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SIGNIFICANT TREE TABLE
10 SPECIES DIAMETER lREESSA\rfQ
1t1 DECIDUOUS (8)6"
1t2 DECIDUOUS 16"
_3 WALNUT 22'
114 DOUGlAS FIR 2B'
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PREUMINAAY PLAT SUBMrTTAL I
LtMELITE SHORT PLAT
11419 SE 162ND ST
FRONTAGl IMPROVEMENTS
114TH AVE SE
CITY OF RENTO
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: June 30, 2015
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: Limelite Short Plat
LUA (file) Number: LUA-14-001083, SHPL-A
Cross-References:
AKA's:
Project Manager: Kris Sorensen
Acceptance Date: August 14, 2014
Applicant: Todd Karam
Owner: Virtuoso Venture 6, LLC
Contact: Andy MCAndrews
PID Number: 0088000280
ERC Determination: Date:
Ap~eal Period Ends:
Administrative Decision: Approved with Cond itions Date: October 15, 2014
Appeal Period Ends: October 29 2014
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: The applicant is requesting administrative Short Plat review of an R-8 zone,
29,912 sf corner lot, to be subdivided into 5 single family residential lots. A storm water detention
area would be located in the southwest corner of the site. Density would be 7.8 dulac. The existing
home would be demolished. Vehicle access to proposed lots would be from SE 162nd St and 114th
Ave SE for Lots 1-4, and for Lot 5, there would be an easement across Lot 4 that provides
connection to 114th Ave SE. Lot sizes range from 8,834 sf to 5,034 sf. Studies submitted include
tree inventory, geotechnical report, technical information report with drainage information, and
landscape analysis. Street improvements including planter strip and sidewalk would be installed
alonjL the subiect site.
Location: 16204 114th Ave SE
Comments:
ERe Determination Types IS -Determination of Non-Signific
Non-Significance-Mitigateto, OS -Determination of Significance.
,; ONS-M -Determination of
ADVISORY NOTES TO APPLICANT LUA 14-001083
Application Date: August 12, 2014
Name: Limelite short plat
Site Address: 16204 114thAve SE
Renton, WA 98055-5249
Plan -Planning Review Version 1 I October 08,2014
Te~hni~atSebt1~e'$I!~I9,mmenis "IP!>' -":;:' 's'1J( :c~rjtact~;:~Q~~M,a~Q,6iei t:42sJj'O~1a~9;1 ~~ac~~ie@~e'nt~~w,a~9'9Y
Recommendations: Preliminary Short Plat: Bob Mac Onie 09/22/2014
Note the City of Renton land use action number and land record number, LUA14 001083 and LND 20 0609, respectively, on the final short
plat submittal. The type size used for the land record number should be smaller than that used for the land use action number.
The dedication of right of way for short subdivisions requires a separate Deed of Dedication: provide a space to the recording number of
same on the short plat. The Deed of Dedication document includes both a legal description exhibit and a map exhibit of the dedicated
parcel. The legal description exhibit should be prepared, stamped, dated and signed by the applicant's surveyor. The surveyor should
also prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45 days of approval of said
dedication. Talk to the Project Manager if there are questions or further information is needed.
Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided.
Provide sufficient information to determine how the plat boundary was established.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or calculated, if any.
The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final short plat drawing.
Do note encroachments, if any.
Do include a "LEGEND" block for the short plat drawing, detailing any symbols used thereon.
Note all easements, covenants and agreements of record on the drawing.
Note any relevant researched resources on the short plat submittal.
Note the plat name and lot and tract numbers of the adjoining properties or note as "Unplatted.".
The City of Renton Administrator, PublicWorks Department, is the only city official who signs the final short plat. Provide an appropriate
approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed.
Include a declaration block on the drawing, titled "OWNERS' DECLARATION" not "CERTIFICATION" or other.
Nole that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be
recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be given to the Project
Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing.
Provide spaces for the recording numbers thereof.
The new easements for ingress, egress, utilities, etc. shown for the benefit of future owners of the proposed lots each need a note
defining the rights associated with the easement at issue. Since these new "proposed" easements shown aren't "granted and conveyed"
until the benefited andlor burdened lots are conveyed to others add the following language on the face of the short plat drawing:
DECLARATION OF COVENANT:
Ran: June 30, 2015 Page 10f3
ADVISORY NOTES TO APPLICANT LUA 14-001083
Plan -Planning Review Version 1 I October 08,2014
The owners of the land embraced within this short plat, in return for the bene to accrue from this subdivision, by signing hereon covenant
and agree to convey the beneficial interest in the new private easements shown on this short plat to any and all future purchasers of the
lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat.
The preceding statement obligates the seller of the lots created to "expressly grant and convey" the lots "together with andlor subject to"
any new private easements delineated on the short plat in the conveying document.
The proposed 20' Access Easement shown over the south 20' feet of Lot 4 does not agree with the grading and paving plan.
The private ingress, egress and utility (access) easement requires a "New Private Easement for Ingress, Egress and Utilities
Maintenance A reement" statement.
i
WATER Water Service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be
submitted to the City.
SEWER Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be
submitted to the City.
STORM There are no drainage improvements in SE 162nd Street or in 114thAve SE. There appears there is a ditch in 114th Ave
SE.
STREETS There are no street improvements fronting the site in 114th Ave SE or SE 164th Street
CODE REQUIREMENTS
SURFACE WATER
1. A drainage report dated July 7, 2014, was prepared and submitted by Spring line Design LLC. The report complies with the 2009
King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow
control map, the 5 lot short plat, zoned R 8 falls within the Flow Control Standard, Forested Condition. The 0.687 site has one existing
home that will be demolished. The site is subject to Full Drainage. The engineer is proposing to mitigate a portion of the new runoff
created by the project by installing permeable pavement in lieu of the city's standard 5 foot wide concrete sidewalk in the right of way. The
city will not support the permeable pavement in the right of way.
2. A geotechnical report, dated March 19,2014 was provided by PanGEO, Geotechnical Engineers. Five test pits were excavated on
March 19, 2014. Results show soils found one to five feet in depth were fine silty sands and sands. Test pits excavated seven to eight feet
deep. Results show were found to be glacial till and sandstone. Moderate to heavy groundwater seepage was found one to five deep in all
the pits.
3. Surface water system development fee is $1,228.00 for the new lot. Credit will be given to the existing home.
TRANSPORTATION ISTREET
1. Existing right of way width in SE 162nd Street is 60 feet. Existing right way of width in 114th Ave SE is 60 feet. Both streets are classified
as residential access roads. To meet the City's new complete street standards, street improvements including 13 feet of paving from
centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be constructed in
the right of way fronting the site per City code 4 6 060.
2. Per City of Renton code, corner lots will be required to dedicate a minimum radius of fifteen feet (15').
3. Current traffic impact fee is $1,430.72 per new single family lot. Payment of the transportation impact fee is due at the time of issuance
of the building permit. Credit will be given to the existing home.
4. Street lighting is required for a five lot short plat.
5. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double loaded garage driveway shall not
exceed sixteen feet (16').
6. Driveway shall not exceed 15% slope. Driveways over 8 % slopes require strip drains.
GENERAL COMMENTS
1. Separate permits and fees for storm connections will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall
Ran: June 30, 2015 Page 2 of 3
ADVISORY NOTES TO APPLICANT LUA14-001083
i Comments:
1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at building permit issuance. Credit
will be granted for the removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1 ,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability
certificate is required from Soos Creek Water and Sewer District.
2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet
outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is
I
Ran: June 30, 2015 Page 3 of 3
_.-!~~ ___ l L--.:.,..l -eLl (
Denis Law
M.yor d r --==-----,.,.,..-. ..1---
January 13, 2015
TO WHOM IT MAY CONCERN:
Department of Community and Economic Development
C.E. 'Chip"Vincent, Administrator
Subject: New Plats and Short Plats in the City of Renton
Please see attached new plats, short plats and multi-building developments that have
recently been addressed. Some of these have been recorded and I am supplying a list
on new parcel numbers with the new addresses. If the plat is not recorded INR), I am
only giving you the plat map with the new potential addresses written on it.
Please add these addresses to your City directories and maps.
2001 Union Short Plat (NR)
NE 7th North Short Plat
N E i h East Short Plat
NE i h West Short Plat
Avana Trails AKA Fieldbrook Commons
Cascade Greens Short Plat (NR)
La Rosa Meadows Plat (NR)
limelight Short Plat (NR)
Maplewood Park East (NR)
Merlino Short Plat (NR)
Renton 7 Short Plat (NR)
Shattuck West Short Plat
Stevens Point Short Plat (NR)
Whitman Court Townhomes (NR)
Sincerely,
Jan Conklin
Energy Plans Examiner
Development Services Division
Telephone: 425-430-7276
#l:platadd
3307,<:lord Short Plat (NR)
NE 7 North Phase 2 (NR)
Ne i h Middle Short Plat
NE 24th 3 lot Short Plat (NR)
Carpenter Short Plat (NR)
Kline Stromberg Short Plat (NR)
lim Short Plat (NR)
lund lotline Adjustment
May Creek Court Short Plat (NR)
Piper's Bluff Plat (NR)
Rylee's Place Plat (NR)
Sheldon Short Plat (NR)
Woodebridge lane Plat (NR)
ZK Short Plat (NR)
RenlonCityHaU • 1055 South Grady Way • Renton,Washington9B057 • rentonwa.gov
PARCEL 10088000260
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NE 1/4, NE 1/4, SEC 29, T23N, R SE, W.M.
UMEUTE DEVELOPMENT
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DEPARTMENT OF COMI\/lvNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Name:
Project Numbe,.:
Project Manager:
Owner:
Applicant:
Cantact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
October 15, 2014
Limelite Short Plat
LUA14-001083; SHPL-A
Kris Sorensen, Associate Planner
Virtuoso Ventura 6 LLC; 14508 NE 20 th St, #200; Bellevue WA 98007
Todd Karam; Limelite Development; 14508 NE 20th St, #200; Bellevue WA 98007
Andy MCAndrews; GeoDimensions Inc; 10801 Main St Suite 200; Belleveue WA
98004
16204 114th Ave SE
The applicant is requesting administrative Short Plat review of an R-8 zone,
29,912 sf corner lot, to be subdivided into 5 single family residential lots. A
storm water detention area would be located in the southwest corner of the
site. Density would be 7.8 dulac. The existing home would be demolished.
Vehicle access to proposed lots would be from SE 162nd St and 114th Ave SE for
Lots 1-4, and for Lot 5, there would be an easement across Lot 4 that provides
connection to 114th Ave SE. Lot sizes range from 8,834 sf to 5,034 sf. Studies
submitted include tree inventory, geotechnical report, technical information
report with drainage information, and landscape analysis. Street improvements
including planter strip and sidewalk would be installed along the subject site.
1,270 sf Proposed New Bldg. Area (foatprint): N/A
Proposed New Bldg. Area (gross): N/A
29,912 sf (0.69-acre) Total Building Area GSF: N/A
Project Location Map
City of Renton Department of Coml,._. ity & Economic Development
LlMELITE SHORT PLAT
Ad, strative Short Plat Report & Decision
WA14-001083; SHPL-A
Report of October 15, 2014
B. EXHIBITS:
Exhibit 1:
Exhibit 2.:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Administrative Short Plat Report and Decision
Neighborhood Detail
Short Plat Layout
Density Worksheet
Tree Retention Worksheet
Storm Drain Extension, 114'h Ave SE
Paving and Grading Plan
Page 2 of 19
Exhibit 8: Geotechnical Report, prepared by PanGEO Inc, dated June 2.4, 2.014
Exhibit 9: Technical Information Report, prepared by Springline Design LLC, dated July 7,
2.014
Exhibit 10:
Exhibit 11:
Exhibit 12.:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Topographic and Tree Survey
Conceptual Landscape Plan
Schools for attendance
Schools bussing/walking commute information
Public comments
Advisory Notes / Review Comments
C. GENERAL INFORMATION:
Virtuoso Ventura 6 LLC
1. Owner(s) of Record: 14508 NE 2.0'h St, #2.00; Bellevue, WA 98007
2. Zoning Designation: Residential 8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
4. Existing Site Use: Single Family Residential
5. Neighborhood Characteristics: Single Family Residential
a. North: Single family residential uses in R-8 zone
b. East: Single family residential uses in R-8 zone
c. South: Single family residential uses in R-8 zone
d. West: Single family residential use in R-8 zone
6. Access: The site is a corner lot with access to both SE
162.nd St and 114'h Ave SE.
7. Site Area:
D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation, Benson Hill
Short Plat Report WA14-001083
Land Use File No.
N/A
N/A
N/A
2.9,912. sf (0.69-acre)
Ordinance No.
5099
5100
532.7
Date
11/01/2.004
11/01/2.004
03/01/2.008
City of Renton Deportment of Com. _ nity & Economic Development
LIMELITE SHORT PIA T
Adl., . ,;strative Short Plot Report & Decision
LUA14-001083; SHPL-A
Report of October 15, 2014 Page 3 of 19
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service is provided by Soos Creek Water and Sewer District.
b. Sewer: Water service is provided by So os Creek Water and Sewer District.
c. Surface/Storm Water: There are no drainage improvements in sE 162nd st or 114th Ave sE.
2. Streets: There are no street improvements fronting the site in 114th Ave sE or sE 162nd St. Both
streets are classified as Residential Access roads.
3. Fire Protection: Service provided by City of Renton Fire Department.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 Property Development Standards
a. Section 4-4-070: Landscaping Regulations
b. Section 4-4-080: Parking, Loading, and Driveway Regulations
c. Section 4-4-130: Tree Retention and Land Clearing Regulations
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements
and Minimum Standards
c. Section 4-7-150: Streets -General Requirements and Minimum Standards
d. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family (RsF) land use designation
2. Community Design Element
H. DEPARTMENT ANALYSIS:
1. Project Description/Background
The applicant, Todd Karam, has requested preliminary short plat approval for a s-Iot short plat.
The applicant is proposing to subdivide a 0.69-acre (29,912 sf) site within the Benson
Short Plat Report LUA14-001083
City of Renton Department of Cam _ nity & Economic Development
LlMELITE SHORT PLA T
Report of October 15, 2014
AL., .. ,istrative Short Plat Report & Decision
LUA14-001083; SHPL-A
Page 4 of 19
community of Renton, zoned Residential-8 (R-8) dwelling units per acre (dulac) into five lots
(Exhibit 5).
City Council adopted Ordinance 5724 to provide interim zoning standards for the R-8 zone. The
legislation and interim standards became effective at the time of Council approval on
September 22nd, 2014. The Limelite Short Plat application was determined a complete
application on August 12, 2014, and therefore, is vested to the R-8 standards as were allowed
prior to the Council adoption of Ordinance 5724.
The area is designated Residential Single Family (RSF) in the City of Renton Comprehensive
Land Use Plan. The subject site has an existing single family home that is proposed to be
demolished. The subject site is a corner lot and is located at the southeast corner of SE 162nd St
and 114'h Ave SE in the Cascade neighborhood area. The proposal for five lots would arrive at a
net density of 7.8 dulac (Exhibit 4). Lot sizes for the residential parcels range from 8,834 sfto
5,039 sf. Access to the lots vary between the two abutting streets, with proposed curb cuts
from SE 162 nd St for Lot 2 and Lot 1, curb cuts from 114'h Ave SE for Lot 3, Lot 4, and Lot 5
would have an easement across Lot 4 for a private driveway (Exhibit 7). Right-of-way
dedication is proposed at the northwest corner of the subject site for intersection radius, with
a triangular area dedicated of 48 sf (Exhibit 5).
Site improvements include grading, stormwater facilities, utility connections, and landscaping.
Off-site improvements would be required. There are no existing frontage improvements on
either street currently and street improvements are proposed that would include sidewalks
and planter strips. A storm drain extension is proposed in 114'h Ave SE to the subject site. A
sanitary sewer main extension is proposed in SE 162nd St.
Site topography is generally flat, with approximately a 1% slope across the property (Exhibit
10). For existing trees, there are 12 trees with 6-inch diameters or greater on-site as shown on
the site and tree survey (Exhibit 10) and as identified in the Tree Retention Worksheet (Exhibit
5). The exisiting tree on site are located near the north and west property boundaries. No
critical areas are present on-site.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(a).
As part ofthe geological assessment, the applicant describes the coal mine hazards mapped by
the City off-site (Exhibit 8, page 5). It should be noted that these hazards are not located on-
site, but the site is within a distance to provide further analysis. Based on the geotechnical
engineer's analysis, the mines appear to be located at least two blocks to the north and
northwest of the subject site and does not extend into the boundaries of the subject property.
3. Staff Review Comments
Representatives from various city departments have reviewed the application materials to
identify and address issues raised by the proposed development. These comments are
Short Plat Report WA14-1J01083
City of Renton Department of Com _ ity & Economic Development
LlMfLlTE SHORT PLAT
Report of October 15, 2014
Ad .... ,lstrative Short Plat Report & Decision
LUA14-001083; SHPL-A
Page 5 of 19
contained in the official file, and the essence of the comments have been incorporated into the
appropriate sections of this report and the "Advisory Notes to the Applicant" (Exhibit 15).
4. Comment from the Public
One public comment was received and no comments were received from agencies. The public
comment (Exhibit 14) specifically states that larger yards and more green landscaping for the
new residential lots would fit better in the neighborhood and that the neighborhood is home
to mammals, birds, amphibians and beneficial insects. The commenter further states that any
pollution from the site eventually impacts the Duwamish watershed and Puget Sound and that
retaining and planting more trees and shrubs helps prevent runoff and reduces noise and air
pollution. Additionally, the commenter states a storm retention pond surrounded by fencing is
unsightly and rain gardens would be more aesthetically pleasing. For street improvements, the
commenter states that the construction of any sidewalk would hopefully not narrow the road
as parked cars impede traffic flow.
5. Consistency with Short Plat Criteria
Approval of a short plat is based upon several factors. The following short plat criteria have
been established to assist decision-makers in the review of the short plat:
I. FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The project proponent has requested approval of a short plat subdivision of a 29,912
sf corner (O.69-acre) property in the Cascade community into 5 lots suitable for development
with single-family residential structures, where the existing single-family dwelling would be
demolished. The project would have a density of 7.8 dulac.
2. Application: The subject site is owned by Virtuoso Venture 6 llC; 14508 NE 20th St, Suite 200,
Bellevue, WA 98007.
3. Comprehensive Plan: The property has a Comprehensive Plan land use designation of
Residential Single-Family (RSF). The proposed project furthers the objectives and policies ofthe
RSF section of the land Use Element of the Comprehensive Plan. The objectives and policies of
the Community Design Element are also supported by the project as it has been proposed.
4. Zoning: Objectives and policies ofthe RSF designation are implemented by standards and
regulations of the Residential 8 zone. The project, as proposed, meets or exceeds the R-8 zone
standards and regulations, if conditions of approval are met.
5. Subdivision Regulations: The short plat, as proposed, would meet the requirements of RMC 4-
7 Subdivision Regulations, if conditions of approval are met.
6. Existing land Uses: The site consists of one parcel with an existing family home and accessory
structure, which is proposed to be removed
7. Setbacks: Minimum setback requirements of the R-8 zone could be met.
8. Short Plat Review Criteria: Approval of a plat is based upon several factors. The following short
plat criteria, in the matrix below, have been established to assist decision-makers in the review
Short Plat Report LUA14-001083
City of Renton Department of Com.. ity & Economic Development
LlMELITE SHORT PLA T
Report of October 15. 2014
Ad .Istrative Short Plat Report & Decision
LUAl4-001083; SHPL-A
Page 6 of 19
of the plat. The criteria are evaluated on compliancy, and the depth of compliance is provided
through a denotation next to the criteria text as follows: (.r Compliant; Note 1: Partially
compliant; Note 2: Not compliant; Note 3: Compliance not yet demonstrated).
1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site has the Comprehensive Land
Use designation of Residential Single Family (RSF). Land designated RSF is intended to be used for
high quality detached, single-family residential development organized into neighborhoods at
urban densities. It is intended that larger subdivisions, infill development, and rehabilitation of
existing housing be carefully designed to enhance and improve the quality of single family living
environments. The proposal is consistent with the following Comprehensive Plan Land Use and
Community Design Element policies, if all conditions of approval are met, unless noted otherwise:
Policy LU-1S8. Net development densities should fall within a range of 4 to 8 dwelling
units per acre in Residential Single Family Neighborhoods.
Staff Comment: The proposed density would be 7.8 dulac (Exhibit 16). The proposed
density is within the required range.
Objective CD-C. Promote reinvestment in and upgrade of existing residential
neighborhoods through redevelopment of small, underutilized parcels with infill
development, modification and alteration of older housing stock, and improvements to
.r streets and sidewalks to increase property values.
Staff Comment: Five new residential parcels would be created for infill, where an existing
single-family dwelling constructed in the 1940s would be demolished.
Policy CD-12. Sidewalks or walking paths should be provided along streets in established
neighborhoods, where sidewalks have not been previously constructed. Sidewalk width
should be ample to safely and comfortably accommodate pedestrian traffic and, where
practical, match existing sidewalks.
Staff Comment: The property is a corner lot, with street frontage along SE 162nd St of
approximately 200 feet in length, and approximately 150 feet in length along 114th Ave
.r SE (Exhibit 10). There are no street improvements on either right-of-way (Exhibit 15 -
Engineering Review, Existing Conditions subsection). Praposed street improvements
would include curb, gutter, planter strip and sidewalk for both street frontage of
subdivision. The applicant praposes to install the improvements on both streets, and
additionally dedicate right-of-way area at the southeast corner of the intersection for the
required comer radius at the intersection. There are no street frontage improvements
along the frontage of any surrounding streets.
Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should
be encouraged in order to add variety, updated housing stock, and new vitality to
.r neighborhoods.
Staff Comment: The five praposed lots would allow for updated housing stock.
Short Plat Report WA14-001083
City of Renton Department of Com. nity & Economic Development
LlMfLlTE SHORT PLAT
Ad .... ,Istrative Short Plat Report & Decision
LUAl4-001083; SHPL-A
Report of October 15, 2014 Page 7 of 19
Policy CD-1S_ Infill development should be reflective of the existing character of
established neighborhoods even when designed using different architectural styles, and
lor responding to more urban setbacks, height or lot requirements. Infill development
should draw on elements of existing development such as placement of structures,
Note vegetation, and location of entries and walkways, to reflect the site planning and scale of
3 existing areas.
Staff Comment: Detailed site and architectural designs, will be reviewed ta determine
compatibility with the context of the site, at the time building permits are submitted.
2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: Objectives and policies ofthe
Comprehensive Land Use Plan Residential Single Family designation are implemented by
Residential 8 zoning (R-8). RMC 4-2-11OA provides development standards for development
within the R-8 zoning classification. The proposal is consistent with the following development
standards if all conditions of approval are met, unless noted otherwise:
Density: The minimum density allowed in the R-8 zone is 4 dwelling units per net acre
(dulac). The maximum density permitted in the R-8 zone is 8.0 du/as. Net density is
calculated after the deduction of critical areas, areas intended for public rights-of-way,
and private access easements. Calculations for minimum or maximum density that
result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole
number. Those density calculations resulting in a fraction that is less than 0.50 shall be
~ rounded down to the nearest whole number.
Staff Comment: After deducting 48 sf for right-of-way dedications and 1,980 sf for access
easement across Lot 4 from the 29,912 gross sf of the site, the net square footage would
be 27,884 sf (0.64 net acres). The 5-lot proposal would arrive at a net residential density
of 7.8 dwelling units per acre (5 units I 0.64 acres = 7.8 dulac), which falls within the
permitted density ronge for the R-8 zaning classification.
Lot Dimensions: Staff Comment: R-8 Standards apply:
Proposed Lots Lot Size Width minimum Depth
(Exhibit 3) 5,000 SF 50 feet-interiar; 60 65 feet minimum
minimum feet-corner
Lot 1 -Interior 5,039 sf 50.6 ft 99.5 ft
~ Lot 2 -Interior 5,034 sf 50.65 ft 99.4 ft
Lot 3 -Corner 5,892 sf 60.0 ft 99.0 ft
Lot 4 -Interior 8,834 gross sf 89.32 ft 99.0 ft
6,854 net sf
Lot 5 -Interior 5,065 sf 50.0 ft 101.3 ft
Setbacks: The minimum front yard setback in the R-8 zone is 15 feet; minimum side yard
Short Plat Report WA14-001083
City of Renton Department of Com, ity & Economic Development
LIMELITE SHORT PLA T
Ad strative Short Plat Report & Decision
LUA14-001083; SHPL-A
Report of October 15, 2014 Page 8 of 19
is 5 feet and, minimum side yard along a street 15 feet for the primary structure;
~ minimum rear yard is 20 feet,
Staff Comment: For aI/lots, there is sufficient area for new residential structures that
would comply with setbacks, AI/ proposed buildings would be reviewed far setbacks at
time of building permit.
The site currently contains one single family residence and a detached structure aI/ of
which are proposed to be removed. Staff recommends, as a condition of approval that all
structures proposed for removal be demolished prior to Final Plat approval,
Building Standards: The R-8 zone permits one single family residential structure per lot.
Accessory structures are permitted at a maximum number of two per lot with a
maximum size of 720 square feet each, or a maximum of one per lot with a maximum of
1,000 square feet. Accessory structures are permitted only when associated with a
primary structure located on the same parcel of land.
The maximum building height in the R-8 zone is 30 feet. Building height is based on the
measurement of the vertical distance from the grade plane to the average height of the
roof surface. The grade plane is the average of existing ground level adjoining the
building at exterior walls. Where the finished ground level slopes away from the exterior
Note 3 walls, the reference plane shall be established by the lowest points within the area
between the building and the lot line, or where the lot line is more than 6 feet from the
building, between the building and a point 6 feet from the building.
The maximum building coverage in the R-8 zone, for lots larger than 5,000 sf, is 35
percent or 2,500 sf, whichever is greater.
The maximum impervious surface area is 75 percent.
Staff Comment: For aI/lots, bUl1ding elevations, flaor plans and a site plan, which would
be used to determine building height, building coverage and impervious surface
caverage, have not been submitted. They would be submitted for building permit review
(compliance not yet demonstrated).
Landscaping: Landscaping is required for all subdivisions including short plats. A detailed
landscape plan is usually required to be approved prior to issuance of street or utility
construction permits.
A ten foot-wide on-site landscaped area is required along all public street frontages, with
the exception of areas for required crosswalks and driveways. This landscaped area shall
be on-site and shall include a mixture oftrees, shrubs and ground cover. Two trees are
~ required in the front yard of each lot.
For street improvements, and street trees and landscaping required within the right-of-
way, a minimum planting strip width between the curb and sidewalk are established
according to the street development standards of RMC 4-6-060. Street trees and, at a
minimum, groundcover per subsection 4-4-070 L2, are to be located in this area when
present. Spacing standards shall be as stipulated by the Department of Community and
Economic Development, provided there shall be a minimum of one street tree planted
per address. Any additional undeveloped right-of-way areas shall be landscape unless
Short Plat Report LUA14-001083
City of Renton Department of Com nity & Economic Development Ad .... Jistrative Short Plat Report & Decision
LUA14-001083; SHPL-A LlMELITE SHORT PIA T
Report of October 15, 2014 Page 9 of 19
otherwise determine by the Administrator. Refer to the City's Approved Tree list and
spacing standards available through the Department of Community and Economic
Development and on the City's website.
Staff Camment: The applicant submitted a conceptual landscape plan (Exhibit 11) for on-
site londscape improvements and trees to be removed and retained. The applicant
submitted off-site improvements for the two abutting streets with plonting strip widths
identified, but no landscaping and street trees identified. Far the on-site improvements,
na landscaping is required for Lot 5 as it is not alang a street frontage but is alia wed.
Additianally, curb cuts are nat shawn an the provided landscape plan, therefore the plan
daes nat around for necessary driveways and access paints. Existing vegetation along SE
162nd St for Lats 2 and 3 would be used ta meet the required an-site landscaping (see
additional dissection belaw under tree retention). Therefore, as there are no street trees
shown in the off-site planter strips, it is unclear if all propased trees for retention will be
able to be retained, and driveways for each lat shauld be identified where landscaping
cannot be planted, staff recammends, as a canditian af approval, that on-site and off-site
landscape plans that are consistent with code be provided ta, and approved by, the
Current Planning Project Manager priar ta canstructian permit approval. The applicant
shall be required to submit a revised landscape plan, depicting a 10-faot wide an-site
landscape strip far alllats with the identified driveway cuts. The applicant shall be
required ta submit a landscape plan for the off-site landscaping planter strips in the
roadway with proper spacing and species identified according to the spacing standards
and approved tree list available an the City's website.
Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30
percent oftrees to be retained. If the required number oftrees cannot be retained, they
must be replaced according to RMC 4-4-130H.
Stoff Comment: Accarding ta the site and tree survey there are 12 significant trees 6-inch
in diameter or greater on the site (Exhibit 10). The Tree Retention Warksheet (Exhibit 5)
shows that 3.6 trees would need ta be retained to meet the 30 percent requirement for
the zane. The applicant's propasal is ta retain 9 trees which is greater than the retention
requirement of 3.6 trees resulting in 75 percent of the tree to be retained. The trees to be
retained are shown on the Tree Retention Plan (Exhibit 11), with three (numbers 1-3)
,/ located alang the 114'h right-of-way and 9 (numbers 4-12) located along the SE 162nd St.
Staff recagnizes that the proposed trees to be retained are within close proximity to
proposed street improvements and the future footprint of the home to be constructed on
Lot 3. Mature trees such as the ones on-site and identified to be retained may not be able
to be protected through the installation of utilities, street improvements, and earthwork
that may be required as part of site development. Based on the identified drip lines the
street improvements would impact all the drip lines of the trees proposed ta be retained.
As such staff recommends, as a condition of approval, that an arborist report be
prepared by the developer, reviewed and appraved by the Current Planning Project
Manager. The arborist report shall identify if the trees can be retained throughout
construction and nat impact the health of the tree. If it is identified that the trees
identified far retention cannot be retained through construction, an update tree retention
Short Plat Report LUA14-001083
City of Renton Deportment of Com nity & Economic Development Ad ..... istrotive Short Plat Report & Decision
LUA14-001083; SHPL-A LtMELtTE SHORT PIA T
Report of October 15, 2014 Page 10 of 19
plan and if necessary tree replacement plan shall be provided for approval prior to
construction permit issuance.
Additionally, as part of site improvements and to assist in the healthy retentian af trees
to be kept as part of the short plat process and constructian of new homes, there are
requirements to buffer retained trees from construction equipment and as part of the site
development process (Exhibit 15 -Advisory notes).
Parking: Off-street parking for 2 vehicles per residential unit is required .
., Staff Comment: There is sufficient space to provide on-site parking on the proposed lots.
All proposed buildings would be reviewed for parking requirements at time of building
permit.
3. DESIGN STANDARDS: Residential Design and Open Space Standards (RMC 4-2-11S) are
applicable in the R-8 zone. The Standards implement policies established in the Land Use and
Community Design Elements of the Comprehensive Plan. Compliance with Site Design Standards
must be demonstrated prior to approval of the subdivision. Compliance with Residential Design
Standards would be verified prior to issuance of building permits. The proposal is consistent with
the following design standards, unless noted otherwise:
Note
3
Lot Configuration: Standards apply to subdivisions of 4 or more street-fronting lots.
Variety in the configuration of lots enhances the image of variety of housing stock and
helps minimize perceptions of monotony. One of the following is required:
1. Lot width variation of 10 feet minimum of one per four abutting street-fronting
lots, or
2. Minimum of four lot sizes (minimum of 400 gross square feet size difference), or
3. A front yard setback variation of at least 5 feet minimum for at least every four
abutting street fronting lots.
Staff Comment: The 5-lot subdivision has faur street-fronting lots in sequence, or
abutting, around the corner at SE 162nd St and SE 114'h Ave SE so the Lot Configuration
requirement applies to the proposal (Exhibit 3). Lots 1 and 2 have lot widths of
approximately 50 ft, and Lot 3 has a width of approximately 60 ft, and Lat 4 has a width
of approximately 89 ft. Therefore, of the four abutting street-fronting lots, there is a
minimum lot width variation of at least 10 feet between Lots 1 and 2, and Lots 3 and 4,
which complies with the first requirement of the Lot Configuratian standard.
Garages: The minimization of the visual impact of garages contributes to creating
communities that are oriented to people and pedestrians, as opposed to automobiles.
One of the following is required (some options are not listed here due to lack of site
feasibility, i.e. garages accessed from alley):
1. Recessed from the front of the house and/or front porch at least 8 feet, or
2. Located so the roof extends at least 5 feet (excluding eaves) beyond the front of
the garage for at least the width of the garage, plus the porch/stoop area, or
3. Sized so that it represents no greater than 50 percent of the width of the front
fa~ade at ground level, or
Short Plot Report LUA14-001083
City of Renton Department of Cam .. _nity & Economic Development
LIMfLlTf SHORT PLA T
Ad ..... istrative Short Plot Report & Decision
LUA14-001083; SHPL-A
Report of October 15, 2014 Page 11 of 19
4. Detached.
The portion of the garage wider than 26 feet across the front shall be set back at least 2
feet.
Staff Comment: For the lots, building plans, which would be used to determine visual
impact of garages, have not been submitted yet. They would be submitted for building
permit review (compliance not demonstrated).
Primary Entry: Entrances to houses shall be a focal point and allow space for social
interaction. One of the following is required:
l. Stoop: minimum 4 feet by 6 feet and 12 inches above grade, or
Note 2. Porch: minimum 5 feet deep and 12 inches above grade.
3 Exception: An ADA accessible route may be taken from a front driveway.
Staff Comment: For the lots, building deSigns, which would be used to evaluate design of
entrances, have not been submitted yet. They would be submitted for building permit
review (compliance not demonstrated).
Fa~ade Modulation: Buildings shall not have monotonous facades along public areas.
One of the following is required:
1. An offset of at least one story that is at least 10 feet wide and 2 feet in depth on
Note fa~ades visible from the street, or
3 2. At least a 2-foot offset of second story from first story on one street-facing fa~ade.
Staff Comment: For the lots, building designs, which would be used to evaluate design of
far;ades, have not been submitted yet. They would be submitted for building permit
review (compliance not demanstrated).
Windows and Doors: Windows and front doors are an integral part of the architectural
character of a house. Windows and doors shall constitute 25 percent of all fa~ades
facing street frontage or the front yard for homes not facing a public street.
Note
Staff Comment: Building designs which would be used to evaluate design of windows and
doors, have not been submitted yet. They would be submitted for building permit review
3 (compliance not demonstrated). One corner lot is being created through the subdivisian,
therefore, as a condition of approval, staff recommends that the Lot 3 corner lot be
required ta have 25 percent openings of windows and/or doors on the two facades facing
public streets.
Scale, Bulk, and Character: Neighborhoods shall have a variety of home sizes and
character. Abutting houses shall have differing architectural elevations.
Note
3 Staff Comment: For the lots, building designs, which would be used to evaluate scale,
bulk, and character of structures, have not been submitted yet. They would be submitted
for building permit review (compliance not demonstrated).
Note Roofs: Roofforms and profiles are an important architectural component. One ofthe
3 following is required:
Short Plot Report LUA14-001083
City of Renton Deportment of Com ~ity & Economic Development
LlMELITE SHORT PLA T
Ad strative Short Plot Report & Decision
LUAl4-001083; SHPL-A
Report of October 15, 2014 Page 12 of 19
Note
3
Note
3
Note
3
1. Hip or gabled roof with at least a 6:12 pitch for the prominent form of the roof
(dormers, etc.), may have lesser pitch, or
2. Shed roof.
Staff Comment: For the lots, building designs, which would be used to evaluate roof
forms, have not been submitted yet. They would be submitted for building permit review
(campliance not demanstrated).
Eaves: Eaves and overhangs act as unifying elements in the architectural character of a
house. Both of the following are required:
1. Eaves projecting from the roof ofthe entire building at least 12 inches with
horizontal fascia or fascia gutter at least 5 inches deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of 2 inches from the surface of
exterior siding materials.
Staff Comment: For the lots, building designs, which would be used to evaluate design of
eaves and overhangs, have not been submitted yet. They would be submitted for building
permit review (compliance not demonstrated).
Architectural Detailing: Architectural detailing contributes to the visual appeal of a
house and the community. If one siding material is used on any side ofthe dwelling that
is two stories or greater in height, a horizontal band that measures at least 8 inches is
required between the first and second story. Also, one of the following is required:
1. Minimum 3-1/2 inch trim surrounds all windows and details all doors, or
2. A combination of shutters and minimum 3-1/2 inch trim details all windows and
minimum 3-1/2 inch details all doors.
Staff Comment: For the lots, building designs, which would be used to evaluate
architectural detailing, have not been submitted yet. They would be submitted for
building permit review (compliance not demonstrated).
Materials and Color: A variety of materials and color contributes to the diversity of
housing in the community. Abutting houses shall be different colors. Color palettes for all
new dwellings, coded to the building elevations, shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of 2 colors shall be used on the building (a main color with different
trim color is acceptable), or
2. A minimum of 2 different siding materials shall be used on the building. One siding
material shall comprise a minimum 30 percent of the street-facing fa~ade. If
masonry siding is used, it shall wrap the corners no less than 24 inches.
Staff Comment: For the lots, building designs, which would be used to evaluate material
and color chOices, have not been submitted yet. They would be submitted for building
permit review (compliance not demonstrated).
4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for
proposed subdivisions. The proposed project is consistent with the following subdivision
Short Plot Report LUA14-001083
City of Renton Deportment of Com .. _ .. ity & Economic Development
LIM ELITE SHORT PtA T
Ad ..... /strative Short Plot Report & Decision
LUA14-001083; SHPL-A
Report of October 15, 2014 Page 13 of 19
regulations if all conditions of approval are complied with:
Access: Each lot must have access to a public street, private road, or by a private access
easement per the requirements of the street standards.
Staff Comment: Access to the lots vary as there are two streets abutting the site (Exhibit
3). Based on the application materials, it is unclear where the access points to the
proposed lots would be located. The discrepancies is between the Preliminary Short Plat
Plan (Exhibit 3) created by GeoDimensions and the Paving and Grading Plan created by
Springline Design (Exhibit 7). GeoDimensions' plan states there are shared access
easements between Lot 1 and Lot 2 and between Lot 3 and Lot 4 as written an the plan,
where the Springline Design created plan shaws individual driveways for all of the 5 lot.
Therefore, staff recommends, as a condition of approval, that the submitted Preliminary
Short Plat by GeoDimensions that identifies shared access easements for Lots 1 and 2,
and Lots 3 and 4, with a accessess easement for Lot 5 alang the southern boundary of the
site be the approved access points for the residential lots. The shared driveway access
easements shall be recorded on the face of the Shart Plat.
./' A curb cut more than 50 feet in distance to an intersection (as shown on Lot 3, Exhibit 7)
is not permited due to safety concerns of vehicles traveling in the roadway and the
ingress and egress of vehicles from the lot. Therefore, staff recommends, as a condition
of approval, that a curb cut to Lot 3 would not be allowed closer than 50 feet in proximity
to the intersection.
Given staff's recommended conditions of approval in this section, all relative plans are
required to be updated showing the approved curb cut and shared access locations, and
provided to and approved by the Current Planning Project Manager as part of the
construction permit review process.
Alleys: Alley access is the preferred street pattern for all new residential development in
the R-8 zone. New residential development in areas without existing alleys shall utilize
alley access for interior lots. The City will consider the following factors in determining
whether the use of alleys is not practical: A) Size: The new development is a short plat; B)
Topography: The topography ofthe site proposed for development is not conducive for
./' an alley configuration; C) Environmental Impacts: The use of alleys would have more of a
negative impact on the environment than a street pattern without alleys.
Staff Comment: The propasal is required to consider alleys as part of the layout because
the project is 6 dulac or greater. Pursuant to criterian A, the subject project is a short
plat, therefore an alley is not required.
Streets: The short plat is the subdivision of a corner lot into five lots, with street
frontages along both SE 162 nd St and 114th Ave SE. Street improvements are required
along both streets. Street lighting is required for a five lot short plat.
Staff Comment: Both SE 162nd St and 114'h Ave SE are classified as Residential Access
./' streets and require 53 feet of width. For both streets there are existing widths of 60 feet.
Short Plat Report LUA14-001083
City of Renton Deportment of Com .. _ .. ity & Economic Development
LlMELITE SHORT PLA T
Ad strative Short Plat Report & Decision
LUAl4-001083; SHPL-A
Report of October 15, 2014 Page 14 of 19
Therefore, the applicant is not required to dedicate right-of-way except for a triangular
shaped area at the intersection of the streets to provide for minimum radius where the
streets connect. Currently, there are no street improvements along either right-of-way.
The proposal is to provide required paving, curb, gutter, planter strip, and sidewalk along
both street frontages. The planter strip would be 8 ft in width where street trees would
be located, and the sidewalk would be 5 ft in width.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
N/A Staff Comment: No new blocks or streets are proposed, therefore the criteria does not
apply.
5. AVAILABILITY AND IMPACT ON PUBLIC SERVICES:
" Police: The Renton Police Department has commented that the proposed project would
have probable minor impacts.
Fire: Sufficient resources exist to furnish services to the proposed development, subject
to the condition that the applicant provides Code required improvements and fees
(Exhibit 15, Fire Review subsection).
The fire flow requirement for a single-family residence is minimum 1,000 gpm for
structures up to 3,600 sf, including attached garage and basement. If dwellings exceed
3,600 sf, a minimum of 1,500 gpm would be required. A minimum of one fire hydrant is
required within 300 feet of the proposed buildings and two hydrants if the fire flow
" requirement increases to 1,500 gpm.
A water availability certificate is required from Soos Creek Water and Sewer District.
Therefore, staff recommends the certificate be required as part of the construction
permit application.
Fire Impact Fees shall be paid prior to issuance of building permits. This fee is assessed
per new single family lot at the rate in place at the time the building permit is issued.
For 2014 and 2015 the fee is $479.28 per new single family lot and fees may increase
year to year. The fee shall be payable to the City as specified by the Renton Municipal
Code prior to building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools (Exhibit 12):
Cascade Elementary (0.14 miles from the subject site), Nelsen Middle School (0.49 miles
from the subject site) and Lindbergh High School (1.0 miles from the subject site). RCW
58.17.110(2) provides that no subdivision be approved without making a written finding
of adequate provisions for safe walking conditions for students who walk to and from
" school and/or bus stops. Maplewood Elementary and Nelsen Middle Schools are within
walking distance of the subject site and Lindbergh High School would require future
students to be transported to school via bus (Exhibit 13, bus stop locator). When a
school is within walking distance, the school district document text reads "within walking
distance" instead of "Eligible". For students that are bused to the High School, there
would be a safe route to school.
The applicant is proposing street frontage improvements, including sidewalks, along the
south side of the street frontage of the property along SE 162nd St and along the east
Short Plat Report LUA14-001083
City of Renton Department af Com ~nity & Economic Development
LIMELITE SHORT PIA T
Ad istrative Short Plat Report & Decision
LUA14-001083; SHPL-A
Report of October 15, 2014 Page 15 of 19
side of the street frontage of the property along 114th Ave SE. To the east of the subject
site on SE 162nd St, there are no existing sidewalks on the south side of the street. To the
south of the subject site, on 114th Ave SE, there are no existing sidewalks on the east side
ofthe street. A safe walking route to Cascade Elementary and Nelsen Middle Schools
would necessitate potential improvements to establish a safe route to each of the
schools to be walked to. Therefore, staff recommends as a condition of approval that the
applicant provide a safe route to school plan to, and approved by, the Current Planning
Project Manager, prior to construction permit application.
School impact fees shall be paid prior to issuance of building permits. This fee is assessed
per new single family lot at the rate in place at the time the building permit is issued.
For 2014 the fee is $5,455 per dwelling, and for 2015 the fee is $5,541 per dwelling and
shall be paid prior to building permit issuance.
Parks: Although there would be no significant impacts to the City of Renton Park System
anticipated from the proposed project, an impact fee is required of all new residential
.,,-development .
Park impact fees shall be paid prior to issuance of building permits. This fee is assessed
per new single family lot at the rate in place at the time the building permit is issued. For
2014 the fee is $963.01 per dwelling and for 2015, the fee is $1,395.25.
Stormwater: A drainage report was submitted by Springline Design LLC (Exhibit 9) with
the land use application, dated July 7, 2014. The drainage report complies with the 2009
King County Surface Water Manual and City Amendments. Based on the City's flow
control map, the 5~lot short plat, zoned R-8 falls within the Flow Control Standard,
Forested Condition. The 0.69-acre site has one existing home to be demolished. The site
is subject to Full Drainage. Additionally, the proposal would create a stormwater facility
extension south of the site within 114th Ave SE (Exhibit 6).
The engineer is proposing to mitigate a portion of the new runoff created by the project
by installing permeable pavement in lieu ofthe city's standard 5-foot wide concrete
sidewalk in the right-of-way. The City would not support the permeable pavement in the
right~of-way. Therefore, as a condition of approval, staff recommends that any
permeable pavement proposed be updated to reflect an accepted pavement material by
the City.
Stormwater on the developed site would discharge to the same threshold discharge area
as with pre-developed conditions with the existing on-site home. The discharge area
Note 1
would include the on-site and off-site street frontage improvements under developed
conditions. The project would provide flow control for impervious surfaces using a
detention pipe in addition to other flow control best management practices. The
detention pipe would be remodeled and updated during the construction permit
submittal to reflect the latest building footprint revisions. The project would not be
required to implement water quality treatment facilities as there is not more than 5,000
sf of pollution generating surface added for right-of-way or private improvements.
Erosion and sediment control recommendations are also provided.
Short Plat Report LUA14-001083
City of Renton Department of Com ... Jnity & Economic Development
LlMELITE SHORT PIA T
Ad.. istrative Short Plat Report & Decision
WA14-001083; SHPL-A
Report of October 15, 2014 Page 16 of 19
Geotechnical recommendations report prepared by PanGED Inc (Exhibit 8), dated June
24, 2014, describes existing site and subsoil conditions and recommendations for site
development following review of readily available geologic data, site reconnaissance,
and text pit excavations. It is anticipated that site grading for home foundations would
include cuts and fill on the order of 4 ft. For utility construction, it is anticipated that cuts
and fill may be as deep as 7 to 8 ft.
Five test pit excavations were dug in the area to explore the general subsurface
conditions of the site. Excavations were performed to a depth of about 7 to 8 ft. In
summary, the test pits generally encountered three distinctive soil units: 1) topsoil/fill, 2)
till-like deposits, and 3) sandstone. Moderate to heavy groundwater seepage was
encountered in all test pits at depths of about 1 to 5 feet below the surface. The
groundwater seepage is perched above the dense till and are likely to vary depending on
the season, local subsurface conditions, and other factors. It is recognized that
groundwater levels are normally highest during the winter and early spring.
Recommendations for site preparation, foundation design, and excavations and
dewatering for building and utility construction are provided.
The geotechnical report provides a recommendation that a qualified geotechnical
engineering service be retained to conduct a review ofthe final project plans and
specifications, and to monitor the construction of geotechnical elements. Therefore,
staff recommends, as a condition of approval, that a qualified geotechnical engineering
service provide services for review of final project plans and monitoring of geotechnical
construction elements.
5tormwater drainage plans for individual lots will be required prior to issuance of
construction permits. The Surface Water System Development fee for 2014 is $1,228.00
per new lot. Fees may increase year to year. Fees are payable prior to issuance ofthe
construction permit.
Water Service: The project is located in the Soos Creek Water and Sewer district. A
water availability certificate will be required to be submitted to the City as part of
construction permit application .
./'
Additionally, all new construction must have a fire hydrant capable of delivering a
minimum of 1,000 gpm and must be located within 300 feet of the structures. A
minimum of one new hydrant will be required to be installed.
Sanitary Sewer Service: The project is located in the Soos Creek Water and Sewer
./'
district. A sewer availability certificate will be required to be submitted to the City as
part of construction permit application.Therefore, staff recommends the certificate be
required as part of the construction permit application.
Transportation: Impacts to the city transportation system are expected, due to
./' increased vehicle trips to and from the proposed project. The 2014 Traffic Impact fee is
$1,430.72 per single family home and the 2015 fee is $2,143.70. Credit would be
provided for existing homes. Right-of-way dedication is required at the southeast corner
Short Plat Report LUA14-001083
City of Renton Department of Comr,,_nity & Economic Development
LlMELITE SHORT PLAT
Report of October 15, 2014
Ad strative Short Plat Report & Decision
WA14-00I083; SHPL-A
Page 17 of 19
ofthe intersection of 114'h Ave SE or SE 162nd St, of an approximate 48 sf area. Street
frontage improvements are required along both streets that include curb, gutter, 8-foot
planter strip, and 5-foot sidewalks. The Transportation Impact fee would be calculated
and assessed at the rate in effect when building permits are issued.
9. System Development Charges: As of the date of this report the Surface Water System
Development Fee is $1,228.00 per new lot; Water Service Fee is $2,809.00 per new lot; and
Sanitary Sewer Service is $2,033.00 per new lot. Fees change year to year.
10_ Public Utilities: Sufficient public utilities would be available for the development of homes on
the proposed lots if all conditions of approval are met, where the applicant is required to
provide water and sewer availability certificates from Soos Creek Water and Sewer District.
11. Street Frontage Improvements: Right-of-way dedication of approximately 48 sf is required at
the streets intersection for radius and improvements. Improvements for both streets, SE 162nd
St and 114'h Ave SE, are required to include 13 feet of paving from centerline, curb and gutter,
and 8-foot planter strip with trees, a 5-foot sidewalk, and storm drainage improvements
according to City code.
12. Safe Routes to School: Students would attend Renton School District. As referenced above, in
subsection Findings #8 "Short Plat Review Criteria"; subsection #5 "Availability and Impact on
Public Services-Schools", bussing would be provided to potential students for the Lindbergh
High School (Exhibit 13).
J. CONCLUSIONS:
1. The subject site is designated Residential Single Family (RSF) in the Comprehensive Land Use
Plan and complies with the goals, objectives, and policies established with this designation.
2. The subject site is zoned Residential 8 (R-8) and complies with the zoning and development
standards established with this designation, provided the applicant complies with the Renton
Municipal Code and conditions of approval.
3. The proposed 5-lot short plat complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with.
K. DECISION:
The Limelite Short Plat, File No. LUA14-001083; SHPL-A; is APPROVED and subject to the
following conditions:
1. The applicant shall demolish and/or remove all existing structures proposed for removal prior
to Final Short Plat recording. A demolition permit shall be obtained and final inspection
performed for those structures demolished.
2. The applicant shall provide detailed landscape plans for both on-site and off-site landscaping
to the Current Planning Project Manager at the time of construction permit review. The
detailed landscape plans shall be reviewed and approved prior to construction permit
issuance.
3. The applicant shall provide a report prepared by a qualified arborist that evaluates and
determines whether or not trees identified to be retained can be retained throughout
Short Plat Report WA14-001083
City of Renton Deportment of Com
LlMfLlTE SHORT PIA T
Report of October 15, 2014
Iy & Economic Development Ad, . trative Short Plot Report & Decision
WA14-001083; SHP~-A
Page 18 of 19
construction and not impact the health of the tree. If it is identified that the trees for retention
cannot be retained through construction, an updated tree retention plan and if necessary, tree
replacement plan, shall be provided for review and approval by the Current Planning Project
Manager prior to construction permit issuance.
4. The corner lot, Lot 3, be required to have 25 percent openings of windows and/or doors on the
facades facing public streets ..
5. The approved access points for the residential lots shall be as shown on the preliminary short
plat layout submitted by GeoDimensions (Exhibit 3, titled "Proposed Lot Layout, Sheet 3 of 4,
dated 7/30/14). In addition, the shared driveway access easements as shown on the
GeoDimensions layout (Exhibit 3, titled "Proposed Lot Layout, Sheet 3 of 4, dated 7/30/14)
shall be recorded on the face ofthe short plat.
6. All curb cuts shall be no closer than 50 feet from the northwest corner of the property where
the sE 162nd St and 114th Ave SE streets intersect. A note to this effect shall be placed on the
face of the short plat and shown on the construction engineering plans.
7. If plans change as a result of revisions needed to meet condition of approval number 5 above,
such changes shall be provided to the Current Planning Project Manager for review and
approval prior to the issuance of the construction permit.
8. The applicant must provide sufficient information to show how the students that walk to
school would have a safe walking route if bussing is not provided. If a safe route to school is
not identified, then the applicant will be required to provide a safe walking path, which may
entail some off-site improvements.
9. A qualified geotechnical engineering service shall be retained by the applicant to conduct a
review of final project plans and specifications, and to monitor the construction of
geotechnical elements.
10. Water and Sewer availability certificates from Soos Creek Water and Sewer District shall be
provided as part of construction permit application.
DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer T. Henning, Planning jjj,e~ar
Department of Community & Economic Development
TRANSMITTED this 15" day of October, 2014 to the Contact/Applicant/Owner!s):
Contact:
Andy McAndrews; GeoDimensions
10801 Main St Suite 200
Belleveue WA 98004
Applicant:
Todd Karam; Limelite Development
14508 NE 20" St, #200
Bellevue WA 98007
TRANSMITTED this 15" day of October, 2014 to the Party!ies) of Record:
Melissa Richards
1401 N40" St
Renton, WA 98056
Dana Cook
Short Plat Report WA14-001083
/I'/IS/Z(I/Y
Date
Owner:
Virtuoso Ventura 6 LLC
14508 NE 20" St, #200
Bellevue WA 98007
City of Renton Deportment of Com
LIMELITE SHORT PIA T
Report of October 15, 2014
113D4SE 162"' St
Renton, WA 98055
ty & Economic Development
TRANSMITTED this 15" day of October, 2014 to the following:
Chip Vincent, CEO Administrator
Steve Lee~ Development Engineering Manager
Craig Burnell, Building Official
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Ad! . trative Short Plat Report & Decision
LUA14-001083; SHPL-A
Page 19 of 19
L_ LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION;
The administrative land use decision will become final if the decision is not appealed within 14 days of
the decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on October 29, 2014, An appeal of the decision(s) must be
filed within the 14-day appeal period (RCW 43,21.C.075(3); WAC 197-11-680), Renton Municipal
Code Section 4-8-110.B governs appeals to the Hearing Examiner. 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. Additional information regarding the appeal process may be obtained from the
City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision.
A single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to
amend the original decision, there will be no further extension of the appeal period. Any person
wishing to take further action must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex 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.
Short Plat Report LUA14-001083
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D (UC-Nl) Urban Center North 1
D (UC·N2) Urban Center North 2
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D (eN) Commercial Neighborhood
D (CO) Commercial Office
D (COR) Commercial/Office/Residential
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PAGE
INDEX
Page
Number
Sect/TowniRange
suolsuawlaoaSl_ -• • =-
-,
(
• )'
I-:::>
0 > :5
I-
9
fa
VI
0
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-:.: -
,,~------------
EXHIBIT 3
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 29,912 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets··
Private access easements··
Critical Areas·
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
o l.(fJ square feet
1 980 square feet
0 square feet
2. 1,980 square feet
3. 27,932 square feet
4. 0.64 acres
5. 5 units/lots
6. 7.80 = dwelling units/acre
·Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways_"
Critical areas buffers are not deducted/excluded_
.* Alleys (public or private) do not have to be excluded_
AUG 1 2 2[",4
R:\PW\DEVSERV\Forms\Planning\d Last updated,' IM,8/2_ '
EXHIBIT 4
City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter 1 on project site: 1. __ 1.;.:2=--_ trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 0
Trees in proposed public streets 0
Trees in proposed private access easements/tracts 0
Trees in critical areas3 and buffers 0
trees
trees
trees
trees
Total number of excluded trees: 2. _--,O ___ trees
3. Subtract line 2from line 1: 3. _--'1:.::2=--__ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re, R-1, R-4, or R-B
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. __ 3=.6=--_trees
5. List the number of 6" or larger trees that you are proposing5 to retain4 :
5. 9 trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required).
6. ___ O __ trees
7. Multiply line 6 by 12" for number of required replacement inches:
7. ______ inches
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8. ______ inches
9. Divide line 7by line Blor number of replacement trees6 :
(if remainder is .5 or greater, round up to the next whole number)
1. Measured at chest height.
per tree
9. ______ trees
2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborlst. and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3..050 of
the Renton Municipal Code (RMC).
4. Count only those trees to be retained outside of critical areas and buffers.
5. The City may require modHlcat'loo of the tree retention plan to ensure retention of the max~ nr"!er,'9f":
trees per RMC 4.4-130H7a i ,,"-
6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches of traiS:rebftned.Qns~e.thaJ.-.....
are less than 6" but are greater than 2~ can be used to meet the tree replacement requi~e~~ni: '. -" '-; '.,
H:\CED\Data\Forms-Templates\ EXHIBIT 5 12108
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PAEUMINARY NOT FOR CONSmUCTION •. I
springline design lLC ",,_,5 __ "_
~",::" .. ";;,""_101:=:::;:;
June 24, 2014
Project No. 14-052
Mr. Todd Karam
Limelite Development
14508 NE 20th Street, Suite 200
Bellevue, W A 98007
Entire Document
Available Upon Request
Subject: Geotechnical Engineering Report
Proposed Short Plat and Development
16204 _114tb Avenue SE, Renton, Washington
Dear Mr. Karam,
PanG$
IIIfI;;ORPORATED
Geotechnical & Earthquake
Engineering Consultants
As requested, PanGEa, Inc. completed a geotechnical engineering study to assist you and
your project team with the proposed short plat and development at the above-referenced
property. This study was performed in accordance with our mutually agreed scope of work
as outlined in our proposal dated March 4, 2014, and was subsequently approved by you on
the same day. Our service scope included reviewing readily available geologic data,
conducting a site reconnaissance, excavating five test pits, and developing the conclusions
and recommendations presented in this report.
SITE AND PROJECT DESCRIPTION
The subject property is an approximately 29,900 square foot lot located at 16204 -114th
Avenue SE in the City of Renton, Washington (see Figure I, Vicinity Map). The subject lot
is roughly rectangular in shape, and is bordered to the north by SE 162nd Street, to the west
by 114th Avenue SE, and to the east and south by existing single-family residences (see
Figure 2, Site and Exploration Plan). An existing single-family residence occupies the
central portion of the site (see Plates 1 and 2 on Page 2 and Figure 2). A detached garage is
located in the southeastern corner of the lot. The site is covered with short grass with
several mature trees at the time of our field exploration. The existing site grade is generally
level.
EXHIBIT 8 3213 Eusc!ake t\ \ enue East, Sli ite B
Seattk, W!-\ 98102
(206) 262-0370
spring line design LLC
Civil Engineering I Site Development I Transportation
Entire Document
Available Upon Request
3131 Western Avenue, Suite 501
Seattle, Washington 98121
ph 206.957.8311 fax 206.957.8313
TECHNICAL INFORMATION REPORT
Project:
Prepared For:
Prepared By:
Reviewed By:
Date:
Limelite Short Plat
11419 SE 162 nd Street
Renton, WA 98055
Limelite Development
14508 NE 20th St. #200
Seattle, WA 98007
Chris Puma
Peter Apostol, PE
July 7, 2014
EXHIBIT 9
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0 PRELIMINARY SHORT PLAT >
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LlMELITE DEVELOPMENT .= _ GeoDlmenslons ~ ~, ..... -
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CONCEPTUAL LANDSCAPE PLAN
SE 162ND STREET
so REBAA(C"P -'~025-
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LOT 4 18
B,834 GROSS ~ ~ ~~ ~
! "'~j ~ 50.65' ~~---. $ i~n $5/1"23'09"[ 101..3"
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SIGNifiCANT TREE TABLE
iD SPWfS DIAWfJIR IRffSSA'€O
n DECIDUOUS (8)6"
1i2 DECIDUOUS 16"
#! WALNUT 22'
#4 OOUGLASFIR 28'
liS DOUGlAS FIR 28"
lUi OOUGLASFIR 28"
10 OOUGLASFIR 32'
118 DOUGlAS FIR 18"
#9 OOUGlASFIR 18"
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/112 DOUGLAS FIR 30" 30"
242"(74%1
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NOTES:
~ .. i,-\_~_~~D l~NDSC"""N(l ARE~S SI1 .... l "EET 1H( ~Eav'~~J.lEtHS Of'
~E£lI~~~~O::[F~~?"': :~~~ (1~~ND01[~tf"-Y AS lANDSCAPiNG
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JOB NO. 14003
DATE: 7/30/14
DRAFTED BY: TLR
CHECKED BY: EJG
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~
SCALE 1" = 70'
4 or 4
Kris Sorensen
From:
Sent:
To:
Cc:
Subject:
Randy Matheson <randy.matheson@rentonschools.us>
Thursday, October 09,20149:43 AM
Kris Sorensen
Kayla Steckler; Sabrina Mirante
RE: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade
Greens Short Plat, LUA001284
Solid. The neighborhood schools for this plat are: Cascade Elementary; Nelsen Middle School and Lindbergh High School.
Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
randy.matheson@rentonschools.us I www.rentonschooIS.usll1
fi.Ia/~ ~t1!Q!l
From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov]
Sent: Thursday, October 9, 2014 9:38 AM
To: Randy Matheson
Cc: Kayla Steckler; Sabrina Mirante
Subject: RE: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade Greens Short Plat,
LUA001284
An email reply for this one is great.
We will work on an email template that should be pretty easy to fill out for projects going forward. I believe Sabrina is
putting something together for future requests like this that would be fairly simple.
Thanks for the reply.
Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593
From: Randy Matheson [mailto:randy,matheson@rentonschools,us]
Sent: Thursday, October 09, 2014 9:36 AM
To: Kris Sorensen
Cc: Kayla Steckler
Subject: RE: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade Greens Short Plat,
LUA001284
Do you need us to download and fill out the form or can we simply provide you the information in returned email?
Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
~
randy.matheson@rentonschools.us I Www.rentc
EXHIBIT 12
From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov]
Sent: Thursday, October 9, 2014 9:22 AM
To: Randy Matheson
Cc: Kayla Steckler
Subject: RE: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade Greens Short Plat,
LUA001284
Hi Randy and Kayla -If you could please provide a response for the schools to be attended for the address at 16204
114'h Ave SE for the 5-lot single family subdivision proposal. Thank you.
Kris Sorensen, Associote Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593
From: Randy Matheson [mailto:randy.matheson@rentonschools.us]
Sent: Tuesday, October 07,20145:22 PM
To: Sabrina Mirante
Cc: Kris Sorensen; Kayla Steckler
Subject: RE: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade Greens Short Plat,
LUA001284
Hi Sabrina,
If you only need identification of a school on the proposed site (as indicated in the attached "School Letter") my office
can do that quickly for you. We've wanted to be informed of these proposed building projects anyway; so, that will help
us be better informed about growth and construction.
Does the letter actually have to be printed out, filled out, and resent to you, or can we simply provide the information in
a return email?
Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
randy.matheson@rentonschools.us I www.rentonschooIS.usll)
P1a~" ~mQn
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Tuesday, October 7,20145:13 PM
To: Randy Matheson
Cc: Kris Sorensen
Subject: FW: City of Renton Notice of Short Plats -Limelite Short Plat, LUA14-001083 & Cascade Greens Short Plat,
LUA001284
Randy,
Edulog WebQuery
1:v\{,u/L( -/-Q-
User Information:
Address:11419 SE 162ND ST
Grade:
Program:
Select a School:
School Name
CASCADE ELEMENTARY
NELSEN MIDDLE SCHOOL
School
Code
CAS
NEL
2016 PROPOSED NELSEN MIDDLE 2016NEL
SCHOOL
LINDBERGH HIGH SCHOOL LHS
SECONDARY LEARNING CENTER SLC
MEADOW CREST EARLY
EDUCATION MCE
Page 1 of I
~~:OOI Web Eligibility Description Grades
Within walk distance of 01, 02, 03, 04, 05, K2,
school K2A, K2P
Within walk distance of 06 07 08
school ' ,
Eligible
Eligible
Eligible
Eligible
06,07,08
09,10,11,12, GD
07,08,09,10,11,12,
GD
P4
EXHIBIT 13
http://busroutes.rentonschoo Is. usl eduloglwebquery!W ebQuery RequestController?address... I 0107/2014
My Comments concerning limelight short plat:
It would be nice to see less houses to allow for larger yards and more green
landscaping which would fit in better with the neighborhood. Cramped housing
means more traffic, noise and irritation to everybody. A larger play yard area
would keep kids from playing in the streets too.
This neighborhood is home to diverse wildlife. Mammals: ( bats, deer, rabbits,
raccoons, oppossom, squirrels), birds: (chickidees, crows, doves, hawks,
hummingbirds, owls, robins, wrens), amphibians: (many tree frogs and
woodland newts) and beneficial insects like honeybees to name some
observed. Would like to see any development nature-friendly and also
protective of our wetlands and aqufiers. Any pollution up here eventually runs
downhill and effects the Duwamish watershed that eventually drains into our
treasured Puget Sound. We need green community corridors that support
nature and keep this area healthy and interesting for residents.
Retaining /planting more trees/shrubs helps prevent runoff and helps keep
noise and air pollution down. We do get plane noise here from Renton and
Seatac airports so more green space helps.
A storm retention pond surrounded by fencing is very unsightly (Like the one
located a block away, south (concrete pit and cyclone fence=' ugly). Perhaps a
rain garden or something more asthetic would be a better solution or just
leave the drainage ditch.
Hopefully any sidewalk put in won't narrow the road anymore like it did on
114th. When someone parks next to the sidewalk it impedes traffic.
Overall please consider keeping the character of the area green, natural and
a wonderful place for people and urban wildlife to live.
Thank You
Dana Cook and like-minded neighbors
RECEIVED
AUG 26 2014
EXHIBIT 14
PLAN REVIEW COMMEN LUA14-001083) III rf Cityof,
r --. r
""""" -~
PLAN ADDRESS: 16204114TH SEAVE
RENTON, WA 98055-5249
APPLICATION DATE: 08/12/2014
DESCRIPTION: The applicant is requesting administrative Short Plat review of an R-8 zone, 29,912 sf corner lot, to be subdivided into 5 single famity
residential lots. A storm water detention area would be located in the southwest corner of the site. Density would be 7.8 dulac. The
existing home would be demolished. Vehicle access to proposed lots would be from SE 162nd St and 114th Ave SE for lots 1-4, and for
Lot 5, there would be an easement across Lot 4 that provides connection to 114th Ave SE. Lot sizes range from 8,834 sf to 5,034 sf.
Studies submitted include tree inventory, geotechnical report, technical information report with drainage information, and landscape
Street planter strip and sidewalk would be installed along the subject site.
Engineering Review Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Technical Services
October DB, 2014
Recommendations: EXISTING CONDITIONS
WATER Water Service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be
required to be submitted to the City.
SEWER Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be
required to be submitted to the City.
STORM There are no drainage improvements in SE 162nd Street or in 114th Ave SE. There appears there is a ditch in
114thAve SE.
STREETS There are no street improvements fronting the site in 114th Ave SE or SE 164th Street
CODE REQUIREMENTS
SURFACE WATER
1. Adrainage report dated July 7,2014, was prepared and submitted by Spring line Design LLC. The report complies with
the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based
on the City's flow control map, the 5-lot short prat, zoned R-8 falls within the Flow Control Standard, Forested Condition. The
0.687 site has one existing home that will be demolished. The site is subject to Full Drainage. The engineer is proposing to
mitigate a portion of the new runoff created by the project by installing permeable pavement in lieu of the city's standard 5-foot
wide concrete sidewalk in the right of way. The city will not support the permeable pavement in the right of way.
2. A geotechnical report, dated March 19, 2014 was provided by PanGEO, Geotechnical Engineers. Five test pits were
excavated on March 19, 2014. Results show soils found one to five feet in depth were fine silty sands and sands. Test pits
excavated seven to eight feet deep. Results show were found to be glacial till and sandstone. Moderate to heavy groundwater
seepage was found one to five deep in all the pits.
3. Surface water system development fee is $1,228.00 for the new lot. Credit will be given to the existing home.
TRANSPORTATION ISTREET
1. Existing right of way width in SE 162nd Street is 60 feet. Existing right way of width in 114th Ave SE is 60 feeL Both streets
are classified as residential access roads. To meet the City's new complete street standards, street improvements including 13
feet of paving from centerline, curb and gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are
required to be constructed in the right of way fronting the site per City code 4-6-060.
2. Per City of Renton code, corner lots will be required to dedicate a minimum radius of fifteen feet (15').
3. Current traffic impact fee is $1,430.72 per new single-family lot Payment of the transportation impact fee is due at the time of
issuance of the building permit. Credit will be given to the existing home.
4. Street lighting is required for a five lot short plat.
5. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway
shall not exceed sixteen feet (16').
6. Driveway shall not exceed 15% slope. Driveways over 8 % slopes require strip drains.
GENERAL COMMENTS
1. Separate permits and fees for storm connections will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans
shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations
and plans shall be submitted for review by a licensed engineer. Special Inspection is required.
4. A tree removal and tree retention/protection plan and a landscape plan shall be included with the civil plan submittal.
Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov
Recommendations: Preliminary Short Plat: Bob Mac Onie 09/22/2014
Note the City of Renton land use action number and land record number, LUA 14-001083 and LND-20-0609, respectivety, on the
final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action
number.
EXHIBIT 15 Page 1 of 3
Reviewer Comments
The dedication of right ay for short subdivisions requIres a separate Deed --edication; provide a space to the recording
number of same on th rt plat The Deed of Dedication document include a legal description exhibit and a map exhibit of
the dedicated parcel. The legal description exhibit should be prepared, stampeu, dated and signed by the applicant's surveyor.
The surveyor should also prepare the map exhibit. The dedIcation process requires an updated Plat Certificate dated within 45
days of approval of said dedication. Talk to the Project Manager if there are questions or further information is needed.
Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been
provided.
Provide sufficient information to determine how the plat boundary was established.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or calculated, if any.
The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final short plat drawing.
Do note encroachments, if any.
Do include a ~LEGEND~ block for the short plat drawing, detailing any symbols used thereon.
Note all easements, covenants and agreements of record on the drawing.
Note any relevant researched resources on the short plat submittal.
Note the plat name and lot and tract numbers of the adjoining properties or note as ~Unplatted.~.
The City of Renton Administrator, PublicWorks Department, is the only city official who signs the final short plat. Provide an
appropriate approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed.
Include a declaration block on the drawing. titled "OWNERS' DECLARATION" not "CERTIFICATION" or other.
Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this SUbdivision,
they can be recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to
be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced
on the final short plat drawing. Provide spaces for the recording numbers thereof.
The new easements for ingress, egress, utilities, etc. shown for the benefit of future owners of the proposed lots each need a
note defining the rights associated with the easement at issue. Since these new uproposed" easements shown aren't Ugranted
and conveyed" until the benefited and/or burdened lots are conveyed to others add the following language on the face of the
short plat drawing:
DECLARATION OF COVENANT:
The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing
hereon covenant and agree to convey the beneficial interest in the new private easements shown on this short plat to any and
all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short
plat.
The preceding statement obligates the seller of the lots created to uexpressly grant and convey~ the lots "together with and/or
subject to~ any new private easements delineated on the short plat in the conveying document.
The proposed 20' Access Easement shown over the south 20' feet of Lot 4 does not agree with the grading and paving plan.
The private ingress, egress and utility (access) easement requires a uNew Private Easement for Ingress, Egress and Utmties
Maintenance Agreement" statement.
Leslie BeUach Ph: 425-430-6619 email: LBetlach@rentonwa.gov
Community Services Review Created On: 10/08/2014
a. Parks impact fee per ORO 5670 applies.
b. There are no impacts to Parks.
c. planting strip between curb and sidewalk with street trees and groundcover or shrubs.
Planning Review Created On: 10/08/2014
October 08, 2014 Page 2013
Fire Review -Building
Police Review
October 08, 2014
Planning:
1. RMC section 4-4 C.2 limits haul hours between 8:30 am to 3:30 pm day through Friday unless otherwise approved by
the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours
between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to
the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (3~} days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over
any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90)
days, Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water
Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March
31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of
the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any
equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be
retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all
retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every frfty feet (50')
indicating the words, ~NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access
to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In
addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees,
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at building permit issuance.
Credit will be granted for the removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including
garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A
minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. A water availability certificate is required from Soos Creek Water and Sewer District.
2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside
and 45-feet outside turning radius, Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point
loading. Access is required within lSD-feet of all points on the buildings.
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Minimal impact on Police services.
Page 3 of 3
Sabrina Mirante
From:
Sent:
To:
Subject:
Kris Sorensen
Friday, August 22, 20144:36 PM
Sabrina Mirante
FW: LUA14-001083 Limelite Short Plat
Please file community services review. Thanks.
From: Sandra J Pilat
Sent: Friday, August 22, 2014 11:27 AM
To: Jennifer T. Henning; Kris Sorensen; Vanessa Dolbee
Cc: Leslie A Betlach
Subject: LUA14-001083 Limelite Short Plat
Parks Impact fee per Ordinance 5670 applies.
City of on Department of Community & Economic l opment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: AUGUST 28, 2014
APPLICATION NO: LUA14-001083, SHPL-A DATE CIRCULATED: AUGUST 14, 2014
APPLICANT: Todd Karam PROJECT MANAGER: Kris Sorensen
PROJECT TITLE: Limelite Short Plat PROJECT REVIEWER:
SITE AREA: 29,912 square feet EXISTING BLDG AREA (gross):
LOCATION: 16204114" Ave SE PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting administrative Short Plat review of an R-S zone, 29,912 sf corner lot, to be
subdivided into 5 single family residential lots. A storm water detention area would be located in the southwest corner of the site.
Density would be 7.S dulac. The existing home would be demolished. Vehicle access to proposed lots would be from SE 162nd St
and 114th Ave SE for Lots 1-4, and for Lot 5, there would be an easement across Lot 4 that provides connection to 114th Ave SE.
Lot sizes range from 8,S34 sf to 5,034 sf. Studies submitted include tree inventory, geotechnical report, technical information
report with drainage information, and landscape analysis. Street improvements including planter strip and sidewalk would be
installed along the subject site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element 0/ the Probable Probable More
Environment Minor Mojor Information
Element of the Probable Probable More
Enllironment Minor Major Information
Impacts Impacts Necessory Impacts Impacts Necessary
Earth Housing
Ai, Aesthetics
Water
Plants
f.and/Shoreline Use
Animals ~
Environmental Health Public Services
Energy/
Natural Resources Preservation
"i§,~~!~f
B. POLICY-RELATED COMMENTS
.:; tJ./'v<-C~ J'LO _1./VYljJC:t/c,f:::, Ie 12/) (;;;
Signature of Director or AutHorized Representative Date
My Comments concerning limelight short plat:
It would be nice to see less houses to allow for larger yards and more green
landscaping which would fit in better with the neighborhood. Cramped housing
means more traffic, noise and irritation to everybody. A larger play yard area
would keep kids from playing in the streets too.
This neighborhood is home to diverse wildlife. Mammals: ( bats, deer, rabbits,
raccoons, oppossom, squirrels), birds: (chickidees, crows, doves, hawks,
hummingbirds, owls, robins, wrens), amphibians: (many tree frogs and
woodland newts) and beneficial insects like honeybees to name some
observed. Would like to see any development nature-friendly and also
protective of our wetlands and aqufiers. Any pollution up here eventually runs
downhill and effects the Duwamish watershed that eventually drains into our
treasured Puget Sound. We need green community corridors that support
nature and keep this area healthy and interesting for residents.
Retaining /planting more trees/shrubs helps prevent runoff and helps keep
noise and air pollution down. We do get plane noise here from Renton and
Seatac airports so more green space helps.
A storm retention pond surrounded by fencing is very unsightly (Like the one
located a block away, south (concrete pit and cyclone fence= ugly). Perhaps a
rain garden or something more asthetic would be a better solution or just
leave the drainage ditch.
Hopefully any sidewalk put in won't narrow the road anymore like it did on
114th. When someone parks next to the sidewalk it impedes traffic.
Overall please consider keeping the character of the area green, natural and
a wonderful place for people and urban wildlife to live.
Thank You
Dana Cook and like-minded neighbors
nc.-\~'L
AUG 26 ?W
, "
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: August 14, 2014
PROJECT NAME/NUMBER: limelite Short Plat / lUA14-Q01083, SHPl-A
PROJECT DESCRIPTION: The applicant is requesting administrative Short Plat review of an R-8 zone,
29,912 sf corner lot, to be subdivided into 5 single family residential lots. A storm water detention area would be
located in the southwest corner of the site. Density would be 7.8 dulac. The existing home would be demolished.
Vehicle access to proposed lots would be from Sf 162nd St and 114th Ave SE for Lots 1··4, and for Lot 5, there would be
an easement across Lot 4 that prnvides connection to 114th Ave SE. Lot sizes range from 8,834 sf to 5,034 sf. Studies
submitted include tree inventory, geotechnical report, technical information report with drainage information, and
landscape analysis. Street improvements Including planter strip and sidewalk would be installed along the subject site.
PROJECT LOCATION: 16204 114th Ave SE
PERMITS/REVIEW REQUESTED: Short Plat -Administrative
APPUCANT/PROJECT CONTACT PERSON: Andy McAndrews/Geo Dimensions, Inc./10801 Main St., Ste. 102/Bellevue,
WA 98007/425-458-4488/andym@geodimensions.net
Comments on the above appllcation must be submitted In writing to Kris Sorensen, Associate Planner, Department of
Community & Economic Development, lOSS South Grady Way, Renton, WA 98057, by 5:00 p.m. on August 28, 2014.
If you have questions about this proposal, or wish to be made a party of record and receive additional notification by
mall, contact the Project Manager at (425) 430-6593. Anyone who submits written comments will automatically
become a party of record and w1l1 be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: AUGUST 12, 2014
NOTICE OF COMPLETE APPLICATION: AUGUST 14, 2014
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way. Renton, WA 98057.
File Name / No.: Limelite Short Plat /LUAl4-001083, SHPL-A
NAME:./)!)dB ta { k
MAILING ADDRESS: //3Q'-/ S£ ;£d&c/ Sr Clty/State/Z;p: Ret?fpn CtJ fI '1Ras-r
TELEPHONE NO.: ___ --_______ _
On the 14th day of August, 2014, I deposited in the mails of the United States, a sealed envelope containing
Notice of Application and Acceptance documents. This information was sent to:
Andy McAndrews Contact
Todd Karam Applicant
Virtuoso Venture 6, llC Owner
See Attached 300' Surrounding Property Owners
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/t eir free and voluntary act for the uses and purposes
mentioned in the instrums.Q.t""\\"'IOII
JA 0 III111
Q :\: \Ih '" 'II Dated: 0 ~ _ Ss;iJ"-;1. Ill4;-___ -",j===-,.L-~.."..--:-II>-1':>t-,--"'""'--,-----,---_:_--------~rI) 0'=r~~%~ ~ -I ~ " " "'~ ~ ~ ~~~~~~~ary(~ff.~~ __ ~~~~~~;,1L'~~~~~/~~JLL------------. ~ ~. ~ :" "'tic .. : -= ,--M~,,~~' )t'ltf¥nt e~res;f 'I 1.11 ~....... ~
'1,), .... I"\\\\,,"\.''' ... ~ $~
",~/NGTO :0..,0$" "Un\\,,,,,,''''
template -affidavit of service by mailing
T~dd Karam
Limelite Development
14508 NE 20th St, Ste. 200
Bellevue. WA 98007
Andv McAndrews
GeoDimensions
10801 Main St, Ste. 102
Bellevue. WA 98004
Virtuoso Ventures 6 LLC
14508 NE 20th St, Suite 200
Seattle. WA 98007
88000040 88000040 88000044
Current Resident SEKO MARVIN E W+AUDREY I W OWENS OWEN
16035 114th Ave SE PO BOX 2023 16031114th Ave SE
Renton, WA 98055 AUBURN, WA 98071 Renton, WA 98055
88000045 88000046 88000044
VELASQUEZ EDWARD A Current Resident OWENS OWEN
11304 SE 162nd St 11314 SE 162nd St PO BOX 12922
Renton, WA 98055 Renton, WA 98055 MILL CREEK, WA 98082
88000048 88000061 88000062
JARVIS DONALD+TAMMIE GEBRU TSEHAY KANGAS HENRY A
16030 113th Ave SE 16024 114th Ave SE 16044 114th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000063 88000065 88000066
GONZALES CARLOS D+CATHLEEN SPAIRRING PETER L+ELENA MULFORD 5TEVEN J+ANITA R
16020 114th Ave SE UNIT 1/2 16022 114th Ave SE 16020 114th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000070 88000071 88000072
BITH KONG HENG+SEREYNA U MOKREN FREDERIC+NGAI-TING C DOROS JAM ES A
11420 SE 162nd St 11436 SE 162nd St 11430 SE 162nd St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000073 88000080 88000080
ERICKSON TIMOTHY M WORD OF LIFE CHURCH OF GOD WORD OF LIFE CHURCH OF GOD
11432 SE 162nd St 16045 116th Ave SE 11446 SE 162nd St
Renton, WA 98055 Renton, WA 98058 Renton, WA 98055
88000111 88000151 88000152
FAN HUNG ANTRIM JAY+JONATHAN+SEVERSO LAM TONY
11160 SE 164th St 11233 5E 162nd St 11311 SE 162nd St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000170 88000171 88000171
HCH LUND LLC Current Resident Current Resident
PO BOX 188 16227 114th Ave SE 16233 114th Ave SE
PUYALLUP,WA 98371 Renton, WA 98055 Renton, WA 98055
88000172 88000173 88000174
DOAN HIEP+HANG HANH LUND MICHAEL+MEREDITH FARROW MARK C
16239 114th Ave SE 16251114th Ave SE 16245 114th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000175 88000176 88000176
LUND GUY & FRANCES LUND GUY & FRANCES LUND GUY & FRANCES
17844 147TH AVE SE 16223 114th Ave SE 16217 114th Ave SE
RENTON, WA 98058 Renton, WA 980S5 Renton, WA 98055
88000i77 88000191 88000192
HCH LUND LLC PIPKIN DAVID J & JANELL EAGAN WILLIAM CAREY
16203 114th Ave SE 16230 114th Ave SE 16240 114th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000193 88000200 88000201
TRIPI JOSEPH A HAMILTON ERIC+STONE SHERRI LACKIE DANIEL M
16318 114th Ave SE 11438 SE 164th St 11422 SE 164th St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000203 88000221 88000241
LACKIE DANIEL M BOWERS FLOYD & DANEEN VU LlNH D+BICH-THUY T DANG
11420 SE 164th St 16235 116th Ave SE 11453 SE 162nd St
Renton, WA 98055 Renton, WA 98058 Renton, WA 98055
88000242 88000243 88000245
BOWERS fLOYD L DANG BICH-THUYT HASELBLAD LORI J
16229 116th Ave SE 11457 SE 162nd St 11445 SE 162nd St
Renton, WA 98058 Renton, WA 98055 Renton, WA 98055
88000260 88000261 88000280
ZWICKER TIMOTHY D+ELlZABETH SHAFFER GENE B & LAURIE A VIRTUOSO VENTURE 6 LLC
11427 SE 162nd St 11435 SE 162nd St 16204 114th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
88000281 88000282
CARLSON MARILEE MCCURDY KYLE R+BURGANDI A
16220 114th Ave SE 16226 114th Ave SE
Renton, WA 98055 Renton, WA 98055
~i-rr:'1£;;;[· ~. =---
----<~~t'J]HUJJO
._~"'<?.~~~~ OF APPLICATION
~:~~'!~~"'''''otyDfRo~~w:.:,:=~c-:::~~~:-,-=
.tIA1l:OFHOTlCtOFoU>PI.JC.O,nON,
AUGU$TU,.ZOlA
NOTIt:£Ofttwl'lElEAJlPUCAllO/t: Al/GUSTl4,2014
CERTIFICATION
I, ~{\ S S'Jr81/1.Y4-1 J hereby certify that ~ copies ofthe above document
were posted in ~ conspicuous places or nearby the described property on
Date: fi 1/'1. J Ff Signed:'k-; J 's CA. ----'----r I ~ er:==-
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that 1[11 \ S Sf {.f. w5c ~1
signed this instrument and acknowledged it to be his/.her/their free and voluntary act for the
~\,,,\\,,,
uses and purpo e$o 'W1,the instrument.
o '.:1',1 ' \\"", -1 III/ Dated: D ~ '7.' aa,o~~'; ISJ \,.~ ____ -'--¥-:;:"4,4--*",=.t-------------... '" \<\." ~ _ -1 ... ~\~ ~ Notary ublic in an
~0; ... ~"!O~~~ ::::-ofi • <-~-~ ~ > \ 1;. ,. ~~ ~ ~ ~d~" 41.., ~LIC "'ff _#lotary (Print): J <. /I r j../ I ~1Ji, .... " _ _~(U-J( .=}v"-'--v,.:....:.f-I~, ..... y"-"'·/!....!:f 11"-,-/) __ _
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August 14, 2014
Andy McAndrews
GeoDimensions, Inc.
10801 Main St., Ste 102
Bellevue, WA 98004
Community & Economic Development Department
CE,"Chip"Vincent, Administrator
Subject: Notice of Complete Application
Limelite Short Plat, lUA14-001083, SHPl-A
Dear Mr. McAndrews:
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 (42S) 430~6593 if you have any questions.
Sincerely,
Kris Sorensen
Associate Planner
cc: Virtuoso Venture 6, LLC I Owner(,)
Todd Karam I Applicant
Renton City Hall. 1 ass South GradyWay • Renton, Washington 98057 • rentonwa,gov
NOTICE OF APPLICATION
A Master Application has been flied 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 APPLICATION: August 14, 2014
PROJECT NAME/NUMBER: Umelite Short Plat / LUAl4-001083, SHPL-A
PROJECT DESCRIPTION: The applicant is requesting administrative Short Plat review of an R-8 zone,
29,912 sf corner lot, to be subdivided into 5 single family residential lots. A storm water detention area would be
located in the southwest corner of the site. Density would be 7.8 dulac. The existing home would be demolished.
Vehicle access to proposed lots would be from SE 162nd St and 114th Ave SE for Lots 1-4, and for Lot 5, there would be
an easement across Lot 4 that provides connection to 114th Ave SE. Lot sizes range from 8,834 sf to 5,034 sf. Studies
submitted include tree inventory, geotechnical report, technical information report with drainage information, and
landscape analysis. Street improvements including planter strip and sidewalk would be Installed along the subject site.
PROJECT LOCATION: 16204 114th Ave SE
PERMITS/REVIEW REQUESTEO: Short Plat -Administrative
APPLlCANT/PROJECf CONTACf PERSON: Andy McAndrews/Geo Dimensions, Inc./10801 Main St., Ste. l02/Believue,
WA 98007/425-458-4488/andym@geodimensions.net
Comments on the above application must be submitted In writing to Krls Sorensen, Associate Planner, Oepartment of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on August 28, 2014.
If you have questions about this proposal, or wish to be made a party of record and receive additional notification by
mail, contact the Project Manager at (42S) 43()"6593. 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 12, 2014
NOTICE OF COMPLETE APPLICATION: AUGUST 14, 2014
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name / No.: Limelite Short Plat / LUA14-001083, SHPL-A
NAME' ______________________________________________________________ __
MAILING ADDRESS: ___________________________ City/State/Zip: __________________ __
TELEPHONE NO.: ________________________ _
Denis Law C't f
_-=May:.or -----",.,.---J211 WJl
August 14, 2014
Nancy Rawls
Department of Transportation
Renton School District
420 Park Avenue N
Renton, WA 98055
Subject: Limelite Short Plat
LUA14-001083, SHPL-A
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
The City of Renton's Department of Community and Economic Development (CED) has received
an application for a Short Plat located at 16204 114'h Ave SE. Please see the enclosed Notice of
Application for further details.
In order to process this application, CED needs to know which Renton schools would be
attended by children living in residences at the location indicated above. Please fill in the
appropriate schools on the list below and return this letter to my attention, City of Renton, CED,
Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300,
by August 28, 2014.
Elementary School: _________________________ _
Middle School: _________________________ _
High School: __________________________ _
Will the schools you have indicated be able to handle the impact of the additional students
estimated to come from the proposed development? Yes ___ No __ _
Any Comments: ___________________________ _
Thank you for providing this important information. If you have any questions regarding this
project, please contact me at (425) 430-6593.
Sincerely,
Kris Sorensen
Associate Planner
Enclosure
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAME: Virtuoso Venture 6 LLC Limelite Development
PROJECTIADDRESS(S)ILOCATION AND ZIP CODE:
ADDRESS: 14508 NE 20th St., Suite 200 16204 114th Ave. SE, 98055
CITY: Bellevue ZIP: 98007
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
TELEPHONE NUMBER (425) 881-5131 0088000280
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME Todd Karam Single family residence
PROPOSED LAND USE(S):
COMPANY (if applicable): Limelite Development 5 single family lots
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS 14508 NE 20th St, #200 Residential
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY Bellevue ZIP: 98007 (if applicable)
EXISTING ZONING:
TELEPHONE NUMBER (425) 881-5131 R-8
CONTACT PERSON PROPOSED ZONING (if applicable):
SITE AREA (in square feet):
NAME Andy McAndrews 29,912
SQUARE FOOTAGE OF PUBLIC ROArYWAYS TO BE
COMPANY (if applicable): GeoDimensions, Inc. DEDICATED:
48
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: 10801 Main St., Suite 102 1,980
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Bellevue ZIP: 98004 ACRE (if applicable)
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
(425) 458-4488, andym@geodimensions.net 5
NUMBER OF NEW DWELLING UNITS (if applicable):
4 ." ~. 11"'" r '\ f'--' r-"~
H.\CED\Data\Fonns~ Templates\Self·Help Handouts\Planning\masterapp.doc - 1 -
I·' ,--: .' ,-
--'.-" 03/11
AUG 12 2G\4
P JECTINFORMAT~IO~N~(c~o~n~t=L_~~~e=d)L-____________ ~ . ,
NUMBER OFEXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
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): o AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable):
0 FLOOD HAZARD AREA ___ sq. fl.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0 GEOLOGIC HAZARD ___ sq. fl.
NET FLOO,R AREA ON NON-RESIDENTIAL BUILDINGS (;f 0 HABITAT CONSERVATION ___ sq. fl.
applicable):
NUMBEROF EMPLOYEES TO BE EMPLOYED BY THE NEw
PROJECT (if applicable):
0 SHORELINE STREAMS & LAKES _' __ sq. fl.
0 WETLANDS ___ sq.ft,
'.,
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE Nf QUARTER OF SECTION..1:.'L, TOWNSHIP 23 ,RANGE~, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) 'T" • iU 1'-"" , deciare under penalty of pe~ury under the laws of the State of
Washington that I am (please check one) __ the current owner of the property involved in this application or L the authorized
representative to act for a corporation (please attach proof of authorization) and that the fore 'ng statements ind answers herein
contained and the infonmation herewith are in ali respects true and correct to the best of nowledge and belief .
. /~
Signature of OwnerlRepresentative Date
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that To d-d KA:t2.Jj--y=
signed this instrument and acknowledge it to be hislherltheir free and voluntary act for the
uses and purpose mentioned in the instrument.
Dated
My appointment expires: --.C~='-·_---"-'----,I_")..L... ____________ _
-2-
PLANNING DIVISION
WAIV_ .. OF SUBMITTAL REQUI. . ....:MENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS:
REQUIREMENTS: BY: BY:
Plat Name ReseNation 4
Preapplication Meeting Summary 4
Public Works Approval Letter 2
Rehabilitation Plan 4
Screening Detail,
Shoreline Tracking Worksheet,
Site Plan 2AND'
Stream or Lake Study, Standard, ,~
Stream. or Lake Study, Supplemental, /
Stream or Lake lViitigation Plan 4 V
Skeet Profiles 2
Title Report or Plat Certificate,
Topography MapJ
Traffic Study 2
Tree Cutting/Land Clearing Plan,
Urban Design Regulations Analysis,
Utilities Plan, Generalized 2 --->
Wetlands Mitigation Plan, Final, (F//.
Wetlands Mitigation Plan, Preliminary , ';/
Wetlands Report/Delineation, '-Y
Wireless:
Applicant Agreement Statement 2 AND J
Inventory of Existing Sites 2ANDJ
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND J
Map of View Area 2ANDJ
Photosimulations 2 AND 3
This requirement may be waived by:
1. Property SeN ices
2. Public Works Plan Review
3. Building
4. Planning
PROJECT NAME: i I HELdr~ sqPL
DATE: 2U8/f I I
H:\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06f09
PLANNING DIVISION
WAIVER __ = SUBMITTAL REQUIRE: ... ...:NTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY:
Calculations 1
Colored Maps for Display 4 B-
Construdion Mitigation Description 2AND4
Deed of Right-of-Way Dedication
Density Worksheet 4
Drainage Control Plan 2
Drainage Report 2
Elevations, Architectural 3 AND 4
Environmental Checklist 4 ¥r
Existing Covenants (Recorded Copy) 4 A/
Existing Easements (Recorded Copy) 4
Flood Hazard Data. ~
Floor Plans 3 AND 4
Geotechnical Report2 AND 3
Grading Plan, Conceptual 2
Grading Plan, Detailed 2
Habitat Data Report 4 fi3--
Improvement Deferral 2
Irrigation Plan 4
King County Assessor's Map Indicating Site 4
Landscape Plan, Conceptual.
Landscape Plan, Detailed 4
Legal Description 4
Map of Existing Site Conditions.
Master Application Form 4
Monument Cards (one per monument) 1
Neighborhood Detail Map.
Parking, Lot Coverage & Landscaping Analysis.
Plan Reductions (PMTs) •
Post Office Approval 2
This requirement may be waived bi:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
r
H:\CED\Data\Forms·Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06/09
PREAPPlICATION MEETING FOR
lIMELITE SHORT PLAT
PRE 14-000115
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 12, 2014
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Jan lilian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT
DATE: February 12, 2014
TO: Rocale Timmons, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
limelite Short Plat SUBJECT:
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500
gpm fire flow would be required. A minimum of one fire hydrant is required
within 300-feet ofthe proposed buildings and two hydrants if the fire flow
goes up to 1,500 gpm. A water availability certificate is required from Soos
Creek Water and Sewer District.
2. The fire impact fees are applicable at the rate of $479.28 per single
family unit. This fee is paid at building permit issuance. Credit will be
granted for the removal ofthe one existing home.
3. Fire department apparatus access roadways are required to be a
minimum of 20-feet wide fully paved, with 25-feet inside and 4S-feet
outside turning radius. Fire access roadways shall be constructed to
support a 3D-ton vehicle with 322-psi point loading. Access is required
within 1S0-feet of all points on the buildings.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
February 13, 2014
Rocale Timmons, Planner
Jan lilian, Plan Review ~
Limelite Short Plat
PRE 14-000151
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. Water Service provider will be Soos Creek Water and Sewer District. A water availability certificate
will be required to be submitted to the City.
Sanitary Sewer
1. Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate
will be required to be submitted to the City.
Storm Drainage
1. There are no drainage improvements in SE 162nd Street or in 114th Ave SE. There appears there is a
ditch in 114th Ave SE.
W A drainage plan and drainage report will be required with the short plat application. The report shall
comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments
to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the
report. Based on the City's flow control map, this site falls within the Flow Control Duration
Standard, Forested Site Condition. The drainage report will need to follow the area specific flow
control requirements under Core Requirement #3.
Limelite Short Plat PRE 14-000151
Page 2 of 2
February 13, 2014
3. A geotechnical report for the site is required. Information on the water table and soil permeability
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer shall be submitted with the application .
.f. Surface water system development fee is $1,228.00 for each new lot. Credit will be given to the
existing home.
V A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
/\ the site exceeds one acre. the site exceeds one acre.
Transportation/Street
1. Existing right of way width in SE 162nd Street is 60 feet. Existing right way of width in 114th Ave SE is
60 feet. Both streets are classified as residential access roads. To meet the City's new complete street
standards, street improvements including 13 feet of paving from centerline, curb and gutter, an 8-
foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4-6-060.
2. Per City of Renton code, corner lots will be required to dedicate a minimum radius of fifteen feet
(15').
3. Current traffic impact fee is $1,430.72 per new Single-family lot. Payment of the transportation
mpact fee is due at the time of issuance of the building permit. Credit will be given to the existing
home.
4. Street lighting is required for a five lot short plat. (A\JX\ (:, f'~~(6)
5. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-
loaded garage driveway shall not exceed sixteen feet (16').
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by
a licensed Civil Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, permit application and an itemized cost of construction estimate and application
fee at the counter on the sixth floor.
,I
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M 0 RAN DUM
DATE: February 13, 2014
TO: Pre-Application File No. 14-000115
FROM: Rocale Timmons, Senior Planner
SUBJECT: limelite Short Plat -16204 114th Ave SE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located on the southeast corner of 114'h Ave SE and SE
162"' St at 16204 114'h Ave SE. The applicant is proposing a 5-lot subdivision of the 0.684 acre
site, which is located within the R-8 zoning classification. The proposed lots are intended for
the eventual development of detached single-family homes. The existing residence and
detached garage are proposed to be removed prior to the recording of the short plat. Access to
proposed Lots 1 and 2 would be gain from private driveways extended from SE 162"' St.
Proposed Lots 3 and 4 would take access from 114'h Ave SE via private driveways. Proposed Lot
5 would take access via an access easement extended across proposed Lot 4. The site is
relatively flat and there appear to be no critical areas located on site.
Current Use: The subject parcel is currently developed with a single family residence and
detached garage, constructed in 1949, of which both are proposed for removal.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per acre (du/ac). The area of public and private streets and critical areas
would be deducted from the gross site area to determine the "net" site area prior to calculating
density. While the area of the proposed access easement was provided it is unclear how much
area would be required to be dedicated for right-of-way therefore the net density of site could
not be calculated, With the deduction of the area within the proposed access easement, the
five lot short plat of the remaining O.6387-acre site would result in a density of 7.83 du/acre.
i:\rtimmons\preapps\14'()00l1S (r-8 slot short plat).doc
Limelite Short Plat, PRE14-QOOl
Page2of4
February 13, 2014
The applicant would be required to demonstrate compliance with the net density
requirements of the zone at the time of formal application.
Development Standards: The project would be subject to RMC 4-2-11OA, "Development
Standards for Single Family Zoning Designations" effective at the time of complete application
(noted as "R·8 standards" herein).
Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-8 is 4,SOO square
feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size.
The total lot area of the subject site is less than 1 acre; therefore a minimum lot size of 5,000
square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior
lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The
proposal appears to comply with the lot standards of the zone.
lot Configuration -One of the following is required:
1. lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
If variation is not provided in the lot design at the time of short plat application the applicant
would be required to comply with option three at the time of building permits.
Building Standards -R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater and a maximum impervious surface of 75%. Building
height is restricted to 30 feet from existing grade. Detached accessory structures must remain
below a height of 15 feet. The gross floor area must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations. The proposal's
compliance with the building standards would be verified at the time of building permit review
for the new residences.
Building Design Standards -All single family residences would be subject to the Residential
Design Standards outlined in RMC 4-2-115. The proposal's compliance with the residential
design standards would be verified at the time of building permit review for the new
residences to be located on all lots.
Setbacks -Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-8 zone are 15
feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the
rear,S feet on interior side yards, and 15 feet on side yards along streets (including access
easements but not shared driveways) for the primary structure and 20 feet on side yards along
streets (including access easements but not shared driveways) for the attached garage. The
setbacks for the new residences would be reviewed at the time of building permit.
Access/Parking: Proposed lots 3 and 4 would take access from 114th Ave SE via private
driveways. Proposed lot 5 would take access via an access easement extended across proposed
lot 4. The site is relatively flat and there are no critical areas on site.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
i:\rtimmons\preapps\14-00011S (r-8 Slot short plat}.doc
Limelite Short Plat, PRE14-0
Page 30f4
February 13, 2014
The maximum width of single loaded garage driveways shall nat exceed nine feet (9') and
dauble loaded garage driveways shall not exceed sixteen feet (16').
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required.
Landscaping -Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet. Such landscaping shall include a mixture of trees,
shrubs, and graundcover.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Short
Plat application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be
removed a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30% of significant trees, and indicate how proposed building footprints
would be sited to accommodate preservation of significant trees that would be retained. If the
trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of
six to one. A formal tree retention plan would be reviewed at the time af the Short Plat
application.
Critical Areas: There appear to be no critical areas on site. It is the applicant's responsibility to
ascertain whether additional critical areas are present on the site. If so, the proposal would
need to be revised accordingly.
Environmental Review: Environmental (SEPA) Review is required for projects nine lots or
greater, or on sites that contain critical areas. Therefore SEPA would not be required for the
proposed subdivision.
Permit Requirements:
The proposed subdivision would require Preliminary Short Plat Approval. All land use permits
would be processed within an estimated time frame of 6-8 weeks. The Short Plat application fee
is $1,400. A 3% technology fee would also be assessed at the time of land use application.
Detailed information regarding the land use application submittal is provided in the attached
handouts.
Fees: In addition to the applicable building and construction fees, the following impact fees
would be required prior to the building permit issuance.
A Fire Impact fee of $479.28 per each new single family residence;
A Transportation Impact Fee based on $1,430.72 per each new single
family residence;
A Parks Impact Fee based on $963.016 per each new single family
residence; and
i:\rtimmons\preapps\14-00D115 (r-8 Slot short platl.doc
Umelite Short Plat, PRE14-0001
Page 4 of4
february 13, 2014
A School District Impact Fee based on $5,455 per each new single family
residence.
A handout listing all of the City's Development related fees in attached for your review.
Expiration: The preliminary short plat approval is valid for two years with a possible one-year
extension.
i:\rtimmons\preapps\14·000115 (r·8 Slot short plat).doc
.. ' --GeoDimensions, Inc.
10801 Main Street, Suite 102, Bellevue, WA 98004
phone 425.458.4488 fax 425,671.0170
\'·JW\\,. Qeodilll~~n~~iOil~. ,',pr -=-GeoDlmenslons
July 24, 2014
Kris Sorensen
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: Limelite Short Plat -Project Narrative
Dear Mr, Sorensen,
We are pleased to submit this request for preliminary review of our proposed five-lot short subdivision,
known as the Limelite Short Subdivision, of one existing parcel located at 16204 114'h Ave SE, Renton,
Washington 98055. The King County parcel number of the existing parcel is: 0088000280, The site is
approximately 29,912 square feet or 0.69 acres in size and contains one single-family residence and a
detached garage. The site is zoned R-8 which allows up to 8 units per net acre with a minimum lot size of
5,000 square feet. A preliminary City of Renton Density Worksheet is attached.
The proposed short plat will create four new lots meeting the zoning requirements of the R 8 zone,
Proposed Lots 1 and 2 will take access from SE 1620d Street directly, Lots 3 and 4 will take access from
114'h Ave SE directly, while Lot 5 will take access from 114'h Ave SE via a 20 foot access easement across
Lot 4.
The existing parcel is quite flat and there are no signs of environmentally critical areas on or adjacent to
the site. Additionally, there are no mapped critical areas or geologic hazards on the site. We do intend to
have a geotechnical engineer evaluate the site characteristics for the viability of low-impact drainage
deSigns, as well as for any underlying conditions that may require specific construction methods or
mitigations. At this time we anticipate the ability to infiltrate at least a portion of the runoff from the
future impervious surfaces. Should anyon-site stormwater conveyance or detention be required, we
have proposed a 39-foot easement across the southern portion of Lot 4 to contain the necessary
improvements for the development. This is the most practical area as it is slightly lower than the rest of
the site,
While the site is primarily cleared, there is a row of relatively large fir trees along the north property line
adjacent to SE 1620d St as well as 3 medium-caliper deciduous trees along the west side of the lot. Based
on the Renton Tree Retention Worksheet, a minimum of 4 trees must be retained. A tree retention plan
will be included with the preliminary short plat application identifying which trees are proposed to be
retained/removed.
The site frontage on both SE 1620d Street and 114'h Ave SE consists of 30 feet of right-pf--way t~
centerline. Both streets have roughly 20 feet of paved width, and sidewalks exist on tfie opposite sides
AUG 1 2 2014
('
of the streets from the site. There are no sidewalks or street frontage improvements located along
either street on our side of the right-of-way. Stormwater runoff from the improved streets is collected in
roadside ditches in the right-of-way fronting this site on both streets -flowing west along SE 1620d St,
then continuing south along 1141h Ave SE. Existing 12" culverts are located under the driveway aprons
accessing both streets.
Building pad areas, while not depicted on the pre-application site plan, will meet the zoning
requirements of IS-foot front, S-foot side (1S-foot street side) and 20-foot rear. The proposed single
family homes have not been designed at this time, but each developed lot will meet the maximum SO%
building coverage and 7S% impervious coverage as required by the zoning.
The existing home has public water and sewer service. The four new lots will also connect to public
water and sewer located either in 1141h Ave SE or in SE 1620d St. We will work with the water and sewer
provider to determine the best/most appropriate locations for connection of the new lots.
Thank you for your consideration of this pre-application for preliminary short subdivision. Please don't
hesitate to contact me if you have any questions or need any additional information. We will look
forward to meeting with City Staff to discuss the review and any comments or concerns Staff may have.
!:~. Andy McAnd ws
Senior Planner, roject Manager
City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter1 on project site: 1. __ ....:.1;::2 __ trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 °
Trees in proposed public streets °
Trees in proposed private access easements/tracts 0
Trees in critical areas3 and buffers 0
trees
trees
trees
trees
Total number of excluded trees: 2. _---'0'--__ trees
3. Subtract line 2 from line 1: 3. __ 1'-"2'--__ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones RG, R-1, R-4, or R-a
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. __ .::.3;..;:.6,--_ trees
5. List the number of 6" or larger trees that you are proposing5 to retaln4 :
5. 9 trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required),
6. ___ O __ trees
7. Multiply line 6 by 12" for number of required replacement inches:
7. ______ inches
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper Irees required) 8. ______ inches
9. Divide line 7 by line 8 for number of replacement trees6 :
(if remainder is .5 or greater, round up to the next whole number)
1. Measured at chest height.
per tree
9. ______ trees
:2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborist. and approved by Ihe City.
3. Critical Areas, such as wetlands, streams. floodplains and protected slopes, are defined in Section 4-3-050 of
the Renlon Municipal Code (RMC).
4. Count only those trees to be retained outside of critical areas and buffers.
~ '~"'1
5. The City may require modification of the tree retention plan to ensure retenlion of the"f~u;:;-.r~J;e/~ ; ... ,'
trees per RMC 4·4-130H7a ,,'
6. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees r~~ ~ 2te7th8.t
are less than 8" but are greater than 2" can be used to meet the tree replacement requirement.
H:\cED\Data\Fonns-Templa!:es\Self-Help Handouts\Planning\TreeRetentionWorksheet.doc 12108
1.
2.
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
Gross area of property: 1. 29,912
Deductions: Certain areas are excluded from density calculations.
These include:
Public streets" a square feet
Private access easements" 1980 square feet
Critical Areas' a square feet
Total excluded area: 2. 1,980
3. Subtract line 2 from line 1 for net area: 3. 27,932
4. Divide line 3 by 43,560 for net acreage: 4. 0.64
5. Number of dwelling units or lots planned: 5. 5
square feet
square feet
square feet
acres
units/lots
6. Divide line 5 by line 4 for net density: 6. 7.80 = dwelling units/acre
'Crltical Areas are defined as .. Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded •
•• Alleys (public or private) do not have to be excluded.
R:\PW\DEVSERV\Forms\Planning\density.doc
~:~
Last updated: 1110812004 .
Limelite Short Plat -16204114th Ave SE
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Dale: 1I30I2014 Sou!ao: I<IrQ County IMAP-PIoper1y _(hIIp:l_.~ISI1MAp)
June 24, 2014
Project No. 14-052
Mr. Todd Karam
Limelite Development
14508 NE 20th Street, Suite 200
Bellevue, W A 98007
Subject: Geotechnical Engineering Report
Proposed Short Plat and Development
16204 _114th Avenue SE, Renton, Washington
Dear Mr. Karam,
I.CO." •• AT ••
Geotechnical & Eorthquake
Englneenng Consultants
As requested, PanGEO, Inc. completed a geotechnical engineering study to assist you and
your project team with the proposed short plat and development at the above-referenced
property. This study was performed in accordance with our mutually agreed scope of work
as outlined in our proposal dated March 4, 2014, and was subsequently approved by you on
the same day. Our service scope included reviewing readily available geologic data,
conducting a site reconnaissance, excavating five test pits, and developing the conclusions
and recommendations presented in this report.
SITE AND PROJECT DESCRIPTION
The subject property is an approximately 29,900 square foot lot located at 16204 -I 14th
Avenue SE in the City of Renton, Washington (see Figure I, Vicinity Map). The subject lot
is roughly rectangular in shape, and is bordered to the north by SE 162nd Street, to the west
by I 14th Avenue SE, and to the east and south by existing single-family residences (see
Figure 2, Site and Exploration Plan). An existing single-family residence occupies the
central portion of the site (see Plates I and 2 on Page 2 and Figure 2). A detached garage is
located in the southeastern comer of the lot. The site is covered with short grass with
several mature trees at the time of our field exploration. The existing site grade is generally
level.
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Geotechnical Engineering Report
Proposed Short Plat and Development: 16204 - I 14th Avenue SE, Renton, W A
June 24, 2014
Plale 1. Partial view of the site showing the house
and garage, looking east from 114'" Avenue NE.
Plale 2. Partial site view showing the house.
looking northwest from SE 162"' Street.
We understand that you plan to remove the existing house and garage, and to subdivide the
property into five single-family residential lots. Details regarding the short plat and future
building design information are currently not available. We envisage that the proposed
single-family residences will be wood frame, two-to three-story structures with attached
garages. New private roads or driveways will also be constructed to provide access to the
proposed residences. Additionally, new utilities will also be needed for the proposed
development. We anticipate that site grading for the proposed construction will likely
include cuts and fill on the order of 4 feet for the foundation construction, and may be as
deep as 7 to 8 feet for the utility construction.
The conclusions and recommendations outlined in this report are based on our
understanding of the proposed development at this time, which is in turn based on the
project information provided. If the above project description is substantially different from
your proposed improvements or if the project scope changes, PanGEO should be consulted
to review the recommendations contained in this report and make modifications, if needed.
SUBSURFACE EXPLORATION
Five test pits (TP-I through TP-5) were excavated at the site on March 19,2014, to explore
the general subsurface conditions at the site. The approximate test pit locations were taped
from existing site features and are indicated on Figure 2. The test pits were excavated to
depths of about 7 to 8 feet below the existing ground surface using an excavator owned and
14-052 16204 -I 14th Ave SE Rpt 2 PanGEO, Inc.
Geotechnical Engineering Report
Proposed Short Plat and Development: 16204 -I 14th Avenue SE, Renton, W A
June 24, 2014
operated by Northwest Excavating, Inc., out of Mill Creek, Washington. A geologist from
PanGEO was present during the field exploration to observe the test pit excavations, obtain
representative samples, and to describe and document the soils encountered in the
explorations. The soils encountered during our subsurface exploration were described and
field classified in general accordance with the symbols and terms outlined in Figure A-I in
Appendix A of this report. Summary test pit logs are included as Figures A-2 through A-6.
The relative in-situ density of cohesionless soils, or the relative consistency of fine-grained
soils was estimated from the excavating action of the back-hoe, and the stability of the test
pit sidewalls. Where soil contacts were gradual or undulating, the average depth of the
contact was recorded in the logs. After each test pit was logged, the excavation was
backfilled with the excavated soils and the surface was tamped and re-graded smooth.
SUBSURFACE CONDITIONS
SITE GEOLOGY
According to the geology maps of the area (The Geologic Map of King County,
Washington: scale 1:100,000, Booth, D. B., Troost, K. A., and Wisher, A. P., 2007), the
project area is underlain by Vashon Glacial Till (Qvt). Glacial Till deposit (Qvt) is described
by Troost, et ai, as a very dense, heterogeneous mixture of silt, sand, and gravel laid down at
the base of an advancing glacial ice sheet.
SOIL
In summary, our test pits generally encountered three distinctive soil units: (I) topsoillfill,
(2) till-like deposits, and (3) sandstone. A summary description of these soil units are
summarized below:
Unit 1: Fill-Our test pits encountered about I to 5 feet of gray to brown, moist, loose
to medium dense silty sand and sandy silt with trace to some gravel and occasional
organics. We interpret this surface unit as fill due to its disturbed appearance and
presence of organics.
Unit 2: Till-Like Deposits -Below the topsoil/fill, the test pits encountered medium
dense to dense, moist to wet, gravelly silty sand. This unit appeared to be till-like
deposits and is weathered at the upper portion with iron oxide stains. This unit
extended to the maximum depths of the test pits TP-2 through TP-5 at about 7 to 8 feet
14-05216204 -114th Ave SE Rpt 3 PanGEO, Inc.
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below the surface. This unit extended to about 7 feet in TP-1. Coal interbeds were
encountered at about 7 feet in test pit TP-2 and 4 to 8 feet in TP-4. Coal interbeds were
not encountered in other test pits.
Unit 3: Sandstone -Underlying the till-like deposits in TP-l, very dense, gray
sandstone was encountered from 7 to 8 feet, the maximum depth excavated. This unit
is not encountered in other test pit locations within the excavation depths.
GROUNDWATER
Moderate to heavy groundwater seepage was encountered in all test pits at depths of about I
to 5 feet below the surface at the time of our subsurface exploration. The groundwater
seepage is perched above the dense till. It should be noted that groundwater elevations and
seepage rates are likely to vary depending on the season, local subsurface conditions, and
other factors. Groundwater levels are normally highest during the winter and early spring.
GEOLOGIC HAZARDS ASSESSMENT
As part of our study, we evaluated potential geologic hazards at the subject site as defined in
Renton Municipal Code (RMC) Section 4-3-050 (Critical Areas Regulations). The City of
Renton identifies five different types of Geologic Hazards: Steep Slopes; Landslide Hazards;
Erosion Hazards; Seismic Hazards; and Coal Mine Hazards. Based on review of the City of
Renton's sensitive areas maps, the site is not mapped within steep slope, erosion, landslide,
and coal mine hazard areas. Potentially liquefiable soils were not encountered at our
exploration locations; and therefore, the site does not meet the criteria for seismic hazard.
Since the site is flat and there are no steep slopes in the site vicinity, and the site does not
contain potentially liquefiable soil, only the erosion and coal mine hazards are further
discussed in the following sections:
EROSION HAZARDS
The site is not mapped as a high erosion hazard area by the City of Renton. Based on the
test pits excavated at the site, it is our opinion the site soils exhibit low erosion potential. In
our opinion, any potential erosion hazards at the site can be effectively mitigated with the
best management practice during construction and with properly designed and implemented
landscaping and permanent erosion control measures. During construction, the temporary
erosion hazard can also be effectively managed with an appropriate erosion and sediment
14-05216204· 114th Ave SE Rpt 4 PanGEO, Inc.
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control plan, including but not limited to installing silt fence at the construction perimeter,
placing rocks or hay bales at the disturbed and traffic areas, covering stockpile soil or cut
slopes with plastic sheets, constructing a temporary drainage pond to control surface runoff
and sediment trap, placing rocks at the construction entrance, etc.
Permanent erosion control measures should be applied to the disturbed areas as soon as
feasible. These measures may include but not limited to planting and hydroseeding. The
use of permanent erosion control mat may also be considered in conjunction with
plantinglhydroseeding to protect the soils from erosion.
COAL MINE HAZARDS
City of Renton contains abandoned coal mines in several areas that can have potentially
adverse impacts on site development. As part of our study, we reviewed information
contained in the Washington State Coal Mine Map Collection: A Catalog, Index, and Users
Guide, Open File Report 94-7, prepared by the Washington Division of Geology and Earth
Resources (DNR 1994), the Washington State Coal Mine Map Collection
(http://www.dnr.wa.govlResearchScience/Topics/GeologyPublicationsLibrarviPages/coalmaps.
i!W» and the City of Renton Coal Mine Map (Renton 2012) for information pertaining to
historic coal mining operations in the vicinity of the site.
According to City of Renton's Sensitive Area map, the subject site is not mapped as a Coal
Mine hazard area. However, an area with Moderate Coal Mine Hazards Designation was
mapped about 2 blocks northwest of the site. Based on our review, two mines operated
within the section containing the subject site (Township 23 North, Range 5 East, Section
29). These mines are identified as the Sunbeam Mine and the Renton Mine. However, these
mines appear to be located at least two blocks to the north and northwest of the subject site,
and do not extend below the subject property.
During our field exploration and site reconnaissance, we did not observe any surface or
subsurface indications of coal mining activity, such as mine tailing piles, abandoned mine
openings, or abandoned mining equipment, all of which are typically found near coal mine
operations. Based on the results of our review, in our opinion, the subject site is not directly
underlain by coal mine workings and would have a Low Coal Mine Hazard designation.
14-05216204 -114th Ave SE Rpt 5 PanG EO, Inc.
Geotechnical Engineering Report
Proposed Short Plat and Development: 16204 -114th Avenue SE, Renton, WA
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GEOTECHNICAL RECOMENDA TIONS
GENERAL
Based on the results of our study, in our opinion, the proposed short plat and development at
the subject site is feasible from a geotechnical engineering standpoint, provided the
geotechnical engineering recommendations contained in this report are followed. The
principal geotechnical engineering considerations for the proposed residential project
include the following:
• Requirements for site preparation.
• Building foundation subgrade support requirement and design parameters; and
• Excavations, excavation support, and dewatering considerations for the building and
utility construction;
Detailed discussion of these items and our geotechnical engineering design
recommendations are presented in the following sections of this report.
EARTHWORK RECOMMENDATIONS
Site Preparation
Site preparation includes striping and clearing of surface vegetation, and excavating to the
design subgrade. Site preparation should begin with the removal of surface vegetation
within the proposed improvement areas (i.e. building pads, roadway, and driveway), and
excavating to the design sub grade. Based on our site exploration, we anticipate stripping
depths will be about 12 inches at the site. Organic rich siltJclay soil and other deleterious
materials, if encountered during stripping, should also be removed as part of stripping
operation. All stripped surface materials should be properly disposed off-site or be "wasted"
on site in non-structural landscaping areas.
Following site stripping/clearing and excavation, the exposed soil should be proof-rolled
with a minimum 10-ton steel roller or a fully loaded dump truck. Soft/loose and pumping
subgrade detected during proof-rolling operation should be over-excavated and backfilled
with structural fill. The proof-rolling operation should be observed by a representative of
PanGEO.
14-052 16204 - I 14th Ave SE Rpt 6 PanGEO, Inc.
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Material Reuse
Based on the test pits excavated at the site, it is our opinion that the on-site silty sand should
not be re-used as a source of structural fill and backfill. However, they can be used as
general fill in the non-structural areas. If use of the existing soils is planned, any excavated
soil should be stockpiled and protected with plastic sheeting to prevent wetting and
softening from rainfall.
Structural Fill and Compaction
In the context of this report, structural fill is defined as compacted fill placed under building
foundations, roadways, slabs, pavements, or other load-bearing areas. Structural fill should
consist of imported, well-graded granular material, such as WSDOT Crushing Surface Base
Course or approved equivalent. Well-graded recycled concrete aggregates may also be
considered as a source of structural fill. Use of recycled concrete as structural fill should be
approved by the geotechnical engineer.
Structural fill soils should be moisture conditioned to within about 3 percent of optimum
moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and
compacted to at least 95 percent maximum density, determined using ASTM D 1557
(Modified Proctor). The procedure to achieve proper density of a compacted fill depends on
the size and type of compacting equipment, the number of passes, thickness of the layer
being compacted, and certain soil properties. In areas where the size of the excavation
restricts the use of heavy equipment, smaller equipment can be used, but the soil must be
placed in thin enough layers to achieve the required relative compaction.
Temporary Excavations and Temporary/Permanent Slopes
We anticipate that excavations for the building construction will be about 3 feet. However,
excavations up to about 7 and 8 feet may be needed for the utility construction. In general,
we anticipate excavations to encounter loose to medium dense fill and dense glacial till.
All temporary excavations should be performed in accordance with Part N of WAC
(Washington Administrative Code) 296-155. The contractor is responsible for maintaining
safe excavation slopes and/or shoring. Excavations more than 4 feet deep should be
properly shored or sloped. For planning purposes, it is our opinion that temporary
excavations may be sloped as steep as IH: IV in the fill and Y,H: I V or flatter in the till.
14-05216204 - 1 14th Ave SE Rpt 7 PanGEO, Inc.
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Proposed Short Plat and Development: 16204 -114'h Avenue SE, Renton, WA
June 24,2014
The temporary excavations and cut slopes should be re-evaluated in the field during
construction based on actual observed soil conditions, and may need to be flattered in the
wet reasons. The cut slopes should be covered with plastic sheets in the raining season. We
also recommend that heavy construction equipment, building materials, excavated soil, and
vehicular traffic should not be allowed within a distance equal to 1/3 the slope height from
the top of any excavation.
Permanent cut and fill slopes should be graded no steeper than 2H: IV. Erosion control
measures such as erosion-control mats and/or vegetation's should be applied to the
permanent slopes as soon as feasible.
Construction Dewatering
Because perched groundwater seepage was encountered at I to 5 feet below the existing
grade in the test pits during our field exploration, the contractor should be prepared to
provide construction dewatering systems in the wet season. Based on our understanding of
the project and site conditions, we anticipate that a conventional dewatering system
consisting of sumps and pumps will be adequate to dewater the temporary excavation.
SEISMIC DESIGN PARAMETERS
The Table I below provides seismic design parameters for the site that are in conformance
with the 2012 edition of the International Building Code (IBC), which specifies a design
earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475
years). The spectral response accelerations were obtained from the USGS Earthquake
Hazards Program's Seismic Design Maps and Tools website for the project latitude and
longitude.
Table 1 -Summary Seismic Design Parameters per 2012 IBC
Spectral Spectral Design Spectral
Acceleration at Acceleration Site Coefficients Response
Site Class 0.2 sec. (g) at 1.0 sec. (g) Parameters
Ss S, F, Fv SDS SOl
D 1.402 0.523 1.0 1.50 0.935 0.523
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Proposed Short Plat and Development: 16204 -114'h Avenue SE, Renton, W A
June 24, 2014
BUILDING FOUNDATIONS
Foundation Type and AUowable Bearing Pressure
Based on the subsurface conditions encountered at the site and our understanding of the
project development, it is our opinion that the proposed single-family buildings may be
supported on conventional spread and continuous footings bearing on the native till and/or
on newly placed structural fill on native till. Any topsoil/fill below the footings should be
over-excavated and backfilled with compacted structural fill. We anticipate that over-
excavation on the order of 1 to 2 feet may be needed in some areas to reach bearing soil.
We recommend that an allowable soil bearing pressure of 2,500 pounds per square feet (pst)
be used for sizing the footings. The recommended allowable bearing pressure is for dead
plus live loads. For allowable stress design, the recommended bearing pressure may be
increased by one-third for transient loading, such as wind or seismic forces. Continuous and
individual spread footings should have minimum widths of 18 and 24 inches, respectively.
Footing Embedment
Exterior footings should be placed at a minimum depth of 18 inches below final exterior
grade. Interior spread foundations should be placed at a minimum depth of 12 inches below
the top of slab.
Foundation Performance
Footings designed and constructed in accordance with the above recommendations should
experience total settlement of less than one inch and differential settlement of less than Y2
inch. Most of the anticipated settlement should occur during construction as dead loads are
applied.
Lateral Resistance
Lateral loads on the structures may be resisted by passive earth pressure developed against
the embedded faces of the foundation system and by frictional resistance between the
bottom of the foundation and the supporting sub grade soils. For footings bearing on the
dense native soil or compacted sand/structural fill, a frictional coefficient of 0.35 may be
used to evaluate sliding resistance developed between the concrete and the compacted
subgrade soil. Passive soil resistance may be calculated using an equivalent fluid weight of
14-052 16204 -114th Ave SE Rpt 9 PanGEO, Inc.
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Proposed Short Plat and Development: 16204 -114'h Avenue SE, Renton, W A
June 24, 2014
300 pcf, assuming properly compacted structural fill will be placed against the footings.
The above values include a factor of safety of 1.5. Unless covered by pavements or slabs,
the passive resistance in the upper 12 inches of soil should be neglected.
Perimeter Footing Drains
Footing drains should be installed around the perimeter of the buildings, at or just below the
invert of the footings. Under no circumstances should roof downspout drain lines be con-
nected to the footing drain systems. Roof downspouts must be separately tightlined to
appropriate discharge locations. Clean outs should be installed at strategic locations to allow
for periodic maintenance of the footing drain and downspout tightline systems.
Footing Excavation and Subgrade Preparation
All footing excavations should be trimmed neat and footing subgrades should be carefully
prepared. Any loose or softened soil should be removed from the footing excavations. The
footing sub grade may need to be recompacted to a dense, unyielding condition using a
jumping jack or other heavy compaction equipment, prior to form setting and rebar
placement. The adequacy of footing subgrade should be verified by a representative of
PanGEO, prior to placing forms or rebar. If the on-site native sandy soil is still loose and
yielding after re-compaction, they should be over-excavated to expose the bearing soil. The
over-excavation should be backfilled with compacted structural fill or lean-mix concrete.
The over-excavation width should extend at least one-half the over-excavation depth beyond
the edge offooting.
CONCRETE SLAB ON GRADE FLOORS
Concrete slab-on-grade floors may be used for the project and should be supported on on-
site silty sand compacted to a firm and unyielding condition or on newly placed structural
fill. Any loose/soft soil at the slab sub grade level should be over-excavated to expose
firm/dense soil and backfilled with compacted structural fill.
Slab-on-grade floors should be underlain by a capillary break consisting of at least of 4
inches of %-inch, clean crushed rock (less than 3 percent fines) compacted to a firm and
unyielding condition. The capillary break should be placed on subgrade that has been
compacted to a dense and unyielding condition. A 10-mil polyethylene vapor barrier should
14-052 16204 -114th Ave SE Rpt 10 PanGEO, Inc.
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Proposed Short Plat and Development: 16204 -I 1 4th Avenue SE, Renton, W A
June 24,2014
also be placed directly below the slab. We also recommend that control joints be
incorporated into the floor slab to control cracking.
Underslab Drains -Based on our test pits at the site, perched groundwater seepage may be
present near the proposed finished floor elevations. As such, we recommend installing an
under-slab drainage system below the slab-on-grade floor. The under-slab drainage system
should consist of 4-inch diameter perforated drainpipes placed in narrow (one foot or less),
approximately 18-inch deep trenches (measured from the bottom of slab) spaced no more
than about 20 feet apart. The under-slab drain trenches should be backfilled with clean,
free-draining 3/8 inch minus pea gravel. Water collected in these drainpipes should be
discharged to an appropriate outlet.
CONCRETE RETAINING AND BASEMENT WALLS
Retaining and basement walls, if needed, should be properly designed to resist the lateral
earth pressures exerted by the soils behind the wall. Proper drainage provisions should also
be provided behind the walls to intercept and remove groundwater that may be present
behind the wall. Our geotechnical recommendations for the design and construction of the
retaining/basement walls are presented below.
Lateral Earth Pressures
Concrete cantilever walls should be designed for an equivalent fluid pressure of 35 pef for
level backfills behind the walls assuming the walls are free to rotate. If walls are to be
restrained at the top from free movement, such as basement walls, equivalent fluid pressures
of 45 pcf should be used for level backfills behind the walls. Walls with a maximum 2H: I V
backslope should be designed for an active and at rest earth pressure of 45 and 55 pef,
respectively.
Permanent walls should be designed for an additional uniform lateral pressure of 7H psf for
seismic loading, where H corresponds to the buried depth of the wall. The recommended
lateral pressures assume that the backfill behind the wall consists of a free draining and
properly compacted fill with adequate drainage provisions.
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Proposed Short Plat and Development: 16204 -1 14th Avenue SE, Renton, W A
June 24, 2014
Surcharge
Surcharge loads, where present, should also be included in the design of retaining walls. We
recommend that a lateral load coefficient of 0.3 be used to compute the lateral pressure on
the wall face resulting from surcharge loads located within a horizontal distance of one-half
wall height.
Lateral Resistance
Lateral forces from seismic loading and unbalanced lateral earth pressures may be resisted
by a combination of passive earth pressures acting against the embedded portions of the
foundations and by friction acting on the base of the foundations. Passive resistance values
may be determined using an equivalent fluid weigbt of 300 pcf. This value includes a factor
of safety of 1.5, assuming the footing is poured against dense native sand, re-compacted on-
site sandy soil or properly compacted structural fill adjacent to the sides of footing. A
friction coefficient of 0.35 may be used to determine the frictional resistance at the base of
the footings. The coefficient includes a factor safety of 1.5.
Wall Drainage
Provisions for wall drainage should consist of a 4-inch diameter perforated drainpipe behind
and at the base of the wall footings, embedded in 12 to 18 inches of clean crushed rock and
pea gravel wrapped with a layer of filter fabric. A minimum 18-inch wide zone of free
draining granular soils (i.e. pea gravel or washed rock) is recommended to be placed
adjacent to the wall for the full heigbt of the wall. Alternatively, a composite drainage
material, such as Miradrain 6000, may be used in lieu of the clean crushed rock or pea
gravel. The drainpipe at the base of the wall should be graded to direct water to a suitable
outlet.
The exterior of all basement walls should be protected with a damp proofing compound.
We also recommend the designers consider utilizing a waterproofing material, such as
prefabricated clay mats, on the exterior of all below grade walls to reduce the potential for
moisture intrusion into the below-grade portion of the building.
Wall Backfill
In our opinion, the relatively clean on-site sandy soil may be re-used as wall backfill.
Imported wall backfill, if needed, should consist of granular material, such as WSDOT
14-05216204 -114th Ave SE Rpt 12 PanGEO, Inc.
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Gravel Borrow or approved equivalent. In areas where the space is limited between the wall
and the face of excavation, pea gravel or clean crushed rock may be used as backfill without
compaction.
Wall backfill should be moisture conditioned to within about 3 percent of optimum moisture
content, placed in loose, horizontal lifts less than 8 inches in thickness, and systematically
compacted to a dense and relatively unyielding condition and to at least 95 percent of the
maximum dry density, as determined using test method ASTM D 1557. Within 5 feet of the
wall, the backfill should be compacted with hand-operated equipment to at least 90 percent
of the maximum dry density.
WET WEATHER EARTHWORK
In our opinion, the proposed site construction may be accomplished during wet weather
(such as in winter) without adversely affecting the site stability. However, earthwork
construction performed during the drier summer months likely will be more economical.
Winter construction will require the implementation of best management erosion and
sedimentation control practices to reduce the chance of off-site sediment transport. Some of
the site soils contain a high percentage of fines and are moisture sensitive. Any footing
subgrade soils that become softened either by disturbance or rainfall should be removed and
replaced with structural fill, Controlled Density Fill (CD F), or lean-mix concrete. General
recommendations relative to earthwork performed in wet conditions are presented below:
• Site stripping, excavation and subgrade preparation should be followed promptly by
the placement and compaction of clean structural fill or CDF;
• The size and type of construction equipment used may have to be limited to prevent
soil disturbance;
• The ground surface within the construction area should be graded to promote run-off
of surface water and to prevent the ponding of water;
• Geotextile silt fences should be strategically located to control erosion and the
movement of soil;
• Structural fill should consist of less than 5% fines; and
• Excavation slopes should be covered with plastic sheets.
14-052 16204 -114th Ave SE Rpt \3 PanGEO, Inc.
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Proposed Short Plat and Development: 16204 - 1 1 4th Avenue SE, Renton, W A
June 24, 2014
SURFACE DRAINAGE AND EROSION CONSIDERATIONS
Surface runoff can be controlled during construction by careful grading practices.
Typically, this includes the construction of shallow, upgrade perimeter ditches or low
earthen berms in conjunction with silt fences to collect runoff and prevent water from
entering excavations or to prevent runoff from the construction area from leaving the
immediate work site. Temporary erosion control may require the use of hay bales on the
downhill side of the project to prevent water from leaving the site and potential stonn water
detention to trap sand and silt before the water is discharged to a suitable outlet.
Permanent control of surface water should be incorporated in the final grading design.
Adequate surface gradients and drainage systems should be incorporated into the design
such that surface runoff is directed away from structures. Potential problems associated
with erosion may also be reduced by establishing vegetation within disturbed areas
immediately following grading operations. Water form roof drains should be properly
collected and discharged.
ADDITIONAL SERVICES
To confirm that our recommendations are properly incorporated into the design and
construction of the proposed project, PanGEO should be retained to conduct a review of the
final project plans and specifications, and to monitor the construction of geotechnical
elements. The City of Renton, as part of the permitting process, will also require
geotechnical construction inspection services. PanGEO can provide you a cost estimate for
construction monitoring services at a later date.
We anticipate that the following additional services will be required:
• Review final project plans and specifications
Monitor excavations and site stability
• Verify adequacy offoundation bearing
• Verify subsurface drainage installation (i.e. footing drains)
Verify structural fill compaction
Review of erosion control measures during construction
• Other consultation as may be required during construction
14-05216204 -I 14th Ave SE Rpt 14 PanGEO, Inc.
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June 24, 2014
Modifications to our recommendations presented in this report may be necessary, based on
the actual conditions encountered during construction.
CLOSURE
We have prepared this report for use by Limelite Development and the project design team.
Recommendations contained in this report are based on a site reconnaissance, a subsurface
exploration program, a review of pertinent subsurface information, and our understanding of
the project. The study was performed using a mutually agreed-upon scope of work.
Variations in soil conditions may exist at locations away from the explorations. The nature
and extent of the soil variations may not be evident until construction occurs. If any soil
conditions are encountered at the site that are different from those described in this report,
we should be immediately notified to review the applicability of our recommendations.
Additionally, we should also be notified to review the applicability of our recommendations
if there are any changes in the project scope.
The scope of our work does not include services related to construction safety precautions.
Our recommendations are not intended to direct the contractors' methods, techniques,
sequences or procedures, except as specifically described in our report for consideration in
design. Additionally, the scope of our work specifically excludes the assessment of site
environmental characteristics, particularly those involving hazardous substances. We are
not mold consultants nor are our recommendations to be interpreted as being preventative of
mold development. A mold specialist should be consulted for all mold-related issues.
This report has been prepared for planning and design purposes for specific application to
the proposed project in accordance with the generally accepted standards oflocal practice at
the time this report was written. No warranty, express or implied, is made.
This report may be used only by the client and for the purposes stated, within a reasonable
time from its issuance. Land use, site conditions (both off and on-site), or other factors
including advances in our understanding of applied science, may change over time and
could materially affect our findings. Therefore, this report should not be relied upon after 24
months from its issuance. PanGEO should be notified if the project is delayed by more than
24 months from the date of this report so that we may review the applicability of our
conclusions considering the time lapse.
14-052 16204 -114th Ave SE Rpt 15 PanG EO, Inc.
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Proposed Short Plat and Development: 16204 -I 14th Avenue SE, Renton, W A
June 24, 2014
It is the client's responsibility to see that all parties to this project, including the designer,
contractor, subcontractors, etc., are made aware of this report in its entirety. The use of
infonnation contained in this report for bidding purposes should be done at the contractor's
option and risk. Any party other than the client who wishes to use this report shall notify
PanGEO of such intended use and for pennission to copy this report. Based on the intended
use of the report, PanGEO may require that additional work be perfonned and that an
updated report be reissued. Noncompliance with any of these requirements will release
PanGEO from any liability resulting from the use this report.
Please call ifthere are any questions on this report.
Sincerely,
Michael H. Xue, P.E. Siew L. Tan, P.E.
Senior Geotechnical Engineer Principal Geotechnical Engineer
Enclosures:
Figure I
Figure 2
Appendix A:
Figure A-I
Vicinity Map
Site and Exploration Plan
Summary Test Pit Logs
Figures A-2 thru A-6
Tenns and Symbols for Boring and Test Pit Logs
Logs of Test Pits TP-l through TP-5
14-052 16204 -114th Ave SE Rpt 16 PanGEO, Inc.
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Proposed Short Plat and Development: 16204 -I 14th Avenue SE, Renton, WA
June 24, 2014
REFERENCES
Booth, D. 8., Troost, K. A., and Wisher, A. P., 2007, The Geologic Map of King County,
Washington: scale 1:100,000.
City of Renton, 2012; Sensitive Area Map: City of Renton.
International Code Council, 2012, International Building Code (IBC).
Schasse, Henry W.; Koler, M. Lorraine; Eberle, Nancy A.; Christie, Rebecca A., 1994; The
Washington State coal mine map collection--A catalog, index, and user's guide:
Washington Division of Geology and Earth Resources Open File Report 94-7, 109 p.
WSDOT, 2014, Standard Specifications for Road, Bridges, and Municipal Construction.
14-05216204 -114th Ave SE Rpt 17 PanG EO, Inc.
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VICINITY MAP Proposed Short Plat
and Development
16204· 114th Ave SE
Renton, WA Project No. Figure No
14-052
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Drawing based on Site Survey by GeoDimentions, dated Jan 20, 2014.
Proposed Short Plat
and Development
16204-114thAve SE
Renton, Washington
SITE AND EXPLORATION PLAN
IP'OIectNo , .. " IF-~ur,," r-.o
APPENDIX A
SUMMARY TEST PIT LOGS
RELATIVE DENSITY I CONSISTENCY
SAN I GRAVEL SI LAY
: SPT : Approx. Relative : : SPT Approx. Undrained Shear Density j Novalues ~ Density(%) l Consistency ! N·values Strength Ipsij
Very Loose : <4 : <15 ! Very Soft ~ <2 <25()
Loo .. 41010 15·35 Soft 2104 25()·500
Mad. Dense 10t030 35·65 Me.tStiff 4108 SOD ·1000
Dense 30 to 5() 65·85 i S~ 81015 1000·2000
Very Dense >5() i 85·100 Very Stiff ~ 151030 2000·4000
i Hard >30 : >4000
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP DESCRIPTIONS
: l.... GW: WelI1Iraded GRAVEL Gravel . GRAVEL «5% Hne.) M ..... ; ..................................................... .
5~~r.~i~,: .... ~~~E·~·(~;~~·~=; ...... ·I :~~l::i2F:]~~~~::::::::::::::::::::::::::::
· .. ·· .... ·· .. · .. ·· .... ·· .... ··· .... 1··· .... ·········· .. · .. ·· .... ······ @r :~t:~~~1.~~.~:~~.~:::::::::::::::·.::::::::::::::::
=~~rmO .. oflht...... : SAND «5% Hn •• ) SP: PoorIY1I rad ,dSAND
=.r.uyml~I:"(-";'~) !.................................. ·.·.s.;".·.·.~·.·.S.·.lity.·.·.·.5AN ...... ·D.·.·.·.·.·.·.·.· .................................................................. .
.. ~:~~.~.~~~.~~~:~ ............. j ..... ~~.I~~~.~:~.......... SC ~ Clayay SAND ··iiLT·Siii .... ·· .. · .. ···· .... ·· .... ·· .. · .. ·· ...... ··· .. · ..... : ..................................................... .
CL: Lean CLAY ............................................................. ~ Uquld Umlt < SO
SIHandCIIY === OL: OrSlnlcSILTorCLAY
5G%ormorepaulngl2OOs..,. ; •••••••••••••.•••••••••••••••••••• -·MHtE~ti~·siL;:··· .. ········· .. ·······················
~ Liquid Lim~ > 5() ·ciirj,:.i·CLAY ................ · .............. · .... · .... · ..... : ..................................................... .
. . O.~ 1. ~rga~l~ ~ILT. or.C.LA.Y ........................... .
Highly Organic Soils u PT ~ PEAT
Notes: ~od~~~~~~~~~I~~:G~~n~~~s(~S~)~W~~I==fa~~e~i:ss:hu:~~tem
conducted (as noted in the wOther Tests" column), unit descnptiOllS may Include a classifiCation. Please refer to the
discussions in the report text for a more complete description of the subsurface conditions.
&th~~~~~c=~~ste:h~~:I~r~~~~~~~~n~i~I~~~~ ~~I :xs=~~ ~~~~~~~m~~~sma1erials.
DESCRIPTIONS OF SOIL STRUCTURES
Layered: ~~~~~~e~~ d~~~9J~r~~tsb~~~ a~':~ow
laminated: la~ers of soil typicall~ 0.05 to 1mm thick, max. 1 em
Lens: La~er of soil that pinches out laterally
InteriaYlred: A1tematinglayers of differing soil malerial
Pocket: Erratic, diSCOlltinuous deposit of limited extent
Homogeneous: Soil with uniform color and composition throughout
Fissured; Breaks along defined planes
Slickensided: Fracture planes that are polished or glossy
Blocky: Angular soil lumps that resist breakdown
Disrupted: Soil that is broken and mixed
Scattered: Less than one per foot
Numerous: More than one per foot
BeN: ~~= ~ing plane and a plane
COMPONENT DEFINITIONS
COMPONENT SIZE I SIEVE RANGE COMPONENT SIZE I SIEVE RANGE
Boulder: ~ > 12 inches
Cobbtoa: 3 to 12 inches
Gravel
Coaru Gravel: 3 to 314 inches
Fine Gravel: \ 314 inches to #4 sieve
Sand
eoarseSand: #4 to#10 sieve (4.5 to 2.0 mm)
Medium Sand: #10 to #40 sieve (2.0 10 0.42 mm)
Fine Sand: #40 to #200 sieve (0.42 10 0.074 mm)
sin l 0.074100.002 mm
Clay i <O.002mm
Terms and Symbols for
Boring and Test Pit Logs
TEST SYMBOLS
for In Situ and Laboratory Tests
listed in "other Tests" column.
An Atterberg Limit Tesl
Comp Compaction Tests
Con Consolidation
DD Dry Density
DS Direct Shear
%F Fines Content
GS Grain Size
Perm Permeability
pp Pocket Penetrometer
R R-value
SG SpecfficGravity
TV TONane
TXC Triaxial Compression
UCC Unconfined Compression
SYMBOLS
Samplelln Situ test typea and intervals
fVl 2·ineh OD S~~ Spoon. SPT
~ (14Q.lb. hammer, 30" drop)
~ 3.25-inch 00 Spilt Spoon
~ (3OQ.Ib hammer. 30" drop)
IJ Non-standard penetration
[J test (see boring log for details) I Thin wall (Shelby) lube
~ Grab
[] Rockcc ..
m Vane Shear
MONITORING WELL
~ Groundwater Level at
y. S1a~~~udtJ~I~~~J.1
I;,i~~~~
Slough
Bottom of Boring
MOISTURE CONTENT
Dry Dusty. dry 10 the touch
Moist Damp but no visible water
Wei Visible free water
Figure A·1
Test Pit No.1
Approximate ground surface elevation (feet): 480
Surface Conditions: Sod
Location: NW
0-2
2-7
7-8
Plate 1 below shows TP-l at
approximately 8-feet in depth
Tp·2 was terminated approximately 8 feet below ground surface.
Perched groundwater was observed at 2 feet at the time ofthe excavation.
14·05216204· 114th Ave SE Rpt A-2 PanGEO, Inc.
Test Pit No.2
Approximate ground surface elevation (feet): 481
Surface Conditions: Sod
Depth eft) Material Description
0-5 6 to 8 inches of sod over loose to medium dense, moist, dark brown,
silty SAND/sandy SILT (SMlML); gravel and occasional organics
(Topsoil/Fill)
-Moderate to heavy groundwater seepage at 1'h to 5 feet (perched
oundwater
5-8 Medium dense to dense, moist to wet, tan-gray, gravelly silty SAND
(SM); top of unit is weathered, iron oxide stained (Till-Like Deposits)
-At 7 feet, inter-beds of coal and till-like soil
Plate 2 below shows TP-2 at approximately 8-feet in depth.
Moderate caving was observed from
around I 'h to 5 feet.
TP-2 was terminated approximately 8 feet below ground surface.
Perched groundwater was observed from l'h to 5 feet at the time of the excavation.
14-05216204 -114th Ave SE Rpt A-3 PanGEO, Inc.
Test Pit No.3
Approximate ground surface elevation (feet): 481
Surface Conditions: Sod
Location: South
Depth (ft)
0-3
3-7
approximately 7-feet in depth.
Moderate caving was observed
from around I Y2 to 3 feet.
TP-3 was terminated
approximately 7 feet below
ground surface.
Perched groundwater was
observed from I to 3 feet at the
time of the excavation.
14-05216204 -114th Ave SF Rpt A-4
t;>;<
~, .
i::. .'-...
PanGEO, Inc.
Test Pit No.4
Approximate ground surface elevation (feet): 48112
Surface Conditions: Sod
Depth (ft) Material Description
0-1 8 inches of sod over loose to medium dense, moist, dark brown, silty
SAND/sandy SILT (SMIML); gravel and occasional organics
To soil/Fill
1-8 Medium dense to dense, moist to wet, tan-gray, gravelly silty SAND
(SM); top of unit is weathered, iron oxide stained, with wet sand seams
( Till-Like Deposits)
-Groundwater seepage at I to 3 feet (perched groundwater)
-From 4 to 8 feet, inter-beds of coal and till-like soil
Plate 4 below shows TP-4 at approximately 8-feet in depth.
Plate 5 below shows coal excavated at around 6-feet in depth.
TP-4 was terminated approximately
8 feet below ground surface.
Perched groundwater was observed
from I to 3 feet at the time of the
excavation.
14-052 16204 -1141h Ave SE Rpl A-5 PanGEO, Inc.
Test Pit No.5
Approximate ground surface elevation (feet): 480
Surface Conditions: Sod
Location: SW
Depth eft) Material Description
0-1 12 inches of loose, moist, gray-brown silty SAND (SM); occasional
gravel and organics (Topsoil)
-Moderate to heavy groundwater seepage at I to 3 feet (perched
groundwater)
-To the south of the test pit, an area drain was observed at a depth of
around 3 feet
1-7Y> Medium dense to dense, moist, tan-gray, gravelly silty SAND (SM);
to of unit is weathered, iron oxide stained Till-Like De osits
Plate 6 below shows TP-3 at approximately 7-feet in depth.
Moderate caving was observed from
around I to 3 feet on south side of
excavation.
TP-5 was terminated approximately
7Y> feet below ground surface.
Perched groundwater was observed
from 1 to 3 feet at the time of the
excavation.
Date of Test Pit excavations: March 19,2014
Test Pits Logged by: NER
14·052 16204· 114th Ave SE Rpt A-6 PanGEO, Inc.
'.
-,-------------------------------------------------------------------------------
First American Title
1. (WA) Commitment 1
~·I First American
FIrst American TItle Insurance CtHn/Mny
818 Stewart St, Ste 800
Seattle, WA 98101
Phn -(206)728-0400 (800)826-7718
Fax •
King County Title Team
818 Stewart St, Ste. 800, Seattle, WA 98101
Fax No. (866) 904-2177
Fax No. (866) 561-3729
EMAIL: TITLEKlNGWA@firstam.com
Pat Fullerton (206) 615-3055
Peter Child (206) 336-0726
To: Heaton Dainard LLC
14508 NE 20th ST STE 200
Bellevue, WA 98007
Attn: John Whitney
Kelly Cornwall (206) 336-0725
Curtis Goodman (206) 615-3069
Municipality TItle OffICer
Jennifer salas (206) 615-3011
Kathy Turner (206) 336-0724
File No.: 4209-2287244
Your Ref No.: 16204 114th AVE SE
Re: Property Address: 16204 114th AVE SE, Renton, WA 98055
AUll 1 2 2014
FIfSt American Title
First American Title
First American Title
Form No. 1068·2
ALTA Plain Language Commibnent
COMMITMENT FOR TlTlE INSURANCE
Issued by
Commitment No : 4209-2287244
page 2 of 10
FIRST AMERICAN TITLE INSURANCE COMPANY
Agreement to Issue Policy
We agree to issue a policy to you according to the tenms 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-1.
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.
Pat Fullerton, TItle Officer
Rrst American rifle
First American Title
First American Title
Form No. 1068-2
ALTA Plain Language Commitment
Commitment No.: 4209-2287244
Page 3 of 10
SCHEDULE A
1. Commitment Date: July 10, 2014 at 7:30 A.M.
2. Policy or Policies to be issued: AMOUNT PREMIUM TAX
Homeowner's Rate
Eagle Owner's Policy
Proposed Insured:
$ To Follow To Follow $ To Follow
To Follow
3. (A) The estate or interest in the land described in this Commitment is:
Fee Simple
(6) Title to said estate or interest at the date hereof is vested in:
VIRTUOSO VENTURES 6, LLC, A WASHINGTON llMITED llA6IUTY 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.
First American TiUe
First American Title
" First American Title
Form No. 1068-2
ALTA Plain Language Commibnent
The following requirements must be met:
SCHEDULE B
SECTION I
REQUIREMENTS
Commitment No : 4209-2287244
Page 4 of 10
(A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured.
(6) 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 Item(s):
(F) Other:
(G) You must give us the following infonmation:
PART ONE:
1. Any off record leases, surveys, etc.
2. Statement(s) of Identity, all parties.
3. Other:
SCHEDULE B
SECTION II
GENERAL EXCEPTIONS
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.
6. 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; (6) 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), (6) 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.
first American TtI:/e
First American Title
First American Title
Form No. 1068~2
ALTA Plain language Commitment
PART TWO:
SCHEDULE B
SECTION II
EXCEPTIONS
Commitment No . 42Q9.2287244
Page sot 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. Uen 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: 2128
2. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 008800028006
Amount Billed:
Amount Paid:
Amount Due:
Assessed Land Value:
Assessed Improvement Value:
Amount Billed:
Amount Paid:
Amount Due:
Assessed Land Value:
Assessed Improvement Value:
1st Half
$ 1,561.18
$ 1,561.18
$ 0.00
$ 135,000.00
$ 78,000.00
2nd Half
$ 1,561.18
$ 0.00
$
$
$
1,561.18
135,000.00
78,000.00
3. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Virtuoso Ventures 6, LLC, a Washington limited liability
company
Grantee/Beneficiary: Dcquin Financial LLC, a Washington limited liability company
Trustee: A & F Trustee ServiCes, Inc.
Amount: $160,000.00
Recorded: January 31, 2014
Recording Information: 20140131001307
4. Terms, conditions, provisions and stipulations of the Operating Agreement of Virtuoso
Ventures 6, LLC. According to said Agreement dated September 17, 2013 and amended
Deoember 2, 2013, by Will Heaton, Member of Reliance Holdings, LLC, and Jimmy Dainard, as
Managers of Razor Investments, liC, is/are the manager(s) thereof. Any amendments to said
Agreement must be submitted. Any conveyance or encumbrance of the property must be
executed by said manager(s) as provided for therein, subject to said amendments, if any.
First American Title
First American Title
Fonn No. 1068-2
ALTA Plain Language Commitment
5. Easement, including terms and provisions contained therein:
Recorded: March 22, 1945
Recording Information: 3457064
Commitment No. 4209-2287244
Page Got 10
In Favor Of: Puget Sound Energy, Inc., a Washington corporation
For: Electric transmission and/or distribution system
6. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary
discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat Akers Farm No.
6 re<:orded in Volume 42 of Plats, Page(s) 15.
7. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the
face of the Survey recorded under Recording No. 8206109004.
8. The terms and provisions contained in the document entitled "Resolution Establishing
Late<:omers COSts"
Recorded: October 18, 1985
Re<:ording No.: 8510180867
9. The terms and provisions contained in the document entitled "Resolution 2470"
Re<:orded: November 4, 1988
Re<:ording No.: 8811040726
First American Title
First American Title
First American Title
Form No. 1068-2
ALTA Plain Language Commibnent
INFORMATIONAL NOTES
Commibnent No: 4209-2287244
paqe 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 hereto is done so as a courtesy only and is not part of any title commitment
or policy. It is furnished solely for the purpose of assisting in locating the premises and First
American expressly disclaims any liability which may result from reliance made upon it.
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.
PTN LOT 6, BLOCK 4, AKER'S FARM NO.6, VOL. 42, P. 15, KING COUNTY
APN: 008800028006
E. The following deeds affecting the property herein described have been recorded within 36
months of the effective date of this commitment: 20131206000745 (Rerecorded under
Recording No. 20140123000717)
Property Address: 16204 114th AVE SE, Renton, WA 98055
NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on
Schedule 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.
First American Title
First American Title
First American Title
Form No. 1068-2
ALTA Plain language Commitment
CONDmONS
1. DEFINmONS
(a)"Mortgage" means mortgage, deed of trust or other security instrument.
Commitment No. 4209-2287244
Page Sof 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 (c) 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 daim, 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: Virtuoso Ventures 6, LLC
First American Title
First American Title
Form No. 1068-2
ALTA Plain language Commibnent
~ I First American
.~ I FirstAmerir:JJnntle _ ..........
We Are Committed to .safeguardl", CuItomer Information
Commitment No : 42:09-2287244
Page 9 of 10
First American T1~ InSunmaJ ClNnpimy
818 Stewart St, Ste BOO
Seattle, WA 98101
Phn • (206)728-0400 (800)826-n18
Fax -
In order to better serve your needs now and In the future, we may ask you to proyide LiS with cel'1:2lln IllI'omlatJon. We understand that you may be contemed about what we WI. do II/itt'I such
1I1~ -particJJlarty any personal or financial information. We agree that you have a right to know !'low we wi' utilize the per30Ml informilbon '/00 provide to us. ~, together wth our
subsidiaries we hiNe adopted this Privacv PolICy to govern the use and handRnll of your peBOnaI information.
AppIlcallilltty
ThIS PrivKy Polley governs OI¥ use of the information tfIat you J)I'"OYIde:to us.lt does not ~em the manner irl ..... hCh we may use IIlftJrmatlxl we have obtiIIrI«I from any other source. such lIS
inronnationobtainedfromapubllCreaxdorfrom;snotherpe!'SOllorenl;ity.FirstArnericanhasalsoadopted~9Uidellnesthat90\Oemouru~c(personallnfom1ationl"e9'lrdle5softts5OUrceo
Rrst.l.rnericanClllIsthesegu!delllleSitsFairlnforn'lalJonValies.
,.."... ..............
Depending upoll which afoor services vou ~!eutdizlng, thetype$ of IlCIf1)l.OIIc personal information that we may coiled: ildJde:
• InfonniItionwerece/'lefromyouon.ppliCations,formsandinothercommunQtionstous,~lnwriting,inpersoo,bytelepl'laneorlnfothermeans;
• InI'ormatIon about your transactions wth us, our affiliated COI1ll!Inles, or others; and
• Information we receiIfe from a consumer reporting agency.
Use oIInfomNItIon
We request information from you for our own legrttmate business p,lrp05e5. and not for the benefit of lJCt'f I'lOIlIIffih;rted party. Therefore, we will not release your mforrnMion to nonaffiliated parties
except: (1) 0!15 nece5$iII'Y for us to provide the product Of servICe you have requested of us; or (2) as permitted by law. We may, however, store 5UCh Infoonation Indefinitely, including the period
after whictl any customer relaDanship has ceased. Such Information may be used for any internal purpose, such illS quality control efforts or customer analysis. We mB)' ~50 prtlYide all of the types of
nonpubllC person;Il Inf<:rnlatlon listed above to oroe or more of our affillate:l comp,mles. SlJch amllated cornpatIIe$ il'ldude fInanoal seMce providers, such as title Insurers, property and casualty
11lSIJret'S, and trust and Investment adviSOlY companies,. or companIeS Involved In real estate services, such as appl'llisill arnpanles, home warranty companies and escrow companies. Fur\:hermofe,
we may also provide aU the InforrnatIonwe collect, as described aboYe. to ~nll!5 that perform marketing serYlCeSon oor behalf, on beh!l1f of our afflll.ated companies ortootheffinanoal
Instttutlons with whom we or oor affiliated companies have JOint marketing agreements.
-"'*"*' EYen ifyooare no longer our rustomer, our PmilKY Policy will continue to.apply to you.
ContIdentIIIIIty MIt 5eau1ty
WeWOI use oor bestetrort:s to eI1sure that no o.mauthorized p.!Irbe5 have ao:ess to any of your information.Werestnc:tao:esstononpublic:persooallnformatiooaOOutyoutothoseildMdll!llsi!l1d
entities who need to know that infonnation to provtde products or services to you, we will use oor best efforts totJ'lllIn and oversee our employees and ilgents to ensure that your Informatlcwl 11,\11 be
handled respol1!iibly and In accordance with this Pnvacy Policy and First Amencan's Fair Information Values, we currently """'ntaln phYSIC.III, electronIC, and procedural safeguards that comply with
federalregulationstoguardyoornonpubicpe!'SQllililnfQrmabQn.
information ObtIined Through Our Web 5th!
First AIMrian Fin;n:i;l1 Corporaboo IS senSitive to privacy Issues on the Internet. We believe It IS Important you know how we treat tile nformabon about you we receive on the Internet.
In general, you can visit First Amencan or Its affIhates' Web sites on the Work! Wide Web without telUng us wOO yoIJ are Dr revealing any Information about yoIJI'SeIf. Our Web servers collect the
domainl1llmes.notthee-malladdresses.ofviSitors.Thislflforrnahonl5aggregMedtomeasurethenumberofvislts.~agetimespentonthesite.page5v1ewedandSimilarinformation.Rrst
AmeriCan uses this Information to measure the use of our SIte ancl to develop Ideas to improve tile content of our w.
There are bmes, however, when we may need Information from you, such lIS your I1!Ime 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 usettJe personal information. Usually, the persooaIlnformationwe collect is used only by us to respond to yourlnquily, proces:san aoder or allow you to~ specific
accountlpmfile inflXmllbon.lf you choose to share¥ly ~I information WIth us, __ wlM only use It In accordance with the poIiOe5outlned above.
1IuaI_lWIIIionddpa
Rrst AmerIcan FinalKial COrporation's site <lnd its affili;Jte5' sites may oontaln links to other Web SItes. While we try to link only to sates that ~re our high 5tandardsand respect for pnvacy, we are
not responsible for the cantent or the pnvacy practlcesemp!oyed by other sites.
"""'* Some of First Ameocan's Web sites may make use ct "cookie" technology to measure sa activity and to customize InformatIon to your personal tastes. A IlXlkJe Is an element of data that a Web site
can send toyoor browser, wtwd1 may Ihen store the cookie on your hard drive.
~tI5e!i stored cookies. The goal of thiS techrdogy is to better seNe you when visiting our site, save you time when you are llere;rd to provldeyoo with a more meaningful and
productiYeWebSiteexperience.
F.llrlnfonnltlonY.~
hI~ We cor'ISIder CDnsumer expectrtIons about their privacy in all oor ~sines5es. We!Xlly offer products and seMces that assure a favorable balance between consumer benefits and consumer "",,,,.
PYbIIc~WebelleW!thatanopenpubilcrecordcreatesSigl'llfiCantvalueforsociely,e1hantesCOflSl.lmercholceandc:reatesCOfl5Umer09portunity.Weactlvely5UpportanopenPIJbIiCrecord
and emphasize Its Importance and COr'Itnbubon to oor economy.
lIM We beeve we should behave responsibly when we use Information about a consumer In our busine$$. We Will r:bef the laWS gcMlming the collection, use and dlssenllnation d data.
Acalray we will take reasonable steps to help assure tile ilttUracy clthe data we collect, use and disseminate. Vv'here po55IbIe, we will2lke reasonable steps to correct Inaccurate Infonnabon.
'MIen, as with the public record, we cannot correct naccurate InformatJon, wewilltilke all reasonable steps to lISSIstconsumers in identifying the source of the erroneous data 50 that the consumer
can secure the required COITf!dlons.
EducatIon We endeavor toeclucatethe users of OUt pro:luct5 and SIeI'VtCeS. our emptoyees and others tn QUflndustJyabout the importance of consumer priv;Jcy. Wewliinstruct our emptoyees on
our fair Informatiorl values and on the respon5IbIe coI~ and use of data. we WUI encourageottlers in our Industry tocolectald use InforrTliltlon jn a responsible manner.
SKurity We will maintain ~ facilities and systemS to protect against unauthorized aa;e!i1$to ~ corruption of ttl(! data we ITIIintaln.
form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American financial Corporatlon)
First American Title
First American Title
Form No. 1068-2
ALTA Plain Language Commitment
Commitment No. 4209-2287244
Page 10 of 10
FIRST AMERICAN TITLE INSURANCE COMPANY
Exhibit "An
Vested Owner: VIRTUOSO VENTURES 6, LLC, A WASHINGTON UMITED UABIL11Y COMPANY
Real property in the County of King, State of Washington, described as follows:
THE NORTH HALF OF LOT 6 IN BLOCK 4 OF AKER'S FARM NO.6, AS PER PLAT RECORDED IN VOLUME
42 OF PLATS, PAGE 15, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE ClTY OF RENTON, COUNTY OF KlNG, STATE OF WASHINGTON.
Tax Parcel Number: 008800028006
Situs Address: 16204 114th AVE SE, Renton, WA 98055
First Amerfc.m Title
First American Title
~II"L ; .. 1 ... I
CD ~.
::! ~ Lot B
I 9
Lot Atg
R
::<
is
! w ~
k,.',
LOT 1
,6950011
, L013
0151
0113
I "1"'
0177
0170
LfoID lNT
0061
.1 ,I
$,E. 162ND ST
0280
0281
LO! 1 LOT'
PAR. 1
0080
",':
i" ,
I I t LOT1 ,j
I· ~§ :1./ I , ~i .. ~ " I
, ~g ,j' I
"h+:' ~,' '., 0243 0140 I I '. . ... -..1.1 __ I ~ 02015.~ .. _ ..
" . ~ ,." :. ~ i I;' ] l: S :,1,:' i' LOT 2
0260 IA
i
0282
• 0261·j:· .. ...:.:;.~L...+_.-,,-:.:.~ __
0242
LOT 1 I
i ',1
,:.1
~ 0203
j
0191 !
0192
1;
. Y I ~ 'I 0200
-:----,---,_010193., i'" . ~ LOT" ~~
0.90 I 0.95 i i ~ . "
0lO' L
S.E. 164TH 8T
0201
0221
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:. '" ~ ',1' i;lo LO'll
.' §§ ." U . I ~1·~22£lj~
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it
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::n
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"'
First American Title
3. Vestin(L01 20131206000745
•
After recording retum to:
Virtuoso Venture 6, LLC
James Dalnard
14508 NE 20th St., Ste 200
Bellevue, WA 98007
II~IIIIIIIIIIIIII
20131206000745
~~~Lf ~ _IIJ 74. lie
12/M/2813 12:115
ICING COUNTY I UA
E2644225
12'"/813 12:92
20131206000745.001
K!~ COUNT'I. 1M 2.853. ee
SAL£ $IC._.IIe PAGE ..... I OF IIel
Reference: 40123954--803--LB3
STATUTORY WARRANTY DEED
THE GRANTOR(S) Bernard LaRosee and Debra LaRosee, husband and wife, for and in
consideration of Ten ($10.00) Oolla .. and other good and valuable consideration in hand paid,
conveys and warrants to Virtuoso Venture 6, LLC, a Washington Limited Liability Company
the following described real estate, situated in the County of King, State of Washington:
THE NORTH HALF OF LOT 6 IN BLOCK 4 OF AKER'S FARM NO.6, AS PER PLAT RECORDED
IN VOLUME 42 OF PLATS, PAGE 15, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Subject to: Those items specifically set forth on Exhibit 'A' attached hereto.
Abbreviated Legal: (Required if full legal not inserted above.) N 1/2 OF LT 6 IN BLK 4 OF AKER'S
FARM NO.6
Tax Parcel Number(s): 0088000280
Statutory Warranty Deed LPB·10·05 (Itr) (1106)
CWTitie
First American Title
First American Title
20131206000745.002
Reference: Statutory Warranty Deed 40123954 803 L83
~ SELLERS:
Bernard LaRose. Debra LaRoselt
State of Washington
Countvof \<., A, 55:
On R!.g-~ ':a.~~Ggff;fR;,2~~ ,before me personallv ;:;~e:~n~wn
to be the individual(s) d scribed in and who executed t!'Lwithin and foregoing Instrument, and
acknowledged that signed the same as ~ 'C: free and voluntary act and
deed for the uses and purpo therein mentioned.
Given under my hand and official seal the day and year last above written.
rlk \ Nrn&x ~ ~~~I.", #"¥.,,SION ;'1!1, 011\
Notary Public i and for the State of = ~'# ",0 T ~ ~ .. '1. ~
Residing at -i (j ,L ~i ~
My Appointment expires: ... ... .... c.t;* ~
\ ~\n"'U8L\C. J f ~ ~J""\Z9_' Ar ,.F(! .i
Page 2 of 3
First American Title
~'l 0 IIIII\\\\\\ ......... ~II{, :: '1"",.~ WAS""\~ ~ ............ .$'
·''''n\\",'''''''oi
LPB 10-05(ltr) (1-06)
First American Title
II
20131206000745.003
Reference: Statutory Warranty Deed 401231154 803 L8]
EXHIBIT A
1. RIGHT TO ENTER THE LAND TO MAKE REPAIRS AND CUT BRUSH AND TREES WHICH
THREATEN OR ENDANGER THE ELECTRIC TRANSMISSION LINE ADJOINING THE LAND, AS
GRANTED IN INSTRUMENT RECORDED UNDER RECORDING NO. 3457064.
2. ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS DR OTHER
SERVITUDES, IF ANY, DISCLOSED BY THE RECORDED PLAT OF AKER'S FARM NO.6
RECORDED UNDER RECORDING NO. 3601131.
THIS POLICY DOES NOT INSURE THAT THE LAND DESCRIBED IN SCHEDULE A IS
BENEFITED BY EASEMENTS, COVENANTS OR OTHER APPURTENANCES SHOWN ON THE
PLAT DR SURVEY TO BENEFIT OR BURDEN REAL PROPERTY OUTSIDE THE BOUNDARIES OF
SAID LAND.
3. RIGHT OF THE PUBLIC TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON THE LAND
HEREIN DESCRIBED IN THE REASONABLE ORIGINAL GRADING OF STREETS, AVENUES,
ALLEYS AND ROADS, AS DEDICATED IN THE PLAT.
4. MAnERS SET FORTH BY SURVEY:
RECORDED:
RECORDING NO.:
JUNE 10, 1982
8206109004
S. RESOLUTION 2470 AND THE TERMS AND CONDITIONS THEREOF:
RECORDED:
RECORDING NO.:
REGARDING:
NOVEMBER 4, 1988
6811040726
RESOLUTION ESTABLISHING A SURCHARGE TO THE NORMAL
GENERAL FACILlTlES MEA CHARGES FOR A PORTION OF THE
UUD 62 AREA
Page 3 of] LPB 1O-05(ltr) (1-06)
First American Title
First American Title
4. Vesting_02_2014 .000717
•
MerrecordlngreturntCI:
Virtuoso VentureS" ILL c..
James Dalnanl
14508 NI! 20th St., St. 200
1lIIllevu_, WA •• 007
Reference: 4QI23954--103--L83
E2644225
ir~ty~2~ ~ .. lUi:&:
STATUTORY WARRANTY DEED
THE GRANTOR(S) Bernard LARosee ..... Deb,. uRa ... , husbMd and Wit., for' and In
con51deration ofTen ($10.00) Dollars and other gOOCl and .... ,uable consideration In MOO paid,
vttl\ures
canveys and warrants to Vlrtuna~, LLC, • Wallington Umlted U.bllity COMpany
1M folowlng deserlbecl real estete, Skuated In the County or KI,.. Stu 01 W .... lngton:
TttE NORTH HALF OF LOT 'IN IM.OCK 4 Of AKER'S FARM NO. i , AS PIER PLAT IIU!COIlDED
IN VOLUME 42 0' PLATS. PAGE 15, RECORDS OF KING COUNTY AUDITOR;
SITUATIE IN THE cnv OP Itt:NTON, COUNTY Oil KING, STATE OF WASHINGTON.
Sub}eCt to: TtJose items specllically set forttl on bhiblt ~A· attached hereto.
Abbreviated lelilal: (Required I' flJllleoal not Inserted above.) N 1/2 OF L T 6 IN 8lJ( 4 OF AKeR'S
FARM NO. 6
Tax PClrcel Number{s): 0088000280
StalLltOry Warranty Deed 1P8·IO-<lS (''') (1/06)
CWTltle
\
E26507~3
11./Z.J/M14 13JI :5 aum, '11::: NGE .... 1. OF eel
First American Title
20140123000717001
First American Title
20140123000717002
Reference: Statutory warrant.,. Deed 40123'" 103 La3
St.leof~
County of \S; r... SS: on/?:.~:i'~g:4=c5,~_"'m ••• ,.,,"ellya."."'d roo Ci,.. Qn< e e to me knOwn
to be thf: Indtvldual(S) S In and who executed t~ln and foregoing Insb'ument, Md
.cknQWtedged that Signed the Ame n '" Ie: 'I'M Ind VOluntary act and
deed for the uses and pu thetl!ln mentioned.
GI •• ~nd'" mv h.nd end oIIIdel .. el tile dev and ve" I,st ebo .. w"_
~\r.irc-&t.. ~
Page 2 013 LPB 10--oS(ltr} (l.()fj)
First American ntle
First American Tide
20140123000717003
Reference; Sl:aMgry Warranty Deed 40123"4 803 LB,
EXHIBIT it
I. RIGHT TO ENTER THE LAND TO MAKE REPAIRS AND CUT BRUSH AND TReES WHICH
THREATEN OR ENDANGER THE ELECTRIC TRANSMISSION LINE ADJOINING THE LAND, AS
GRANTED IN INSTRUMENT RECOROeO UNDER RECORDING NO. 3457064.
2. AU. COVENANTS. CONOmONS, RESTRICTIONS, RESERVATIONS, EASE:MENTS OR OTHER
SERVITUDES, IF ANY. OISCI..OSEO BY THE RECORDED PLAT OF AKER'S fARM NO.6
RECORDED UNDER RECORDING NO. J~1131.
THIS POLICY DOES NOT INSURE THAT THE LAND oescRleeo IN SCHEOU\.E A IS
BENEFITED BY EASEMENTS, COVENANTS OR OTHER APP~TENANCES SHOWN ON THE
PLAT OR SURVEY TO BENfm OR BURDEN REAL. PROPERlY OUTSIDE THE BOUNDARIES OF
SAID LAND,
J. RIGHT OF THE PlJ8l.IC TO MAKE NECESSARY SLOPES fOR CUTS OR FILLS UPON THE lAND
HER.EIN OESCRIBED IN THE REASONABLE ORIGINAL GRADING OF STREETS. AVENUES,
ALU:V$ AND ROADS, AS DEDICATED IN THE PlAT.
4. HATtERS SeT FORTH BY SURVEY:
RECORDED:
RECORDING NO.:
JUNE 10, 1982
82061090CM
S. RESOlUTION 2470 AND THE TERMS ANO COHDmONS THEREOF;
First American Title
ReCORDED; NOVEMBER 4, 1988
RECOROING NO.! 8811040726
ReGARDING: RESOI.UT10N !STABI.lSHIHG A SURotARGE TO THE NORMAL
GENERAl. FACU.mes AAEA CHARGeS FOR A PORTION OF THE
UUD 62 AAeA
Pa;e l of) LP8 10-oS(",) (1-06)
First American Trtle
First American Trtle
STATE OF \\-'-\SHI:\(iTO~}
Coullt~· of King
20140123000711004
ThE' DIl'l"rlor (IrRIE'{'OI'((~ & Lic"ll~in8. l\illl COllnl~·. Stall!!' of
\\'ashmgton ilnd l'xonirio Rt'l'tll'tIN'ofDt>l·{ls and OIhr'r
inHnlllll'nl~, do he'l'l"b,\' r"'l"lif~' Ihe> fon'1!loinj"<"ollY 11/1'; blPt'1l
rom,'iIol'(>(1 \\jlh IhlPodglllAI in"lrum,nt 41,.. thl? ~1t1t' al'llt>lU'S
oliliito ami o(n.·('ord in Inl'o£lirl" and Ihat thE' "amp i,. a trut'
Ittllij){'rfecl mmM'rill1 of :;aid oril[imd ami of tht> whulE' then-of.
\\ Illl(>~~ m\ hand rmd Ofllll,ll ')(.111111" tlA\'
0' JAN 2 12814 "'-
First American Title
5. Exception_03_20140131 001307 -_.~ ____ -. 0:-.,
FIRST AMERICAN 21 q ~'::> 2. 4-
AFTER RECORDING MAIL TO:
Name Cequin Financial LLC
Address 66 S. Hanford Sf STE 300
City/State Seattle, WA 98134
Document Tltle(s):
1. Deed of Trust
Electronically Recorded
20140131001307
CORP SERVICE CO (esC) -INGIro
Page 001 of 006
011311201403:31
KlngCOlIlty,WA
Reference Number(s) of Documents Assigned or released:
Grantor(s):
1. Virtuoso Ventures 6, LLC
2.
1 Additional Information on page of document
Grantee(s):
1. Cequin Flnandal LLC
1 Additional Information on page of document
Trustee:
1. A&F Trustee Services
Abbreviated Legal DescrIption:
P'TN LOT 6, BLOCK 4, AKER'S FARM NO.6, VOL. 42, P. 15, KlNG COUNTY
Tax Pal'()l!l Number(s):
008800-0280-06
J Complete legal description is On page of document
First American Title
20140131001307.001
?S.I){)
First American Title
AFTER RECORDING
PLEASE RETURN TO:
Ocquin Financial LLC
SODO Commerce Building
66 S. Hanford St., Suite 300
Seattle, WA 98134
Document Title: DeedorTrust
Orantore·): Virtuoso Venrures 6, LLC
Grantee::
Tax Parcel Nos.:
OcquiD Financial LLC, a Washington limited liability company
008800-0280-06
SHORT FORM
DEED OF TRUST
20140131001307002
THIS DEED OF TRUST i5 made this 21 ST day of January, 2014 BE1WEEN • Virtuoso Ventures 6, LLC, a
Washington limited liability company, as Grantor, whose addn:ss is 14508 NE 20' STE 200, Bellevue, WA 98007
and A&F Trustee Services, Inc., Trustee, whose addn:ss is 66 S. Hanford St., Suite 300, Seattle, WA 98134, and
Ocquin Financial LLC, a Washington limited liability company, as Beneficiary, whose address is 5000 Commerce
Building,66 S. Hanford St., Suite 300, Seattle, WA 98134.
Grantor hereby irrevocably grants, bargains, sells. and conveys to Trustee in trust, with power of sale, the
following described propeny. situate in the County of King, State of Washington:
THE NORm HALF OF LOT 6 IN BLOCK 4 OF AKER'S FAI\M NO.6, AS PER PLAT RECORDED IN
VOLUME 42 OF PLATS, PAGE 15, RECORDS OF KING COUN1Y AUDITOR;
SnuATE IN THE CITY OF RENTON, COUN1Y OF KING, STATE OF WASHINGTON
TOGETIIER Wl1lf all the tenements, hereditaments, and appurtenances, now or hereafter thereunto
belonging or ill anywise appertaining, and the rents, issues and profits theJwf and all other property or rights of any
kind or nature whatsoever further set forth in the Master Deed of Trust hereinafter ~ferrcd to, SUBJECT,
HOWEVER, to the riih.., power and authority hereinafter giveo to and conferted upon Beneficiary to collect and
apply such rents. issues and profits.
TInS DEED IS FOR 1HE PURPOSE OF SECURING the following:
(a) Payment of the sum of One Hundred Sixty Thousand and 001100 DOLLARS, ($160,000.00). with interest
thc:reon, according to the terms of a promissory note of even date herewith. payable to Beneficiary or order and
made by Grantor and all renewals, modifications or extensions thereof (the said promissory including all renewals,
modiftcations, and extensions thereof may hereafter be referenced as the ''NoteH
).
(b) Payment of any further sums advanced or loaned by Beneficiary to Grantor, or any of its successors or
assign~ if (1) the note or other writing evidencing the future advance or loan specifically states lhat it is secured by
this Deed of Trust or (2) the advance, including costs and expenses incurred by Beneficiary, is made pursuant to this
Deed of Trust or any other documents ~ecutcd by Grantor evidencing, securing or reJaling to the Note and/or the
property securing repayment of the Note, whether executed prior to, contemporaneously with or subsequent to this
Deed of Trust (this Deed of Trust, the Note and such other documents executed by Borrower, including any
construction or other loan agreement, arc hereafter collectively referred. to as the "Loan Documents") together with
interest thereon at the rate set forth in the Note unless otherwise specified in the Loan Documents OJ agreed to in
writing; and
First American Title
First American Title
20140131001307.003
(c) Perfonnance of each agreement, term and condition set forth or incorporated by reference in the Loan
Documents unless perfonnance of such agreement, tenn or condition is specifically provided to not be: secured by
this Deed ofTlU'!.
Notwithstanding the foregoing and the covenants hereafter set forth,. it is expressly agreed and acknowledged that
none of the covenants, representations, or other obligations of Grantor set forth in this Deed of Trust are intmded by
Grantor and Beneficiary to secure or be the substantial equivalent of Obligations of Grantor arising under any the
Hazardous Substance Warranty and Indemnity or other environmental indenmity agreement or provision, including
without limitation any agreement or provision pertaining to hazardous or toxic wastes or substances, and any
reference hereafter to the Loan Documents shall not include any such environmental indemnity agrc:ement or
provision included therein.
Bye.ecutiDa .nd delivering tbls Deod onru .. Ind the Not. M<Ured hereby, the pll1ies .gree that 011
provilloDi 0' Paragfapbs I through 35 IDclUltve of 'he Matter Form Deed of Trull hereinafter referred to,
except Aida JNlrqrapha .. are specificaOy exdllded or modified herein, are bereby incorporated. berein by
rel'...-•• nd _ode on IDtegnI Plrt b.reof for 011 purpoo .. the .... u if lOt f_ bereiu It leoath. IUd the
Grootor ........ y mokeo _ <0_ lad "..-to fUlly perform 011 of _ provisl ..... The Mllller Form
Deed of Trust IbOYe referred to wa. recorded OD tbe twNlty-Oftb (25th) dl,. 01.J0I,., 1968, iD tbe 0fIldal
Reco .... of the offices of the Coaaty Audlton of the foUowI", ..... ades ia Wubiagtoa 10 the book, lad It the
page dtslp.at.ed liter the .. me of eadi CGUnty, to wit:
AUDITOR'S AUDITOR'S
COUNTY BOOK OR VOL. PAGE NO. FlLENO. COUNTY BOOK OR VOL PAGE NO. FILENO.
Adoms 2 of Record. hutto 513-16 '22987 Lew_ 7 of Official Rec. 839·842 lS,62
Asotin Microfilmed Under Auditor's No 101896 LiDooIn 107 ofMonpgcs 776-779 ]]6596 ... "'" 24lofOf'tW;ialRct:. 69SA.c 592931 M .... Reel"" Fnan83S·838 236038
Cb,,," 688ofOfficialR.ec. 1682-168.5 .. , ... "'-t 21 ofMortsaga 517-5151A ""." Clallam 3JS of Official Rcc. 19S·I98 383176 P.-:ific 2IlofOfficilI1lcc, MUS2 55707
CIorl< Aud. MiQrOfibn No. 7028.59·102862 0-.519253 PendOreiJIe 27ofMtp. 8-11 1268.54
Columlria 49 of Deeds 198-201 F-3I1S p""" 12S4ofMrgs. 707-710 nS0799
Cowli1z 747 of Official Re. 234·237 67511,75 SlnJ ... 2SofMtp, .,...., 69282
""",lao 125 ofMortpges 120-123 151893 S",,"" 190fOfrJciaJ.Rcc. .... , 716277
Fmy 280fDmds 413 .... 16 153150 So.-;. 47ofMIgs, 41..-70'97
Fraaldill 11ofOffic:ialRct:. 138-141 3096:J.
s_
233ofOffic:illR.cc. 540-5-4-3 2043S49
Oomdd Microfilmed UDdMAudilofsNo. ,-S......, 14 ofOflicirol Ree. 104S.1051 316267C
0-44 ofRee. Doc. 31.3-376 538241 S ...... l09ofMtp. 394-397 39063S
CifaylIUrbor 210fGcaenl 31-34 20''''' Th ...... 454 ofOfficilil R..;. 731.7)4 78S350 ,-181 of Official Rcc. 710-713 211618 Wlhtiatum 17 ofMor\p&a .9-92 24732
Jdtmoo 4of()ffi(:ilJRcc. 316·319 1968.53 WalIaWaBa 301101 ..... 711-714 .9S'n1
Kml S690ofMtp. 436-439 6382309 -82 of Official Rcc. 855.asa 1047522
"""" 929 ofOfficiaJ be. ...... " .,.,.,. -1 of Misc. 29'-294 382282
Kia:itas 1 J I of Mortpges 361-364 ,.,.., YoIWua 112 ofOflicial Rcc. 147·150 2170SS5
K.I~tIIl 101 ofMortpges 101.110 13109S
A copy of such Master Form Deed of Trust is hereby furnished to the person executing this Deed of Trust
and by executing this Deed of Trust the Grantor acknowledges receipt of such Master Form Deed of Trust.
The Property which is SUbject of this Deed of Trust (which may be referenced in herein and in the Master
Fonn Deed of Trost as the "property"1 is not used principally or primarily for agricultural or fanning purposes.
The undersigned Grantor requc:scs thai a copy of arty Notice of Default and. of any Noticc of Sale hereunder
be mailed to him at the address hereinbefore sa forth.
The Master Fonn Deed of Trost refcn:n<ed helcirutbove is hereby modified as follows:
There is added. to Paragraph I, anew subsection as follows:
First American Title
First American Title
First American Title
20140131001307.004
(e) All permits, pennit applications, site plans, plats, architectural plans, specifications, work
drawings, surveys, engineering reports, tc:sI borings, market surveys and other work product
relating to said property; all materials. supplies and other goods now owned or hereafter acquired,
whenever located, whd:her in the possession of Grantor or any other person, purchased for use in
the construction or furnishing of improvements on said property, together with documents relating
thereto and proceeds thereof; and the name by which the buildings and all other improvements on
said property are commonly known and the continuing right to use such name.
Paragraph 5 is deleted and replaced by the following:
5. Grantor shall psy late cbsrg .. as provided in the Note secured hereby.
The following is added to Paragraph 10:
Unless otherwise agreed or directed in writing, Grantor shall keep all buildings or other
improvements now or hereafter erected on the property described herein and in the Shoo Form Deed of
Trust continuously insured against loss by fire and other hazards, casualties, and contingencies, including
war damage and earthquake in an amount not less than the fun replacement cost of al1 such improvements.
Paragraph 13 is modified as fol1ows:
"ten percent (10%)" is deleted and replaced by "the greater of twelve percent (12%), the 001. me,
or the rate provided in the note in the event of default".
There is added to Paragraph 14 the following:
Grantor shall immediately upon demand pay, with interest as provided in Paragraph 13 hereof, a11
advances, expenditures, costs and expenses incurred by Beneficiary or Trustee in connection with the
exercise of the foregoing rights, including without limitation, those hereinabove identified,. and court costs,
and costs of appraisa1~ consultants, and anorney fees, the repayment of a11 of which shall be secured
hereby.
Psragraph 25{a) is ddeted and replaoed by the following:
(a) defauk by Grantor in the payment of any indebtedness secured hereby or in the performance or
observance of any agreement contained herein or in the Note secured hereby, or default by Grantor in the
performance or payment of any other obligation or indebtedness now or hereafter owed by Grantor to
beneficiary or beneficiaJy's succc:ssors or pred~SOf5. in interest,
Paragraph 25{c) is deleted and replaced by the following:
(c) Any transfer of interest prohibited by the terms of the Note ..... red hereby.
/I
/I
First American Title
20140131001307.005
WI1NESS the band(s) and scsl(s) of the Grantor(') on the day and year first above written.
ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT OR TO
FOREBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER
WASBINGTONLAW.
GRANTOR:
Virtuoso Ventures 6, LLC, a Washington limited
liability company
By: Razor Investments, LLC, • Washington
limited liability company
Its: Member
BY:~
James Daiuard, Member
By: Reliance Holding., LLC, • Washington
limited liability company
"~44 Wit Heato1lJMember
STATE OF WASHINGTON
COUNlY OF KING
On this day personally appeared before me Will Heaton, to me known to be the member of Reliance
Holdings, LLC ... the Member of Razor Investments, LLC, the Member of Virtuoso Ventures 6, LLC, the limited
liability company that executed the within and foregoing instrument, and aclcnowledged said instrument to be the
free and voluntary act and deed of said limited liability company. for the uses and purposes therein mentioned, and
on oath stated that they are authorized to execute the said instrument.
Given under my hand and official seal <f1 0 pro))
First American Title
First American Title
STATE OF WASHINGTON
COUNTY OF KING
20140131001307006
On this day pel1iOnally appeate<! befu .. me James Dainard, 10 me known to be lbe member of Razor
Investments, LLC, the Member of Virtuoso Ventures 6, u..c, the limited liability company that executed the within
and foregoing instrument, and l(;k:JJowlcdged said instrument to be the free and voluntary act and dc:cd of said
limited liability company. for the uses and pwposcs therein mentioned, and on oath stated that they arc authorized to
execute the said instrument.
Given under my hand and official seal -;\!oA".........,lL,I-'-:;!~
REQUEST FOR FULL RECONVEYANCE
To be used only when all obligations have been paid under the note and this Deed of Trust.
TO: TRUSTEE
The undersigned is the legal owner and holder of the note and all other indebtedness secured by the within
Deed of Trust. Said note, together with all other indebtedness secured by said Deed of trust, has been fully paid and
satisfied; and you are hereby requested and directedt on payment '0 you of any sums owing to you under the terms
of said Deed of Trust, to cancel said note above mentioned, and all other evidence of indebtedness secured by said
Deed of Trust delivered to you herewith, together with the said Deed of Trust, and to reconvey, without warranty, to
the parties designated by the terms or said Deed ofTrust, all the .... te now held by you tb«eundar.
First American Title
6.
""{h·c
.. f ,':, ::r.
-r.piUit;. """"t,,-" r-"ht "-I .'1 timn .~ !~~ C, .. ,,~ ••. ~ 1MfI' frl ~ Grlnl~. _ fQr th~ purp.ou "~f w.';ilteol.;tt~, nt""n<~'!n~! f~~I~"!l.' ~ ~~~V:~'-~.~~'!:t...~!'.ll1.hI! .1:1pM >II ~~ tJ,t .. l<> ~.""'vtI aid ",T!,'.::' wT.":"_"" iii .,,,.i~,,"~ .. . "", t_ ";hI to the Qr'fJl~ .. , II~ '~LO~'~~'" .,,<1 ~hjOlllf. It .11 IJI!)~. tQ :~t:;:_:~.;::·~;;~~~:,:,~::::: ~"~'o~~:' :~~"_FJ'SI~':'":'':~:':"~'':;:::::===:::::::;.,;..~~ "~~~~~1~""_""' ___ """,,,,,,,,,~,,,",,,,,
... ~---:.,~ "IIiD.~.~.~\ftr."" .... :. 'rlla~-_Ff'II;""'&7ld.uthO"'lt)/:.h".bY."r.n"'d.larl-r.OMII'lIC.lldt..!'! '~!t::::~!t:1:~;~::::' 0 "" 0" -" ......... ,,-, .....
··~ ... ~l'-"' ... J,;jrnoJ;te.If.tGlI-.· .. ~.""".r.I'!t·.u ... I'I .... 1.o
.",. :·"~-i~:~ ..... ~,., th~.,r~ ... t ~.~ hnvtQ'th
First American Title
First American Title
·kinj3C·'''·'·~·'.··~:''~··: .
• ,·IISYNt ·l'ilIilOO .. ~ .
. lI9i!QI!'l~~",_ ---.----.c;-... c .• ,o,!;""2i:'~.:: .
First American Title
First American Title
AKER'S fARMS NO.6
N E 1/4 SEC. 291 23N R.5 [W. M
"'~"'."O."""'.""".l...."" .... ' ..!£5.llL'.""" .... t"""'f.I\~S, ......
........... .oD ...... "" •• '·'I.!.L •• 'Of'~·.· ... _, ... _!~W!: .. ,"' ..
First American Title
First American Title
8. Exception 07 8206109004
I ,
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I II I , f-
I I I
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I ~ ~f I J~ i
I I L ..
.... I.~
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~=~~P~i~~:~,PiA DocWlll!tnt -r •• r.No.ntb'IDay,DOCID 1982.610.9004 Page: 1 of 1
First American Title
1
J ill Li ~ : r' . . , ~gr-; i'
"1 ! ;~ ~~f9 ! ~~ rJ'" ~ II ~H ~ ~U~ l ~H r 0: f I t~ ij1 I~ ~ J L(
First American Title
9. Exception 08 8510180867
/'
i
~lO·lS
WATER DISTRICT NO, ~ RecCr F 10.00
CASHSL ..... 10.00 ..
• Secretary of the f\cN.nI of
C ...... lnlo,.rs of IMter DIUrld No. 58. King CouJitj. wa~hjngton. hereby
,ertlf; thAt tIM! attatlled ((11))' Of Resoluttor. 1110. ~ __
is • trw .nd correct COP)! of the ortgt,..) ~solutiOll Idopted on U,.
~= __ .day of Octo""" ,19..!L.
~TED this ~dlY of -'''''''''-''''=' ___ '' 19..E-.
tiLED tor Herord at Request 01
.. Jt:i+4lJ#r* bAt "sl ,
__ 11m II' q.~
24& h It fJ{t 9 fer, .....
~9~ EMl
Secretary (1f the Belan:! of COIIIIlssioners
Wilter Dhtric.t Mo. !is
~~ ~
~~~ ..
~.--.~. /;!
:::.:..:;i '" ~~ ~
Description: King, PIA Docwaant -Yaar.Honth.Day.DocID 1985.1018.867 Page: 1 of 6
Order: 1 Corament:
First American Tille
First American Title
.15 COGftY .aID DII'IIIC'r .,.. "
IJ. a.n. WAAIIG'J'm'
1IBICn.ft1 • .,. 2544
A IISOLU'rIW of the Baard of Cco_bUoneu of
lin9 County water Dl.atrlct "", 58, I1nv County,
WUhil'lqtM, .stlblbbinq !atec" .. r'. costa
due ling' C(I'I.Inly Water Dbtrict II",. 51 on l,&tet'CI .. r
Mo. 60, ULID 62'.atar Ililproveftnta.
to the property deacribed 11'1 •• id Exhibit -"It attached MretC'l, WIIich i 18 lUd.e a part: hereat by thh reference thereto, and
...au. it 1s the pctl1cy flf 111'19 C~nty ... ter DistriCt. No. 58 ! and/Clr by an indlvldllAl when sald facilities provide benefit and
service 19 adjc ~ent pl"t>perty, oInd
IIBBIBAS. the District: Eng:lne .. r h •• C'~uted the pl'"C)pertlea
benefited and the value. of aaid :beneUt a. applied to .. 1d
properties •
... , 'IBIltBroaJ:, U It USOLYKll by t~e .8oard of Ca..i •• jonera
of II1nq Ct>unty ... ter Dl$trlct. NO. 58, I1nq Count.y, W .. ahlR9ton •• a
8IC"I1<* 11 Thilt a latecCI_eu ute tt h4-rttby e.t~l1slted.
wberebl' th~ property de.crib.d ill Exhibit -A-vii 1 be and is requicN
to p;ly ;Ii lateColier rate of $l6.5f per front foot.
SBCfJeII 21 Thilt no service sball be provided to uy tlf the
property d:escrlbed in Exbibit -A-prie>r to the pt!rson .pplrinq for
.... id 8ecvice paying the Dial!: iet the aboVe •• tabUshed charges fe>r all
pcr>perty held by tM: applicilllnt Which Ues within Exhibit -"-,
RESOLUTION NO. 25.4
SVaJlCTI 8slablishinq L4teeo.er's costs, LatocOtlee's "C>. 60
ULID 62 ... tee l-.prove.enta Project.
PACE ONI OF t'M)
Description: King, IliA DoCWII8Jlt -Year.H'ontb.Day.DoCID 1985.i01B.'B67 Page: 2 of 6
Order: 1 CODIIDent:
First American Title
First American Title
f .,
II
....... -
ADOPr8O by the ao.:rd ot C0fIII1 .. :l.C'>nan ttl I1n, Ccnmt)' Water
District Mel. 58, 11rICJ CClunty, ••• b1n,tQn .. at a reoqluJa .. "pen public:
RESOLUTION ItO. 254 ..
SUB.:rECT1 EatilbU.hln, Llteeo.er '. C'o.ta, wtecOMr'. No. 60
Ut.ID 62 w.te .. l~oVl!_nt. Project.
PAGE twO or ftfO
~
Description.: fing,WA Document -Y •• r.Honth.Day.DocID 1985.1018.867 Page: 3 oL 6
Order: 1 ComtDItnt:
First American Title
First American Title
J
EXK181'l' -... -
t
All pr~rtje5 ~neflttPd b" n .. "a., s,"~lc(l conllt!ltlon1 and/or ~te", •• nd IIfIl,II
lie l!iIl,OO feet of thl!' uhClnl.j w.tt'rm.I!n1 as described In hhlbfl ~A·. ,lid which lilP
withIn tile followlnq deSCriWd P'''egls 0' hnd:
COIIIIIIndnq ,t, the center of section 29, T(hIfI'S·,\p 23 Itort", hnge !I rut, w."., In "it'll}
Co,,"t,'I, WUltlngton;
fI •• nee Northerly ,IOf1Q the Horth-South centt'rline of sltd Section 29 to the Itorth ltne ot
the SOuth lS0.00 (Ht of 810ck 10, "'en F,nn No, 6 IS recorder! In Yal ...... 42 of Phu,
P.,. 15 records of Kino County ... "hlnlJton:
T~nclJ' Euterly .long 5,Id Marth lin!! to tM Vipst line of Tract 5, Block 10, Slid Pht of
Aleer's F,I'ItS No.6;
fhft'lct /Iorttte,!,. .10nl1 utd Ii!!'st lin/" to an lnurfectlon I<Ilth tilt Wete,ly extension of
th centerline 0' S.t". 16lt!dStreet: ,
i
~
Thill" [uter1, 4100g Slid Wtosterly eJtens!on .nd ,long tM! centerllne S.E. 162",;1 Street
to .n intersect loti .-Uh the Southerly extension of tile West 1I11e of Tr.et l, l:lloct 1 "ttl
PI.tofAker'sflimSPl'o.6;
'llellee llorther1.'l' .long s.id Southerly eJCtension atld ,'on9 lM West 1 ine of uilf Tr.ct l
'lid Its ""rtherly extension to the 'kJrth line of "lid Section 29:
T"-nce Euterly .Iong the Horth IIIIE' of SUd $ectiOll Z~ to tl\e Northeast ,or~er tIi!'reot.
Tlle",e SOlltllerly .lonlj' tnt Eut line of Solid Section Z9, to the SOcIth 1111e of tnt IfOrth
711.89ftetoftheSouth!o.stqu.rterthtreof;
Then'e Ij'uterly .10ng uld Saulh line to tile West 1IIIe of the Enl ISI.DO 'nt of tbe
SOutheut qUtlrter of uld Section 29;
Th'"'e IIcrtheriy .Iong uid Wtost 11n1~ to • point on • ITn~ which lies 150.00 feet $Outll-
.rly of the Southerly lIIItrgln of S.L 169th 5t,.."t;
~ Thtnce Westerly ,nd paral leI w1th said SOutherly line to the Eut lin. of the Wl!st 170.00
~ ~t of tile rnt h,lf of the Nortj)eut Itu,rt!!'r of the Soutlli!'nt qu.rtt'r of s.ld Section
Thenct ~..outherh .Ionq Sdid Eut line to the #tort ... ,.ly lint of tile Southt'rly 180.00 fut
of the NortheUt Qu.rhr of t.l .. SoYtheut quarter of uld SectIon 29;
Thtl'lce Wts.t.erly al(1n~ $0114 t1ort!\erl~ hM' to tnt' ~ast IIlrgln of tM Pht of GNteft Tracu
No.2 n recorded III 'lollilit' 67 of Phts, i'lJg~ 68 records of KIng County, I.IIs"'"9tOll;
Tllence Northerl)' .lon9 the EHt IIIo1rqfn of $.,d pht ,114 fts Northerly e.tensl", to the
CtfIterl1neofS.r.169thStrret;
TMr.~. lIe$terly IJIOIIg slJi(i (('ntulin! to the centerline of 113th .btnue S.E.:
Tlltnc! I«)ttherly ,long said cent~"llne to tile [/Jsterly I!"JCttl'lsion of the South lIne of
Block I, Plat of Gl'een Trlcts No. I a$ re-corlJed in 'lol1JlII!' 48 of Phts, "'IE' I records of
KlllgCounty,Wnhlngtctn;
Thenet' Westerly ,long uld Euterly eJCtenston ,nd the South I!". of said B1I)Ct I to th!'
W!lt IInt' of tile Eut 150.00 feet thereof;
ThtIIce l\.Jrtherly along s.id west lint' to the Nort" line of Tract 5 Slid Blo~k I;
Thtnce Ente,.ly .I(IIIQ "HI ltD,.tl! line to the West l1~e Qf T,.lct 4, Block I uld phl of
GrMn TrieU No. I:
TIItIIC! JIIo,.trterlY/Jlonq uid lieu lint' ,lff! along tM IIItn lin. of Tract 3. Block I of Slid
pht .nc! 1\5 Morttle-rly edenslon to t ... South Ifne of "rtnu$~ quarter of uld Section 29;
Thence Weste,.l,. .10ng s.lr! South I1ne to the Point of 8i!'ginntng.
-D ... eription: King,ffA Document -Year . .Nonth.Da:y.DocID 1985.1018.867 Page: 4 of 6
OnMr: 1 COlIIINnt:
First American Title
First American Title
(
i
S
i
-.
'NO
Coa.nctng .t tilt' Intersection of tile Wut 11,,1' of ttl, Iiortll4tlSt quuter of thl! Southt.st
q~rtrr of $@ocllon ZIJ, Townsttlp 23 JIkIrttl, A,ngt 5 [nt, W,JIII., In Ktng COlJtlty. wullington
Iftd till! ~th line of Lot 5, Bled. I, of the Pl,t of Grit" Truu No. I as recorded in
\/01 .... '8 of Pl.u, P,gp I, r~COl't" of ~t119 COIInt,. Iil$hjn9tOll;
Th.nce E.lterly ,Iongs.to;! South Itne to tht ElSel1"e of ttlt lest 192.94 '"t 0(",,10
IIortllult Qu.rter.ndthe True PotntClfBeglnnlng;
Then" Southerly alanrt uid Eue lin. to the Prortn 11M of the PI.t of for!!e" Tr.cts "0.
2 n tf!corded 'n Volu~ 67 of PlIts, '.ge 68. records of King County. WI5P1jllgton:
Thenc@ WeS'!r1,.. Southerly .nd [.aster I,. ,long the bOUlld,ry (It uid Pl.,l of Green TrieU
No, 2 to the 50utl\east corner thereof;
Tlten" Horth"'rly .Iong thl!' £uterl,. bO\lfld.ry of "to PI.t 01 ISI'H" Tr.,t5 No. 2 ,M .10tl.g
ttl Northerl,. e-hellsion to the ct!lu,.Une (If S.E. l69th Strft't;
n .. n(1I! Wnterly .1ong s,ld cente,.Hne to tnt ce-nterltne of 113th A,enue S.L;
TtIe"Cf Hortne,.l,)' ,10"9 s,fd (ente-rllnt fn tht E.ste,.ly •• tension of the SOuth !tne or
lot 5. Bloc~ I or Sltd PlIt 0' Grtll!n T: ~cts He. 1;
ThellU Westerly along said [asterl~ IIItfnSfon and lion!! the South 11/M! of ufd lot 5 to
the True Point Of BI!~1nn'"!iI.
De.cription: King, 1M Document -rear.Jfonth.Day.DoeID 1985.1018.867 Page: 5 of 6_
Order: 1 Comment:
First American Title
First American Title
UHIBIT .... ~
WAlER DISTRICT MO. 58 WATER' IMPROV[MENTS • AKER'S FARMS NO. 6 ~
llil ON ~ ~_IO __
'" 11lthAYf. S.L S.£. 112t1d ~t. S.£'li4thSt. ,-1I1thA"e. U. S.E. 166tns.t. S.E.164thSt.
H" f<ls~t65n S.~. l6"thSt. S.E. 162rtd St.
Ft.·lit>st(l'
1!4fll Avl', :
, .. 114thAve. S,F. S.E. 1&4t~ ~t. S.r. ltiotnSt.
'" FUI!'IIIPnt 350 S.c. 16lf1dSt. POllft 450 ft •. ~
rt.+Westof North
114th A'I't!. S.L
'" 115th"ve.S,£. S.L 16~th St. lSOFt.·Soutti
" or S.C-16Sth
~ St.
'" <> ." 11Sth blP. S.L ('sOFt,+$ollth Cul.de-SacWO 0; ... 01 S.L-16Sth Ft.,! SOuth
<> st_ .. :g '" S.L 162ndSt. Euterly ~r'9jn IUt,. AVI!. S.L
9on""y111. Powet
Eutllll!nt InN(
29·23.5
'" S.L l~Sth St. l1St" Ave. S.L 1I6tll "'I!'. S.E.
B" S.L 169t1l5t. lIJthA,e. S.[. 116tll A~e. S.L
6" S.E.162ndSl. 1I4th Ave. 5.[. 116th An. S.E.
g-S.E.154thSt. lO8th Ave. 5.[. ID9th Ave. S.E. , .. 1Il8lt.Ave. S.L .>.£. 164tllSt, S.E.29thSt.
rS.E.166thSt.)
'" Ea~e:lll.'nt 15('1 S.I. 169thSt. 410 H.i South of
Ft •• [ut of S.E. lo~th St.
IlJth Ave. S.E.
12" S.£.164thSt. 109th A~e. S.£. 116lhAwe.S.£.
10" 11CitflAwe.S.E. S.E. l6(JthSt. S.E. 168th St.
6-S.L 168thSt. 108th Aue. S.E. 116tIlAve. S.E. ,,-lD9thAII'II!'. S.E. S.f. 164thst. S.E. 168thSt.
I
-".'
De6cription: King, a Document -r •• r.Honth.Day.DocID 1985.1018.867 Page: ~ of 6
Order: 1 CQaDent:
Rrsl American Title
First American Title
10. Exception 09 8811040726
SODS caDIt WA'I'P .loR) BBImR DIS'I'IlIC'l'
~e-! j -0-1 10( .. · .. :'.:. !rI
PElT' I:" "".1"\0
0:-.:.51-19 ·.·",.,.1"11
"
I. _--" ..... 11"'10"-'"'i:...oo"" ... ''-' ____ , Secretary of the Board of
(.;DINPb.io[]C!rs of Soos Creek Water' Sewer Diati"t~ Xing COUnty.
Washington hereby Certify that 'he attached copy ot Resolution
No. lIZP is a true ~lnd eorrect copy of the original
reM)lu.tion adopteil on ll'e .2W'_ d"y of AprO 1987 .•
":.-... ,
I)A'I'EO tbig -.lJ1.J:.A. day of OCta""~ • 1988.
,:i). -IT N tU-~_. __
secretary of the Board of Commissionerc
SOQI9 Creek Water & Sewer District
Descr;t.pt;ton: King, 1M Document -Year.Honth.Day.DocID 1988.1104.726 PagfJ: 1 of 3
Ord.r: 1 Comment:
First American Title
First American Title
r""---
CASCADE SEWER DlS1'Rrcr
lING COOIffY, WASH] NGTOII
RESOLUTION NO. 2470
A Rl!:SOLUTION (It the BDard of Comm1551l"lners of
Cascade Sewer DlsLrlct, K1n9 County,
N',uhington, flatabllSI'IJ.1l9 ill surcharge to the
normal genec<ll taci hUe" area chuges tor a
portH'>11 ('>/ the ULI.ol 62 are3.
WHER!\S. sewer main," and I!Ippurt~nance9 have heretofore been
Installed as a part of til'" project cOIOD'\('Ionly known as ULID 62; and
NHEiIlEAS. rock which Wdtl tHICount~red dud:l." conslrl.lcUo:l of
SLlC~ ! ac111tles r;ubslantldlly Increased the COS' " of conSlructl0n and
in sCltle inlot,.anc(!S requu'ed desi"'n cM.nqes 111 the system which has 01
WIll increase some C(lsts of nh:linten"nce of the system; and
WlfEII£AS. th"", 8oc.rd h.!ls C'eternllned It to be equJ.t.able to
allocillo} the CtlSL CIt such facilltles to t.he area in Wh1Ch ~·(~k was
enC(lunttitltd, rathel" th<ln t.o the DJstlil.:t al> II wh"lel and
WHEREAS, the eost~ ot such f_ell] ~ It'S has been ea teulate<! iIInd
allocaled to the rock area (In a cost pet" square rC>{lt ba81s.
MOW. TBEJt£f'ORE. BE IT RESOLVED by the B(la.cd of COtnmiBSit'nel S
of Cuc.,de sewer D1strlct as follows:
seCT lOR 1: Th .. t .. s\lrcharC;~ to the general laclll.ties At"e41
charqe ~5 hereby establ ished for certain propertiE:" in ULIO 62 wherein
rocx WIlS encountered dU["ln9 cOl1stt"uction, a 1e9al descriptic>n of
whleh 15 attached hereto as I:::xh1bu" wll-, and ::tncorp(lrated herein by
tnl& Leference.
SECTION 2: That the surcharge shall be S.005 per square
foot, Which alllOunt: shali be 1.n add.ltic>n to:'> the general facillties
cb,u"oe for the areoill.
JIItSOIm'IOII .::I. 2470
Soa.JIC!'. New Are .. ..:'harge
for OLID 62
~.cription: King, IliA DQcument
Ordtar: 1 CClmHnt:
-Year . .Nonth.Day.DocID 1988.1104. 726 P.~: 2 of 3
First American Title
"
First American Title
fs+'
SBC'I'lOll J; That it u here);)y roe-affirmed that the general
f.ac1l1tle'S ehorge for the area 18 as. set: forth in Res('Ilution 14~9. as
lIt'dJfutd by U'IlS Rli!lIolut.je>n.
SZC1'ION 4: Th.at the general faCllltiea area chal'ge and the
8urcharge establi&hed herein 5hall be collected pursuant to the
District'i eXlstinq Resolutions and policles for collection of
general facilitles area charges.
ADOHED by the li{lard of Com"lssioners of Cascade Sewef"
DlaU'let,I(ln9 Count.y, Wastl.lngton, at a regular open publlc IIIPeting
USOLUrIW.o. lUll
SOBJICTI llev A.rlNl Chan)e
tnr UloID 62
------------------'''---"
o..cri.ption: King, 1M Document
Ord.r: 1 COlDlll8nt:
-rear.Month.Day.DOCID 1988.ll04. 726 Page: 3 of 3
First American Title
First American Title
11. Legal Description 0142_15
Full Screen Image Viewer
AKER·S .. [~.fl.~"S,."NO.6
-"'-~-~'-" ~. -·· .. ~_r S-:::;;:.;"3·C:--:,!;lf.:"-;'''Ho··-
-~--
Page: 1
Page I of I
https:llfast.firstam.netismsfastiimaging WB/pub/pages/preview.html?isSingle=I&Re... 04·22·2014
First American Title
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
STATE OF WASHINGTON
COUNTY OF KING
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
being first
duly sworn on oath, deposes and says:
1. On the ~ day of AI.H, ... v',r-, 20~ I installed ~ public
information sign(s) and plastic flyer box on the property located at
-----'1c.:r.'-'2-=-o=-~-'---___"_'I4n>=_"'''''''v.'___.''_'r:'____ ______ for the following project:
Project Name
Owner Name
2. I have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in locations
in conformance with the requirements of Chap r 7 Title 4 of Renton Municipal Code
and the City's "Public Information Signs Inst on" handout package.
SUBSCRIBED AND SWORN to before me this I n-day of A-v "l J ,T , 20....!....'±.... .
.... ,",\\\\\.\.1, , , ~ ~ . i>-
,.c:;.' W-1KOL"l1 Pe-b.-" fy\l n·" ",'" v" P:v}y,~-'-<-~.
:: ') -,~~\~~'~~",;-:':t-NOTARY PUBLIC in and for the State of Washington,
Q/~' 0'''''' '\'\ residing at 10':;-<> S c~ (Yo.:, (..+1-, PI, N'd 1';-::0 ~ )-~" -u
My commission expires on __ '5"" _-....;1_-.....:...1....;7 ____ _
-3 -
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc
AUG 1 2 20 14
05/,"4
RECEIPT EG00027445
BILLING CONTACT
Todd Karam
Limelite Development
REFERENCE NUMBER FEE NAME
r LUA 14-00 1 083 1 PLAN -Short Plat Fee
I Technology Fee
Printed On: 8/1212014 Prepared By: Kris Sorensen
TRANSACTION
TYPE
I Fee Payment
I Fee Payment
City of,
Jl r
Transaction Dale: August 12, 2014
PAYMENT
METHOD
!check #5206
!Check #5206
SUBTOTAL
TOTAL
AMOUNT PAID
$1.400.00
$42.00
$1,442.00
$1,442.00
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