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Home My WebLink AboutMisc1 1 1 1 GEOTECHNICAL REPORT Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive City of flenton Renton, Washington �1ar�n4�� p�vis+an Project No. T-6309 Terra Associates, Inc. Prepared for: Complete Construction, LLC Kirkland, Washington June 29, 2011 1 TERRA ASSOCIATES, Inc. ConSUltaIltS in Gcotechnical En-ineering, Geology arui Environmental Earth Sciences .tune 29, 2011 Project No. T-6309 Mr. Gregory Sparhawk Complete Construction, LLC 9757 Juanita Drive NE, Suite 212 Kirkland, Washington 98034 Subject; Geotechnical Report Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Dear Mr. Sparhawk: As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geolechnical aspects of project design and construction. Based on the results of our subsurface exploration, soil conditions at the site consist of 2 r/z to 8 feet of loose to medium dense granular fill, overlying dense to very dense silty sand with gravel (unweathered glacial till)_ We did not observe groundwater seepage in any of the soil test borings advanced at the site. In our opinion, soil conditions will be suitable for development of the site as planned, provided the recommendations contained herein are incorporated into design and followed during construction. Undisturbed, dense native soil observed at expected building grades would provide suitable bearing for standard spread footing foundations and slab -on -grade floors. We appreciate the opportunity to be of service during the preliminary design phase of this project and look forward to working with you during the final design and construction phases. We trust the information presented in this report is sufficient for your current needs. if you have any questions or need additional information, please call. K Si erely yo T BRA C� WAS T od. Sche Prirnci 'p� 26742 n{ 4NAI, 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 9 fax (425) 821-4334 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE OF CONTENTS Pate No. 1.0 Project Description..........................................................................................................1 2.0 Scope of Work.................................................................................................................1 3.0 Site Conditions__ .................. ...... ................... .................. ............ ........... __2 3.1 Surface.. ......................... ............... ................... ........... .................... ............... 2 3.2 Subsurface...........................................................................................................2 3.3 Groundwater.......................................................................................................3 4.0 Geologic Hazards.............................................................................................................3 4.1 Seismic................................................................................................................3 4.2 Erosion................................................................................................................4 4.3 Landslide Hazard Area.......................................................................................4 4.4 Steep Slopes........................................................................................................5 5.0 Discussion and Recommendations..................................................................................6 5.1 General................................................................................................................6 5.2 Excavation..........................................................................................................6 5.3 Foundations.........................................................................................................8 5.4 Slab-on-Grade.....................................................................................................9 5.5 Lower -Level Building and Site Retaining Walls................................................9 5.6 Structural Fill and Backfill...............................................................................10 5.7 Drainage .... ........... .............................................................. .. .... :.... I ...... I., .......... 11 5.8 Utilities.............................................................................................................11 5.9 Pavements.........................................................................................................11 6.0 Additional Services........................................................................................................12 7.0 Limitations.......................................................................... ...........12 Figures VicinityMap.......................................................................................................................... Figure 1 Exploration Location Plan..................................................................................................... Figure 2 Temporary Cantilevered Soldier Pile Shoring....................................................................... Figure 3 Typical Cast in Place Wall Drainage Detail.......................................................................... Figure 4 Shoring/Building Wall Drainage Detail................................................................................. Figure 5 Appendix Field Exploration and Laboratory Testing....................................................................... Appendix A WinStabl Slope Stability Results..................................................................................... Appendix B Geotechnical Report ' Heritage Hills — Lot 2, Enterprise Short Plat 1250 South Puget Drive Renton, Washington 1.0 PROJECT DESCRIPTION 1 11 The project consists of developing the 1.56-acre site with a four-story apartment building constructed over one level of parking along with associated paved access and utility improvements. The building will be centrally located between the west and east property lines and will extend to near the north and south property lines. Access to the site will be from the south off of South Puget Drive and from the northeast from the adjacent apartment complex. The south access will continue along the east property line to the north wrapping around the north end of the building to the parking level at the northwest building corner. The parking level which extends below the entire building footprint will be constructed at elevation 293 feet. Based on existing site topography, the building will be nearly at grade in the northwestern site area with excavations approach ing13 feet to the east and 20 feet to the south required to establish foundation grade_ Site constraints will require a permanent retaining wall to support the vertical grade transition between the property to the east and the planned paved access along the south and eastern portion of the site. We expect the parking floor will be constructed at grade with the main floor level designed as post -tensioned deck with steel or wood -framing for the upper floor levels. Structural loading is expected to be moderate with isolated columns carrying loads of 200 to 400 kips and bearing walls carrying 5 to S kips per foot. The recommendations contained in the following sections of this report are based on our understanding of the design features, as discussed above. If actual features vary or changes are made, we should review them in order to modify our recommendations, as required. We should review final design drawings and specifications to verify that our recommendations have been properly interpreted and incorporated into project design. 2.0 SCOPE OF WORK On April 2, 2009, we observed the advancement of 4 soil borings to depths ranging from 20.5 to 30.5 feet below existing surface grades. Using the information obtained from the subsurface exploration and laboratory testing, we developed geotechnical recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic site class per 2009 International Building Code (IBC) • Geologic Hazards per City of Renton Municipal Code • Site preparation and excavation • Foundations 1 11 fl 1 I 1 11 June 29, 2011 Project No. T-6309 • Slab -on -grade floors • Lateral earth pressures • Structural fill • Subsurface drainage • Utilities • Pavements It should be noted that recommendations outlined in this report regarding drainage are associated witb soil strength, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure environment (i.e., humidity, mildew, mold) is beyond Terra Associates' purview. A building envelope specialist or contactor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS M Surface The project site is located at 1250 South Puget Drive in Renton, Washington. The site is bordered by multi- family apartments and condominiums to the north and east, Lot 1 Enterprise Plaza to the west, and South Puget Drive to the south. The approximate location of the project site is shown on Figure 1. The site is undeveloped with the exception of an asphalt paved drive off of South Puget Drive. The access ascends off of South Puget Drive about 16 feet in elevation into the site terminating at a relatively level area. An approximately 14- to 28-foot high slope ascends from the east side of the drive up to the southeast site corner. The site then descends 8 to 14 feet in elevation to the north and west towards the crest of a steep slope along the west property line. The western slope descends to the adjacent west property about 15 to 30 feet over a gradient of approximately 50 percent. A utility easement crosses the north perimeter of the property. The site surface is covered mostly by tall grass with scattered deciduous trees and shrubs_ 3.2. Subsurface Soil conditions we observed at the test borings generally consisted of 2.5 to 8 feet of loose to medium dense wet silty sand with gravel fill overlying dense to very dense unweathered glacial till. The thicker fills were observed along the northern portion of the site and are likely due to existing water and sewer utilities extending across this area. The till soils are in a moist cemented condition and consist of silty sand with gravel. All test borings terminated in glacial till with the exception of Test Boring B-2. At this location, sandy silt to slightly plastic silt was observed below the till at a depth of 30 feet. Page No. 2 June 29, 20ll Project No. T-6309 ' The Geologic Alap of the Renton Quadrangle King County lf,ashingtoi7, by D.R. Mullineaux (1965), indicates the site is underlain by Ground moraine deposits (Qgo, consisting of a compact mixture of silt, sand, and gravel, with a discontinuous mantle of clean sand and gravel. The very dense native silty sand with gravel we observed in the test borings is consistent with this mapped geology. The hard silt observed below the till at Test Boring B-2 is ' likely the upper weathered mudstone bedrock surface associated with the Renton formation also mapped a short distance west of the site. ' The preceding discussion is intended to be a brief review of the soil conditions encountered on the site. More detailed descriptions are presented on the Boring Logs in Appendix A. 1 3.3 Groundwater ' We did not observe groundwater seepage in any of our soil borings during our site exploration. Fill soils in each boring were noted to be in a wet condition to depths of three to eight feet. It is possible that minor seepage conditions develop along the fill/native soil contact during the wet winter months. Fluctuations in groundwater ' seepage should be expected on a seasonal and annual basis. Typically, seepage reaches maximum levels during and shortly following the wet winter months and diminishes or is completely absent during the dry summer months. 4.0 GEOLOGIC HAZARDS 4.1 Seismic Based on the soil conditions encountered and the local geology, per Chapter I6 of the 2009 International Building Code (JBC) site class "C" should be used in structural design. Spectral response accelerations for structural design for the site in accordance with the 2009 IBC are as follows- 1 Seismic Design Parameters (IBC 2009) Spectral response acceleration (Short Period), S.s 1.446 Spectral response acceleration (1-Second Period), SM3 0.646 Five percent damped 0.2-second peliod, Sns 0964 Five percent damped 1-second period, SDI 0.431 Values based on Latitude 47.4626N and Longitude-122.20246W, taken from Ground Motion Parameter Calculator accessed Tune 28, 2011 on the web site h�,r;lea�thguake.usgs.toviresearch%haz�a�aps'desiQn/indexphU Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine-grained sands underlying the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. Page No. 3 June 29. 2011 Project No. T-6309 1 u 1 u In our opinion, given the very dense nature of the Native soils at the site and the absence of an established groundwater table there is no risk for impacts to the site or site structures due to liquefaction during an earthquake. 4.2 Erosion Section 4-3-050(J) (c) of the City of Renton Municipal Code (RMC), classifies erosion hazard areas as follows: i. Low Erasion Hazard (EL): Areas with soils characterized by the Natural Resource Conservations Service as having slight or moderate erosion potential, and that slopes less than 15 percent. ii. High Erosion Hazard (EH): Areas with soils characterized by the Natural Resource Conservation service as having severe or very severe erosion potential, and that slope more steeply than 15 percent, The Natural Resource Conservation Service (NRCS) has classified the site soils at site as Alder -wood gravelly sandy loam, 6 to 15 percent slopes (AgC). The erosion potential of these soils is described by the NRCS as slight to moderate. Figure 4-3-050Q3b (i) Erosion Hazards Map of the RMC shows the site is within a high erosion hazard area. Slopes over 15 percent do exist at the site; therefore, the site would classify as a high erosion hazard (EH) as defined by the RMC. In our opinion, the potential for erosion at the site will be adequately mitigated with proper implementation and maintenance of Best Management Practices (BMPs) for erosion and sedimentation control. Application of BMPs should conform to City of Renton standards and should be in place prior to, during, and immediately following clearing and grading activities at the site. The erosion potential of the site soils and the effort required to control erosion during construction can be reduced substantially by excavating and grading during the drier summer months. Other management practices that should be applied to reduce the potential for erosion include covering exposed soils with straw mulch or plastic sheeting and controlling surface water runoff as required during grading. To contain sediment transport and prevent impacts to adjacent properties, construction stormwater should be routed through collection swales to temporary sedimentation ponds. Silt fencing should be installed at the site perimeter at the clearing limits. 4.3 Landslide Hazard Area Section 4-3-050(J) (b) of the RMC designates landslide hazard areas as the following: i. Low Landslide Hazard (LL): Areas with slopes less than 15 percent. ii. Medium Landslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel, or glacial till. iii. High Landslide Hazards (LH): Areas with slopes greater than 40 percent and areas with slopes between 15 and 40 percent and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (LV): Areas of known mapable landslide deposits_ 11 Page No. 4 June 29, 2011 Project No. T-6309 Site slopes range from approximately 5 to 15 percent on the north and central portions increasing to 25 to approximately 50 percent along the western and southern property lines. The steep slope along the southern property line appears to have been created using fill soils during grading of the existing access drive. Fill has also been placed at the top of the slope along the west property line increasing the total slope height and pushing the top of the slope east into the property. We did not observe indications of instability, emergent groundwater seepage, significant erosion, or historical movement on or adjacent the site. With existing slopes at the site, as defined by the RMC the slopes along the west and southern portions of the site would classify as high landslide hazard (LH), while the central and northeastern portions of the site would classify as low landslide hazard (LL) to medium landslide hazard (LM). To assess the stability of the site slopes, we completed a stability analysis using the computer program WinStabl. The analysis focused on the west slope modeled for the proposed post construction condition at a critical cross- section. This cross section is shown in plan view on Figure 2 and represents the worst case loading condition based on the proximity of the building foundations to the slope crest. The analysis included building surcharge loading represented by footings loaded to the design bearing capacity of 12,000 psf (see section 5.3 Foundations). Our analysis indicates that under static loading conditions, with building footings setback a distance of seven feet from the slope crest, a minimum factor of safety against slope failure of about 2.1 would be provided. Seismic loading conditions were simulated by pseudostatic static analysis using a ground acceleration of .3g. This acceleration represents an earthquake having a 10 percent chance of being exceeded over a 50-year exposure period (500 year return period). Results of the analysis indicate a pseudostatic factor of safety of 1.6 against failure would be provided. Stability analysis results are attached in Appendix B. In light of our analysis and due the inherently stable and competent nature of the native till soils, it is our opinion ' that construction of the apartment complex as planned would not adversely impact the stability of the slope. In our opinion, provided surface drainage is controlled as discussed in Section 5.7 of this report a building setback buffer from the crest of the slope is not required. However, we recommend building foundations that parallel the slope crest be setback a minimum distance of ten feet from the face of slope as measured from the edge of footing at the bottom of footing elevation. 4.4 Steep Slopes Section 4-3-050(J) (a) of the RMC states that "The boundaries of a regulated steep sensitive of protected slope are determined to be in the location identified on the City of Renton's Steep Slope Atlas". Slopes are divided into two categories: (a) sensitive slopes, which are inclined between 25 to 40 percent and (b) protected slopes, ' inclined at 40 percent and greater, Based on the City of Renton Steep Slope Atlas as illustrated on the Landh?fo Parcel Map, the western and ' southern property line is considered a regulated (or protected) slope with inclinations varying between 15 to 40 percent and greater. A small area at the northeast site corner and a second in the east -central portion of the site ' are also mapped as regulated slopes inclined between 15 and 40 percent, and the remainder of the site mapped with sensitive slopes. Figure 4-3-050Q3e (i) Steep Slopes Map of the RMC also shows the site contains slopes of 25 to 40 percent. Page No. 5 June 29, 2011 Project No. `l'-6309 fl I I Accordingly, the steepest portion of the west slope and portions of the south slope are protected slopes while all other portions are either sensitive slopes or do not qualify. As discussed in the preceding Landslide Section, the native glacial till soils are highly consolidated and are inherently stable. Our stability assessment indicates that the stability of the slopes would not be impacted. In our opinion, provided adequate measures for controlling site drainage and erosion are included in the design and implemented proposed site development will not adversely affect the stability of the site slopes nor adjacent properties and the risk and hazard associated with instability will be minimal. 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General Based on our study, in our opinion, there are no geotechnical engineering considerations that would preclude building construction as planned. The building can be supported on conventional spread footings bearing on competent native soils. Floor slabs can also be supported on competent native soils or on structural fill placed on competent native soils_ Temporary cut slopes for building excavation will be feasible where building construction is located a sufficient distance from property boundaries. Where site constraints do not allow establishing safe temporary cut slopes, temporary shoring will be required to safely support the excavation cuts for lower -level building construction. Given the expected excavation depths where temporary shoring may be required, conventional soldier pile with timber lagging would likely be the most cost efficient shoring method. The fill and native glacial till soils encountered at the site contain a sufficient amount of fines (silt- and clay - sized particles) such that they will be difficult to compact as structural fill when too wet. Accordingly, the ability to use the soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during the winter season, the owner should be prepared to import free -draining granular material for use as structural fill and backfill. Detailed recommendations regarding these issues and other geotechnical design considerations are provided in the following sections of this report. These recommendations should be incorporated into the final design drawings and construction specifications_ ' 5.2 Excavation ' All excavations at the site associated with confined spaces, such as utility trenches and retaining walls, must be completed in accordance with local, state, or federal requirements. Based on current Washington Industrial Safety Health Act (WISHA) regulations, the upper loose to medium dense fill soils at the site would be classified as Type C soils. The native dense to very dense glacial till soils are classified as Type A soils. IPage No. 6 June 29, 2011 Project No. `I'-6309 Accordingly, for temporary excavations less than 20 feet in depth, the side slopes in Type C soils should be laid ' back at a slope inclination no steeper than 1.5:1 (Horizontal -Vertical). Excavations less than 20 feet in depth in Type A soils can be laid back at a slope inclination of 0.75:1 or flatter. If the excavation in Type A soils is less than S feet in depth, then the bottom 3 %z feet can be vertical with upper slopes inclined at 0.75:1. If there is ' insufficient room to complete the excavations in this manner, or if excavations greater than 20 feet deep are planned; the contractor may need to use temporary shoring to support the excavations. We do not anticipate that groundwater seepage will be encountered during excavation to the planned depths. If groundwater seepage is encountered, we anticipate that the volume of water and rate of flow into the excavation would be relatively minor and would not impact the stability of the excavations when completed as described above. Conventional sump pumping procedures along with a system of collection trenches, if necessary, should be capable of maintaining a relatively dry excavation for construction purposes. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job I site safety is the sole responsibility of the project contractor. ' Soldier Pile Shoring Where site constraints do not allow for sloping the building excavation sidewalls as discussed above, temporary support of the excavation sidewalls can be provided using soldier pile/timber lagged walls. This shoring system should be designed to resist lateral loads imposed by the adjacent soils, building foundations, and any imposed surcharge loading such as traffic and soil slopes. We recommend soldier piles have a maximum center -to -center spacing of eight feet. Recommended design earth pressure diagrams for temporary shoring are presented on Figure 3. For pile spacing of eight feet and less, the lateral soil pressure uniformly distributed over the width of ' the lagging can be reduced by 50 percent to account for soil arching between the soldier piles. Unshored excavation heights should not exceed six feet where glacial till soils are exposed and three feet where undocumented fills are exposed in the excavation. No excavations should remain unsupported for more than 24 hours. Drilling obstructions, such as large cobbles or boulders, may be encountered in the native soils. Caving or collapse of opened drilled shafts may also occur through the sandy soils particularly in the upper fill zone. The contractor must be prepared to case the drilled shafts, as needed, to prevent collapse and maintain a relatively ' clean, open hole. If the shafts will be relied upon to carry vertical loading, the shaft bottoms must be clean of loose soil debris prior to insertion of the soldier pile beam and pouring concrete. Over -break or gaps between the excavated soil face and the back of the lagging must be filled following each excavation lift. Filling with crushed rock or grouting with control density fill (CDF) is recommended. This will be an important consideration in limiting movement of the adjacent shored ground. Page No. 7 .tune 29, 2011 Project No_ T-6309 1 Monitoring Program A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. The first step of this program should consist of documenting the existing conditions of the adjacent properiies and pavements. The documentation should include a visual survey and a pictorial record. We recommend monitoring be conducted by the owner and include the measurement of horizontal and vertical movements of: 1. Existing buildings adjacent any shored slope 2. The surface of the adjacent streets 3. The shoring system To monitor vertical and horizontal movements of the shoring, monitoring points should be established at the top of every other soldier pile. Surface reference points should also be established and monitored for elevation at distances of 5 and 10 feet behind the walls, at a lateral spacing of 25 feet along the excavation perimeter. Optical monitoring of the shoring system should be performed twice a week as the excavation proceeds and then every other week upon completion of the excavation. A registered land surveyor should be retained to perform the monitoring. Monitoring should continue until the lower -level walls are adequately braced at the ground surface 1 level. The monitoring data should be submitted within one day to the project shoring designer and the Geotechnical Engineer of record for review. 1 5.3 Foundations With the lower floor elevation as planned, over most of the site, very dense cemented glacial till soils will be exposed at foundation elevations. Some localized over excavation of existing fill material may be required to expose these competent foundation soils in the northern area of the site. All footings exposed to the weather should bear at a minimum depth of 18 inches below the adjacent final exterior grade for frost protection. Foundations supported on undisturbed bearing surfaces composed of the native till soils can be dimensioned for a ' net allowable bearing capacity of 12,000 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With structural loading as anticipated and this bearing stress applied, building settlements should be less than one-half inch total and one -quarter inch differential. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the side of the footing can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 350 pounds per cubic foot (pef). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent native soil or backfilled with structural fill as described in the Structural Fill and Backfill Section of this report. The values recommended include a safety factor of 1.5. Page No. 8 Junc 29, 2011 Project No. T-6309 I The native glacial till soils will be sullject to disturbance from normal construction activity when in a wet condition. if disturbed, the soils will not be suitable for support and would need to be removed and foundations lowered to bear on undisturbed native soil or foundation grade restored using lean mix concrete. To avoid soil disturbance, protection of bearing subgrade with a four -inch layer of two-inch clean crushed rock or lean concrete mix should be considered during wet weather construction. 5.4 Slab -opt -Grade Slab -on -grade floors may be supported on competent, undisturbed bearing surfaces consisting of the native ' glacial soils. Immediately below the floor slabs, we recommend placing a four -inch thick capillary break layer of clean, free -draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This ' material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slabs. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting in uniform curing of the slab and can actually serve as a water isupply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, ■ covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. Placement of the concrete directly on the plastic membrane may require adjustments in the concrete mix design and spacing of control joints to reduce the effects of dry shrinkage. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACT) Manual of Concrete Practice, Part 2, 302.1R-96, for further information regarding vapor barrier installation below slab -on -grade floors. Susceptibility of the native soils to disturbance from normal construction activity should also be considered for slab -on -grade support. Protection of the subgrade by placing a lean concrete working mat or additional thickness of capillary break material should be considered to reduce disturbance and maintain stable bearing surfaces during wet weather construction. 5.5 Lower -Level Buildin1l and Site Retaining Walts The magnitude of earth pressure development on below -grade walls, such as basement or retaining walls that are backfilled will partly depend on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill as described in the following Structural Fill and Backfill Section of this report. To guard against hydrostatic pressure development, drainage must be installed behind the wall. A typical wall drainage detail for backfilied walls is shown on Figure 4. A typical wall drainage detail for permanent below -grade walls cast against temporary shoring is shown on Figure 5. Page No. 9 fl .tune 29, 2011 Project No. T-6309 We recommend designing below -grade building uralls that are backfilled or constructed against temporary shoring to support a lateral earth pressure equivalent to a fluid weighing 45 pcf. For unrestrained site walls, an equivalent fluid pressure of 35 pef can be used. For evaluation of the walls under seismic loading per the 2009 IBC, a uniform dynamic earth pressure equivalent to 8H psf, where His the below -grade height of the wall in feet can be used. These values assume a horizontal backfill condition and that no other surcharge loading, such as traffic, sloping embankments, or adjacent buildings, will act on the wall. If such conditions exist, then the imposed loading must be included in the wall design. For conventional cast -in -place walls supported on spread footings, friction at the base of the wall foundation and passive earth pressure will provide resistance to these lateral Ioads_ Values for these parameters are provided in Section 5.3 of this report. 5.6 Structural Fill and Backfill Our study indicates that the fill and native glacial till soils contain a sufficient percentage of fines (silt and clay size particles) that will make them difficult to compact as structural fill if they are too wet or too dry. Accordingly, the ability to use these native soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions when site grading activities take place. At the time of our investigation, the native soils were at or near optimum moisture content. If native soils become too wet to properly compact they could be dried by aeration during dry weather conditions or mixed with an additive such as cement, cement kiln dust (CKD), or lime to stabilize the soil and facilitate compaction. If an additive is used, additional Best Management Practices (BMPs) for its use will need to be incorporated into the Temporary Erosion and Sedimentation Control plan (TESC) for the project. If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular so]] that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4-inch fraction. Prior to use, a qualified geotechnical engineer should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. I Page No. 10 1 1 1 1 1 1 1 1 1 June 29, 2011 Project No. T-6309 5.7 Drainage Surface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeter, except in paved locations. In paved locations, a minimum gradient of two percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. Surface water must not be allowed to flow uncontrolled over the crest of the site slopes and embankments. Surface water should be directed away from the slope crests to a point of collection and controlled discharge. If site grades do not allow for directing surface water away from the slopes, then water should be collected and tightlined down the slope face in a controlled manner. Subsurface In addition to drainage for below -grade walls discussed in the previous section, we recommend installing a continuous drain along the outside lower edge of shallow perimeter building foundations. The foundation drains should be tightlined to an approved point of controlled discharge independent of the roof drain system. Subsurface drains must be laid with a gradient sufficient to promote positive flow to the point of discharge. All .drains should be provided with cleanouts at easily accessible locations. These cleanouts should be serviced at least once every year. 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) or the City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.6 of this report. As noted, most native soils excavated on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfilling. ' 5.9 Pavements The upper inorganic fill soils and underlying native soils will be suitable for support of site pavements. The subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with a heavy rubber -tired construction vehicle such as a loaded 10 yard dump truck to verify this condition. If excessively yielding areas are observed and cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, use of a geotextile reinforcing/separation fabric, such as Mirafi 50OC or equivalent can be considered in conjunction with structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface. Page No. 1 I June 29, 2011 Project No. T-6309 j The pavement design section is dependent upon the supporting capability of the subgrade soils and the traffic conditions to which it will be subjected. We expect traffic at the facility will consist mainly of cars and light trucks, along with occasional heavy traffic in the form of moving trucks and trash removal vehicles_ For design, we have assumed that this traffic loading can be represented by an 1 8-kip equivalent single axle load (ESAL) of 25,000, This represents the application of approximately 7 trucks per day, with an average truck loading factor of .5, over a 20-year design period. Based on this information, with a stable subgrade prepared as recommended, we recommend the following pavement sections: 1 - Two inches of Hot Mix Asphalt (HMA) over six inches of crushed rock base (CRB) - Two inches of HMA over three inches of asphalt -treated base (ATB) Asphalt concrete should meet the requirements for '/z-inch class HMA as outlined in the current Washington P State Department of Transportation's (WSDOT) standard specifications. Asphalt -treated base and crushed rock base should also meet WSDOT requirements. Long-term pavement performance will depend on surface drainage. A poorly -drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. To improve performance, we recommend surface drainage gradients of at least two ' percent. Some longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. 1 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemcnted in project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, 1 specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS ' We prepared this report in accordance with generally accepted geotechnical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Heritage Hills — Lot 2 Enterprise Short Plat project. This report is for the exclusive use of Complete Construction, LLC and its authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the soil borings 1 advanced on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 12 f� ro 5 126th P I t��strici;. !' FFi J t S `- -� q; �a l�ooE4th �VYINbSStsam _ :: m fit ` 178th St c a t too PI + } Ce t :Schu 11l ari n 5 N ro ;i i 4 lye NW nd PI+- _ � Peam � 1 f I � id Ir �!� Mw 97 PI W fS 33 2ND ,9l� y4, *^ °5t°= YY 2sc� t 1 S to 5t T in r Q� NET QU" S 133 Vic ' ' y,r rd p� na St i� B nton l a 73 Sk, 134py Si t So° 1n St y i J 18 ERTY ' DDArtReae RC d .,N stoy� Ttharco E?�n 5 nda 2 S� PAtrW p N % � EARUN ^ � � an an / ( A� a � Frrddie'b ^� ' °� ,,. ci�a Sid Mus� 1% _CEbAR a v' vit s i 169 u BLA s � th R1VfR t `^ ;FORS } d -A I as MAR1t*lt " 1 AY l I l E th St NATU L 2 Av SW ! '° ZONE t " S. Ah St C 17 8 w ARNCiLt] q S a S -" 515 ° 5 x PARK 9� St s University 156 St 20"W 51N 16YU ST P S 1Sriohs 1 -79 24 c s N 5 a 5t T �L SSt A,, `^ F � � � e ! ' PARK S ft ': PARK x C; 21 Ft Z17161 S21 �t � N � t tv EiOE1 ACRES I I ,,, C;i 5 £ DUSTREAL i pi _ St PARK M w _ S 6Oth SE 19th Ct C! -- - i_.. — _ AXLE r 2 ENeiit Ck SE iE ,-laid- I ; r a lkymn [t SIE 167 S Ct S 163rd w , 2 i 52 cti 52 y 8 t 2 20 ' a 5thµ,y N 1 � } I W to 'Ct $ S 166th E a E $ ewe i p Lltl1 N -SP� w API I s 5 C '� 29 5E 30th PIT l 4 25 J ttaoo oo � 3Q ti 3i 5 r,� 515 � w u SE 1M t I 6 ca d SE 1 ]Dth ct 5i ' ... 69th REFERENCE: THOMAS GUIDE CD-ROM, KINGIPIERCEISNOHOMISH COUNTIES, 2004 NOT TO SCALE Terra vicinity Map Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pro No.T-6309 Date June 2011 Figure 1 Environmental Earth Sciences 9 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 h H 45 12"j F PASSIVE EARTH PRESSURE = 400 pcf TAKEN OVER (2) PILE DIAMETERS NOTE: VALUE INCLUDES SAFETY FACTOR OF 1.5 EXCAVATION SLOPE (SEE GEOTECHNICAL REPORT FOR APPROPRIATE INCLINATION) pcf 45(H) psf (OVER PILE DIAMETER) NOT TO SCALE I:� 75 psf —� (TRAFFIC SURCHARGE WHERE APPLICABLE) 20(h) psf SLOPE SURCHARGE (WHERE APPLICABLE) -. 0i Terra Temporary Cantilevered Soldier Pile Shoring Heritage Hills - Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pra No. T-6309 Date: June 2011 Figure 3 Environmental Earth Sciences l• 9 1 1 1 1 1 1 1 1 1 1 1 1 12" MINIMUM 314" MINUS WASHED GRAVEL SLOPE TO DRAIN 12" . . 4� VCc ;y :: COMPACTED c STRUCTURAL FILL - G .. SEE NOTE "�� u� .. EXCAVATED SLOPE %' (SEE REPORT TEXT T FOR APPROPRIATE 6"(MIN.) ,: INCLINATIONS) 12" OVER PIPE 3" BELOW PIPE 4" DIAMETER PERFORATED PVC PIPE NOT TO SCALE NOTE: MIRADRAIN G100N PREFABRICATED DRAINAGE PANELS OR SIMILAR PRODUCT CAN BE SUBSTITUTED FOR THE 12-INCH WIDE GRAVEL DRAIN BEHIND WALL, DRAINAGE PANELS SHOULD EXTEND A MINIMUM OF SIX INCHES INTO 12-INCH THICK DRAINAGE GRAVEL LAYER OVER PERFORATED DRAIN PIPE. Terra Typical Cast in Place Wall Drainage Detail Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geolechnical Engineering Geology and Pro No. T-6309 Date: June 2011 Figure 4 Environmental Earth Sciences 1� 9 1 1 1 1 1 BUILDING WALL MIRADRAIN G10ON DRAINAGE PANEL OR - EQUAL - FULL COVERAGE ON THE WALL WATER PROOF PER OTHERS SPECIFICATIONS INSERT 1/2" SPACERS BETWEEN LAGGING TIMBER AT 5' DEPTH INTERVALS SOLDIER PILE AND TIMBER LAGGING SHORING 2" DIAMETER PVC PIPE - CONNECT TO 4" DIAMETER DRAINAGE PANEL USING PRE -FABRICATED SCH. 40 PVC >c DRAIN GRATE PER MANUFACTURERS TIGHTLINE <°tom ;> SPECIFICATIONS. CENTER DRAINPIPES I BETWEEN SOLDIER PILES FOOTIN NOT TO SCALE := Terra Shoring/Building Wall Drainage Detail Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pra No. T-6309 Date: June 2011 Figure 5 Environmental Earth Sciences 1• � APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Heritage Hills — Lot 2 Enterprise Short Plat Renton, Washington On April 2, 2009, we explored subsurface soil conditions at the site by observing the advancement of 4 soil test borings to a maximum depth of 30.5 feet below existing surface grades. The borings were drilled using a track - mounted drill rig and advanced with a hollow -stem auger_ Soil samples were obtained at regular intervals during drilling in general accordance with ASTM Test Designation D-1586. Using this procedure, a two-inch diameter split -barrel sampler is driven 18 inches into the ground using a 140-pound hammer falling from a height of 30 inches. The number of blows required to drive the sampler 12 inches after an initial 6-inch set is referred to as the Standard Penetration Resistance value or N value. This is an index related to the consistency of cohesive soil and the relative density of cobesionless materials. The N values obtained for each sample are recorded on the ' Boring Logs attached as Figures A-2 through A-5. The approximate boring locations are shown on Figure 2_ The test boring locations were approximately determined by measurements from existing property features. 7 An engineering geologist from our office conducted the field exploration, classified the soil conditions encountered, maintained a log of each boring, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-1. Representative soil samples obtained from the soil borings were placed in closed containers and taken to our laboratory for further examination and testing, The moisture content of each sample was measured and is reported on the Boring Logs. Grain size analyses were performed on four of the samples. The results are shown on Figures A-6 and A-7. Plasticity characteristics of one sample of fine-grained silt observed at the site was also evaluated by performing Atterberg Limits tests. The results are recorded on the associated Boring Log. Project No. T-6309 1 1 MAJOR DIVISIONS LETTER SYMBOL TYPICAL DESCRIPTION Clean Well -graded gravels, gravel sand mixtures, little or no { GRAVELS Gravels fines. I GP (less than - — Poorly -graded gravels, gravel -sand mixtures, little or Q N More than 5% fines) no fines. F infraction of coarse #raction is GM Silty gravels, grauel-sand-silt mixtures, non -plastic ❑ aD � larger than No. Gravels fines. GC --- l -- Clayey gravels, gravel -sand -clay mixtures, plastic fines. W -`� 4 sieve with fines Z E ly- (7 N Clean Well -graded sands, gravelly sands, little or no fines. SW u7 SANDS Sands SP LU z (less than Poorly -graded sands or gravelly sands, little or no c More than 5 /° fines) — fines. Q 50% of coarse --- p o fraction is SM Silty sands, sand -silt mixtures, non -plastic fines. U smaller than Sands SC No. 4 Sieve with flees Clayey sands, sand -clay mixtures, plastic fines. Inorganic silts, rock flour, clayey silts with slight ML SILTS AND CLAYS plasticity. CL inorganic clays of low to medium plasticity, (lean clay). flCD l= p Liquid limit is less than 50% — Organic silts and organic clays of low plasticity. ❑ o z sv ll! o N OL Z n ra __.... Q L j MH Inorganic silts, elastic. M a� �,._ ! SILTS AND CLAYS -- q) co CH Inorganic clays of high plasticity, fat clays. Liquid limit is greater than 50% — OH PT -- Organic clays of high plasticity. Peat. _Z LL HIGHLY ORGANIC SOILS DEFINITION OF TERMS AND SYMBOLS u) w Standard Penetration Density Resistance in Blows- 2" OUTSIDE DIAMETER SPLIT I ___ SPOON SAMPLER 0 w O Very loose 0-4 Loose 4-10 Medium dense 10-30 Dense 30-50 Very dense >50 Standard Penetration Consistency Resistance in Blows/Foot w > Very soft 0-2 w Soft 2-4 = Medium stiff 4-8 0 , Stiff 8-16 Very stiff 16-32 Hard >32 Terra ;.;. Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences 2.4" INSIDE DIAMETER RING SAMPLER OR SHELBY TUBE SAMPLER T WATER LEVEL (DATE) Tr TORVANE READINGS, tsf Pp PENETROMETER READING, tsf DID DRY DENSITY, pounds per cubic foot LL LIQUID LIMIT, percent PI PLASTIC INDEX N STANDARD PENETRATION, blows per foot UNIFIED SOIL CLASSIFICATION SYSTEM HERITAGE HILLS - LOT 2 ENTERPRISE SP RENTON, WASHINGTON Proj. No. T-6309 Date JUN 2011 Figure A-1 1 1 1 1 1 I I I 1 LOG OF BORING NO. 1 Figure No. A-2 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 412109 Client: Complete Construction, LLC Driller: Boretec Logged By, DPL Location: Renton, Washington Approx. Elev: 294' 6 Pocket Penetrometer a TSF 6 c Soil Description Consistencyl 1 ? 3 4 Observ. Relative Density Mo /0 Moisture Content Well 5PT (N) E W x W 1 + Blowslft + o U 10 30 50 70 10 20 30 40 (BLACKBERRIES)�J�� 1 2 FILL: brown silty sand with gravel, fine I grained, wood pieces, old roots, I 3 disturbed soil in sampler, wet. (SM) Loose to I 4 Medium Dense 5 22.5 10 6- X u 7 --------------------- - - - - -- ---- - - - - -- IS 9 I 9.1 I10 Dense * 5016" I 11 12 I 13 I 14 Gray to grayish -brown silty SAND with I 15 gravel, fine grained, cemented, moist. 12.0 (SM) (Glacial till) � 16 17 Very Dense 18 19 20 W0 5016" 21 22 23 24 5015" 8.0 25 26 I Boring terminated at 25.5 feet. I 27 No groundwater observed. I 28 29 I 30 Terra Note: This borehole log has been prepared for geotechnical purposes, This information pertains only to this boring location Associates Inc. and should not be interpeted as being indicative of other areas of the site. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences L 1 1 1 1 r� 1 1 LOG OF BORING NO, 2 Figure No. A-3 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 4/2109 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: Renton, Washington Approx. Elev: 306' Pocket Penetrometer A TSF a c Soil Description Consistency/ 1 2 3 4 Observ. Relative Density Moisture Content % Well 5PT (N) w E W x WI • Blows/ft 10 30 50 70 10 20 30 40 (GRASS) ��-- -- 1 2 FILL: gray gravel with sand and silt, Loose fine to coarse grained, wet. (GP -GM) I 3 ----------- _--------- - - - - -- - - - - - - - - - - - 4 I 5 Dense "0.0 93 X 6 7- 9- 10 9R X I 11 12 Grayish -brown to gray silty SAND with gravel, fine grained, cemented, moist. 13 (SM) (Glacial till) Very Dense I 14 015.5" .t3 f 15 x 16 17 18 19 7� I 50131, 20 21 I 22 I 23 I 24 25 2 Gray SILT with sand, moist. (ML) Very Hard 1K I 73 26 PI=7, PL=26, LL=33 27 I Boring terminated at 26.5 feet. I 28 No groundwater observed. I 29 30 I Terra Note: This borehole log has been prepared for geotechnical purposes, This information pertains only to this boring location Associates Inc. and should not beinterpeted as being indicative of other areas of the site Consultants in Geotechnical Engineering, Geology 10 and Environmenial Earth Sciences i� 1 1 it 1 LOG OF BORING NO. 3 Figure No. A-4 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 412/09 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location:. Renton, Washington Approx. Elev: 290' ro Pocket Penetrometer 2 o TSF a c — Sail Description Consistency/ 1 2 3 4 Observ. Relative Density Moisture Content % SPT (N) Well w Q a E WPI-----x-----I WI • Blows/ft m 10 30 50 70 10 20 30 40 I I I I 1-III 1 3 (No COVER) 1 FILL: brown silty sand with gravel, fine Loose 2 grained, wet. (SM) Y ---------------- - -- - -- ---- - - - - -- 3 I Dense 4 5015" 5 12.0 I 6 7- I 8- Gray silty SAND with gravel, fine I g grained, cemented, moist. (SM) (Glacial till) 9.4 I 10 Very Dense X I 50/6" 11 12 I 13 I 14 I 1 I 15 �9 I 50/4" 1 17- 1$ 19 10-250/5" 20 X 21 Boring terminated at 20.5 feet_ 22 No groundwater observed. I 23 24 I 25 I 26 I 27 I 28 I 29 30 Terra Note: This borehole log has been prepared for geotechnical purposes. This information pertains onlyto this boring location Associates Inc. and should not be interpeted as being indicative of other areas of the site. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 1 1 1 1� 1 1 LOG OF BORING NO. 4 Figure No. A-5 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 412/09 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: Renton, Washington Approx. Elev, 302' 6 Pocket Penetromete ?_ Is TSF 6 S Soil Description Consistency! ? 3 4 Observ. Relative Density o Moisture Content /a Well SPT (N) Q a F WP WI • Blows/ft • m 10 30 50 70 10 20 30 40 (GRASSISCOTCH BROOM) 1 2 FILL: brown silty sand with occasional Loose to I 3 gravel, fine grained, wet. (SM) Medium Dense II 4 5 12.1 II � 6T I 62111 " 7 Dense 8 I I 9 10 12.4. I I x I 50/2" 11 12 I 13 I 14 5013" 13.7 15 Grayish -brown to gray silty SAND with x 16 gravel, fine grained, cemented, moist. { 17 (SM) (Glacial till) Very Dense f 18 f 19 5013" 12.9 20 x 21 22 23 24 I 5013" 9,2 25 X 26 27 28 I 29 5013" 30 I 31 Boring terminated at 30.3 feet. 32 No groundwater observed. 33 34 35 Terra Note: This borehole log has been prepared for geotechnical purposes, This information pertains only to this boring location AssociatesInc. and should not be interpeted as being indicative of other areas of the site. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 1 1 1 1 1 1 1 1 1 1 1 1 1 1 t 1 1 8C 7C W 6C z ~ z 50 w U W 40 IL 30 20 Particle Size Distribution Report C C 7 O 1I I I I I I I i I II I I I — 1 1 a - I I ill I I I f iIi I I i _ I I i i I I 1 ' I I I I I I i I III I I I I � I I I T`F j[ I I I I I I � 1 I I i j I I l I 1 I I i j ' { vv { u { U. I U. U"1 0,001 GRAIN SIZE - mm. Gravel % Sand % Fines Coarse Fine Coarsel Medium Fine Silt Clay 0.0 0.0 9.8 2.6 9.9 36.5 41.2 ❑ 0.0 11.2 79 4.4 13.9 31.5 31.1 L 0.0 0.0 4.7 3.7 12.9 33.1 45.6 Colloids LL I PL DSS DAn D5p Dan D _Dlp C C 11 0 0.9451 0.2023 0.1275 ❑ 10.4540 0.3754 0.2457 Aj 0,7574 1 0.1665 0.0973 Material Description USCS AASHTO o Silty SAND j SM ❑ silty SAND with gravel SM !� silty SAND SM Project No. T-6309 Client: Coomplete Constivetion, LLC Remarks: Project: Lot 2, Enterprise Short Plat a Location: Boring B-1 Depth: EL. 274 / 20 Peet Sample Number: 4 n Location: Boring B-2 Depth: EL. 291 / 15 Feet Sample Number: 3 4 Location: Boring B-3 Depth: EL. 275 / 15 Feet Sample Number: 3 'Date: o Aril 2, 2009 ❑Aril 2, 2009 n April 2, 2009 Terra Associates, Inc. Kirkland, WA Figure A-6 Tested By: Checked By: JMC 1 11 1 1 1 i� ri Particle Size Distribution Report ' I i I I I I 70 i I I i I I i � I i I I , , 1 I � i I 1 i - � W so LL I I I I I Z 50 + - _f I w 40 - J d 3a �� I I I - 20 i I - - r I I I I I 10 I � � I i - i i Q I i 100 10 1 0.1 0.01 0.001 GRAIN SIZE - mm. +3„ % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0 0.0 0.0 6.7 2.2 8.9 37.5 44.7 Colloids LL PI_ D85 1 D D D D D 0 C C O 0.5104 0.1682 0.1009 f Material Description USCS AASHTO o silty SAND SM Project No. T-6309 Client: Coomplete Construction, LLC Remarks: , Project: Lot 2, Enterprise Short Plat o Location: Boring B-4 Depth: EL. 297 / 5 Feet Sample Number: 1 Date: o April 2, 2009 Figure A-7 Terra Associates, Inc. Kirkland, WA ITested By: FQ Checked By: JMC APPENDIX B WINSTABL SLOPE STABILITY RESULTS 1 1 1 I 1 1 I 11 1-1 1 1 1 1 i 1 m a) 0- 0 CO C_ U co LL O m C m 4-- O rZ LU O Z O N CD ti ti m O191- CD Co O N N N N N N m m m N N N N N N N N N N LO N co 00 O ti LO CM N cri It ti 06 N co co �o co LO co Ln o h0 o ti � CN 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 O l L r CU M CD LO Co [O Cfl QO Co M CD O IM1 M r` Cr ti CO ti Q� CO W 4 E O U) N a O W CD C LL i (D c fn O L O Z ti L u� ao r• M 06 � N r LO N Cp OD O LJO LO CY7 r M V- LO N 00 C r 1-1 1 1 1 1 Profile.out PCSTABL6 by Purdue University modified by Peter ). Bosscher University of Wisconsin -Madison --slope stability Analysis -- simplified )anbu, Simplified Bishop or spencers Method of Slices PROBLEM DESCRIPTION North End of Building west Facing slope (Siesmic Ag=.3) BOUNDARY COORDINATES 3 Top Boundaries 3 Total Boundaries Boundary X-Left Y-Left x-Right Y-Right Soil Type No. (ft) (ft) (ft) (ft) Below Bnd 1 12.00 12.00 15.00 12.00 1 2 15.00 12.00 59.00 33.00 1 3 59.00 33.00 115.00 33.00 1 ISOTROPIC SOIL PARAMETERS 1 Type(s) of soil Soil Total Saturated Cohesion Friction Pore Pressure Piez. Type unit wt. Unit wt. Intercept Angle Pressure constant Surface No. (pcf) (pcf) (psf) (deg) Param. (psf) No. 1 130.0 135.0 500.0 40.0 0.00 0.0 0 A Horizontal Earthquake Loading coefficient Of0.300 Has Been Assigned A vertical Earthquake Loading Coefficient Of0.000 Has Been Assigned Page 1 Profile.out cavitation Pressure = 0.0 psf BOUNDARY LOAD(S) 3 Load(s) specified Load X-Left X-Right Intensity Deflection No. (ft) (ft) (lb/sgft) (deg) 1 66.00 69.00 12000.0 0.0 2 87.00 93.00 12000.0 0.0 3 107.00 113.00 12000.0 0.0 NOTE - Intensity Is Specified AS A Uniformly Distributed Force Acting on A Horizontally Projected surface. A critical Failure surface searching Method, Using A Random Technique For Generating circular surfaces, Has Been Specified. 100 Trial surfaces Have Been Generated. 10 Surfaces Initiate From Each Of 10 Points Equally Spaced Along The Ground surface Between x = 15.00 ft. and x = 40.00 ft. Each surface Terminates Between x = 70.00 ft. and X = 115.00 ft. Unless Further Limitations were Imposed, The Minimum Elevation At which A surface Extends is Y = 0.00 ft. 3.00 ft. Line segments Define Each Trial Failure surface. Following Are Displayed The Ten Most critical of The Trial Failure surfaces Examined. They Are Ordered - Most critical First. ., safety Factors Are calculated By The Modified Janbu Method •• Failure surface specified By 32 coordinate Points Point x-Surf Y-surf No. (ft) (ft) Page 2 1 1 1 1 1 1 Profile.out 1 17.78 13.33 2 20.04 11.35 3 22.42 9.53 4 24.92 7.88 5 27.53 6.39 6 30.23 5.07 7 33.00 3.94 8 35.85 2.99 9 38.75 2.23 10 41.70 1.66 11 44.67 1.29 12 47.67 1.11 13 50.67 1.14 14 53.66 1.35 15 56.63 1.77 16 59.57 2.38 17 62.46 3.19 18 65.29 4.18 19 68.05 5.35 20 70.73 6.71 21 73.31 8.24 22 75.78 9.93 23 78.14 11.78 24 80.37 13.79 25 82.47 15.94 26 84.41 18.22 27 86.21 20.62 28 87.84 23.14 29 89.30 25.76 30 90.59 28.47 31 91.70 31.26 32 92.26 33.00 Failure Surface specified By 33 coordinate Points Point x-Surf v-surf No. (ft) (ft) 1 15.00 12.00 2 17.56 10.43 3 20.19 9.00 4 22.90 7.71 5 25.68 6.57 6 28.51 5.58 7 31.39 4.74 8 34.31 4.06 9 37.26 3.53 10 40.24 3.16 11 43.23 2.95 12 46.23 2.91 13 49.23 3.02 14 52.22 3.29 15 55.19 3.72 16 58.13 4.31 17 61.04 5.05 18 63.90 5.95 19 66.71 7.00 Page 3 1 1 1 1 Profile.out 20 69.46 8.20 21 72.14 9.55 22 74.75 11.03 23 77.27 12.66 24 79.70 14.41 25 82.04 16.30 26 84.27 18.30 27 86.39 20.42 28 88.40 22.65 29 90.28 24.99 30 92.03 27.42 31 93.66 29.94 32 95.14 32.55 33 95.37 33.00 n 1.635 •• Failure Surface Specified By 21 coordinate Points Paint x-Surf Y-surf No. (ft) (ft) 1 26.11 17.30 2 28.42 15.39 3 30.93 13.74 4 33.59 12.36 5 36.39 11.29 6 39.29 10.52 7 42.26 10.07 8 45.26 9.94 9 48.25 10.14 10 51.20 10.66 11 54.08 11.50 12 56.86 12.65 13 59.49 14.08 14 61.95 15.80 15 64.22 17.77 16 66.25 19.97 17 68.04 22.38 18 69.56 24.97 19 70.78 27.71 20 71.71 30.56 21 72.21 33.00 1.648 •• Failure Surface specified By 15 coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 34.44 21.28 2 37.41 20.80 3 40.40 20.55 4 43.40 20.52 Page 4 i 1 1 1 1 1 1 1 1 1 i 1 1 1 1 Profile.out 5 46.39 20.72 6 49.36 21.14 7 52.29 21.79 8 55.16 22.65 9 57.96 23.73 10 60.67 25.01 11 63.28 26.50 12 65.77 28.17 13 68.12 30.03 14 70.33 32.06 15 71.21 33.00 1.662 Failure surface specified By 23 Coordinate points Point x-surf Y-surf No. (ft) (ft) 1 17.78 13.33 2 20.73 12.80 3 23.71 12.43 4 26.70 12.20 5 29.70 12.12 6 32.70 12.19 7 35.69 12.41 8 38.67 12.77 9 41.62 13.29 10 44.55 13.95 11 47.44 14.75 12 50.29 15.70 13 53.08 16.79 14 55.82 18.01 15 58.50 19.37 16 61.10 20.86 17 63.63 22.48 1$ 66.07 24.22 19 68.42 26.08 20 70.68 28.06 21 72.84 30.14 22 74.89 32.33 23 75.46 33.00 1.684 ., Failure surface specified By 27 coordinate Points Point x-Surf Y-surf No. (ft) (ft) 1 15.00 12.00 2 17.22 9.98 3 19.61 8.17 4 22.16 6.58 5 24.83 5.22 Page 5 1 1 1 i 1 1 1 1 1 Profile.out 6 27.61 4.10 7 30.48 3.23 8 33.42 2.62 9 36.40 2.27 10 39.40 2.19 11 42.39 2.37 12 45.36 2.81 13 48.28 3.52 14 51.12 4.48 15 53.87 5.69 16 56.49 7.13 17 58.98 8.81 18 61.32 10.69 19 63.47 12.78 20 65.43 15.05 21 67.19 17.48 22 68.72 20.06 23 70.02 22.77 24 71.07 25.57 25 71.88 28.47 26 72.42 31.42 27 72.57 33.00 1.687 .,..., railure Surface specified By 26 coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 28.89 18.63 2 31.51 17.18 3 34.23 15.89 4 37.01 14.78 5 39.86 13.84 6 42.76 13.08 7 45.71 12.50 8 48.68 12.11 9 51.67 11.90 10 54.67 11.88 11 57.67 12.05 12 60.65 12.40 13 63.60 12.94 14 66.51 13.66 15 69.37 14.56 16 72.17 15.63 17 74.90 16.88 18 77.55 18.30 19 80.10 19.87 20 82.55 21.61 21 84.88 23.49 22 87.10 25.51 23 89.18 27.67 24 91.13 29.95 25 92.93 32.35 26 93.35 33.00 1.695 **•• Page 6 1 1 i 1 1 1 Profile.out Failure surface specified By 27 Coordinate Points Point x-surf Y-Surf No. (ft) (ft) 1 15.00 12.00 2 17.16 9.92 3 19.50 8.04 4 22.00 6.38 5 24.63 4.94 6 27.39 3.75 7 30.23 2.81 8 33.16 2.13 9 36.13 1.71 10 39.12 1.56 11 42.12 1.68 12 45.10 2.06 13 48.02 2.71 14 50.88 3.62 15 53.65 4.78 16 56.30 6.19 17 58.82 7.82 18 61.17 9.68 19 63.36 11.73 20 65.35 13.98 21 67.13 16.39 22 68.69 18.95 23 70.01 21.65 24 71.09 24.45 25 71.92 27.33 26 72.48 30.28 27 72.75 33.00 *�* 1.728 *** Failure surface specified By 27 Coordinate Points Point x-surf Y-Surf No. (ft) (ft) 1 23.33 15.98 2 25.98 14.56 3 28.71 13.31 4 31.50 12.23 5 34.36 11.31 6 37.27 10.58 7 40.22 10.02 8 43.19 9.64 9 46.19 9.44 10 49.19 9.42 11 52.18 9.59 12 55.16 9.93 13 58.11 10.46 14 61.03 11.16 15 63.90 12.04 Page 7 1 1 1 1 1 1 1 1 f 1 1 i 1 1 1 Profile.out 16 66.71 13.10 17 69.45 14.32 18 72.11 15.70 19 74.68 17.25 20 77.16 18.94 21 79.52 20.79 22 81.77 22.77 23 83.90 24.89 24 85.89 27.13 25 87.75 29.49 26 89.45 31.95 27 90.09 33.00 1.735 rs: Failure Surface specified By 18 coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 34.44 21.28 2 36.57 19.16 3 38.96 17.35 4 41.59 15.90 5 44.39 14.82 6 47.31 14.15 7 50.30 13.89 8 53.29 14.04 9 56.24 14.61 10 59.08 15.59 11 61.75 16.95 12 64.21 18.67 13 66.40 20.72 14 68.29 23.05 15 69.84 25.62 16 71.01 28.38 17 71.79 31.28 18 72.00 33.00 1.762 Y A X I S F T 0.00 14.38 28.75 43.13 57.50 71.88 X0.00+---------+----------+---------*---------+---------+ 14.38 + - 2.1 Page 8 Profile.out 2 1 86 1.5. 861...5.9 812..5.9.3 A 28.75 + 62...59.3.7 - 621. ..93.7.. -861. ..53.7, .4 -81..... 357..0. -81.... 3.5..0.4.. -12.... 9.570..4... x 43.13 +82.... 3.7.... 4... -12....3.75...4... -16.... 37.5........ .126. .3..05...4.. .1286..97.0.5..4... 28..93.0..5..4... I 57.50 .1.2.6.973. .5...4.. ..1.286.9730... A... ..1.. .686.30..5..4 .. -..12 .976.30..5...4. -...12... 7 86.3.35...4 /1 ...... 2. .7..868635. .4.1/ 5 71.88 ..... 1.2. .7. .. 8635363 - ....1.2. .7. .......55 .....1.2...7 ........ .......11...79 ..... 1..79. 86.25 + .........1...79. ./2 - ..... ....1.17.99. .. ....2.21719 - ... ..........22/ F 100.63 + ..... ........ - /3 .3/ T 115.00 + Page 9 Heritage Hills Apartment Community - Level 1 Downstream Analysis Heritage Hills Apartment Community LEVEL 1 DOWNSTREAM ANALYSIS WI PRELIMINARY STORMWATER FACILITY SIZING CitY of Renton Planning pivisiori City of Renton, Washington Prepared For: Complete Construction, LLC Weidner Property Management 9757 Juanita Drive NE Suite 300 Kirkland, Washington 98034 Issued July 8, 2011 Prepared By: Brandon Loucks, EIT Reviewed By: Richard A. Tomkins, PE Project Principal NOV - 3 M1 'RIECIENED 1 Heritage Hills Apartment Community — Level I Downstream Analysis I TABLE OF CONTENTS ' I PROTECT OVERVIEW........................................................................................................................1-1 1.1 GENER.AIL. DESCRIPTION OF PROPOSAL ................................................. ..................................... 1-2 ' 1.2 1.3 PRE -DEVELOPED CONDITION OF SITE........................................................................................ DEVELOPED CONDITION OF SITE.-............................................................................................ 1-2 1-3 1.4 DRAINAGE BASIN, SUB -BASINS, AND SOIL SURVEY.................................................................. 1-3 2 OFF -SITE ANALYSIS ....................... 2-1 ' 2.1 2.2 TASK 1, STUDY AREA DEFINITION AND MAPS.......................................................................... TASK 2, RESOURCE REVIEW...................................................................................................... 2.1 2-1 2.3 2.4 TASK 3, FIELD INSPECTION...................................................................................... ........ TASK 4, DRAINAGE SYSTEM AND PROBLEM DESCRIPTION........................................................ 2-2 24 2.5 TASK 5, MITIGATION OF EXISTING AND POTENTIAL PROBLEMS... ... ..................................... 24 ' 3 PRELIMINARY TREATMENT AND DETENTION ANALYSIS .................................................... 3-1 3.1 EXISTING SITE BASIN ................................................................................................................ 3-1 ' 3.2 DEVELOPED SITE BASIN ............................................................................................................3-1 3.3 FLOW CONTROL SYSTEM.............................................................................. ........... 3-2 3.4 WATER QUALITY TREATMENT........................................................................................ 3-3 ' APPENDIX A ........................... . APPENDIX OFFSITE ANALYSIS MAPS APPENDIXB..................................................................................................................................... APPENDIX KCRTS OUTPUT ' APPENDIX C .APPENDIX GEOTECHNICAL REPORT tJob #09-029 Page i July 8, 2011 RLAD Heritage Hills Apartment Community — Level 1 Downstream Analysis I PROJECT OVERVIEW This section gives an overview of the project site in both the pre -developed and developed condition. There is also a description of the runoff characteristics of the property and the existing soil classification. The proposed project consists of an 81-unit apartment community on 1.56 acres in a Commercial Arterial (CA) zone. The site currently is an undeveloped parcel located at 1250 Puget Drive South, within the City of Renton, Parcel #202305-9157. The project is generally located northeast of the intersection of S Puget Dr and Benson Rd S in Section 20, Township 23 N, Range 5 E, W.M., King County, Washington. See the vicinity map below. m N z S J5TH ST z � )1 U) 1 S 19 TH T S! TP S 21 ST ST S PO GE T GQ 1 VNCINITY MAP .fob #09-929 Page 1-1 Juiy 8, 2011 A sacin�es 1 Heritage Hills Apartment Community -- Level 1 Downstream Analysis 1.1 General Description of Proposal This project will develop an 81-unit apartment community in one 4 story building with ' associated underground parking and attached storage units. In addition to utility and storm drainage improvements, development will include improving the access off of S Puget Dr ' (emergency access), and connecting to the existing Abitare Apartment access roadway to the east (primary access). The majority of site runoff and upstream run-on will be collected in new conveyance systems and detained in one of two proposed detention vaults. Detention and water quality treatment will be provided according to 2009 King County Surface Water Design Manual and the 2010 City of Renton Amendments to the King County Surface Water Design Manual. 1 1.2 Pre -developed Condition of Site 'The site is currently undeveloped with the exception of existing utilities (storm, water, sewer, and gas) installed in a ±20' wide corridor along the north property line. The site is surrounded by commercial and residential apartment buildings. To the north, east, and south are existing apartments and to the west is an existing office/retail area. The site is currently accessible frorn the south off of S Puget Dr by a gravel driveway as well as from a gravel road connection to the adjacent Abitare Apartments at the northeast corner of the site. The project site has previously been cleared with portions now vegetated with a cover of grass, brush/blackberries, and trees. The majority of the site moderately slopes from east to west with 5-10% slopes. The westerly edge of the site banks down approximately 20 feet at a ±40% grade to the existing retail parking lot. The existing site is made up of two separate threshold discharge areas since flows combine further than one -quarter mile downstream. Threshold discharge area 41 is the largest of the two threshold areas containing a majority of the site. Under existing conditions runoff sheet flows across the site and collects in a ditch draining towards the north. This ditch was constructed to intercept runoff prior to reaching the top of slope and tie it into the tighlined storm system installed along the north property line. The second threshold discharge area consists of a small portion of the property that slopes south towards S Puget Dr. See the Existing Basin AV1ap located at the end of this section. ' Job #09-029 July 8, 2011 Page 1-2 IHeritage Hills Apartment Community- Level 1 Downstream Analysis ' 1.3 Developed Condition of Site 1 1 The developed site improvements will be located on the eastern 3/ of the site. The remaining western portion of the property will remain undisturbed (mostly steep) slope. The preliminary site plan is a single building apartment complex with 81 units, attached storage units, and underground parking. The main entrance for the developed site will be through the north end of the existing Abitare apartment community at the northeast corner of the site by improving the existing gravel fire lane. A secondary access will be provided off of S Puget Dr by improving the existing gravel driveway currently existing. This secondary access will provide access for use by Emergency Vehicles only. As currently envisioned, a portion of the emergency access roadway will be constructed using a green paving system. See the Developed Basin Map located at the end of this section. Similar to the existing conditions of the site, the developed conditions will maintain two threshold discharge areas. The developed threshold discharge area #1 will still include a majority of the site consisting of building rooftop, roadway, sidewalk, and landscaping. Runoff from this area will be detained in two detention vaults with Vault #1 located under the emergency access roadway and Vault #2 in the northwest corner of the project. Developed threshold discharge area #2 will continue to direct flow toward S Puget Dr. See Section 3 for more detail and analysis of the threshold discharge areas and storrriwater management facilities. 1.4 Drainage Basin, Sub -basins, and Sol! Survey With the two threshold discharge area, area #1 consists of the majority of the project site. In addition, a slight amount of pervious runoff from the existing Abitare Apartments to the east sheet flows onto the site along the east property line. Runoff in threshold discharge area #1 is currently intercepted by the previously described ditch and conveyed offsite by the tightlined storm system installed along the north property line. Under developed conditions, runoff from the threshold area #1 will be collected, detained, and then released to this same tighlined system to be conveyed west toward Benson Rd S. Threshold discharge area #2 consists of a small portion of the site where runoff sheet flows towards the existing conveyance system in Puget Dr S. Both discharge locations eventually drain to a drainage ditch in a forested area located ' .fob #09-029 July 8, 2011 Page 1-3 Heritage Hills Apartment Community -- Level 1 Downstream Analysis between Puget Dr and SR 515. Stonnwater then ends up in the Black River watershed and is ultimately released to the Green-Duwarnish River which drains to Puget Sound. A geotechnical report has been prepared by Terra Associates, dated June 29, 2011. The soils are summarized by Terra as loose to medium dense wet silty sand with gravel fill overlying dense to very dense unweathered glacial till. A copy of the geotechnical report can be found in Appendix C. Note: The 1990 King County Wetland Inventory did not list any wetlands on this property. Job #09-029 Page 1-4 July 8, 2011 ARLA� SOCI�TFS i N NO19NIHSVM 'NOIN3& d0 AVO AIINIIi'YWOO JN3W.lbfddV S 771H 30 V11H3H dVN NISd9 ONIISIX3 T-71"x1 N D w J 3AM 13DM KMOS m w ce id Q zl c xCSW LZa cla 9 d ~C ism w� Ens' ov ♦r X ) «naso7 '6Mp•ulsog 6uilsFx31211L I S71¢+VX3I Sa1.�6�QI6LQ6QI S�Q�'Odld� �3 wd6S.Z — iioe ve unr 'svnol9 Ul mol VNIHS vm WOJN3M -40 ADO AIMMMOO 1N3N1UVdV S 7 71H 30 V1 IH3H dV#V NISYS 03dO73A.90 V ooJ Qw z II iv go A 1 IN C14 Al I-- t4 I Lli CI R i` J �y _ ,, -j jjncKv7 'Omp•Lysuo pe-dojd\aLl\silqlYx3\-IgBmG\6eO6C\Vo-royd\ .17 -darr — tioz '6z unr lsjpnolq IHeritage Hills Apartment Community - Level 1 Downstream Analysis 1 2 OFF -SITE ANALYSIS ' This section outlines the drainage basin, within which this project is located, highlighting the downstream conditions one mile from the project site. 1 ' 2.1 Task 1, Study Area Definition and Maps This site is located within the Black River Sub -Basin of the Duwamish-Green River Basin. The ' study area for this project extends 1 mile downstream to conduct a complete resource Review as described in Task 2. For the purposes of Tasks 3, 4, and 5, Field Inspection, Problem ' Descriptions, and Potential problems, the study area extends downstream to a point on the drainage system where the proposed basin constitutes less than 15 percent of the total tributary ' drainage area, but not less than one -quarter mile. ' 2.2 Task 2, Resource Review The following recourses were reviewed for assisting with the offsite analysis and have been ' included in Appendix A: ' King County Drainage Basins • The project is located within the Black River Sub -Basin of the Duwamish-Green River Basin ' Flood Plain/floodway (FEMA) map • There is no mapped flood plain in this area per the available FEMA maps. The site is located in Zone X (areas determined to be outside 500-year flood plain) per the Flood Insurance Rate Map ' (FIRM) map number 53033C0979F. A copy of the FIRM is included in the Appendix A of this report. ' Sensitive Area Folio (Renton) • Aquifer Protection (2008) - None mapped on or around site ' • Coal Mine Hazard (2009) - Moderate Coal Mine Hazard per folio - not identified as an issue in soils report ' • Erosion Hazard (2009) - None mapped on site, mapped downstream • Flood Hazard (2009) - None mapped on or around site • Liquefaction (2009) - None mapped on or around site • Seismic Hazard (2009) - None mapped on or around site ' Job #09-029 Page 2-1 July 8, 2011 hSOCIATES Heritage Hills Apartment Community — Level 1 Downstream Analysis • Slide Hazard (2009) High Landside Hazard • Steep Slopes (2009) — 15-40% slopes iMAP Wetlands Inventory City of Renton Surface Water Network, for purposes of showing 1 mile Downstream iMAP downstream Maps, for Task 3 King County iMAP Drainage Complaints Maps 2.3 Task 3, Field Inspection "Triad Associates" preformed a field visit on 06/17/11 to locate any potential problems upstream or downstream of the proposed development. The weather was partly sunny and approximately 65 degrees with small amounts of runoff in the drainage systems from previous rainfalls. See the downstream drainage maps located in Appendix A for maps of the downstream study area. 2.3.1 Qnsite Basins The project site has previously been cleared with portions now vegetated with a cover of grass, brush/blackberries, and trees. The majority of the site moderately slopes from east to west with 5-10% slopes. The westerly edge of the site banks down approximately 20 feet at a ±40% grade to the existing retail parking lot. The existing site is made up of two separate threshold discharge areas since flows combine further than one -quarter mile downstream. Threshold discharge area #1 contains the majority of the site. Under existing conditions runoff sheet flows across the site and collects in a ditch draining towards the north. This ditch was constructed to intercept runoff prior to reaching the top of slope and tie it into the tighlined storm system installed along the north property line. The second threshold discharge area consists of a small portion of the property that slopes south towards S Puget Dr. See the existing and proposed basin maps located in Section 1. ' Job #09-029 July 8, 2011 t Page 2-2 Heritage Hills Apartment Community — Level 1 Downstream Analysis r� 2.3.2 Downstream Basin Natural Discharge Location 91 Intercepted drainage from the existing threshold discharge area 91 is piped to an existing conveyance system running along the north edge of the project. Similarly, flows released from the proposed vaults will be connected to this downstream piped conveyance system beginning at the northwest corner of the property. Runoff will continue west conveyed by a 12" CMP pipe approximately 280 ft through the existing office/retail area to Benson Rd S (A). Upon reaching Benson Rd S, runoff remains in a piped conveyance system and travels north approximately I ,175 ft (1,455 ft total) along Benson Rd S before crossing Benson Rd S, then Puget Dr S, and entering an existing ditch between S Puget Dr and SR 515 (B). There were no visual signs of problems related to erosion, flooding, or sedimentation from the runoff within the observed downstream corridor. Natural Discharge Location #2 Runoff from the existing threshold discharge area 42 currently sheet flows south towards S Puget Dr. Similarly the developed threshold discharge area will allow runoff to flow south to an existing catch basin where it enters the existing conveyance system in S Puget Dr. However, some of the existing threshold discharge area 92 will be directed towards threshold discharge area 41 slightly decreasing the amount of runoff sloped toward S Puget Dr. Once runoff reaches the existing conveyance system in S Puget Dr, it flows west down the center of S Puget Dr approximately 472 ft to the southwest corner of S Puget Dr and Benson Rd S (C). From there flows enter an existing ditch in a densely forested area between S Puget Dr and SR 515 and travels approximately 2,134 ft (2,606 ft total) north towards the intersection of SR 515 and Benson Dr S (D). There were no visual signs of problems related to erosion, flooding, or sedimentation from the runoff within the observed downstream corridor. 1 Job #09-029 July 8, 2011 NYAD,L Page 2-3 Heritage Hills Apartment Community — Level 1 Downstream Analysis fl 2.4 Task 4, Drainage System and Problem Description During the site visit, no evidence of problems was observed with the offsite drainage system. Drainage complaints from King County were also analyzed for this report. Upon review there does not appear to be any recorded drainage complaints along on or around the project property or the downstream flow path. See the drainage complaints map in the appendix provided by iMAP. 2.5 Task 5, Mitigation of Existing and Potential Problems There does not appear to be any existing or potential significant problems other than the need for standard routine maintenance in the downstream receiving systems. The developed site will follow the Flow Control Duration Standard Matching Forested Site Conditions as outlined in the 2009 Surface Water Design Manual Amendment. This will require matching the flow duration of pre -developed rates for forested site conditions over the range of flows extending from 50% of 2-year up to the frill 50-year flow. The site is proposing one vault to mitigate rooftop runoff and another vault for balance of developed runoff. The detention facility release rates will be based on the existing runoff from the area of the site that is being developed. Job #09-029 Page 24 July 8, 2011TRMAD soc rnr es Heritage Hills Apartment Commurity — Level 1 Downstream Analysis 3 Preliminary Treatment and Detention Analysis Detention and water quality were designed according to 2009 King County Surface Water Design Manual and the 2010 City of Renton Amendments to the King County Surface Water Design Manual. The site is required to follow Flow Control Duration Standard Matching Forested Conditions. 3.1 Existing Site Basin See the following table for existing land use areas in each threshold discharge area: Table 3.1 ExistinLy Land Use (includes offsite runoff) Baste OTAL AREA Tilt Forest OOyr _� m;�, Flow Threshold Area #1 1.380 ac 1.380 ae NIA Threshold Area #2 0.400 ac 0.400 ac 0,028 cfs 3.2 Developed Site Basin Similar to the existing conditions of the site, the developed conditions will maintain two threshold discharge areas. Threshold discharge area 41 will still include a majority of the site consisting of building rooftop, roadway, sidewalk, and landscaping. Runoff from this area will be detained in two detention vaults. Vault #1 will detain rooftop runoff directly tightlined to the vault located under access road running along the east edge of the project. Vault 91 discharge will be conveyed to an existing piped storm system along the north edge of the property. Vault #2 will detain runoff from the remaining portion of the site within threshold discharge area # I. Vault #2 discharge will be conveyed to the same existing piped storm system along the north edge of the property as Vault #1. Threshold discharge area #2 includes a minimal portion of the southern side of the property. Per the 2009 Surface Water Design Manual Amendment the facility requirement in Flow Control Duration Standard Matching Forested Site Conditions Areas is waived for any threshold Job #09-029 Page 3-1 July 8, 2011 NMD 1 Heritage Hills Apartment Community — Level 1 Downstream Analysis ' discharge area in which there is no more than a 0.1 cfs difference in the sum of developed 100- year peak flows for those target surfaces subject to flow control and the sum of forested site conditions 100-year peak flows for the same surface areas. The 100 year 15 minute flow difference between proposed and existing for threshold discharge area 42 is 0.091 cfs. ' Accordingly, no flow control is required for threshold area #2. See Table 3.1 and 3.2 and the KCRTS output in Appendix B. Table 3.2 Developed Land Use (includes offsite area) UndisWrbed : "" Disturbed " Bann TOTAL AREAGrass: Brus h Impewrous . Till 100 r-l4min Flow Threshold Area 1.525 ac 0.340 ac 0.912 ac 0.273 ae NIA Threshold Area 0.258 ac 0.14 ac 0.088 ac 0.030 ac 0.1 19 cfs 3.3 FLOW CONTROL SYSTEM Two detention vaults are proposed within threshold discharge area 41. Each vault was sized according to HSPI" methodology using King County Runoff Time Series (KCRTS) software. The KCRTS output is presented in Appendix B of this report. The vaults will each have a primary control structure designed to discharge stormwater per the Flow Control Duration Standard -- Matching Forested. The flow control system utilizes a flow restrictor tee with multiple orifices. Vault #1 1 Vault 41 is proposed to detain all rooftop runoff. Rooftop runoff will be tightlined to the vault ' located along the east property line under the access road. See Table 3.3 for the Vault 41 basin areas. 1 Table 3.3 Vault 91 Basin Pre developed Developed Facility Till Forest Impervious Till Grass Vault 41 0.578 ac 0.578 ac 0 ' Jab #09-029 July 8, 2011 1 %TRrAD Page 3-2 Heritage Hills Apartment Community — Level 1 Downstream Analysis n 1 The storm detention portion of the vault is 6.5 feet deep with a minimum detention volume required of 8,106 cf. A 13'x98' vault has been proposed for a total provided volume of 8,200 cf. Further design information will be provided during final engineering. Vault #2 Vault #2 is proposed to detain the remaining runoff within the developed threshold area #1. A portion of the developed threshold area #1, 0.22 acres, contains steep slopes, is downstream of the proposed vault and will remain undisturbed during and after construction. Runoff will be conveyed to the proposed vault by a new piped conveyance system. Because the developed threshold discharge area #1 is smaller than the existing threshold discharge area #1, Vault 92 will match forested runoff conditions for the remainder of the existing threshold discharge area. This is determined by subtracting out the area included in the Vault #1 basin from the total area of existing threshold discharge area 41 (1.16 ac — 0.578 ac = 0.582 ac). See Table 3.4 for the Vault #1 basin areas and the Developed Basin Map in Section 1. Table 3.4 Vault 42 Basin fmclndes offsite. runoff) �.M _�'A$x9hq ;,�sras $ kid.' a �- rEii�;y�r EME. The storm detention portion of the vault is 7 feet deep with a minimum detention volume of 6,965 cf. A 10'x100' vault has been proposed for a total provided volume of 7,000 ef. Further design information will be provided during final engineering. 3.4 WATER QUALITY TREATMENT Threshold Discharge Area #1 Basic Treatment is proposed to treat the pollution generating surfaces (pavements and landscaping) in threshold discharge area # 1. Treatment will be achieved by incorporating dead storage in proposed detention Vault #2, creating a combined detention and wetvault facility. Job #09-029 Page 3-3 July 8, 2011 'IRLAJ Ss0_C IAT E5 Heritage Hills Apartment Community — Level 1 Downstream Analysis 1 (The Vault # 1 sub -basin includes only non -pollution generating surfaces (rooftop) therefore no treatment is proposed.) The sizing of the wetvault is accomplished by determining the acreage of pervious and impervious land. Runoff volumes from pervious and impervious areas were determined by multiplying the acreage of each surface type by the mean annual storm (0.47"). Runoff factors of 0.25 for till grass areas and 0.90 for impervious areas were utilized. The sum of these values is the total runoff volume (VR). The required volume of the wetvault is determined by multiplying the VR by 3.0. The developed land use is listed above in Table 3.4. Till Grass Runoff = (0.393 ac)x(0.47"/l2)x(0.25) = 0.004 ac-ft Impervious Runoff = (0.334 ac)x(0.47/12)x(0.90) = 0.012 ac-ft Total runoff volume VR = 0.016 ac-ft Total basin volume VH = (0.016 ac-ft)x(3.0) = 0.048 ac-ft = 2 Off The water quality treatment portion of Vault 42 has a footprint of 10'x100' maintaining the minimum 5:1 length to width ratio required for one -celled wetvaults. At 3 foot of depth with 0.5' of sediment storage, a treatment storage volume of 3,000 cf is provided. Threshold Discharge Area #2 The developed threshold discharge area #2 is a small portion of the southern portion of the site. This developed area includes 3,833 sf (0.088ac) of pollution generating impervious surface (PGIS), pavement. Per Section 1.2.8 of the 2009 Surface Water Design Manual Amendment, a threshold discharge area within the site of a project is exempt from water quality treatment if there less than 5,000 sf of new plus replaced PG1S. Accordingly, water quality treatment is not required for this area. However, a oil/water separator will be provided in an onsite catch basin to provide spill control. Job #09-029 July 8, 2011 1 /TRIAD f A CIATII Page 3-4 Heritage Hills Apartment Community — Level 1 Downstream Analysis 1:1,aMO1911:Rs1 OFFISTE ANALYSIS MAPS Job #09-029 APPENDIX July 8, 2011TRIAD A550CIATE6 rk� � �` lEZ y. � roa • � N � 4V pug6t 5oupd ¢�4 � 3 a C r� ,o C N M N N � 7 N a O aj C p1 � a`► C 0- A Y o 3 C m O G O CID Ln �S Z ti Lll d LU u a W r] C3 G 2 U uj W L7 EE- J N p d' V,-3� ^ LL V N N y o4 :1.1 H W QI W y 41 o , -° ui _ x /�I r7 Zoo ma_ n ;oc �y o c m n L W r_W LO C a v o p C N Y 1 S�iWl�1 �1b�iUd�U� i N I X ° z � CIO l wQ O i I f �} � S 9"�3'id ;Wtrk ;IINti � u Lu 1 AQUIFER PROTECTION ZONES 10 Technical5erikas �•a �f Ranning�BuildV91PUbfIc'Noft R.MecO e. D. ymemw ' Jmu" 2Z 2008 RwtDn Municipal Code Zone 1 rl% l t Zone 1 ModMed Zone 2 ---- G(v Limits City of Renton sensitive Areas Coal Mine Hazards CRITICAL FACUTIEE Public Works Department o txsa aeao COAL MINE HAZARD /\ , G. Zimmerman, Administratcr .. ' ' ` ^�a�^•^ Technical Services _ Severity R. MacCnie, D, Vsneski HIGH Printed on May 21, 2009 MODERA7E UNCLASSIFIED '` iF � "!j Renton City Limits 3 �"� 1 1 1 1 1 1 1 1 1 1 City of Renton Sensitive Areas Erosion Hazards it MrVI t Public Works Department G. Zimmerman, Administrator Technical Services Corinaann Msneski, FS3 Printed on May 21, 2009 Data Source, Pubhu Wulm, Ulfibes Systems, Technical SaNices r751ty �.Fl I I- —rl t on Ylk� SITE L 4- I'M 0 3.= 1.500 . . . . . . HAZARD CONDITION Critical Infrastructure A Police Department S. VValley Medical Center 1 Schools City of Fenton Sensitive Areas Flood Hazard _� i L �_ ♦ 1 yl f. .� S 7Fr t 7 M_rr • �. i IY � ��.�� rj =r i� � �t L t .-y l•v� . - � I.:,r r i7 ,� y � � �I f 2' t• r r e } il, d 3� , • x t .��i_ �I 'Jti IIli1M; �' I ��I I�i�I ,--� I ' r .-* r• ;<r �' I 1 I 14` 1. }- I i�..•r �.4# ' I I _ � 7 I _ I '(.��. ''.�..._� I- I�i�{Tb-�YjL�I ` f ii. 4 ILi- I ; tl' ' ° — I� �'".ILIA ` i M I. { :Iy J0-sue' 14, !_t� „ir'�Iri- - h'�J•_-r - '--: 1I� . Pazf ter` 4-1 I _ +I1 r r" L,w S Public Works Department G. Zimmerman, Administrator Technical Services R. Maconie, D, isneski Printed on May 21, 20O9 Oata Sources: Public Works, Uhl bes Systems, Technical Services E� �7�Ir�J�� 0 4.eoo z,eoc Hazard Condition Critical Infrastructure Flood Hazard n Police Department Fire Stations V Valley Medical Center I Schools 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 City of Renton Sensitive Areas Liquefaction Hazards Public Works Department G. Zimmerman, Administrator Technical Services R. MacOnie, D. Visneski Printed on May 26 2009 VYwFwdlan Sbl. 4tiwb,v M.I W,..N R.swlrw.. GeIeOY .� EaA A.zeuma t)rvsbn r atr of i 4;'Ll,f tufl(a r HAZARD CONDITION Critical Infrastructure Y R.rlwncrru Liquefaction Susceptibility A Pclice Department SO high �! Fire Stations moderate to high low to moderate V Valley Medical Canter n Schools City of Renton Sensitive Areas Seismic Hazards Z Public Works Department G. Zimmerman, Administrator Technical Services R. MacOnie, D.1Visneski Punted on May 21, 2009 Oara Source: Pubic woks, JUldes Systems, recnnica+ services r Wi 0 I.wo 3� Hazard Condition r , ,- High Seismic Seventy Critical infrastructure Y. V 1 — City of Renton Sensitive Areas Landslide Hazard i i J--:Y Ij c- 0 10 Public Works Department G. Zimmerman, Administrator Technical Services R. Macore, D- Visneski Printed on May 21, 2009 Oata Source: Public Works. USlit-Systems, Technical Senecas 00, r r City of ram, a ' -M 2,!W i ,i LANDSLIDE HAZARD CRITICAL FACILITIES Severity Very High _ Police Department High Renton City Limits Fire Stations Moderate V Valley Medical Center Unciassified I Schools City of Renton Sensitive Areas r1, .,t 1 I Public Works Department G. Zimmerman, Admir istrator ' Technical Services R. MacOnle, D. Visneski Printed on May 21, 2009 Qala Source: PuKc Works, (Aides Systems, Techrfcal SeM— r h�� D 1 900 2 a 1 a-Z Renton City Limits Steep Slopes Percentage Range >15 % & <=25 >25% & <=4014 >40% & 1=90% K >90°i Natural Discharge Location 1,�Map 1 ai:.�L.: E i : J ! -' !: 04 4� � , 311111111 I t iCl21flXing County p 139ft The information included on this map has been compiled by King Canty staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness. or rights to the use of such infonnatian. This document is not intended for use as a survey product. King County shall not be liable for any general. special, indirect. incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map- Any sate of King County this map or information an this map is prohibited except by written permission of King County. LQ Date: 6J27i2011 Source: King County iMAP - Property Information (httpJ www.metrokc.geviGlSfiMAP) Natural Discharge Location 1, Map 2 t � L 40" Y. 16TH Sr { ; rx jo LA Renton I'i� a:- I 0.— - .� J1 P. �. soon+sr ,� I '1� t � t syt {C1201Q Kmg County ;D 203ft «' The InTama[ion included on this map has been compiled by King County staff from a variety of sources and is subject to cdiange without notice. King County makes n0 representations or warranties, express or implied, as to accuracy. completeness, timeliness, or rights to the use of such inforrnation. This tlocumen[ is not intended for use as a survey product. King County shall not be liable for any general. special, indirect, incidental, or cansequenbal LQ �* damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the Information contained on (his map. Any sale cf King County this map or information on this map is prohibited except by wntlen permission of King County. Date. &2712011 Suurca: King County MAP - Property informationjhttp:iAvww.rnetrokc.goviGlSiiMAP) Natural Discharge Location 2, Map 1 F� ' I 57 %N' .10 /11 NI _ �► y r v ! v •. I I -- 1:. 77 y ;C� 24t0 Kmq Cdunty g + = 197Et F i4w The information included on this map has been compiled by King County staff tram a variety of sources and is subject to change without notice. King County makes no representations of warrantes, express or implied, as io accuracy. completeness, timeliness, or rights to the use of such information. This document is not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequenfiat damages includ{ng, but nat limited to, last revenues or lost pmlds resulting from the use or misuse of the information contained on this map. Any sate of King County this map or infonnatlen on this map is prohibeed except by written permission of King County. LQ Dale-,612712011 Source: }ling Caunty MAP - Property Information{http:lAvww.metroke.govlGISf:MAP) Natural Discharge Location 2, Map 2 � � k t;. �� i � '• ' - •e_.,f ;` tom. LP AV ,� �� a • i!� �' { 4�— � r Ord` .- IC` _ _ �r F a k•' i.. �a r 1 1C12010King County —w ` '! 9,Rit r The information included on this map has been compiled by King County staff from a varfety of sources and is subject to change vathout notice, fling County makes no representations c r warranties. express or implied. as to accuracy, completeness, timeliness, or rights to the use of such infonmatton. This document is not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential LQ damages including, but not limited to, lost revenues 0' lost profits resulting from the use or misuse cf [he information contained on this map. Any sale of �� Ol,ln}� this map or infonnatinn on this map is prohibited except by Written permission of King County. a� Data: 6,2172011 Source: King County NAP - Property Information (hltpJIw .metrokc.gcvlGl$hMAP) N Qy W [o cu N Z e } ap O U W ¢ co m Q W o� - N c� �y c Oco D N :wQ rr o H� 1 1 1 1 1 1 1 1 Drainage Complaints 0 C7 n w ceddr Rive - t EA S 6r1 St S Y < S dF l ST `-- P O !TH sr STT+IST c� �� w r ,.� � S_dT•1 E 8T•, ST l ya — r Re ccADE0 DRAliVAGE �atHSSR } CRr Y �frrli r-0/14P1.AWT SioniST (-r vp) s Ri31TdVZ..:p CO g yeT1i 5s z q � m M i S154ST O X a N M o' rn 10 S Wit sT SE 16� �' io S Ty a S1rr"ST P SIMfST Ar � rn al sTilFl S I'LJu� OR Yn` !LU Q S I.. SZtsZ W S€ 2 1ST Sr S ZNo PL sue'°�� S l TE S 23RST SE IwTil ST ➢ u szsTrrsTIx wa i o F _1 E yG C4 Ul 1 Tsi ST 5 2T� ' ~ S WN ST Y1 g1 N S 2TrH Sr i d ti Gi S 28TW ST o �� 9 S y{ 41 SE 1WT11 ST SE T1i ST S3�HCT _ �• P S31STST S319TC7 3�$rSf Si='1CiamSr S 3ho PL $ 32kD PL I SXM ST ^ d SE-ikt" STLLI S3tTHST S 34 H PL Viz" {C1 it11+l rl,ng County �.. ' 5304 ST ^ 0 14l9ft The rnfa nmftn Indwed an nut map has bw oogVI dYKkp County ■ mou a and Is eW*d b gOMA na6oe iQrlp eutoe6 na. ar 4"-kow-d; as b Roam . � offmomaa- or �yg�� 1n the ues d tud► 4lwomnnan. Lg I'. 1 (M!1 eS R tfM11aY 7hi�.M a lobb N Ali 0e1MIJAl, LN-K naiOG4 iwellt L Or COIAlI.QUM11jYI '09d�n+w Iniladng eu1 nptlylM6ed hiv Tote eewnu.. a roar n>a ue. ar of me Intorrnenofr mr�rdad an,h� rllip sore or King Coumy tnraA�„ar�«l�la►ee��c�a�rw�e IWer&Wl SaaosriWBCoultyMAP -SwoRN1hmompmelmicgev1CiMMAPy Heritage Hills Apartment Community — Level 1 Downstream Analysis APPENDIX B KCRTS OUPUT Job #09-029 July 8, 2011 APPENDIX 1 THRESHOLD DISCHARGE AREA #2 FLOW COMPARISON (15-min) Flow Frequency Analysis Time Series File:predev.tsf ProjeCt Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- FlowRate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.016 2 2/09/01 16:45 10.028 1 100.00 0.990 0.005 7 1/06/02 2:30 0.016 2 25.00 0.960 0.012 4 3/06/03 18:45 0.013 3 10.00 0.900 0.001 8 3/08/04 18:15 0.012 4 5.00 0.800 0.008 6 1/05/05 7:45 0.011 5 3.00 0.667 0.013 3 1/18/06 19:30 0.008 6 2.00 0.500 0.011 5 11/24/06 4:00 0.005 7 1.30 0.231 0.028 1 1/09/08 9:30 0.001 8 1.10 0.091 Computed Peaks 0.024 50.00 0.98 Flow Frequency Analysis Time series File:dev.tsf Project Location:sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- FlowRate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.042 6 8/27/01 18:00 10.119 1 100.00 0.990� 0.029 8 9/17/02 17:45 0.08 2 25.00 0.960 0.086 2 12/08/02 17:15 0.058 3 10.00 0.900 0.034 7 8/23/04 14:30 0.049 4 5.00 0.800 0.046 5 10/28/04 16:00 0.046 5 3.00 0.667 0.049 4 10/27105 10:45 0.042 6 2.00 0.500 0.058 3 10/25/06 22:45 0.034 7 1.30 0.231 0.119 1 1/09/08 6:30 0.029 8 1.10 0.091 computed Peaks 0.108 50.00 0.980 = 001f/ CFs `o. l cis . oK TTTTTT T U1 1 Retention/Detention Facility Type of Facility: Detention Vault ' Facility Length: 35.31 ft Facility Width: 35.31 ft ' Facility Area: Effective Storage Depth: 1247. 6,50 sq. ft ft Stage 0 Elevation: 0.00 ft Storage Volume: 8106. cu. ft Riser Head: 6.50 ft Riser Diameter: 12,00 inches Number of orifices: 2 Full Head Pipe ' orifice 4 Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.50 0.017 2 4.25 0.64 0.017 4.0 ' Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 0.01 0.01 13. 0.000 0.001 0.00 0.02 0.02 25. 0.001 0.001 0.00 0.03 0.03 37. 0.001 0.001 0.00 0.04 0.04 50. 0.001 0.001 0.00 0.05 0.05 62. 0.001 0.001 0.00 0.16 0.16 200. 0.005 0.003 0.00 0.27 0.27 337, 0.008 0.004 0.00 ' 0.38 0.38 474, 0.011 0.004 0.00 0.49 0.49 611. 0.014 0.005 0.00 0.60 0.60 748. 0.017 0.005 0.00 0.71 0.71 885. 0.020 0.006 0.00 0.82 0.82 1023. 0.023 0.006 0.00 0.93 0.93 1160. 0.027 0.007 0.00 1.04 1.04 129'1. 0.030 0.007 0.00 ' 1.15 1.15 1434, 0.033 0.007 0.00 1.26 1.26 1571, 0.036 0.008 0.00 1.37 1.37 1708_ 0.039 0.008 0.00 1.48 1.48 1846_ 0.042 0,008 0.00 ' 1.59 1.59 1983. 0.046 0.009 0.00 1.70 1.70 2120. 0.049 0.009 0.00 1.81 1.81 2257, 0.052 0.009 0.00 ' 1.92 1.92 2394, 0.055 0.009 0.00 2.03 2.03 2531. 0.058 0.010 0.00 2.14 2.14 2669. 0.061 0,010 0.00 2.25 2.25 2806. 0.064 0.010 0.00 ' 2.36 2.36 2943. 0.068 0.010 0.00 2.47 2.47 3080. 0.071 0.011 0.00 2.58 2.58 3217. 0.074 0.011 0.00 ' 2.69 2.69 3354, 0.077 0.011 0.00 2.20 2.80 3492, 0.080 0.011 0.00 2.91 2.91 3629. 0.023 0.012 0.00 3.02 3.02 3766. 0.086 0.012 0.00 3.13 3.13 3903. 0.090 0.012 0.00 3.24 3.24 4040, 0.093 0.012 0.00 1 u 3.35 3.35 4177. 0.096 0.012 0.00 3.46 3.46 4315. 0.099 0.013 0.00 3.57 3.57 4452. 0.102 0.013 0.00 3.68 3.68 4589. 0.105 0.013 0.00 3.79 3.79 4726. 0.108 0.013 0.00 3.90 3.90 4863. 0.112 0.013 0.00 4.01 4.01 5001_ 0.115 ❑.014 0.00 4.12 4.12 5138. 0.118 0.014 0100 4.23 4.23 5275. 0.121 0.014 0.00 4.25 4.25 5300. 0.122 0.014 0.00 4.26 4.26 5312. 0.122 0.014 0.00 4.27 4.27 5325. 0.122 0.015 0.00 4.28 4.28 5337. 0.123 0.016 0.00 4.29 4.29 5350. 0.123 0.016 0.00 4.30 4.30 5362. 0.123 0.017 0.00 4.41 4.41 5499. 0.126 0.019 0.00 4.52 4.52 5636. 0.129 0.020 0.00 4.63 4.63 5774. 0.133 0.021 0.00 4.74 4.74 5911. 0.136 0.023 0.00 4.85 4.85 6048. 0.139 0.024 0.00 4.96 4.96 6185. 0.142 0.024 0.00 5.07 5.07 6322. 0.145 0.025 0.00 5.18 5.18 6460. 0.148 0.026 0.00 5.29 5.29 6597. 0.151 0.027 0.00 5.41 5.41 6746. 0.155 0.028 0.00 5.52 5.52 6883. 0.158 0.028 0.00 5.63 5.63 7021. 0.161 0.029 0.00 5.74 5.74 7158. 0.164 0.030 0.00 5.85 5.85 7295, 0.167 0.030 0.00 5.96 5.96 7432_ 0.171 0.031 0.00 6.07 6.07 7569. 0.174 0.032 0.00 6.18 6.18 7707. 0.177 0.032 0.00 6.29 6.29 7844. 0.180 0.033 0.00 6.40 6.40 7981. 0.183 0.033 0.00 6.50 6.50 8106. 0.186 0.034 0.00 6.60 6.60 8230, 0.189 0.342 ().CO 6.70 6.70 8355. 0.192 0.906 ❑.00 6.80 6.80 8480. 0.195 1.640 0.00 6.90 6.90 8604. 0.198 2.430 0.00 7.00 7.00 8729. 0.200 2.710 0.00 7.10 7.10 8854. 0.203 2.970 0.00 7.20 7.20 8976. 0.206 3.200 0.00 7.30 7.30 9103. 0.209 3.420 0.00 7.40 7.40 9228. 0.212 3.630 0.00 7.50 7.50 9353. 0.215 3.820 0.00 7.60 7.60 9477. 0.218 4.010 0.00 7.70 7.70 9602_ 0.220 4.180 0.00 7.80 7.80 9727. 0.223 4.350 0.00 7.90 7.90 9851. 0.226 4.520 0.00 8.00 8.00 9976. 0.229 4.670 0.00 8.10 8.10 10101_ 0.232 4.820 0.00 8.20 8.20 10225. 0.235 4.970 0.00 8.30 8.30 10350. 0.238 5.120 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.27 ******* 0.16 6.54 6.54 8156. 0.187 2 0.14 0.04 0.03 6.50 6.50 8106. 0.186 3 0.15 ******* 0.03 5.91 5.91 7376, 0.169 4 0.17 ******* 0.03 5.12 5.12 6381_ 0.146 5 0.15 ******* 0.02 5.05 5.05 6293. 0.144 6 7 8 0.09 ******* 0.01 3.87 3.87 4823. 0.111 0.12 ******* 0.01 3.09 3.09 3849. 0.088 0.14 ******* 0.01 3.05 3.05 3807. 0.087 1 1 1 1 1 M o a6aeuosl❑ V O r O T O r n O c- 1 VAULT #2 Reter_tion/Detention Facility ' 'Type of Facility: Detention Vault Facility Length: 31.54 ft Facility Width; 31.54 ft Facility Area: 995. sq. ft ' Effective Storage Depth: 7.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 6965. cu. ft Riser Read: 7.00 ft ' Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.50 0.018 2 5.25 0.60 0.013 4.0 ' Top Notch Weir: None Outflow Rating Curve; None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 ' 0.01 0.01 10. 0.000 0.001 0.00 0.02 0.02 20_ 0.000 0.001 0.00 0.03 0.03 30. 0.001 0.001 0.00 0.04 0.04 40. 0.001 0.001 0.00 0.05 0.05 50. 0.001 0.001 0.00 0.17 0.17 169. 0.004 0.003 0.00 0.28 0.22 279. 0.006 0.004 0.00 0.40 0.40 398. 0.009 0.004 0.00 0.52 0.52 517, 0.012 0.005 0.00 0.64 0.64 637_ 0.015 0.005 0.00 0.76 0.76 756_ 0.017 0.006 0.00 ' 0.88 0.88 876. 0.020 0.006 0.00 1.00 1.00 995. 0.023 0.007 0.00 1.11 1.11 1105. 0.025 0.007 0.00 1.23 1.23 1224. 0.028 0.008 0.00 1.35 1.35 1343. 0.031 0.008 0.00 1.47 1.47 1463. 0,034 0.008 0.00 1.59 1.59 1582. 0.036 0.009 0.00 ' 1.71 1.71 1702. 0.039 0.009 0.00 1.83 1.83 1821_ 0.042 0.009 0.00 1.95 1.95 1940. 0.045 0.009 0.00 ' 2.06 2.06 2050. 0.047 0.010 0.00 2.18 2.18 2163. 0.050 0.010 0.00 2.30 2.30 2289. 0.053 0.010 0.00 2.42 2.42 2408_ 0.055 0.011 0.00 ' 2.54 2.54 2527_ 0.058 0.011 0.00 2.66 2.66 2647. 0.061 0_011 0.Go 2.78 2.78 2766. 0.064 0.011 0.00 2.89 2.89 2876. 0.066 0.012 0.Cc 3.01 3.01 2995_ 0.069 0.012 0.Cc 3.13 3.13 3114_ 0.071 0.012 0.00 3.25 3.25 3234. 0.074 0.012 0.00 ' 3.37 3.37 3353. 0.077 0.012 0.00 3.49 3.49 3473. 0.080 0.013 0.00 n 1 3.61 3.61 3592. 0.082 0.013 0.00 3.72 3.72 3701, 0.085 0.013 0.00 3.84 3.84 3821. 0.088 0.013 0.00 3.96 3.96 3940. 0.090 0.013 0.00 4.08 4.08 4060, 0.093 0.014 0.00 4.20 4.20 4179. 0.096 0.014 0.00 4.32 4.32 4298. 0.099 0.014 0.00 4.44 4.44 4418. 0.101 0.014 0.00 4.56 4.56 4537. 0.104 0.014 0.00 4.67 4.67 4647, 0.107 0.015 0.00 4.79 4.79 4766. 0.109 0.015 0.00 4.91 4.91 4886. 0.112 0.015 0.00 5.03 5.03 5005. 0.115 0.015 0.00 5.15 5.15 5124, 0.118 0.015 0.00 5.25 5.25 5224. 0.120 0.016 0.00 5.26 5.26 5234. 0.120 ❑.016 0.00 5.27 5.27 5244. 0.120 0.017 0.00 5.28 5.28 5254. 0.121 0.017 0.00 5.29 5.23 5264. 0.121 0.018 0.00 5.30 5.30 5274. 0.121 0.018 0.00 5.31 5.31 5284. 0.121 0.018 0.00 5.42 5.42 5393. 0.124 0.020 0.00 5.54 5.54 5512. 0.127 0.021 0.00 5.66 5.66 5632. 0.129 0.022 0.00 5.78 5.78 5751, 0.132 0.023 0.00 5.90 5.90 5871, 0.135 0.024 0.00 6.02 6.02 5990. 0.138 0.025 0.00 6.14 6.14 6109. 0.140 0.026 0.00 6.26 6.26 6229. 0.143 0.027 0.00 6.37 6.37 6338. 0.146 0.027 0.00 6.49 6.49 6458. 0.148 0.028 0.00 6.61 6.61 6577, 0.151 0.029 0.00 6.73 6.73 6696. 0.154 0.029 0.00 6.85 6.85 6816. 0.156 0.030 0.00 6.97 6.97 6935, 0.159 0.031 0.00 7.00 7.00 6965. 0.160 0.031 0.00 7.10 7.10 7065. 0.162 0.339 0.00 7.20 7.20 7164. 0.164 0.903 0.00 7.30 7.30 7264. 0.167 1.630 0.00 7.40 7.40 7363. 0.169 2.420 0.00 7.50 7.50 7463. 0.171 2.710 0.00 7.60 7.60 7562, 0.174 2.960 0.00 7.70 7.70 7662. 0.176 3.200 0.00 7.80 7.80 7761, 0.178 3.420 0.00 7.90 7.90 7861, 0.180 3.620 0.00 8.00 8.00 7960. 0.183 3.820 0.00 8.10 8.10 8060. 0.185 4.000 0.00 8.20 8.20 8159. 0.187 4.160 ().CO 8.30 8.30 8259. 0.190 4.350 0.00 8.40 8.40 8358. 0.192 4.510 0.00 8.50 8.50 8458. 0.194 4.670 0.00 8.60 8.60 8557. 0.196 4.820 0.00 8.70 8.70 8657. 0.199 4.970 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage M ev (Cu-Ft) (Ac-Ft) 1 0.24 ******* 0.16 7.04 7.04 7005. 0.161 2 0.12 0.04 0.04 7.00 7.00 6967. 0.160 3 0.12 ******* 0.02 5.71 5.71 5677_ 0.130 4 0.14 ******* 0.02 5.71 5.71 5678_ 0.130 5 0.12 ******* 0.01 5.08 5.08 5059_ 0.116 6 0.07 ******* 0.01 3.76 3.76 3739, 0.086 7 0.09 ******* 0.01 2.99 2.99 2975. 0.068 ' 8 0.09 ******* 0.01 1.87 1.87 1857. 0.043 ---------------------------------- Route Time Series through Facility ' Inflow Time Series Pile:dev_tsf Outflow Time Series File:rdout ' Inflow/Outflow Analysis Peak Inflow Discharge: 0.241 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.155 CFS at 10:00 on Jan 9 in Year 8 Peak Reservoir Stage: 7.04 Ft ' Peak Reservoir Elev: 7.04 Ft Peak Reservoir Storage: 7005. Cu-Ft 0.161 Ac-Pt Flow Duration from Time Series File:rdout.tsf Cutoff CFS Count Frequency CDF Exceedence_Probability 0.001 35580 58.023 58.023 41.977 0.420E+00 0.002 6564 10.705 68.728 31.272 0.313E+00 0.003 2804 4.573 73.301 26.699 0.267E+00 ' 0.004 2690 4.387 77.688 22.312 0.223E+00 0.005 3921 6.394 84.082 15.918 0.159E+00 0.006 2723 4.441 88.523 11.477 0.115E+00 ' 0.007 1813 2.957 91.479 8.521 0.852E-01 0.008 1217 1.985 93.464 6.536 0.654E-01 0.009 1798 2.932 96.396 3.604 0.360E-01 0.010 466 0.760 97.156 2.844 0.284E-61 0.011 465 0.758 97.914 2.086 0.209E-01 0.012 436 0.711 98.625 1.375 0.137E-01 0.013 356 0.581 99.206 0.794 0.794E-02 ' 0.014 156 0.254 99.460 0.540 0.540E-02 0.015 171 0.279 99.739 0.261 0.261E-02 0.016 17 0.026 99.767 0.233 0.233E-02 0.017 3 0.005 99.772 0.228 0.228E-02 ' 0.016 9 0.015 99.786 0.214 0.214E-02 0.020 9 0.015 99.801 0.199 0.199E-02 0,021 25 0.041 99.842 0.158 0.158E-02 ' 0.022 18 0.029 99.871 0.129 0.129E-02 0.023 23 0.038 99.909 0.091 0.913E-03 0.024 4 0.007 99.915 0.085 0.848E-03 0.025 3 0.005 99.920 0.080 0.799E-03 0.026 3 0.005 99.925 0.075 0.750E-03 0.027 5 0.008 99.933 0.067 0.669E-03 0.028 7 0.011 99.945 0.055 0.554E-03 0.029 5 0.008 99.953 0.047 0.473E-03 0.03❑ 18 0.029 99.982 0.016 0.179E-03 0.031 9 0.015 99.997 0.003 0.326E-04 0.032 0.033 0 0 0.000 0.000 99.997 95.997 0.003 0.003 0.326E-04 0.326E-04 0.034 1 0.002 99.998 0.002 0.163E-04 0.035 0 0.000 99.998 0.002 0.163E-04 0.036 0 0.000 99.998 0.002 0.163E-04 ' 0.037 0 0.000 99.998 0.002 0.163E-04 I. 1 1 1 1 1 1 1 1 1 (5io) @6jegosi❑ 0 d r It O r n O T- Heritage Hills Apartment Community— Level 1 Downstream Analysis Job #09-029 July 8, 2011 APPENDIX C GEOTECHNICAL REPORT ARLAD StlC IwTEs APPENDIX 1 1 1 1 1 1 1 1 1 1 1 1 1 GEOTECHNICAL REPORT Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Project No. T-6309 FIIIIIIIIIIIIII %,- Prepared for. Complete Construction, LLC Kirkland, Washington June 29, 2011 TERRA ASSOCIATES, Inc. ' Cansultants in Ceoteciinical Engineering, Ceoiogy and Environmental Earth Sciences .tune 29, 2011 Project No. T-6309 Mr. Gregory Sparhawk Complete Construction, LLC 9757 Juanita Drive NE, Suite 212 Kirkland, Washington 98034 Subject: Geotechnical Report Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Dear Mr, Sparhawk: As requested, we have conducted a geotechnical engineering study for the subject project, The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Based on the results of our subsurface exploration, soil conditions at the site consist of 2 %a to 8 feet of loose to medium dense granular till; overlying dense to very dense silty sand %vith gravel (unweathered glacial till). We did not observe groundwater seepage in any of the soil test borings advanced at the site. In our opinion, soil conditions will be suitable for development of the site as planned, provided the recommendations contained herein are incorporated into design and followed during construction, Undisturbed, dense native soil obsc.ved at expected building grades would provide suitable bearing for standard spread footing foundations and slab -on -grade floors. We appreciate the opportunity to be of service during the preliminary design phase of this project and look forward to working with you during the final design and constriction phases. We trust the information presented in this report is sufficient for your current needs. If you have any questions or need additional information, please call. R ' Si erely yo . T F WAS T od . Sche Pr}nci '�� 26742 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 a Fax (425) 821-4334 TABLE OF CONTENTS Paae No. 1.0 Project Description..........................................................................................................1 2.0 Scope of Work................................................................................................................. 1 3.0 Site Conditions ............... ............... ......... __............................... ,..................................... 2 3.1 Surface.................................................................... ..........................2 3.2 Subsurface...........................................................................................................2 3.3 Groundwater— .................................................................................................... 3 4.0 Geologic Hazards.............................................................................................................3 4.1 Seismic- ........... ..................................................................... ...........................3 4.2 Erosion............................................................................. ...4 4.3 Landslide Hazard Area......................................................_...............................4 4.4 Steep Slopes........................................................................................................5 5.0 Discussion and Recommendations..................................................................................6 5.1 General ....................... ........................... ................................... ........................... 6 5.2 Excavation ............................ .............. ..................................... ........................... 6 53 Foundations..........................................................................._............._....__.........8 5.4 Slab-on-Grade.......................................,..........................................................9 5.5 Lower -Level Building and Site Retaining Walls................................................9 5.6 Structural Fill and Backfill............................................. ...10 5.7 Drainage ...................... ........ ............. 11 5.8 Utilities..........................................................................................................1 1 5.9 Pavemcnts......................................................,.................................................. 11 6.0 Additional Sen;ices......................................................... . ........................................12 7.0 Limitations.....................................................................................................................12 Fi ures VicinityMap................................................................................. ..... Figure 1 Exploration Location Plan..................................................................................................... Figure 2 Temporary Cantilevered Soldicr Pile Shoring....................................................................... Figure 3 Typical Cast in Place Wall Drainage Detail .... ...............___................... ........................ Figure 4 Shoring/Building Wall Drainage Detail ............................... .................................................. Figure 5 Appendix Field Exploration and Laboratory Testing ................................... ............. Appendix A WinStabl Slope Stability Results .............................................. .......................... Appendix B Geotechnical Report ' Heritage Hills — Lot 2, Enterprise Short Plat 1250 South Puget Drive Renton, Washington 1.0 PROJECT DESCRIPTION ' The project consists of developing the 1.56-acre site with a four-story apartment building constructed over one level of parking along with associated paved access arid utility improvements. The building will be centrally ' located between the west and east property lines and will extend to near the north and south property Imes. Access to the site will be from the south off of South Puget Drive and from the northeast from the adjacent apartment complex. The south access will continue along the east property line to the north wrapping around the north end of the building to the parking level at the northwest building comer. The parking level which extends below the entire building footprint will be constructed at elevation 293 feet. Based on existing site topography, the building will be nearly at grade in the northwestern site area with excavations approach ing13 feet to the east and 20 feet to [lie south requited to establish foundation grade. Site constraints will require a permanent retaining wall to support the vertical grade transition between the property to the east and the planned paved access along the south and eastern portion of the site. ' We expect the parking floor will be constructed at grade with the main floor level designed as post -tensioned deck with steel or wood -framing for the upper floor levels. Structural loading is expected to be moderate with ' isolated columns carrying loads of 200 to 400 kips and bearing walls carrying 5 to 8 tips per foot. The recommendations contained in the following sections of this report are based on our understanding of the ' design features, as discussed above. If actual features vary or changcs are made, we should review them in order to modify our recommendations, as required. We should review final design drawings and specifications to verify that our recoinntendations have been properly interpreted and incorporated into project design_ ' 2.0 SCOPE OF WORK I On April 2, 2009, we observed the advancement of 4 soil borings to depths ranging from 20.5 to 30.5 feet below existing surface grades. Using the information obtained from the subsurface exploration and laboratory testing, we developed geoteclinical recommendations for project design and construction. Specifically, this report addresses the following: * Soil and groundwater conditions * Seismic site class per 2009 International Building Code (IBC) ' • Geologic Hazards per City of Renton Municipal Code • Site preparation and excavation ' • Foundations 1 1 June 29, 2011 Project No. T-6309 • Slab -on -grade floors • Lateral earth pressures • Structural fill • Subsurface drainage • utilities • Pavements It should be noted that recommendations outlined in this report regarding drainage are associated with soil strestgth, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure envirownent (i.e., humidity, mildew, mold) is beyond Terra Associates' purview. A building envelope specialist or contactor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS 3.1 Surface The project site is located at 1250 South Puget Drive in Renton, Washington. The site is bordered by rrtulti- family apartments and condominiums to the north and east, Lot 1 Enterprise Plaza to the west, and South Puget Drive to the south. The approximate location of the project site is shown on Figure 1. The site is undeveloped with the exception of an asphalt paved drive off of South Puget Drive, The access ascends off of South Puget Drive about 16 feet in elevation into the site terminating at a relatively level area. An approximately 14- to 28-foot high slope ascends from the east side of the drive up to the southeast site corner. The site then descends 8 to I4 feet in elevation to the north and west towards the crest of a steep slope along the west property line. The western slope descends to the adjacent west property about 15 to 30 feet over a gradient of approximately 50 percent. A utility easement crosses the north perimeter of the property. The site surface is covered mostly by tall grass with scattered deciduous trees and shrubs. 3.2 Subsurface Soil conditions we observed at the test borings generally consisted of 2.5 to 8 feet of loose to medium dense wet silty sand xith gravel fill overlying dense to very dense unweathered glacial till. The thicker fills were observed along the northern portion of the site and are likely due to existing water and sewer utilities extending across this area. The till soils are in a moist cemented condition and consist of silty sand with gravel. All test borings terminated in glacial till with the exception of Test Boring B-2. At this location, sandy silt to slightly plastic silt was observed below the till at a depth of 30 feet. Page No. 2 ' June 29, 2011 Project No. T-6309 1 The Geologic it -lap of the Renton Quadrant -le: King Cortwx lVasiungton, by D.R. Mullineaux (1965), indicates the ' site is underlain by Ground moraine deposits (Qgt), consisting of a compact mixture of silt, sand, and gravel, with a discontinuous mantle of clean sand and gravel. The very dense native silty sand with gravel we observed in the test borings is consistent with this mapped geology. The hard silt observed below the till at Test Boring B-2 is ' likely the upper „weathered mudstone bedrock surface associated with the Renton formation also mapped a short distance west of the site. tThe preceding discussion is intended to be a brief review of the soil conditions encountered on the site. More detailed descriptions are presented on the Boring Logs in Appendix A. 3.3 Groundwater We did not observe groundwater seepage in any of our soil borings during our site exploration. Fill soils in each boring were noted to be in a wet condition to depths of three to eight feet. It is possible that minor seepage conditions develop along the fill/native soil contact during the wet winter months. Fluctuations in groundwater seepage should be expected on a seasonal and annual basis. Typically, seepage reaches maximum levels during and shortly following the wet minter months and diminishes or is completely absent during the dry summer months. 4.0 GEOLOGIC 14AZARDS 1 4.1 Seismic Based on the soil conditions encountered and the local geology, per Chapter 16 of the 2009 International Building Code (IBC) site class " C" should be used in structural design. Spectral response aecelerations for structural design for the site in accordance with the 2009 IBC are as follows: Seismic Design Parameters (IBC 2009) Spectral response acceleration (Short Period), S,iS 1.446 Spectral response acceleration (I -Second Period), S�m„ 0.646 Five percent damped 0 2-second period, Sc5 0.964 Five percent damped I -second period, Sp, 0,431 Values based on Latitude 47.4626N and Longitude-I22.20246W, taken from Ground Motion Parameter Calculator accessed June 28, 2011 oti the web site lilt le:ii�:,artlf(it1a c_1Ests.+_oVfres(ml-chillIznuap;'designt indQx php Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine -Grained sands underlying the groundwater table. Soils of this nature derive their strength from intergranular friction. The ' generated water pressure or pore pressure essentially separates the soil grains and elirninatcs this intergranular friction; thus, eliminating the soil's strength. Page No. 3 ' June 29. 2011 Project No. T-6309 1 In our opinion, given the very dense nature of the native soils at the site and the absence of an established 1 groundwater table there is no risk for irrrpacts to the site or site structures due to liquefaction during an earthquake. 4.2 _ Erosion Section 4-3-050(.l) (c) of the City of Renton Municipal Code (RMC), classifies erosion hazard areas as follows: i. Lois, Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservations Sen.-ice as having slight or moderate erosion potential, and that slopes less than 15 percent. ii_ High Erosion Hazard (EH): Areas with soils characterized by the Natural Resource Conservation service as having severe or very severe erosion potential, and that slope more steeply than 15 percent. The Natural Resource Conscr-vation Semite (NRCS) has classified the site soils at sit€ as Alder wood gravelly sandy loans, 6 to 15 percent slopes (AgC). The erosion potential of these soils is described by the NRCS as slight to moderate. Figure 4-3-05OQ3b (i) Erosion Hazards Map of the R-NIC shows the site is within a high erosion hazard area. Slopes over 15 percent do exist at the site; therefore, the site would classify as a High erosion hazard (EH) as defined by the RMC. in our opinion, the potential for erosion at the site will be adequately mitigated with proper implementation and maintenance of Best Management Practices (BMPs) for erosion and sedimentation control. Application of BMPs should conform to City of Renton standards and should be in place prior to, during, and immediately following clearing and grading activities at the site. The erosion potential of the site soils and the effort required to control erosion during construction can be reduced substantially by excavating and grading during the drier summer months. Other management practices that should be applied to reduce the potential for erosion include covering exposed soils with straw mulch or plastic sheeting and controlling surface water runoff as required during grading. To contain sediment transport and prevent impacts to adjacent properties, construction storm%vater should be routed through collection swales to temporary sedimentation ponds, Silt fencing should be installed at the site perimeter at the clearing limits. 4.3 Landslide Hazard Area Section 4-3-050(.l) (b) of the RNIC designates landslide hazard areas as the following: i_ Low Landslide HaZard (LL): Areas with slopes less than 15 percent. ii. Medium Landslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel, or glacial till. iii. Hfgh Landslide Hazards (LH): Areas with slopes greater than 40 percent and areas with slopes betv,cen 15 and 40 percent and underlain by soils consisting largely of silt and clay. iv. 1''ert High Lcrrrclslule Hcrzcerrls (LY): Areas of known mapable landslide deposits. Page No. 4 June 29. 2011 Project No. T-6309 Site slopes range from approximately 5 to 15 percent on the north and central portions increasing to 25 to approximately 50 percent along the western and southern property lines. The steep slope along the southern property line appears to have been created using fill soils during grading, of the existing access drive. Fill has also been placed at the top of the slope along the west property line increasing file total slope height and pushirig (lie top of the slope east into the property. We did not observe indications of instability, emergent groundwater seepage, significant erosion, or historical movement on or adjacent the site. Witl; existing slopes at the site, as defined by the RMC the slopes along the west and southern portions of the site would classify as high landslide hazard (LH), while the central and northeastenn portions of the site would classify as low landslide hazard (LL) to ctnedium landslide hazard (LM). To assess the stability of the site slopes, we completed a stability analysis using the computer program WinStabl. The analysis focused on the west slope inodeled for the proposed post construction condition at a critical cross- section. This cross section is shown in plan view on Figure 2 and represents the worst case loading condition based on the proximity of the building foundations to the slope crest. The analysis included building surcharge loading represented by footings loaded to the design bearing capacity of 12,000 psf (see section 5.3 Foundations). Our analysis indicates that under static loading conditions, with building footings setback a distance of seven feet from the slope crest, a minimum factor of safety against slope failure of about 2.1 would be provided. Seismic loading conditions were simulated by pseudostatic static analysis using a ground acceleration of ,3g. This acceleration represents an earthquake having a 10 percent chance of being exceeded over a 50-year exposure period (500 year return period). Results of tine analysis indicate a pseudostatic factor of safety of l,G against failure would be provided. Stability analysis results are attached in Appendix B. In light of our analysis and due the inherently stable and competent nature of the native till soils, it is our opinion that construction of the apartment complex as planned would not adversely impact the stability of the slope. In our opinion, provided surface drainage is controlled as discussed in Section 5.7 of this report a building setback/buffer from the crest of the slope is not required. However, we recommend building foundations that parallel the slope crest be setback a mininnuni distance of ten feet from the face of slope as measured from the edge of footing at the bottom of footing elevation. 4.4 steep -Slopes Section 4-3-050(J) (a) of tine RMC states that "The boundaries of a regulated steep sensitive of protected slope are determined to be in the location identified on the City of Renton's Steep Slope Atlas", Slopes are divided into two categories: (a) sensitive slopes, which are inclined between 25 to 40 percent and (b) protected slopes, inclined at 40 percent and greater. Based on the City of Renton Steep Slope Atlas as illustrated on the Leindittfo Peircel Map, tine western and southern property title is considered a regulated (or protected) slope with inclinations varying between 15 to 40 percent and greater. A small area at the northeast site corner and a second in the east -central portion of the site are also snapped as regulated slopes inclined between 15 and 40 percent, and the remainder of the site niapped with sensitive slopes. Figure 4-3-050Q3e (i) Steep Slopes Map of the RMC also shows the site contains slopes of 25 to 40 percent, Page No_ 5 1 June 29, 201 l Project No, T-6309 Accordingly, the steepest portion of the west slope and portions of the south slope are protected slopes while all other portions are either sensitive slopes or do not qualify_ .As discussed in the preceding Landslide Section, the native glacial till soils are highly consolidated and are inherently stable. Our stability assessment indicates that the stability of the slopes would not be impacted. In our opinion, provided adequate €neasures for controlling site drainage and erosion are included in the design and implemented proposed site development will not adversely affect the stability of the site slopes nor adjacent properties and the risk and hazard associated with instability will: be minimal. 5.0 DISCUSSION AND RECOMMENDATIONS ' 5.1 General Based on our study, in our opinion, there are no geotechnical engineering considerations that would preclude ' building construction as planned. The building can be supported on conventional spread footings bearing on competent native soils. Floor slabs can also be supported on competent native soils or on structural fill placed on competent native soils. Temporary cut slopes for building excavation will be feasible where buiiding construction is located a sufficient distance from property boundaries. Where site constraints do not allow establishing safe temporary cut slopes, temporary shoring will be required to safely support the excavation cuts for lower -level building construction. Given the expected excavation depths where temporary shoring may be required, conventional soldier pile with timber lagging would likely be the most cost efficient sharing niethod. The fill and native glacial till soils encountered at the site contain a sufficient amount of fines (silt- and clay - sized particles) such that they will be difficult to compact as structural fill when too wet. Accordingly, the ability to use the soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during the winter season, the owner should be prepared to import free -draining granular material for use as structural fill and backfsll. Detailed recommendations regarding These issues and other geotechnical design considerations are provided in the following sections of this report. These recommendations should be incorporated into the final design drawings and construction speci f€cations. 5.2 Excavation All excavations at the site associated with confined spaces, such as utility trenches and retaining walls, must be completed in accordance with local, state, or federal requirements. Based on current Washington Industrial Safety Health Act (WISHA) regulations, the upper loose to medium dense fill soils at the site would be classified as Type C soils. The native dense to very dense glacial till soils are classified as Type A soils. Page No. 6 ' June 29, 201 1 Project No. T-6309 Accordingly. for temporary excavations less than 20 feet in depth; the side slopes in Type C soils should be laid back at a slope inclination no steeper than 1.5-1 (Horizonta1:Vert ica1). Excavations less than 20 fleet in depth in Type A soils can be laid back at a slope inclination of 0.75:1 or flatter. If the excavation in Type A soils is less than 8 feet in depth, then the bottom 3 Yz feet can be vertical with upper slopes inclined at 0.75:1. If there is ' insufficient room to complete the excavations in this manner, or if excavations greater than 20 feet deep are planned, the contractor may need to use temporary shoring to support the excavations. I We do not anticipate that groundwater seepage will be encountered during excavation to the planned depths. If groundwater seepage is encountered, we anticipate that the volume of water and rate of flow into the excavation ' would be relatively minor and would not impact the stability of the excavations when completed as described above_ Conventional sump pumping procedures along with a system of collection trenches, if necessary, should be capable of maintaining a relatively dry excavation for construction purposes_ ' This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for yob site safely. It is understood that job ' site safety is the sale responsibility of the project contractor. ' Soldier Pile Shoring Where site constraints do not allow for sloping the building excavation sidewalis as discussed above, temporary ' support of the excavation sidewalls can be provided using soldier pile/timber lagged walls. This shoring system should be designed to resist lateral loads imposed by the adjacent soils, building foundations, and any imposed surcharge loading such as traffic and soil slopes. We recommend soldier piles have a maximum center -to -center ' spacing of eight feet. Recommended design earth pressure diagrams for temporary shoring are presented on Figure 3. For pile spacing of eight feet and less, the lateral soil pressure uniformly distributed over the width of the lagging. can be reduced by 50 percent to account for soil arching between the soldier piles, Unshored excavation heights should not exceed six feet where glacial lilt soils are exposed and three feet where undocumented fills are exposed in the excavation, No excavations should remain unsupported for more than 24 hours. Drilling obstructions, such as large cobbles or boulders, may be encountered in the native soils. Caving or ' collapse of opened drilled shafts may also occur through the sandy soils particularly in the upper fill zone. The contractor must be prepared to case the drilled shafts, as needed, to prevent collapse and maintain a relatively clean, open hole. If the shafts will be relied upon to carry vertical loading, the shaft bottoms must be clean of ' loose soil debris prior to insertion of the soldier pile beam and pouring concrete. Over -break or gaps between the excavated soil face and the back of the lagging must be filled following each ' excavation lift. Filling with crushed rock or grouting with control density till (CDF) is recommended, This will be an important consideration in limiting nioveinent of the adjacent shored ground, 1 Page No. 7 ' June 29, 2011 Project No. T-6309 1 Monitoring Program A nlonitorlltr program shouki be implemented to verify the performance of the snoring, system and possible excavation effects on adjacent properties. The first step of this program should consist of documenting the existing; conditions of the adjacent properties and pavements. The documentation should include a visual survey and a pictorial record. ' We recommend monitoring be conducted by the owner and include the measurement of horizontal and vertical movements of" ' 1. Existing buildings adjacent any shored slope 2_ The surface of the adjacent streets 3. The shoring system To monitor vertical and horizontal movements of the shoring, monitoring points should be established at the top ' of every other soldier pile. Surface reference points should also be established and monitored for elevation at distances of 5 and 10 feet behind the walls, at a lateral spacing of 25 feet along the excavation perimeter. Optical monitoring of the sharing system should be performed twice a week as the excavation proceeds and then every ' other week upon completion of the excavation. A registered land surveyor should be retained to perform the monitoring. Monitoring should continue until the lower -level walls are adequately braced at the ground surface ' level. The monitoring data should be submitted within one day to the project shoring designer and the Geotechnical Engineer of record for review. 5.3 Foundations With the lower floor elevation as plantted, over most of the site, very dense cemented glacial till soils will be exposed at foundation elevations. Sorne localized over excavation of existing fill material may be required to expose these competent foundation soils in the northern area of the site. All footings exposed to the weather should bear at a rninimum depth of IS inches below the adjacent final exterior grade for frost protection. Foundations supported on undisturbed bearing surfaces composed of the native till soils caii be dimensioned for a net allowable bearing capacity of 12,000 pounds per square foot (pso. For short-term loads, such as wind and ' seismic, a one-third increase in this allowable capacity can be used. With structural loading as anticipated and this bearing stress applied, building settlements should be less than one-half inch total and one -quarter inch differential. For designing foundations to resist lateral loads, a base friction coefficient of 0,35 can be used. Passive earth pressures acting on the side of the footing can also be considered. We recomniezid calculating this lateral ' resistance using an equivalent fluid weight of 350 pounds per cubic foot (pcl). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent native soil or backfilled ' with structural fill as described in the Structural Fill and Backfill Section of this report. The values recontntended include a safety factor of 1.5, 1 Page No. 8 n June 29, 2011 Project No, T-6309 The native glacial till soils will be subject to disturbance front normal construction activity when in a wet condition. If disturbed, the soils will not be suitable for support and would need to be removed and foundations lowered to bear on undisturbed native soil or foundation grade restored using lean mix concrete. To avoid soil disturbance, protection of bearing subgrade with a four -inch layer of two-inch clean crushed rock or lean concrete mix should be considered during wet weather construction. 5.4 Slab -on -Grade Slab -on -grade floors may be supported on competent, undisturbed bearing surfaces consisting of the native glacial soils. Immediately below the floor slabs, we recommend placing a four -inch thick capillary break layer of clean, Free -draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve, This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of Elie floor slabs. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission_ Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. it should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting in uniform curing of the slab and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. Placement of the concrete directly on the plastic membrane may require adjustments in the concrete mix design and spacing of control joints to reduce the effects of dry shrinkage. We recorrmhend floor designers and contractors refer to the 2003 American Concrete Institute (ACI) Manual of Concrete Practice, Part 2, 302.1R-96, for further informal ion regarding vapor barrier installation below slab -on -grade Boors. Susceptibility of the native soils to disturbance from normal construction activity should also be considered for slab -on -grade support. Protection of the subgrade by placing a lean concrete working neat or additional thickness of capillary break material should be considered to reduce disturbance and maintain stable bearing surfaces during wet weather construction. 5.5 Lower -Level Building and Site detaining, Walls The magnitude of earth pressure development on below -grade walls, such as basement or retaining walls that are backfilled will partly depend on the quality of the wall backf-ill. We recommend placing and compacting wall backfill as structural fill as described in the following Structural Fill and Backfill Section of this report. To guard against hydrostatic pressure development, drainage must be installed behind the wall. A typical wall drainage detail for backfilled walls is shown on Figure 4. A typical wall drainage detail for permanent below -grade walls cast against temporary shoring is shown on Figure 5. Page No. 9 June 29, 2011 Project No. T-6309 We recommend designing below -grade building walls that are backfilled or constructed against temporary ' shoring to support a lateral earth pressure equivalent to a fluid weighing 45 pcf. For unrestrained site walls, an equivalent fluid pressure of 35 pcf can be used. For evaluation of the walls under seismic loading per the 2009 IBC, a unifomi dynamic earth pressure equivalent to 3H psf, where H is (lie below -grade height of the wall in feet can be used. These values assume a horizontal backfill condition and that no other surcharge loading, such as traffic, sloping eriiban4crnents, or adjacent buildings, will act on the wall. If such conditions exist: then the ' imposed loading must be included in the wall design. For conventional cast -in -place wails supported on spread footings, friction at the base of the wall foundation and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in Section 5.3 of this report. 1 5.6 Structural Fill and Backfill Our study indicates that the fill and native: glacial till soils contain a sufficient percentage of fines (silt and clay ' size particles) that will make them difficult to compact as structural fill if they are too wet or too dry. Accordingly; the ability to use these native soils from site excavations as structural fill will depend on their ' moisture content and the prevailing weather conditions when site grading activities take place. At the time of our investigation, the native soils were at or near optimum moisture content. if native soils become too wet to properly compact they could be dried by aeration during dry weather conditions or mixed with an additive such ' as cement, cement kiln dust (CKD), or lime to stabilize the soil and facilitate compaction. If an additive is used, additional Best Management Practices (BMPs) for its use will need to be incorporated into the Temporary Erosion and Sedimentation Control plan (TESL) for the project. If grading activities are planned during the wet winter months, or if they arc initiated during the surnnicr and extend into fall and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following. gradingrequirements; U.S. Sieve Size Percent Passim 6 inches 100 No, 4 75 maxiinum No. 200 5 maximum* ' *Based on the 3/4-inch fraction. Prior to use, a qualified geotechnical engineer should examine and test all materials imported to the site for use as ' structural till. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of ' 95 percent of the soil`s maximum dry detisity, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction ' should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas; the degree of compaction can be reduced to 90 percent. Page No. 10 fl lone 29, 2011 Project No. T-6309 5.7 Drainage Surface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeter, except in paved locations. In paved locations, a minimutn gradient of two percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. Surface water must not be allowed to flow uncontrolled over the crest of the site slopes and embankments. Surface water should be directed away from the slope crests to a point of collection and controlled discharge. If site grades do not allow for directing surface water away from the slopes, then eater should be collected and tightlined down the slope face in a controlled manner. Sri bsurface In addition to drainage for below -grade walls discussed in the previous section, we recommend installing a continuous drain along the outside lower edge of shallow perimeter building foundations. The foundation drains should be tightlined to an approved point of controlled discharge independcnt of the roof drain system. Subsurface drains must be laid with a gradient sufficient to promote positive flow to the point of discharge. All drains should be provided with cleatiouts at easily accessible locations, These cleanouts should be serviced at least once every year. 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) or the City of Renton specifications. As a minimum, trench backfill should be placed and compacted as stnuctural fill, as described in Section 5.6 of this report. As noted, most native soils excavated on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet minter tnonths, it will likely be necessary to import suitable vet weather fill for utility trench backfilling. 5.9 Pavements The upper inorganic fill soils and underlying native soils will be suitable for suppoil of site pavements. The subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with a heavy rubber -tired construction vehicle such as a loaded 10 yard dump truck to verify this condition. if excessively yielding areas are observed and cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, use of a geotextile reinforcingfseparation fabric, such as Mirafi 500X or equivalent can be considered in conjunction with structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface. Page No. 11 June 29, 2011 Project No. T-6309 The pavement design section is dependent upon the supporting capability of the subgrade sails and the traffic ' conditions to which it will be subjected. We expect traffic al the facility will consist mainly of cars and light trucks, along with occasional heavy traffic in the form of moving trucks and trash removal vehicles. For design, we have assumed that this traffic loading can be represented by an 18-kip equivalent single axle load (ESAL) of 25,000, This represents [lie application of approximately 7 trucks per day, with an average truck loading factor of .5, over a 20-year design period. ' Based on this information, .with a stable subgrade prepared as recornntended, we recommend the following Pavement sectiolrs: ' Two inches of Hot Mix Asphalt (HMA) over six inches of crushed rock base (CRB) Two inches of HMA over three inches of asphalt -treated base (ATB) ' Asphalt concrete should meet the requirements for 1/2-inch class HMA as outlined in the current Washington State Department of Transportation's (WSDOT) standard specifications. Asphalt -treated base and crushed rock ' base should also meet WSDOT requirements. Long-term pavement performance will depend on surface drainage. A poorly -drained pavement section will be ' subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. To improve perfonliance, we recommend surface drainage gradients of at least two percent. Some longitudinal and trans -Terse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks -when they occur. ' 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork ' and foundation recommendations have been properly interpreted and implemented in project design, We should also provide geotechnical services during construction to obsen+e compliance with our design concepts, Specifications, and recomueadations. This will alto-w for design changes if subsurface conditions differ from ' those anticipated prior to the start of construction. ' 7.0 LEMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. No other ' warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Heritage Hills — Lot 2 Enterprise Short Plat project. This report is for the exclusive use of Complete Construction, LLC and its authorized representatives. ' The analyses and recommendations presented in this report are based on data obtained from the soil borings advanced on the site. Variations in soil conditions can occur, the nature and extent of which may not become ' evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recornmeMations in this report prior to proceeding with construction. ' Page No. 12 rid Im^ = S 12Sti�i$ I A; AS�alciPal' '� iilSfh Q j a' ! it w. w etoo >z Alrport s Stadium z a ; T x� ! �c tMiNdR 1Z6tt1 St I 1 z, ' a a K uc0 1a I a?� 900 m _ 2 4 7r 36' Cat iStfi 1N :tZ s nd PI}- z or NW 87 P! O St 132kD n st 5 d 1.2 ^ S � S ,cum t Yrr sU �y M1t o 1330 m 1 Rpntan y VC 1 51w ' AR AR Carco ^, S Z t3ARL1N �^'n s $— — e p RIVER I11_eaue I Fr club s� ,,, SK Iskot real I S PARR-� 17 Gt y !! CEDAP e trJ9A 4 1A RIVER y' y t y th a' Rti s I ORES? t � �1 d 8ti0 — aoAR Ri R AI Na Av l d1 NATi1RgL C 2 Av SW 5i �n I 7th St A_ t S C gE d 5 � PARK � 4 S Gt3` 515 r s S1 universe S n s Sol 5 �� S 1M g- r 20�N , y 3 SW fiTii,t Si +c p M-6. '2 f 1 I1 w I ATM 19 .._.............__... _ - ? y S 24 7ALen W 1 5t C HILL PARK S 4tlF 5 i ALB T y4, tx j 20 i S PARK G+ t 4 t` I LNG I I � ?1 � '^ � C7� I �?3� � ACkt:S , `+ q PAAK� + 1 SE 19tR 5# 54t11 iL ALI 2 BKW*M* to SE W id -- I t67 Ctg4 paytpn Ct SE W S 163rd JIS32 �' rh St SW 251 � � 1 5 27th 5t v, � � g 2 11 2 C� 27d+ CA 281E q 651h 29th St s 3` S t th SE E th a r n S I o f l o s S 3otl+ { 29 5t DC1 Ill 4 �nao W 25 l ! 30 C sk St 37tt s Cla SE 1 k + j 5 li9tti ' I d d Sf 1I0 SI a I r• I REFERENCE: THOMAS GUIDE CD-ROM, KINGIPIERCEISIVOHOMISH COUNTIES, 2004 NOT TO SCALE Terra Vicinit Map y' Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geolog and Pro No.T-5308 Date June 2011 Figure 1 @nviranmerlla�Earih Sciences 1• 9 j � . r / w NOTE: THIS SITE PLPN IS SCHEWTIC ALL LOChrUN5*10 LEGEND: 0 EmSIONSARE A PP,Oxi M7E.:Ti5IN79NOEo=OS Terra ExpWraGon Location Plan RED ERZME ONLY ARO SHCHLO NOT M J= FOR DEEION ORCCN9TRVCTION PVR?05c5. MPROX:i, 1TE RoRise Loc r.CN Heritage Hills - Lot 2 Enterprise SP Associates 1111C. Renton, Washington REFEAENGE: c.r.��Ia,re aeaiec5n<w:,�neert; STE>'LaNFR0'NOFu�^,BTCLIfNT E�� °�'„ys g Pr Oj-No?-6309 Dale June 2011 1 F.u.m2 1 1 1 1 1 1 �, _ � . �,•_ �.>. : is �., h EXCAVATION SLOPE (SEE GEOTECHNICAL REPORT FOR APPROPRIATE INCLINATION) H 45 pcf _ i, 75 psf ! (TRATC SURCHARGE PASSIVE EARTH �I it WHERE APPLICABLE) PRESSURE = 400 Pcf TAKENOVER(2) PILE II II ryOVALUE INCLUDES SAFETY ��OVER PIRLE SURCHARGE (WHERE WH FACTOR OF 1.5 DIAMETER) ( APPLICABLE) NOT TO SCALE Terra Temporary Cantilevered Soldier Pile Shoring Heritage Hills - Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geetechnical Enginee6rig Geology and Pro No. T-6309 Date: June 2011 i ure 3 Environmental Earth 5ciencgs i• 9 COMPACTED...::. . I(M ]RAI Fill ! EXCAVATED SLOPE (SEE REPORT TEXT FOR APPROPRIATE INCLINATIONS) NOT TO SCALE NOTE: MIRADRAIN G100N PREFABRICATED DRAINAGE PANELS OR SIMILAR PRODUCT CAN BE SUBSTITUTED FOR THE 92-INCH WIDE GRAVEL DRAIN BEHIND WALL, DRAINAGE PANELS SHOULD EXTEND A MINIMUM OF SIX INCHES INTO 12-INCH THICK DRAINAGE GRAVEL LAYER OVER PERFORATED DRAIN PIPE. Terra Typical Cast in Place Wall Drainage Detail Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consullants in Geotechnical Engineering Geology and Pro . No. T-$309 Date: June 2011 Figure 4 Environmental Earth Sciences i 9 BUILDING WALL MIRADRAIN G10ON DRAINAGE PANEL OR - EQUAL - FULL COVERAGE ON THE WALL WATER PROOF PER OTHERS SPECIFICATIONS INSERT 1/2" SPACERS BETWEEN LAGGING - TIMBER AT 5' DEPTH INTERVALS SOLDIER PILE AND TIMBER LAGGING SHORING 2" DIAMETER PVC PIPE - CONNECT TO 4" DIAMETER DRAINAGE PANEL USING PRE -FABRICATED SCH. 40 PVC DRAIN GRATE PER MANUFACTURERS TIGHTLINE `�'� SPECIFICATIONS. CENTER DRAINPIPES I BETWEEN SOLDIER PILES NOT TO SCALE Terra Shoring/Building Wall Drainage Detail }'` ± Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pro' Nu, T-6309 Date: ,tune 2011 Figure 6 Environmental Earth Sciences 1 9 ' APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING I Heritage Hills — Lot 2 Enterprise Short Plat Renton, Wfishington ' On April 2, 2009, we explored subsurface soil conditions at the site by observing the advancement of 4 soil test borings tc a maximum depth of 30.5 feet below existing surface grades. Tile borings were drilled using a track - mounted drill rig and advanced with a hollow -stem auger. Soil samples were obtained at regular intervals during drilling in general accordance with ASTM Test Designation D-1586. Using this procedure, a two-inch diameter split-ba€Tel sampler is driven 18 inches into the ground using a 140-pound hammer falling fronn a height of 30 inches. The number of blows required to drive the sampler 12 inches after an initial 6-inch set is referred to as ' the Standard Penetration Resistance value or N value. This is an index related to the consistency of cohesive soil and the relative density of cohesionless materials. The N values obtained for each sample are recorded on the I Boring Logs attached as Figures A-2 through A-5. The approximate boring locations are shown on Figure 2. The test boring locations «Fcrc approximately determi€ied by measurements fronn existing property features. ' An engineering geologist from our office conducted the field exploration, classified the soil conditions encountered, maintained a log of each baring., obtained representative soil sa€rtples, and observed pertinent site features. All soil samples Were visually classified in accordance with the Unified Soil Classification System ' (USCS) described on Figure A-1. Represeniative soil samples obtained from the soil borings were placed in closed containers and taken to our ' laboratory for further examination and testing. The moisture content of each sample was pleasured and is reported on the Boring Logs. Grain size analyses were performed on four of the samples. The results are shown on Figures A-6 and A-7. Plasticity characteristics of one sample of fine-grained silt observed at the site was also ' evaluated by performing Atterberg Limits tests. 1-he results are recorder{ on the associated Boring Log. Project No. T-6309 1 MAJOR DIVISIONS LETTER SYMBOL TYPICAL DESCRIPTION Clean GWWell-graded gravels, gravel -sand mixtures, little or no GRAVELS Gravels fines. J i i (less than Gay Poorly -graded gravels, gravel -sand mixtures, little or 0 ra N More than 5 �a fines) no fines. — 50% of coarse fraction is GM Silty gravels, gravel -sand -silt mixtures, nor -plastic © N 7 laf larger than No. Gravels 9 fines. - - -- ' Z m 4 sieve with fines , E GC Clayey gravels, gravel -sand -clay mixtures, plastic fines. I oN Clears SANDS Sands Welt -graded sands, gravelly sands, little or no fines, _ Z (less than SP _ Poorly -graded sands or gravelly sands, little or no /o S e More than 5fines) fines, ra 50% of coarse _.._....__. --._.._ p 0 fraction is Sands 5 Silty sands, sand -silt mixtures, non -plastic fines. U smaller than _ -- ------._.—.—......_.................— No. 4 sieve with fines I SC Clayey sands, sand -clay mixtures, plastic lines. ........... ................_ Inorganic silts, rock flour, clayey silts with slight SILTS AND CLAYS i plasticity. a wn R CL Inorganic clays of low to medium plasticity, (lean clay). E o aD Liquid limit is less than 50% W o Z .N OL Organic silts and organic clays of low plasticity. Z 4 L c� T { _ �� ---- -- -- — Inorganic silts, elastic.Co 0 as I SILTS AND CLAYS t1J CH Inorganic clays of high plasticity, fat clays, Z Q 0 rn Liquid limit is greater than 50 /a -OH ILL Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS cn w Standard Penetration Density_ Resistance in Blows/Foot 2^ OUTSIDE DIAMETER SPLIT 1 - SPOON SAMPLER _j Very loose 0-4 T 2.4" INSIDE DIAMETER RING SAMPLER Loose 4-10 OR SHELBY TUBE SAMPLER w Medium dense 10-30 T_ o Dense 30-50 [ WATER LEVEL (DATE) Very dense >50 Tr TORVANE READINGS, lsf Pp PENETROMETER READING, tsf Standard Penetration LU l Consistency Resistance in Blows/Foot DID DRY DENSITY, pounds per cubic foot Very Soft 0-2 LL LIQUID LIMIT, percent Soft 2-4 Medium stiff 4-8 PI PLASTIC INDEX stiff Very stiff -16 N STANDARD PENETRATION, blows per foot Hard >32 �': ! UNIFIED SOIL CLASSIFICATION SYSTEM — Terra HERITAGE HILLS - LOT 2 ENTERPRISE SP ��,� _• _J associates, Inc. RENTDN, wASHIiVGTON Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences Proj. No. T-6309 Date JUN 2011 Figure A-1 P 1 1 1 LOG OF BORING NO, 1 Figus'e N©. A-2 Project: Heritage dills - Lot 2 Enter risc Short Plat Project No. T-6309 Date Drilled: 412/09 Client: Complete Construction. LLC Driller: Boretec Logged By: DPL Location: Renton, Washington Approx. Elev: 294' Pocket Penetromete a TSF n c Soil Description Consistency/ 1 2 3 4 Obserr. v Relative Density Moisture Content % SPT (N) Well c EL a E W pW l • Blows/ft • m 10 30 so 70 10 20 30 40 (BLACKBERRIES) 1 2 FILL: brown silty sand with gravel, fine grained, wood pieces, old roots, 3 disturbed soil in sampler, wet. (SM) Looseto 4T Medium Dense 5 22.5 10 ac I o 6 I 8 -------------------_------ ---___--_ ! 8 I 9.1 I 10 Dense X 50f6" 11 12 13 14 Gray to grayish -brown silty SAND with 15 gravel, fine grained, cemented, moist. 12.0 (SM) (Glacial till) 50/5" 1fi 17 Very Dense I 18 19 I 9.0 20 x �01E 21 22 23 24 8.0 25 2fi Bor ng terminated at 25.5 feet. 27 No groundwater observed. I 28 29 ! 30 I Terra Nate: This bo+ehole iog has been prepared for geclechnical purposes. This informal}on pertains only to this bong location Associates Inc. and should not be interpeled as bsirg indicafrve a' other a€ea5 of the siter consuilants in Geolechnical Engireering, Geology and Environmental Earth Sciences u LOG OF BORING NO. 2 Figure N4. A-3 Project: Hentaae Hills- Lot 2 Enterprise Shot: Plat Project No: T-6309 Date Drilled: 412109 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: _Renton, Washington - Approx. Eiev: 306' @Pocket Penetremete G TS F A c Soil Description Consistency/ I I 3 Observ. m Relative Density Moisture Content % SPT (N) Well S a WP WI • Blows/ft • m Q @ 10 30 50 70 10 20 30 40 (GRASS) 1 1 f i r ICI 1 s r r I I 1 2 FILL: gray gravel with sand and silt, Loose fine to coarse grained, wet. (GP -GM) 3 --------------------------- ---------- 4 5 Dense 10.0 i 93 6 7 8 9 50/5, 5" 14 98 I 11 12 Grayish -brown to gray silty SAND with I gravel, fine grained, cemented, moist. 13 (SM) (Glacial till) Very Dense 14 5015.5" .8 15 x 16 17 18 19 7.8 50/3" 20 x 21 22 23 I 24 25 22.9 Gray SILT with sand, moist. (ML) Very Hard x I 73 26 PI=7, PL=26, LL=33 I 27 Boring terminated at 26.5 feet. I 28 No groundwater observed, 29 li 30 I Terra Note: This borehole log has been prepared for gectechnical purposes. This information perlains only to this boring location Associates, Inc.and should rel be inlerpeled as being indicative of other areas of the site. Consultants in Ceolechr sl Engineering, Geeiogy NO and Environmental Earih Sciences n LOG OF BORING NO. 3 Figure No. A-4 Project: Heritage Hills -Lot 2 Enterprise S� ort Plat Project No: T-6309 Date Drilled: 412109 Client: Complete Construction, LLC Driller. Boretec Logged By: DPL Location: Renton. Washington Approx. Elev: 29C' Pocket Penetrcmete o TSF n c Soil Description Consistency! ; 2 3 4 Observ. m Relative Density Moisture Content % SPT (N) Well cL E W x W1 p 30 M70 • Blowsdit • 0 �M 10 50 10 20 30 40 (No COVER) 1 FILL: brown silty sand with gravel, tine Loose 2 grained, wet. (SM) _ _ _ _ _ _ - - _ _ Dense I 4 1 50151 5 12.C� 7 8 Gray silty SAND with gravel, fine grained, cemented, moist. (5110) (Glacial till) 9A 10 Very Dense x 50/6" 11 12 I 13 I 14 I t0,9 15 � 5014` 18 17 13 19 10.2 50l5" 20 21 Soling terminated at 20.5 feet. 22 No groundwater observed. 23 24 25 I 26 27 28 28 30 Terra Note: This borehole log has been prepared for geotechnical purposes. This information pertains only to this borirg bcalion Interpeted Associates, Inc. and should net be as being indicative of other areas of the site. f Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences LOG OF BORING NO. 4 Figure t+io_ A-5 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 [late Drilled: 4009 Client: Complete Construction, LLC Driller: Soretec Lagged By: DPL Location; Renton, Washington _ Approx. Elev: 302' Pocket Penetrometer a TSF a Soli DescriptionConsistencyl ; 2 3 4 Observ. as Relative Density Moisture Content % SAT (N) Well r a Q E WPI----- W1 a Blowsrft • a) 10 30 54 70 10 20 30 40 (GRASSISCOTCH BROOM) I r r r f Irl 1 1 Y i 2 FILL. brown silty sand with occasional Loose to 3 gravel, fine grained, wet. (SM) Medium Dense I 4 5 12.1 6 � I 62111 " 7 Dense S 9 10 1'2.4 I 5012" 11 12 ! 13 I 14 13,7 5013" 15 Grayish -brown to gray silty SAND with x 16 gravel, fine grained, cemented, moist. 17 (SM) (Glacial till) Very Dense 18 19 12.9 5013" 20 21 22 23 24 9.2 5013" 25 26 27 2B 2 g I 50I3" 30 31 Boring terminated at 30.3 feet. 32 No groundwater observed. 33 34 35 Terra Note: This borehole log has been prepared for geoleChniCal `� This inforralion purposes. pe of other aea Associates Inc, s bei g indicative alive and Should not be inlerpe;ed as being indicative of other areas � of the site, Consutlarls in GMechnical Engineering, Geology and Environmental Ea,1h Sciences Particle Size Distribution Report 100 90 80 70 w 60 Z Ei Z 50 UJ U � 40 30 20 10 n V Rf1iiV +31LG ' l 111 n. Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.0 9.8 2.6 9.9 30.5 41.2 fl 0.0 I1.? 7,9 4.4 13.9 31.5 1 31.1 0.0 4.7 ��— 0.0 3.7 12,9 33.1 45.6 XL Colloids I LL ' PL I D _.. _._..... 54 ! D D D 0.9451 1 0.2023 0.1275 10.4540 0.3754 0.2457 L\ v.7574 1 C_1665 0.0973 j Material Description t.ISCS AASHTO o Silty SAND Slrl silty SA'.,fD with gravel SM silty SAND E Sbi :Project No. T-6309 __ Client: CoempleteC'onstructinn. LLC Remarks: ;Project: Lot 2. Enterprise Siio:l Plat c Location: Boring B-1 Depth: EL. 274120 Fert Sample Number: 4 o Location: BorIn213-2 Depth: EL. 291 f IS Feet Sample Numbers 3 G Location: Boring B-3 Depth: Et.. 275 / 15 Feet Sample Number: 3 Date: o April 2. 2009 C April 2, 2009 A Hl 2, 2009 Terra Associates, Inc. Tested By: Checked By. JMC Figure A-6 1 1 Particle Size Distribution Report Project No. T-fi3Q9 Client: Cooinplete Conslruetion, LLC Remarks: Project: Lot 2, Enieiprise Short Flat o Location: Bonne) B--I Depth: FL. 29715 Feet Sample Number: I HDate: O Ans;12.2009 Tested By: FQ Terra Associates, Inc, Kirkiand, WA Checked By: JMC Figure A-7 1 APPENDIX B IWINSTABL SLOPE STABILITY RFSULTS 1 t- O 0 m LL co U3 C) N (D 1- I� m m b Co co O N N N N N N M M M N N N N N N N N N N LO N co co I O LO LO ce) r C*� LO C6 N co ! i � Y k —T_.. .....-T--_._�_CS co - O co Lo q o co U') Y ti co tl- LO Ict N Li) N CD co .• 0 t~ LO m T7 LO ti c6 N � O r CO LO (D CO 0) Q CO d'" CD CD CD CD co (0 cc t• M1 ti ti LLV r r r r r r r r r L'' 1 Q U N r C 'v L V) m 'S a� C m 4- 0 W ..0 L- co o y -4 Z -4 s- co .��... o --- m Lo as oa co LO T r-� C7 r� LO d N r 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Profile.out PCSTABL6 by Purdue university modified by Peter J. Bosscher University of Wisconsin -Madison --Slope Stability Analysis -- simplified Janbu, simplified Bishop or Spencer's Method of Slices PROBLEM DESCRIPTION worth End of Building West Facing slope (5iesmic Ag=.3) BOUNDARY COORDINATES 3 Top Boundaries 3 Total Boundaries Boundary X-Left Y-Left X-Right Y-Right Soil Type No. (ft) (ft) (ft) (ft) Below Bnd 1 12.00 12.00 15.00 12.00 1 2 15.00 12.00 59.00 33.00 1 3 59.00 33.00 115.00 33.00 1 ISOTROPIC SOIL PARAMETERS 1 Type(s) of soil Soil Total Saturated cohesion Friction Pore Pressure Piez. Type Unit Wt. Unit Wt. Intercept Angle Pressure Constant surface No. (pcf) (pcf) (psf) (deg) Param. (psf) No. 1 130.0 135.0 500.0 40.0 0.00 0.0 0 A Horizontal Earthquake Loading coefficient Of0.300 Has seen Assigned A vertical Earthquake Loading coefficient Of0.000 Has seen Assigned Page 1 Profile out Cavitation Pressure = 0.0 psf BOUNDARY LOAD(S) 3 Load(s) specified Load x-Left x-Right Intensit Deflection No. (ft) (ft) (1 b/sgft� (deg) 1 66.00 69.00 12000.0 0.0 2 87.00 93.00 12000.0 0.0 3 107.00 113.00 12000.0 0.0 NOTE - Intensity Is Specified AS A Uniformly Distributed Force Acting on A Horizontally Projected surface. A Critical Failure surface searching Method, Using A Random Technique For Generating circular surfaces, Has Been Specified. 100 Trial Surfaces Have Been Generated. 10 surfaces Initiate From Each Of 10 Points Equally spaced Along The Ground Surface Between x = 15.00 ft. and x = 40.00 ft. Each surface Terminates Between x = 70.00 ft. and x � 115.00 ft. unless Further Limitations were imposed, The Minimum Elevation At which A Surface Extends Is Y = 0.00 ft. 3.00 ft. Line segments Define Each Trial Failure surface. Following Are Displayed The Ten Most Critical Of The Trial Failure Surfaces Examined, They Are Ordered - Most Critical First. safety Factors Are Calculated By The modified :anbu method s, Failure surface Specified By 32 Coordinate Points Point x-Surf Y-Surf No. (ft) (ft) Page 2 1 1 1 Profile.out 1 17.78 13.33 2 20.04 11.35 3 22.42 9.53 4 24.92 7.88 5 27.53 6.39 6 30.23 5.07 7 33.00 3.94 8 35.85 2.99 9 38.75 2.23 10 41.70 1.66 11 44.67 1.29 12 47.67 1.11 13 50.67 1.14 14 53.66 1.35 15 56.63 1.77 16 59.57 2.38 17 62.46 3.19 18 65.29 4.18 19 68.05 5.35 20 70.73 6.71 21 73.31 8,24 22 75.78 9.93 23 78.14 11.78 24 80.37 13.79 25 82.47 15.94 26 84.41 18.22 27 86.21 20.62 28 87.84 23,14 29 89.30 25.76 30 90.59 28.47 31 91.70 31.26 32 92.26 33.00 �- 1.606 *= Failure surface specified By 33 coordinate points Point X-Surf Y-Surf No. (ft) (ft) 1 15.00 12.00 2 17.56 10.43 3 20.19 9.00 4 22.90 7.71 5 25.68 6.57 6 28.51 5.58 7 31.39 4.74 8 34.31 4.06 9 37.26 3.53 10 40.24 3.16 11 43.23 2.95 12 46.23 2,91 13 49.23 3.02 14 52.22 3.29 15 55.19 3.72 16 58.13 4.31 17 61.04 5.05 18 63.90 5,95 19 66.71. 7.00 Page 3 Profile.out 20 69.46 8.20 21 72.14 9.55 22 74.75 11.03 23 77.27 12.66 24 79.70 14.41 25 82.04 16.30 26 84.27 18.30 27 86.39 20.42 28 88.40 22.65 29 90.28 24.99 30 92.03 27.42 31 93.66 29.94 32 95.14 32.55 33 95.37 33.00 1.635 Failure Surface Specified By 21 Coordinate Points Point X-Surf Y-surf No. (ft) (ft) 1 26.11 17.30 2 28.42 15.39 3 30.93 13.74 4 33.59 12.36 5 36.39 11.29 6 39.29 10.52 7 42.26 10.07 8 45.26 9.94 9 48.25 10.14 10 51.20 10.66 11 54.08 11.50 12 56.86 12.65 13 59.49 14.08 14 61.95 15.80 15 64.22 17.77 16 66.25 19.97 17 68.04 22.38 18 69.56 24.97 19 70.78 27.71 20 71.71 30.56 21 72.21 33.00 1.64$: Failure Surface Specified By 15 coordinate Points Point x-Surf Y-Surf No. (ft) (ft) 1 34.44 21.28 2 37.41 20.80 3 40.40 20.55 4 43.40 20.52 Page 4 Profile.out 5 46.39 20.72 6 49.36 21.14 7 52.29 21.79 8 55.16 22.65 9 57.96 23.73 10 60.67 25.01 11 63.28 26.50 12 65.77 28.17 13 68.12 30.03 14 70.33 32.06 15 71.21 33.00 -' 1.662 *** Failure Surface Specified By 23 coordinate Points Point x-Surf Y-Surf No. (ft) (ft) 1 17.78 13.33 2 20.73 12.80 3 23.71 12.43 4 26.70 12.20 5 29.70 12.12 6 32.70 12.19 7 35.69 12.41 8 38.67 12.77 9 41.62 13.29 10 44.55 13.95 11 47.44 14.75 12 50.29 15.70 13 53.08 16.79 14 55.82 18.01 15 58.50 19.37 16 61.10 20.86 17 63.63 22.48 18 66.07 24.22 19 68.42 26.08 20 70.68 28.06 21 72.84 30.14 22 74.89 32.33 23 75.46 33.00 1.684 r,** Failure surface specified By 27 coordinate Points Point x-surf Y-Surf No. (ft) (ft) 1 15.00 12.00 2 17.22 9.98 3 19.61 8,17 4 22.16 6.58 5 24.83 5.22 Page 5 Profile.out 6 27.61 4.10 7 30.48 3.23 8 33.42 2.62 9 36.40 2.27 10 39.40 2.19 11 42.39 2.37 12 45.36 2.81 13 48.28 3.52 14 51.12 4.48 15 53.87 5.69 16 56.49 7.13 17 58.98 8.81 18 61.32 10.69 19 63.47 12.78 20 65.43 15.05 21 67.19 17.48 22 68.72 20.06 23 70.02 22.77 24 71.07 25.57 25 71.88 28.47 26 72.42 31.42 27 72.57 33.00 **'k 1.687 * Failure surface Specified By 26 Coordinate Points Point x-surf Y-surf No. (ft) (ft) 1 28.89 18.63 2 31.51 17.18 3 34.23 15.89 4 37.01 14.78 5 39.86 13.84 6 42.76 13.08 7 45.71 12.50 8 48.68 12.11 9 51.67 11.90 10 54.67 11.88 11 57.67 12.05 12 60.65 12.40 13 63.60 12.94 14 66.51 13.66 15 69.37 14.56 16 72.17 15.63 17 74.90 16.88 18 77.55 18.30 19 80.10 19.87 20 82.55 21.61 21 84.88 23.49 22 87.10 25.51 23 89.18 27.67 24 91.13 29.95 25 92.93 32.35 26 93.35 33.00 1.695':w Page 6 Profile.out Failure Surface Specified By 27 Coordinate Points Point x-surf Y-surf No. (ft) (ft) 1 15.00 12.00 2 17.16 9.92 3 19.50 8.04 4 22.00 6.38 5 24.63 4.94 6 27.39 3.75 7 30.23 2.81 8 33.16 2.13 9 36.13 1.71 10 39.12 1.56 11 42.12 1.68 12 45.10 2.06 13 48.02 2.71 14 50.88 3.62 15 53.65 4.78 16 56.30 6.19 17 58.82 7.82 18 61.17 9.68 19 63.36 11.73 20 65.35 13.98 21 67.13 16.39 22 68.69 18.95 23 70.01 21.65 24 71.09 24.45 25 71.92 27.33 26 72.48 30.28 27 72.75 33.00 xI'll i: 1.728 * !' Failure Surface Specified By 27 coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 23.33 15.98 2 25.98 14.56 3 28.71 13.31 4 31.50 12.23 5 34.36 11.31 6 37.27 10.58 7 40.22 10.02 8 43.19 9.64 9 46.19 9.44 10 49.19 9.42 11 52.18 9.59 12 55.16 9.93 13 58.11 10.46 14 61.03 11.16 15 63.90 12.04 Page 7 Profile.out 16 66.71 13.10 17 69.45 14.32 18 72.11 15.70 19 74.68 17.25 20 77,16 18.94 21 79.52 20.79 22 81..77 22.77 23 83.90 24.89 24 85.89 27.13 25 87.75 29.49 26 89.45 31.95 27 90.09 33.00 1.735 *A:'r Failure surface specified By 18 coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 34.44 21.28 2 36.57 19.16 3 38.96 17.35 4 41.59 15.90 5 44.39 14.82 6 47.31 14.15 7 50.30 13.89 8 53.29 14.04 9 56.24 14.61 10 59.08 15.59 11 61.75 16.95 12 64.21 18.67 13 66.40 20.72 14 68.29 23.05 15 69.84 25.62 16 71.01 28.38 17 71.79 31.28 18 72.00 33.00 - 1.762 Y R X I S F i 0.00 14.38 28.75 43.13 57.50 71.88 X0.00+---------+---------+-------------------+---------+ 14.38 + - 2.1 Page 8 Profile.out 2 1 86 I.S. - 861...5.9 - 812..5.9.3 A 28.75 + 62...59.3.7 - 621. ..93.7.. -861, ..53,7. .4 -81... .357..0. -81....3.5..0.4.. -12....9.570..4... x 43.13 +82....3.7. ..4... -12 .. 3.75 ..4 .. -16.... 37.5 ........ .126. 3. 05... 4 . .1286..97.0.5..4. . ... 28..93.0..5-.4. . I 57.50 .1.2.6.973. .5...4.. ..1.286.9730. .4... ..1. .686.30..5..4 -..12. .976.30..5. .4. ..12. .7 86.3.35. .4 /1 ...... 2...7..868635... 4.1/ S 71.88 ..... 1.2... 7. .. 8635363 ....1.2. .7. .......55 - .....1.2...7.......... ....1.2 .7...... - .......11. 79 ..... - .........1..79.. ... 86.25 + .........1...79. ./2 ..... ....1.17.99. - ....2.21719 - ..............2.12I - ... ..........2 p 100.63 + ..... ........ ......./3 .. 3/ T 115.00 + , '�r Page 9 1 1 GEOTECHNICAL REPORT Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Project No. T-6309 Terra Associates, Inc. Prepared for: Complete Construction, LLC Kirkland, Washington June 29, 2011 Revised January 9, 2012 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TERRA ASSOCIATES, Inc. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences June 29, 2011 Revised January 9, 2012 Project No. T-6309 Mr. Gregory Sparhawk Complete Construction, LLC 9757 Juanita Drive NE, Suite 212 Kirkland, Washington 98034 Subject: Geotechnical Report Heritage Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Dear Mr. Sparhawk: As requested, we have conducted a geotechnical engineering study for the subject project, The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Based on the results of our subsurface exploration, soil conditions at the site consist of 2 '/2 to 8 feet of loose to medium dense granular fill, overlying dense to very dense silty sand with gravel (unweathered glacial till). We did not observe groundwater seepage in any of the soil test borings advanced at the site. In our opinion, soil conditions will be suitable for development of the site as planned, provided the recommendations contained herein are incorporated into design and followed during construction. Undisturbed, dense native soil observed at expected building grades would provide suitable bearing for standard spread footing foundations and slab -on -grade floors. We appreciate the opportunity to be of service during the preliminary design phase of this project and look forward to working with you during the final design and construction phases. We trust the information presented in this report is sufficient for your current needs. If you have any questions or need additional information, please call. Sincerely 1 � 9,1?— 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 TABLE OF CONTENTS Page No. 1.0 Project Description..........................................................................................................1 2.0 Scope of Work................................................................................................................. I ' 3.0 Site Conditions................................................................................................................2 . 3.1 Surface -. 2 3.2 Subsurface...........................................................................................................2 3.3 Groundwater.. .....................................................................................................3 4.0 Geologic Hazards.—_.. ................. ..3 4.1 Seismic................................................................................................................3 ' 4.2 Erosion................................................................................................................4 4.3 Landslide Hazard Area................................................................ .................4 4.4 Steep Slopes........................................................................................................5 ' 4.5 Coal Mine Hazard...............................................................................................6 5.0 Discussion and Recommendations ......................... .......7 5.1 General................................................................................................................7 5.2 Excavation .............................................................................. 5.3 Foundations........................................................................•-..............................0 5.4 Slab -on -Grade. .1 5.5 Lower -Level Building and Site Retaining Walls..............................................11 5.6 Structural Fill and Backfill...............................................................................11 5.7 Drainage............................................................................................................12 5.8 Utilities.............................................................................................................12 5.9 Pavements.........................................................................................................13 ' 6.0 Additional Services-. ..... ... _ ............................................................................ ____ .... 13 7.0 Limitations........................................................................................... ...............14 iFigures ' Vicinity Map...................................................................................................................... Exploration Location Plan................................................................................. Figure 1 ...... Figure 2 Site Location Relative to Abandon Mines............................................................................. Figure 3 ' Temporary Cantilevered Soldier Pile Shoring....................................................................... Typical Cast in Place Wall Drainage Detail.......................................................................... Figure 4 Figure 5 Shoring/Building Wall Drainage Detail................................................................................. Figure 6 i Appendix Field Exploration and Laboratory Testing.......................................................................Appendix A WinStabl Slope Stability Results..................................................................................... Appendix B 1 1 1 Geotechnical Report Heritage Hills — Lot 2, Enterprise Short Plat 1250 South Puget Drive Renton, Washington 1.0 PROJECT DESCRIPTION The project consists of developing the 1.56-acre site with a four-story apartment building constructed over one level of parking along with associated paved access and utility improvements. The building will be centrally located between the west and cast property lines and will extend to near the north and south property lines. Access to the site will be from the south off of South Puget Drive and from the northeast from the adjacent apartment complex. The south access will continue along the east property line to the north wrapping around the north end of the building to the parking level at the northwest building corner. The parking level which extends below the entire building footprint will be constructed at elevation 293 feet. Based on existing site topography, the building will be nearly at grade in the northwestern site area with excavations approaching 13 feet to the east and 20 feet to the south required to establish foundation grade. Site constraints will require a permanent retaining wall to support the vertical grade transition between the property to the east and the planned paved access along the south and eastern portion of the site. We expect the parking floor will be constructed at grade with the main floor level designed as post -tensioned deck with steel or wood -framing for the upper floor levels. Structural loading is expected to be moderate with isolated columns carrying loads of 200 to 400 kips and bearing walls carrying 5 to S kips per foot. The recommendations contained in the following sections of this report are based on our understanding of the design features, as discussed above. If actual features vary or changes are made, we should review them in order to modify our recommendations, as required. We should review final design drawings and specifications to verify that our recommendations have been properly interpreted and incorporated into project design. 2.0 SCOPE OF WORK On April 2, 2009, we observed the advancement of 4 soil borings to depths ranging from 20.5 to 30.5 feet below existing surface grades. Using the information obtained from the subsurface exploration and laboratory testing, we developed geotechnical recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic site class per 2009 International Building Code (113C) • Geologic Hazards per City of Renton Municipal Code Site preparation and excavation • Foundations 1 1 11 June 29, 2011 Revised January 9, 2012 Project No. T-6309 • Slab -on -grade floors • Lateral earth pressures • Structural fill • Subsurface drainage • Utilities • Pavements It should be noted that recommendations outlined in this report regarding drainage are associated with soil strength, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure environment (i.e., humidity, mildew, mold) is beyond Terra Associates' purview. A building envelope specialist or contactor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS M Surface The project site is located at 1250 South Puget Drive in Renton, Washington. The site is bordered by multi- family apartments and condominiums to the north and east, Lot 1 Enterprise Plaza to the west, and South Puget Drive to the south. The approximate location of the project site is shown on Figure 1. The site is undeveloped with the exception of an asphalt paved drive off of South Puget Drive. The access ascends off of South Puget Drive about 16 feet in elevation into the site terminating at a relatively level area. An approximately 14- to 28-foot high slope ascends from the east side of the drive up to the southeast site corner. The site then descends 8 to 14 feet in elevation to the north and west towards the crest of a steep slope along the west property line. The western slope descends to the adjacent west property about 15 to 30 feet over a gradient of approximately 50 percent. A utility casement crosses the north perimeter of the property. The site surface is covered mostly by tall grass with scattered deciduous trees and shrubs. Subsurface Soil conditions we observed at the test borings generally consisted of 2.5 to 8 feet of loose to medium dense wet silty sand with gravel fill overlying dense to very dense unweathered glacial till. The thicker fills were observed along the northern portion of the site and are likely due to existing water and sewer utilities extending across this area. The till soils are in a moist cemented condition and consist of silty sand with gravel. All test borings terminated in glacial till with the exception of Test Boring B-2. At this location, sandy silt to slightly plastic silt was observed below the till at a depth of 30 feet. Page No. 2 1 I June 29, 2011 Revised January 9, 2012 Projcct No. T-6309 The Geologic Map raf the Renton Quadrangle King Count -v lfashington. by D.R. Mullincaux (1965), indicates the site is underlain by Ground moraine deposits (Qgt), consisting of a compact mixture of silt, sand, and gravel, with a discontinuous mantle of clean sand and gravel. The very dense native silty sand with gravel we observed in the test borings is consistent with this mapped geology_ The hard silt observed below the till at Test Boring B-2 is likely the upper weathered mudstone bedrock surface associated with the Renton formation also snapped a short distance west of the site. The preceding discussion is intended to be a brief review of the soil conditions encountered on the site. More detailed descriptions are presented on the Boring Logs in Appendix A. 3.3 Groundwater We did not observe groundwater seepage in any of our soil borings during our site exploration. Fill soils in each boring were noted to be in a wet condition to depths of three to eight feet. It is possible that minor seepage conditions develop along the fill/native soil contact during the wetwinter months. Fluctuations in groundwater seepage should be expected on a seasonal and annual basis. Typically, seepage reaches maximum levels during and shortly following the wet winter months and diminishes or is completely absent during the dry summer months_ 4.0 GEOLOGIC HAZARDS 4.1 Seismic Based on the soil conditions encountered and the local geology, per Chapter 16 of the 2009 International Building Code (113C) site class "C" should be used in structural design. Spectral response accelerations for structural design for the site in accordance with the 2009 IBC are as follows: Seismic Design Parameters (IBC 2009) Spectral response acceleration (Short Period), SMs 1.446 Spectral response acceleration (I-SecondPeriod), SM, 0.646 Five percent damped 0.2-second period, SDs 0.964 Five percent damped 1-second period, Sn, 0.431 Values based on Latitude 47.4626N and Longitude-122.20246W, taken from Ground Motion Parameter Calculator accessed June 28, 2011 on the web site httL//earthquake.usgs.gov/researcli/hazmaps/desi m� ?index.nl�p Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine-grained sands underlying the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. Page No. 3 June 29, 2011 Revised January 9, 2012 ' Project No. T-6309 In our opinion, given the very dense nature of the native soils at the site and the absence of an established ' groundwater table there is no risk for impacts to the site or site structures due to liquefaction during an earthquake. 1 1 1 4.2 Erosion Section 4-3-050(J) (c) of the City of Renton Municipal Code (RMC), classifies erosion hazard areas as follows: i. Low Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservations Service as having slight or moderate erosion potential, and that slopes less than 15 percent. ii. High Erosion Hazard (EH). Areas with soils characterized by the Natural Resource Conservation service as having severe or very severe erosion potential, and that slope more steeply than 15 percent. The Natural Resource Conservation Service (NRCS) has classified the site soils at site as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC). The erosion potential of these soils is described by the NRCS as slight to moderate. Figure 4-3-050Q3b (i) Erosion 14azards Map of the RMC shows the site is within a high erosion hazard area. Slopes over 15 percent do exist at the site; therefore, the site would classify as a high erosion hazard (EH) as defined by the RMC. in our opinion, the potential for erosion at the site will be adequately mitigated with proper implementation and maintenance of Best Management Practices (BMPs) for erosion and sedimentation control. Application of BMPs should conform to City of Renton standards and should be in place prior to, during, and immediately following clearing and grading activities at the site. The erosion potential of the site soils and the effort required to control erosion during construction can be reduced substantially by excavating and grading during the drier summer months. Other management practices that should be applied to reduce the potential for erosion include covering exposed soils with straw mulch or plastic sheeting and controlling surface water runoff as required during grading. To contain sediment transport and prevent impacts to adjacent properties, construction stormwater should be routed through collection swales to temporary sedimentation ponds. Silt fencing should be installed at the site perimeter at the clearing limits. 4.3 Landslide Hazard Area Section 4-3-050(J) (b) of the RMC designates landslide hazard areas as the following: i. Low Landslide Hazard (LL): Areas with slopes less than 15 percent. ii. Medium Landslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel, or glacial till. iii. High Landslide Hazards (LH): Areas with slopes greater than 40 percent and areas with slopes between 15 and 40 percent and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (LV): Areas of known mailable landslide deposits. Page No. 4 June 29, 2011 Revised January 9, 2012 Project No. T-6309 Site slopes range from approximately 5 to 15 percent on the north and central portions increasing to 25 to approximately 50 percent along the western and southern property lines, The steep slope along the southern property line appears to have been created using fill soils during grading of the existing access drive. Fill has also been placed at the top of the slope along the west property line increasing the total slope height and pushing the top of the slope east into the property. We did not observe indications of instability, emergent groundwater seepage, significant erosion, or historical movement on or adjacent the site. With existing slopes at the site, as defined by the RMC the slopes along the west and southern portions of the site would classify as high landslide hazard (LH), while the central and northeastern portions of the site would classify as low landslide hazard (LL) to medium landslide hazard (LM). To assess the stability of the site slopes, we completed a stability analysis using the computer program WinStabl. The analysis focused on the west slope modeled for the proposed post construction condition at a critical cross section. This cross section is shown in plan view on Figure 2 and represents the worst case loading condition based on the proximity of the building foundations to the slope crest. The analysis included building surcharge loading represented by footings loaded to the design bearing capacity of 12,000 psf (see Section 5.3 Foundations). Our analysis indicates that under static loading conditions, with building footings setback a distance of seven feet from the slope crest, a minimum factor of safety against slope failure of about 2.1 would be provided. Seismic loading conditions were simulated by pseudostatic static analysis using a ground acceleration of .3g. This acceleration represents an earthquake having a 10 percent chance of being exceeded over a 50-year exposure period (500 year return period). Results of the analysis indicate a pseudostatic factor of safety of 1.6 against failure would be provided. Stability analysis results are attached in Appendix B. In light of our analysis and due the inherently stable and competent nature of the native till soils, it is our opinion ' that construction of the apartment complex as planned would not adversely impact the stability of the slope. In our opinion, provided surface drainage is controlled as discussed in Section 5.7 of this report a building setback/buffer from the crest of the slope is not required. However, we recommend building foundations that 1 parallel the slope crest be setback a minimum distance of ten feet from the face of slope as measured from the edge of footing at the bottom of footing elevation. 1 4.4 Steep Slopes Section 4-3-050(J) (a) of the RMC states that "The boundaries of a regulated steep sensitive of protected slope are determined to be in the location identified on the City of Renton's Steep Slope Atlas". Slopes are divided into two categories: (a) sensitive slopes, which are inclined between 25 to 40 percent and (b) protected slopes, inclined at 40 percent and greater. Based on the City of Renton Steep Slope Atlas as illustrated on the Landinfo Parcel Map, the western and southern property line is considered a regulated (or protected) slope with inclinations varying between 15 to 40 percent and greater. A small area at the northeast site comer and a second in the east -central portion of the site are also mapped as regulated slopes inclined between 15 and 40 percent, and the remainder of the site mapped with sensitive slopes. Figure 4-3-050Q3e (i) Steep Slopes Map of the RMC also shows the site contains slopes of 25 to 40 percent. 1 Page No. 5 June 29, 2011 Revised January 9, 2012 Project No. T-6309 Accordingly, the steepest portion of the west slope and portions of the south slope are protected slopes while all ' other portions are either sensitive slopes or do not qualify. As discussed in the preceding Landslide Section, the native glacial till soils are highly consolidated and are inherently stable. Our stability assessment indicates that the stability of the slopes would not be impacted. In our opinion, provided adequate measures for controlling site drainage and erosion are included in the design and implemented proposed site development will not adversely affect the stability of the site slopes nor adjacent properties and the risk and hazard associated with instability will be minimal_ 4.5 Coal Mine Hazard The site is located in a medium or moderate Coal Mine Hazard Area as defined in Section 4-3-050 and shown on Figure 4-3-050Q3a(i) of the Renton Municipal Code (RMC). To complete our assessment in addition to our site ' reconnaissance and field exploration, we reviewed information summarized in the following documents: • Inventory of Abandon Coal Mines in the State of Washington. by LaSalata, Menard, Walsh and Schasse, Open File Report 84-6, Washington State Department of Natural Resources, dated 1985 • Map of The Seattle Electric Co's Renton Coal Mine, Sec 20, T23N, R5EWM, dated June 20, 1918 1 • Washington Geological Survey, Bulletin No. 3, The Coal Fields of King County, by George Watkin Evans, dated 1912 Based on review of the referenced documents, the site lies above a portion of the Renton Coal Mine. The approximate location of the site relative to the mine workings is shown on attached Figure 3. This area was mined out in the early 1900s. The coal seam mined was referred to as Seam 3 which dipped east at a gradient of 1 10 to 1 l percent. Based on this dip angle and the known elevation of an air shaft west of the mine area, we estimate the cover depth above the worked out mine ranges from 300 to 400 feet at the site location. Subsidence associated with abandon mines occurs as a result of the mine roof collapsing into the void causing the overlying rock and soil overburden to sag or lower. This sagging of the overburden can propagate to the surface resulting in area wide or trough subsidence. Sinkhole subsidence is caused by the collapse of a mine roof that ' creates a cavity which steadily works its way upward. If not arrested by strong rock the cavity can eventually reach the surface as a sinkhole. 1-1 Observations at the site and adjacent properties found no evidence of or indication of ground subsidence or sinkhole development. There are no indications of mine openings such as air shafts, portals associated with previous mining activities on the property. As discussed earlier, test borings revealed 2 to 8 feet of fill material associated with previous grading activity overlying very dense glacial till to the maximum boring depths of 25 to 30 feet. Examination of the glacial till samples recovered from the borings found no indication of disturbance that would suggest ground movement associated with subsidence. Surface subsidence associated with abandon mines typically occurs where mine workings are shallow, generally where there is 100 feet or less of cover above the mine workings and where the overlying bedrock is weak or absent. As noted, based on the dip of the Renton Seam No. 3, we estimate the depth of cover above the mined out workings is on the order of 300 to 400 feet. The thickness of the coal seam mined was on the order of 8 feet which results in a cover to seam thickness ratio of 37.5 to 50. Page No. 6 1 June 29, 2011 Revised January 9, 2012 ' Project No. T-6309 Using procedures outlined in the British National Coal Boards Subsidenee Engineers Handbook with the above ' mine dimensions, we calculated potential tilts and strains associated with land subsidence above abandoned coal mines as required in Table 18 Section 4-8-120 of the RMC. The results of our analysis indicate potential tensile and compressive strains due to subsidence could be on the order of .0047 inch/inch and .0089 inch/inch, ' respectively. The potential tilt which is essentially the slope angle of the subsided land surface was estimated at 1.6 degrees. 1 1 u Based on our review, we conclude that the hazard associated with coal mining below the subject property is low with the corresponding risk for damage to building construction and infrastructure negligible. As noted, there are no surface features on -site or on adjacent properties that indicate ground subsidence has occurred. Given the time that has expired since the mine was worked out, the depth of the mine workings and the cover to seam thickness ratio, in our opinion, no measures to mitigate potential impacts such as building tilt or compressive loading to below -grade walls would be required. Also, in our opinion, the referenced mining documentation along with site observations and exploration already completed, is sufficient to assess the hazard and additional drilling as indicated in Table 18, Section 4-8-120 of the RMC would not be necessary. 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General Based on our study, in our opinion, there are no geotechnical engineering considerations that would preclude building construction as planned. The building can be supported on conventional spread footings bearing on competent native soils. Floor slabs can also be supported on competent native soils or on structural fill placed on competent native soils. Temporary cut slopes for building excavation will be feasible where building construction is located a sufficient distance from property boundaries. Where site constraints do not allow establishing safe temporary cut slopes, temporary shoring will be required to safely support the excavation cuts for lower -level building construction. Given the expected excavation depths where temporary shoring may be required, conventional soldier pile with timber lagging would likely be the most cost efficient shoring method. The fill and native glacial till soils encountered at the site contain a sufficient amount of fines (silt- and clay - sized particles) such that they will be difficult to compact as structural fill when too wet. Accordingly, the ability to use the soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions at the time of construction. if grading activities will take place during the winter season, the owner should be prepared to import free -draining granular material for use as structural fill and backfill. Detailed recommendations regarding these issues and other geotechnical design considerations are provided in the following sections of this report. These recommendations should be incorporated into the final design drawings and construction specifications. Page No. 7 June 29, 2011 Revised January 9, 2012 Project No. T-6309 5.2 Excavation All excavations at the site associated with confined spaces, such as utility trenches and retaining walls, must be completed in accordance with local, state, or federal requirements. Based on current Washington Industrial Safety Health Act (W1SHA) regulations, the upper loose to medium dense fill soils at the site would be classified as Type C soils. The native dense to very dense glacial till soils are classified as Type A soils. Accordingly, for temporary excavations less than 20 feet in depth, the side slopes in Type C soils should be laid back at a slope inclination no steeper than 1.5:1 (Horizontal:Vertical). Excavations less than 20 feet in depth in Type A soils can be laid back at a slope inclination of 0.75:1 or flatter. If the excavation in Type A soils is less than 8 feet in depth, then the bottom 3 '/7 feet can be vertical with upper slopes inclined at 0.75:1. If there is insufficient room to complete the excavations in this manner, or if excavations greater than 20 feet deep are planned, the contractor may need to use temporary shoring to support the excavations. We do not anticipate that groundwater seepage will be encountered during excavation to the planned depths. If groundwater seepage is encountered, we anticipate that the volume of water and rate of flow into the excavation would be relatively minor and would not impact the stability of the excavations when completed as described above. Conventional sump pumping procedures along with a system of collection trenches, if necessary, should be capable of maintaining a relatively dry excavation for construction purposes. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety, It is understood that job site safety is the sole responsibility of the project contractor. Soldier Pile Shoring ' Where site constraints do not allow for sloping the building excavation sidewalls as discussed above, temporary support of the excavation sidewalls can be provided using soldier pile/timber lagged walls. This shoring system should be designed to resist lateral loads imposed by the adjacent soils, building foundations, and any imposed surcharge loading such as traffic and soil slopes. We recommend soldier piles have a maximum center -to -center spacing of eight feet. Recommended design earth pressure diagrams for temporary shoring are presented on ' Figure 4. For pile spacing of eight feet and less, the lateral soil pressure uniformly distributed over the width of the lagging can be reduced by 50 percent to account for soil arching between the soldier piles. Unshored excavation heights should not exceed six feet where glacial till soils are exposed and three feet where undocumented fills are exposed in the excavation. No excavations should remain unsupported for more than 24 hours. ' Drilling obstructions, such as large cobbles or boulders, may be encountered in the native soils. Caving or collapse of opened drilled shafts may also occur through the sandy soils particularly in the upper fill zone. The ' contractor must be prepared to case the drilled shafts, as needed, to prevent collapse and maintain a relatively clean, open hole. If the shafts will be relied upon to carry vertical loading, the shaft bottoms must be clean of loose soil debris prior to insertion of the soldier pile beam and pouring concrete. t ' Page No. 8 ' June 29, 2011 Revised January 9, 2012 tProject No. T-6309 Over -break or gaps between the excavated soil face and the back of the lagging must be filled following each excavation lift. Filling with crushed rock or grouting with control density fill (CDF) is recommended. This will be an important consideration in limiting movement of the adjacent shored ground. 1 Monitoring Program A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. The first step of this program should consist of documenting the existing conditions of the adjacent properties and pavements. The documentation should include a visual survey and a pictorial record. We recommend monitoring be conducted by the owner and include the measurement of horizontal and vertical movements of: 1. Existing buildings adjacent any shored slope 2. The surface of the adjacent streets 1 3. The shoring system To monitor vertical and horizontal movements of the shoring, monitoring points should be established at the top of every other soldier pile. Surface reference points should also be established and monitored for elevation at distances of 5 and 10 feet behind the walls, at a lateral spacing of 25 feet along the excavation perimeter. Optical monitoring of the shoring system should be performed twice a week as the excavation proceeds and then every other week upon completion of the excavation. A registered land surveyor should be retained to perform the monitoring. Monitoring should continue until the lower -level walls are adequately braced at the ground surface ' level. The monitoring data should be submitted within one day to the project shoring designer and the Geotechnical Engineer of record for review. 1 5.3 Foundations ' With the lower floor elevation as planned, over most of the site, very dense cemented glacial till soils will be exposed at foundation elevations. Some localized overexcavation of existing fill material may be required to expose these competent foundation soils in the northern area of the site. All footings exposed to the weather should bear at a minimum depth of 18 inches below the adjacent final exterior grade for frost protection. Foundations supported on undisturbed bearing surfaces composed of the native till soils can be dimensioned for a ' net allowable bearing capacity of 12,000 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With structural loading as anticipated and this bearing stress applied, building settlements should be less than one-half inch total and one -quarter inch 1 differential ' Page No. 9 Junc 29, 2011 Revised January 9, 2012 Project No. T-6309 For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the side of the footing can also be considered_ We recommend calculating this lateral resistance using an equivalent fluid weight of 350 pounds per cubic foot (peo. We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading ' activity. This value assumes the foundation will be constructed neat against competent native soil or baekfilled with structural fill as described in the Structural Fill and Backfill Section of this report. The values ' recorrunended include a safety factor of 1.5. The native glacial till soils will be subject to disturbance from normal construction activity when in a wet condition. If disturbed, the soils will not be suitable for support and would need to be removed and foundations lowered to bear on undisturbed native soil or foundation grade restored using lean mix concrete. To avoid soil disturbance, protection of bearing subgrade with a four -inch layer of two-inch clean crushed rock or lean concrete mix should be considered during wet weather construction. 5.4 Slab -on -Grade Slab -on -grade floors may be supported on competent, undisturbed bearing surfaces consisting of the native glacial soils. Immediately below the floor slabs, we recommend placing a four -inch thick capillary break layer of clean, free -draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slabs. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting in uniform curing of the slab and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. Placement of the concrete directly on the ' plastic membrane may require adjustments in the concrete mix design and spacing of control joints to reduce the effects of dry shrinkage. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACI) Manual of Concrete Practice, Part 2, 302.1R-96, for further information regarding vapor barrier installation below slab -on -grade floors. Susceptibility of the native soils to disturbance from normal construction activity should also be considered for slab -on -grade support. Protection of the subgrade by placing a lean concrete working mat or additional thickness of capillary break material should be considered to reduce disturbance and maintain stable bearing surfaces 1 during wet weather construction. Page No. 10 1 1 1 June 29, 2011 Revised January 9, 2012 Project No. T-6309 5.5 _ _ Lower -Level Building and Site Retaining Walls The magnitude of earth pressure development on below -grade walls, such as basement or retaining walls that are backfilled will partly depend on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill as described in the following Structural Fill and Backfill Section of this report_ To guard against hydrostatic pressure development, drainage must be installed behind the wall. A typical wall drainage detail for backfilled walls is shown on Figure 5. A typical wall drainage detail for permanent below -grade wails cast against temporary shoring is shown on Figure 6. We recommend designing below -grade building walls that are backfilled or constructed against temporary shoring to support a lateral earth pressure equivalent to a fluid weighing 45 pcf. For unrestrained site walls, an equivalent fluid pressure of 35 pef can be used. For evaluation of the walls under seismic loading per the 2009 IBC, a uniform dynamic earth pressure equivalent to 8H psf, where H is the below -grade height of the wall in feet can be used. These values assume a horizontal backfill condition and that no other surcharge loading, such as traffic, sloping embankments, or adjacent buildings, will act on the wall. if such conditions exist, then the imposed loading must be included in the wall design. For conventional cast -in -place walls supported on spread footings, friction at the base of the wall foundation and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in Section 5.3 of this report. 5.6 Structural Fill and Backfill Our study indicates that the fill and native glacial till soils contain a sufficient percentage of fines (silt and clay size particles) that will make them difficult to compact as structural fill if they are too wet or too dry. Accordingly, the ability to use these native soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions when site grading activities take place. At the time of our investigation, the native soils were at or near optimum moisture content. If native soils become too wet to properly compact they could be dried by aeration during dry weather conditions or mixed with an additive such as cement, cement kiln dust (CKD), or lime to stabilize the soil and facilitate compaction_ If an additive is used, additional Best Management Practices (BMPs) for its use will need to be incorporated into the Temporary Erosion and Sedimentation Control plan (TESL) for the project. ' If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches 100 ' No. 4 75 maximum No_ 200 5 maximum* *Based on the 3/4-inch fraction. ' Prior to use, a qualified geotechnical engineer should examine and test all materials imported to the site for use as structural fill. Page No. 11 1 1 1 1 1 1 1 1 1 1 1 1 1 June 29, 2011 Revised January 9, 2012 Project No, T-6309 Structural fill should be placed in unifonn loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. 5.7 Drainage Surface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeter, except in paved locations. In paved locations, a minimum gradient of two percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. Surface water must not be allowed to flow uncontrolled over the crest of the site slopes and embankments. Surface water should be directed away from the slope crests to a point of collection and controlled discharge. if site grades do not allow for directing surface water away from the slopes, then water should be collected and tightlined down the slope face in a controlled mariner. Subsurface In addition to drainage for below -grade walls discussed in the previous section, we recommend installing a continuous drain along the outside lower edge of shallow perimeter building foundations_ The foundation drains should be tightlined to an approved point of controlled discharge independent of the roof drain system. Subsurface drains must be laid with a gradient sufficient to promote positive flow to the point of discharge. All drains should be provided with cleanouts at easily accessible locations. These cleanouts should be serviced at least once every year. 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) or the City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.6 of this report. As noted, most native soils excavated on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfslling. Page No. 12 n .tune 29, 2011 Revised January 9, 2012 Project No. T-6309 5.9 Pavements The upper inorganic fill soils and underlying native soils will be suitable for support of site pavements. The subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with a heavy rubber -tired construction vehicle such as a loaded 10 yard dump truck to verify this condition. If excessively yielding areas are observed and cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, use of a geotextile reinforcing/separation fabric, such as Mirafi 50OX or equivalent can be considered in conjunction with structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill over the geotextile fabric should establish a stable bearing surface. t The pavement design section is dependent upon the supporting capability of the subgrade soils and the traffic conditions to which it will be subjected. We expect traffic at the facility will consist mainly of cars and light trucks, along with occasional heavy traffic in the form of moving trucks and trash removal vehicles. For design, ' we have assumed that this traffic loading can be represented by an 18-kip equivalent single axle load (ESAL) of 25,000. This represents the application of approximately 7 trucks per day, with an average truck loading factor of .5, over a 20-year design period. ' Based on this information, with a stable subgrade prepared as recommended, we recommend the following pavement sections; a Two inches of Hot Mix Asphalt (HMA) over six inches of crushed rock base (CRB) ' 0 Two inches of HMA over three inches of asphalt -treated base (ATB) Asphalt concrete should meet the requirements for '/z-inch class HMA as outlined in the current Washington State Department of Transportation's (WSDOT) standard specifications. Asphalt -treated base and crushed rock base sbould also meet WSDOT requirements. Long-term pavement performance will depend on surface drainage. A poorly -drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their ' supporting capability. To improve performance, we recommend surface drainage gradients of at least two percent. Some longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur_ 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should ' also provide geotechnieal services during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 1 Page No. 13 1 1 1 1 1 1 1 1 1 1 1 1 1 1 June 29, 2011 Revised January 9, 2012 Project No. T-6309 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Heritage Hills — Lot 2 Enterprise Short Plat project. This report is for the exclusive use of Complete Construction, LLC and its authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the soil borings advanced on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 14 f! Co.-0 .. 5 126th 9 - I y Zemocrcr r j' ;• • munlci 'Stiraol { 0 4 Nti WINDS 1� m 82nny + I - 5tidiWnlyr F� 1�a H1 12t3th St e c t 1 Z 2 q O _sz UC tr0 . , Le t Stfro IN Q •'� m .St TI 00 y f NW 132Np �� 1 87P� S scum t VVY 5 1� $t (• t �F T S 133 �rcto ' 0 m S I! 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Terra VicinityMap Heritage Hills Lot 2 Enterprise Short Plat ••• . Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences Pro No.T-6309 Hate June 2011 Figure 1 1• g 777_777M��:!7�4;j —Y- in dw ANA, iiffiffil i Ln -:. 44�_ ij LU a) r .',�-� co U Z LLI Lu CL LL Lu w O c 25 c U_ 0 co -0 0 C4 co z > < cu-- .0 cn CD 0 z PASSIVE EARTH PRESSURE = 400 pcf TAKEN OVER (2) PILE DIAMETERS NOTE: VALUE INCLUDES SAFETY FACTOR OF 1.5 h %' EXCAVATION SLOPE (SEE GEOTECHNICAL REPORT <' FOR APPROPRIATE INCLINATION) H 45 pcf 11 12� it (75 psf !'I I�E 4iHEREI APPLIC B E}E 45(H) psf (OVER PILE DIAMETER) NOT TO SCALE 20(h) psf SLOPE SURCHARGE (WHERE APPLICABLE) Terra Temporary Cantilevered Soldier Pile Shoring Heritage Hills - Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pro No. T$309 Date: June 2011 Figure 4 Environmental Earth Sciences �• 9 n 12" MINIMUM 3/4" MINUS WASHED 12" OVER PIPE 3" BELOW PIPE 4" DIAMETER PERFORATED PVC PIPE NOT TO SCALE NOTE: MIRADRAIN G100N PREFABRICATED DRAINAGE PANELS OR SIMILAR PRODUCT CAN BE SUBSTITUTED FOR THE 12-INCH WIDE GRAVEL DRAIN BEHIND WALL. DRAINAGE PANELS SHOULD EXTEND A MINIMUM OF SIX INCHES INTO 12-INCH THICK DRAINAGE GRAVEL LAYER OVER PERFORATED DRAIN PIPE. Terra Typical Cast in Place Wall Drainage Detail Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pro . No. T-6309 Date: June 2011 Fi ure 5 Environmental Earth Sciences 1 9 BUILDING WALL MIRADRAIN GIDON DRAINAGE PANEL OR - EQUAL — FULL COVERAGE ON THE WALL WATER PROOF PER OTHERS SPECIFICATIONS 4" DIAMETER - SCH. 40 PVC TIGHTLINE FOOTIN NOT TO SCALE INSERT 1/2" SPACERS BETWEEN LAGGING TIMBER AT 5' DEPTH INTERVALS SOLDIER PILE AND TIMBER LAGGING SHORING 2" DIAMETER PVC PIPE — CONNECT TO DRAINAGE PANEL USING PRE —FABRICATED DRAIN GRATE PER MANUFACTURERS SPECIFICATIONS. CENTER DRAINPIPES BETWEEN SOLDIER PILES Terra Shoring/Building Wall Drainage Detail I P- ".'. Heritage Hills Lot 2 Enterprise Short Plat Associates, Inc. Renton, Washington Consultants in Geotechnical Engineering Geology and Pro No. T-6309 Date: ,tune 2011 Figure fi Environmental Earth Sciences 1 9 1 ' APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING ' Heritage Hills — Lot 2 Enterprise Short Plat Renton, Washington On April 2, 2009, we explored subsurface soil conditions at the site by observing the advancement of 4 soil test borings to a maximum depth of 30.5 feet below existing surface grades. The borings were drilled using a track - mounted drill rig and advanced with a hollow -stem auger. Soil samples were obtained at regular intervals during drilling in general accordance with ASTM Test Designation D-1586. Using this procedure, a two-inch diameter split -barrel sampler is driven 19 inches into the ground using a 140-pound hammer falling from a height of 30 ' inches. The number of blows required to drive the sampler 12 inches after an initial 6-inch set is referred to as the Standard Penetration Resistance value or N value. This is an index related to the consistency of cohesive soil and the relative density of cohesionless materials. The N values obtained for each sample are recorded on the ' Boring Logs attached as Figures A-2 through A-5. The approximate boring locations are shown on Figure 2. The test boring locations were approximately determined by measurements from existing property features. An engineering geologist from our office conducted the field exploration, classified the soil conditions encountered, maintained a log of each boring, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-1. ' Representative soil samples obtained from the soil borings were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Boring Logs. Grain size analyses were performed on four of the samples. The results are shown ' on Figures A-6 and A-7. Plasticity characteristics of one sample of fine-grained silt observed at the site was also evaluated by performing Atterberg Limits tests. The results are recorded on the associated Boring Log, 1 Project No. T-6309 1 1 1 1 1 1 MAJOR DIVISIONS LETTER SYMBOL TYPICAL DESCRIPTION Well -graded gravels, gravel -sand mixtures, little or no Clean GW GRAVELS Gravels fines. (D � � � less than _ _ GP Poorly -graded gravels, gravel -sand mixtures, little or F W More than 5% fines} no fines. t/} •F 50% of coarse .= fraction is GM Silty gravels, gravel -sand -silt mixtures, non -plastic ❑ W larger than No. Gravels fines. GC Clayey gravels, gravel -sand -clay mixtures, plastic fines. W oo ° Zc4 sieve E 0 i with fines 0 N Clean SW Well -graded sands, gravelly sands, little or no fines. o SANDS Sands i_ P'oorrly-graded sands or gravelly sands, little or no i5% SP < c More than fines) - Q �� 50% of coarse 0 a " 0 fraction is S(N Silty sands, sand -silt mixtures, non -plastic fines- smaller than Sands - Clayey sands, sand -clay mixtures, plastic fines. No. 4 sieve with fines SC M Inorganic sills, rock flour, clayey silts with slight .M o SILTS AND CLAYS ! plasticity. — Inorganic clays of low to medium plasticity, (lean clay). a) o-..._.. 0 M cy CL ;` o Liquid limit is less than 50% Organic silts and organic clays of low plasticity. ❑ 4 Z N LLI o ; OL Q c - n) MH Inorganic silts, elastic. SILTS AND CLAYS Inorganic clays of high plasticity, fat clays. UJI_Z to CH 0 Liquid limit is greater than 50% �— - OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS co U Standard Penetration Density Resistance in Blows/Foot 2" OUTSIDE DIAMETER SPLIT SPOON SAMPLER O Veryloose 0-4 2.4" INSIDE DIAMETER RING SAMPLER C0 Loose 4-10 OR SHELBY TUBE SAMPLER W Medium dense 10-30 T. Dense 30-50 WATER LEVEL (DATE) 0 Very dense >50 Tr TORVANE READINGS, tsf Pp PENETROMETER READING, tsf Standard Penetration w Consistency Resistance in Blows/Foot DID DRY DENSITY, pounds per cubic foot > Very soft 0-2 LL LIQUID LIMIT, percent w Soft 2-4 = Medium stiff 4-8 PI PLASTIC INDEX 0 Stiff 8-16 Very stiff 16-32 N STANDARD PENETRATION, blows per foot Hard >32 Terra UNIFIED SOIL CLASSIFICATION SYSTEM - " • Associates, Inc. HERITAGE HILLS - LOT 2 ENTERPRISE SP RENTON, WASHINGTON Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences Proj. No. T-6309 Date JUN 2011 Figure A-1 F, J 1 1 L� u LOG OF BORING NO. 'f Figure No. A-2 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 4/2/09 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: Renton, Washington— Approx. Elev: 294' Pocket Penetromete n TSF a — Soil Description Consistency/ 1 2 3 4 Observ. T Relative Density Moisture Content % SPT (N) Well � E W x WI r Blows/fl • a) 10 30 50 70 10 20 30 40 I 1. 1 1 J- I A 1 I I I 1 1 (BLACKBERRIES) 1 2 FILL: brown silty sand with gravel, fine I grained, wood pieces, old roots, I 3 disturbed soil in sampler, wet. (SM) Loose to I 4 Medium Dense 5 -T 22 , 10 x u 6 7 8 -------------------- - - - - -- - - - - - - - - - - 9- -I 9.1 I10 Dense X 5016" 11 12 13 14 Gray to grayish -brown silty SAND with 15 gravel, fine grained, cemented, moist. 11.0 (SM) (Glacial till) 50/5" 16 17 Very Dense 18 19 9.0 20 X 50/6" 21 22 23 I 24 ti015" 8.0 25 W 26 Boring terminated at 25.5 feet. I 27 No groundwater observed. I 28 29 I 30 I Terra Nate: This borehole log has been prepared for geolechnical purposes. This information pertains only to this boring location Associates Inc. and should not be interpeted as being indicative of other areas of the site. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 1 1 I LOG OF BORING NO. 2 Figure No. A-3 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 412/09 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: Renton, Washington _ Approx. Elev: 306' Packet Penetromete a TSF n Soil Description Consistency/ 3 2 3 4 Observ. Relative Density o Moisture Content to SPT (N) Well E W - x WI • Blows/ft • f1"] 10 30 50 70 10 20 30 40 r I- 1 I I -I 1 1 I (GRASS) 1 2 FILL: gray gravel with sand and silt, Loose fine to coarse grained, wet. (GP -GM) I 3 -------------------------- ---------- 4 I 5 Dense W0 I 93 � I 6 7 8 9 I 50/5.5" I 10 x 11 12 Grayish -brown to gray silty SAND with I gravel, fine grained, cemented, moist. I 13 (SM) (Glacial till) Very Dense 14 6.8 15 x 16 17 18 19 7.8 I 50/3" 20 X . 21 22 23 I 24 I 25 2x9 Gray SILT with sand, moist. (ML) Very Hard 73 26 PI=7, PL=26, LL=33 27 Boring terminated at 26.5 feet. 28 No groundwater observed. 29 30 Terra Note: This borehole IN has been prepared for geotechnical purposes. This information pertains only to this boring location Associates Inc. and should not be interpeted as being indicative of other areas of the site. a Consultants in Geotechnical Engineering, Geology &I and Environmental Earth Sciences 1 1 n 11 1 I LOG OF BORING NO. 3 Figure No. A-4 Project: Heritage Hills - Lot 2 Enterprise Short Plat ` Project No: T-6309 Date Drilled: 412109 Client: Complete Construction, LLC _ Driller: Boretec Logged By: DPL Location: Renton, Washinqton Approx. Elev: 290' Pocket Penetrometer A TSF a � — Soil Description Consistency/ 1 ? ? 4Observ. n, Relative Densityo Moisture Content /o Well SPT {N) L EL a E Wp j-----x-----I WI • Blowslft a O 10 30 50 70 10 20 30 40 (No COVER) 1 1 1 -, ., FILL: brown silty sand with gravel, fine Loose 2 grained, wet. (SM) Dense I 4 5015" 5 12.0 6 7 I 8 Gray silty SAND with gravel, fine g grained, cemented, moist. (SM) (Glacial till) 9.4 10 Very Dense 5016" 11 12 I 13 1 14 I 10.9 15 5014" 16 17 18 19 10.2 5015" 20 21 Boring terminated at 20.5 feet. 22 No groundwater observed. I 23 24 25 26 27 I 2S I 29 30 Terra Note: This borehole log has been prepared for geotechnical purposes. This information pertains only to this boring iocatbon be interpeted being indicative Associates Inc. and should not as of other areas of the site. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 11 1 fl 1 11 LOG OF BORING NO. 4 Figure No. A-5 Project: Heritage Hills - Lot 2 Enterprise Short Plat Project No: T-6309 Date Drilled: 412109 Client: Complete Construction, LLC Driller: Boretec Logged By: DPL Location: Renton, Washington Approx. Elev: 302' mPocket Penetrometer a TSF A � c — Soil Description Consistency/ I I 3 4 Observ. N Relative Density Moisture Content % SPT (N) Well a a E Wp WI • Blows/ft • 0 M En 10 30 50 70 10 20 30 40 (GRASS/SCOTCH BROOM) 1 2 FILL: brown silty sand with occasional Loose to 3 gravel, fine grained, wet_ (SM) Medium Dense 4 I 5 12A I 6T * ! 62/11 " 7 Dense I 8- 9- 10 12.4 ( 50/2" 11 12 13 14 i 5013" 13 7 15 Grayish -brown to gray silty SAND with x 16 gravel, fine grained, cemented, moist. 17 (SM) (Glacial till) Very Dense 18 19 5013" 12.9 I 20 x 21 22 23 24 5013" 9.2 25 x 26 27 28 29 5013" 30 31 Boring terminated at 30.3 feet. 32 No groundwater observed. 33 34 35 Terra Note: This borehole log has been prepared for geotechnicaI purposes. This information pertains ontytothis boring location interpeted Associates Inc. and should not be as being indicative of other areas of the site. Consultants in Geotechnical Engineering. Geology and Environmental Earth Sciences 1 1 u [I Particle Size Distribution Report c_ _1� r t'J R O O # it O ii O O O a i! it � ik O 7k 1ao ! 90 -- - - - - I — I I I I uJ 60- � ; I I z LL ii Z I W i W d 40 -�- - - I I I 30 I i I i _ I i I 20 I I I I i 10 i ! I I , TT I I i i-I- 11 o I 100 10 1 0.1 0.01 0.001 GRAIN SIZE - mm. % +3" % Gravel % Sand % Fines Coarse Fine Silt Clay Coarse Medium 1 Fine 0 0.0 0.0 9_8 2.6 9.9 36.5 41.2 ❑ 0.0 11.2 7.9 4.4 13.9 31.5 31.1 ❑ 0.0 0.0 4.7 3.7 I2.9 33.1 I 45.6 Colloids LL PL D D D D D D C C 0 0.9451 0.2023 0.1275 ❑ 10,4540 0.3754 0.2457 ❑ 0.7574 0.1665 0.0973 Material Description USCS AASHTQ o Silty SAND SM ❑ silty SAND with gravel SM ❑ silty SAND SM Project No. T-6309 Client: Coomplete Construction, LLC Remarks: Project: Lot 2, Enterprise Short Plat o Location: Boring B-1 Depth: EL. 274 / 20 Feet Sample Number: 4 ❑ Location: Boring B-2 Depth: EL. 291 / 15 Feet Sample Number: 3 ❑ Location: Boring B-3 Depth: EL. 275 / 15 Feet Sample Number: 3 Date: o A ri1 2, 2009 ❑ A ri12, 2009 o April 2, 2009 Terra Associates, Inc. Kirkland WA Figure A-6 ITested By: FQ Checked By: JMC 1 1 u 1 it Panicle Sire Distribution Report C C C C O O o 0 4 O a O 90 i ' I I 80 ' I I 70-- . I I I I I w 64 — ! Z LL i i - W U W 40 0- — I II 30 III - 20 I 10 -- I I _ IIII i 4 I I I 100104.1 0.01 0.401 GRAIN SIZE - mm. % +3„ % Gravel % Sand % Fines Coarse Fine Coarse; Medium Fine Silt— Clay 0 0.0 ! 0.0 6.7 2.2 8.9 37.5 44.7 Colloids LL PL D D D D DI D Cr,C 0 0.5104 0.1682 0.1009 Material Description USCS AASHTO o silty SAND SM Project No. T-6309 Client: Coomplete Construction, LLC Remarks: Project: Lot 2, Enterprise Short Plat o Location: Boring B-4 Depth: EL. 297 / 5 Feet Sample Number: 1 Date: o April 2 2009 Terra Associates, Inc. ` Kirkland VITA Figure A-7 ITested By: FQ Checked By: JMC I 1 1 1 1 1 I APPENDIX B WINSTABL SLOPE STABILITY RESULTS m N 0 I` f� m m� co C0 N N N N (V N CV N N N m CL 0 LL W to m 0 w tf 0 z 0 LO r LO rl- c6 N 00 Ci r L O U r M In CD M O O M 'Cr CD LL CD CD CD CD (D CD 1.- I-- I�- ti w-+ C� 4- w O p D n D 1 1 1 1 1 1 t I 1 1 1 1 1 1 1 Profile.out PCSTABL6 by Purdue university modified by Peter J. Bosscher university of Wisconsin -Madison --Slope Stability Analysis -- simplified ]anbu, simplified Bishop or Spencers Method of slices PROBLEM DESCRIPTION North End of Building west Facing Slope (5iesmic Ag=.3) BOUNDARY COORDINATES 3 Top Boundaries 3 Total Boundaries Boundary X-Left Y-Left X-Right Y-Right Soil Type No. (ft) (ft) (ft) (ft) Below Bnd 1 12.00 12.00 15.00 12.00 1 2 15.00 12.00 59.00 33.00 1 3 59.00 33.00 115.00 33.00 1 ISOTROPIC SOIL PARAMETERS 1 Type(s) of Soil Soil Total saturated cohesion Friction Pore Pressure Piet. Type unit Wt. unit Wt. Intercept Angle Pressure Constant Surface No. (pcf) (pcf) (psf) (deg) Param. (psf) No. 1 130.0 135.0 500.0 40.0 0.00 0.0 0 A Horizontal Earthquake Loading coefficient MAN N Has Been Assigned A vertical Earthquake Loading Coefficient Of0.000 Has Been Assigned Page 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Profile.out cavitation Pressure = 0.0 psf BOUNDARY LOAD(S) 3 Load(s) specified Load X-Left X-Right Intensit Deflection No. (ft) (ft) (lb/sgft� (deg) 1 66.00 69.00 12000.0 0.0 2 87.00 93.00 12000.0 0.0 3 107.00 113.00 12000.0 0.0 NOTE - Intensity Is Specified As A Uniformly Distributed Force Acting On A Horizontally Projected Surface. A critical Failure surface Searching Method, using A Random Technique For Generating Circular Surfaces, Has Been specified. 100 Trial surfaces Have Been Generated. 10 Surfaces initiate From Each of 10 Points Equally spaced Along The Ground Surface Between X = 15.00 ft. and X = 40.00 ft. Each surface Terminates Between X = 70.00 ft. and X = 115.00 ft. unless Further Limitations were Imposed, The Minimum Elevation At which A surface Extends Is Y = 0.00 ft. 3.00 ft. Line segments Define Each Trial Failure Surface. Following Are Displayed The Ten Most critical Of The Trial Failure surfaces Examined. They Are ordered - Most Critical First. ;; safety Factors Are calculated By The Modified 3anbu Method •• Failure surface specified By 32 coordinate Points Point X-Surf Y-surf No. (ft) (ft) Page 2 Profile.out 1 17.78 13.33 2 20.04 11.35 3 22.42 9.53 4 24.92 7.88 5 27.53 6.39 6 30.23 5.07 7 33.00 3.94 8 35.85 2.99 9 38.75 2.23 10 41.70 1.66 11 44.67 1.29 12 47.67 1.11 13 50.67 1.14 14 53.66 1.35 15 56.63 1.77 16 59.57 2.38 17 62.46 3.19 18 65.29 4.18 19 68.05 5.35 20 70.73 6.71 21 73.31 8.24 22 75.78 9.93 23 78.14 11.78 24 80.37 13.79 25 82.47 15.94 26 84.41 18.22 27 86.21 20.62 28 87.84 23.14 29 89.30 25.76 30 90.59 28.47 31 91.70 31.26 32 92.26 33.00 x"tom 1.606 Failure Surface Specified By 33 coordinate Points Paint x-surf Y-Surf No. (ft) (ft) 1 15.00 12.00 2 17.56 10.43 3 20.19 9.00 4 22.90 7.71 5 25.68 6.57 6 28.51 5.58 7 31.39 4.74 8 34.31 4.06 9 37.26 3.53 10 40.24 3.16 11 43.23 2.95 12 46.23 2.91 13 49.23 3.02 14 52.22 3.29 15 55.19 3.72 16 58.13 4.31 17 61.04 5.05 18 63.90 5.95 19 66.71 7.00 Page 3 1 1 I i 1 1 1 i 1 1 t 1 1 1 1 i 1 Profile.out 20 69.46 8.20 21 72.14 9.55 22 74.75 11.03 23 77.27 12.66 24 79.70 14.41 25 82.04 16.30 26 84.27 18.30 27 86.39 20.42 28 88.40 22.65 29 90.28 24.99 30 92.03 27.42 31 93.66 29.94 32 95.14 32.55 33 95.37 33.00 *" 1.635 *** Failure surface specified By 21 Coordinate Points Point X-Surf Y-surf No. (ft) (ft) 1 26.11 17.30 2 28.42 15.39 3 30.93 13.74 4 33.59 12.36 5 36.39 11.29 6 39.29 10.52 7 42.26 10.07 8 45.26 9.94 9 48.25 10.14 10 51.20 10.66 11 54.08 11.50 12 56.86 12.65 13 59.49 14.08 14 61.95 15.80 15 64.22 17.77 16 66.25 19.97 17 68.04 22.38 18 69.56 24.97 19 70.78 27.71 20 71.71 30.56 21 72.21 33.00 :* 1.648 *** Failure surface specified By 15 coordinate Points Point x-Surf Y-surf No. (ft) (ft) 1 34.44 21.28 2 37.41 20.80 3 40.40 20.55 4 43.40 20.52 Page 4 Profile.out 5 46.39 20.72 6 49.36 21.14 7 52.29 21.79 8 55.16 22.65 9 57.96 23.73 10 60.67 25.01 11 63.28 26.50 12 65.77 28.17 13 68.12 30.03 14 70.33 32.06 15 71.21 33.00 1.662 •** Failure surface specified By 23 coordinate Points Point X-surf Y-surf No. (ft) (ft) 1 17.78 13.33 2 20.73 12.80 3 23.71 12.43 4 26.70 12.20 5 29.70 12.12 6 32.70 12.19 7 35.69 12.41 8 38.67 12.77 9 41.62 13.29 10 44.55 13.95 11 47.44 14.75 12 50.29 15.70 13 53.08 16.79 14 55.82 18.01 15 58.50 1937 16 61.10 20.86 17 63.63 22.48 18 66.07 24.22 19 68.42 26.08 20 70.68 28.06 21 72.84 30.14 22 74.89 32.33 23 75.46 33.00 1.684 ::** Failure surface specified By 27 coordinate Points Point X-Surf Y-surf No. (ft) (ft) 1 15.00 12.00 2 17.22 9.98 3 19.61 8.17 4 22.16 6.58 5 24.83 5.22 Page 5 1 1 1 1 1 1 1 i Profile.out 6 27.61 4.10 7 30.48 3.23 8 33.42 2.62 9 36.40 2.27 10 39.40 2.19 11 42.39 2.37 12 45.36 2.81 13 48.28 3.52 14 51.12 4.48 15 53.87 5.69 16 56.49 7.13 17 58.98 8.81 18 61.32 10.69 19 63.47 12.78 20 65.43 15.05 21 67.19 17.48 22 68.72 20.06 23 70.02 22.77 24 71.07 25.57 25 71.88 28.47 26 72.42 31.42 27 72.57 33.00 k 1.687 ..., .. Failure surface specified By 26 coordinate Points Point x-Surf Y-Surf No. (ft) (ft) 1 28.89 18.63 2 31.51 17.18 3 34.23 15.89 4 37.01 14.78 5 39.86 13.84 6 42.76 13.08 7 45.71 12.50 8 48.68 12.11 9 51.67 11.90 10 54.67 11.88 11 57.67 12.05 12 60.65 12.40 13 63.60 12.94 14 66.51 13.66 15 69.37 14.56 16 72.17 15.63 17 74.90 16.88 18 77.55 18.30 19 80.10 19.87 20 82.55 21.61 21 84.88 23.49 22 87.10 25.51 23 89.18 27.67 24 91.13 29.95 25 92.93 32.35 26 93.35 33.00 * 1.695 ** Page 6 Profile.out Failure surface specified By 27 coordinate Points Point X-Surf Y-surf No. (ft) (ft) 1 15.00 12.00 2 17.16 9.92 3 19.50 8.04 4 22.00 6.38 5 24.63 4.94 6 27.39 3.75 7 30.23 2.81 8 33.16 2.13 9 36.13 1.71 10 39.12 1.56 11 42.12 1.68 12 45.10 2.06 13 48.02 2.71 14 50.88 3.62 15 53.65 4.78 16 56.30 6.19 17 58.82 7.82 18 61.17 9.68 19 63.36 11.73 20 65.35 13.98 21 67.13 16.39 22 68.69 18.95 23 70.01 21.65 24 71.09 24.45 25 71.92 27.33 26 72.48 30.28 27 72.75 33.00 1.728 *** Failure surface specified By 27 coordinate Points Point X-surf Y-Surf No. (ft) (ft) 1 23.33 15.98 2 25.98 14.56 3 28.71 13.31 4 31.50 12.23 5 34.36 11.31 6 37.27 10.58 7 40.22 10.02 8 43.19 9.64 9 46.19 9.44 10 49.19 9.42 11 52.18 9.59 12 55.16 9.93 13 58.11 10.46 14 61.03 11.16 15 63.90 12.04 Page 7 Profile.out 16 66.71 13.10 17 69.45 14.32 18 72.11 15.70 19 74.68 17.25 20 77.16 18.94 21 79.52 20.79 22 81.77 22.77 23 83.90 24.89 24 85.89 27.13 25 87.75 29.49 26 89.45 31.95 27 90.09 33.00 1.735 * ** Failure Surface specified By 18 Coordinate Points Point X-Surf Y-Surf No. (ft) (ft) 1 34.44 21.28 2 36.57 19.16 3 38.96 17.35 4 41.59 15.90 5 44.39 14.82 6 47.31 14.15 7 50.30 13.89 8 53.29 14.04 9 56.24 14.61 10 59.08 15.59 11 61.75 16.95 12 64.21 18.67 13 66.40 20.72 14 68.29 23.05 15 69.84 25.62 16 71.01 28.38 17 71.79 31.28 18 72.00 33.00 1.762 Y A X 1 5 F T 0.00 14.38 28.75 43.13 57.50 71.88 X 0.00+---------+---------+---------+---------+---------- 14.38 + - 2.1 Page 8 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 A x I S F 7 Profile.out - 2 1 - 86 1.5. - 861...5.9 812..5.9.3 28.75 + 62...59.3.7 - 621. .93.7.. -861. ..53.7. .4 -81..... 357..0. -•81.... 3.5..0.4.. -12.... 9.570..4... 43.13 +82.... 3.7.... 4... -12.... 3.75...4... -16.... 37.5........ .126. .3..05. .4.. .1286..97.0.5..4... ...28..93.0..S..4... 57.50 .1.2.6.973. .5...4.. ..1.286.9730. .4... ..1.. .686.30..5..4 .. -..12... 976.30..5. .4. ...12. .7 86.3.35. .4 /1 ...... 2... 7..868635... 4.1/ 71.88 +....1.2...7.... 8635363 - ....1.2...7 .......55 - .....1.2... 7.......... - ....1.2 ..7......... .......11...79....... 86.25 + .........1...79. ./2 - ..... ....1.17.99. - ..... ....2.21719 ..............2.121 ... ..........2 100.63 + ..... ........ - /3 115.00 + 3/ Page 9 0 CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 Order No.: 001154725 Your No.: HERITAGE HILLS II WEIDNER PROPERTIES 9757 JUANITA DRIVE NE SUITE 205 KIRKLAND, WASHINGTON 98034 ATTN: GARY HANSEN PROPERTY ADDRESS: 1250 SOUTH PUGET SOUND DRIVE RENTON, WASHINGTON 98055 2/1 (TAB) Enclosed are your materials on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. TTTLE UNIT 6 TELEPHONE: (206) 628-5610 TOLL FREE (800) 627-0530 FAX: (206) 628-97I7 DARYL SAVIDIS SENIOR TITLE OFFICER AND UNIT MANAGER (E-MAIL: DARYL.SAVIDIS@CI-T.COM) BARBARA WAGNER SENIOR TITLE OFFICER (E-MAIL: BARB.WAGNER@CTT.COM) DAVID P. CAMPBELL SENIOR TITLE OFFICER (E-MAIL: DAVID.CAMPBELLCCT'T.COM) MELANIE MINOR TITLE OFFICER (E-MAIL: MELANIE.MINOR@CTT.COM) C C C C C C C C C C C C C C C< C C C[ G C C C< C C C C G C C G G[ G< 7} 7 7 »> 7> 7 7>} 7] 7 7 »]➢> 7]] 7 7]> 7>> 7>] 7 » NEW ADDRESS ALERT: CHICAGO TITLE has moved its Seattle office from the 18th to the 34th floor of the Bank of America Tower. Effective January 20, 2004, our new address is: 701 Fifth Avenue, Suite 3400 Seattle, WA 98104 Our phone and fax numbers are still the same, but please note that our e-mail addresses have changed, as shown above. 1T1'Lb1'1L/RDA/D999 COMMITMENT FOR TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY, a Missouri corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and B and to the Exclusions from Coverage (appearing herein) and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. In Witness Whereof, CHICAGO TITLE INSURANCE COMPANY has caused this commitment to be signed and sealed as of the date of policy shown in Schedule A, the policy to become valid when countersigned by an authorized signatory. Issued by: CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400 SEATTLE, WA 98104 (206) 628-5666 CHICAGO TITLE INSURANCE COMPANY BY: j { President BY: rasl Secretary s CMJACKT1 /RDA/WW CONDITIONS AND STIPULATIONS The term "mortgage," when used herein, shall include deed of trust, trust deed or other security instrument. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 13 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to elimimate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the polity or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured when are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. EXCLUSIONS NOTE. THE FORM OF POLICY COMMI'TrED FOR MAY BE EXAMINED BY REFERENCE; TO FORMS ON FILE IN THE OFFICE OF THE INSURANCE COMMISSIONER OR BY INQUIRY AT THE OFFICE WHICH ISSUED THIS COMMITMENT_ The Exclusions from coverage referred to in Paragraph 3 of the Conditions and Stipulations are as follows: ALTA OWNER'S POLICY FORM 10-17-92 The following matters are expressly excluded from the coverage of this policy and the Company -will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of anyviolation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at hate of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge_ 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Dale of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ALTA LOAN POLICY FORM 10-17-42 The following matters are expressly excluded from the coverage of this policy and the Companywill not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of anyviolation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policywhich would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Companyby the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor, or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated- S. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. b. Any statutory lien for services, labor or materials (or the claim or priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part byproceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance_ 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws; that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer, or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. oP1ACtcrCRnA/0300 CHICAGO TITLE INSURANCE COMPANY 70I FIFITHAVENUE, #3400, SEA:--FLE, WA 98104 A.L.T.A. COMMITMENT FOURTH COMMITMENT SCHEDULE A Order No.: 1154725 Customer Number: HERITAGE HILLS II Buyer(s): WEIDNER INVESTMENT SERVICES, INC. AND/OR ASSI Title Unit: U-06 Phone: (206)628-5610 Fax: (2.06)628-9717 Officer: SAVIDIS/WAGNER/CAMPBELL/MINOR Commitment Effective Date: NOVEMBER 29, 2005 at 8:00 A.M. 1 . Policy or Policies to be issued: ALTA Owner's Policy Amount: $ 3 2 5, 0 0 0.0 0 1992 STANDARD Premium: $ 801.00 SHORT TERM/NON-RESIDENTIAL PRIOR POLICY/LPAR Tax: $ 70.49 Proposed Insured: WEIDNER INVESTMENT SERVICES, INC., A WASHINGTON CORPORATION, AND/OR ASSIGNS Policy or Policies to be issued: Amount: $ 0.0 0 ALTA Loan Policy Premium: Tax: Proposed Insured: Policy or Policies to be issued: Amount: $0.00 ALTA Loan Policy Premium: Tax: Proposed Insured: 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: FIRST EDITION HOMES, INC-, A WASHINGTON CORPORATION 4. The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT COMMA8N/2 CHICAGO TITLE INSURANCE COMPANY A.L.TA_ COMMITMENT SCHEDULE A (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS I I LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOT 2, CITY OF RENTON SHORT PLAT NUMBER LUA-96-149-SHPL, RECORDED UNDER RECORDING NUMBER 9702259003, IN KING COUNTY, WASHINGTON. CLTACMA6/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B Order No.: 1154725 Your No.: HERITAGE HILLS II Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession not shown by the public records. B. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises. C_ Easements, or claims of easements, not shown by the public records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. E_ Taxes or special assessments which are not shown as existing liens by the public records. F. Any service, installation, connection, maintenance, tap, capacity or construction charges for sewer, water, electricity, other utilities, or garbage collection and disposal. G. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H_ Water rights, claims, or title to water. I. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW WLTACDMS/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 001154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS A 1, EASEMENT AND THE TERMS AND CONDITIONS THEREOF: s c D PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PASSENGER FOOT TRAFFIC AND FOR STORM AND SANITARY SEWER LINE AND WATER LINE, INCLUDING INGRESS AND EGRESS THE NORTHERLY 20 FEET OF SAID PREMISES AND OTHER PROPERTY FEBRUARY 7, 1980 8002070744 2, LICENSE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: EVERGREEN PROPERTIES, A JOINT VENTURE AND: ABITARE ASSOCIATES, A LIMITED PARTNERSHIP RECORDED: MARCH 3, 1582 RECORDING NUMBER: 8203030286 REGARDING: USE OF AN ACCESS LANE FOR EMERGENCY VEHICLES, INCLUDING FIRE TRUCKS 3_ LICENSE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: EVERGREEN PROPERTIES, A JOINT VENTURE AND: ABITARE ASSOCIATES, A LIMITED PARTNERSHIP RECORDED: DECEMBER 1, 1983 RECORDING NUMBER: 8312010837 REGARDING: USE OF AN ACCESS LANE FOR EMERGENCY VEHICLES, INCLUDING FIRE TRUCKS 4. UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH CLTACMBI/RDA/0999 0' 0 s F CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS ALL NECESSARY OR CONVENIENT APPURTENANCES AREA AFFECTED: PORTION OF SAID PREMISES AND OTHER PROPERTY LYING WITHIN A STRIP OF LAND 10 FEET IN WIDTH HAVING 5 FEET OF SUCH WIDTH ON EACH SIDE OF THE CENTERLINE OF GRANTEE'S FACILITIES AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED OR RELOCATED RECORDED: OCTOBER 23, 1985 RECORDING NUMBER: 8510231013 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM- 5- EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED- RECORDED - RECORDING NUMBER: CITY OF RENTON, A MUNICIPAL CORPORATION PUBLIC UTILITIES (INCLUDING WATER AND SEWER) WITH NECESSARY APPURTENANCES PORTION OF SAID PREMISES FEBRUARY 25, 1987 8702250476 G. DECLARATION AND GRANT OF EASEMENTS AND MAINTENANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: HERITAGE HILLS ASSOCIATES L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY AND: HERITAGE HEIGHTS ASSOCIATES, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY RECORDED: OCTOBER 2, 1957 RECORDING NUMBER: 9710020046 REGARDING: ESTABLISHMENT OF RECIPROCAL EASEMENTS FOR INGRESS, EGRESS AND GENERAL TRAFFIC CIRCULATION CLTACMR2/HDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS c AMENDED DECLARATION AND GRANT OF EASEMENTS AND MAINTENANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: JANUARY 20, 199E RECORDING NUMBER: 9801200216 9 7. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: FROM: PUGET SOUND POWER & LIGHT COMPANY RECORDED: SEPTEMBER 21, 1925 RECORDING NUMBER: 2074850 AS FOLLOWS: EXCEPTING AND RESERVING THEREFROM TO THE PARTY OF THE FIRST PART, ITS SUCCESSORS AND ASSIGNS, ALL COAL, CLAY, STONE, OIL AND ALL OTHER METALS AND MINERALS AND THE MINERAL AND MINING RIGHTS LYING IN AND UNDER THE SAID PROPERTY AND EVERY PART THEREOF, WHETHER HERETOFORE OR HEREAFTER DISCOVERED, WITH THE RIGHT TO MINE, QUARRY AND PROCURE THE SAME ANY TIME HEREAFTER. I AFFECTS: NORTHERLY PORTION OF SAID PREMISES; AND OTHER PROPERTY a 8. RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: NOVEMBER 30, 1965 RECORDING NUMBER: 5959604 AS FOLLOWS: ALL ELECTRICAL AND TELEPHONE UTILITY SERVICES AND LINES, WHETHER PART OF THE PRIMARY SERVICE CONNECTIONS TO BUILDING IMPROVEMENTS OR OTHER RELATED FACILITIES CONSTRUCTED UPON THE LAND CONVEYED HEREIN, OR SECONDARY SERVICES TO OTHER BUILDING IMPROVEMENTS OR RELATED FACILITIES AND APPURTENANCES, SHALL BE CONSTRUCTED, PLACED AND MAINTAINED ENTIRELY UNDERGROUND_ x 9. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE SHORT PLAT CLTACMB2/RDA/V9W 0 0' H as N CHICAGO TITLE INSURANCE COMPANY A_L_TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 YourNo.: HERITAGE HILLS II SPECIAL EXCEPTIONS RECORDED UNDER RECORDING NUMBER 7912129004. 10. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: RECORDING NUMBER: DECEM13ER 12, 1979 7912120507 11. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE SHORT PLAT RECORDED UNDER RECORDING NUMBER 9702259003_ 12. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.79%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. p 13. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS GENERAL & SPECIAL TAXES: 2005 202305-9157-OG 2110 $ 407,700.00 $ 0.00 BILLED: $ 4,863.75 PAID: $ 2,431.88 UNPAID. $ 2,431.87 CL-fACMR2/RDA/U)9 AP AS CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS 14. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: LOAN NUMBER: FIRST EDITION HOMES, INC., A WASHINGTON CORPORATION PACIFIC NORTHWEST TITLE COMPANY FOUNDATION BANK $ 250,000.00 MAY 24, 2005 JUNE 20, 2005 20050620002531 NOT DISCLOSED THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED_ 15. THE PROPOSED CONVEYANCE MUST BE AUTHORIZED BY RESOLUTION OF THE DIRECTORS OF THE FOLLOWING NAMED CORPORATION AND A COPY SUBMITTED: FIRST EDITION HOMES, INC. N 16_ THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. AZ 17. TITLE IS TO VEST IN WEIDNER INVESTMENT SERVICES, INC., A WASHINGTON CORPORATION, AND/OR ASSIGNS, AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S) 18. Hx 18. IF TITLE IS TO BE VESTED IN PERSONS OR AN ENTITY NOT YET REVEALED, WHEN SO VESTED WILL BE SUBJECT TO MATTERS DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAMES_ x NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8610029001. CLTACMR2/RDA/09W CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) Order No_: 1154725 Your No.: HERITAGE HILLS II SPECIAL. EXCEPTIONS r AFFECTS: INCLUDES OTHER PROPERTY a NOTE 2: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 9512279013. AA AFFECTS: INCLUDES OTHER PROPERTY AD NOTE 3: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FIRST PAGE OR COVER SHEET: 3" TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN ADDRESS - I" SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLES) OF DOCUMENTS. RECORDING NO. OF ANY ASSIGNED, RELEASED OR REFERENCED DOCUMENT(S). GRANTORS NAMES (AND PAGE NO, WHERE ADDITIONAL NAMES CAN BE FOUND). GRANTEES NAMES (AND PAGE NO_ WHERE ADDITIONAL NAMES CAN BE FOUND). ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO. FOR FULL DESCRIPTION). ASSESSOR'S TAX PARCEL NUMBER(S). RETURN ADDRESS (IN TOP 3" MARGIN). **A COVER SHEET CAN BE ATTACHED CONTAINING THE ABOVE FORMAT AND DATA IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA. ADDITIONAL PAGES: I" TOP, SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. ALL PAGES: NO STAPLED OR TAPED ATTACHMENTS. EACH ATTACHMENT MUST BE A SEPARATE PAGE.ALL NOTARY AND OTHER PRESSURE SEALS MUST BE SMUDGED FOR VISIBILITY.FONT SIZE OF 8 POINTS OR LARGER. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 2 OF CITY OF RENTON SHORT PLAT RECORDED UNDER RECORDING NUMBER 9702259003. CLTA"B2JRDA/Q999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS END OF SCHEDULE S Ci:rACMB2/RDA f 0999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 YourNo.: HERITAGE HILLS II SPECIAL EXCEPTIONS AD THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: CTI/SCOTT SMOUSE 701 FIFTH AVENUE, SUITE 3400 SEATTLE, WASHINGTON 98104 SCOTT SMOUSE 1/0 (206)628-5693 GVA KIDDER, MATHEWS 500 -108TH AVE NE,#2400 BELIZ"E, WASHINGTON 98004 GEZA BERGER/DENNIS EVANS 2/2 (TAB) (425)454-7040 WEIDNER PROPERTIES 9757 JUANITA DRIVE NE SUITE 205 KIRKLAND, WASHINGTON 98034 GARY HANSEN 2/1 (TAB) (425) 885-1641 FIRST EDITION HOMES, INC. 6705 SOUTH 216TH STREET KENT, WASHINGTON 98001 MONTE SWANSON 2/2 (2 53 ) 218 -22 05 CABLE, LANGENBACH, KINERK & BAUER, LLP 1000 SECOND AVE., SUITE 3500 SEATTLE, WASHINGTON 98104 DONALD CABLE 1/1 (206)292-8800 CL'fACMB2/RDA/0999 COMMITMENT FOR TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY, a Missouri corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and 13 and to the Exclusions from Coverage (appearing herein) and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Conunitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. In Witness Whereof, CHICAGO TITLE INSURANCE COMPANY has caused this commitment to be signed and sealed as of the date of policy shown in Schedule A, the policy to become valid when countersigned by an authorized signatory. Issued by: CH1CAGOTITLE INSURANCF COMPANY 3400 BANK OF AMERICA "TOWFR 701 5TH AVENUE SEAT TLE:, WA 98104 (206) 628-5606 CHICACO TITLE INSURANCE: COMPANY Nr: [Ia.. A ]ESA: Scei�;tar� Form C 9S00 (Rg)1i11(ed 00/00) -Aoilod sigl Aq pajnsui ;sejalui jo alelsa agl jo; anleA pled peg luewlelo pajnsui agl ;! peuielsns uaaq aAey lou pinoM goigm a6ewep jo ssol ui buillnsaj (a) jo `Aoilad ;o a1e(] of luenbesgns paleaao jo 6uigoelle (p) 'luewlelo pajnsui agl of a6ewep jo ssol ou ui 6u!llnsaa (o) ''Aoilod sigl japun paansul ue oweaaq luewlelo pajnsui aql alep agl of jopd! luewlelo pajnsui agl Aq Auedwo(] ag; ol6u11!jM ui pasolosip lou pue luewlelo paansul agl of umouN lnq'Aoyad W WO le spjooaj ollgnd agl ui papjoaaa lou 'AuedwoO aql of umouN lou (q) `luewlelo paansul agl Aq of paaj6e jo pownsse 'paja;;ns 'paleaao (e) :sja;lew jaglo jo sw!elo asjaApe 'saouejgwnoua 'suail 'sloa;ad -6 -96palMou� lnogllM anleA jo; jesegojnd a ;o sly6lj agl uo 6uipuiq aq pinoM gaigM Aailod;o ale❑ of joijd pejjn000 seq golgM 6u1Nel Aue 86ejan03 woj; bulpnloxe lou lnq 'Aallad ;o ale❑ le spjom ollgnd egl ui papmaj uaaq seq ;oajagl asioma agl ;o aollou sselun uwewop luouiwa ;o slgbiu •Z -Aoilod ;o ele(] le spjooej ollgnd agl ui popaooaj uaaq seq puel agl 6ull3a;;e uoile101A pa6alle jo uoilelo!A a woj; 6uilinsaj oouejgwnaua jo uoil 'laa;ap a;o aollou a jo ;oajagl os!oaaxa eql 10 aollou a legl lualxa agl of ldaoxo'anoge (e) Aq papnioxe lou jamod aollod leluawujanoB AuV (q) •Aollod ;a ale(] le spjooaj ggnd eql ui pepjooaj uaaq seq puel 941 6u+108}}e uo!lelOIA pa68lle ao uollelo!A a woj; 6uillnsaj aouejgwnoue jo ue!l 'loe;ap a;o aollou a jo;oajagl luaweojo;ua agl;o aollou a legl luelxe aq1 of ldaoxe 'suoll -eln68j lelu9wuj9no6 jo saaueulpjo 'sMel asagl;o uollelo!A due;o laa}}a agl jo'uoiloolojd le;uawuojlnua (A!);o :ljed a seen jo sr puel agl goigm jo leajvd Aue jo puel agl;a eaje jo suolsuawlp agl ui a6ue40 a jo digsjeuMo ul uoi;ejedes a (!!!)'puel 841 ua palaaja jalleaaag ao MOU luawanojdwi Aue;o uo!lvool jo suolsuawlp 'jalaeaega 0U101) 'puel oql;o luawAofue jo 'esn 'Aouedn000 agl (!) of 6ullelej jo 6uil!q!gojd '6uileln6ej '6uiloij;saj (suoileln6aj jo 'saaueu!pjo 'sMel 6uiuoz pue 6u!pl!nq of pollwll lou lnq bulpnloui) uoileln6oj 1eluawwan06 jo eouvulpjo 'Mel AuV (e) • 1 ;o uoseaj Aq asije goigm sesuedxe jo sea; sAoujolle 'slsoa '96ewep jo ssol Aud lou ll!M Auedwoo aq) pue Aoilod sigl;o ebejamo egl woj; papnloxa Alssojdxe eje sjol;ew 6uiMollo; ag1 Z6-LVM WHOA A0110d S.H3NMO VIIV :smollo; se oje suo1lelndilS pue suoil!puo(] agl ;o E 4dej6ejed ul of pajaa;aa 86ejano(] woj; suoisniox3 841.4f '1N3WllWWO3 SIHI 03P15SI HOIHM 301dd0 3Hl 1V AuinDNI A8 NO 83NOISSIWWOO 30NVHnSNl 3HI d0 301dd0 3Hl N1311:1 NO SWUOd Ol 30N3U3d3U A8 (33NIWVX3 38 AVW WOd a3111WWO3 A0110d d0 WUOd 3Hl :31ON SNOIsmOX3 •luawllwwo(] sigl ;o suoislAoad agl of loafgns eje pue uo peseq aq lsnw luaw;!wwo0 s141 Aq palaAoa uoajagl 96e61jow eql ;o snlels aq; jo lsojalui jo alelsa agl of allll egl ;o snlels egl ;o lno 6uisue Auedwo0 eql lsule6e 6wjq Aew jo oAeg Am paansul posodoad agl legl uollae ;o slg6u jo suolloe jo uogae AUV .tr -uiejag palppow Aissejdxe se ldeoxe luawllwwo(] slgl;o pvd a apew aje pue aouejejej Aq pa;ejodjoom Agejag aae ajagm pejnsuI posodojd eql jo joAq ui jo; pa111wwoo sefailod jo Aoilod jo wjo; agl ;o 86ejan00 woj; suolsnl3x3 pue 'suoileind!lS pue su0111pu00 941 'suolslAoad 6uunsui agl o1 loafgns si Al!ligeil Bans pue jo; pall!wwoo saioilod jo Aoilod agl jo; V alnpagoS ui pelvis lunowe oql paaoxa Al!I!geil Bons llegs luaA9 ou ul •luawllwwo(] sly; Aq pajanoo uoajegl e6e6ljow jo;sojalui jo alelsa agl aleajo jo ajinboe of (a) J0'9 alnpagoS ul uMogs suolldeoxe aleuiwile of (q) jo ';oaaaq sluawajmbaa agl gl!M Aldwoo of (e) qpe; pooh ui Bui�eljapun ui uoaaaq aouellaa ul pannoui ssol lenloe ao; Aluo pue jo; pall!wwoo seioilod jo Aoilod jo wjo; agl ui paansul;o uolllui;ep egl japun papnioui seilaed Bons pue paansul pasodoad poweu 041 of Aluo aq pegs luewl!wwo0 sigl japun Auedwo0 oql ;o Al!I!gel- S -suoilelndils pue suoil!puo0 asaUl;o g gdekend of luensjnd pajjnoui 1[lsnolnajd kllllgell woj; Auedwo(] agl aAallaj lou Ilegs luawpuewe Bons lnq 'Al6uipj000e luawllwwo(] sigl;o g alnpagoS puawe Am uoildo sl! le Auedwo(] agl'jollew jeglo jo wlela asjanpE 'aouejgwnaua 'uail ';aalap gons Aue;o 96pelmou� lenloe sajinbm asinuaglo AuedwoO eql;! jo 'Auedwo(] ag; of 96polMouM gons esolosip Ilegs paansul posodoid ay;;l -96pelMoual gons esolosip os of ojnl!e; Aq peoipnfejd si Auedwo0 eql lualxe eq1 of uoaaag eoueilaj;o loe /due woj; 6uillnsaj a6ewep jo ssol Aue jo; Al!l!geil woj; peAoilaj eq llegs Auedwo(]agl '6uil!jm ui Auedwo(] eql of 96polmouN gons asolosip of l!e; pegs pue ';oejeq g alnpagoS u! uMogs esogl ueyl jeglo luawllwwo(] sigl Aq pojanoa uoaaag; 0MIJow 10 lsejalUl ja alelsa agl 6u1;aa}}e jallew jaglo jo wlela asjanpe 'aouejgwnouo 'ue!l 'lee;ep Aue;o 96polMoul lenloe sannboe jo seq paansul posodojd agl;l Z •luawnjlsui Allanoes jaglo jo peep lsnjl 'lsnjl ;o peep apnioui Ilegs 'uiajoq pasn uagm <,'a6e6Uow,, wjal agl ' 1 SNouvind11S ONV SN0111ONO3 CHICAGO TITLE. INSURANCE COMPANY 701 klffHAVENUE, #3 00, SL,ATTL.E, R'A 98104 A_L.T.A. COMMITMENT FOURTH COMMITMENT SCHEDULE A Order No.: 1.154725 Customer Number: HERITAGE HILLS II Buyer(s): WEIDNER INVESTMENT SERVICES, INC. AND/OR ASSI Title Unit: U-06 Phone: (206)628-5610 Fax: (206)628-9717 Officer: SAVIDIS/WAGNER/CAMPBELL/MINOR Commitment Effective Date: NOVEMBER 29, 2005 at 8.00 A.M. 1- Policy or Policies to be issued: ALTA Owner's Policy Amount: $ 3 2 5, 0 0 0. 0 0 1992 STANDARD Premium: $ 801.00 SHORT TERX/NON-RESIaEWIAL PRIOR POLICY/LPAR Tax: $ 70.49 Proposed Insured: WEIDNER INVESTMENT SERVICES, INC., A WASHINGTON CORPORATION, AND/OR ASSIGNS Policy or Policies to be issued: Amount: $ 0.0 0 ALTA Loan Policy Premium: is Tax: Proposed Insured: Policy or Policies to be issued: Amount: $ 0 .0 0 ALTA Loan Policy Premium: Tax: Proposed Insured: 2. The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 _ Title to the estate or interest in the land is at the effective date hereof vested in: FIRST EDITION HOMES, INC., A WASHINGTON CORPORATION 49 4. The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT coMMA8N/2 • CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE A (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOT 2, CITY OF RENTON SHORT PLAT NUMBER LUA-96-149-SHPL, RECORDED UNDER RECORDING NUMBER 9702259003, IN FLING COUNTY, WASHINGTON. CLTACMA6iRDA/W99 CHICAGO TITLE INSURANCE COMPANY A.L.TA_ COMMITMENT SCHEDULE B order No.: 1154725 YourNo.: HERITAGE HILLS IT Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession not shown by the public records_ B. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises. C. Easements, or claims of easements, not shown by the public records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. E. Taxes or special assessments which are not shown as existing liens by the public records. F. Any service, installation, connection, maintenance, tap, capacity or construction charges for sewer, water, electricity, other utilities, or garbage collection and disposal- G. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims, or title to water. I_ Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW • WLTACOM6/RDA/09W CHICAGO TITLE INSURANCE COMPANY 0 A.L.TA. COMMITMENT SCHEDULE B (Continued) • • Order No.: 001154725 Your No.: HERITAGE HILLS IT SPECIAL EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PASSENGER FOOT TRAFFIC AND FOR STORM AND SANITARY SEWER LINE AND WATER LINE, INCLUDING INGRESS AND EGRESS THE NORTHERLY 20 FEET OF SAID PREMISES AND OTHER PROPERTY FEBRUARY 7, 1980 8002070744 s 2. LICENSE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: EVERGREEN PROPERTIES, A JOINT VENTURE AND: ABITARR ASSOCIATES, A LIMITED PARTNERSHIP RECORDED; MARCH 3, 1982 RECORDING NUMBER: 8203030286 REGARDING: USE OF AN ACCESS LANE FOR EMERGENCY VEHICLES, INCLUDING FIRE TRUCKS c 3. LICENSE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: EVERGREEN PROPERTIES, A JOINT VENTURE AND: A13ITARE ASSOCIATES, A LIMITED PARTNERSHIP RECORDED: DECEMBER 1, 1983 RECORDING NUMBER: 8312010837 REGARDING: USE OF AN ACCESS LANE FOR EMERGENCY VEHICLES, INCLUDING FIRE TRUCKS D 4, UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH CLTAC:MBI/R1aA/ W9 • • E F CHICAGO TITLE INSURANCE COMPANY A.L.TA, COMMITMENT SCHEDULE B (Continued) Order No_: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS ALL NECESSARY OR CONVENIENT APPURTENANCES AREA AFFECTED: PORTION OF SAID PREMISES AND OTHER PROPERTY LYING WITHIN A STRIP OF LAND 10 FEET IN WIDTH HAVING 5 FEET OF SUCH WIDTH ON EACH SIDE OF THE CENTERLINE OF GRANTEE'S FACILITIES AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED OR RELOCATED RECORDED: OCTOBER 23, 1985 RECORDING NUMBER: 8510231013 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM- 5- EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: CITY OF RENTON, A MUNICIPAL CORPORATION PUBLIC UTILITIES (INCLUDING WATER AND SEWER) WITH NECESSARY APPURTENANCES PORTION OF SAID PREMISES FEBRUARY 25, 1987 8702250476 6. DECLARATION AND GRANT OF EASEMENT'S AND MAINTENANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: HERITAGE HILLS ASSOCIATES L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY AND: HERITAGE HEIGHTS ASSOCIATES, L_L_C_, A WASHINGTON LIMITED LIABILITY COMPANY RECORDED: OCTOBER 2, 1997 RECORDING NUMBER: 9710020046 REGARDING: ESTABLISHMENT OF RECIPROCAL EASEMENTS FOR INGRESS, EGRESS AND GENERAL, TRAFFIC CIRCULATION CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS Ii SPECIAL EXCEPTIONS c AMENDED DECLARATION AND GRANT OF EASEMENTS AND MAINTENANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: JANUARY 20, 1998 RECORDINGx NUMBER: 9801200216 a 7. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: FROM: PUGET.SOUND POWER & LIGHT COMPANY RECORDED: SEPTEMBER 21, 1925 RECORDING NUMBER: 2074850 AS FOLLOWS: EXCEPTING AND RESERVING THEREFROM TO THE PARTY OF THE FIRST PART, ITS SUCCESSORS AND ASSIGNS, ALL COAL, CLAY, STONE, OIL AND ALL OTHER METALS AND MINERALS AND THE MINERAL AND MINING RIGHTS LYING IN AND UNDER THE SAID PROPERTY AND EVERY PART THEREOF, WHETHER HERETOFORE OR HEREAFTER DISCOVERED, WITH THE RIGHT TO MINE, QUARRY AND PROCURE THE SAME ANY TIME HEREAFTER. z AFFECTS: NORTHERLY PORTION OF SAID PREMISES; AND OTHER PROPERTY a 8. RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: NOVEMBER 30, 1965 RECORDING NUMBER: 5959604 AS FOLLOWS: ALL ELECTRICAL AND TELEPHONE UTILITY SERVICES AND LINES, WHETHER PART OF THE PRIMARY SERVICE CONNECTIONS TO BUILDING IMPROVEMENTS OR OTHER RELATED FACILITIES CONSTRUCTED UPON THE LAND CONVEYED HEREIN, OR SECONDARY SERVICES TO OTHER BUILDING IMPROVEMENTS OR RELATED FACILITIES AND APPURTENANCES, SHALL BE CONSTRUCTED, PLACED AND MAINTAINED ENTIRELY UNDERGROUND. R 9. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE SHORT PLAT Cc:rACMB2/RDA/0M C� • CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMTTMENT SCHEDULE B (Continued) Order No,: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS RECORDED UNDER RECORDING NUMBER 7912129004. a 10, COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: DECEMBER 12, 1973 RECORDING NUMBER: 7912120507 11. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE SNORT PLAT RECORDED UNDER RECORDING NUMBER 9702259003. V 12. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.780. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT, THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. p 13. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2005 202305-9157-06 2110 $ 407,700,00 $ 0.00 BILLED: $ 4,863.75 PAID: $ 2,431.88 UNPAID: $ 2,431.87 CLTACM62/RDA j0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No_: 1154725 Your No.: HERITAGE HILLS I I SPECIAL EXCEPTIONS AF 14. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: LOAN NUMBER: FIRST EDITION HOMES, INC., A WASHINGTON CORPORATION PACIFIC NORTHWEST TITLE COMPANY FOUNDATION BANK $ 250,000.00 MAY 24, 2005 JUNE 20, 2005 20050G20002531 NOT DISCLOSED THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE . HOLDER OF THE INDEBTEDNESS SECURED. AE 15. THE PROPOSED CONVEYANCE MUST BE AUTHORIZED BY RESOLUTION OF THE DIRECTORS OF THE FOLLOWING NAMED CORPORATION AND A COPY SUBMITTED: FIRST EDITION HOMES, INC. ry 1G. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. Az 17. TITLE IS TO VEST IN WEIDNER INVESTMENT SERVICES, INC_, A WASHINGTON CORPORATION, AND/OR ASSIGNS, AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S) 18. aH 18. IF TITLE IS TO BE VESTED IN PERSONS OR AN ENTITY NOT YET REVEALED, WHEN SO VESTED WILL BE SUBJECT TO MATTERS DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAMES. x NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8610029001_ C«CMa2/RDA/0_499 • CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS r AFFECTS: INCLUDES OTHER PROPERTY z NOTE 2: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 9512279013. AA AFFECTS: INCLUDES OTHER PROPERTY AR NOTE 3: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FIRST PAGE OR COVER SHEET: 3" TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN ADDRESS. 1" SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLES) OF DOCUMENTS_ RECORDING NO. OF ANY ASSIGNED, RELEASED OR REFERENCED DOCUMENT(S). GRANTORS NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND), GRANTEES NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND). ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO. FOR FULL DESCRIPTION). ASSESSOR'S TAX PARCEL NUMBER(S). RETURN ADDRESS (IN TOP 3" MARGIN). **A COVER SHEET CAN BE ATTACHED CONTAINING THE ABOVE FORMAT AND DATA IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA, ADDITIONAL PAGES: 11" TOP, SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. ALL PAGES: NO STAPLED OR TAPED ATTACHMENTS. EACH ATTACHMENT MUST BE A SEPARATE PAGE.ALL NOTARY AND OTHER PRESSURE SEALS MUST BE SMUDGED FOR VISIBILITY.FONT SIZE OF 8 POINTS OR LARGER. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 2 OF CITY OF RENTON SHORT PLAT RECORDED UNDER, RECORDING NUMBER 9702259003. CLTACMa2/RDA/09W CHICAGO TITLE INSURANCE COMPANY 0 A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS END OF SCHEDULE B CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L_T-A. COMMITMENT SCHEDULE B (Continued) Order No.: 1154725 Your No.: HERITAGE HILLS II SPECIAL EXCEPTIONS AD THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: CTI/SCOTT SMOUSE 701 FIFTH AVENUE, SUITE 3400 SEATTLE, WASHINGTON 98104 SCOTT SMOUSE 1/0 (206)628-5693 GVA KIDDER, MATHEWS 500 -108TH AVE NE,#2400 BELLEVUE, WASHINGTON 98004 GEZA BERGER/DENNIS EVANS 2/2 (TAB) (425)454-7040 WEIDNER PROPERTIES 9757 JUANITA DRIVE NE SUITE 205 KIRKLAND, WASHINGTON 98034 GARY HANSEN 2/1 (TAB) (425)885-1641 FIRST EDITION HOMES, INC. 6705 SOUTH 216TH STREET KENT, WASHINGTON 98001 MONTE SWANSON 2/2 (253)218-2205 CABLE, LANGENBACH, KINERK & BAUER, LLP 1000 SECOND AVE., SUITE 3500 SEATTLE, WASHINGTON 98104 DONALD CABLE 1/1 (206)292-8800 is CLTACM82/RDA/0999 EXCLUSIONS (Cont'd.) 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ALTA LOAN POLICY FORM (10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separa- tion in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encum- brance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6_ Any statutory lien for services, labor or materials (or the claim or priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is con- tracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. �w / §X / OTJ $ / Ajvy f � e � / y \ ( .7K7-M, — \ � 0 .5'"1a-G 9 i g � 1&t 5to w ISO. Al 88- SO 41 Z� r � l i LOT 2 REN sP 1' 1 40 W K&I,Op -Y 88-50-40 W 6�0 w PUG ET DRIVE S loom s 8a -so- ¢Or 0 �• • 70 P. 99 ¢s,69I s 9 356. 8.a W PAC . SOUT 20041130002298.001 • • WHEN RECORDED RETURN TO: Donald A. Cable CABLE, LANGENBACH, KINERK & BAt 1000 Second Avenue, Suite 3500 Seattle, Washington 98104-1048 STATUTORY Reference nurnbers of related documents: 20041130002298 PACE21.00@UO tl/30/2004 142 KING COUNTY, WA E2086792 11/30/2004 14:02 KING COUNTY, WA TAX �2,225.00 SALE $1 5,000.00 WARRANTY DEED None Grantor: Heritage Heights Associates LLC Grantee: First Edition Homes, Inc. Legal Description: PAGE001 OF 001 Lot 2 of City of Renton Short Plat Number LUA-96-149SHPL, recorded under Recording No. 9702259003, King County, Wash- ington. Assessor's Property Tax Parcel Account Number: 202305-9157-06 jkd".90A/111504-1221 GEPTi No 0 20041130002298.002 Filed for Record at Request of; Donald A. Cable CABLE, LANGENBACH, KINERK & BAUER, LLP 1000 Second Avenue, Suite 3500 Seattle, Washington 98104-1048 THE GRANTOR, Heritage Heights Associates, LLC, formerly known as Heritage Hills II Associates, a Washington limited liability company, for and in consideration of Ten Dollars ($10) and other valuable consideration in hand paid, conveys and warrants to First Edition Homes, Inc. the following described real estate, situated in the County of King, State of Washington: Lot 2 of City of Renton Short Plat Number LUA-96-149SHPL, recorded under Recording No. 9702259003, being a portion of Lot 1, City of Renton Short Plat No. 426-79, recorded under King County Recording No. 7912129004, further described as a portion of the Southwest quarter of Section 20, Township 23 North, Range 5 East, W.M. in King County, Washington. SUBJECT TO: A Deed of Trust dated January 8, 2004 for the benefit of Foundation Bank recorded herein on January 9, 2004 under King County Recording No. 20040109001906. DATED this 19fb day of November, 2004. HERITAGE HEIGHTS ASSOCIATES, LLC By: dd R. Bennett, Manager 0 20041130002298.003 STATE OF WASHINGTON COUNTY OF KING On this __/Y day of November, 2004, before me, the undersigned Notary Public personally appeared Todd R. Bennett, Manager. of Heritage Heights Associates LLC, and personally known to me or proved to me on the basis of satisfactory evidence to be the manager of the limited liability company that executed this Statutory Warranty Deed and acknowledged it to be the free and voluntary act and deed of the limited liability company by authority of statue, its articles of organization or its operating agreement for the uses and purposes therein mentioned and on oath stated that he is authorized to execute this Statutory Warranty Deed and in fact executed the Statutory Warranty Deed on behalf of the limited liability company. 4�11##N�iq�i t�,fl_T (Please Print) RING tom= NOTARY PUBLIC in and for the State of , ? ' may$ Washington, residing at `- �c�� • My appointment expires 6 2 z 2od S • Alter recording return to: ALHADEFF, LEAVITT & WESLEY 2134 Third Avenue Seattle, WA 98121 -" 682-9192 EASEMENT AND AGREEMENT �4 i �J • THIS EASEMENT Grant is made by and between PUGET DRIVE PROPERTIES, a joint venture hereinafter called "Grantor", and JAMES M. MANLEY, a single man as nominee for a limited partner- ship being formed, hereinafter called "Grantee". The followins recitals of fact are a material part of this instruiaent: A. The Grantor is the owner of a tract of land described as follows and hereafter referrred to as "Parcel 1": That portion of the SW 1/4 of Section 20, Township 23N, Range SE., W.M., also being a portion of Parcel No. 30 as described in instruments recorded under Auditor's File No's. 5959604 & 6150334 described as follows: Beginning at the NW corner of said SW 1/4; thence N 89' 10120" E along the north line thereof a distance of 344.88 feet to a point on the northeasterly margin of Benson Road; thence S 16016'56" E along the northeasterly margin of said road a distance of 980.73 feet to the True Point of Beginning of said Parcel 30; thence con- tinuing S 16°16'56" E a distance 349.25 feet to the True Point of Beginning of parcel described herein; thence continuing S 16°16'56" E along said margin a distance of 28.00 feet to an angle point; thence S 21°20'40" E along said margin of Benson Road a distance of 346.25 feet to the margin of the intersection of Benson Road and Puget Drive; thence S 57°25'58" E aloof said margin a distance of 138.39 feetto the northerly margin of Puget Drive; thence S 88°50'4(" E alc.ng said margin a distance of 335.00 feet; thence N 21'50'14" W a distance of 458.25 feet to the southerly boundary of parcel No. 40 as described in instruments recorded under Auditor's File [do's. 6517071 & 6517072; thence N 89*16' 56" W along said boundary a distance of 415.00 feet to the True Point of Beginning. B. The Grantee is the owner of a tract of land described as follows and hereafter referred to as "Parcel 2": That portion of the Southwest 1/4 of Section 20, Township 23 North Range 5 East, W.M., also being a portion of Parcel No. 30 as described in instruments recorded under Auditor's File No's. 5959604 and 6150334 described as follows: Beginning at the Northwest corner of said Southwest 1/4; thence North 89°10'20" East along the North line thereof a distance of 344.88 feet to a point on the Northeasterly margin of Benson Road; thence South 16016'56" East along the northeasterly margin of said road a distance of 1,357.98 to an angle point; thence South 21°20'40" East along said margin of Benson Road a distance of 346.25 feet to the margin of the inter- section of Benson Road and Puget Drive South; thence south 57025156" East along said margin a distance of 138.39 feet to the Northerly margin of Puget Drive t7 South; thence South 68050'40" East along said margin a distance of 335.00.feet to the True Point of Beginning; thence North 21050114" West a distance of 458.25 feet to the Southerly boundary of Parcel No, 40 as described in instruments recorded under Auditor's Pile No's. 6517071 and 6517072; thence South 69016'56" East along said boundary a distance of 97.21 feet to a,point on the Southwesterly right-of-way line of B.P.A. (Covington - Seattle) Transmission Line Easement; thence south 42035'54" East along said right-of-way line to a point of intersection with a non -tangent curve, having a radius of 683.23 feet; BEING the North right-of-way line of Puget Drive South; thence Westerly along said curve to the left, a distance of 49.6 feet more or less to a point tangent; thence North 88050'40" West along the North right-of-way line of Puget Drive South a distance of 275 feet more or less to the True Point of Beginning; Situate in the County of King, State of Washington. NOW, THEREFORE, .in consideration of One Dollar ($1.00) and other valuable consideration, the receipt and sufficiency of which arrs hereby acknowledged, the following grants, agreements, and covenants and restrictions are made: 1. Grant of Easement. The Grantor hereby grants to the Grantee, his heirs and assigns, as an easement appurtenant to Parcel 2, a 20 foot easement for passenger foot traffic and for storm and sanitary sewer line and water line purposes, including ingress and egress over the property, through, across, and upon the northerly 20 foot portion of Parcel 1. The exact location of the center line of the 20 foot easement for installation and maintenance of storm and sanitary sewer and water line is described as follows: commence at the northwest corner of tt:� previously described property (Parcel 1); thence run southeasterly along the northeasterly margin of Benson Road 38.00 feet to the True Point of Beginning; thence from said True Point of Beginning run N 68039120" E to a point which is 10 feet; thence N 21020104" W to the northerly boundary of said property. This is a non-exclusive grant and shall be a covenant running with the land and shall be binding on the Grantor's successors, heirs and assigns. Grantor reserves the right to use the easement area for any purpose not inconsistent with the rights herein granted. 2. Access. Grantee shall have the right of access to the easement area over and across the property to enable Grantee to exercise its rights hereunder. in addition, Grantor hereby grants to Grantee a temporary construction easement 20 feet in width extending from the southerly line and adjoining the herein - above described permanent easement grant. This temporary con- struction easement shall remain in effect only during the actual period of construction of storm and sanitary sewer and water lines in and across said easement parcel. This temporary con- struction easement shall be extinguished and shall become null and void upon completion of said construction. 3. Rer-toration. Grantee shall restore the easement right-of-way to the condition it was immediately prior to the -2- installation of Grantee's underground facilities, and shall compensate Grantor for any damage to the property caused by the exercise of said right of access. Grantor may undertake any ordinary improvements to the easement area in question. Grantee shall restore facilities at any time during the life of this easement. 4. Design of Storm Water and Sanitary System and Con- V nection by Grantor.. Grantor, when it develops its property, shall �of r- Fave tfie option connecting to Grantee`s storm water, sanitary sewer and water line system ("system"). To accomplish compatibility 12 with Grantor's future development needs, Grantee shall furnish for Grantor's prior approval the design for its system. Grantor and Grantee agree they will cooperate with one another in arriving at a mutually compatibledesign and Grantor agrees not to unreasonably withhold its approval of Grantee's design. Grantor shall not be liable for any cost of design or construction of Grantee's system except as specified below. Once having approved Grantee's system design, any change of the "as built" system to meet Grantor's needs shall be at Grantor's expense. 5. Construction. Construction of Grantee's storm water, sanitary sewer ana water line system ("system") shall be at Gra•:itee's expense. Grantee, at its expense, shall install connecting "T's" at locations designated by Grantor to facilitate Grantor's connection to the system. If Grantor exercises its option to connect to Grantee's system, Grantor shall pay Grantee for one half (1/2) of Grantee's actual cost of the system from the point of Grantor's hookup to the point of connection to the City of Renton's sewer and water lines. Grantor's payment shall be due upon connection to Grantee's system. In the event Grantee exercises its rights granted herein to construct a water line system over the easement property, then, Grantee, at Grantee's expense shall also install on the easement portion of Grantor's property a water hydrant if necessary to meet the specifications and requirements of the City of Renton Water Loop Ordinance and/or such other requirements as the City of Renton may impose. Any construction of improvements to accomodate foot traffic shall be at Grantee's expense and with Grantor's prior approval, which approval will not unreasonably be withheld. Any such improvements shall be consistent with and not in any manner interfere with or limit Grantor's development of its property. 6. �II_n__d__e__m__niity. By accepting and recording this easement, Grantee agrees to indemnify a i hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted; provided that Grantee shall not be responsible to Grantor for any damages resulting from injuries to any person cause] by acts or omissions of Grantor. 7. The previous Easement grant and Agreement executed December 1, 1978, by and between Grantor and Grantee's predecessor in interest, and, involving the property subject to this Easement grant, Is hereby extinguished and is ontiroly superceded" iiy the terms here- inabove stated. IN WITNESS WHEREOF, the parties have executed this agreement this 29th day of _ _ _ Ugy0mbar, 1979. Grantee: Grantor: PUGET DRIVE PROPERTIES by INVEST NEST CORPORATION ,TAMES M. si NLEY, a �nc 1P Man ` � IAM'�-ES�M- f2ENDAhL, President as nominee for a limited partncr- ship being formed. ,TAMES II. WHITE, Secretary STATE OF WASHINGTON i . ss. County of King On this day personally appeared before me JAMES M. p MANLEY, to me known to be a nominee for a limited _jartnership being formed, that .UXecutr_A the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of ..said, ndividual for the uses and purposes therein mentioned,..and on oath stated that he is authorized to execute ea4d irietxument. IN WITNESS WHEREOF, I have hereunto set :ray hand and `•-Ogfficial seal this _.Tk day of mil••-:'•�r � %it' N-td,ry Public in an or the State off OF Y of Washington, residint atuP . STATE OF WASHINGTON i County of King ? on this 29th day of November, 1979, before me personally appeared JAMES M. RENDAHL and JAMES H. WHITE to me known to be the President and Secretary of Invest West Corpor--tion for PUGET DRIVE PROPERTIES, that executed the within and foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein '4 mentioned, and on oath stated that they are authorized to execute said instrument. IN WITNESL- i'ihEREOF, official seal the day and year • I have hereunto set m- hand and first above written.LL atary blie in and o the• 9tate of Washington, residing $t"`Kent. 4 - • • • FILED fo/ry Record at Rc ;eest of R-- Address- q GtJC.� ` i If 1,3 SJ__! � LICENSE AG:,EEMEPfT T4' Licen a Agreement is made and delivered this ,•' day of �,1981, by and between EVERGREEN PROPEPTE s> a joint venture, hereinafter called "Licensor", and ABITARE ASSOCIATES, a limited partnership, hereinafter called "Licensee". Licensor and Licensee wish to enter into an agreement under the terms of which Licensor grants to Licensee a license to use a limited portion of Licensor's property for an emergency vehicle access lane. Accordingly, for and in consideration of the mutual promises herein made, the parties agree as follows: 1. Grant of License. ;ir1.: i{r Subject to all of the terms and conditions hereof, Licensor grants to Licensee, and Licensee accepts from Lia ensor, a non-exclusive license to use the real property described in Appendix 1 attached hereto as an access lane for emergency vehicles, including fire trucks. Licensee shall pay the entire cost of said access lane, as well as any rockery work and bulkheading which the City of Renton may require, and will not allow any lien for said improve- ments to cloud Licensor's title. The real property owned by Licensee affected by this license and termination hereof is described in Appendix 2 attached hereto. 2. Extinguishment of ,License and Removal of Fire Lane and Fill This license ,hall, by these terms, become extinguished upon completion of construction of building and parking improvements by Licensor upon the real property covered by this license. Preparatory to Licensor's development of its property, and upon notice from Licensor, Licensee at its sole expense shall remove the emergency vehicle access lane and any fill material placed by Licensee in construction of said access lane so as to return Licensor's ground to the original elevations as called out in red markings on Appendix 3 attached hereto. Licensee shall not be required to raise any grade which it has lowered. Licensee will not allow any lien for such work to cloud Licensor's title. At its option., Licensor may perform the above -described regrading work and bill Licensee for the cost thereof. Any amounts which Licensor owes to Licensee under paragraph 7 below may be credited against such cost. Any excess above the amount of the credit will be paid by Licensee within fifteen (15) days of billing. 1% EXCISE TAX NQ-i FOEQUIRED -1- King Co. Records uiwsion By " . otputy41 t 31 E • r-1 • I 3. Risk of Adverse Governmental Iction. The parties hereto ackno.ledge Ond a-rrce that this license is being granted solely as an accommodation to Licensee in order to enable it to obtain an occupancy permit for its apartment house constructed upon property adjoiniric the real property herein licensed. The parties further acknowledge and agree that a fundamental consideration upon which this license is predicated is that this grant will- in no way hinder Licensor's future development of its property, including the property herein licensed. Therefore, Licensee assumes the entire risk and all consequences of any action or inaction of the City of Renton or any other governmental authority (hereinafter referred to as "governmental action") which, by virtue of the license, restricts or attempts to restrict Licensor's development of its property. W 4. Remedies Upon Adverse Governmental. Action. M In the event of any governmental action which in any 01 manner restricts or conditions Licensor's development because O of the existence of this license, as for example a require- ment that Licensor not use the licensed property for parking or parking improvements, or that the r.l.trb cut and entry to the emergency access lane from Puget Drive not be used by anything other than emergency vehicles, the parties agree that Licensor will be substantially damaged and therefore the following shall occur: First, Licensee shall have ninety (90) days from the date of notice from Licensor of adverse governmental action to obtain removal of any such action limiting Licensor's development. If, after expiration of ninety (90) days after Licen- sor's notice of adverse governmental action, Licensee has not obtained removal of such action, and even though Licensee may be litigating the matter with applicable governmental authorities and/or Licensor (and it is agreed that a temporary restraining order or injunction prohibiting the governmental action shall not coi_stitute removal of such action), then Licensee may select one of the following option.;: option 1 - Licensee may, iri writing, in recordable form, terminate this license by promptly delivering said termination to Licensor; Provided, however, if the adverse governmental action is not elim ated by termination of the license as for example if the City of Renton still requires, despite termination of the license, that the emergency access lane and curb cut be used and maintained exclusively for emergency vehicles, then Licensee shall pay Licensor as provided in option 2; Provided further, however, if Licensee within the foregoing ninety (90) day time period obtains written confirmation by the appropriate municipal authority taking the adverse governmental action that said action -2 - � � f -_._-•�-J.»..-_._�ti._ ._. �____��--•-----.�_�.�__ � .-.ram._ •�`--__. ...._ ___. ��__ i 0 PLJGEi' ,� DRY VF ti i is (i) requires ;nlcly for reason.G attributable to U censor's development, and (ii) that the curb cut and emergency veh.icie access lane no longer are required in any respect for Licensee's development, then Licensee shall have no obligation to pay as provided in Option 2; or Option 2 - Payment by Licensee to Licensor of the entire economic loss occasioned by having to restrict Licensor's development in order to maintain in place an emergency vehicle access lane. The amount of Licensee's economic loss shall be the difference between the fair market value of commercial development of Licensor's entire property as if the license never existed and commercial development of Licensor's entire property as restricted by the existence of the license. For purposes of this loss determination, "commercial development" shall mean the highest and best commercial use tt which 0 the property can be developed. Licensor's computation Go Go of ma -%et value shall be based upon the highest of any p appraisal method commonly in use in the Seattle area and the components of each appraisal calculation may be those which are most favorable to Licensor then in use p in the Seattle area. To determine the amount which N Licensee shall pay Licensor, three KAI appraisals shall be prepared. Licensor shall select one appraiser, Licensee another, and the third by the other appraisers or if they cannot agree, then by the presiding judge of the King County Su;�erior Court. All appraisers shall be selected within thirty (30) days of selection of this option as provided under this paragraph a, and shall be MAI qualified and doing business in the greater Seattle area. Licensee shall pay for all three appraisals. Each appraiser shall have sixty (60) days to prepare his report. The amount to be paid by Licensee shall be determined by adding the dollar ,aluation yielded by the highest appraisal method from each appraisal and dividing by three. This sum shall be paid to Licensor within ninety (9�) days of the date of the last appraisal report. • If Licensee fails for thirty (30) days to select either option 1 or 2, then Licensor shall have the right to make the selection, which selection shall be thereafter binding upon Licensee. 5. Forgiveness of Indebtedness. Licensor and/or some or all of the principals of Licensor are indebted to the general partner of Licensee in the amount of $10,000.00 plus interest under a promissory note dated October 30, 1979. In consideration of the granting of this license, said general partner forgives that indebt- edness and herewith delivers to Licensor the referenced promissory note as discharged in full. -3- . All t ! y �c1G�T"V E' 410#11/la x 6. "o objection to Licer,:,nr':; U.-;vr lof:ment. So long as Licensor's devolopmont meets applicable City_ of Renton height restrictions, Licence shall not dircct.ly or indirectly assert or encourage any abjection to said [ { development and hereby waives any such objection. 7. Sewer and Catch Basin Casts. Pursuant to an Easement and Agreement dated November 29, s 1979, the parties to which are Licensee's and Licensee's predecessors in interest, Licensee has constructed and r� installed a storm water and sanitary sewer system (the "system") over a portion of Licensor's property. Under the C Easement and Agreement, when Licensor develops its property M it has the right to connect to the system. Licensor and Licensee hereby agree that the charge to Licensor for cd"a connection to the system will be one-half (1/2) of Licensee's cost of th- system measured from the point of Licensor's connection to the point where the system intersects Licensor's western boundary line running toward the connecting point with the City of Renton's sewer lines; and, to the extent the Easement and Agreement is inconsistent, it is hereby amended. Further, Licensor may connect to the water line installed by Licensee at its western terminus without cost except the cost of making connection which shall be paid by Licensor. Within sixty (64) days of this agreement, Licensee and Licensor shall agree in writing upon the cost per lineal foot which shall be utilized in computing the cost of connecting to the system if Licensor elects to do so in the future. Licensee shall pay Licensor for one-half (1/2) of the entire cost of Licensor's storm water catch basins, including installation and connection costs, installed and connected to the systew during development of Licensor's property. At Licensor's option, Licensee's payment may be in the form of a credit against Licensor's liability :`ar the cost of 7onnec•- tion to the storm water and sanitary sewer system as set forth above. 8. Slope Control Responsibility Upon removal by Licensee of the emergency vehicle access lane and return of Licensee's property to its original grade as provided in paragraph 2 hereof, Licensee shall provide and pay for such rockery work, bulkheading and drainage as shall be reasonably requested by Licensor in order to properly, safely and attractively retain the bank and slope created by removal of the land and return of Licensor's property to grade and divert surface and ground waters from discharge upon Licensor's property. Such work will be accomplished promptly after request from Licensor and done in good workmanlike manner, and Licensee shall not allow any lien for said work to cloud Licensor's title. -4 - 4 n •. _ - -- -- - — - - - - - - - - - - -- — E R 00 • 0 1J I Punnin4 Land. All rights, duties anc3 obligations hereunder shall be considered as covenants running with and encumbering the Land affected and shall inure to the benefit of and be binding upon all successors and assign- of the parties hereto. IN WITNESS WHEREOF, the parties hereto have executed this License Agreement on the date first written above. EVERGREEN PROPERTIES, a joint venture Joint Venturer, Authorized to Execute Joint Venturer, Authorized to Execute -5- ABITARE AOSOCIATES, a limited partnership By Ora artne 1� • • • SPATE C!_ %._,, Pi NGTON ) ) as COUNTY or 4 I N G ) On this 13ay personally appeared before me, a Notary Public in and for the State of Washington, JAMES M. RENDAHL and �51,,MES H. WHITG to me known to be Partners of EVERGREEN PROPERTIES, a joint venture, and acknowledged to me tl!at they signed the foregoing document as their free and vol- untary act and deed for the uses and purposes therein mentioned and that they are authorized to execute on behalf Q of the venture, O ,,�G"I�VEN UNDER MY HAND AND OFFICIAL SEAL this day of . -i9li. %1S • 91) NOTARY PURL in and for the State: of W gton residing at STATE OF WASHINGTON ) •) ss COUNTY OF K I N G } On Ind ay personally appeared before mo, a Notary Public f the State of We"injbsrt, me kncun to be of ITAPE ASSOCIAT , a limited F _tners ip, and e ac.now dg to me that he signed the foregoing document as his free and voluntary act and deed for the uses and purposes therein mentioned. GIVEN NDER MY HAND AND OF iL this ay of . 1981. NOTARY PUBLIC in and for yid Qla b Ioil- LI PcJGC�'7' � I • ti � f • r--1 L- J 1 p3k- uv. 4 O+F... r Q ■ F-- a ar u-'�`1�y� t�rll d w • z .�41.0d a a i a -{ q R q ty rn N NY C ¢ W Z ♦+ N O a 1 i� U O •-^• 41 96 O q QC 6• � F-^ •� � La tL �.o Ln co W N Y •r Q 1 ••• C r„1 3 t 'y N • a o Q ao rJ a 'A i •� In 'i rn °� N �.- .-, u Q -JL a 1C /A --J M- yn m o Y 0 d ..- J N t n�, 4 J L. 4.* GJ r.+ L � L T1 R W C r k Q d c 3� O L } .O 7L5 d N to a � � a co 6 4-+ C 61 9-0 u ' rob 0 wcn �q5 o c di d ter„ , i.:,��J- i;v'rt'w l•. .,i �,:l".� ..2 �.".�� r � 1 = �- . CD O CI - co 4 U 10 t w yy�� , irl' ? N ko 777JJFF �or��nr C3a [ 4 ,r � �.• fY O T OO 3 d 7 Cox. r r-T fV O r; iA in A II Q 2 F f Q -. o a o, • 1- r �aL" sr .9S .91 062 N _-00.OZ n „4a ,E4 04 5 Y APPENDIX 2 I'll7'awnship 23 North To'It i3or.tir>n of the Soirkhwr,sL 1/4 of Section 20, Range 5 QsL, inn., also beinr� a portion of. Porcel No. 30 as described in instruments recorded under Auditor's File No's. LA 5959604 and 6150334 described as follows: 0 M Beginning] ,it the Northwest corner of said Southwest 1/4; thence C07 North 89°14'20" Last along the North Line thereof a distance of MOOR feel to a point on the Northeasterly margin of Benson Road; thence South 16°16'56" bast along the (doryheasterly margin of said road a listancc of 1,357.9E to an angle joint; thence South 21°20'40" -margin Cask along said of Benson Road a distance of 346.25 feet to the margin of the inter- section of L'onson Road and Myet Drive South; thence South 57°25'58" Last along said margin a distance of 138.39 f.eot to Lhe Norther-ty Qrcjin of Pu{teL- nrivr! South; thence South 88a50'40" East atcsncl said rn:arc�in :ti distarrcc� or 3:1��.t10 feet to the 'Prue joint of Dcginninq; thence north 21°50'14" West a distance of 450.25 feat to the 1011thcrly bounclab of ParccA No. '40 as described in instruments recorded under Auditor's File No's. 6517071 and G517072; Lhence South R9°16,56,, j,.ast ale}nrl said boundary a distance of 97.21 feet t_o a point. or: the Southwesterly right-of-way line of B.P.A. (Covinyton- Seattle) Transmission Line Casement; thence South 42"35'54" Last along said right-of-way line to a point intersec-t.ion of with a non-tancjent curve, having a radius of 603,23 feet; BEING,, the North ric;ht-or-wain line of Puget Drive South; thence Westerly along said curve to the left, a distance of 49.6 feet morc or less to a point tangent; thence North BR050'40" 'Jest along the North right-of-way line of Puget Drive South a distance of 275 feet more Or less Lo the 'Prue Point of Beginning; Situate in the County of King, State of Washington. C: • • } :w F 'C11 0'_t e,'1 F, RECD F f 1 . 00 LICENSE AGREEMENT Th- L c se Agreement is made and delivered this day of �01981, by and between. EVERGREEN PROPERTIES;. a joint venture, hereinafter called "Licensor", and ABITARE ASSOCIATES, a limited partnership, hereinafter called, "Licensee". Licensor and Licensee wish tc enter into an agreement 1- under the terms of which Licensor grants to Licensee a � license to use a limited portion of Licensor's property for p an emergency vehicle access lane. Accordingly, for and in q_4 consideration of the mutual promises herein made, the parties 0 agree as follows: Lit IH M 1. Grant of License. X Subject to all of the terms and conditions hereof, Licensor grants to Licensee, and Licensee accepts from Lic- ensor, a non-exclusive license to use the real property described in Appendix 1 attached hereto as an access lane for emergency vehicles, including fire trucks. Licensee shall pay the entire cost of said access lane, as well as any rockery work and bulkheading which the City of Renton may require, and will not allow any lien for said improve- ments to cloud Licensor's title. The real property owned by Licensee affected by this license and termination hereof is described in Appendix 2 attached hereto. 2. Extinguishment of License and Removal of fire Lane and Fill This license -shall, by these terms, become extinguished upon completion of construction of building and parking improvements by Licensor upon the real property covered by this license. Preparatory to Licensor's development of its property, and upon notice from Licensor, Licensee at its sole expense shall remove the emergency vehicle access lane and any fill material placed by Licensee in construction of said access lane so as to return Licensor's ground to the original elevations as called out in red markings on Appendix 3 attached hereto. Licensee shall not be required to raise any grade which it has lowered. Licensee will not allow any lien for such work to cloud Licensor's title. At its option, Licensor m y perform the above -described regrading work and bill Lice see for the cost thereof. Any amounts which Licerisorl/owes to Licensee under paragraph 7 below may be creCited against such cost. Any excess above the amount of the credit 0`111 be paid by Licensee within fifteen (15) days of billing. -1_ 3. Risk of Adverse Governmental. Action. The parties hereto acknowledge and agree that this A license is being granted solely as an accommodation to Licensee in order to enable it to obtain an occupancy permit for its apartment house constructed upon property adjoining the real property herein licensed. The parties further acknowledge and agree that a fundamental consideration upon which this.license is predicated is that this giant:will in no way hinder Licensor's future development of. i.$ property, including the property herein licensed. Therefoke, Licensee assumes the entire risk and all consequences of.,,. -any -action or inaction of the City of Renton or any other governmental authority (hereinafter referred to as "yjvernmental action") which, by virtue of the license, restricts or attempts to restrict Licensor's development of its property.. 4. Remedies Upon Adverse Governmental Action. ti C In the event of any governmental action which in any Nmanner restricts or conditions Licensor's development because M of the existence of this license, as for example a require- ment that Licensor not use the licensed property for parking or parking improvements, or that the curb cut and entry to the emergency access lane from Puget Drive not be used by anything other than emergency vehicles, the parties agree that Licensor will be substantially damaged and therefore the following shall occur: First, Licensee shall have ninety (90) days from the date of notice from Licensor of adverse governmental action to obtain removal of any such action limiting Licensor's development. If, after expiration of ninety (90) days after Licen- sor's notice of adverse governmental action, Licensee has not obtained removal of such action, and even though Licensee may be litigating the matter with applicable governmental authorities and/or Licensor (and it is agreed that a temporary restraining order or injunction prohibiting the governmental action shall not constitute removal of such action), then Licensee may select one of the following options: option 1 - Licensee may, in writing, in ttc.)rdable form, terminate this license by promptly dFlivering said termination to Licensor; Provided, however, if the adverse governmental action is not eltmr` a ed by termination of the license as for example if the City of Renton still requires, despite termination of the license, that the emergency access lane and curb cut be used and maintained exclusively for emergency vehicles, then Licensee shall pay Licensor as provided in Option 2; Provided further, however, if Licensee within the foregoing ninety (90) day time period obtains written confirmation by the appropriate municipal authority taking the adverse governmental action that said action is (i) rc<_;uired solely for reasons attributable to Licensoe's development, and (ii) that the curb cut and emergency ve:iicle access lane no longer are required in any respect for Licensee's development, then Licensee shall haze nu obligation to pay as provided in option 2; or Option 2 - Payment by Licensee to Licensor of the entire economic loss occasion-,d by having to restrict Licensoe's development in order.to maintain in place an emergency vehicle access lane. The -amount of Licensoe's economic loss shall be the difference between the fair market value of commercial develop..,, -,it of Licensor's 00 entire property as if the license never existed and 0 rl commercial development of Licenser's entire property as p restricted by the existence of the .license. For purposes ell of this loss determination, "commercial .development" 1-4 cl shall mean the highest and best commercial use to which go the property can be developed. Licenser's computation of market value shall be based upon the highest of any appraisal method commonly in use in the Seattle area and the components of each appraisal calculation may be those which are most favorable to Licensor then in use in the Seattle area. To determine the amount which Licensee shall pay Licensor, three MAI appraisals shall be prepared. Licensor shall select one appraiser, Licensee another, and the third by the other appraisers or if they cannot agree, then by the presiding judge of the King County Superior Court. All appraisers shall be selected within thirty (30) days of selection of this option as provided under this paragraph 4, and shall be MAI qualified and doing business in the greater Seattle area. Licensee shall pay for all three appraisals. Each appraiser shall have sixty (60) days to prepare his report. The amount to be paid by Licensee shall be determined by adding the dollar valuation yielded by the highest appraisal method from each appraisal and dividing by three. This sum shall be paid to Licensor within ninety (90) days of the date of the last appraisal report. If Licensee fails for thirty (30) days to select either option 1 or 2, then Licensor shall have the right to make the selection, which selection shall be thereafter binding upon Licensee. S. Forgiveness of Indebtedness. Licensor and/or some or all of the principals of Licensor are indebted to the general partner of Licensee in the amount of $10,000.00 plus interest under a promissory note dated October 30, 1979. In consideration of the granting of this license, said general partner forgives that indebt- edness and herewith delivers to Licensor the referenced promissory note as disc`.arged in full. 6. No Obiection to Licensor's Development. So long as Licenser's development meets applicable City of Renton height restrictions, Licensee shall not directly or indirectly assert or encourage any objection to said development and hereby waives any such objection. 7. Sewer and Catch Basin Cos-s. Pursuant to an Easement and Agreement dated November 29, 14-79, the parties to which are Licensor'a and Licensee's predecessors in interest, Licensee has cc�.,.tructed and installed a storm water and sanitary sewer system (the Q"system") over a portion of Licensor's property. Under the C. Easement and Agreement, when.Licensor develops its property it has the right to connect to the system. Licensor and N Licensee hereby agree that the charge to Licensor for connection to the system will be one-half (1/2) of Licensee's cost of the system measured from the point of Licensor's connection to the point w!:ere the system intersects Licensor's western boundary line running toward the connecting point with the City of Renton's sewer lines; and, to the extent the Easement and Agreement is inconsistent, it is hereby amended. Further, Licensor may connect to the water line installed by Licensee at its western terminus without cost except the cost of making connection which shall be paid by Licensor. Within sixty (60) days of this agreement, Licensee and Licensor shall agree in writing upon the cost per lineal foot which shall be utilized in computing the cost of connecting to the system if Licensor elects to do so in the future. Licensee shall pay Licensor for one-half (1/2) of the entire cost of Licensee's storm water catch basins, including installation and connection costs, installed and connected to the system during development of. Licensor's property. At Licensor's option, Licensee's payment may be in the form of a credit against Licensor's liability for the cost of connec- tion to the storm water and sanitary sewer system as set forth above. 8. Slope Control Responsibility Upon removal by Licensee of the emergency vehicle access lane and return of Licensor's property to its original grade as provided in paragraph 2 hereof, Licensee shall provide and pay for such rockery work, bulxheading and drainage as shall be reasonably requested by Licensor in order to properly, safely and attractively retain the bank and slope created ,ay removal of the land and return of Licensor's property to grade and divert surface and cjround waters from discharge upon Licensor's property. Such work will be accomplished promptly after request from Licensor and done in good workmanlike manner, and Licensee shall not allow any lien for said work to cloud Licensor's title. E 9. Covenants Running With Land. All rights, duties and obligations hereunder shall be considered as covenants running with and encumbering the land affected and shall inure to the benefit of and be binding upon all successors and acnigns of the parties hereto. IN WITNESS WHEREOF, the parties hereto have executed this License Agreement on the date first-ritten above. EVERGREEN PROPERTIES, a. font venture} _....._ - By Joihi; venturer, Authorized to Execute f�J ----'jointVenturer, Authorized to Execute • -3- 0 ABITARE ASSOCIATES, a7 Cli ed partners p (General artner .7 C"7 Q0 O ri C12 M C7 QD • L-1 STATE OF WASHINGTON ss COUNTY OF K I .� G on this day personally appeared before me, a Notary Public in and for the State of Washington, JAMES M. RENDAHL and JAMES H. V-i` "TE to me known to a Partners of EVERGREEN PROPERTIES, a joint venture, and ac nowledged to me that they signed the foregoing document as their free and vol- untary act and deed for the uses and pur,-;es therein mentioned and that they are authorized to execute on behalf of the venture. GIVEN UNDER MY HAND AND OFFICIAL SEAL this day of NOTA PU-B in and for the State qk hington residing at STATE OF WASHINGTON ) ) ss COUNTY OF K I N G ) ` is d personally appeared before ma, a Notary ubli i and or the State of *l�ring me known to b:igned of/ ABITARE ASSOCIAa 1 mi ed part ersh p, an acknowled d to me that he the foregoing document as his free and voluntary act and deed for the uses and purposes therein mentioned. GIVd4JNDER MY HAND .AND OF CIAL SEAL this day of 1981. . .fJ NOTARY PUi3LIC in and for he 4q6tjtP Qf � aa-i a tom. ' 1 -6- • r� u v� 04 LOw eq _ is +° <3.y��i► { s e &r t ce - c U i am+ A W. 01 � f d 'O d L tr UW cr3 CD W L r N J s. - 41 m O 4 CS O ?L IA .n It It *j 4 .41 4i to a to O 0:3 S W t C L 4- ai 44 V ca L y G] tl1 a C r N p C vs 13 O 3 +DLO Sri :�«1 ` �1� - fr j"�+s• �. �r.� f+i�l d iscc �O .`; elf M Q ►_ C.T v7 t n+ • , tf M Y 1 D q � s L �l••r/ [�. p cm CD r` hit�`..f tyin ew 0. a s o o ,�, n • !VEX,grtomtp 4- LA drN-� w r " O 1+J N w i x r a o Z O .-. . tY M V crt r •.; . • DC CC i u _�00'OZ N ..b0 -o 00 S W Y APPENDIX 2 Thatortion of the Southwest 1/4 of Suction 20, 4r, �p 23 North ruingo .5 East, t4 t-i., also being a Pznrcel 3Q.,:tiS, tl@SC, beck ininstruments .'No Under Audi tory$ rile Nola. 5959604 artd 5150334. loft IF4 ilegiing.at the Northwest corner of saio Southwest 1/44 ,t;hence North 89°10' 20" along the North line thereof a distance of 344.88 feet:. to a point on the "feet N' tl)eiasterly rnarclin oF.. llenspn Road; thence South {+� 6°l.l'56" Cast along the 'Northeasterly margin of said m r[)aa: `distance of 1,357.98 to an anclle point; thence ;Spl1�h`'21020' 40" Cast `along s�7id `ma�ryin of I#cttson road a "distance of 346.25 feet''to the margin of thy, inter - 'so k on of Gcnsort Ftoarl aZncl Pu�jct Drive Sorrth; thcnrc Squkiti 57025' 58'l Cast `along said margin a distance of i30,49 frcL- to the Northr.rly marclin of I1u{IeL Drive Sntlllt; thence. Swit:h 1111°50'.40" last- alonq said moraliil a distance of 335.00 feet to the True 1'oiiiL of 11e(3irinir4ct; thence north 21°50' 14" West a .lLsLanre or 458.25 f.cc•L to the Soritlwrly boundary or FirccS No. '40 as desc:rioed in iris trurrients recorded under AucliLor.'s file r1o's. 6517011 andG5I7077--; thence South Oh°l6'SG" I.alSt til.crny said baiindary a di5Laince or 97.21 feet to a poinl. nn the Southwesterly right -or -way line of B.P.A. (Covington - Seattle) Transmission fine Eagcment; thence South 42°35'54" East along said right-of-way line to al point of intersection with a non-tancfent curve, ha,vin.t a radius of 6R3.-23 feet:; MING the North ric)hl•-of.-wriy line of Pucfet Drive South; thence westerly along said curve to the left, a distance of 49.r- fec.t more or toss to a point to .lent; thence North OR°:0'40" West along the North ricfhL-of-way line of Puget Drive FOuLtl distance of 275 feet; more or less to the True Point of Beginning: Situate in the County of King, State of Washington. IMN OF t 0 ORIGINAL Q(%011sr F+.SENIFNT FOR LINDERGItOt tiI) ELrC', RIC S)'STF:it PQAV,F&q For and in consideration of One Dollar f -00) an'' other valuable consideration, the receipt of which is herehy acknowledged, EVERGREEN PROPERTIES, a Joint Venture; AMERiCAJ. ,AVINGS BANV_ F.s. B., a k's�ehitigton--Corporation as Beneficiary. to. a Deed of Tr.ust. l •[,ranter" herein]. ylraols, r:unr,.s and warrants bI PUCA. Stll!tif) 1'[)11'f:R A [,iGl1T COMPANY. it S1',Irhiu}Len ccrr pataltnn ("Grantee" herein)- for th„ pirrpnsm hereinidwr tiet forth a perpeural eawmenr under ii rnss ;end arrrr the' ful lowing desrril-wrl real properl} fthi-'•Promrh'• hcretol .._.___King .... __. Cnunh. 11'as1ringlon Lot-1, as delineated on City of Renton Short Plat No. 426-79, recorded under King County Recording No. 7912129004, being a portion of the Southwest quarter of Section 20, Township 23 North, Range 5 East, W.M., in King County, Washington. 1 ,o EXCfSE TAX NOT REQuIREO M King Co. 4ecolrojs Division 8,v i'" 11 ''" 7� . D°irtity ra QExcept as mar he nthern'ise set fnrih heroin C[anN.r.'s rights shall b,, exercis' d upur that pnrlion of rh:' Prnllrr!c 011,-" R;}h!- _ of %Vat•' hereinl desr:rihNd a� fullmvs: �y A Right-of-Wa'v —_ lA feel in width hac'!nF — -- -� _ _ .-- f:.•! of such xidth nn ;•,u:h s,dr ,if a renter- O j line desrrihed as foiln.,s: The centerline of Grantee's facilities as constructed or to be constructed, extended or relocated within the above described Lzot I. FIr j-1'r FOR RECORD AT RFQUFST Cj C I' 'tell l isl N'f B: i . . JL. •rrla. i!`;GTpfJ �L''.. �.g!';} 1. Purpose. Crantt>,shall hour the rlFht lu construct. operate. maisain. repair. replace and en?arer .lit .n':,1••re�a:lnr; .•lectnc transmission and/or di5lnhll'im, system upon and under 1h, Rikhl-of_ll,, kiknthrr tvi!h ail nwrrs;,,r, cr re=n'.rnn-=ii pur!a•rrarces IIH r,-fnr.'.5hic!" may inc11AP hill are not limited ro II!,' f,.11nu nh: undeforit;r.r ccm.'.lik ea1,l1•1 lines: vaults. masih,rles i%,Oches. and transformers: and semi-hvried or grn:and mconted faciiitit:r. Fo':!„r, r;' rnn- s[rac[ion of its facflities. crantPe -no'-from time to time construct surh addvional farikitlrx it ,is rr.,•', r,-ri:, ,, 2. Aasss. GrariteP shall har"r Ihr right 4f access to the Right -of 1Ta.% cn er and across the Properl; to en,: dl' i;ldizl-•r I; vvc•i- dw its rights herrundr. provided. that Grantee shall compc'Tr`ate Grantor fur an}' damage in the l'rain;7,-rt 1,•. f:a1J5• if 'h. • cise Of said right of access. 7. 04atnK,tlons; Landscaping. Crantee may from time to rim:! rernM'e taus, bushes. or other obst, Ain liar Right. of-1,1'ac and rm, leer! and grade the Pighl-of-[L'a}' in the extras reasonahlc nrcessarp to care „et ihr ;r;; I,csrs s, r fnrlh IT: paragraph l herenf. prnyi&d. rh,it folintcing an}' svch wa6. Cranlrc shall. If, the extent redsonahh pi-w-!iraN • ,..c!;,, c, lh:• Rigm-of-%%'a} to the mndirinn it was immedialel., prior to such Fork Foiloc:ing Ow installalier, of Crow, • s ;w ;Iwrourd facilities. Grantor mar imderlake an., urdirian improvements to the landscaping of the Right-of-11'a, Iri-r1 . prne Ih.r n+trees nr other plants shall hr plar•,rd thcr:''On -.shish u'ou!d be unrt:rsonabl} !Xp„ Dsive or impractical for Grantee' In r'mo'.e restore. and 4. Grantor's U; ,, of Right A -Way Grantor reserves The right to use.the Riphr-oi-11'ar for am parpnsr r-i: in:nnsiv!,.•r! ttilh the rigLas herein pranled. I : rr:'led. that C-Peso' shall not rr,ni or mainlain ary 6uildiny or n?hcr si; m itin, or lh:, Rw, !. of-}1'dy which i,Iioid inrer:`ere ai[h ihr exercise of the ritthis her. -in gr,.rlrr•d: that net digging. tunnrlin r,:. o!he; for' Of u;;r: strudiorr ar.Iivii shill be done on the Properly whirh x'o!dd disluril the c,,mpactian or tin^arm t.r.M:, ,• „Iz . R1.Vhl0 .i -S;a,, ;u,mr'.=^:, r Ike it!ert! supp,ur to said fa•.ilitiers: and IN no 4 hlaaunk':hall bN dooe n'llhin tit,.. ,,f Ih.' H,i ! ay. ::f- S. Irxtemnlh% Sy accepting and recording This easement, Grantee agrees to indemnity aed hold ha: in!, ss Grdrlt,. and aitclaims for injuries endlff ;tom an or damagessu! �d by an;: person e+hiet: e c mar be b% the Crank-! s even.:;, uI ;h,• rights herein granted. prodded. that Grantee shall not he respoTz<'b1e to Crarror fair ant inj3ries and �o: dac tegr� I : ,n., caused by' arts or omim.ors of Crarrior- pe'i;son & Atria ionrrlen[. The rigb:s h^rein vranrrrd shall continue until such :;mc .1, Crarlive re.iS4 R to usr ;to- 4,,•h! ' , .l ay r:ri ;i pehlNf rry f:e,' ! e! SFi :f; e'i5l L•e 4-,.'.i r5. in %;Bich e•:enl this ease•mont =!tall !.,; rt:i r;,ilr and all rlglitS !;,'r�•emd',!1 '•�I,t .:: ire { r,3r1- lnr.prov'10ed ih,3t n.r ai arulni:mol' shall he deemed to hair orc:rred hi rc':is:m of Cranlyd. Lnlur• ; p .!j., i 4,,,!i ii• fuc,.zu:es on I',• R:,;hs-ref-llus ,;if in any period of time f:':nn Ih'• d;Il,• !trrruf - ?. Sueccssars a1d rtes:gne i �. r1t„s .r=d ;:hliK:i!io^s of t':r I::,nn=4 ,.',;fit n'r,l„- b, Ibr ]evert;! ,rf .Inc] i:, I :•rt,: , .. '+ r .. R -:i 1 Y,1-44 . h , B7)2'.: 73I 235-79 • • DATED iht, - 11Liz Uh of _--- ._.-.._-- _ -V s_QbL:J _ . -. . _ .. tv E5 f;RAVFt IR AMEP.ICAN SjVItiGS f1F�f4 F .S.B. -= =, EF GR!::,'S F'RCJ' FRTIES, a Joint 'Icnttlre a Washinqton corperation Grantors:.. as t Exhibit_A & J `f't � ;'r_.. y— _ _ _...__.__-..-.. _ - 5C10�23--.lFxDi D OECD F E.00 si VA 0 .00 55 SPA F OF WAS!'UNGTON j SS CORPORATE. ACK7,1WL SNIT i oFtA-n-OF Pfercc 1 .': Q;• lhis 1iLfrfa� cf — krF�cr—_.-_ 1� _Bi. hrfUre me r�u�l�+tr?j.}x+f:l:l�v rlei 8nEERT_Q_--SFRSmr-Er,- -- anrt �_._.JlM1S iARCUr Z,'. rA -� `Q to me known to he the-Assistaut-Vice.-Vice- $ '-- -� ';--:r,Jil$flarc tiY_C of 31NlEliiCAN SAVINGS __PANE,�,$��, _ _ W the corporation that e�cui}�+,thc�4stt�oil�:ir r. and aFkncwe edgrd the s..:•.f instrument to be the free anti volurfary act and deal of said emporatiun,}vqu #iHn$�tes c3 mentioned. and on oath sta:rd that — r #dst�yrhFnf seal affixed is the corporate seal of aid corporation. k�,•:�f�....... � I`Vitnrss m ' hand and official seal herrto affixed the da% and tear first ahm'[• written. Nolan PuhlFc in an: f. uee State of %t'ashinzim. residino at EXHIBIT ��-TAsLs .4. , ENDAHL JAIES 1H. WHITE 1 fv B+. 7 f { 7 c yD r=ERKM ROBERT E. ELDER/jK�I�N f' U - -c= 6 W. M ERS^ STATE OF WASHINGTON ) ) ss COUNTY OF KIN' ) $ S11SIeN AF REM-�NDP,NiJ SUS. E. WHITE Bi PAMELA ELDERKIN B B ORRETTA N. ELU'ERKI" ra H£LEN M. MYERS N Ln On this day of � L , 19SX, personally appeared before ne, a .' tary Public in and for the State of Washit.gtun, JAMS M_ :. "vDAHL, SUSA.S A. RE[V_DAHL, JAMES H. WHITF, SUSAN R, WHITE. GFRA-,D ELDEi KLN, PAMELA ELDERKIN, kOBFRP E. EI.DK!' N LORRETTA N. ELDERKIN, DALE W. MYERS and HELEN M. MVFT ;Q-' to re known to be Partners of E4'ERGREEN P O—CEFF:'I> 5, a _Joint Venture Iand ac:�nowledc}ed t^' a me �t they sinned the foregoing document as their free and voluntary act ar,d deed for the uses and purposes therein mentioned and that t Fv are authorized to execute said document fdr;a 3`op behalf- of eke venture. WITNESS my hand and official Neal he kx�F 01 -t?a_r --d year first above written. s 'a•'' ,1.`• ` `all 11TItITIES !i f�AIt KL L r rl� I THIS IOTRUWNT, "As t/his T 0-414"11 Y' 1 and ' wgat � • E �1 C *7 r ? and l: herelref r t411e4 "Grentor(s)". and the CITY OF AENTON, a Hunlclpil Corporation of Illag County, Washington. Ilareleefter called %rontse". 'G r` WIITNESSETH: That said Granter(s). for and In consideration of the spas of S 1.00 One 4ollar a.,d 001100) laid by Grantee, and other valuable consideration. do by these presents, grant, bargals, sell, convey, and warrant unto 0e said Grantee. Its 0� successors end asslons. sn easeaisnt for public utilltles (Including voter and satyr) with necessary appurtenances over, through. across and upon the following described propart7 In King Cwnty. Yashington, more particularly 4escrlbid as follows: U, ;i l= _ WESTRIDGE OUR PR03ECT #94-62 3ULY 29, 1985 A PORTION OF LOT 1, AS DELINEATED ON CITY OF RENTON SHORT PLAT NO. 426-79, RECORDED UNDER ICING COUNTY RECORDING NO, 7912129004, BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; ;AM PORTION BEGIN MORE PARTICULARLY DESCRIBED AS THE 10.00 FEET ON EITHER SIDE OF THE FOLLOWING CENTERLINE: COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE DESCRIBED PROPERTY, THENCE S 21050114" E A DISTANCE OF 17.32 FEET TO THE TRUE POINT OF BEGINNING OF THE EASEMENT; THENCE N 89016-57" W A DISTANCE OF 121.00 FEET; THENCE S 6e39R0" W A DISTANCE OF 39.09 EET; THENCE DEPARTING S 21020'40" E A DISTANCE OF 61.00 FEET; THENCE AGAIN DEPARTING S 6C39'20" W A DISTANCE OF 35.00 FEET ALONG A COURSE FOR WHICH THE EASEMENT LIES 20.00 FEET EITHER SIDE; THENCE RETURNING N W3920" E A DISTANCE OF 35.00 FEET; THENCE CONTINUING S 21°20-40" E A DISTANCE OF 130.00 FEET ALONG A COURSE FOR WHICH THE EASEMENT LIES 10 FEET EITHER SIDE; THENCE DEPARTING S W39-20" W A DISTANCE Or 40.00 FEET ALONG A COURSE FOR WHICH THE EASEMENT LIES 20.00 FEe EITHER SIDE; THENCE RETURNING N W39'20" E A DISTANCE OF 40.00 FEET; THENCE RETURNING N 21020'40" W A DISTANCE OF t30.00 FEET ALONG A COURSE FOR WHICH THE EASEMENT LIES 10.00 FEET EITHER SIDE; THENCE N 21020-40" W A DISTANCE OF 61.00 FEET; THENCE CONTINUING N 21020140" W A DISTANCE OF 9.93 FEET; THENCE N 4805657" W A DISTANCE OF 37.45 FEI-T; THENCE N E9016'37" W A DISTANCE OF 121.00 FEET; THENCE S 00 43b3" W A DISTANCE OF 9.34 FEET; HENCE S 21°20140" E A DISTANCE OF 141.39 FEET; THENCE DEPARTING N 68 39"20" E A DISTANCE OF 19.00 FEET; THENCE RETURNING S 68°39120" W A DISTANCE OF 19.00 FEET; THENCE S 6903970" W A DISTANCE OF 43.00 FEET TO A POINT ON THE WEST PROPERTY LINE, THE TERMINUS OF THIS EASEMENT. I" eft 1 l IS`4uiSU t(s �l—'�,asrn� c i1 Rk11W,„ 1i v` F M CIIT cnx E ` p k.,i ZiUNICIP11BUG. Utll-I AAD mod_ iiEli'U'A, GA B Said heretofore nenti'::ted grantee, its successors or assigns, shall have the r1g5t, without prior notice or proceeding at law, at such times as may be necessary to enter sport said above described prep`rty for the purpose of construct- ing, maintaining, repairing, altering or reconstructing said utilities. or making Any connections therewith, without incurring any legal obligations or liability therefore, provided, that such const:wctsor, maintainir.j. repairing. altering or reconstruction of said utilities shall be accomplished in such a manner that the private improvements existing in the righ>_(s)-of-way shall not be disturbed or damaged, they will be replaced in as gc*d a condition as they were immediately before the property was entered upon by the Grantee. %0 The Grantor steal? fully use and ersoy the aforedescrib+d premises, including the right to retain the right to use the surface of said right-of-way if such use does not interfere with installation and maintenance of the utilities. However, the grantor shall not erect buildings or structures over, under or across the ty right-of-way during the existence of such utilities, O Thfs easement. shall be a covenant running with the land and shall be binding coo on the Grantor, his successors, heirs and assigns. Grantors covenant that they are the lawful owners of the above properti.s and that they have a good and lawful right to execute this agreement. E`IER('RPRN PROPERTIES BY: James M. Rendahl, Partner -- =� -r. +'•. - __-' .lames H. White, Partner STATE OF WASHINGTON ) 55 COUNTY OF KING )j 1, the undersigne a notary pu¢lit: in and for the S ,te of Washington, hereby certify that on this day of j.�'k! 191 personally appeared before me ✓rj and II r and and ; and ; to me known to be described In an w execute t e orego n nstrument, and acknowledged that signed and sealed the some as free and voluntary act and er r e uses and�urpo]'s therein mentioned doe NNW Notary n an or t Washington, residing at 11% v JE02-2a to Wbw secordei reimtn to: anary L. Ronell Psteraoo 9 landl PLLC P.O. Box I SDO &llev►m. WA 9W09-18W DEC[.ARAT[ON AND GRANT OF EASEMENTS AND MAINMANCE AGREEMENT Granitar(s): L Heritage gills Associaia L.L.C., a WuhiVm limited liability company 2. Heritage Heights Awndaft, L.L.C., a Wathinghm hWtW liability company Grutee(s): 1. Heritage Heights Anodata, L.L.C., a Waahingtaa limited liability company 2. Hadtage Hills Anodates L.L.C., a W=hin`mn limited liability company LeO Dam4pplloat(a): 1. Pam : Tract 2, Renton Short Plat 1426.79 acid portion of SW 114 of Sec. 2Q, Twe. 23 N., R. 3 B., Kim County, Wmthhtaa. Complete legal den loon f mmd at Rdbit A an padaa 3-7. 2. htW $ Lot 2 of Shmt Flat rlLUA-9&1494HPL, King County, Washiclow. Compide too dexx#" found at lzbbk B on page 8. 3. Bad C Portion of Lot 2, Short Pig fWA-96-1494HPL, commencing at SE comer of Lot 2. Complete Igal dex#ptkm rmW at Wibit C on page 9. Asaea wes Propertr Ta Partial Acemol ?: I. 202305-91i8 2. 202305.9M-Q6 S This Declaration and iirwd of Easements and Maintenance Agreement is made this I k- _ day of A) 6,p e , 1997. by and between Heritage Hilts Associates L.L.C., a Washington Limited liability company, and Heritage Eights Associa m L.L. C., a Washington limited liability company. A. Heritage Hills AnDdates L.L.C. a Washington limited liability company, owns the real property legally described on Exhibit 'A' attached hereto and incorporated herein by Us reference, upon which property is located the Heritage Hills Apartments, which seal property shall hereafter be referred to as 'Farce] A. B. Heritage Heights Associates L.I..C., a Washington limited liability company, owns the seal property legally described on Exhibit 'B' attached herrso and incorporated herein by this refcmnce, upon which property is or will be located the Heriup Heights Apartments, which real property shall hereafter be referred to as 'Parcel B.' C. The owner of Parcel B is developing an apartment sampler on Parcel B. In connection with development of the apadment complex, the parties desire to document certain emsemcat rights for ingress, egress and traffic circulation with mpect to Parcels A and B, on the terms and conditions set forth in this writing. {� Now, tbenefom, for mutual consideration received, the sufficiency of which is Dacknowledged, the pasties herby declare and agree as follows: Cq C 1 _ Easement Qrarrted oe Parcel B. The owner of Parcel B hereby grants to the owner of 0 Parcel A a perpetual nonexclusive easement for ingress. egress and general traffic circulation 0 (including use as an access lane for emergency vehicles such as fire trucks), over. sauced and through the easement area described on Exhibit 'C' attached herein and incorporated herein by this reference. Notwithstanding the foregoing, the owner of Parcel B shall be Entitled to construct carports or other parking areas on the easement area so long as such improverw.0 still allow ingress, egress and traffic arculafm to Parcel A sufficient to comply with applicable laws and reguLatinns, if any, relaxed td fare lanes and access by other emergency vchkles. 2. Easement Granted an Parcel . The owner of Parcel A hereby grants to the owner of Panel B a perpepral nonexclusive easement for ingress, egress and general traffic circulation over, around and through the existing parking and driveway areas W%W on Parcel B. 3. . The owner of Parcel A shall remain respoasa k for the cost of repair and maintenance of the parking and driveway arras lying vri m the easartent area on Parcel ' A_ The owner of Parcel B shalt remain respond* for the coal of repair and maintenance of the parking and driveway arras lying within the casc+acnt area on Pared B. -2- ss-axsc6_a W 4. DdcLhnjj= IU Vma sad doclara6m.of wAso w ad oat in this writing sbiH sQpa[aede Jay Md-dVpMdoo btat! a andagett*Sodba" a 101he wAsbmm ar maintenanm of the easeamt hceas, v►LdFiat roquFred at oraded tbaeu�t pnv�e nsc a: otherwise. '[fie mo mm" atmd aanumb hwobt one appoloo sad no with toe hod, binding sad bmdttb* the.p wdm, &* amcaeati[+ro OW atL 'nW swoon of each Paned mp eRM and wanatnt to the dots` that they am tbeit eve puads, sod, as each is sipiog in a uptomu*m C#M*, the und"Au" fittdwt ropmaw sad warrant that they are: daty ou6ad:vd and bm &U paebt am outhority aftesnEy at snit U emecuae M writing and grL-t the ease UM OW WWO03 is set iN& kOWA. IN WrrMW WHE VW, the put= bw ts=ad dit Daeiaratiaa sad Gmt of Fasamwa and Itdgukaaaw AgruenmA tests u of the dolt; at Wh above. )adage Egh Amdain I L.C. r IL at-MM.2 -3- Haitw Amdarm, L.E.C. By:. f. TOOL &=m - t--.=- - •' _ �"Y]F- _,.:-.�4 �-e�-ram._.._....-_-,_ STATE OF WASHWGTON y ss. COUNTY OF KING ) On this day RawmUy appeafed bdow me Todd R. Beandl. to me immwn tO be the Mufta of Heritage HiUs AseodMN L.L.C., the Limited liability company that executed the foregoing hL4mment, end tieknowledged the said instalment to be the flee and voluntary act and deed of aaW company, Rw the uses NO pu2posea O da menolm ed, and on oath $fated that he was authotixcd to execute the lame inalruntbnt. GIVEN under my hwW and Offitaal $cal this 19th 44y of AUGUST , 19". a. LotsottACO odwaway,4. 24 Notary Public in and for the StW of WWhfttM. Ftswfl$ at 9 Lake Bellevue Dr. 0213, My commission, M-pim: 4 111101 a evue, WA Tr C STATE OF WASIHNGTON ) o ) a:. Q COUNTY OF KWG ) C t On this day personally appeuW beforie me Todd R. 1 cww;tt, in me kno-n to be the MManager of Heritage Hdots Awciatea, L L.C., ttx finned liability company that executed the faregOing instrument, and wbiowledged the mid kwuma►t to be the flee and voluntary act and deed of said company, for the uses and purpotca thapn 940600W. and on Oath stated that he was authorized to execute the mme ins"Went. GIVEN under my hand and Official $cal this 19th day of AUGUST , 1997. B. LQMgtVRCI? piea�gr►>,r,l Notary Public in and for the State Of Wnhingtan, rt4diag id 9 Lake Bellevue Dr. 11213, My vummislioa expires:4/11 /01 Bellevue, HA. -4- n•a2ss$.2 i 0=1T A nm LAND RSW'mdm TO IN THIS POLICY IB BITuATeD IN um STATE OF WASNING•ToN' COUNTY OF RING AND IS DESCRIBED AS rolaAVS: PARCEL A3 TRACT 2 OF CITY Of RENTON SHORT PLAT NO. 426-79 RECORDED ONDER RING COUNTY RECORDING NO. 7412129004, BEING h PORTION Or OF THg SotrTRWMT QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, N.N., IN KING COONTY, WASNING'w. PXRCEL 8: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, Ws14NCE 5 EAST, N.x., IN ICING OOUNTY, WASHINGTON, DESCRIBED AS FOLLORSs G0 COHMENCING AT THE II$ST QUARTER CORKER OF SAID SECTION 20; b THENCE NORTH 119.10'20" MST ALONG THE UST -:TEST CENTERLINE A Q DISTANCE OF 344.8E FEET TO A POINT ON THS HORTHEAST$RLY MARGIN OF SENSOR ROAD; C1� T"ENCE SODTR 16' 16'6d" PAST AWNG THE NOMEASTERLY MARGIN or SAID ROM A DISTANCE OF 409.37 FEET Tb A POINT ON THE Q SOUTHWESTERLY MARGIN OF BONNSV uz POWER ADMINISI'NATION'S RIGHT- S OF -WAY AS RECORDED UNDER ICING COUNTY RECORDING NOS_ 3292927 AND V- 32411OGI CI THENCE SOUTH 42'35'54" EAST AWNG SAID MRGIN A DISTANCE OF 1,150.79 FEET TO TO TRUE POINT OF BEGINNING; THENCE SOUTH 60'50'54" EAST A DISTANCE OF 94.00 FEET. THENCE SOO 45'05154" EAST A DISTANCE OF 79.00 FEETI THENCE $OUTH 64'05'64" EAST A DISTANCE OF 69.40 FEST, THENCE SOUTH 80'35'54" EAST A DISTANCE OF 231.00 FM: THENCE SOUTH 86'35.54" EAST A DISTANCE OF 90.00 FEaTs THENCE NORTH 27'04026*1 BAST A DIATANCB OF 23.20 FEET; THWR+CE NORTH 47'24'06" EAST A DISTANCE of 14.99 FEET; THENCE SOUTH 34*06*490 BAST A DISTANCE OF 66.50 FEBTf THENCE SOUTH 66'50'31" REST A DISTAWCIF OF 47.2Z FTHT: TAUNCB NORTH 80'35'54" WEST A DISTANCE OF 109.4o FELrr; THENCE NORTH 00.35'54" NEST A DISTANZ OF 115.00 FEET► THENCE SOUTH 47.24'06■ NO A DI82RM OF 9a.'20 FEET TO A POINT ON THE BOUTHRESTERLT lUNCIN OF BOMMMLLE POWER "HINISTRATION'S RIGHT OF WIAY AB RECORDED UNDER ICING ODONTY RECORDINa NOB. 3292927 AND 3241106; THENCE NORTH 42'35'54" WEST ALONG SAID souTHNgSTSRLY NARAIN A DISTANCE OF 352.70 "M TO THg TRUE POINT OF BBGINNINC. -5= Y1-E25&S.2 FkhWit A komau6eM PARCBL Ct TwXT l7R=(V Or TEX SOOTRWa T QDA Or BBCTIO9 20, TOWSHIP 23 110mo Rugg EJ1ST, w.K. , IK RLlQ A6 lOLCAt18: COUNTr, WSKING"N, DBBCRIBSD con"'m AT Tw I$= QuaRA'8lt Comm or SAID bECTZoNI TUMCtS NORM 60'10020" NAST AXAM THE FJrsT'.WrXt '6RLWX A DISTAW3 Or 523.33 1p=r To TERN STMLY KN oIN OF BONx&vIIJZ POMIM AVIEMSTRATIOVIS XraRT-Op-R#i AS RrCORDED UNDER �iC CVU"Y ttE�l='M- 3292921 AND 7241106i TMC6 SOU'L7[ 42'25054P EAST At1DIfS SAID xOR'TEMSTEny HAWIN A DIBTANCN Or 1,352.92 FRET TO TN6 mmm-maj; lIAR@IK Or lt1 s � aGlLIlfI8TR71TIOlr'S RICE -Or -dill A5 lIECORb80 iWt= THENCE KORT$ 22'42rI56go, o,$170076r eoDx A�clx W DIBTAECR Or 296.08 JP TD THE t6sxts 'Y SAIa ftORTN1AWXN op PRosPDImw A sITMM RvAbr PSR (Q '17fldfCE SOUM 57'0e'26" BAST ALONG SAID 6O0TN4#S6TJ=T KAROItY A tr DILTANCB Or 2B5.25 r=j w7 TIMCE SWTH 25'09116w VgsT A Di6TAW2 O! 265.51 pM, O "MKS BWT" 42-15'54" $ABT A DISTAlMC6 OP 302.00 pE6T TO THE TIM !i POINT OF mane m f Qq TMWCE Corn M SOUTH 42•39054" EASY' A DISTMCE OY 69.95 7FEET To A Pot" ON '18E WZSTEHLI KNWIN Or MWr AvW= SOUW; TNRNCE SOUTH 1.50'26" l:M A1Mq SAID NOR2%W,&TnLy I ZyN A DISTANCE Or 37.b0 pTnt THENCE NO= 65.09.32" WXST A DISTANCE OF 44.20 rl:LTr Tll6NCE NORTH 34'06149" NE6T A bZSTAIICS Or 66.50 rEBT; TH6NCE MOM 47"24'06■ 8ABT A bTvrAxcs o6 46.o0 rasr TO Tns TADS POI1tT Or BSCIKNINO. PARCEL D: TKAT PORTION Or Tm 64gTHxEST QVAW= Or SB=V* 20, TOWN6WIP 23 !FORTH. PJU$n 5 EAST, tf.K.. 'S JMM COUNTY, WAIrQIIIOM, DBSCRI86D A9 romG fS t CM AT TER III<S'[' QQAxT'EIt CORM Or SAID uscrtast Tonco ff 66'10'200 BUM Atom TSB ZL@164 Rn CLDlTIlLt" A DISTANCE Or 344.6s rnT To A Po=r Otf T= pMkTMMSTnLY MARGIN or sBlf S ROAD r ua so-sm".2 Wo* A _(fteh nea TRIM som 16,416,54, w amm Alxm THE N0ftTu%AsljwI.T KMW121 Or Shiv i0W A V1 7i110E or 489.37 !'6a'r vo, a "Ift ON ENE �wF'1 11 OF 9010nWrLLN rallEie ADOM TITi IXON'S $Ic=- orrMT As ! ODDER XiIFO COUMV R6COWnW Md. 3292927 AND xx411a�� T1fF.NCh !#1'94v- XM ALOWC ilkID MAKIN A 0XWAACX OF 1, 503.492 rm To to Taft ltltY{'F OF ltSOIiflf mi THOM 47'24100" MET a DISTam or 96.30 PRIT, THEN CR BOM11' 60'25'54* XAW A DrS'RWM OF 115 MWTI Tmes ado Ts � 68.3d'S4" T A Dr90fl:= 0r 169.40 PSI I i" 61 Tm" i m;696,21� sAft A DO Or 47.22 rsITs 091*J7'.Oi�is!� -. 1-�►;= or 44.2 rZVr TO A POINT OK TH9 "Gh'LtlR$i'1'i"t lfAl XK of t#ithim ADO* NMI THOM 50M 1.90128' WEST ALONG SAID 10=1A A DIS'1'IWCE Or 265.97 FM TO A POINT ON T m XWMIK :Dr PUCET MEMI TWCN NOR%% 70'Sx;499 NRST A DISTANCE Or 90,93 FZn TO A POINT OF CumTBANR TNENCs M Wo A cmt" To '!NE LErT NhvntG A RAuM or 499.23 rEET, AN !WC DIBi' M OF 264.42 rElit', To A tom OR "m Sommm aRLY MARGIN Or BOe MLM POWER ADMINrffrMTION'S RiGIT-OF-AT AA RICOMW OR= KING CUUM REI "IAG NOB. 7293927 AND 32412061 Tag= NORM 42.35'54' NOT A10M BUD MARGIN A DISTANCE Or 189 Fm TO Ta "m POINT or MG]"ING. 6I'1UxTE IN THE COUM OR 1"G, STDTx OF RASRINCTO". -7- �4-�3Si�6.2 Lot 2 of My of IRamfoo Shaft Plot Number LUA-Wi49-%B--., filed under retarding number 97MSM, rW ON& of King Co", Washington. n-azse�.: w EXEMW C Pw"s"d roe Lmm Mumma MW portion of UA 2 cfCVy of RmtmShW Mn Numbe WA4O&144,9MH.,ffibd under rocefft so" vxn"m. Bards dXlEg C=Ity Wad&WDn, UWO pg&ZdMfy Coatmonabo at do wiftm corner ofaW Lot 7, d=w *% Ow wok tice ofuiid kpi Naft. WW4(r Walt 1149 *ds* d*WX Pam W BEWMM, dxaw cDnfim*g dagg and womwift& amr4r w4w sw apet "m iwft ow wt6 am North owww sw 10430 Amr, dmw No* 2rWIC Wag 344,45 fime to the notch Oft Ofadd LAt alM NU wc& %a San& W4615r Earl SX06 W so the wwdmut am m of tdd [At 2, If asc p dug do card imalime of Lot 2 Sot* 2 IM'14' But: 330-% Go,, dwow kaft aid lies of Lot 2 Soo& 6nW4r Wed 25,27 feet; On SvwAWWOVWear IO$.13 bet tadmTRURPOWTUFRBacom - I 31-sn".2 FMIMx .Y7 0 When recorded return to: Gregory L. Russell Peterson . Russell PLLC P.O. Box 1800 Bellevue, WA 98009-1800 AMENDED DECLARATION AND GRANT OF EASEMENTS AND MAINTENANCE AGREEMENT Reference Number of related document: 9710020046 (referenced at page 2 of document) � Grantpr(s): 'P4 1. Heritage Hills Associates L.L.C., a Washington limited liability company O2. Heritage heights Associates, L.L.C., a Washington limited liability C company 04 I+i Graatee(s): 0 1- Heritage Heights Asciatcs, L.L.C., a Washington limited liability so 0company 2. Heritage Hills Associates L.L_C., a Washington limited liability company Legal Deicription(s): l . Parcel A: Tract 2, Renton Short Plat #426-79 and portion of SW 114 of Sm. 20, Twn. 23 N., R. 5 E., King County, Washington. (Complete legal description found at Exhibit A on pages 5-7.) 2. Parcel 3: Lot 2 of Short Plat MLUA-96-149-SHPL, King County, Washington. (Complete legal description found at Exhibit B on page 8.) 3. Parcel C: Portion of Lot 2, Short Plat #LUA-96-149-SHPL, commencing at SE corner of Lot 2. (Complete legal description found at Exhibit C on page 9-) Assessor's Property Tax Parcel Account Natmber(s): . 202305-9118 2. 202305-9157-ob un►u,w-oocs�arr.t�vu�, � r�u 9 i3 • • M This Amended Declaration and Grant of Basements and Maintenance Agreement is made this day of 7cx"Llxe19118, by and between Heritage Hills Associates L.L_C., a Washington I imitecill i ability company, and Heritage Heights Associates L.L.C., a Washington limited liability company. Recitals A. Heritage Hills Associates L.L.C., a Washington limited liability company, owns the real property legally described on Exhibit "A" attached hereto and incorporated herein by this reference, upon which property is located the Heritage Hills Apartments, which real property shall hereafter be referred to as "Parcel A." B. Heritage Heights Associates L.L.C., a Washington limited liability company, owns the real property legally described an Exhibit "B" attached hereto and incorporated herein by this reference, upon which property is or will be located the Heritage Heights Apartments, which real property shall hereafter be referred to as "Parcel B." C. The owner of Parcel B is developing an apartment complex on Parcel B. In �p connection with development of the apartment complex, the patties desire to document Vol certain easement rights for ingress, egress and traffic circulation with respect to Parcels A Q and B, on the terms and conditions set forth in this writing. D. The parties have previously entered into a Declaration and Grant of Easements V4 and Maintenance Agreement dated August 18, 1997, and recorded with King County o under recording number 971002004E (the "Prior Agreement'?, and now desire to amend on C� the Prior Agreement on the terms and conditions set forth in this Agreement. Now, therefore, for mutual consideration received, the sufficiency of which is acknowledged, the patties hereby declare and agree as follows: 1. Basement Granted on Parcel B. The owner of Parcel B hereby grants to the owner of Parcel A a perpetuai nonexclusive easement for ingress, egress and general traffic circulation. (including use as an access lane for emergency vehicles such as fire trucks), over, around and through the easement area described on Exhibit "C" attached hereto and incorporated herein by this reference. Notwithstanding the foregoing, the owner of Parcel B shall be entitled to construct carports or other parking areas on the easement area so long as such improvements still allow ingress, egress and traffic circulation to Parcel A sufficient to comply with applicable laws and regulations, if any, related to fire lanes and access by other emergency vehicles. 2. Easement Granted on Parcel A. The owner of Parcel A hereby grants to the owner of Parcel B a perpetual nonexclusive easement for ingress, egress and general traffic circulation over, around and through the existing parking and driveway areas located on Parcel A. DDW 1W1)OCSBtttELUE111h511 -2- • 3. Maintenance. The owner of Parcel A shall remain responsible for the cost of repair and maintenance of the parking and driveway areas lying within the easement area on Parcel A. The owner of Parcel B shall remain responsible for the cost of repair and maintenance of the parking and driveway areas lying within the easement area on Parcel B. 4. Other Provisions. The grant and declaration of easements set out in this writing shall supersede any and all previous oral or written agreements as to the existence or maintenance of the easement areas jincluding the Prior Agreement), whether acquired or created through prescriptive use or otherwise. The easements and covenants herein are appurtenant and run with the land, binding and benefitting the parties, their successors and assigns. The owners of each Parcel represent and warrant to the other that they own (heir respective parcels, and, as each is signing in a representative capacity, the undersigned further represent and warrant that they are duly authorized and have all power and authority necessary or sufficient to execute this writing and grant the casements and covenants set forth herein_ V4 IN WITNESS WHEREOF, the parties have cxccutod this Declaration and Grant of O Easements and Maintenance Agreement effective as of the date set forth above. O OWNER OF PARCEL A: OWNER OF PARCEL B: t4 V4 0 Heritage Hills Associates L.L.C. Heritage Heights Associates, L.L.C. t� By: _ By: _ d R. Manager ;,Id R. Bennett, Manager aoru,acDCCW eLlEquW1r6ru -3- • 10 s W STATE OF WASHINGTON ) ss COUNTY OF KING ) On this day personally appeared before me Todd iL Bennett, to me known to be the Manager of Heritage Hills Associates L.L.C., the limited liability company that executed the foregoing instrument, and acknowledged the said instt ment to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the same instrument. GIVEN under my hand and official seal this g day of A�- 194� . VA �i�fU� Notary Public in and for the State of Washington, residing at My commission expires:/ e f�- STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this day personally appeared before me Todd R. Bennett, to me known to be the Manager of Heritage Heights Associates, L.L.C., the limited liability company that executed the foregoing instrument, and acknowledged the said insu ment to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the same instrument. GIVEN under my hand and official stal this $ dayof QY1jAA Ip�'F11)[ SlNN.IS.V nE1Y ThS� 1 I)OAX xiE ! Notary Public in and for the State of Washington, residing at My commission expires: -- I EXHIBIT A PARCEL A THE LAUD whsu HGTON OoUItTYD or �� d IsDHs=xl3Eo ABDFOLLOt To IN POLICY 16 IN THE STATE OF PARCEL At TRACT 2 OF CITY OF RERTON SHORT PLAT 110, 426-79 RECORDED UNDER KIn(; COUNTY RECORDING NO. 1912129004, MIM A PORTION OF THE SOUTHREST QMdtTBR OF BECTXQN 20, TOSMSHIP 23 NORTN, RANGS 5 EAST, i►.H.. Ili KUG COSINTY, NAGHIN6 11' PARCEL R: THAT PORTIOH OF TM SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, H.K., IN KING COUNTY, WASHINGMN, DESCRIBED AS POLMRS t *I COMENCM(; AT TILE REST QUARTER CORNER OF SAID SECTION 20: THENCE NORTH 89.10' Z O" EAST ALONG THE MT -WEST egHTMIN8 A ' DISTANCE OF 344.86 FEET TQ A 6otn ON T11E NDRT86A5TELY MjRGIH OF DENSON ROAD; THENCE SOUTH 1G-16'S6" rAST ALONG THE NORTHEASTERLY MMU.-IN OIL SAID ROAD A bISfiANCE of 499.37 FEET TO A POINT ON THE m SOUTHWESTERLY 1SA CM OF BONNEVILLE POWER ADNirttIUMTION'S RIGHT - a) OF -STAY AS RECORDED UVDER ICING COUNTY RECORDING NOS. 3292927 AND 3241106: THENCE 50UTH 42'3S'54" FAST ALONG SAID HUGIN A DISTANCE OF 2,150-19 FELT TO THE TRUE POINT OF "aa-la INCI THEHCI; SOUTH 60'S0'54K EAST A DISTANCE OF 94.00 1'6ET; THENCE SOUTH 45'05'54" PAST A DISTANCE OF 79.00 FEET; THENCE SOUTH 164.05'64" EAST A DISTANCE OP 69.40 t'MF THENCE" SOUTH 80'35'54" $AST A DIBTANCE OF 231.00 PBET: THENCE SOUTH 8B'35'54" EASY' A QIGM= OF 90.00 FMI THENCE NORTH 27'04'26K BAST A DI9'1'ANCE OF 23.20 FEET; THENCE NORTH 47'24'OGK MM2' A DISTANCE OF 14.99 Mr: THROCE BUM 34'06'40" CAST A DISTANCE OF 66.50 F$BT: THENCE SOUTH 66'SO'71K VM A DISTANCE GP 47.12 F6gT: THENCE NOM 88'25154" NEST A DISITANCB OF 109.40 FEET: THENCE Rom 40.35'54" wm A DIST11= OF 115.00 FEET: THENCE SOUTH 47.24'06" WEST A DIe'!'ANCE OF 98.20 rM TO d POINT OH THE SOUTME;STERLY BARSIN OF BONREV"" PMn ACHINISTRATION'S RIORT OF FLAY A6 RECORDED VNM ICING COUNTY RECORDING NOB. 3292927 AND 3241106E THENCE NORTH 42-35154" LIKt3'P ALONG SAID SOUTOW96TSRLY MARGIN A DISTANCE OF 352.70 F88`1' TO '1n TRUE POIIi'1` OF 98drMN0. S11)MA I"'il1M %w I_L I VVEk170,1 mpmrwAsl • 0 m Exhibit A (coniinutd) PARCEL Ce MT P4 =GR OF TEE SOU -IM NT QUA74TM OF GRCTLOH 20, TOW09HIP 23 Omme, RANGE 5 BASi', W.H. , IN RING COUNTY, MLSiiINGTPN, DBS=a8U A6 FOLIMS s a0mm ►crNe. AT To 3iFb`Y' QUARTER COMM OF sAID SECTION; THEMCii NOM 89.100'20* 8it_W ALONG TIM EAST -NEST CENTEPI+m % DISTANCE OF 523.23 FEET TO THE NORTMUMTERLY HARGIN OF $ONNBVILGE POM AMMMSTRAT3[01t•S RIGM-OF-WAT AS REC MED, UNDE[t mtc COQHTY RECORDING 008. 3302927 AND I241104r THEMM sathm 42.35054P EAST III/OHG SAID voam $ASTBRLY HARCIN A DISTA"C E OF I, M - 82 FART TO TIM lfom==Tmy HARGIH OF aWKWXL PWM IBTRATIONPS RIG[ '-'OP-ftY AS RECORDED UNDER THENCE NORTH 2�2'4R2'56"NEAST AAWtlo SAID NDRl'HMMERI.Y HARGIN A DISTANCE OF 296.08 FEET TO THE 5OU77MESTERLY HAMN OF PROSPER EITHER ROADI TFMCE 80VTH 57'08#26" FAST ALONG BAlb SOUTRHSSTI=i' 4imr" A O DIsTAMcE OF 285.35 MMt CD THENCE t;0Ir1'y 26.09&18# NEST A DXGTANCH or 365.51 FM: tN 'IRWCE SOUTH 42'35.54" EAST A DISTANCE'OF 302.00 MET TO THS TRUE wq POINT of BEGINNING, 0 THENCE CONTnMrM FOUM 42'36'54" EAST A DISTANCE OF 60.95 FEET TO A POINT ON THE VEVMLY KhRGIN OF GRANT AvmE SOUTHt �j THENCE SOUTH 1.50'28M 4iR9t ALONG SAID NORTHR8STERLY M(;XH A DISTANCE OF 37.60 mars THENCE NORTH 98'O9.32" 0Fsr A DISTANCE OF 44.20 FEETI TMC8 NORTH 34'06'48" REST A DISTAHCS OF 6S.5O THENCE NORTH 47'24.06" MRST A DISTA cM OF 48.00 PEAT To THE TRUE POINT OF SEOMNING, PARCEL Dt THAT PORTION OF Top souTawmT Quarm lR OF SECTION 2O, TONNSHIp 23 NORTH, RANO$ S FAST, W-M- , IN MG COMM, NASKMOTON, DBCRIBSD AS FOLtM 1 COMMCIWG AT M ifw QUARTBR comm OF SAID sacnoN, THwC9 HOMM 89.10•200 MAST ALONG Tu 8AST-1tm cmal tram A DISTANCE OF 344.08 FERT TO A F'OIH4' ON THE 1WRTU $R'my llA wro DY BISON RDAD; nnMMK b0rSiBFLYEV D17Mkl •6- • 0 d N D O 94 0 0 Exhibit A (continued) THENCE 5DO'L'H 16' 161,568 E an ALOZ20 %= NO BFtI.Y MARGIN OS SAID :LOAN A DIS'PAliCL OF 469.37 FBAfi TO A POYTAB af%mrpm NWIN OF sonny dS pomm ADHINuTRATION'8 RXGi! - OF-fty AS RFOORD191) UK= 13MG tSDUtt'I`Y WC RDtHd NOB. 3292927 AND 32411061 TZEK= S'OeV= 42635'64* U T ALONG SAID IUMIN A DYSTAHCB OF 1,503.492 FtiT TO Vm TRUE POMT OF 980IF"mt TFCW= NVR' H 47.74000" 1iRM A DIt Ncg or 96.20 FEW; TMWCB OW 00*35.54` EW A DISTAti'4'B OF 116 MMY iliEltCV SOtl18 68 * 35.54" um A DXSTANQR OF 109.49 Ap ow l TIZENCS Kwm[ 66*50.31* BUST tr DIazu= or 47.22 FRErl "tEWW 5aD'= 63`69'32* B"T A DT.8"2N= 4F 44.2 FSB'1' TO A POINT ON Tn8 NORTFMZSTMT t or QWM &Vl4 n SOt1't:'g s TtiBHca ttOUTFi; 1150f28s 4BB'1` ALONG SAID MLRGIH A DIF3'1'A1iC8 Or 20.67 FM TO A POINT ON THE NOR%IMAST MX IUMXV OF PCttfB'1' DRIV F TONCE HOBUt 70'53047" WSS'P A DISTAHeS OF 90.93 FEET To A POUR OF CmVAT=t TmWC$ ALONG A emm TO Tw L$FT HAVING A RADIOS OF 693.23 PKST, AN ARC DXMXCE OF 164.4E F=, To A PODM ON THE SOUTMOSTERLY HARGIN OF BOHNMXX" "WER ADMINISMVIONto RXGHT-OF-VAY " RBC10ItDED UNDER lI1iG COUNTY P=RDING HOS. 329202*1 AND 3241106r TMCB NORTH 42,35#549 HEST ALONG SAID MARGIN A DISTAHCS OF 109 Fz= TO THE TRV$ POINT OF 13SGINNIN6. SLTUATE IN TM COUNTY OF ICING, STATE OF WASHINGTON. :0DhW11 jXW."F1IEYVE%17f0%1 _7_ *Lyv } �� JJ _ .. -!•- � _ �. � � .. - 1 • EXHMIT C EASEMENT AREA . Pec>dug W VIM IAna Zi Mt That PMU30 Of W 2 vfCMY dReam Short Pin Nm ba WA4&149 OW under e=Kftg emn6ar 9 ro27"M. Rwoeds of Ring Cmut9. Wes. mace: Pam' do cdbed a ftGam ' Caosmeaoicg at Om wudrax ooma ofsaid Lot 2, the sloag the Bout Hoo ofWd bt No*: : t36W40" West M49 E* w ffie =M POWT OF SE(i3l+ll *000 000fiv4c6 along pad south Cme Nm* WSW40* West 24 09 dmw Im ft sdd made Ilse btm& OG W Ew 104-90 fcor. dmm N" 21sW 1 r Waet 244 4S feet to the DOM be GUM IMt ; Some +do4lg sf+fd aQetie Goe Saul$ a�16'36" best i'2.t76 feet to tht mctljoest cocas of and Lot � themCe alOogtbo nacmiatt llne bfLo[ Z BoCrth ZS`54'1R" 8est33Q.56 � thence s>� oxdmo ime of Lot 2 SoWkG8 09'4C West =7 feet; thmm SouW OVOVW Wegt 108. t3 N [bet to tfse TRx1H P(7IIrTl' SHd(1. . . O O m ODMAWDOOMIEUEVuBIMM -9- V a ! I AW -; �,f 94 1� 0, ,vddr sAp �+!@ , 'to OWNt i .lift sot. 0v :.� x_ AT it log at ts _ a tom. Wa of. th* ' r ' ' tom :'thy JUSI a CifF . y J WIT Xt X,. `Rd '. AWL, A i*tm tier . OiLrw ;.jh' ur.. i r . ar P11x to �"OU,'+�i�f beftir , :. i0k bof -101 how All N 17 ft W{� Y i isd7 �tYi:n, r1, t je ye4$dl' �"�. ' i iQ�.1i1''�1�1 WIT Ld b* # ' s� _its `00 r fix.";;'I' � � tag 1 axe w ��I Xk I jt 4 �5 :,tit+�raa Sa' s arefig— Oak x 71 tet 1t, mart# t�}, yf! A oil so il !` f 1FCP} Fq#t ,, 17. Lain to co, K15,S rl J a&A at up the Ir t -fd 4 Y. aw - , �. a. s- - ... rw lr � .,[. ra ♦ .l ..... ! ,.. Ti 7 k. '1 i .» l S. as n..r .3 +wrar n1= f�: oeg n. ,. s..r. 1 .� 41 as s'• • EF' • 5959604 STATUTORY WARRANTY DEED va 4125 Fcl509 The Grantor, PUGET WESTERN, INC., a Washington corpo- ration, for and in consideration of Ten Dollars ($10.00) in hand paid and other good and valuable consideration, conveys and warrants to TRANSAMERICA DEVELOPMENT CCHPANY, a California i corporation, triose parcels of real estate situated in Renton, King County, Washington, described in the attached Exhibit "A" incorporated herein and made a part hereof; suB,3ECT TO: 1. Rights reserved in Federal patents or State deeds; 2. Building or use restrictions general to the district; 3. zoning regulations or provisions; 4. All electrical and telephone utility services and lines, whether part of the primary service connections to building improvements or other relate: facilities constructed upon the land conveyed herein, or secondary services to other building improvements or related facili- ties and appurtenances, shall be constructed, placed and maintained entirely underground. 5. Easement to construct, reconstruct, maintain, repair and operate a 60 inch water pipe, granted to the City of Seattle, a municipal corporation, by instrument recorded under Audi- tor's File No. 3612021, over the Northerly 30 feet of Lots 1 through 4 in Block 2 of Talbot Crest, and the Northerly _�U feet of the North- west ; of the Northwest 4 of Section 29, refer- ence to which record is made for further particulars. (Covers Parcels 11 and 15) 6. Easement for road 20 feet in width granted to �ycon B: Farrer by instrument recorded under ditor's File No. 3933270, along that portion of the 4,utherly line of Parcel 14, reference to which record is made for further particulars. }9 Lls J 0044725 masiD 7. Right of way for pipeline, granted to Pacific Northwest Pipeline Corporation, a Delaware '~ corporation, by instrument recorded under Auditor's 8ilik No. 4705923, reference to which record is muda for further particulars. L. (Affects Parcel 33) 1 B. Easement to excavate for and to construct, im- prove, repair,and maintain an 9 inch pipeline for transportation of gas granted to Washing- ton Natural Gas Company, by instrument recorded under Auditor's File No. 4959966, reference to 1 which record is made for further particulars. (Affects Parcels 23 and 33) 9. Relinquishment of right of access to state high- way and of light, view and air, under terms of deed to the State of Washington, recorded July 23, 1958, under Auditor'!: File No. 4924770. (Affects Parcels 22, 23 and 35) 10. Easement recorded under Auditor's File No. 5333806, 30 feet in width the center line being 6 feet North of the South line thereof. (Covers Parcels 11 and 15) Said easement has egress recital; It is understood that the location of the pole line described herein places the nearest conductor approximately one foot Northerly from the South line of the above described thirty foot right of way, which fact limits the construction of higher buildings on the adjacent land of the Grantor to the minimum horizontal clearance (approximately 13 feet) given in the Electrical Construction Code of the State of Washington. 11_ Easement for electric transmission and distribution line granted to Puget Sound P`.Jer & Light Company by instrument recorded under Auditor's File No. 5815361, over the West 2 feet of the North 6 feet of the South 45 feet of Lot 1 in Blcck 1 Of Plat of Talbot Crest; the West 2 feet of the North 6 feet of Lot 5 in Block 1; the West 2 feet of the South 6 feet of Lot 9 in Block 1; the Southerly 2 feet of a parcel of land in Lot 13 in Block 1 being 6 feet in width lying 3 feet on each side of a center line, said center line being a projection of the common lot line between Lots 17 and 18 in Bock 2, extended Northerly. (Covers Parcel 11) • 12. Easement recorded under Auditor's File No. �« 5828441, 10 feet wide the tenter line 5 feet North and parallel to the South line of the southwest 4 of said Section 20 and lying Westerly of Benson County Road. '(State High- way No. 5-C',. (Covers Parcels 15 and 33) 13. Easement 10 feet in width, for construction, maintenance, operation of sanitary sewer trunk lines over Parcels 23, 25, 26, 28 and 38 and other property, granted to City of Renton, by instrument filed under Auditor's File No. 5937434. 14. Right of the public to make necessary slopes for cuts or fills upon property herein described in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. (Covers Parcel 11) 15. Restrictions contained in said plat, as follows: No lot or portion of a lot in this plat shall be divided and sold or resold or ownership changed or transferred whereby the ownership of any portion of this plat shall be less than the area required for the use district in which located. (Covers Parcel 11) 16, Easements as shown on the face of the plat. 17. A permanent easement and right of way granted to the United States of America dated March 27, 1941, filed March 31, 1941, as File No. 3155235 and recorded in Volume 1957 of Deeds, page 373, over, upon, under and across that portion of the Northwest � of the Southwest s of said Section 20, which lies within a strip of land 250 feet in width, the boundaries of said strip lying 62.50 feet distant Southwesterly from and 187.50 feet Northeasterly from and parallel to the survey lir.c of the Covington - Seattle transmission lines as now located and staked on the grcund, with the perpetual right to enter and erect, maintain, repair, rebuild, operate, and patrol one or more electric power transmission lines, and one or more telephone and/ur telegraph lines, including the right to erect such poles and other transmission line structures, and other appurtenances, reference -3- • vac it R5 w G12 to which record is made for further particulars. (Covers Parcel 30) 18. Easement for electric trauisaissi.on and distribu- tion line granted to Puget sound Power & Light 'r Company by imstrment recorded under Auditor's File No. 5939013, raference to which record is !s made for further particulars. (Affects Parcel 24) 19. Easement for electric transmission and distribu- tion line granted to Puget Bound Power &Light company by instrument recorded under Auditor's File No. 5939011, reference to which record is made for further particulars. (Affects Parcel 38) IN WITNESS WHEREOF, said corporation has caused this instrument to be executed by its proper officers and its corpo- rate seal to be hereunto affixed this 9 0 T�i day of D V , 1965. Attest.,. Its Assistant Secretary STATE OF WASHINGTON ) ) ss. COUNTY OF KING 1 PUGET WESTERN, INC. , By It is Preside t F 7 On this _`-5C day of 1('('x ""�' _ 1965, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared ROSERT C. WING and R. E. WILLIAKS, to me known to be the President and Assistant Secre- tary, respeztively, of PUGET WESTERN, INC., the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corpo- ration, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument • and that the seal affixed is the corporate seal of said corporation. W1TNEss my hand and official seal h eta aff £'fi day and year first above writtlin, 5 OTAitY SIC in and fqx: t tke of Washington, residing'd 4< • -5- 0 of • • va-4725 ma O14 MMMX .A" Parcel No. 11 Talbot Crest All of the Plat of Talbot crest,'" recorded in Volume 76 of Plats, page 35, Records of King County, Washington. Containing 9.695 acres, more or less. ; Parcel No. 14 Talbot Hill View E r That portion of the NW 4 of Section 29, and the NE k of Section 30, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the 4 corner common to Sections 29 and 30; thence, N 69016'310 E along the south line of said NW 4 of Section 29 809.30 feet to the west line of Puget Sound Power & Light Com- pany's 100 foot right-of-way; thence, N 19"58'29" W along said west line 2,190.70 feet to a point of intersection with the west line of said NW 4, which point is S 01041'07" W 583.01 feet from the NW corner thereof; thence, S 01041'07" W along the section line common to Sections 29 and 30 80.26 feet to the SE corner of the NE 4 of the NEh of the NE 4 of Section 30; thence, N 89'53'41" W along the south line thereof 665.12 feet to the SW corner thereof; thence, S 01043'11" W along the southerly prolongation of the west line of said NE 4, NE ,, NE ,, 180 feet; thence, N 88016'49" W 450.00 feet to a point; thence, N 43"16149" W 288.04 feet to the east line of the John Longston Road No. 80 (Talbot Road); thence, southerly along said east line 2,004.21 feet to the south line of said NE ;; thence, S 69138'39" E 1,146.10 feet to the point of beginning. Containing 74.550 acres, more or less. Parcel No. 15 Talbot Hill East That portion of -the SW k of Section 20 and the NW : of Section 29, Township 23 North, Range 5 East, W.M., described as follows: Beginning at a point on the south line of Section 20 and the east line of Puget Sound Power & Light Company's 70 foot right- of-way, which point is N 87009'25" E 70.26 feet from the SW corner thereof; thence, N 02006'30" E along said east line or. a line parallel to and 70 feet east of, when measured at right angles to, the west line of said Sectior 20, a distance of 501.87 feet to the southwest corner r,i a tract sold to Washing- ton Natural Gas Company by deed dated January 23, 1964, and recorded under Auditor's File No. 5694120: thence, N 87609*251, E along toe south line of said Gas Company tract 801.99 feet to the southeast corner of said tract; thence, S 21020-40" E 527.25 faet to the sout;, line of Section 20; thence, N 67009'25" E along said south line 179.27 faet to the west line of S. S. H. No. 5-6 (Benson Road); thence, southerly along said west line 1,377.83 feet to a point on the east - west 1/16 line of the NW ; of said Section 29 which bears 0 Exhibit "A" - page i vaL 4725 PAct 615 N 88012'53" E 24.42 feet from the center of said NW '4; thence, S 88*12153" W 24.42 feet to the center of said NW h; thence, S 01041154" W along the north -south 1/16 line of said NW 4 850.50 feet; thence, S 89016'31" W parallel to the south lime of said NW h 595.85 feet to the easterly line of Puget Sound Power & Light Company's 100 foot right-of-way; thence, N 19°58'29" W along said easterly line 1,758.05 feet to a point 70 feet east of, when measured at right angles to, the west line of said NW h; thence, N 01041'07" E parallel to said west line 493.99 feet to the point of beginning; EXCEM', the south 100 feet of the east 100 feet of the NW h, and the north 100 feet of the east 100 feet of the SW 4 of the SW 4, and that portion of the NE h of the NW 4 lying westerly of Benson Road' and south of the east prolongation of the north line of said south 100 feet of the east 100 feet of the NW '4, NW 4. Containing 57.368 acres, more or less. Parcel No. 23 North Ethiex Road That portion of the SW'N of Section 20, Township 23 North, Range , 5 East, W.M., described as follows: Beginning at the NE corner of said SA,, thence S 1'46'02" W along the east line thereof 317.79 feet to the southerly line of Bonneville Power Administra- tion's right-of-way as recorded in instrument under Auditor's File No. 5178076; thence S 89010'20" W along said south line 527.26 feet; thence S 26'09'16" w along the southeasterly line of aforesaid right-of-way 188.70 feet to the True Point of Be- ginning; thence continuing along said southeasterly line 399.44 feet to the northerly margin of Prosper Sthier Road; thence S ,57'08'26" E along said northerly margin 120.92 feet to the westerly margin of an undedicated road; thence N 27007'55" E along said westerly margin 311.49 feet; thence N 24141'30" W along said westerly margin 161.72 feet to the True Point of Beginning; SUBJECT TO an easement for sewer line to the city of Renton as contained in easement recorded under .Auditor's File No. 5?�7434. Containing 1.005 acres, more or less. Parcel No. 29 South Ethier Road That portion of the Sw� of section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the NE corner of said SW4, thence S 1146'02" W along the past line thereof 317.79 feet to the southerly line of Bonneville Power Administra- tion's right-of-way as recorded under Auditor's File No. 5179076; thence S 89010'20" W along said southerly line 527.26 feet; thence S 26'09'18" w along the southeasterly line of aforesaid right-of- way 1,014.06 feet to the northeasterly line of Bonneville Power Administration's right-of-way as recorded under Auditor's File No. 3292927 and the True Point of Beginning; thence S 42035'54" E along said northeasterly line 371.95 feet to the west line of an undedicated road; thence N 1050'28" E along said west line 532.56 feet to the southerly line of Prosper Ethier Road; thence Exhibit "A" - pages 2 vOL 4 115 PALE 616 N 57008126" W along said southerly line 128.28 feet to the south- easterly line of.aforemaid Bonneville right-of-way under Audi- tor's File No. 5178076; thence S 26009*16" W along said south- easterly line 365.51 feet to the True Point of Beginning. *' Containing 2.126 acres, more or less. Parcel No. 38 Grant Street That portion of the SW* of Section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the ME corner of said SW4, thence 8 1046102" W along the east line thereof 317.79 feet to the south line of Bonneville Power Ad- ministration's right -of -sway as recorded in instrument under Auditor's File No. 5178076; thence S 89010'20" W along said south line 527.26'; thence S 26009'18" W along the southeaster- ly line of aforesaid right-of-way 188.70 feet to the True Pot of Beginning; thence N 26°09'18" E along said southeasterly line 77.37'; thence 5 24°41'30" E 238.24 feet; thence S 27007'55" W 325.45 feet; thence N 89010*20" E 606.58 feet to the east line of said SA; thence S 1046'02" W 71.74 feet; thence S 89'10'20" W 625.34 feet; thence S 14150'28" W 569.36 feet to the northeasterly line of Bonneville Power Administra- tion's right-of-way as. contained in instrument recorded under Auditor's File No. 3292927; thence X 42035'54" W along said northeasterly line 85.69 feet; thence N 1050'28" E 532.56 feet to the southwesterly line of Prosper Ethier Road; thence S 57008126" E along said southwesterly line 18.77 feet to a point which bears S 32951'34" W 30.00 feet from the terminal point of said road centerline; thence N 32951'34" E 60.00 feet: thence N 57'08'26" W along the northeasterly line of said road 33.17 feet; thence N 27041'30" E 311.50 feet; thence N 24041'30" W 161.72 feet to the True Point of Beginning. Containing 2.540 acres, more or less. Parcel No. 21 Highland Additio That portion of the H. I-i. Tobin D. L. C. #37 lying southerly of the plat of Highland Addition to the Town 'of Renton, de- scribed as follows: Beginning at a point on the north line of Section 17, Township 23 North, Range 5 East, W.M., which is N 69659'27" W 1,366.85 feet from the north quarter corner there- of: thence, S 01'29'35" W along the centerline of Cedar Street 611.62 feet to the south line of said plat, and the true point of beginning; thence, S 88033'25" E 310 ---. feet to the west line of Renton. Street; thence,S 01124'21" W 491.98 feet along said west line and west line produced southerly to the northerly line of Puget Sound Power & Light Company's transmission right- of-way; thence, N 67003'41" W along said right -of --way 355.51 feet: thence, N 01°29'35" E 361.72 feet to a point coincident with the south ling of said plat and the west line of Cedar Street; thence, S 88033'25" E 20.00 feet to the true point of beginning. Containing 3.236 acres, more or less. Exhibit "A" - page 3 9 ' m 4725 POO17 Parcel No. 22 Hiohland Addition That portion of the H. H. Tobin D. L. C. #37 lying southerly and westerly of the plat of Highland Addition to the Town of Renton and that portion of the NW h[ of Section 20, Township 23 North, Range 5 East, W.M., lying northerly of Puget Sound Power & Light Company's transmission right-of-way and east of Primary State Highway No. 1, more particularly described as,follows: Beginning at the intersection of the north line of said Section 20 with the west line of said plat, which point is N 89059'27" W 1,386.85 feet from the north quarter corner of said Section; thence, S 01029'35" W along the west line of said plat and said line produced southerly 973.04 feet to the northerly line of Puget Sound Power & Light Company's transmission right-of-way; thence, N 670031411, W 471.66 feet to the easterly line of Primary State Highway No. 1; thence, northerly along said High- way to the north line of said Section; thence, S 89059'27" E along said north line 316.54 feet to the point of beginning. Containing 8.010 acres, more or less. Parcel No. 23 West Grant Street Apartment Sites That portion of the NWk of Section 20, Township 23 North, Range 5 E. W.M., described as follows; Beginning at the southeast corner of said subdivision; thence N 01146'02" E along the east line of said subdivision, a distance of 825,22 feet to a point on the north line of the Diablo Seattle Transmission Line R/W as recorded under Icing County Auditor's File No. 3560496; thence S 71005'12" W along said north line, a distance of 697.06 feet; thence N 01046'02" E a distance of 407.25 feet to a point on the south line of Puget Sound Power & Light Com- pany's I.P. No. 2; thence S 86043'23" W along said south lire 72.02 feet; thence N 79046'56" W along said south line, a dis- tance of 1438.32 feet to a point on the southeast margin of Primary Sate Highway No. 1, said point being the true point of beginning; thence along said southeast line on a curve to the right having a radius of 2040.00 feet, the center of which bears N 49°41'07" W, an arc distance of 16.45 feet; thence South 00047'40" W a distance of 730.64 feet to a point on the north line of said Diablo Seattle Transmission Line right- o£-way; thence N 87'23'49" E along said north line, a distance of 491.79 feet; thence N 02036'11" E a distance of 631.42 feet to a point on the south line of 57.1,. T.P. No. 2; thence N 79°46'56" W, along said south line a distance of 507.18 feet to the true point of beginning. TOGETtiER WITH: Thal portion of the NW4 of Section 20, Town- ship 23 N., Range 5 E., W.M. and the H. H. Tobin Donation Land Claim No. 37 described as follows: Beginning at the SE corner of said NW4; thence N 01'46'02" E, along the east li..e of said NW4, a distance of 1094.05 feet to a point on the north line of Puget Sound Power & Light Company's I.P.-_o. 2; thence S 86'43'23" W 733.27 fee"_; thence N 79'46'56" w 10.29 Exhibit "JV - page 4 • va 4i25 vG13 • feet; thence N 69014113" West 1;291.51 feet to the -true point of beginning; thence S 89.35140" W 7.92 feet to the`rasterly line of Primary State Highway No. 1r thence 8 0.2020' S 239.01 feet to said northerly livA of I.P. lto. 2 right-of-wsY; thence S 79046156" E along said northerly line 319.47 feet; thence N 020 36'1I" 8 a distance of 176.04.le40tt'thence N -; 69*14'13" W a didance of 338.14' to the true point.of.be ginning. SUBJECT to an easement for surer line to the City of Renton, as contained in instrument recorded under Auditor's File Nol 5937434. f Containing 9.454 acres, more or less. Parcel 23A. West Grant Street Apartment Sites That portion of the NWT of Section 20, Township 23 North, Range 5 E.W.M., described as follows: Beginning at the southeast corner of said subdivision; thence N 01046'02" E along the east line of said subdivision, a distance of 825.22 feet to a point on the north line of the Diablo Seattle Transmission Line R/W as recorded under King County Auditor's File No. 3560496; thence S 71005112" W along said north line, a distance of 697.06 feet; thence N 01046'02" E a distance of 407.25 feet to a point on the south line of Puget Sound Power & Light Company's I.P. No. 2, thence S 86"43'Z3" W along said south line 72.02 feet; thence N 79146'56" W along said south line, a distance of 931.15 feet to the true point of beginning; thence S 02"36'11" W a distance of 631.42 feet; thence N 87023'49" E a distance of 438.18 feet; thence N 02036*11" E a distance of 533.33 feet to a point on said south line of I.P. No. 2; thence N 79046'56" W, along said south line, a distance of 440.25 feet to the true point of beginning. TOGETHER WITH that portion of the NWT of section 20, Township 23 N., Range 5 E., W.M. and the H. H. Tobin Donation Land Claim No. 37 described as follows; Beginning at the SE corner of said NWT; thence N 01°46'02" E, along the er3t Tina of said NhIj, a distance of 1094.05 feet to a point on the north line of Puget Sound Power & Light Company's I.P. No. 2; thence S 86043'23" W 733.27 feet; thence N 79946'56" W 10.29 feet; thence N 69814'13" West 953.37 feet to the true point of beginning; thence S 02°36'11" W a distance of 176.04 feet to a point on said north line of I.P. No. 2; thence c i9"46'56" E, along said north line, a distance of 440.25 feet; thence N 02036'11" E a distance of 91.24 feet; thence N 69014'13" W a distance of 459.24 feet to the true point of beginning. SUBJECT TO an easement for sewer line to the City of Renton, as contained in instrument recorded under Auditor's File No. 5937434. Containing 7.173 acres, more cr less. Exhibit "A" - page 5 0 • w 47z5 � G19 Parcel 23B West Grant Street Apartment Sites That portion of the NSA of Section 20, Township 23 Pdrth, Range 5 B., W.K., described as fol.lowa: Beginning at the southeast corner of said subdivisioni:thence.N 01946'02",* along the east line -of said subdivision, :a distance of 825 22 1ket to a point on the north line of the Diablo 8eatt14 Transmission Line R/K as recorded under. -King County.Auditor`s 4iie.No.- 3560496 ; thence„fi.-'71'05' 12" W along said north line.' ..a distance of 697.06 feet to the True Point of Beginning; thencJ N 01°46'02" E a distance of 407.25 feet to a point on the south line of Puget Sound Power & Light Company's I.P. No..2; thence 86043'23" W along said south line 72.02 feet;"thence N 79046'56" W along said south line, a distance of 490.90 feet, thence S 020361111, W a distance of 533.33 feet, to a point on the north line of said Diablo Seattle Transmission Line right--of-way; thence N 870231491, E along said north line, a distance of 510.00 feet; thence con- tinuing along said north line N 71005'12" E a distance of 60.46 feet to the True Point of Beginning. TOGETHER WITH: That portion of the NWh of Section 20, Township 23 N., Range 5 E., W.M. and the H. H. Tobin Donation Land Claim No. 37 de- scribed as follows: Beginning at the SE corner of said NW±; thence N 01"46'02" E along the east line of said NV&, a dis- tance of 1094.05 feet to a point on the north line of Puget Sound Power & Light Company's I.P. No. 2; thence 5 86943'23" W 733.27 feet; thence N 79"46'56" W 10.29 feet to the True Point of Beginning; thence N 69914'13" West 494.13 feet; thence S 02036'11" W, a distance of 91.24 feet to said northerly line of I.P. No. 2 right-of-way; thence S 79046'56" E along said northerly line 473.70 feet to the True Point of Beginning. SUBJECT TO an easement for sewer line to the City of Renton, as contained in instrument recorded under Auditor's File No. 5937434. ♦zontaining 6.S55 acres, more or less. Parcel No. -_24 E. Grant Street -Apartment Sites That portion of the N �'of Section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the center of section 20; thence, N 01046'02" E along the north -south centerline thereof 825.22 feet to the intersection of the north line of City of Seattle's Diablo right-of-way as contained in in- strument recorded under Auditor's File N_. 3560496, and the true point of beginning; thence, N 71005'12" E along said north Line 808.04 feet, to the south line cf Puget Sound Power & Light Com- pany's 350.00 foot right-of-way; thence, 5 86°43'23" .W along said south line 1,413.59 feet; thence 5 01°46'02" W 407.25 feet to the north line of said Diablo right-of-way; thence, N 71005'12" E along said north line 697.06 feet to the true point of beginning. Containing 6.582 acres, more or less. Exhibit "A" - page 6 0 _- VA725 MACE G20 • Parcel No. 25 Elks Qub That portion of the W I of Section 20, TouBwhip 23 North, Range 5 Easst; W.M., described as follawss Bsgisaninq° at the west quarter corner of said :Section; thence, 9."90044'-05" E 329.59 feat to the southerly ssargin`of the City ii° Seattle's 200 foot Diablo tranamisgiont right-of-way' as Contai*od- in instrument under auditor's .File No.: 35.60496 f_,thance, along `said "therly margin N 87923'49" E 856.68 feet to. -the true -point of beginning; thence, �. continuing N 67.2349" R along said southerly margin 1,053.51 feet to the west line of'City of Seattle's 100 foot right-of-way; thence; S 08437'30" E along said 100 foot aright -of -way 251.95 feet to the north line of Puget Sound Power & Light Company's 120 foot right-of-way an contained in instrument recorded under Auditor's File No. 5687370; thence, S 82*22130" W along said north line 50.70 feet; thence, continuing'aiong said north line .S 74.32'17" W 1,055.92 feet to a point which bears S 02036'11" E 490.00 feet from the true point of beginning; thence, N 02036111" W 490.00 feet to the true point of beginning; SUBJECT to an easement for sewer line to the City of Renton as contained in instrument recorded under Auditor's File No. 5937434. containing an area of 9.020 acres, more or less. Parcel No. 26 North Ethier Road That portion of the A of section 20, Township 23 North, Range 5 East, w.M., described as follows. Beginning at the West 4 corner of said section, thence N 89010'20" E along the east - west centerline thereof 523.33 feet to the northeasterly line of Bonneville Power Administration right-of-way as recorded under Auditor's File No. 3292927; thence S 421,35'54" E along said northeasterly line 381.64 feet to the southeasterly margin of Puget Sound Power & Light Company's 120 foot right-of-way as contained 'in instrument recorded under Auditor's File No. 5687370, and the True Point of Beginning; thence N 74032'i7" E along said southeasterly margin 1185.36 feet; thence N 32022'30" g along said southeasterly margin 44.62 feet to the westerly line of City of Seattle's Transmission Line right- of-way; thence S 8037'30" E 68.79 feet to the north line of Bonneville Power Administration's right-of-way as contained in instrument recorded under Auditor's File No. 5178076; thence S 89110'20" W along said north line 146.26 feet; thence S 22"42'.56" W along said Bonneville Power right-of-way 669.54 feet to the northerly line of Prosper Ether Road; thence N 57008'26" W along said road line 629.61 feet to a point of curvatur•:; thence on a curve to the le-'t with a radius of 220.99 feet, an arc distance of 243.06 feet to the northeaster- ly line of Bonneville Power Administration's right-of-way under Auditor's File No. 3292927; thence N 42035'54" W along said northeasterly line 52.32 feet to the True Point of Beginning; SUBJECT To an easement for sewer line to the City of Renton as contained in instrument recorded under Auditor's File No. 5937434. Containing 6.951 acres, more or less. Exhibit "A" - page 7 Is • vai 4i25 PACE &21 Parcel No. 27 South Ethier Road That portion of the M of Section 20, Township 23 North, Stange 5 East, W.M., described as follows.,. Beginning at the NW corner of said SA, thence.N 89010'20" E. along the North line there- of 523.33 feet to the northeasterly' line of Bonneville Power Administration's right-uf-way as recorded under Auditor's File No. 3292927; thence S 421135'54", E along said northeasterly line 495.97 feet to the.i�tersection of an arc of a curve on the southerly line of Prosper Ethier Road', the radial center :.E which bears S 25023'53" E 160.99 feet; thence along said curve to the right an arc distance of 163.69 feet: thence continuing along the southerly line of said road S 57008'26" E 640.34 feet to the northwesterly line of Bonneville Power Administration's right-of-way as recorded under Auditor's File No, 5178076; thence S 22142'56" W along said northwesterly line 296.07 feet to the intersection of the northeasterly line of Bonneville Power right -of -;ay as recorded under Auditor's File No. 3292927; thence N 42°35'54" W along said northeasterly line a distance of 856.85 feet to the true point of beginning. Containing 3.256 acres, more or less. Parcel No_ 30 Terrace Site That portion of the SW; of section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the NW corner of said SA, thence N 89010'20" E along the north line thereof 376.00 feet to the east line of Benson Road; thence S 16016*56" E along said east line 980.73 feet to the True Pont of Be- ginning: thence continuing S 16a16'56" E along said east line 377.25 feet; thence S 21020'40" E along said lane 346.25 feet; thence S 57125'58" E 138.39 feet along the margin of the inter- section of the Benson Road and Puget Drive to the north line of Puget Drive; thence along said north line S 88*50'40' E 610.00 feet to a curve to the right, having a radius of 683.23 feet; thence continuing along said north line on a curve to the right an are distance of 49.60 feet to the southeasterly margin of the Bonneville Power Administration's right-of-way as recorded in instrument under Auditor's File No. 3241106; thence N 42'35'54'' w along said southeasterly line a distance of 1,043.47 feet; thence N 88°50'40' W 301.57 feet to the True Point aL Beginning. ALSO; that portion of the property descried in that certain need from Henry L_ Downs and Angeline E. Downs to Pufjo: Proper- ties, Inc., dated August 9, 1963, recorded under Auditor's File No. 5624600, lying northeasterly of the tract hereir tr,sc rJ-: rrl, and subject to an eascument to the Bonneville Power Administation, as recorded under Auditor's File No. 3241106_ All property above described containing an area of 11.84 acres, more or less. Parcel Igo_ 31 Ethier at Berson That portion of the SW4 of Section 20, Township 23 Norte, Rarye 5 East, W..M_, described as follows: Beginning at the NW corner of said SW'-, thence N 89110'20" E along said north line 376.t,G- foot to the cast line of Benson Road; thence S 16*16'56" E Exhibit ".i" - page 8 • *V72J P U 4 along said east.line 723.11 feet to the intersection of the north line of Prosper'Ithier:Road and the True P.ofht of Beginning; thencefN 32'k28'34"::8..aIoug said north line 107.24 feet to the southwesterly Power Administration's right of way .`an contain= instrimerit..recorded .under auditor's File Na, 3Z4110i ?;:';L1�ence N4Z•95'54" walong said southwesterly line 181.90'.fee,to',thm:cast.lins of Benson Road; thence S « 16.16156" S.'aloaq ,said eaat line 233.75 feet to the True Paint } of Beginning Containing 0.216facres, more or less. Parcel No. 32 Puget Drive Apartments ;r That portion of the S* of Section 20, Township 23 North, Range 5 East, W.M., deseriled:as follows: Beginning at the NW corner of said SWk, thence S 2006130" W along the West line thereof 494.94 feet to the southerly line of Puget Sound Power & Light Company's 120 foot right-c.c-way, as contained in in-;trument ref corded under Auditor's File No. 5687370. Thence N 74.32'17" E 297.53 feet to the easterly line of Puget Drive and the true point of beginning; thence S 16.20'40" E 1,114.68 feet along said easterly line to a point of curvature; thence continuing along said easterly line on a curve to the left having a radius of 304.26 feet an arc disance of 296.30 feet; thence N 17051'28" E along the right-of-way intersection of Puget Drive and Talbot Road 48.36 feet to the westerly line at Benson Road; thence N 21020'40" W along said westerly line 348.90 feet to an angle; thence continuing along said westerly line N 16016'56" W 963.31 feet to the southwesterly line of Bonneville Power Administration's right-of-way as contained in instrument under Auditor's File No. 3241106; thence N 55013'32" W along said southwesterly line 17.47 feet to the aforesaid southerly line of Puget Power right-of-way; thence S 74632'17" W along said southerly line 120.10 feet to the true point of beginning. containing 2.960 acres, more or less. Parcel No. 33 _South Puget Drive That portion of the SA of Section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the SW corner of said 8A, thence N 870091251, E along the south line thereof 1262.15 feet to the west line of S.S.H. No. 5-C and the True Point of Beginning; thence N 21620'40" W along said west line 796.91 feet to the intersection of Pugc-c. Drive and S_S.H. No. 5-C; thence N 56.58'12" W along m�id intersection 139.29 feet to the arc of a curve to the right ,i�the center of which bears N 17a51'28" E 384.26 feet; said curve being the southerly line of Puget Drive; thence along said curve to the right an arc dis- tance of 137.46 feet to a point on the curve, the center of which bears N 38020'55" E; thence S 21°20'40" E 957.12 feet to the south line of said SW�; thence N 87009'25" E along sa'd line 179.27 feet to the True Point of Beginning. Containing 3.429 acres, moreor less. Exhibit "A" - page 9 • • vo14725 NAaGr*_'k3 Parcel No. 40 Downs Property That' portion of the SW% of Section 20, Township 23 North, Range 5 East, W.M., described as follows: Beginning at the NW corner of sai¢ SWh,`'thence N 89010'20" E along the north line thereof 376.60 feet to the east line of Benson Road; thence S 16016156" E along said east line 900.73 feet i;o the true point of be- ginning;;theace N 161,16'56" W 177.82 feet to the southeasterly line of Prosper Ethier Road; thence N 32028'34" E along said southeasterly line 143'85 feet to the southwesterly line of Bonneville Power Administration's right-of-way as conl-ainpd in instrument under Auditor's File No. 3241106; thence S 42°35'54" E along said right of way 405.00 feet; thence N 88050'40" W 301.57 feet to the True Point of Beginning. containing 1.233 acres, more or less. Parcel No. 35 Talbot Road Business That portion of the NW; of Section 20, and the NE4 of Section 19, Township 23 North, Range 5 East, W.M_, described as fol- lows: Beginning at the quarter common to.Sections 19 and 20, thence N 0044'05" E along the section line common thereto 568.77 feet to a point on the northeasterly line of Bonneville Power Administration's right-of-way as contained in instrument under Auditor's File No. 3292927 and the True Point of Beginning; thence N 42035'54" W along said northeasterly line 221,87 feet to the east line of Talbot Road Extension; thence N 2039'07" E along said east line 77.94 feet to the southerly line of P.S.H. No. 1; thence along said southerly line on a curve to the left with a radius of 2,030.00 feet, the radial center of which bears N 26050'55' W, thence along said curve to the left, an arc distance of 183.97 feet to the intersection of a point of a curve to the left on the west right-of-way line of Benson Road, the center of which curve bears S 89025'15" E 3,025.00 feet; thence along the arc of said curve a distance of 42.54 feet to a point on said curve that bears N 89046'24" E 160.00 feet when measured radially from the centerline of the Benson Road at Highway Engineer's Station 36-50; thence S 25048'51" E along said right-of-way line 171.45 feet to a point which measures S 86046'25" W 90.00 feet when measured radially fromthe centerline of Benson Road at Highway Engineer's S= ion 38-00; thence continuing along said right-of-way line on a curve to the left with a radius of 2,955.00 'met an arc distance of 169.49 feet to a point an the north ILne of City of SoaLLlO's Diablo right-of-way; thence S 87,23'49" w 68.31 feet along said north line to the northeasterly line of the Bonneville Power Administration aforesaid right-of-way; thence N 42135'54, W along said northeasterly line 50.61 feet to the True Point of Beginning. ALSO, that portion of said Section 19 descriLed as follows: Beginning at a point on the southwesterly line of beforementioned Bonneville Power Administration's right-::f-Saar, which point is N 0°44'05" E 423.19 feet, when measured along the section line, from the quarter corner common to said Secti,Dns Exhibit "A" - page 10 0 • _,.,,, �.�_,..........�....,,-�..--. �..:....:�.-.......; ._.. �,....r.��.�:;..�-,-.....ice .. ... _. _..... _ ..._. . __ .. _ A725 w 624 19 and 20; thence N 42035*54" ii along said southwesterly line 139.29 feet to the True Point of Beginning; thence continuing N 42°35'54" w 88.50 feet to a point on the east line of Talbot Road Extension, which is a point on a curve to the left, the radial center of . which bears 8 88.36'39" E 2,795.00 feet; thence along said curve and east line an arc distance of 67.92 feet to a point on the north line of the City of Seattle's 200 foot Diablo right-of-way, as contained in instrument recorded under Auditor's file No. 3560496; thence N 87023149" 8 along said north line 60.79 feet to the True Point of Beginning. Containing 1.370 acres, more or less. Parcel No. 36 Talbot Road Business That portion of the A of Section 20, and the NEh of Section 19, Towuship 23 North, Range 5 East, W.M., described as follows: Be- ginning at the quarter corner cortmon to said sections 19 and 20, thence N 0044'05" E along the common section line 329.59 feet to the south line of the City of Seattle's 200 foot Diablo right-of- way as contained in instrument under Auditor's File No. 3560496 and the True Point of Beginning; thence N 87023'49" E along said south line 83.71 feet to the southwesterly line of Bonneville Power Administration's 100 foot right-of-way as contained in in- strument under Auditor's File No. 3292927; thence S 42035'54" E along said southwesterly line 218.88 feet to a point on a curve to the left on the west line of Benson Road, the radial center of which bears N 76003'31" E 2,895.00 feet therefrom. - thence along said curve and line an arc distance of 118.28 feet to a point of tangency;thence continuing along said right-of-way line S 16016'56" E 72.42 feet to the northerly line of the Bonne- ville Power Administration's 250 foot right-of-way as contained in instrument recorded under Auditor's File No. 3241106; thence N 55013132" W along said northerly line 519.29 feet to a point on a curve to the right on the east line of Talbot Road Extensiot., the radial center of which curve bears N 85606'39" E 2795.00 feet therefrom; thence along said east line and curve to the right an arc distance of 38.29 feet to the south line of afore- mentioned City of Seattle Diablo right-of-way; thence N 87023'49" E along said south line 146.78 feet to the True Point of Beginning. Containing 1.329 acres, more or less. i Exhibit. "A" - page 11 Rr 4, rst of IIIANSAME*ICA TI TLE ;MS. " 6 ROKRT A. MORRU& marry rwatW( ten•+._ �.r-.-. ..-r ., .., A _ __—._ --- ti 49 z £ � lip T I pn R < k 8 V Loy C. dMfor? ooa 44a4F GRANT AVMUF. 0 f i �"„ •Ir [1 s M O n�w4 Z T.} ti �7, XVL N 71 "r r L7 i DECLARATION OF RESTRICTIVE COVEHAYTy ' a b x I 4 WHEREAS, IgT, WES ORP ION acting„gor Pu92t Drfue__, ca CD UN Properties, a Jaime VenturQ, 04 � t ri *+ are the owners of the following real property in the City of Renton, County of King, State of Washington, described as Exhibit 'A' 0 0 attached hereto. iJ q. N WHEREAS.; the owner(s) of said described property desire to impose the following restrictive covenants running with the land as q to use, present and future, of the above described real property. NOW, THEREFORE, the aforesaid owner(s) hereby establish. grant and impose restrictions and covenants running with the land hereinabove described with respect to the use by the undersigned, their successors, heirs, and assigns as follows: IiISTALLATION OF OFF -SITE IMPPOVEMENTS The owner(s) of the above described property, their suc- cessors, heirs and assigns. hereby agree and covenant to participate in, sign a petition in support of, and accept any future Local Improvement District (LID) or city initia- ted proposal, and pay their fair share therefore, for the purposes of providing the necessary off -site improvements required by the Renton Subdivision Ordinance. Said improve- ments shall Include but may not be limited to the installa- tion of curbs. gutters, sidewalks, street paving, sanitary sewers, storm sewers, undergrounding of utilities, and street lighting. These covenants are imposed in lieu of Section 9-1105(6) of Title IX of Ordinance #1628 of the City of Renton. SEE SURVEY VOL24 pG1 - !7-� e4l'c, 110 , 737/2i 2 900 4 S DURATION G This* covenants shall run with the land and expire on December 31, 2026. If at any time improvdnlerrtn are installed pursuant to these covenants, th,? portion of F# f� the covenants pertaining to the specif4c installed improve- ments as required by the Ordinances of the City of Renton [V shall terminate without necessity of further documentation. Any violation or breach of these restrictive covenants may be enforced by proper legal g procedures in the Superior Court of King County by either the City of Renton or any property owners adjoining k subject property who are adversely affected by said breach. 7 PU.GETRIV PROPERTIES A Joint Venture _. S EST_.WE�OR DRAT ON 4t !:�4resident -- Secretary STATE OF WASHINGTON) COUNTY OF KING ) On. this 26th day of November 19.79 before me r personally appeared JAMP RENDAHL —� , .TAMES H. WHITE _ . President and Secreta tively of Invest West Corporation , fX r1 T. the person(s) who exect:ted the within and foregoing instrument, and acknowledged said instrumui to be the free and voluntary act and r •'; p. ;", deed of said person(s) f,r 2 uses and purposes therein mentioned. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. '1.•'"V• '11 Poo 'i:',ik+; Mat y n an or the tate s�.:. ., _J ivt i1u:�{u ►' '1e�,.- of Was I on, residing at f;en�_ _ -- L. k ul:n'i'cx.Y tifrtirt:mAL ru.fic;,r,— _ = HLN"r'u:`, WASI!, vnu:sa `? 1 m z 4nm N rD22 M f � £ UP Jill It Sir s' {cl � Qua• .� � E; '. � � : � �" �; �� 3 p o Uj _ l.>' ir m qI'll� �40 t tr_.- - ail lit VIR'A 2 rs fla,' Hip Rwaa, f =�S i C4 a ^•. 20050620002531.001 RETURN ADDRESS: rourlonnoN BANK 1110 1121h Avenue NE, s(dw 100 Bellevue, WA 96004 Ii�i�I�IIIdI�NI�I VWG 19:04 61q pfV YV C DEED OF TRUST DATE: May 24, 2005 Reference # (f applicable): Additional on page Grantor(s). 1. FIRST EDITION HOMES, INC. G rantee(s) 1. FOUNDATION BANK 2. Pacific Northwest Title Company, Trustee Legal Description_ SW 20-23-05 Additional on page 2 Assessor's Tax Parcel ID#: 202305-9157-06 THIS DEED OF TRUST is dated May 24, 2005, among FIRST EDITION HOMES, INC., a Washirgtan corPorattan, whose address Is E705 South 216th Street, Kent, WA 98032 ("Grantor"j; FOUNDATION BANK, whose mailing address is 1110 112th Avenue NE, Suite 100, Bellevue, WA 98004 (referred to below sometimes as "Lender" and sometimes as "Beneficiary"); and Pacific Northwest Title Company, whose mailing address is 215 Columbia Street, Seattle, WA 98104-1511 (referred to below as "Trustee"). • 20050620002531.002 DEED OF TRUST (Continued) Page 2 CONVEYANCE AND GRANT, For valuable consideration, Grantor conveys to Trustee in trust with Power of sale, right Of entry and possession and for the benefit 64 I.errder as Benefictaty, at of Grantor's right, title, and interest m and to the following described real property, together with all existing or subsequently erected or affixed buildings, improvements and fixtures; all easements, rights of way, and appurierrences; all water, water rights and ditch rights (including stock in ulliihies will ditch or irrigation rights); and all other rights, royalties, and profits relating to The real property including without Imitation all minerals, OR, gas, geothermal and simlar matters, (tile "Real Property°) located to KING County, State of Washington: LOT 2 OF CITY OF RENTON SHORT PLAT NUMBER LUA-96-149-SHPL, RECOROW UNDER RECORDING NUMBER 9702259003, BEING A PORTION OF LOT 1, CITY OF RENTON SHORT PLAT NUMBER 426-79, RECORDED UNDER KING COUNTY RECORDiNG NUMBER 7912129004, FUTHER DESCRIBED AS A PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M, IN FLING COUNTY, WASHINGTON The Real property or its address is commonly known as NNA SE PUGET DRIVE, RENTON, WA 98055_ The Real Property tax identification number Is 202305-9157-06 Grantor hereby assigns as security to Lender, all otGrantor's right, title, and interest in and to all leases, Rents, and profits of the Property. This assignment is recorded in accordance with RCW M08.071h the lien created by this assignment is intended to be specific, perfected and choate upon the recordkrg of this Deed of Trust. Lender grants to Grantor a license to collect Iho Rents and profile, which license may be revoked at Lender's option and strati be automaticaTy revoked upon acceleration of all or part of the Indebtedness. THIS NEED OF TRUST, INCLUDING THE ASS€GNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE (A) PAYMENT OF THE INDEBTEDNESS AND (e) PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THE NOTE, THE RELATED DOCUMENTS, AND THIS DEED OF TRUST, THIS DEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS: PAYMENT AND PERFORMANCE. Except as otherwise provided in this Deed of Trust, Grantor shall pay to Lender an amounts secured by this Deed of Trust as they become due, and shall Wildly and in a llmely manner perform all of Grantor's obligations under the Note, this Deed of Trust, and the Related Documents. POSSESSION AND MAiNTENANCE OF THE PROPERTY. Grantor agrees that Granter's possession and use of the Property shag be governed by the following provisions; Possession and Use. Until the occurrence of an Event of Default, Grantor may (1) remain in possession And control of the Property; (2) use, operate or manage the Properly; and (3) collect the Rents from the Property (this privilege is a license from Lender to Grantor aulormllody revoked upon defaUl). The following provisions relate to the use of the Property or to other limiilaiions on the Property. The Real Property is not used principally far agricullurat purposes. Duty to Mahrlain. Grantor shag maintain the Property in tenantable condition and promptly pariorm all repairs, replacements, and maintenance necessary to preserve its value, -10 Nuisance, Waste. Grantor she# not cause, conduct or permit any nuisance nor commit, permit, ar suffer any stripping of or waste on or to the Property or any portion of the Property. Withoul uniting the generality of the foregoing. Grantor will not remove, or grant to any other party the right to remove, any limber, minorats (including oil and gas), coal, clay, scoria, soil, gravel or rock products without Leaders prior written consent. Removal of Improvements. Grantor shall not demolish or remove any Improvements from the Rest Property wilhout Lender's prior written consent. As a condition to the removal of any Improvements, Lender may require Grantor to make arrangements salisfactory to Lender to replace such Improvements wish Improvements of at least equal value. Lender's Right to Ender. Lender and Lenders agents and representatives may enter upon the Real Property at all reasonable times to attend to Lender's Inlerests and to inspect the Real Property for purposes of Granters compliance with the terms and conditions of this Deed of Trust Compliance with Governmental Requirements_ Grantor shall promptly comply, and shall promptly cause compliance by all agents, tenants or other persons or entities of every nature whatsoever who rent, lease or otherwise use or occupy the Properly in any manner, with all laws, ordinances, and regulations, now or hereafter in effect of all govemmentaf authorities applicable to the use or occupancy of the Property, including without limitation, the Americans With Disabilities Act. Grantor may contest €n good faith any each law, ordinance, or regulation and withhold compliance during any proceeding, including appropriate appeals, so long as Grantor has notified Lender in writing prior 10 doing so and so long as, In Lender's sole opinion, Lender's Inhen — in the Property are clot jeopardized_ Leader may require Grantor to post adequate security or a surety bond, reasonably saWaclory to Lender, to protect Lender's interest. Duty to Protect_ Grantor agrees neither to abandon or leave unattended the Property. Grantor shall do all other acts, in addition to those acts set forth above in this section, which from the character and use of iho Properly are reasonably necessary to protect and preserve the Property. DUE ON SALE — CONSENT BY LENDER. Lender may, at Lender's option, (A) declare immediately due and payable all sums secured by this Deed of Trust or (S) increase the interest rate provided for In the Note or other document evidencing the Indebtedness and impose such other conditions as Lander deems appropriate, upon the sale or transfer, without Lender's prior written consent, of all or any part of the Real Property, or any interest in the Real Property. A "sale or transfer' means the. conveyance of Real Property or any right, He or b taresl in the Real Property; whether legal, beneficial or equitable; whether voluntary or Involuntary, whether by outright sale, deed, Jnstatlmeni sale contract, land contract, contract for deed, leasehold interest with a term greater than three (3) years, lease —option contract, or by sale, assignment, or transfer of any beneficial interest In or to any land trust holding fille to the Real Property, or by any Other method of conveyance of an interest in the Real Property_ If any Grantor Is a corporation, partnership or gmiled liability company, transfer also includes any change in ownership of more Than twenty —live percent (26%) of the voting slack, partnership interests or 4mited liability company interests, as the case may be, of such Grantor. However, this option shall not be exercised by Lender if such exercise is prohibited by federal raw o by Washington haw. TAXES AND LIENS. The following provisions relaiing to the taxes and kens on the Property are pad of this Dead 0 Trusl Payment, Grantor shall pay when dua (and in all events prior 10 delinquency) all taxes, special taxes, assessments, charges (inducting water and sewer), fines and impositions leveed against or on account of the Properly, and shall pay when due all claims for work done on or for services rendered or material furnished to the Properly. Grantor shall mainlain the Property free of all liens having priority over or equal to the interest of Lender under this Deed of Trust, except for the Men of taxes and assessments not due and except as otherwise provided in this Deed of Trust. 20060620002531.003 DEED OF TRUST (Continued) Page 3 night to Contest. Grantor may withhold payment of any tax, assessment, or claim in connection with a good faith dispute ova the obligation to payr so long as Lender's interest in the Property is not jeopardzed. 11 a Len arises or is fed as a result of nonpaymed, Grantor shall within fifteen (15) days after the ten arises or, €1 a lien is fled, within fifteen (15) days after Grantor has notice of the filing, secure the discharge of the lien, or if requested by Lender, deposit with Lender cash or a sufficierd corporate surety bond or other security satisfactory to Lender in an amount sufsclent to discharge the lien plus arty costs and attorneys fees, or other Charges that coWd accrue as a result of a breclosure ar sale under the 1€en. In any contest, Grantor shag defend itself and Lender and shall satisfy any adverse judgment before enforcement aga[W the Property_ Grantor shall name Lender as an additional obligee under any surcly bond furn€shed hn the contest proceedings_ Evidence of Payment. Grantor shall upon demand furnish to Lender satisfactory evidence of payment of the taxes or assess rho and shall authorize ire appropriate governmental official to deliver to Lender at any lime a written sWernent Of the taxes and assessments against the Property. Notice of Construction. Grantor shag notify Lender at least Fifteen (16) days before any work is commenced, any services are funnishocir or any materials are suppled to the Property, If any mechanic's lien, mabanalmeWs. lien, or other ten could be asserted on account of the work, serywes, or materials and the cost exceeds $6,0W.00. Grantor will upon request of Lender turn€sh to tender advance assuranpes satisfactory to Lender that Grantor can and will pay the cost of such Improvements. PROPERTY DAMAGE INSURANCE. The following provisions feinting to Insuring the Property are a part of this Deed of Tnuat. MainteRaerce of tnsuranM Grantor shag procure and maintain policies of fire insurance with standard extended coverage endorsements on a replacement basis for the full insurable value covering all Improvements on the Real Property in an amount suf6cierrt 10 avoid appficatien of any coinsurance clause, and with A standard mortgagee clause in favor of Lender. Grantor shall also procure and maintain comprehanstm general rmb*ty insurance in such coverage amounts as Lender may request with Trustee and Lender being named as additional insureds in such lability insurance pofic€es_ Additionally Grantor shall maintain such other Insurance, including but not limited to hazard, business inteaWtion, and boiler insurance, as Lender may reasonably require. Policies shag be written in form, amounts, coverages and basis reesonablyacceptable to Lender and Issued by a company or companies reasonably acceptable 10 Lender grantor, upon request of Lender, will deliver to Lender from time to lime the policies or certificates of insurance in form satisfactory to Lender. Including stipulations Ural coverages oil not be cancalled or diminished without at least ten (10) days prior written notice to Lender_ Each insurance policy also shall include an endorsement providing that coverage in favor of Lender vrg not be impaired in any way by any act, omission or delauft of Grantor or any other person. Should the Real Properly be located in an area designated by the Director of the Federal Emergency Managernent Agency as a special flood hazard area, Grantor agrees to obtain and maintain Federal Flood Insurance, 0 available, within 45 days a11er notice is given by Lender that the property IS located in a special good hazard area, for the full unpaid principal balance of the ban and any prior leas on the property securing the loan, up to the maximum policy limits set under the Nalloriat Rood Insurance Program, or as otherwise required by Lender, and to maintain such Insurance for the term of the ban. Application of Proceeds. Grantor shah promptly notify Lender of any loss or damage to the Property if the estimaled cost of repair or replacement ids $5,DM.00. Leader may make proof of toss if Grantor fads to do so within fifteen 06) days of the ces"lly= Wt"IeT or not Lender's security Is impaired, Lender may, a1 Lender's election, receive and retain the proceeds of any inswanoe and apply the proceeds to the reduction of the Indebtedness, payment of any lien affecting We Properly, or the nesloratton and repair of the Property. If Lander elects to apply the proceeds to restoratlorh and repair, Grantor shall repair or replace they damaged or destroyed Improvements in a manner satisfactory to Lender. Lender shal, upon satislackry proof of such expenditure, pay or reimburse Grantor from the proceeds for the reasonable cost of repair or restoration it Grantor is not in default under this Dead of Trust. Any proceeds which have not been disbursed within 180 days after their receipt and which Lender has not eornmited to the repair or restoration of the Property shall be used irsl to pay any amount owing to Lender under this Deed of Trust, then to pay accrued Interest, and the remainder, N airy, shall be applied to the principal balance of the Indebtedness, If Lender holds any proceeds alter payment in tug Of the Indebtedness, such proceeds shalt be paid wtlhout Interest to Grano as Granoorss Interests may appaar_ Grantor's Report on Insurance. Upon request of Lander, however not more than once a year, Grantor shag furnish to Lender a report on each w dsYg policy of insurance showing: (1) the name of the insurer, (2) the rislrs Insured; (3) the amount of the policy; (4) the property insured, the then current replacement value of such property, and the manner of determining that value; and (5) the expiration dale of the policy. Grantor shall, upon request of Lender, have an independent appraiser satisfactory 10 Lender determine the cash value replacement cost of the Property: LENDER'S EXPENDITURES. If any action or proceedog is commenced that would materially affect Lender's interest in the Property or if Grantor fags to comply with arty provision of this Deed of Trust or any Related Documents, including but not limited to Grantor's }allure to c1scii" or pay when due any amounts Grantor Is required to discharge or pay under this Dead of Trust or any Related Documents, Lander on Grantor's behalf may (but shell rot be obligated to) lake any action that Lender deems appropriate, including but not limited to discharging or paying all taxes, liens, security Interests, encumbrances and other claims, at any lime levied or placed on the Property and paying all costs for insuring, maintaining and preserving the Property. All such expenditures ineuried or paid by Lander for such purposes wig then bear interest at the rate charged under the Note from the date incurred or paid by Lender to the date of repayment by Grano(. Alf such expenses will become a part of the Indebtedness and, at lender's option, will (A) be payable on demand; (B) be added to the balance of the Note and be apportioned among and be payable with any instafimenl payments to became due during either (1) the term of any applicable insurance policy; or (2) the remaining term of the Note; or (C) be treated as a balloon payment wtveh wig be due and payable at the Note's maturity, The Deed of Trust also will secure payment of these amounts. Such right shall be in addition to all other rights and remedies to which Lender may be enliged upon Default. WARRANTY; DEFENSE OF TITLE The following provisions relating to ownership of the Property are a part of this Deed of Trust; Title_ Grantor warrants that:- (a) Grantor holds good and marketable title of record to the Properly in fee simple, free and elm of all liens and enctembrances other than those set forth in the Real Property description or in any title insuranoe policy, title report, or final bile opinion issued in favor of, and accepted by, Lander in connection with this Deed of Trust, and (b) Grantor has the lull right, power, and authority to execute and deliver this Deed of Trust 10 Lender. Defense of Title. Subject 10 he exception in the paragraph above, Granter warrants and will forever defend the 66e to the Property against the lawful da€rrhs of all persons. In the event any action or proceeding is commenced that questions Grantor's title or the interest of Trustee or Lender under this Deed of Trust, Grantor shall defend the action at Grantor's expense. Grantor may be the nominal party in such proceeding, but Lander shelf be entitled to participate in the proceeding and to be represented in the proceeding by counsel of Lender's own choice, and Grantor wig deliver, or cause to be delivered, to Lender such instruments as Lender may request from time to time to permit such participation_ Compliance Wllh taws. Grantor warrants that the Property and Grantors use of the Property complies with all existing 20050620002531.004 DEED OF TRUST (Continued) Page 4 appircable taws, ordinances, and regulations of governmental authorities. Survival of Representations and Warranties. AD representations, warranties, and agreements made by Grantor in this Deed of Trust shag suAve the execution and delivery of this Deed of Trust, shall be continiting in nature, and shall remain in full force and effect until such lime as Granter's Indebtedness shall be paid in fuL CONDEMNATION. The totiowing provision:, relating to condemnation proceedings are a part of this Deed of Trust Proceedings. if any proceeding in condemnation is riled, Grantor shall promptly notify Lender in writing, and Grantor shall promptly take such steps as may be necessary to defend the action and obtain the award. Grantor may be the nom#nal party in such proceeding, but fender shall be enttled to participate in the proceeding and to be represented in the proceeding by counsel of its own choice all at Grantor's expense, and Grantor will delrw or cause to be delivered to Lender such insruments and docurnentation as may be requested by Lender from lime to time to permit such participation. Applievilon of Net Proceeds. 11 all or any part of the Property is condemned by aminent domain proceedings or by any proceeding or purctuma in lieu of condemnation, Lender may at ifs election require that all or any portico of the net proceeds of the award be applied to the indebtedness or the repair or restoration of the Property. The net proceeds of the award shall mean the award afterpayment of all reasonable costs, expenses, and alforreys' tees incurred by Trustee or Lender in connection with the condemnation. IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORITIES. The kilowing provisions relating to governmental taxes, fees and charges are a purl of this Deed of Trust Current Taxes, Fees and Charges. Upon request by Lender, Grantor shall execute such documents in addition to this Deed of Trust and take whatever other action Is requested by Leader to perfect and continue Lender's lien on the Real Property. Grantor shall reimburse Lender for all taxes, as described below, together with aft expenses incurred in recording, perfecting or continuing this Dead of Trust, lnducling without limtWion all taxas, fees, documentary stamps, and other charges for recording or registering this Deed of Trust. Taxes. The following shall constitute taxes to which this section applies: (1) a specific tax upon this We of Deed of Trust or upon al or any pars of the Indebtedness secured by this Deed of Trust; (2) a specific tax on Grantor which Grantor is authorized or required to deduct from payments on the Indebtedness secured by this type of Deed of Trust; (3) a tax on this type of Deed of Trust chargeable against the Lender or the holder of the Mote; and (4) a specsfic tax on all or any portion of the Indebtedness or on payments of principal and interest made by Grantor. Subsequent Taxes_ 11 any tax to which this secllon applies is enacted subsequent to the data of this Deed of Trust, this event shall have the same effect as an Event of Delault, and Lender may exercise any or all of its available remedies for an Event of Default as provided below unless Grantor either (1) pays the tax before it becomes delinquent, or (2) contests the tax as provided above in the Taxes and Liens section and deposits with Leader cash or a sufficient corporate surety bond or other security satisfactory to Lender. SECURITY AGREEMENT; FINANCING STATEMENTS. The hofEowing provislons relating io this Deed of Trust as a security agreement are a part of this Deed of Trust. Security Agreement, This €nskument shall constitute a Security Agreement to the extent any of the Property constitutes fixtures, and Lender shall have all of the rights of a secured party under the Uniform Cemmprtial Code as amended from time to time. Security EMereat. Upon request by Lender, Grantor shall take whatever action is requested by Lender to perfect and continue Lender's security interest in the Rents and Personal Property. In addition to recording this Deed of Trust in the real property records, Lender may, at any time and without lurttter authorization from Grantor. Ile executed counterparts, copies or reproductions of HIS Deed of Trust as a financing statement. Grantor shall reimburse Lender for all expenses incurred in perfecting or continuing this security interest. Upon default, Grantor shag not remove, sever or detach the Personal Property from the Property. Upon default, Grantor shalt assemble any Personal Property not affixed to the Property In a Mannar and at a place reasonably convenient to Grantor and Lender and make ft available to Lender within three (3) days after receipt of written demand from Lender Io the extent permitted by applicable law. Addresses. The mailing addresses of Grantor (debtor) and Lender (secured party) from which Information concerning the security interest granted by this. Deed of Trust may be obtained (each as required by the Uniform Commercial Code) are as stated on the first page of INS Deed of Trust. FURTRER ASSURANCES; ATTORNEY-WFACT_ The following provisions re4a5ng to further assurances and attorney -intact are a part of this Deed of trust: Further Assurances. At any time, and from Erne to lime, upon request of Lender, Grantor will make, execute and deliver, or win cause to be made, executed or delivered, to Lender of to Lenders designee, and when requested by Lender, cause. to be filed, recorded, nefited, or rerecorded, as the case may be, at such Wrines and in such offices and places as Lender may deem approprfate, any and all such mortgages, deeds of trot, security deeds, security agreements, financing statements, continuation statements, instruments of further assurance, cerfificales, and other documents as may, in tho sole opinion of Lender, be necessary or desirable In order to effectuate, complete, perfect, continue, or preserve (1) Grantor's obligations under fire Note, the Deed of Trust, and the Related Documents, and (2) the hens and security interests created by this Deed of Trust as first and prior liens on the Property, whether now owned or hereafter acquired by Grantor. Unless prohibited by law or Lender agrees to the contrary in writing, Grantor shall reimburse Lender for all costs and expenses incurred in connection with the matters referred to in this paragraph. Attar ney-€in,-Fact_ N Grantor taiSs to do any of the 1tings referred to in the preceding paragraph, Lender may do so for and in the narne of Grantor and at Grantor's expense- For such purposes, Grantor hereby irrevocably appoints Lender as Granlods atlorney-in-fact for the purpose of making, executing, delivering, fling, reco d irxd, and doing at other things as may be necessary. or desirable, in Lender's rote opinion, to accomplish the matters referred to in the preceding paragraph. FULL PERFORMANCE. If Grantor pays all the Indebtedness when due, and otherwise performs all the obligations imposed upon Grantor under this Deed of Trust, Lender shall execute and deliver to Trustee a request for full reccnveyance and shag execute and deliver to Grantor suitable statements of termination of any financing statement on file evidencing Lender's security Interest in the Rents and the Personal Property. Any reconveyance fee shall be paid by Grantor, if permitted by applicable law. The grantee in any recorricyance may be described as the 'person or person, legally enfifled thereto", and the recitals in the reconveyance of any matters or facts shall be conclusive proof of the truthfulness of any such matters or facts. EVENTS OF DEFAULT. Each of the following, at Lender's option, shall constitute an Fvenl of Default under this Deed of Trust: Payment Default. Grantor fails to make army payment when due under 1hR Indehlednass. Other Defaults. Grantor fails to corMly with or to perform any other term, obligation, covenant or condition contained in 0 20050620002531,005 DEED 4F TRUST - (Continued) Page 5 this Deed o1 Trust or in any of the Retated Documents or to comply with or to perform any term, obligation, covenant or condition cordakhed in any other agreement between Lender and Grantor. ConVilance Default. Failure to comply with any other term, obligation, covenant or condition contained in this Deed of Trust, the Note OF in any of the Related Documents - Default on Other Payments. Failure of Grantor within the lime required by this Deed of Trust to make Any payment for tares or insurance, or any other payment necessary to prevent &IN al or to effect discharge of any Gen_ Default In Favor of Third Partles Should Grantor default under any loan, extension of credit, security agreement, purchase or sales agreement, or any other agreement, in favor of any other creditor or person that may materially affect any of Granter's property or Grantor's ability to repay the Indebtedness or perform their respective obligations under then Deed of Trust or any of the Related Documents. False Statements. Any warranty, representation or statement made or finished to Lender by Grantor or on Grantors behalf under this Deed of Trust or the Related Documents is false or misleading in any material respect, either now or at the time made or furnished or becomes false or misleading at any time thereafter, Defective CollaleraGxalion. This Deed of Trust or any of the Related Documents ceases to be in full force and effect (including failure of any collateral document to create a vafid and perfected security interest or lien) at any time and for any reason. Insolvency. The dissolution Or termination of Grantor's existence as a going business, the Insolvency of Grantor, the appointment of a receiver for any part of Grantor's properly, any assignment for the beneii of creditors, any type of creditor workout, or the commencement of any proceeding under any bankruptcy or insolvency laws by or against Grantor_ Creditor or Forfeiture Proceedings Commencement of foreclosure or forfeiture proceedings, whether by Judicial proceeding, self-trdp, repossession or any other method, by any creditor of Grantor or by any governmental agency against any property securing the Indebtedness. This indtides a garnishment of any of Grantor's accounts, including deposit accounts, with Lender. However, this Fvent of Default shah not apply If there is a good faith dispute by Grantor as to the validity or reasonableness of the claim which is the has(:, of the creditor or forfeiture proceeding and if Grantor gives Lender wrihan notice of the creditor or forfeiture proceeding and deposlfs wlh Lender monies or a surety bond for the creditor or forfeiture proceeding, In an amount determined by Lender, in its sole discretion, as being an adequate reserve or bond for the dispute_ Breach of Other agreement. Any breach by Grantor tinder the terns of any other agreement batwean Grantor and Lender that is rxl remedied within any grace period provided therein, induding without imitation any agreement concerning any indebtedness or other obligation of Grantor to Lender, whether existing now or later. Events AHectbtg Guarantor. Any of the preceding events -occurs with respect to any Guarantor of any of the Indebtedness or any Guarantor dioS or becomes incompetent, or revokes or disputes the validity of, Of iabefely under, any Guaranty of IN indebtedness. 1n the event .of a death, Lender, at ifs option, may, but shall not be required to, permit The Guarantors estate to assume unconditionally the obligations arising under the guaranty In a manner satisfactory to Lender, and, in doing so, cure any Event of Default. Adverse Change. A material adverse change occurs in Grantors financial candifion, or tender believes the prospect of payment or performance of the Indebtedness is impaired. Insecurity. Lander in good faith believes Itself insecure. Right to Cure. It any default, other than a default in payment Is curable and lf Grantor has not been given a notice of a breach of the soma provision of this Deed of Trust within the preceding twehre (12) months, It may be cured it GraMw, after receiving written notice from Lender demanding cure of such dafaufb (1) tuxes the default within fifteen (15) days, or (2) 0 the cure requires more than fifteen (15) days, immediately ini0'atea steps which Lender deems In Lender's sole discretion to be srrfficierd to cure the default and thereafter continues and completes all reasonable and necessary steps sufficient to produce oompllanoa as soon as reasonably practical. RIGHTS AND REMEDWS ON DEFAULT. If an Event of Default occurs under this Deed of Trust, at any lime thereafter, Trustee or Lender may exercise any one or more of the follow ng rights and rerriedes: Election of Remedies. EJecGon by Lender to pursue any remedy shall not exclude pursuit of any other remedy, and an election to make expenditures or to take Action to perform an obligation of Grardor under this Deed of Trust, after Grantors failure to perform, shall not affect Lender's right to declare a default and exercise is remedies. Accelerate Indebtedness. Lender shall have the right at Its option to det4ane tithe entire indebtedness immediately due and payable, including any prepayment penalty which Grantor would be required to pay. Foreclosure. With respect to all or any part of the Real Property, the Trustee shall have the right to exercise its power of safe and to loredose by notice and sale, and Lender stall have the right ID foreclose by Judicial foreclosure, in either case In accordance With and to the full extend provided by applicable law. I ICC Remedies. With respect to all or any part of [he Persona) Property, Lender shall have ail the rights and remedies of a secured party under the uniform Commercial Code. Collect Rents. Lender shall have the right, without notice to Grantor Io tafse possession of and manage ire property and coiact fhe Rents, erhduding amounts past due and unpaid, and apply Use net proceeds, over and above Lenders costs, agatrLst the Indebtedness. In fratheranoe of this right, Lender may require any IM01 or other user of the Property to make payments of rent or use fees directly to Leader. 11 the Rents are ootected by Lender, then Grantor tmavocably designates Lender as Grantors attorney -in -fad to endorse instruments received in payment thereof in the name of Grantor and to negoliars the same and collect the proceeds. Payments by tenants or other users to Lender in response to Lender's demand sihai satisfy the obligations for which the payments are made, whelher or not any proper grounds for the demand existed. Lender may exercise iG rights under this subparagraph either In parson, by agent, or through a receiver. Appoint Receiver. Leader Shall have the right to have a receiver appointed to lake possession of all or any part of the Property, with the power to protect and preserve the Property, to operate the Property preceding or pending foreclosure or sale, and to collect the Rents from the Property and apply the proceeds, over and above the cost of the receivership, against the lndobtedrress_ The receiver may serve without bond if pasmited by law. I-ender's right to the appointment of a receiver shall exist whether or not the apparent value of the Property exceeds the Indebtedness by a substantial amount. Employment by Lender shall not disqualify a person from serving as a receiver. Tenancy at Sufferance_ If Grantor remains in possession of the Property after the Property is sold as provided above or Lender otherwise becomes entitled to possession of the Properly upon default of Grantor, Grantor shall become a levant at sufferance of Lender or the purchaser of the Property, and shall, at Lender's option, either (1) pay a reasonable rental for the use of the Property, or (2) vacate the Property Immedialely upon the demand of Lender, KIIIfF�iIfI�bYbSa; KIIIIa DEED OF TRUST (Continued) Page 6 Diller Remedies. Trustee or Lender shall have any other right or remedy provided in this Deed of Trust or the Note or hylaw. Notice of Sate- lender shag give Grantor reasonable police of the Gme and place of any pubic sale of the Personal Properly or of the time after which any private sale or other intended disposition of the Personal Property is W be made. Reasonable notice shag mean mice gnreo at least ten (10) days hefare the lime of the safe or disposition Any sate of the Personal Property may be made in conjunction with any safe of the Real Property, Sale of the Property. To the extent permitted by applicable law, Grantor hereby weives any and all rights to have the Property marshalled. In exercising its fights and remedies, the Trustee or Lender shaft be free to sell all or arty part of the Property together or separately, in one sate or by separate sales. Lender shall be entitled to bid at any public sale on all or any portion of the Property. Attorneys' Feed Expenses_ ff Lender institutes arty suit or action to enforce any of the terms of this Deed of Trust, Lender shad be salted to recover such sum as the court may adjudge reasonable as attorneys' fees at trial and upon any appeal_ Whether or not any court action is involved, and to the extent not prohibited by law, aft reasonable expenses Lender incurs that in Lender's opirvon are necessary at any firne for the protection of its--atlwasi of the entoreemervl of its rights shah became a part of the Indebtedness payable on demand and shad bear interest at the Note rate from the date of the expenditure until repaid_ Expenses covered by this paragraph include, without limitation, huwaver subject to any limits tinder applicable law. Leaders attorneys fees and Lenders "of expenses, whether or not there is a lawsuit, including attorneys' fees and menses for bankruptcy proceedings (including efforts to modify or vacate any automatic slay or injunction}, appe", and any anticipated post —judgment collection services, the cost of searching records, obtaining title reporls (induding foreclosure reports), surveyors' reports, and appraisal tees, fide insurance, and fees for the Trustee, to the extent permitted by applicable law. Grantor also will pay any court costs, in addition to all other sums provided by law. Rights of Trustee. Trustee shall have al of the rights and duties of Lender as sell forth in this section. POWERS AND OBLIGATIONS OF TRUSTEE. The blowing provisions relating to the powers and obfigaboru of Trustee (pursuant to Lender's instructions) are part of this Deed of Trust: Powers of Trustee. In addition to of powers of Trustee arising as a matter of law, Trustee shag have fhe power to lake the following actions with respect to the Property upon the written request of Lender and Grantor: (a) join in preparing and fling a map or plat of the Rea[ Property, including the dedication of streets or other rights to the public; (b) join In granting any easement or creating any restriction on the Real Properly; and (c) join in any subordination or other agreement affecting this Deed of Trust or the interest of Lender under this Deed of Trust. Obligations to Notify. Trustee shaft not be obligated to notify any other party of a pending sale under airy other bust dead or loan, or of any action or proceeding In which Grantor, Lender, or Trustee shall be a party, unless required by applicable law, or unless the action or proceeding is brought by Trustee. Trustee. Trustee shall meat alf qualifications required for Trustee under applicable low. In addition to the rights and remedies set forth above, with respect to all or any part of the Property, the Trustee shall have the right to foreclose by notice and sale, and Lender shah have the right to foracbse by judicial fofeclosure, in either case In accordance with and to The full extent provided by applicable law, Successor Trustee. Lender, at Lender's option, may from lime 10 lime appoint a successor Trustee to arty Trustee appointed under this Deed of Trust by an instrument executed and acknowledged by Lender and recorded in the office of the recorder of KING County, State of Washington. The instrument shall contain, in addition to all direr matters required by stale law, the names of the original Lender, Trustee, and Grantor, the book and page or fire Audtcrs File Number where this Deed of Trust is recorded, and the name and address of the successor trustee, and the instrument shad be, executed and acknowledged by Lender or as su c essors in interest. The successor trustee, without conveyance of the Property, shall succeed to all the We, power, and duties conferred upon the Trustee In Ills Deed of Trust and by applicable raw- This procedure for substitufiarn of Trustee shall govern to the exclusion of all other provisions for substitution. NOTICES. Subject to applicable law, and exeepi for notice required or allowed by law to be given in another manner, any notice requited to be given under this Deed of Trust, Including without limitation any notice of default and any notice of safe shall be given in writing, and shall be effective when actually delivered, when actually received by Iewlins rvIe (unless otherwise required by law), when deposited with a nationally recognized overnight courier, or, if malled, when depruiled in are United Stales mail, as first lass, certified or registered mail postage prepaid, directed to the addresses drown near the beginning of this Deed of Trust. AN copies of nofiees of foreclosure from The holder of any Han which has priority over this Deed of Trust shad be sent to Lenders address, as shown near the beginning of this Deed of Trust. Any party may change its address for notices under this Deed of Trust by giving formal written notice to the other parties, specifying that fha purpose of the notce is to change the party's address. For notice purposes, Grantor agrees to keep Lender inlormed at all times of Grantor's current address. Subject to applicable law, and except for notlre required or allowed by law to be gfvan in another manner, if there is more than one Grantor, any notice given by Lender to any Grantor is deemed 10 be notice given to all Grantors. NOTICE OF FINAL AGREEMENT. ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, E)CTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW_ MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of this Deed of Trust: Amendments. This Deed of Trust, together with any Related Documents, constilutes the entire understanding and agreement of the parties as to" matters set forth in this Deed of Trust- No alteration Dior amendment to this Deed of Trust shag be effective unless given in writing and signed by the party or padies sought to be charged or bound by the alteration or amendment. Annual Reports. If the Property is uSod for purposes other than Grantors residence, Grantor shad furnish to Lender, upon request, a certified statement of ntet ,operating Moon* received from the Property during Grantors previous fiscal year in such form and detail as Lender shag require, "Net operating income shall mean at cash receipts from the Property less all cash expenditures made in connection with fhe operation of the Property. Arbitration. Grantor and Lender agree that all disputes, claims and controversies between 11hem whether Individual, John, or class in nature, arising from this Deed et Trust or otherwise, including without Nmltation tonhact and lart disputes, shall be arbitrated pursuant to the Rules of We American Arbitration Association In effect at the lime the claim is filed, upon request of either party. No act to take or dispose of any Property shall Constitute a waiver of this arbilrallon agreement or be prohibited by this arbitration agreement. This Includes, without arnitatfon, obtaining injunctive relief or a lemporaiy restraining order; invoicing a power of sate under any deed of trust or mortgage- obtaining a writ of attachment or Imposillon of a receiver; or exercising any rights relating to personal property, Including taking or disposing of such property with or without judicial process pursuant to Article 9 of the Uniform Commercial Cade. Any disputes, claims, or controversies concerning the 20050620002531,007 DEED OF TRUST (Continues!) Page 7 lawfulness or reasonableness of arty act, or exercise of any right, concerning any Property, including any clahn to rescind, reform, or otherwise molt any agreement relating to the Property, shalt also be arbitrated, provided however that no arbitrator shall have the right or the power 10 enjoin or restrain any act of any party. Judgment upon any award rendered by any abillrator may be entered in arty court having Jurisdiclion. Nothing in this Deed of Trust shall preclude any party front seeldng equftable relief from a court of competed jurisdiction. The statute of timitalions, estoppel, waiver, k-ches, and similar doctrines which would otherwise be applicabk In an action brought by a party shalt be applicable in any arbitration proceeding, and the commencement of an arbitra fon proceeding shah be deemed the commencement of an action for these purposes. The Federal Arhttration Act shall apply to the construction, tnterprstalion, and enforcement of this arbitration provision. Caption Headings Caption headings in this Deed of Trust are for convenience purposes only and are not to be used to interpret or define the provisions of tuts Deed of Trust. Merger. There shah be no merger of ltra interest or estate created by Inds Deed of Trust wit► any other interest or estate in the Property at any fime held by or for the benefit of Lender in any capacity, without the writlien consent of Lender. Governing Law. This Deed of Trust wit be governed by federal law applicable to Leader and, to the extent not preempted by federal taw, the laws of the State of Washington without regard to Its co Nis of law provisions. This Deed of Trust has been accepted by Lender in the State of Washington. Choice of venue_ It there is a lawsuit, Granlor agrees upon Lender's request to submit to the jurisdiction of the oourts of King County, State of Washington. No WalYer by Lender. Lender shalt not be deemed to have waived any rights Under this Deed of Trust unless such waiver is given in writing and signed by gender. No delay or ornvssfon on the pad of Lender in exercising any right shall operate as a waiver of such right or any other right. A waiver by Lander of a provision of this Deed of Trust shall not prejudice or constitute a waiver of Lenders right otherwise to demand strict compliance with that provision or any other provision of this Deed of Trust. No prior waiver by Lender, nor arty course of dealfag between Lender and Grantor, shelf constitute a waiver of any of Lenders rights or of any of Grantor's obligations as to any future transactions. Whenever The consent of Lender is required under this Deed of Trust the granting of such consent by Lender in any instance shall not constitute continuing consent to subsequent instances where such consent is required and in all cases such consent may be granted or withheld in the sole discretion of Lender. Severability. If a court of competent jurisciction finds any provision of ills Deed of Trust to be illegal, invalid, or unenforceable as to any olreumst, that finding shall not make the offending provision illegal, invalid, or unenforceable as to any other ctrounnabrrn. If feasible, the offending provision shall be considered modified so that it becomes legal, valid and enforceable. If the offending provision cannot be so modified, it shall be considered deleted from this Deed of Trust. Unless otherwise required by law, the riegality, invalidity, cr unentorceabiRy of any provision of this Deed of Trust shall not affect the legality, validity or enforcPabalty of any other provision of this Deed of Trust. Successors and Assigns. Subjad to arty limitations stated in this Deed of Trust on transfer 01 Grantors interest, this Deed of Trust shall be binding upon and Inure to the benefit of the parties, their successors and assigns. If ownership of the Property becomes vested in a person other than Grantor, Lender, without notice to Grantor, may deal with Grantors successors with reference to this Deed of Trust and the Indebtedness by way of forbearance or extension without releasing Grantor from tine obligations of this Deed of Trust or liability under the Indebtedness. Time Is of the Essence. Time is of the essence In the performance of this Deed of Trust. Waiver of Homestead Exemption. Grantor thereby releases and walves all rights and benefits of the homestead exemption laws of the State of Washington as to all Indebtedness secured by this Deed of Trust. DEFINITIONS, The "Owin8.capita5"words and loans shall have the lolrowing meanings when used In this Deed of Trust. Unl@ss•5oeCRically staled to the contrary, all references to dollar amounts strati mean amounts In lawful money of the united States of ri Words�� c�{eVAt usdd in the singular shal include the plural, and the plural shall Include, the singular, as the nt sqr tf7e_ Vitro}ds and ter not otherwise defined in this Deed OI Trust shall have the meenfngs atlnbuled to suetorms in the Uniform Commerpial t Benaliclary. The word'Berte[cia ns FOUNDATION BANK, and its successors and assigns. SBarfo4e'0r fB wed "Borrower mean¢ FIRST EDITION HOMES, INC. and includes at co-signers and co-makws igning,lhelote, .F:;•_..+raj g g,pf„Taust:- The woftf "Dee$ u! Trust' mean this Deed of Trust among Grantor, Lender, and Trustee, and Includes without limitation aR assignment and security interest provisions relating to the Personal Property and Rents. Default. The word 9ela011" means the Default set forth In this Deed of Trust in the section tiled "Default". Event of Default The words 'Event of DofaWP mean any of the events of default set forth in this Deed of Trust in the events of default section of this Deed at Trust. Grantor_ The word "Grantor' means FIRST EDITION HOMES, INC.. Guarantor. The word "Guarantor' means any guarantor, surety, or accornmcdatlon party of any or all of the Indebtedness. Guaranty. The word "Guaranty, means the guaranty from Guarantor to Lender, €ncludlrmg without limitation a guaranty of An or part of the Nole. Improvements. The word "ImprUvemera5" means an existing and future improvements, buildings, structures, mobile homes affixed on the Real Property, to AWas, additions, replacements and other haonsiructon on the Heal Property. Indebtedness, The word "Indebtedness" means an principal, interest, and other amounts, costs and experses payable under the Note or Related Documents, together with all renewals of, extensions of, modifications of, consolidations of and substitutions for the Nola or Related documents and any amounts expended or advanced by Lender to discharge Grantors obligations or expenses incurred by Trustee or Lender to enforce Grantor's obligations under this Deed of Trust, together with interest or such amounts as provided In this Deed of TrusL Lender. The word -.ender' means FOLI RATION BANK, its successors and assigns, Note. The word 'Note" means The prep is;ory note datiad May 24, 20M, in the original principal amount of $250,000.00 from Grantor to Lander, together with all renewals of, extensions of. modifications of, refinancings of, consolidations of, and substRWlons for the promissory rote or agreement. NOTICE TO GRANTOR; TtiE NOTE CONTAINS A VARIABLE INTEREST RATE. Personal Property_ The words "Personal Property mean an equipment, Cixltres, and other articles of personal property now or hereafter owned by Grantor, and now or hereafter attached or affixed to the Real Property; together wish all accessions, parts, and additions to, all replacements of, and ail substitutions for, any of such property; and together with all €ssues and profits thereon and proceeds (inctuding without linrletion all insurance prod and refunds of premiums) 20050620002531.008 • DEED OF TRUST (Continued) Page 8 from any sale or other disposition of the Property. Properly. The word "Properly' means collectively the Real Prepnrty and the Personal Property. Real Property_ The words "Real Property" mean the real property, interests and rights, as further described in this Deed of Trust. Related Documents. The wards W[ated Documents" mean an promissory nptes, credit agreements, loan agreements, guaranties, secWrity agreements, mortgages, deeds of (rust, security deeds, collateral mortgages, and all other Instruments, agreements and documents, whether now or hereafter existing, executed in connection with the Indebtedness; provided, that Itra eniAronmentat indemnity agreements are not'Related Documents" and are not secured by thls Dead of Trust. Rents. The word 'Rmft7 means aft present and future rents, revenues, income, issues, royalties, profits, and other benefits derived from the Property. Trustee. The word "rruustee" meads Pacific Northwest Title Company, whose mailing address is 215 Columbia Street, Seattle, WA 98104-1611 and any su>bstilute or successor trustees, GRANTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST, AND GRANTOR AGREES TO ITS TERMS. GRANTOR: ;F)RSTJFVITI0?*MMES, INC. _ f . Becir, PreslChel Vard of FIRST EDITION HOMES, INC. CORPORATE ACKNOWLEDGMENT STATE OF j Iss COUNTY Of On this ( day of l -"^ ' 20 0 before me, the undersigned Notary Public, personally appeared Grant L. PreslCtralrmrlr9 of Board of FIRST E MTION HOMES, INC., and personally known to me or proved to me on the basis of satisfactory evidence to be an authorized agent of the corporation that executed the Deed of Trust and acknowledged the Deed of Trust to be the free and vofuntary act and deed of the corporalion, by authority of its Bylaws or by resolution of its board of directors, for the uses and purposes therein mentioned, and on a stated that he or she is authorized to execute this Deed of Trust and in fact executed the Deed of Trust on behatf Of the a rp �ra_4onr (} yA Notary Public In and for the State of Wit My nmrqJ59$fARStjM NOTARY —PUBLIC my COMMISSIOU ErrPIrtE3 O+20-07 REQUEST FOR FULL RECONVEYANCE To: ,Trustee The undersigned is the legal owner and holder of all indebtedness secured by this deed of Trust. 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