. RMC 4-3- OSOB.4.c.i. Medium Lanftslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel or glacial till. RMC 4-3-0SpB.4.c.ii. HlQh LandslfJe Hazards (LH): Areas with slopes greater than 40 percent, and areas with I lopes between 15 and 40 percent and ,underlain by soils consisting largely of sil and clay. RMC 4-3-0S0B.4.c.iii. Very High L ndslide Hazards/t V): Areas of known mappable landslide deposits. RMC 4-3-05 OB.4.c.iv. • Seismic Hazard Seismic hazards a ~ classified under the two following categories: Low Selsml Hazard (SL): Areas underlain by dense soils or bedrock. These soils generally h ve site coefficients of types 51 or 52, as defined in the Uniform Building Co e (UBC). RMC 4-3-0S0B.4.e.i. Hlqh Se;sm'c Hazard (SH): Areas underlain by soft or loose, saturated soils. These soils generally have site coefficients of types 53 or 54, as defined in the UBC. RMC ~-3·050B.4.e.ii. Earth Consultants. Inc. /',---, .. GEOTECHNICAL EI GINEERING STUDY Ms. Sue Chan September 6, 2005 • Coal Mine Haza ds E-11997 Page 9 The City of Renton has three categories of coal mine hazards: low, medium, and high. Low Coal ", ine Hazards (CL): Areas with no known mine workings and no predicted supsidence. While no mines are known in these areas, undocumented mining is kn wn to have occurred. RMC 4-3-050B.4.f.i. Medium Co~ I Mine Hazards (CM): Areas where mine workings are deeper than two hundre (2oo) feet for steeply dipping seams, or deeper than fifteen (15) times the tt ickness of the seam or workings for gently dipping seams. These areas may b~ affected by subsidence. RMC 4-3-050B.4.f.ii. High Coal I ~ine Hazards (CH): Areas with abandoned and improperly sealed mine openi gs and areas underlain by mine workings shallower than two hundred (2( 0) feet in depth of steeply dipping seams, or shallower than fifteen (15) times he thickness of the seam or workings for gently dipping seams. These area may be affected by collapse or other subsidence. RMC 4-3- 050B.4.f.iii. Geoloaic Ha;r:ard R view The City of Rent::m requires that geotechnical studies be completed for proposed developments con aining or adjacent to sensitive and protected slopes, medium, high, and very high la dslide hazards, high erosion hazards, high seismic hazards, and medium or high cc al mine hazards. RMC 4-3-050J.2. Based on our revi w, the slope in the western portion of the site appears to meet the City of Renton's riteria for sensitive and protected slopes, and for medium and high landslide hazards. The following sections of our study specifically address the steep slope, erosion, Ian jslide, seismic, and coal mine hazard areas. Eanh Consultants. Inc. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 Steep Slopes E-11997 Page 10 The development rea in the western portion of the property consists of an east-facing slope with gradie s generally in the range of 20 to 40 percent, with a localized area increasing to gradi nts of 40 to 45 percent in the north-central portion of the site near the northern property I ne. As noted above, the City of Renton designates two classifications for slopes with gr dients of 25 percent or more. These areas are defined as sensitive slopes (25 to 40 ercent) and protected slopes (greater than 40 percent). Most of the steep slope area i the western portion of the property meets the criteria of a Sensitive Slope area. A po on of the slope in the north-central portion of the property meets the criteria of a Prate ed Slope area. No development is planned within the Protected Slope area. Erosion Hazard Ar as The soils underlyi the development area consist of Beausite gravelly sandy loam, 6 to 15 percent slopes (Map Unit BeC). This soil has a moderate erosion potential and meets the City of Rento 's classification of a Low Erosion Hazard (RMC 4-3-050B.4.d.i). Our test pits indicate t e surficial soils that mantle the slopes throughout the western portion of the property co sist of fine-grained silty sand. This soil is susceptible to erosion due to sheet flow. Sheet low is the downslope movement of shallow water flowing over a large surface area. Due a the gradient of the slopes occupying the western portion of the site, in our opinion, era ion in the western portion of the proposed development area will need to be controlled u ng best management practices. The erosion cant 01 plan should include measures for reducing concentrated surface runoff and protec ng disturbed or exposed surfaces by mulching and revegetation. The temporary erosion and sedimentation control plan should include the following: • Where prac ical, maintain vegetation buffers around cleared areas. • Cover expo ed soil stockpiles. • Hydroseed r place straw mulch in areas where grading is complete. • Divert wate away from the top of slopes. • Use silt fen es and straw bales around the lower portions of the site perimeter. • Coordinate learing, excavation and erosion control to reduce exposed areas. The erosion contr I measures should be reviewed on a regular basis to verify they are functioning as lnt ded. Earth Consultants. Inc. .' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chen September 6, 2005 Landslide Hazard A eas E-11997 Page 11 The slopes occup ng the western portion of the property have gradients ge'nerally in the range of 20 0 40 percent, and meet the City of Renton's landslide hazard classification for a edium Landslide Hazard (RMC 4-3-050B.4.c.ii). A localized area of the slope in the no th-central portion of the site near the northern property line contains gradients of 40 45 percent and meets the City of Renton's landslide hazard classification for a igh Landslide Hazard (RMC 4-3-050B.4.c.iiil. As part of our fie d exploration, we traversed portions of the slope area to observe indications of past instability and potential future instability. During our reconnaissance, we did not observe any indications of shallow debris flow failures or signs of deep-seated or global instability However, based on our experience with similar projects, the loose to medium dense gra ular surficial soils that underlie the site are susceptible to erosion and shallow debris flo s if surface and subsurface groundwater are not controlled during and after construction. Debris flow failure are relatively common on the steep slopes comprising the perimeters of the glacial drift uplands in the Puget Sound Basin. When the loose, surficial soils become saturated during periods of heavy precipitation, irrigation, or by uncontrolled surface water, th y can fail along a contact with underlying soils with a lower permeability. Thes failures typically involve the upper 3 to 4 feet of the slope face and will comprise sev ral tens of cubic yards of soil and vegetation. The result of these shallow failures is he slow inland migration of the top of slope and the deposition of a fan of colluvium at the toe of the slope. During our reconn issance, we also observed that several of the trees growing on the slope have curve trunks. The curvature is consistent with deformation initiated by shallow creep of rficial soils, which is a normal slope process. The observed creep is likely occurring wi in a 2-to 4-foot thick zone of loose, surficial material. The curvature observed is not in icative of deep-seated instability. In our opinion, the observed creep should not be aff cted by future development, nor should the gradual creep adversely impact the propo d development provided site drainage is controlled and appropriate building setbacks re established. Earth Consul1ants. tne. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 Seismic Hazards E~11997 Page 12 The soils encounte d at our test pit locations primarily consist of silty sand with varying amounts of gravel, andy silt, and silt with varying amounts of sand, range from loose to dense, and do no contain an established groundwater table. In addition, the slopes occupying the wes ern portion of the site are underlain by dense to very dense bedrock. In our opinion, th soils and bedrock underlying the site would not be susceptible to liquefaction. In accordance with the City of Renton's classification system, the site meets the criteria for a Low Seismic azard (RMe 4-3-050B.4.e.i). An additional discussion of the seismic hazards is provided in the following the ·Seismic Design Considerations· section of this study. Coal Mine Hazards Portions of Rento contain abandoned coal mines that can adversely impact a site. As part of our stud , we reviewed information in our library and files and reviewed Department of Na ral Resources (DNR) coal mine records for information pertaining to historic coal minin operations in the vicinity of the site. During our field e ploration, we did not observe any surface or subsurface indications of coal mining a tivity, such as mine tailing piles, abandoned mine openings, or abandoned minin equipment, all of which are typically found near coal mine operations. As part of our stu y, we also reviewed the Washington State Coal Mine Map Collection: "A Catalog", "In ex·, and "Users Guide·, Open File Report 94-7, prepared by the Washington Divisi n of Geology and Earth Resources, dated June 1994. Based on the results of our file eview, in our opinion, the site is not underlain by coal mine workings and has a "Low C al Mine Hazard" designation {RMC 4-3-050B.4.f.iiI. Construction Setb cks The building setb ck should be based on physical slope characteristics (such as slope height, slope incli ation, soil type, surface water drainage, and hydrology) along with the intended life of t e structure. Based on the results of our reconnaissance, exploration, and engineering a alyses, a minimum building setback of 10 feet from the 40 percent Of greater slopes i the north-central portion of the site should be maintained. Earth Consultants. Inc. .' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 DISCUSSION AND RECOMMENDATIONS General E-11997 Page 13 .Based on the res Its of our study, in our OpIniOn, the proposed residences may be supported on con entional spread and continuous footing foundation systems bearing on competent nati e soils, competent bedrock, or on structural fill. Slab-on-grade floors may be similarly s pported. The site is underla n by up to 3 feet of loose native granular soils, with a localized area of loose to mediu dense soil that extended to a depth of 6.5 feet below existing grade. If loose native soi is encountered at construction subgrade elevation, it should either be compacted i -place to the requirements of structural fill, or it should be overexcavated an replaced with structural fill. This report has be n prepared for specific application to this project only, and in a manner consistent with th t level of care and skill ordinarily exercised by other members of the profession currentl practicing under similar conditions in this area, for the exclusive use of Ms. Sue Chan nd her representatives. No warranty, expressed or implied, is made. This report, in its ntirety, should be included in the project contract documents for the information of the ontractor. d General Earthwork standing of the proposed development plan, site earthwork will likely consist of installin erosion control measures, stripping the site, cutting and filling the site to provide buildin pad grades, installing underground utilities, and constructing single- family residences. n the lots. Erosion Control an Stripping Prior to removal 0 the vegetation, the clearing limits should be flagged. Silt fence should be installed down lope of the proposed grading areas and construction fence should be installed at the t p of any proposed cut slopes. We recommend that, once the site clearing limits are agged, Eel should be contacted to walk the site with the contractor to provide additional eotechnical and erosion control recommendations. Earth Consultants. Inc. ·' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan E·11997 Page 14 September 6. 2005 After the site is 10 stripped and cleare Existing utility pip provide a conduit f The sod and tops to 1 2 inches thick or it may be stock should not be mix ged and grubbed, the proposed grading areas of the site should be of surface vegetation, organic matter, and other deleterious material. to be abandoned should be plugged or removed so they do not r water and cause soil saturation and instability. I layer encountered in our test pits was generally on the order of 4 The sod and topsoil should be stripped and removed from the site, iled on site to be used in landscaping areas. The stripped materials with materials to be used as structural fill. During constructio , the site must be graded such that surface water is collected and tightlined to an ap ropriate drainage facility. Water must not be allowed to stand in fill areas or where b ildings, slabs, or pavements are to be constructed. Loose surfaces should be sealed by compacting the surface to reduce the potential for moisture infiltration into the soils. Temporary Slopes The follOWing inf rmation is provided solely as a service to our client. Under no . circumstances sh uld this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is n t being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state (WISHAl. and fe eral (OSHA) safety regulations. Based on the information obtained from our field exp oration and laboratory testing, the loose to medium dense native soil and the weathere bedrock encountered in our test pit excavations would be classified as Type C by OS AtwiSHA. Temporary cuts greater than 4 feet in height in Type C soils may be slo ed to a maximum inclination of 1.5H:1V (Horizontal:Vertical). The underlying unwea hered, unfractured bedrock encountered at Test Pits TP-1, TP-2, and TP-4 would be cI ssified as Type A by OSHA/WISHA. Temporary cuts greater than 4 feet in height in ype A soils may be sloped to a maximum inclination of O. 75H: 1 V. The actual slope nclinations can be addressed by an ECI representative at the time of construction. If slopes of this i clination or flatter cannot be constructed, temporary shoring may be necessary. If te porary shoring is required, we will be available to provide shoring design criteria. Earth Consultanls. Inc. .' t- GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 Structural Fill E-11997 Page 15 Structural fill is de ned as compacted fill placed under buildings, roadways, floor slabs, pavements, or oth r load-bearing areas, or on slopes. Structural fill should be placed in horizontal lifts no exceeding 1 2 . inches in loose thickness and compacted to a minimum of 95 ercent of its laboratory maximum dry density determined in accordance with STM Test Designation 0-1557 (Modified Proctor). The fill materials should be placed a or near their optimum moisture content. Based on the res Its of our laboratory tests, the on-site soils at the time of our exploration appear d to be near to above their optimum moisture content, indicating some soils may r quire moisture conditioning prior to their use as structural fill. In addition, based on aboratory testing and field observation, the site soils have between 28 to greater than 50 percent fines passing the No. 200 sieve. Soil with fines in excess of approximately 5 p rcent will degrade if exposed to excessive moisture, and compaction and grading will b difficult if the soil moisture increases significantly above its optimum level. If the site soils are exposed to excessive moisture and cannot be adequately compacted, then it may be ne essary to import a soil that can be compacted. During dry weather, any non-organic c mpactable soil with a maximum grain size of 4 inches can be used. Fill for use during wet weather should consist of a fairly well-graded granular material having a maximu grain size of 4 inches and no more than 5 percent fines passing the No. 200 sieve bas d on the minus 3/4-inch fraction. Rock FiU As previously disc ssed, portions of the site are underlain by bedrock at relatively shallow depths. Therefore, we anticipate rock may need to be used as structural fill. Where rock is used as structu I fill, it should be placed in 12-inch thick lifts that are track-walked to a non-yielding con ition. If soil filt is place over a rock fill, a layer of filter fabric, such as Mirafi 140N or an approved equivale t, should be placed at the soil/rock fill contact. This will keep the fines from migrating int voids between the rocks and resulting in settlement. Earth Consultants. Inc. .' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6. 2005 Rock Rippability Bedrock was enco grade. The bedroc than 16.5 below difficulty. In Test became more inta Refusal on very d 2, and TP-4. E-11997 Page 16 ntered in Test Pits TP-l through TP-4 at 1 to 4.5 feet below existing was weathered and fractured to depths ranging from 2.5 to greater ade and was excavated with a Caterpillar 312 excavator with little its TP-', TP-2, and TP-4, at depths of 2.5 to 5 feet, the bedrock , and the excavator was only able to groove the surface of the rock. se bedrock was encountered at 7 to 7.5 feet at Test Pits TP-1, TP- Based on our e perience with similar conditions, unrippable bedrock could be encountered in sit excavations. In our opinion, if cuts of greater than 10 to 1 2 feet below existing gra e are planned for proposed Lot 6 in the western half of the site, it may be prudent t conduct additional subsurface exploration to further evaluate the rippability of the bedrock. The rippability of the rock can be further assessed by attempting to ex avate the rock with a larger excavator with ripping teeth or by conducting a seis ic refraction survey. The additional test pits or seismic surveys can be limited to thos areas where deep cuts or utility excavations are planned. Permanent Slopes Permanent cut an fill slopes should be inclined no steeper than 2H: 1 V. Cut slopes should be obser ed by ECI during excavation to verify that conditions are as anticipated. Fill lope construction should also be observed under the full time observation of a ECI representative to test structural fill soils. Supplementary recommendations an be developed, if needed, to improve stability, including flattening of slopes, placing rosion control fabrics, or installing of surface or subsurface drains. Permanently expo ed slopes should be hydroseeded with an appropriate species of vegetation to ra uce erosion and improve stability for the surficial layer of soil immediately after construction. In the summer months, it may be necessary to water the slopes to mai ain the hydro seed germination. Earth Consultants. Inc. " ( .--. -. .' GEOTECHNICAL E GINEERING STUDY Ms, Sue Chan E-11997 Page 17 September 6. 2005 Foundations Based on the res Its of our study, in our opinion, the proposed residences may be supported on con ntional spread and continuous footing foundation systems bearing on competent nati e soil, competent bedrock, or granular structural fill used to modify site grades. The site is underlai by up to 3 feet of loose native granular soils, with a localized area of loose to medium nsesoil that extends to a depth of 6.5 feet below existing grade. If loose native soil s encountered at footing subgrade elevation, it should either be compacted in-plac to the requirements of structural fill or it should be overexcavated and replaced with stru ural fill. Exterior foundatio final exterior grad 1 2 inches below' elements should individual spread building codes. elements should be placed at a minimum depth of 18 inches below Interior spread foundations should be placed at a minimum depth of e top of slab, except in unheated areas, where interior foundation e founded at a minimum depth of 18 inches. Continuous and footings should have minimum widths in accordance with local With foundation s pport obtained as described, for design, an allowable soil bearing capacity of 2500 sf may be used for the competent native soil, bedrock, or structural fill. Loading of thi magnitude would be provided with a theoretical factor-of-safety in excess of 3.0 ag inst shear failure. For short-term dynamic loading conditions, a 1/3 increase in the ab ve allowable bearing capacity may be used. With structural 10 ding as expected and provided the above design criteria is followed, total settlement i the range of 1 inch is anticipated with differential settlement of approximately O. inch. Most of the anticipated settlements should occur during construction as d d loads are applied. Earth consultants. Inc, .' (.- GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 E-" 997 Page 1 B Horizontal loads c n be resisted by friction between the base of the foundation and the supporting soil, an by passive soil pressure acting on the face of the buried portion of the foundation. F r the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of 0.3 should be used. For passive earth pressure, the available resistance should be comput d using an equivalent fluid pressure of 250 pounds per cubic foot (pet). These latera resistance values are allowable values, and a factor-of-safety of 1.5 has been included As movement of the foundation element is required to mobilize full passive resistance the passive resistance should be neglected if such movement is not acceptable. Footing excavatio s should be observed by a representative of Eel prior to placing forms or rebar to erify that conditions are as anticipated in this report. Slab-on-Grade Flo rs Slab-on-grade flo s should be supported on competent native soil, competent bedrock. or on granular st uctural fill. Disturbed subgrade soil must either be recompacted or replaced with stru tural fill. Slabs placed on s ructural fill or on the native soils should be provided . with a capillary break consisting f a minimum of 4 inches of free-draining sand or gravel. In areas where slab moist re is undesirable, a vapor barrier. such as a 6-mil plastic membrane. should be placed eneath the slab. Retaining Walls Based on site top graphy and review of the preliminary site plan provided by the client. we anticipate the proposed structures that will be constructed on Lots 5 and 6 will be benched into sit slopes. The recommendations contained in this. section pertain to freestanding retai ing walls and retaining walls incorporated into buildings. Retaining walls s ould be designed to support the lateral loads imparted by the retained soils and applicab e surcharges. Walls that are designed to yield can be designed to resist the lateral earth p essures imposed by an equivalent fluid with a unit weight of 35 pcf. If walls are to be r strained at the top from free movement. the equivalent fluid weight should be increas d to 50 pcf. These values are based on horizontal backfill conditions. Earth Consultants. Inc. I~ ,--. GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan E-11997 Page 19 September 6, 2005 Surcharges due to surcharge loads ar should be added bearing capacity, of this report are a ackfill slopes, hydrostatic pressures, traffic, structural loads, or other assumed to not act on the wall. If such surcharges are to apply, they the above design lateral pressure. The passive pressure, allowable d friction coefficient previously provided in the "Foundations" section plicable to the retaining wall design. To reduce the pot ntial for hydrostatic pressures to build up behind the retaining walls, the retaining wall and the below grade portion of the foundation walls should be backfilled with a fee-draining material, such as pea gravel or washed rock, extending at least 18 inches be ind the wall. The remainder of the backfill should consist of structural fill. A rigid, schedule , perforated PVC or SDR 35 drainpipe should be placed at the base of the wall and shou d be surrounded by a minimum of 1 cubic foot per lineal foot of pea gravel or washed rock. The pipe should be placed with the perforations in the down position. Seismic Desi n C nsiderations Earthquakes occu in the Puget Lowland with regularity; however, the majority of these events are of s ch low magnitude they are not felt without instruments. Large earthquakes do ccur, as indicated by the 1949, 7.2 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 2001, 6.8 magnitude ea hquake in the Nisqually area. There are four event at this response. Ground Rupture The strongest e ranging in depth been documente this site during a tential geologic hazards associated with a strong motion seismic ground rupture, liquefaction, slope failUre, and ground motion hquakes in the Puget Lowland are widespread, subcrustal events, rom 30 to 55 miles. Surface faulting from these deep events has not to date. Therefore, it is our opinion that the risk of ground rupture at trong-motion seismic event is negligible. Earth consultants, Inc. ·' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan September 6, 2005 Liquefaction 0- E-'1997 Page 20 Liquefaction is a p enomenon in which soils lose all shear strength for short periods of time during an ea hquake. Groundshaking of sufficient duration results in the loss of grain-toograin cont ct and rapid increase in pore water pressure, causing the soil to behave as a fluid. 0 have a potential for liquefaction, a soil must be cOhesionless with a grain size distrib tion of a specified range (generally sand and silt), it must be loose, it must be below t e groundwater table, and it must be subject to sufficient magnitude and duration of 9 undshaking. The effects of liquefaction may be large total and!or differential settlem nt for structures founded in the liquefying soils. In our opinion, ba ed on the absence of a shallow groundwater table, the potential for widespread liquef tion-induced settlement of the native soil and bedrock at this site is low to negligible. Slope Failure ,~ The steep slope a eas located in the western portion of the site may be susceptible to surficial slope fai ure during a strong seismic event. However, in our opinion, the recommended co struction buffer should adequately protect the structures, provided surface water an shallow groundwater are controlled and directed away from the slopes, and the ve etation on the slope is maintained. Ground Motion Re ponse The 2003 Intern tiona! BUilding Code (lBe) Earthquake Regulations contain a static force procedure nd a dynamic force procedure for design-base shear calculations. Based on the en untered soil conditions, it is our opinion NSite Class C, Very Dense Soil or Soft Rock" from Table 1615.1.1 of the IBC, should be used to characterize the . site soils. Earrh Consultants. Inc. .' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chen E·11997 Page 21 September 6, 2005 Site Drainage Groundwater see age was encountered at two of our test pit locations at depths ranging from 4.5 1 4 feet below existing grade. Iron oxide staining was encountered at each of our ex loratory locations at varying depths. The groundwater seepage and iron oxide staining encountered at Test Pits TP-1 through TP-4 appear to be indicative of seasonal grou water collecting within the fractured bedrock encountered at our exploratory locati s. The groundwater seepage and iron oxide staining encountered at Test Pit TP-5 app ar to be indicative of seasonal perched groundwater collecting above impermeable silt b ds or within permeable sand and gravel lenses. If seepage is enc untered, the bottom of the excavation should be sloped to one or more shallow su pits. The collected water can then be pumped from these pits to a positive and per anent discharge. Depending on the magnitude of such seepage, it may also be nece sary to connect the sump pits by a system of connector trenches. Final site grades descending slope distance of at lea ust allow for drainage away from the residence foundations and the . The ground should be sloped at a gradient of 3 percent for a 10 feet away from the residences. Footing drains sh uld be installed around the perimeter of the residences, at or just below the invert f the footing, with a gradient sufficient to initiate flow. A typical detail is provide on the NTypical Footing Subgrade Detail N, Plate 3. Under no circumstances sh uld roof downspout drain lines be connected to the footing drain system. Roof do nspouts must be separately tightlined to discharge. Cleanouts should be installed at str tegic locations to allow for periodic maintenance of the footing drain and downspout ghtline systems. Outfall from roof downspouts and footing drains should not be allo ed to flow over the top of descending slopes. Earth Consultants. Inc. .' . .' GEOTECHNICAL E GINEERING STUDY Ms. Sue Chan E-11997 Page 22 September 6, 2005 Our recommenda selective laborato us, and our recommendations level of care and s practicing under si LIMITATIONS ons and conclusions are based on the site materials observed, testing and engineering analyses, the design information provided perience and engineering judgment. The conclusions and re professional opinions derived in a manner consistent with that ill ordinarily exercised by other members of the profession currently ilar conditions in this area. No warranty is expressed or implied. The recommendati ns submitted in this report are based on the data obtained from the test pits. Soil an groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our ~xploratory locations may not become evident until construction. If variations do appear, Eel should be requested to reev luate the recommendations of this report and to modify or verify them in writing pri r to proceeding with the construction. Additional Service As the geotechni I engineer of record, Eel should be retained to perform a general review of the fi al design and specifications to verify that the earthwork and foundation recom endations have been properly interpreted and implemented in the design and in the onstruction specifications. Eel should also be retained to provide geotechnical services during construction. This is to observe compli nee with the design concepts, specifications, or recommendations and to allow des gn changes in the event subsurface conditions differ from those anticipated prior t the start of construction. Earth Consultants. Inc. .' Reference: King County Map 656 By Thomas Brothers Dated 2005 A NORTH ORWN.ONM CHKD. ELW Earth Consultants. Inc. Geoll'!chnicnl Engineering. Geolo.::y. En"iron.-nentaL :;clence$ Conslruction Tesling & leBO' \\" ..... 80 Ins~dJon $(-rv!Ces VICINITY MAP SUE CHAN SHORT PLAT RENTON, WASHINGTON PROJ. NO. 11997 DATE SI2B105 PLATE 1 ·' ] --- I -~~-t_-.----~--------------------------;----~ ;r~~" i---+--I--------t-------.... - LEGEND REFERENCE: & ASSOCIATES lAND FEBRUARY 1999 TP-11 -.-location of Eel Test Pit, Earth Consultants, Inc. I Project No. 1997. August 2005 r" • GeOleGhrHeal Eogtoec.rlng. GeOlogy. EoY\ronmenl8l Sdcnces I Construttkln 'Tbmb\g • ICBO , WABO lnspcCfton servICeS • Subject site A l....:: TEST PIT LOCATION PLAN SUE CHAN SHORT PLAT NORTH RENTON. WASHINGTON .-. 0 40 APPROXIMATE DRWN. DNM PROJ. NO. 11997 SCALE IN FEET CHKD. ELW DATE 8/28/05 PLATE 2 .' .' --- -, 4 INCH MIN. DIAMEteR PERFORATED PiPe-......... SLOPE TO DRAIN 2 4 MIN. MAX. 12 INCH MIN. Em o LEGEND native soil or other perm~abiliity material or pea gravel Drain perforated or slotted rigid Sdhej::lule 40 PVC or SDR 35 pipe laid perforations or slots facing light jointed; with a positive 00 not use flexible plastiC pipe. llellDUlllOlrlQ downspout footing lines. .' 1 SCHEMATIC ONLY· NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Consultants, Inc. ceotect\n1caJ EngJneertng. Geology. EmbOli •• teidal setences Cons,rudlon Tesctng Il fCBO/WABO tnspecIIon Servlces TYPICAL FOOTING SUBDRAIN DETAIL SUE CHAN SHORT PLAT RENTON, WASHINGTON .' . .' APPENDIX A FIELD EXPLORATION E·11997 Our field explorati n was performed on August 12, 2005. Subsurface conditions at the site were explored by excavating five test pits to a maximum depth of 17 feet below existing grade. T e test pits were excavated by Northwest Excavating using a Caterpillar 31 2 tra ked excavator. The approximate t st pit locations were determined by pacing from site features depicted on a preliminary s' plan provided by the client. The elevations were estimated based on topographic lines epicted on the site plan. The locations and elevations of the test pits should be conside ed accurate only to the degree implied by the method used. These approximate locati ns are shown on the "Test Pit Location Plan n , Plate 2. The field explorat n was continuously monitored by a geologist from our firm who classified the so Is encountered, maintained a log of each test pit, obtained representative sa pies, measured groundwater levels, and observed pertinent site features. The sa pies were visually classified in accordance with the Unified Soil Classification Sys em, which is presented on the "Legend", Plate A 1. Representative soil samples were placed in closed containers and returned to our laboratory for further examination and t sting. Logs of the test Its are presented on Plates A2 through A6. The final logs represent our interpretation of the field logs and the results of our laboratory examination and testing. The stra ification lines on the logs represent the approximate boundaries between soil type . In actuality, the transitions may be more gradual. Ea~th Consultanls, Inc, Ccarse-orained soils More than 50% malanallarger than No. 200 sieve size MAJOR DlVI:tllor~S Clean gravels (11l11e or no fines) Gravels with fines (appreciable amount of fines) Clean sand (lilne or no fines) TYPICAL DESCRIPTION gravels. grBlllll-sand mOOures, no fines POOIty-graded gravels, gravel-sand mDclutes, rrtne 0( no fines Silty gravels, gravel-sand-sift n-ixtures Clayey gravels, gravel-sand-day moo"",. Well-graded sands, gravelly sands, 0( no lines Poorly-graded sands, gravelly sands, lUle 0( no fines Silty sands, sand-silt mixtures Sands with fines (appreciable amount ~~t:I!l;\ijl"'---:::>+-------------- 01 fines) Clayey sands, sand--c1ay mOdures Fine-grained soils More than 50% material smatter than No. 200 sieve size Sifts and Sifts and Highly organic Uquidlimh less than 50 Uquid Imil greater than 50 inorganic sits and ve", line sands, roc!< 1Icur, silty-clayey fine sands, clayey sifts with slight plastic~ InO<ganic ctsys 01 low to medium plasticity, gaveIty clays, sandy ctsys, silty clays, lean clays OrganIc oWls and organic silty clays of low plasticity micaceous or dialO<nace0u8 fine soils 01 medium to high pIas1iciIy, swamp soils with high Topsoil .. .. Humus and duff layer Fill Highly vanable constituams The discussion In the text 01 this is necessary for 8 proper understanding of the nature of the malerial prasenled in the at1actled logs, Dual symbols are usad to lndtcale bo.de~ll~e soil ctasslficatiOll. c qu W P • pel LL PI SAMPLER PU~3HE,[) SAMPLE NOT REI~t>"EFlED DRY DENSITY. lb. LIQUID LIMIT. % PLASTIC INDEX Earth Co ultants, Inc. Geotechnical Engineers, GeOlo,I!ISlIS & Environmental SCientists I K • 2· 0,0. SPLIT SPOON SAMPLER 2.4· 1.0. RING OR SHELBY TUBE SAMPLER WATER OBSERVATION WELL DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION ~ SUBSEQUENT GROUNDWATER LEVEL WITH DATE LEGEND -A1 .' .' Test Pit Log Noles: Gerunl Noles ·W ('IIo) 6.2 11.6 9.7 9.5 of 1 Appro,,-Ground Surface E\evaUon: 191' Surface Condition.: Depth of topsotl and sod: 6"; Blackberry brambles -contains occasional gravel -contains roots, 30.2% fines -Iron oxide staining -becomes dense, less weathered -becomes very dense Test Pits excavated by Northwest Excavating using a 312 Cat tracked excavator. Elevations estimated from topographic lines depicted on a preliminary site plan proVided by the client. Test Pit Log Sue Chan Short Plat Renton, Washington Test Pit Log .' project Name: ISh;-' of Sue Chan Short Plat 1 Jab No. iLoggedby: I 0:2105 Tesl PIt No.: 11997 ELW TP-2 I~ ExaovalIon Conlractor. Approx. GI'ound Surface Bevalion: Northwest Excavatina 170' Noles: .!!B ... t "'B Surface CondItions: Depth of topsoil and sod: 12"; Mixed brush Genenli W I~ ~~ Noles I") ... ~ ... I--TPSL Black TOPSOIL ... 1 RENTON FORMATION (EP~ Tan SANDSTONE, weathered, 5.8 I--fractured, medium dense to ense, moist 2 I---localized Iron oxide staining - 3 :---becomes dense, less weathered I "- · . 4 --becomes very dense · . f-7.1 .. .' 5 :---contal ns very thin siltstone lens · . i .. '. .'. :-- 6 f--localized iron oxide staining, fractured In areas 8.0 '. f-·Iron oxide stalnlno alona beds refusal on bedrock at T 7 Test Pit terminated at 7.0 feet below grade. No groundwater was encountered during excavation. ,~ I ~ i ! Earth Con sultants, InC. Test Pit Log § Sue Chan Short Plat Ii: ceolcchnlCilI Engh1eelS. Geo PsIsIS &. Blvironmemru Scientists Renton, Washington m .. Proj. No. 11997 I Own. ELW 1 Date August 2005 Checked ELW Date 8123105 I Plale A3 i' Subsuffece conditions depided I cur observatfons III tile time and locatIan of Ihls expIotalory hole, modlfted by englneeri~ teats. analysis and Judgment They are not jill 't.; representative of other IImas end Iocallons. We cannot aa:epI responsibility fOr tile use or nterpreiation by othens Of Information preaenled 0 n Is . · Test Pit Log Notas: General Notas W (%) 7.9 19.1 27.0 23.2 57.9 12.6 16.8 Test PIt No.: SUrface ElevaUan: Surface CondlUons: Depth of topsoil and sod: 9"; Blackberry brambles -contains gravel tan sandy -trace gravel, Iron oxide staining fractured, dense, -contains coal lens, becomes moist to wet lJUIAL, ","I"""rBll oellSe, wet -contains gray, west-dlpping siltstone beds -contains moisture along fractures -lIght groundwater seepage at 14' i at groundwater seepage was excavation. tants.lnc. Chedlad ELW Test Pit Log Sue Chan Short Plat Renton, Washington Date 8/23105 Test Pit Log Notes! W ('Yo) 7.0 12.6 14.4 2 3 ... 5 6 . 7 Earth '--->Lll •. -" ~ •• .' Surface COlldillools: of topsoH and sod: S"; Blackbeny brambles. mixed brush moist FORMATION (Epr): Tan Tr.il"" n'..". medium dense. moist -Iron oxide staining ·becomes dense. less weathered -becomes very dense terminated at 7.5 feet below existing grade. No groundwater was encountered during excavation. Inc. GcoIeChnIatI Engln""",. Gc:<,jotiilS"'" Envlrooullentru Sc!enllSts Test Pit Log Sue Chan Short Plat Renton, Washlogton Dale 8/23105 Plate AS " Test Pit Log Notes: 20.3 UIIIIHI 26.5 33.6 21.9 21.9 17.3 16.7 16.2 1 2 3 4 5 6 7 ML 8 Date: 8/12/05 .' Sheet of 1 1 Surface Conditions: Depth of topsoil and sod: 4"; Blackberry brambles Brown silly wet -becomes tan, mottled -moderate caving -becomes saturated -28.0% flnes -lIght grollndwater seepage at 4.5' -contains coal fragments Gray SIL ,medillm moist -thinnly bedded, contains coal fragments -contains thin sand Interbeds ::iAlNU, dense, -trace gravel, locallz,1Id sand lenses, localized iron oxide staining -moisture within sand lenses -contains sand and fine gravel interbeds Test Pit terminated at 17.0 groundwater seepage was excavation. wet grade. light feet during Earth 'LJ ... .I. 1.~LA.JI+""''''''+c> Inc. Test Pit Log Slle Chan Short Plat Renton, Washington Geotechnlcal EngUleers. Ge.:/Io!lislS '" EnVironmenlal SclenllSls .' , : .' APPENDIX B LABORATORY TEST RESULTS E-11997 Earth Consultants, tnc, , -" " " 100 Particle Size Distrib Jon Report ! ! ~ 4~ I r I I I ~ oo~-1~tt11!~~~~~~~M=~~~~: ~~~~~t-~~tt1--t--~~ti-t-t- ~r+-+~Hr~:+rf.-~~rr,~-+--~~+*'~4-~.~+++-r-r-~~~~-r-I; . 11 ro~~w.H+4.f~~~~+++4-4--~~~~~-*H+HH~~--~H4~~-- I ~~-+~rr~!~~~~HHH-+-+-~~++T-rr~~~H+rr~~--~~HHr+-+- ~~ ~::)' ~ ~~--tH~~~~f.-~~~~~r-+---+ffiH1-H.~~~~i\~HH~+-t-~---H~~~t-~- 10~--~++~-+~~+4~44~4-~---H~~~~+-~~~+4-+~~--H+~~~~-- : i Ii i! O~~~·1~00~~--~~--~10~~~~~---71~~~~~~~.t1~~~~~~O~.O~1~~~~~O~x % COBBLES % GRA ~L o 8.5 o 5.2 SIEVE '~ 1.5 3/4 3/8 o Source: o Source: PERCE IT FINER o 100.0 1%.0 100.0 1~.0 96.7 9~.9 GRAI SIZE 0,198 0, ~9 0.093 COEFFI IENTS '" SAND 61.3 66.8 SIEVE "':!"' 1/4 #8 #16 #30 IiSO 11100 11200 GRAIN SIZE -mm '" SILT I '" CLAY 30.2 28.0 PERCENT FINER o 0 91.5 94.8 89.2 94.3 87.2 93.4 85.2 91.9 78.0 87.6 47.2 S4.6 30,2 28.0 Sample No.: TP·l Sample No.: TP-S Client Ms. Sue Chan uses MStfTO PL U 8M 8M SOIL DESCRIPTION o TP-l: 'Z -8M Bm_ sihy Son<l; 6.2% Moi~ o TP-6:JS-SM Brown silty Sand; 26j% Moisture REMARKS: o FTJIJLC o FTIIJLC Elev.1Depth: 2' Eiev,iDepth: 3.S' EAR"t-H CONSULTAt4TS, INC. Project Sue Chan Shott Plat, Renton I Proiec:t No.: E·ll997 BI • Tim Daniels tdaniels@firstam.com (425) 635-2100 irst American Title Insurance Company 8 Stewart St, Ste 800 ":;eattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - ESCROW COMPANY INFORMATION: Escrow Officer/Closer: AGNES YIP ayip@firstam.com First American Title Insurance Company 5555 Renton Village Place #760, Renton, WA 98057 Phone: (425)873-1700 -Fax: (866)360-4596 King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Michelle Treherne mtreherne@firstam.com (425) 635-2100 Gayle Douce gdouce@firstam.com (425) 635-2100 AUG:>' 0 '! Kristi Mathis kkmathis@firstam.com (425) 635-2100 PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART Sf, SfE. 800, SEATTLE, WA 98101 To: Dimension Properties 1900 S Puget Drive, Suite 203 Renton, WA 98055 Attn: Sunny Singh Re: Property Address: 323 Stevens Avenue SW, Renton, WA 98057 First American Title File No.: 4211-2502407 Your Ref No.: Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by Co--nitment No.: 4211-2502407 Page 2 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B·l. The General Exceptions and Exceptions in Schedule B·II. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company Tim Daniels, Title Officer Rrst American Title • , Form No. 1068-2 ALTA Plain Language Commitmer SCHEDULE A 1. Commitment Date: August 03, 2015 at 7:30 A.M. 2. Policy or Policies to be issued: Short Term Rate with 10% Combination Discount and 5% online title order discount Standard Owner's Policy $ Proposed Insured: To Follow Simultaneous Issue Rate with 10% Combination Discount ALTA Extended Loa n Policy Proposed Insured: To Follow $ AMOUNT To Follow $ To Follow $ Commitment No.; 4211-2502407 Page 3 of 10 PREMIUM TAX To Follow $ To Follow To Follow $ To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: RENTON L6 LLC, A WASHINGTON llMITED llABIllTY COMPANY 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. Am Amen"cDn Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Cor-nitment No.: 4211~2S02407 Page 4 of 10 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of ltem(s): (F) Other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: SCHEDULE B SECTION II GENERALEXCE~ONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. 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 escrow or interest or mortgagees) thereon covered by this Commitment. Arst American Title Form No. 1068-2 ALTA Plain Language Commitme PART TWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4211-2502407 Page 5 of 10 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2100 2. General Taxes for the year 2015. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 214370032309 1st Half Amount Billed: $ 668.72 Amount Paid: $ 668.72 Amount Due: $ 0.00 Assessed Land Value: $ 105,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 668.72 Amount Paid: $ 0.00 Amount Due: $ 668.72 Assessed Land Value: $ 105,000.00 Assessed Improvement Value: $ 0.00 3. Taxes which may be assessed and extended on any subsequent roll for the tax year 2015, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. Evidence of the authority of the individual(s) to execute the forthcoming document for Renton L6 LLC, copies of the current operating agreement should be submitted prior to closing. 5. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to insuring. An indemnity agreement to be completed by Renton L6 LLC, is being sent to The Closing Escrow Company and must be submitted to us prior to closing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Exhibit B herein will be omitted in said extended coverage mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 6. Easement, including terms and provisions contained therein: Recording Information: 4284893 For: Laying and connecting up a sewer A"rst American Title Form No. 1068-2 ALTA Plain Language Commitment Co-rnitment No.: 4211-2502407 Page 6 of 10 Said easement contains a provision for bearing equal cost of maintenance, repair or reconstruction by the common users. 7. Easement, including terms and Recorded: Recording Information: In Favor Of: For: provisions contained therein: September 20, 2007 20070920001491 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system 8. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by City of Renton Short Plat No. LUA- 05-131 recorded under recording number 20080610900019. First American Title Form No. 1068-2 ALTA Plain Language Commibne! INFORMATIONAL NOTES Commitment No.: 4211-2502407 Page 7 of 10 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached heneto 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. D. The description can be abbreviated as suggested below if necessary to meet standardization reqUirements. The full text of the description must appear in the document(s) to be insured. LOT 6, CITY OF RENTON SP NO. LUA-OS-131, REC. 20080610900019, KING COUNTY APN: 214370032309 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: 20130507001430 and 20140422000600 -------------- Property Address: 323 Stevens Avenue SW, Renton, WA 98057 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Sched u Ie A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. Arst Amedcan Tide Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINmONS (a) "Mortgage" means mortgage, deed of trust or other security instrument. C 'llitment No.: 4211-2502407 Page 8 of 10 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2.. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and ec) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. UMITATION OF OUR UABIUTY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: cc: Renton L6 LLC Am American Tide Form No. 1068-2 ALTA Plain Language Commitmel First American :;;~ I First American Title Privacy Information We Are Committed to Safeguarding Customer Information Commitment No.: 4211-2502407 Page 9 of 10 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any per;onal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Polity to govern the use and handling of your personal infonnatlon. Applieability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govem our use of personal information regardless of its source. First American calls these guidelines its Fair InformatiOn Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal Information that we may collect indude: • Information we receive from you on applicatiof1s, forms and in other communications to us, whether In writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receIVe from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such Information Indefinitely, Indudlng the period after which any customer relationship has ceased. Such information may be used for any Intemal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal Information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty Insurers, and trust and Investment advisory companies, Of companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even If you are no longer our customer, our Privacy Policy will continue to apply to you, Confidentiality and Security We will use our best efforts to ensure that no unauthoriZed parties have access to any of your information. We restrict access to nonj:tJbllc personal information about you to those individuals and entities who need to know that Information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled reslX>nsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American financial Col"jX)ration Is sensitive to privacy issues on the Intemet We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or Its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This infQrmation is aggregated to measure the number of visits, average time spent on the site, pages viewe:l and similar infonnation. First American uses this information to measure the use of our site and to develop ideas to improve the content of our slte. There are times, however, when we may need information from you, such as your name and email address. When Information Is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal Information we collect is used only by us to reslX>nd to your inquiry, process an order Of allow you to access specific account/proflle information. If you choose to share any personal information with us, we will only use it in accordance with the IX>licies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' Sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the prtvacy ~ces employed by other sites. Cookies Some of First American's Web sites may make use of "cookie' technology to measure site activity and to customize Information to your personal tastes. A cookie Is an element of data that a Web Site can send to your browser, which may then store the cookie on your hard drive. EirstA,m rom uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Faimess We consider consumer expectations about their privacy In all our businesses. We only offer products and services that assure a favQrable balance between consumer benefits and consumer privacy, Public Record We believe that an open putlic record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information al:out a consumer in our business, We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in Identifying the source of the erroneous data so that the consumer can secure the required corrections. Edueation We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy, We will instruct our employees on our fair Information values and on the reslX>nsible collection and use of data, We will encourage others in our industry to collect and use information in a responsible manner. Sealfity We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Finandal Corporation) First American Tide Form No. 1068-2 Co itment No.: 4211-2502407 ALTA Plain Language Commitment FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "An Vested Owner: RENTON L6 LLC, A WASHINGTON LIMITED LIABILIlY COMPANY Real property in the County of King, State of Washington, described as follows: Page 10 of 10 LOT 6, CIlY OF RENTON SHORT PLAT NUMBER LUA-05-131 RECORDED JUNE 10, 2008 UNDER RECORDING NO. 20080610900019, RECORDS OF KING COUNTY, WASHINGTON. Tax Parcel Number: 214370032309 Situs Address: 323 Stevens Avenue SW, Renton, WA 98057 first American Title RECEIPT EG00042745 BILLING CONTACT SUNNY SINGH HOSPITALITY STONES dba HSGC 5313 Highland Dr SE Auburn, WA 98092 REFERENCE NUMBER FEE NAME LUA15-000626 PLAN -Variance Technology Fee Printed On: AUj:lust 20,2015 Prepared BV: Jill Dinq -----"."..."".-.. Ren ton ® 1055 S Grady Way, Renton, WA 98057 ","""" """,'"rr"nsactTon D",ie: AuguSl20;Io1if TRANSACTION TYPE Fee Payment Fee Payment PAYMENT METHOD Check #2914 Check #2914 SUB TOTAL TOTAL AMOUNT PAID $1,200,00 $3MO $1,236,00 $1,23MO Page 1 of 1