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Home My WebLink AboutLUA-05-015.::. CITY OF R[', .~ 6Jt~~B5':~ .. -.----.. ~ _,\1\[; r;:EC:'r "i 0 ~~j~Q.{~ __ -m~ 'IJ,ENT L ' f;.~:·LOT 1i-:-~27~;:,:'~'25 !If.~~~i:>TlCN .' LOT 1 OF r TY.;Cf R(l\jlON SrlOf<T PLfJ .. ,>,. lbC>-'e. ACCQRf)1NG TO THE SHORT Pl.'.-. ..II:tCOROW· AUGUST ! ?/~ ;:~: 1]i-J:;:rF "',::ORDING' NO, 7808170836 IN KING C(".f:i.. TV. Wi'I,'YllNGTON .' .' .~JU-tO·;·#7:'2780':1024 DESc:",h5TiON .. :: .: •• ' •••••.• , LOT 3 Of CITY or RENTON Si"!O~T P j. T .'1(:.. ':'3-78, ACCOODIIItG TO THE SrlORT P,--i;~ R['CORDEO A.~tJST 17, 197E.·{!t·r.lH R[Cf}'RDING:rqQ. 7808170836 IN KING CCI:.IIf·fY, VOASHIN$}~ON .. :: .-' LEGEND , -~~S[l~~~.~.~::~ ~~ES :':' ~~:.:'~' EXISTlNG PRCPERTY UNES··. . INTERIOR PlI·1 UNES RIGHT-OfC-WA.Y LINES EASE~ENT UNFS o 5/8" REBAR at CAP 1233-45 TO BE Sr.~ o FOUND CONe. }JON IN CASE (T'l'?) I:&Ml STREET ADDRESS (T'r'P) SP SH~T PLAT NO. 188-78 (TYP) NAP NOl A PART DECLARATION OF COVEl-J~'" THE O~ERS 0;-THE _ANC EMBRACED 'IM'"!II, r·il~· j:Fr'·l;I~ ADJUSThtENT, IN ~~~~~ ~~~r:.~~~~~~':d~Et~~~~:';?f~ l:~t:'~~~'~C~;~~~~J~G~~N~~E NEW EASEM['" T SHQ"""" ON THIS LOT LINE ... .:· .. !~:..~·l\.l~NT TO A!'4Y AND·:Al:~. FUTURE PURc.rIASERS Of THE LOTS. OR O~ .;J'-' :;o.J8GIIiISION THEREOf. THiS COvt::NANT SHA_L RU~ 'M'" T!-It: LAND ,t..5 ~~O"'l, 8N "-HIS LOT LINE -AOJUSTtJENT :: :: ", ,~' EXIS,ING S,TE AREAS EXISTING TAX LOT /17: ·7fj(>··-:(5 :< 137.8~0 SQ CITY OF RFNJI CONTROL prINT II IBB~ ::XISTING TAX ~CT r2=7f~O-1'-./4 '" 11.4425<.; TOTAL SITE AR£A '" i H9.3.?: SQ FT (±J -1.28 t.,. BUILD'\j':; ARE.-.S AR.E TO rrn<'IOf" ::lOT?~I"'T AND AS: LOT COVERAGE", Ex LO, _OT -137.880 SC STRUC rURES :.28,070 SO " CC·vEl' AG~ = 20% '~OT CCVERAG[ "'" EX. LO"-~ lO-'" 11,<!42 sa n S~ ..... :::T JRES = 0 SQ. n :::O'vER "-GE '"' O~ ~ .::-' '.;-: ••••• :: /.ONJM[NT IN CASE i :c. "" .... ,-.--··~:i·1 ~ . /1-.0. ::~' ...... caNc.r{E.tI •• B~~S DISC .:{lJ '('..r .:..... .l~ .. Z6-G. (HELD F~ TANG.) .. ::~.: ~L--( .-i": ~~~~~ _:f~ .. ~:: .~ ." r-7-i;::6-f!t.·,fNf:AR WTER,) CITY or ..... ~NTON9:'*' ,,/ ""<,fyft¢·/"''' CONTR~ POINT.-: f.)'" .. :.€" .: ..... :: ":',!> ii$0/~=- N $I / . ~/ / .~: . !!I "" 1'" / " -:'. 4> " I "" t~' " ·\c) .1 .:..c.) ( 0.018 AC.) ~X; 9S HARRI~GT,.;t,._~: _, NE EX 1 914 HARkING1~N : .• : NE LOT::r: ~AolliiE::;' -_~' ~-Fx.i -Ti0!:l NE SUNs:-r (;_.~, SCALE: 1 INCH = 40 FT. I11111 j .. =:1 .==--r====J W9;~T0r"j.."~ I; ~r.FT 20 40 60 PORTION OF LOT DETAIL EXISTING LOTS ---~.~~~_3~\ \ "Fi l-':£ .:: .. -.'.: RECONFIGURED LOTS CORRt:tTED ~~J\;:' oF' RENtrnh'!(jHl~NDS Noi~, BLOCK 33"VOL, 57 OF PLATS, PAGES 92.,98 .' ~~RCELII 7~7801~~ .. "': .... sw 1/4 of NW 1/4, S. 09, T.23N., R.5 E., 'At.M. \ \ \ PARCELl 7227801026 \ NAP SP 188-78 LDT " SP IB8-78 PARCELl 7227801023 NEW PRivATE EA5e~ENT FQ~'INGRE.6~, EGREi·~S, AND UTILITIES, MAINTENAi',"CE AGRE!EMENT .,:,' NOTE: THE :-.,£.\' 24' "~;YA~ C~,VEWA"v E;~~"'E:-H 'Gf;. ,rqG~'ESS, AND ECf~;S 15.-'·· ~~~~~1:E4[~~~;1*l~~~:1;:}fk~i~~ci:l~~~1~[i%~t··' 1\1(-~~",'S' J'/ I,. s .... ~ '0v S" .;<'c J'(-'~~~o .O~~ ~ ,. s. ~ J- \ "ONuj IN CAS:~'~:·~~-... '~< ~<? LOT A 119.963 sq_ft. 2.754 acres THE REPAIR AN) hlAII\T=:~ANC::·~_ .THE PRr\, ',~~ ,\CC[SS ROfC'. MAINTrnANCE COSTS SHJlL BE SHARD E:NA!..lY·~~,~/{I:-K :)~ T1-l[ D~.yrMtNT IN lfoIt ACCESS EASo,AENT IS D"OHIBITED .... '. ~:. :. NOTES, ~g~~~:~ ~~~JR/~C ~;~ ~~9~~s~~Lg":-~T~Y:.~,~~~~iOs~e':;;':~i.·::::· •••• THE TQPOGR;'PrllC: FE"T~R::S SfiO'Mo. ON THIS SlJfi"'£·~ rJRAWING .;:, ACCURATtLY Rt::>RESt:N' '-EA'uRES lOC;A"7EC fJl;~l"'C THE COURSE OF THIS SURVEY THE LOCATIOf\. M'm O;::SCR1PTION or .... LL $1.;;:;\·1 Y I-AARKt:RS SHOWN HEREON ARE BASED 0'" f"lELL Clfl$ERIIAlliJNS TAK[N D .. m."IG JULY. 2001. FIELD VERIfiED IN OCTOBER, LON. Uk_ESS W>iERo\' SE NOte" TED. THE PRIMARY ~EA5UREMEW cQUIPMfNT UTILIZED IN 11-'[ ;:>~RFORUANC~ OF Tl-lIS SURVEY IS A 5" 501<1-(,;' SET 4 TOTIol STt. TlON. ALL F"! I.~"'RY f.4EASUREMENT EQUIPMENT UTLIZ£D Hr,:; 3F£N CO\4Fo\RED reo ,l.Nl) :,CJU5TED AGAINST A NATIONAL GECOfTC 5d~\lEY CAUBRAED B,;SEU"If '·,HhIN THE PREVlOUS 12 MONTHS. niE RELAT \'F LOeA TlCN Of A~L sur. Vi:'" MONUMENTS AND MARKERS SHO'Mlj 0t' r,.-IIS f.4AF A.;;::' 6;'SED )I~ ,; CLOSED LOOP FIELD TRAVERSE. n-;:' LINEA;;: (~ROR OF CLOSc.IRl A"~r::"! A')JUSTMENT OF ANCLES. IS :::QUAL ~0 (9 9:'TT['-! T~-IfIN , r I\'~-rJ -5.JOO THE METHOD OF ADJUSTMENT .JSEO 'l¥AS :'::OMPAS5 ~,JU_ Io[j.I,~~,··~.':-1\ T SURVEY ACCURACY ~EETS OR ~xCEt:JS 'to;' C 332-' 30-09C ALL DISTANCE:: ':)HO'M, AR~ GF.Oi..."S' DtSTANC,~ OTHERYlliSE NOTED. SURVEY9RS REPORT C[NrERlINE RIG,..r-OI···,\;,~ 'JO'JUI.!ENr·, U"ff .,,~, :<vt>:iR0L. fOUND AS DESCRIBED. REFERENCES: ;{OS" 75U;;50f.0:1, Pt:.1 Of hi ~-:":I'. MI~;HlANOS. CORReCTED PlA T Of RENTON '-!IGt-;'Nr;c; N~ /- RECORDER·c; CERTIFICAIT ...... ,.,,"" ., ., q:o!l IFILED FOR RECORD THIS "L..../.,/ .. DAY 0;:-'1'.(1." 200.!.. AT A.,M 'N BOOK .I.i.,t,.oc\;lNeilr PAGE HO "T THE REQUEST OF ·suRiJE·Y·6R·'S· t..:AME·· /~ ~ c ,$ , , d t.{,"J~ L'''-J-'V«-e .. ",iA·t~·AGE·~ . ·sLlPi ··03.-··RECORDS·· \... CONCRElE BRASS· DISC ... 7-~r()1.~':fEtD PDR INTER.) / .":'..c- •• ;_. ;MONUMENT 1N CASE-·: .> .:." .·:·CONCRETE 8RASS Dlst·: .~' .' 7-26-01 ~IojELD F"DR MNCi.) 0.12' Sq. .. ~ OF PC .-:'_._:;'.;: ... :, "'::':l .~: ' ~(x/ ~;:/~:s:~: ~/ .. S:;:;~~_ EXISTING LOT 1 137,880 sq. ft. 3.165o.c"'"s ~ HARRINGTON AVE C ML'NUMeN' IN ,. ." •• ,",:",~~~. .i/ ,,;v)';:,.,~ ;<~.,:~~~\\;W~t~· ~ \ ". ,~O'/ .. ' VOL ,~NTON HIGH'·· ~ ".,." ,b .-;" , ,46 OF PLATS LANDS,' ieoeK .... ;.e" .' . ,=, "'" • '~--r--~--g I (H ST.l I LAND SURVEYOR'S CERTIFIC"' ~ THIS BOlJNDARY LINE ADJUSTMENT CORRECTL Y F-'--rR~ SENTS A SURVEY MADE By ME OR UNDER MY DI~F: TIO~ IN CONFORMANCE WITH STATE A~D COUNTY Sl";-\..: ':; IN JULY, 2001 ,"'::: //. . tJU/J~.-1/(rc,C5' NEIL CABBAGE CERTI~·ICATE NO. 2334.5 \A1Z .:' I:ng,nt:""nq ::>t,"nn'~fl Penhallegon Associates Consulting Engineers, Inc. wwvo 1>~.:r~~G~ c~'" C~Jf LCf-.4t1-'1~' .1 HARRINhTON·SQ~ARE"l''' tOT LINE ADJUSTMENT,:,.. ,.,. IJI"I~: t:y [)~.·I DJl. TE C~I<.O BY 1\ C 41/1 1 . .105 SCM.£ 1"=40 SHtET . .:. '.. .. ~ .. ::: 3 ::' .. CITY OF RUnON "\if A[ USTMElH AF), lWVAL [\!:-. \ -'(;~)"~'01 LLA CI TY 1~ RENTON .', I\FtOFi APro wED THIS _~.L DAY OF --"".,I'.o::'!.L.._, 200? jJ,,~iUilX{_~ G,,!li..!-, .. "' ...... ,,'1 LNI;~ JO-.Q288 I ADMIj\,.I'~TRATOR PLANNING/ AuiWING/PUBUC WOR~~ DEPAI?lMlN I -+._--;-:-'--t--:":"-ellY:)1 I?ENTDN. .. :::., .... DECLARATION . ---KllO-';' ALL MEN By TH .. liE: PRESEN.'; THAT 1\'1"., THE .. ~-oER SIGNED OWN[R(S) OF:.iHE LAND J<t:REIN DeSCRIQED DO HEREBY MAKE A .I.;OT LINE ,r.,p·JUSTMENT.·-THEREOF _PUR~ANT TO . RCW 58.1;>.9.40 AND DECLAR~·.iH" AOJ1lSTlA~"'T TO BE .n1t GRAPHIC RErR~SENTAnON QF'THr SAME, AND THAT SAID ADJUSTMENT IS MAilE 'MT~.; THE FR~( CON.$£NT ANQ.:lN AC-. COROANCE WITH THE DEsI~~S Of mE OWMER(S) IN:,,,,,TNESS ..... WHEREOF Wf HAVf SET OUR ·f-tANhS AND :.~EALS," ./ C;~~~c_. JOOITII COLPITTS NIELSEN MANAGER COLPITTS DEVELOPMENT COMPANY LtC MANAGER COLPITTS HARRINGTON SOU ARE LLC MANAGER HARRINGTON SOUARE ASSOCIA TIES LLC -:.~.:.~'" .:-: .. .:.- .':: .. __ .. .~.:.,,,., . .-.~ ... :.,. ..... .:.' LDT--~· SP 188-78 APPRCJVAL KING COUNTY DEPARTMENT OF A. ::'SESSMENT~ , .. ' I, lef( EXAMINED & APPROVED THIS .?I~ DAr O~ U¥'t,A.>:: ._~ 20R;'> ~'iL_J':lod~-=--1-~1~..:-_ I SCALE: 1 INCH ~ 40 KING COUNTY ASSESSOR FT. LlIIII ____ I__ ! ·-1 20 0 60 DEPUTY KING COON 1 Y ASSESSOR PORTION OF SW 1/4 of NW 1/4, S 09. T_23N_. Fe, L. W.M. \ \ \ \\~/ ~s-:'&\ft ~-~~ ~o~ \ MONUMENT IN lASE CONCRETE IJITI1 TACK 7-13--01 <HELU ; DR TANGENT> 0,19' t'L Y 0'" "''''L :'. ~~,~"",=~"j;,""'~~":::=;~'~'" .• "" ffi[] 22,168 _ ~d. ft. 111 l .. ·· .... , ..... ::.;.~~ ;'.:": SOB·31.'5~ ~ -%2' \ PARCELl 722780102" \ EX1sTUlCflm. 3 11,"0\2"' sq. ft:.: .. -o ~~1 \ ",6l Gcre,,:· ""~~ ~'" "if '~" ~ ,;I'lt , "w ",q ~%~; ." 139> ". u7I' . ,,=,,=' """"'''~~'' ,=, ""'"='''''~,'''''''''''''''=''' ' -------. ------~ ------~ _.-:, ........ -. ....... "'::.::. ~,~~z;m-----;itL:Z;"-----:::ToB£THE FJitr ,;:;;; ... nty QR THEUSES Ab{tl PURPOSES .:--. .-:.:.. . . .;- PARCEll 7227801025 '.': .• ~.: .. .... --.OB.9~- . ::. ~\~-:.:.: ... .. :.: \ -[X1STING un lH \/ J[ REMDV[D (TYf''> l;;;Lfl.d.!. ~[n\~ :r:. ~\~ 0g~~ ~'\ "" ... I .. ·" HARRINGTON:. fIVE, ~-~----.----=. -il I '" ST) I I\ND SURVEYOR',i CiRTIFICI> Tf 11-·I\S f~rll)NDARY LINE ADJUSTMEN-CORRECTLY RF"PRE- SENTS ,~ SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFor<MANCE WITH STATE AND COUNTY STATUTES IN JUI' 2001 • / ···;ui/~···"'I'ryI(>" NEIL dABI::lA,G!:. . CERTIFICAT[ NO. 23345 :.:: NOO'5S'29'[ ·~-'·---··i:468~ ITuuo' ..... : .. ··MONUMENT IN CASE CUNt.~ TE lJITH TACK (H£LD FOR. TANG.)7-13-01 .' ~ .. ':: ~.::::. M::E:~\~Br~~~ .. ' .. CnNr:R~ If .\lITH St<ASS DISC .... . :..... <HELD £OR ll'lITR.)7-13-0~·: . : .. :. . " ......... :: ~ •..... ' ... t ~: . .::-:-'.':,: ~~~ .... .lwmINGTON· SQU.ARE LOT LINE ADJUSTM.ENT , ,rH')""J Penhsllegon Associates Consulting Engineers, Inc. InWt,j. AY DB ·.:1 DATE" _. I JO~.)'W 4/'.1:/05 ::04 :'0.10 ~~12~'-~;'~" SEATTlE, Wf., gal01 1-8(X)_Q4.,>_/J4(;!j :HKD. BY N C, SCALE 1~=40 s~,tl: r _.i-Of" 2 ::. ........ :.: CITY OF RENTON PLANNING I BUILDING I PUBLIC WORKS MEMORANDUM Date: May 6, 2005 To: City Clerk's Office From: Stacy M. Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Harrington Square Lot Line Adjustment LUA (file) Number: LUA-05-015, LLA Cross-References: AKA's: Project Manager: Susan Fiala Acceptance Date: February 10, 2005 Applicant: Nell Cabbage -PACE Owner: Harrington Square Associates, LLC Contact: Neil Cabbage PID Number: 7227801205; 7227801024 ERC Decision Date: ERC Appeal Date: Administrative Approval: April 7, 2005 Appeal Period Ends: April 22, 2005 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: 20050422900002 Project Description: The proposal is to adjust the existing boundary lines of Lot 3 and re- establish a new Lot 3 that encompasses the north corner of the site abutting NE Sunset Blvd. and Harrington Ave. NE. This corner is currently developed with two restaurants, Pizza Hut and Kentucky Fried Chicken. The remaining portion of the site is currently developed with two commercial/retail buildings proposed to be demolished as part of the redevelopment known as Harrington Square (LUA03-066), a mixed-use development. An existing access driveway from Harrington Ave. NE to the Safeway Store property to the east separates this site. The proposed lot line adjustment would not create any additional lots and would allow the current buSinesses, Kentucky Fried Chicken and Pizza Hut, to acquire the portion of the site proposed as new Lot 3 rather than lease. The lot line adjustment would eliminate an existing boundary line that will underlie the new Harrington Square development and unify the parcel. Location: 914 & 926 Harrington Avenue NE Neil Cabbage PACE PARTIES OF RECORD HARRINGTON SQR LOT LINE ADJUST LUA05-015, LLA 1601 2nd Avenue ste: #1000 Seattle, WA 98101 Harrington Square Associates LLC 2256 38th Place E Seattle, WA 98112 tel: 206-441-1855 tel: 206-322-1381 (applicant / contact) (owner) Updated: 04/08/05 (Page 1 of 1) CITY L-F RENTON Kathy Keolker-Wheeler, Mayor PlanningIBuildingIPublicWorks Department Gregg Zimmerman P.E., Administrator April 21, 2005 Neil Cabbage' PACE 1601 2nd Ave, #1000 Seattle, WA 98101 SUBJECT: Harrington Square Lot Line Adjustment File No. LUA-OS-015, LLA Dear Neil: The City of Renton has completed processing the above referenced lot line adjustment and has forwarded the final mylars to King County for recording. Please note the recording of the lot line adjustment map alone does not transfer ownership of property. If necessary, prepare and record a deed transferring ownership of the portion of land depicted in the lot line adjustment map. We recommend that the legal description for this document be prepared by a surveyor. It is the applicant's responsibility to ensure this document is properly prepared and recorded with the County. If you have any further questions regarding this lot line adjustment, please contact me at (425) 430-7382. Susan Fiala, AICP Senior Planner cc: Harrington Square Associates/Owner Project file --1'tH.otI'\D'YKIVIMls17'>lo/ml.slrt1\D"lZe5UlVe""lo ..... D~.:ie!Sl'rmetnmvT.II:&-mnt""~ap;l'"11ln""gi.t<:S:trJID~LLA~:tlSI'lem .... p""la""te""'W'1'!1I1<troxttttT'LTTI'R".d""'o .... x --------~R E N TON 1U;)j South vratly Way -"Renton, Washington 'J8055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE DATE: TO: PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM April 21, 2005 City Clerk's Office FROM: Susan Fiala, PIBIPW -DevelopmentIPlanning, Sr. Planner, x7382 ~ SUBJECT: Harrington Square Lot Line Adjustment; File No. LUA-05-015, LLA Attached please find one set of the above-referenced mylar and three copies for recording with King County for the lot line adjustment. Please have Consolidated Delivery & Logistics, Inc. take these documents via: Priority service ($22.46) Rush service ($17.94) X Economy service ($15.73) Attached is a check for the amount of$15.73 for the fee to CD&L for the project. According to Finance, the King County recording fees for this and all subsequent plat recordings should be charged to account #0001007.590.0060.49.000014. Please call me at x7382 if you have any questions. Thank you. cc: Yellow file Property Services Neil Cabbage, PACE \\DAEDALUS\SYS2\SHARED\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\05-015.Susan\CLERKMMO.doc Kathy Keolker-Wheeler, Mayor April 8, 2005 Neil Cabbage, PACE 1601 2nd Ave, #1000 Seattle, WA 98101 Subject: Harrington Squre Lot Line Adjustment LUA-05-015, LLA Dear Mr. Cabbage: CITY F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator The City has finished reviewing your proposed lot line adjustment and is now ready to approve, subject to the corrections required as listed in the attached memo from Property Services, and send the final version for recording. Please submit one (1) set of an original signed mylar and a check for $15.73 made out to CD&L at the sixth floor counter of City Hall to my attention. Please verify that the mylars have been signed by all owners of record and have been notarized with an ink stamp (not embossed). The ink stamp must be legible so that King County will promptly record the lot line adjustment. Please ensure that the three corrections have been completed prior to submitting the mylar to me, if they are not completed, a new mylar will be required. This decision to approve the proposed lot line adjustment is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m. April 22, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have further questions regarding this project, please call me at (425) 430-7382. Sincerely, ,.-/' _x;t~~ Susan Fiala, AICP Senior Planner Enclosure: Memo of Required Corrections cc: Harrington Square Associates/Owner Project File ~ Y\DAEDALU8\8"'82\~B~~~~'8l~~:~a~\V~?~·1t6~t~;,pWi~m~~~gEifg85°55=0 15.sosaIilFII<JALREO.dR E N TON ~ AHEAD OF THE CPRVE ~ This paper contains 50% recycled material, 30% post consumer .... t, ... DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM April 7, 2005 Susan Fiala SonjaJ. Fesser yc::R! Harrington Square Lot Line Adjustment, LUA-OS-01S-LLA Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced lot line adjustment submittal and have the following comments: Comments for the Applicant: See the attachment for an error in a dimension noted on Sheet 1 of 2. The "ACCESS AGREEMENT" document refers to "Proposed Lot 1" and "Proposed Lot 3" throughout said document. These references do not agree with the lot names now shown on the lot line adjustment document (LOT A and LOT B). Review and revise the Access Agreement document as needed, including the exhibit attachments. The "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS AND UTILITIES MAINTENANCE AGREEMENT" block also refers to Lots I and 3, rather than LOT A and LOT B (Sheet 1 of 2). Review and revise said block as needed. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-30 -Lot Line Adjustments\0288\RV050404.doc LLA --A -... )N: .8-78, ACCORDING TO THE :R RECORDING NO. 7808170836 38-78, ACCORDING TO THE ::R RECORDING NO. 7808170836 ERTY LINES '"Y LINES ~ES NES IT liS LOT LINE ADJUSTMENT, IN 3 SUBDIVISION, BY SIGNING BENEFICIAL INTEREST IN THE TMENT TO ANY AND ALL SUBDIVISION THEREOF. THIS N ON THIS LOT LINE 'R INGRESS, EGRESS, E AGREEMENT n FOR INGRESS, AND EGRESS IS N ON THIS LOT LINE iALL HAVE AN EQUAL AND 3PONSIBILITY FOR MAINTENANCE ,NCE RESPONSIBILITIES INCLUDE ACCESS ROAD. MAINTENANCE I THE PAVEMENT IN THE ACCESS . OF RENTON CONTROL I\RINGS = S88'33'29"E. JRVEY DRAWING RING THE COURSE OF THIS CITY C[]NTF tt 1889 / RENTON POINT a-C\J ru ..... co w ~ (]\ C\J M M . co co (I) EXISTING TAX' -T #722780-1024 = 11,442 SQ. FT. (± TOTAL SITE Ar\c,1'\ = ±149,322 SQ. FT. (±3.428 AC.) BUILDING AREAS ARE TO EXTERIOR FOOTPRINT AND AS FIELD LOT COVERAGE = EX. LOT 1: LOT = 137,880 SQ. FT. STRUCTURES =28,070 SQ. FT, COVERAGE = 20% LOT COVERAGE = EX. LOT 3: LOT = 11,442 SQ. FT. STRUCTURES = 0 SQ. FT, COVERAGE = 0% MONUMENT IN CASE CONCRETE BRASS DISC 7-26-01 (HELD F[]R TANG.> M[]NUMENT IN CASE CONCRETE NO MARK 7 -26-01 (NEAR INTER.> - CITY OF RENTON CONTROL POINT tt 102 • / MONUMENT IN CASE CONCRETE BRASS DISC 7-26-01 (HELD FOR INTER.> / MONUMENT IN CASE CONCRETE BRASS DISC 7-26-01 (HELD FOR TANG.> 0.12' SEL Y OF PC . • -- S07"37'5 73.~ CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 22, 2005 TO: Sonja Fesser, Property Services FROM: Susan Fiala, Development/Planning, x7382 SUBJECT: Harrington Square Lot Line Adjustment, File No. LUA-05-015, LLA Attached is the most recent version of the above-referenced lot line adjustment. If all Property Services concerns have been addressed and you are now able to recommend recording of the mylar, please initial this memo below and return to me as soon as possible. However, if you have outstanding concerns or require additional information in order to recommend recording, please let me know. Thank you. Property Services approval: cc: Yellow File ~ : AppA=>v',AJ-.-~~ .eue~cr -ro ~ ArrAC~ HE)..1~. PLA TMEMO _1.doc CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 22, 2005 TO: Kayren Kittrick, Plan Review FROM: Susan Fiala, Development/Planning, x7382 SUBJECT: Harrington Square Lot Line Adjustment, File No. LUA-05-015, LLA Attached is the most recent version of the above-referenced lot line adjustment. If required improvements have been installed and/or deferred and any other Plan Review concerns have been addressed and you are able to recommend recording of this lot line adjustment, please initial this memo below and return to me as soon as possible. However, if you have outstanding concerns or require additional information in order to recommend recording, please send a written summary at your earliest convenience. Thank you. Plan Review approval: cc: Yellow File PLATMEMO _1.doc Penhal/egon Associates Consulting Engineers, Inc. Engineering Planning Surveying Ms. Susan Fiala, AICP March 15,2005 City of Renton PlanninglBuildinglPublic Works Department 1055 South Grady Way Renton, Washington 98055 Re: Harrington Square Lot Line Adjustment LUA-05-015, LLA Dear Susan: CITY OF RENTON RECEIVED MAR 1 5 :~OQ5 BUILDING DIVISION Job # 04742.10 Attached you will find a copy ofthe review comments provided by the City of Renton for the above referenced LLA. The following responses are keyed to the City of Renton review comments. The LUA and LND numbers have been added to both sheets. A match line has been added to both sheets. All easements, covenants and agreements of record are shown on the map pages (One total, a parking agreement under Auditor's file no. 9809221300). A driveway easement and access agreement has been prepared but can not be recorded until such time that one ofthe proposed lots is sold to a different owner. Now, both lots are under the same ownership and the lawyers tell me that you can't give an easement to yourself Platted lot information has been added to both sheets of the submittal. See note above about recording the "Access Agreement". The agreement has been edited to include both tax lot numbers. Proposed Lot 1 and Proposed Lot 3 have been replaced with Lot A and Lot B on both sheets. Reconfigured has replaced "Proposed" on sheet 1. One signature is all that is necessary for the "Declaration". The various titles of the authorized person have been added to the "Declaration" on sheet 2. Three copies ofthe edited submittal, three copies of the edited "Access Agreement", and a copy of the City of Renton Review Comments are attached to this cover letter. Kirkland 750 Sixth Street South' Kirkland, WA 98033 P. 425.827.2014' F. 425.827.5043 Sincerely, PENHALLEGON ASSOCIATES CONSULTING ENGINEERS, INC. Neil Cabbage, PLS Principal Surveyor 206-441-1855 Seattle 1601 Second Avenue, Suite 1000 • Seattle WA 98101-3511 P. 206.441.1855. F.206.448.7167 After Recording Return to: Evan L. Loeffler Harrison, Benis & Spence, LLP 2033 Sixth Avenue, Suite 1040 Seattle, WA 98121 Abbreviated Legal Description: 33/ RENTON HIGHLANDS #2 CORRECT PLAT LOT 1 RENTON SP 188-78 REC AF # 7808170836 SD PLAT DAF BLK 33 RENTON HIGHLANDS #2 CORRECTED PLAT TGW POR OF RENTON HIGHLANDS PLAT LY E OF E MGN OF H ST LESS POR OF SD BLK 33 DAF BEG NL Y COR OF SD BLK 33 AT NXN OF SLY LN OF NE 10TH ST / SELY LN OF 20 FT PLANTING AREA ALG SE LN OF NE SUNSET BLVD TH S 35-41-33 W ALG SE LN OF SD PLANTING AREA 214.38 FT TO CRV TO RGT TH CONT ALG SD SE LN OF PLANTING STRIP / ALG CRV TO RGT WITH RAD OF 459.51 FT DIST OF 50.41 FT TH S 7-39-07 E 297.97 FT TH N 55-35-23 E 47.83 FT TH S 31-09-37 E 78.15 FT TH N 54-03-28 E 265.35 FT TH N 1-58-51 E 260.18 FT TAP ON SELY LN OF NE 10TH ST TH N 54-35-42 W 229.11 TO POB AND LESS POR OF SD BLK 33 DAF BEG AT NE COR OF SD BLK 33 TH NWL Y ALG. See A-I for complete legal description. Tax Parcel Nos.: 722780-1025 and 722780-1024 ACCESS AGREEMENT THIS ACCESS AGREEMENT is made as of Harrington Square Associates, LLC ("Harrington Square"). BACKGROUND ________ , by A. Within a few months of the date hereof, Harrington Square will execute a binding site plan for 930 Harrington Avenue NE (individually and collectively "Harrington Square's Parcel") involving a boundary line adjustment. The site plan shows the new lot line located along the access road from Harrington Avenue NE to the adjoining parcel to the East. The lot line also abuts the parking stalls to the North. Such properties are more specifically described in Exhibit A, which contains the proposed legal descriptions for the driveway area (titled "24 foot driveway easement"), and Exhibit B, which contains the legal descriptions of "Proposed Lot 1," the Southern property, "Proposed Lot 3," the Northern property, and a site map. B. At the time of application for Lot Line Adjustment, Harrington Square is required to provide an access agreement allowing Proposed Lot 3 access across Proposed 1 0024\008\83984.01 Lot 1 for traffic flow and required 24-foot back out distance for the abutting parking spaces. This agreement is pursuant to that requirement. C. The Site Plans show access from the Northern boundary of Proposed Lot 1 and the Southern boundary of Proposed Lot 3. Said access and parking areas abut each other form a joint access road for both Parcels. D. Harrington Square intends to record an easement consistent with this access agreement upon sale of Proposed Lot 3 to confirm the rights granted to that lot under the Site Plans and to set forth certain agreements with respect to the use, operation and maintenance of the access area. Now, therefore, the parties hereto agree as follows: 1. Grant of Access. Harrington Square, as owner of Proposed Lot 1, hereby grants to Proposed Lot 3 for the benefit of that Parcel vehicular access over, across and through the area on Proposed Lot 1 which is described in Exhibit A (the "24 foot driveway easement") and referred to hereinafter as the "easement area." 2. Use of the Easement Area. The Easement Area shall be used primarily for vehicular access to and from Harrington Avenue NE to Proposed Lot 1 and Proposed Lot 3 and for parking. Such use may be by the owners of Proposed Lot 1 and Proposed Lot 3, their tenants, licensees and invitees. Notwithstanding the foregoing to the contrary, the fee owner of the Easement Area may construct utility lines or pipes in the Easement Area; provided that, in constructing, repairing or maintaining such lines or pipes, such owner shall (a) be fully responsible for the cost of any repairs needed to the Easement Area arising therefrom, (b) diligently perform such repairs, (c) diligently restore the Easement Area to the condition existing prior to the repair, and (d) diligently act to minimize the interference with the use of the Easement Area as described in the first sentence of this paragraph. Notwithstanding the above, the owner of Proposed Lot 1 may, without notice or consent, to Proposed Lot 3 grant further access to the Easement Area to other parties. 3. Initial Construction. Harrington Square shall bear the cost of any initial construction or improvements required to the Easement Area. 4. Maintenance. The owner of Proposed Lot 1 shall maintain the Easement Area in good condition and repair, including snow removal, painting lines on the Easement Area, maintaining traffic signs in the Easement Areas, resurfacing and other maintenance and repairs to the surface of the Easement Area; provided that the owner of Proposed Lot 1 shall not be liable for any act, omission, event, condition, order, state of repair or other circumstance affecting the Easement Area (individually and collectively a "Condition") unless and until (1) the owner Proposed Lot 3 has delivered written notice to the owner of Proposed Lot 1 of such Condition and (2) the owner of Proposed Lot 1 parcel has been 2 0024\008\83984.01 given a reasonable opportunity to cure the Condition, which in no event shall be less than ten (10) business days. The owner of Proposed Lot 3 shall reimburse the owner of Proposed Lot 1 fifty percent (50%) of the costs incurred or paid by the owner of Proposed Lot 1 in maintaining the Easement Areas as set forth in this paragraph. 5. Payments. The term "costs" as used in paragraphs 3 and 4 hereof shall include any and all out-of-pocket hard and soft costs incurred or paid by Harrington Square or the owner of Proposed Lot 1 related to the initial construction or the maintenance of the Easement Area, including, sums paid for architectural plans, surveys, construction, construction supervision, and maintenance. If the owner of Proposed Lot 1 delivers a request for payment to the owner of Proposed Lot 3 for sums payable by it under this Agreement, the owner of Proposed Lot 3 shall pay to the owner of Proposed Lot 1 the sums referenced in such request within 20 business days after receipt of that request. Any such sum not paid when due shall bear interest at the rate of 1 % per month until paid. Payments shall be made to the owner of Proposed Lot 1 at the applicable address for the owner of Proposed Lot 1 set forth in paragraph 7. Notwithstanding the foregoing, (a) each request for payment delivered to the owner of Proposed Lot 3 shall be accompanied by copies of the invoices for the out-of-pocket costs incurred by the owner of Proposed Lot 1; and (b) if the costs for any maintenance project described in paragraph 4 are reasonably expected to exceed $10,000, then the owner of Proposed Lot 1 shall obtain the prior written consent of the owner of Proposed Lot 3 before proceeding with the project and such consent may be subject to reasonable conditions such as requiring that the maintenance project be competitively bid or that the method or manner of the project be modified to address cost-effectiveness or quality concerns. 6. Insurance. The owners of Proposed Lot 1 and Proposed Lot 3 shall each maintain a commercial general liability policy with respect to that portion of the Easement Area, with minimum limits of coverage of $1 ,000,000 per occurrence and in the aggregate; and such policy shall (a) name the other Lot owner and its representatives and agents as additional insureds, (b) be primary and any insurance carried by the other owner shall be excess and noncontributing with such primary insurance, and (c) be maintained with an insurance company licensed to do business in Washington state and having a Best Rating of not less than A: Class VIII. On the request of any owner, the other owner shall deliver to the requesting owner an insurance certificate evidencing the insurance described in this paragraph. 7. Notices. Any notice, request, submission or written communication required or permitted to be delivered under this Agreement (including notice of changed address) shall be (a) in writing; (b) transmitted by personal delivery, express or courier service, or United States Postal Service in the manner described below; (c) deemed to be delivered on the earlier of (1) the date received, or (2) five business days after having been deposited in the United States Postal Service, postage prepaid, and (d) addressed to a party 3 0024\008\83984.01 at the address designated below. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given as provided in this paragraph shall be deemed to be receipt of the notice, demand or request sent. During the period that the particular Parcel is owned by a party to this Agreement, the notices shall be sent to the party at the below address or to any subsequent address of which the other party is given written notice. Following the sale or other transfer of a Parcel, the notices shall be sent to the same address as the real property tax bills for that Parcel until or unless the new owner provides written notice to the other Parcel owner of another notice address. To the owner of Proposed Lot 1: Harrington Square Associates, LLC c/o Colpitts Development Company, LLC ATTN: Judith Nielsen 2256 38th Place East Seattle, WA 98112 To the owner of Proposed Lot 3: Harrington Square Associates, LLC c/o Colpitts Development Company, LLC ATTN: Judith Nielsen 2256 38th Place East Seattle, WA 98112 8. General Provisions. 8.1 Controlling Law. The interpretation and performance of this Agreement shall be governed by the laws of the State of Washington. 8.2 Severability. If any clause or provision of this Agreement is determined to be illegal, invalid, or unenforceable under present or future laws, the remainder of this Agreement shall not be affected by such determination, and in lieu of each clause or provision that is determined to be illegal, invalid or unenforceable, there be added as a part of this Agreement a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable. 8.3 Entire Agreement. This Agreement reflects the entire agreement of the parties with respect to the matters described in this Agreement, and this Agreement supersedes all prior discussions, negotiations, understandings, or agreements relating to the matters described herein. No alteration or variation of this Agreement shall be valid or 4 0024\008\83984.01 binding unless contained in an amendment signed by the owners of BBB' s Parcel and AAA's Parcel. 8.4 Successors. The covenants, tenns, conditions, and restrictions of this Agreement (a) shall be binding upon, and inure to the benefit of, each party during its ownership of its respective Parcel and each party's successor(s) during that successor's ownership of the respective Parcel and (b) shall operate as easements binding BBB' s Parcel and AAA's Parcel and shall run with BBB's Parcel and AAA's Parcel in perpetuity. Each owner of a Parcel, including the parties hereto (the "responsible owner"), shall be liable to the owner of the other Parcel for all obligations accrued during the responsible owner's ownership of its Parcel. When an owner sells its interest in a Parcel, it shall automatically be released from any and all obligations arising thereafter under this Agreement. 8.5 Captions. The captions in this Agreement have been inserted solely for convenience of reference and are not a part of this Agreement and shall have no effect upon construction or interpretation. 8.6 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be an original, but such counterparts shall constitute one and the same instrument. 8.7 Exhibits. The Exhibits are hereby incorporated herein by this reference. 8.8 Arbitration, Attorneys' Fees and Expenses of Litigation. In the event a dispute arises between the owner of Proposed Lot 1, the owner of Proposed Lot 3, or any other party subject to the tenns of this agreement, the parties agree the dispute shall be resolved through arbitration by a competent and disinterested arbitrator who shall be selected parties. If the disputants cannot agree on an arbitrator each party shall select a disinterested third party, and those two parties will select an arbitrator to resolve the dispute. The prevailing party as designated by the arbitrator shall be entitled to reimbursement of all fees and costs expended-including the cost of the arbitrator and the cost of any attorney fees, if any-from the non-prevailing party. If either party shall bring suit to recover damages under this Agreement or to otherwise enforce or interpret this Agreement and a judgment is entered, the substantially prevailing party shall be entitled to a reasonable sum as attorneys' fees, and all costs and expenses in connection with such suit, which sum shall be included in any such judgment or decree. Such attorneys' fees and expenses shall include those incurred before, during 5 0024\008\83984.01 and after trial, including those related to any appeal. It shall be a defense to any action brought by either party that that party did not first engage in arbitration. 8.9 Interpretation. This Agreement shall be construed by a fair and reasonable interpretation of the words used in it without regard to which party drafted or caused to be drafted the provision or provisions. Whenever this Agreement utilizes the term "including" or words of similar effect, the listing given shall be interpreted as illustrative and not all inclusive. 8.10 Mutual Indemnification. Each party will indemnify and hold harmless the other party against any and all claims, debts, demands, or obligations which may be made against it arising out of, or in connection with, any alleged act or omission. HARRINGTON SQUARE ASSOCIATES, LLC Date signed: ________ _ Owner of Proposed Lot 1 and Proposed Lot 3 STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this day personally appeared before me to me known to be the of Harrington Square Associates, LLC, the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day of ,2005. NOTARY PUBLIC in and for the State of Washington, residing at __ _ My commission expires: ____ _ 6 0024\008\83984.01 ....... -. . EXHIBIT A 24 FOOT DRIVEWAY EASEMENT: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of 110.00 feet; Thence S 88°53 '27" E a distance of 30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence following said right-of-way line and curve to the left for an arc length distance of 62.01 feet through a central angle of5°28'32" to the Point of Beginning; Thence N 53°58'42" E for a distance of 138.55 feet to the Westerly line of Lot 1 in said short plat No. 188-78; Thence S 07°37'58" E along the Easterly line of said Lot 1 for a distance of 27.28 feet; Thence S 53°58'42" W for a distance of 141.01 feet to the Easterly right-of-way line for said Harrington Avenue Northeast being a point on a curve having a radius of 648.89 feet from which the center of the circle of said curve bears S 87°58'06" W; Thence Northerly along said curve and Easterly right-of-way line for an arc length distance of 28.53 feet through a central angle of 2°31 '09" to the Point of Beginning. ..... - EXHIBITB PROPOSED LEGAL DESCRIPTIONS: PROPOSED LOT 1: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of 110.00 feet; Thence S 88°53 '27" E a distance of 30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast and the Point of Beginning; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of 358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence continuing along said right-of-way line and curve to the left for an arc length distance of62.01 feet through a central angle of 5°28'32"; Thence N 53°58'42" E for a distance of 138.55 feet to the Westerly line of Lot 1 in said short plat No. 188-78; Thence following the Westerly line of said Lot 1 through the following courses: S 07°37'58" E for a distance of 54.64 feet; N 55°36'32" E for a distance of 47.83 feet; S 31 °08'28" E for a distance of 116.15 feet; S 08°06'48" E for a distance of 402.83 feet to the Northerly right-of-way line for Northeast 9th Street being a point on a curve having a radius of 552.1 0 feet from which the center of the circle of said curve bears N 26°14'58" W; Thence Westerly along said curve following said Northerly right-of-way line for an arc length distance of 199.45 feet through a central angle of20041 '53" to the Southeast comer of Lot 2 in said short plat No. 188-78; Thence N 00°55'29" E for a distance of 76.27 feet to the Northeast comer of said Lot 2; Thence N 88°53'27" W for a distance of90.00 feet to the Point of Beginning .. EXHIBITB PROPOSED LOT 3: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of 110.00 feet; Thence S 88°53'27" E a distance of30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of 358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence following said right-of-way line and curve to the left for an arc length distance of 62.01 feet through a central angle of5°28'32" to the Point of Beginning; Thence continuing to follow said right-of-way line and curve for an arc length distance of 199.98 feet through a central angle of 17°39'27" to the Southerly right-of-way for Northeast Sunset Boulevard; Thence N 31 °00'50" E along said Southerly right-of-way line for a distance of 44.99 feet to a point on a curve having a radius of 460.51 feet from which the center of the circle of said curve bears N 32°20'02" W; Thence Northeasterly along said curve following said Southerly right-of-way line for an arc length distance of 136.40 feet through a central angle of 16°58' 14" to the Northeast comer of Lot 1 in said short plat No. 188-78; Thence S 07°37'58" E along the Easterly line of said Lot 1 for a distance of241.84 feet; Thence S 53°58'42" W for a distance of 138.55 feet to the Point of Beginning. EXHIBIT B SCALE. 1'=40' ACCESS : '~" ~~ IS .> '6': .~ :s-~ \5'~ 1-"Y,)-..J PARCELl 7227801026 ASPH PROPOSED LOT 3 PROJ. NO.:04742.10 Engineering Planning Surveying Penhallegon Associates Consulting Engineers, Inc. 1601 SECONO AVE. PH: 206-441-1855 SEATTLE SEA~ WA 98101 1 -800-945-8408 KIRKLAND WWW.P1oCEENGRS.COM FAX: 206-448-7167 , " J CITY F RENTON -I~t( Kathy Keolker-Wheeler, Mayor Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator February 23, 2005 Neil Cabbage PACE 1601 2nd Ave, #1000 Seattle, WA 98101 Subject: Harrington Squre Lot Line Adjustment LUA-05-015, LLA Dear Mr. Cabbage: The City of Renton has completed the initial review of your proposed lot line adjustment. The following changes will be necessary in order for the City to approve your proposal: 1. See attached memo with Property Services Comments. Once the changes, as noted in the attacned memo, have been made, please submit three (3) copies of the revised lot line adjustment to me at the sixth floor counter of City HaiL The revised plans will be routed for final review and you will be notified when it is appropriate to submit the final mylars. If you have any questions regarding your application or the changes requested above, please contact me at 425-430-7382. Susan Fiala, AICP Senior Planner Attachment cc: Harrington Square Associates/Owner Project File --~Re~ViSi~~.mdoc~---------------------------~RE·NTON 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycied material, 30% post consumer AHEAD OF THE CURVE DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM February 18, 2005 Susan Fiala Sonja J. Fesser.Ji Harrington Square Lot Line Adjustment, LUA-05-015-LLA Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced lot line adjustment submittal and have the following comments: Comments for the Applicant: Note the City of Renton land use action number and land record number, LUA-05-015-LLA and LND-30-0288, respectively, on the drawing in the spaces already provided. Provide a match line on the drawing (both drawing sheets) to draw attention to the fact that the subject property is split and shown on both drawing sheets. Cross-reference the drawing sheet numbers as needed. Note all easements, covenants and agreements of record on the drawing. Note that if there are restrictive covenants, easements or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the lot line adjustment. The lot line adjustment and the associated document(s) are to be given to the Project Manager as a package. The lot line adjustment will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the lot line adjustment) need to be referenced on the lot line adjustment drawings. The adjoining properties are platted -note the plat name, block and/or lot numbers on the drawing. If the "Access Agreement" document is to be recorded with the lot line adjustment, it should be referenced on said lot line adjustment, with a space for the recording number thereof. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-30 -Lot Line Adjustments\0288\RV050216.doc February 18, 2005 Page 2 The abbreviated legal description block, noted on Page I of the "Access Agreement" document, references one of the tax parcel numbers involved in the subject lot line adjustment, but not the second number. Should Tax Parcel No. 722780-1024 also be noted on said Page I? To help clarify the identity of the new lots in future legal descriptions, it is suggested that instead of using "PROPOSED LOT 1" and 'PROPOSED LOT 3" as the "name" of the adjusted lots, use LOT A and LOT B as the identifying names. Use a larger size font (in bold) for said names on the drawing sheets. In the "LOT DETAIL" (Sheet I of 2) use RECONFIGURED in place of "PROPOSED". Under the signature line(s) for the vested owner(s), note said owner's, or authorized member of the LLC, name as needed. Is one acknowledgement block sufficient? Fee Review Comments: Lots within or affected by the lot line adjustment are subject to the city's special charges, if any. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-30 -Lot Line Adjustments\0288\RV050216.doc\cor City of J n Department of Planning / Building / Publi rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: FEBRUARY 24, 200 APPLICATION NO: LUA05-015, LLA DATE CIRCULATED: FEBRUARY 10, 2005 F APPLICANT: PACE PROJECT MANAGER: Susan Fiala PROJECT TITLE: Harrin uare Lot Line Adjustment PLAN REVIEW: Jan lilian SITE AREA: 149,322 s feet BUILDING AREA (gross): 185,000 sq ft proposed (4,932 exists) LOCATION: 914 & 926 Harrington Ave NE WORK ORDER NO: 77382 The proposal is to adjust the existing boundary lines of Lot 3 and re-establish a new Lot 3 that encompasses the north corner of the site abutting NE Sunset Blvd. and Harrington Ave. NE. This corner is currently developed with two restaurants, Pizza Hut and Kentucky Fried Chicken. The remaining portion of the site is currently developed with two commercial/retail buildings proposed to be demolished as part of the redevelopment known as Harrington Square (LUA03-066), a mixed-use development. An existing access driveway from Harrington Ave. NE to the Safeway Store property to the east separates this site. The proposed lot line adjustment would not create any additional lots and would allow the current businesses, Kentucky Fried Chicken and Pizza Hut, to acquire the portion of the site proposed as new Lot 3 rather than lease. The lot line adjustment would eliminate an existing boundary line that will underlie the new Harrington Square development and unify the parcel. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date /. DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM February 18, 2005 Susan Fiala Sonja J. Fesser d Harrington Square Lot Line Adjustment, LUA-OS-OlS-LLA Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced lot line adjustment submittal and have the following comments: Comments for the Applicant: Note the City of Renton land use action number and land record number, LUA-05-015-LLA and LND-30-0288, respectively, on the drawing in the spaces already provided. ' Provide a match line on the drawing (both drawing sheets) to draw attention to the fact that the subject property is split and shown on both drawing sheets. Cross-reference the drawing sheet numbers as needed. Note all easements, covenants and agreements of rec'Ord on the drawing. Note that if there are restrictive covenants, easements or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the lot line adjustment. The lot line adjustment and the associated document(s) are to be given to the Project Manager as a package. The lot line adjustment will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the lot line adjustment) need to be referenced on the lot line adjustment drawings. The adjoining properties are platted -note the plat name, block and/or lot numbers on the drawing. If the "Access Agreement" document is to be recorded with the lot line adjustment, it should be referenced on said lot line adjustment, with a space for the recording number thereof. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-30 -Lot Line Adjustments\0288\RV050216.doc February 18, 2005 Page 2 The abbreviated legal description block, noted on Page I of the "Access Agreement" document, references one of the tax parcel numbers involved in the subject lot line adjustment, but not the second number. Should Tax Parcel No. 722780-1024 also be noted on said Page I? To help clarify the identity of the new lots in future legal descriptions, it is suggested that instead of using "PROPOSED LOT 1" and 'PROPOSED LOT 3" as the "name" of the adjusted lots, use LOT A and LOT B as the identifying names. Use a larger size font (in bold) for said names on the drawing sheets. In the "LOT DETAIL" (Sheet 1 of 2) use RECONFIGURED in place of "PROPOSED". Under the signature line(s) for the vested owner(s), note said owner's, or authorized member of the LLC, name as needed. Is one acknowledgement block sufficient? " Fee Review Comments: Lots within or affected by the lot line adjustment are subject to the city's special charges, if any. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-30 -Lot Line Adjustments\0288\RV050216.doc\cor City of J In Oepartment of Planning / Building / Publil.., rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 24, 2005 APPLICATION NO: LUA05-015, LLA DATE CIRCULATED: FEBRUARY 10, 2005 APPLICANT: PACE PROJECT MANAGER: Susan Fiala PROJECT TITLE: Harrington Square Lot Line Adjustment PLAN REVIEW: Jan lilian FEB J 5 /L SITE AREA: 149,322 sq feet BUILDING AREA (gross): 185,000 sq ft:p.m)IW~~.Q (.4932 exists) LOCATION: 914 & 926 Harrington Ave NE I WORK ORDER NO: 77382 ' ..... UIV!..:':.:> The proposal is to adjust the existing boundary lines of Lot 3 and re-establish a new Lot 3 that encompasses the north corner of the site abutting NE Sunset Blvd. and Harrington Ave. NE. This corner is currently developed with two restaurants, Pizza Hut and Kentucky Fried Chicken. The remaining portion of the site is currently developed with two commercial/retail buildings proposed to be demolished as part of the redevelopment known as Harrington Square (LUA03-066), a mixed-use development. An existing access driveway from Harrington Ave. NE to the Safeway Store property to the east separates this site. The proposed lot line adjustment would not create any additional lots and would allow the current businesses, Kentucky Fried Chicken and Pizza Hut, to acquire the portion of the site proposed as new Lot 3 rather than lease. The lot line adjustment would eliminate an existing boundary line that will underlie the new Harrington Square development and unify the parcel. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with rtlcular attention to those areas in which we have expertise and have identified areas of probable Impact or area' wh,re addWo",1 'olo=alloo', " ,d 10 prop"ly a"", Ih', propo"l a-/ dI / ~ Signature of Director or Authoriz Date City of I In Department of Planning / Building / Public-rks ENVIRONMENTAL & DEVELOPMENT APPLICA TION ff"EVIEW SHEEr REVIEWING DEPARTMENT: APPLICATION NO: LUA05-015, LLA APPLICANT: PACE PROJECT TITLE: Harrington Square Lot Line Adjustment SITE AREA: 149,322 sq feet LOCATION: 914 & 926 Harrington Ave NE COMMENTS DUE: FEBRUARY 24, 2005 DATE CIRCULATED: FEBRUARY 10F,fOb51 0 PROJECT MANAGER: Su~an Fiala I PLAN REVIEW: Jan lilian: L_____________ _ _ _ __ _ __ __ BUILDING AREA (gross): 185,000 sq ft proposed (4,932 exists) I WORK ORDER NO: 77382 The proposal is to adjust the existing boundary lines of Lot 3 and re-establish a new Lot 3 that encompasses the north corner of the site abutting NE Sunset Blvd. and Harrington Ave. NE. This corner is currently developed with two restaurants, Pizza Hut and Kentucky Fried Chicken. The remaining portion of the site is currently developed with two commercial/retail buildings proposed to be demolished as part of the redevelopment known as Harrington Square (LUA03-066), a mixed-use development. An existing access driveway from Harrington Ave. NE to the Safeway Store property to the east separates this site. The proposed lot line adjustment would not create any additional lots and would allow the current businesses, Kentucky Fried Chicken and Pizza Hut, to acquire the portion of the site proposed as new Lot 3 rather than lease. The lot line adjustment would eliminate an existing boundary line that will underlie the new Harrington Square development and unify the parcel. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LiqhtJGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have re iewed this app/ica . n with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe~ :=inform i is neede~to properly assess this proposal. 2;;1 ,;;; ~/ Date ~{ Wheeler, Mayor CITY -F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator February 10, 2005 Neil Cabbage PACE 1601 2nd Ave, #1000 Seattle, WA 98101 Subject: Harrington Squre Lot Line Adjustment LUA-05-015, LLA Dear Mr. Cabbage: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, .~ Susan Fiala Senior Planner cc: Harrington Square Associates/Owner ------}-O-55-S-o-u-th-a-r-ad-y-W-a-y---R-e-nt-on-,-W-a-sh-i-ng-t-on-98-0-5-5------~ (it) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: TELEPHONE NUMBER: 2 I APPLICANT (if other than owner) NAME: N Er L. C.'19BBAGE. COMPANY (if applicable): P It (. E ADDRESS)601 ?on) ft Ve -# /000 CITY: bvo-.t}! e. ct ZIP: 9~ /0/ CONTACT PERSON NAME: me,.... COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: nei / (/ vef aCeeYlCfY71 c,"m. 0:\ WEB\Pw\DEVSER V\Fonns\PJanning\masterapp.doc08/29/03 Rt.\.ICI V ... - PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: e PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 98056 e.. /\J~ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE(S): Co PROPOSED LAND USE(S): b EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: e e PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AREA (in square feet): J. 322 SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): g NUMBER OF PROPOSED LOTS (if applicable): .....-- NUMBER OF NEW DWELLING UNITS (if applicable): ~ PROJECT INFORMATION (continued) r-----~--------~--------------------__. NUMBER OF EXISTIN~ELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ---7 $82 (;00 SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREAiJPLEASE INCLUDE SQUARE FOOTAGE (if applicable): 0 BUILDINGS TO REMAIN (if applicable): -e-o AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQULFER PROTECTION AREA TWO BUILDINGS (if applicable): ~? . /"')" f') SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o FLOOD HAZARD AREA BUILDINGS TO REMAIN (if applicable): ,.f 93 2 o GEOLOGIC HAZARD NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o HABITAT CONSERVATION applicable): ---o SHORELINE STREAMS AND LAKES NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): /"'" o WETLANDS LEGAL DESCRIPTION OF PROPERTY ____ sq. ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE /\J IA) QUARTER OF SECTION .!L. TOWNSHIP~ RANGE~ IN THE CITY OF RENTON. KING COUNTY. WASHINGTON. TYPE OF APPLICATION & FEES List all land use a6Plications being applied for: 1. £kti Lf c;-o 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) -~ ...... ~. ~~ ~ , (\ \ Q ..... \ 'S. L (\ , declare that I am (please check one) _ the current owner of the property involved in this application or v---the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence tha~u..c\ \ fv\ C. . N \ e.l s..t Y) signed this instrument and acknowledged it to be hislherltheir free and voluntary act for the uses and purposes mentioned in the instrument. ~e of Owner/Representative) otary Public in and for the State of Washington (Signature of OwnerlRepresentative) Notary (print).---,-M~"""Y\Lrv\.a.....::.;.-,-""",,(,,-~~-,D,---· ~-=--q~ ___ My appointment eXPires:--,-tvG-=_(_G_h_i_ .. _2C/J ___ ~ __ ()'\~R\PW\nJ;'VC;:J;'Rv\J;'nnn<\PI"nnino\m"<t"rnnn c1nrflRnQlO1 .. : PRE-APPLICATION COMMENTS PROJECT: HARRINGTON SQUARE LOT LINE ADJUSTMENT 960 HARRINGTON AVENUE NE PRE 04-087 DATE: JULY 29, 2004 STAFF COMMENTS: FIRE PREVENTION -Jim Gray PUBLIC WORKSIUTILITIES -Jan lIlian CONSTRUCTION SERVICES -Larry Meckling ECONOMIC DEVELOPMENT (EDNSP) -DOD Erickson PLANNING/ZONING -Nancy Weil SUPPLEMENTAL INFORMATION: ZONING MAP SITEARIAL SUBMITTAL WAVIER FORM DATE: TO: FROM: MEMORANDUM I { Construction Services, Fire Prevention, Plan Review, EDNSP, "rOJect Planner Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: J/rwn1?!JC»Vf djl1Av,-iht A~ t2~r-- LOCATION: Q50 Jk~ lsve ~ PREAPP NO. faU)tt" O~-:r A meeting with the applicant has been scheduled for c?< GtJ , Thursday, J~ .2C{..p.... , in ·one of the 611 floor conference rooms (new City Hall). his meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans poor to the scheduled meeting with the appliCant. You will not need to do a thorough ·permit lever review at this time. Note only major Issues that must be resolved priorto fonnalland use and/or building permit . application submittal. . Plan Reviewer assigned is ~ . Please submit your written comments to fIIo.J.1DJ (Planner) at least two (2) days before the meeting. Thank you. H:\Division.s\Develop.serIDev & PJan-ing\TernpJate\Preapp2 Revised 9/00 . DATE: TO: FROM: r ( Construction Services, Rre Prevention. Plan Review, EONSP, Project Planner Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: JIM'r~'f1Javz dj{'{4J</,.;f/?tfi7t<-c2~ LOCATION: Q50 ~ 1sve. ~ PREAPP NO. Pl1jJ)tt" O~:r A meeting with the applicant has been scheduled for p: O:? , Thursday. J~ .2Q-/Iv , in -one of the 6#1 floor conference rooms (new City Hall). his meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough Mpermit lever review at this time. Note only major Issues that must be resolved priorto fonnalland use . and/or building permit - application submittal. - Plan Reviewer assigned is -=~~ ______ _ (U'I~~\'IJ'WJ!iltell~I~ltnfl~lst9 ,.,. ___ ~~~~ __ 4"Janner) at· C~~e.l-s ' ~pj 7)~~ H:\Division.s\Develop.ser\Dev &. Plan-ing\Template\Preapp2 Revised 9/00 . TO: FROM: DATE: NancyWeil Jan lilian x7216 July 27,2004 CITY OF RENTON MEMO PUBLIC WORKS SUBJECT: PREAPPLICATON REVIEW COMMENTS HARRINGTON SQUARE LLA PREAPP NO. 04 -087 950 -Harrington Ave NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and pennitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. COMMENTS Under the Line Lot Adjustment as submitted, there are no utility related comments or requirements at this time. DATE: TO: FROM: MEMORANDUM I ( Construction Services, Rre Prevention, Plan Review, EDNSP, Project Planner Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: ~?J(PV; d1?(Av,i/?t 6~t<-a~ LOCATION: q5Q jfr.~!sve. ~. PREAPP NO. fl1if2k/ O~-or A meeting with the applicant has been scheduled for p: a? . Thursday, J~ '2k?~ , in·one of the 6111 floor conference rooms (new City Hall), hiS meeting IS scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the appliCant. You will not need to do a thorough ·permit lever review at this time, Note only major Issues that must be resolved priorto formal land use .ancVor building permit . application submittal. . Plan Reviewer assigned is r . Please submit your written comments to ~ ~ (Planner) at least two (2) days before the meeting. Thank you, H:\Division.s\Develop.ser\Dev & Plan-ing\Template\Preapp2 Revised 9/00' DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM July 29, 2004 Pre-Application File No. 04-087 Nancy Weil, Associate Planner, 425-430-7270 Harrington Square Lot Line Adjustment General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification andlor concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall or on-line at www.cLrenton.wa.us. Project Proposal: The entire subject site is addressed as 926 Harrington Avenue and is approximately 149,322 square feet (3.42-acres) in size. The site contains two lots, Lot 1 and Lot 3. Lot 2, located at the corner of NE 9th St. and Harrington Ave. NE, is not included in this proposal. The proposal is to eliminate the existing boundary lines of Lot 3 and establish a new Lot 3 that encompasses the north corner of the site abutting NE Sunset Blvd. and Harrington Ave. NE. This corner is currently developed with two restaurants, Pizza Hut and Kentucky Fried Chicken. The remaining portion of the site is currently developed with two commercial/retail buildings proposed to be demolished as part of the redevelopment known as Harrington Square (LUA03- 066), a mixed-use development. An existing access driveway from Harrington Ave. NE to the Safeway Store property to the east separates this site. The proposed lot line adjustment would not create any additional lots and would allow the current businesses, Kentucky Fried Chicken and Pizza Hut, to acquire the portion of the site proposed as new Lot 3 rather than lease. The lot line adjustment would eliminate an existing boundary line that will underlie the new Harrington Square development and unify the parcel. Zoning/Density Requirements: The subject property is zoned Center Suburban (CS) and located in the Centers Residential Bonus District Area C. The allowed density range in the CS zone is a minimum of 10 dwelling units per acre (dulac) to a maximum of 20 dulac. The Centers Bonus District C may permit a density bonus of up to 80 dulac with special provisions (see Development Standards). Density requirements apply to residential use therefore is not applicable to the existing commercial (restaurants) use on proposed Lot 3 or the existing retail use on proposed Lot 1. Development Standards: The development of the site would require compliance with the G applicable standards of the Centers Residential Bonus District C criteria and the CS zone as ~NI pV.N~\N discussed below. o~\J~6\~~f f\~~O Lot Dimensions -The minimum lot size for lots created after July 11, 1993 is 25,000 sq ft. '1 \ 1~~5 However, District C does not require a minimum lot size. There are no minimum requirements for l~~;) lot width or depth within the CS zone or the Residential Centers District C. RE.CE.\\JE.O Harrington Square Lot Line Adjust ... ~ .. t PRE 04-087 July 29, 2004 Pre-Application Meeting Page 2 of 3 The square footage of the existing Lot 1 is 137,880 sq ft and Lot 3 is 11,442 sq ft. As proposed, the square footage for the adjusted Lot 1 is 119,962 sq ft and 29,359 sq ft for the new Lot 3. Lot Coverage -The maximum area permitted for building lot coverage is 65% of the lot area or 75% if parking is provided within the building. The Harrington Square (LUA03-066) development proposed structures with building lot coverage of 46.6%. That proposal did not include the northern portion of the parcel (Pizza Hut and KFC site) in any density calculations. The applicant must provide lot coverage calculations for the proposed Lot 3 meeting development regulation as part of the application for the Lot Line Adjustment. Setbacks -The CS zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. A rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required (not applicable to project site). District C uses the standards in the base zone, which is CS for this site. The setbacks may be reduced through the Site Plan Review process to zero (0 feet) feet. As shown, the proposed adjusted lot line appears to comply with the setbacks for the existing buildings. Setbacks for all existing buildings must be shown as part of the formal submittal for the Lot Line Adjustment. Building Limitations/Building Height -Not applicable for the proposed lot line adjustment. Landscaping -Landscaping would be required along street frontages, between structures, and within common open space areas. All landscape areas are to include an irrigation system. For the Lot Line Adjustment, landscaping will not be impacted. Pedestrian Access -The CS zone requires a pedestrian connection from the street to the entrances of the buildings. The provision of this connection must be shown and clearly noted on the formal site plan. Dumpsters -Screening must also be provided for all garbage dumpsters and recyclable areas pursuant to RMC section 4-4-090C7. Dumpsters are not permitted within required setback areas, as well as within 50 feet of a residentially zoned property. Parking, Circulation and Loading: Parking regulations require a minimum of 1 parking space per 100 square feet of gross floor area for eating and drinking establishments. For eating and drinking establishments with a drive through, 1 parking space per 75 square feet of gross floor area is required. The proposed plan did not include a parking calculation for the existing uses. At the time of application for the Lot Line Adjustment, parking calculations must be provided showing adequate on-site parking for each of the existing uses on the new lots. Parking on public streets cannot be included in the required parking. Required parking is to be on-site unless a jOint parking agreements is prepared. ADA accessible spaces are to be included in the total number of required spaces. The site plan shows the new lot line located along the access road from Harrington Ave. NE to the adjoining Safeway parcel to the east. The lot line also abuts the parking stalls to the north. At the time of application for Lot Line Adjustment, the applicant must provide an access agreement allowing the proposed Lot 3 access across Lot 1 for traffic flow and required 24-foot back out distance for the abutting parking spaces. A copy of any additional access or parking agreements related to this site must be included as legal documents with the formal land use application. Modification Procedures: A Parking Modification may be requested if the proposal is unable to meet the code requirements. In order to consider modifications requested in conjunction with ~~\NG projects located within the suburban centers residential demonstration district, a project must first ~l-/IE.N1:Jfo~ demonstrate superior design as well as compliance with modification criteria establis~E.~~ O~ ~ specifically for the demonstration district. \ ~~ ?, \ 1ruru~ Requests for modification must be submitted in writing with the formal land use application, or Jf"\ prior to formal application, if desired (staff recommends addressing these issues prior to ~~C~\\j~O 04-087 HarringtonSq LLA (CS Bonus)\ Harrington Square Lot Line Adjusb .. ~ .. t PRE 04-087 July 29, 2004 Pre-Application Meeting Page 3 of 3 application}. The specific standard and reason for the requested modification must be provided. It must be demonstrated that the proposed modification conforms with the intent and purpose of the demonstration district. Information regarding modifications is provided in the handouts. Sensitive Areas -Based on the City's Critical Areas Maps, the site does not appear to be located in any of the critical areas. Permit Requirements: The proposal would require a Lot Line Adjustment Review. Application would be reviewed in an estimated timeframe of 6 to 8 weeks. The application fee for the land use application is $450.00 (Lot Line Adjustment). In addition, $0.34 per mailing label would be required for notification to surrounding property owners. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: No mitigation fees would apply to Lot Line Adjustment. cc: Jennifer Henning 04-087 HarringtonSq LLA (CS Bonus)\ ._-_ ... ·R[~~LQ·/ ZONING PIBIPW TBCHNICAL SEIlVICIS 1lIOfI03 DS .... T23N RSE W 112 '. ,/ _ ..--L... .... ~ ' ... cs FS .. 16 T23N RSE W 112 - - - -_ton cit..,. LImlt,l I ... _._ .. _._ ...... -1 Q) o RM- ~ .........• _ ............................ . ~ o :::g 1-------1 6 200 t.fD 1:4800 9 T23N R5E W 1/2 5309 '. · , Renton City Limits Parcels ~ Renton Aerial 100 0 Renton SCALE 1 : 1,963 I I 100 200 300 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf N A Thursday, July 29, 2004 9:24 AM Penha/legon Associates Consulting Engineers, Inc. Engineering Planning Surveying Ms. Laureen Nicolay January 27,2005 City of Renton Development Services Division 1055 South Grady Way Renton, Washington 98055 Re: Harrington Square Lot Line Adjustment Dear Laureen: Job # 04742.10 Penhallegon Associates Consulting Engineers, Inc. (PACE) is requesting a review of the attached Lot Line Adjustment documents for our client's Harrington Square project. The project is located at 926 Harrington Avenue NE in the Southeast comer of the intersection of Sunset Boulevard NE and Harrington Avenue. The properties affected by the proposed change are Lots 1 and 3 of City of Renton Short Plat # 188- 78 recorded under King County Auditor's file # 7808170836. We propose to eliminate the current boundaries of Lot 3 and establish a New Lot 3 that encompasses the Pizza Hut and Kentucky Fried Chicken facilities (see attached Site Plan). We start the process with 2 Existing Lots and end the process with 2 Lots. The purpose of the Adjustment is to separate Kentucky Fried Chicken and Pizza Hut from Existing Lot 1 and add the vacant Existing Lot 3 to the remainder of Existing Lot 1. This would allow Proposed Lot 1 to be re-developed. Proposed Lot 1 is currently occupied by a parking lot and small retail complex as shown on the attached Site Plan. Our client would like to construct a new multiuse building with apartments and retail space, the details of which are on file at the City of Renton under LUA-03-066, "Harrington Square". Kirkland 750 Sixth Street South· Kirkland, WA 98033 P. 425.827.2014· F. 425.827.5043 Sincerely, PENHALLEGON ASSOCIATES C~~GINEERS' INC. Neil Cabbage, PLS Principal Surveyor Seattle 1601 Second Avenue, Suite 1000 • Seattle WA 98101-3511 P. 206441.1855. 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Tree Cutting/Land Clearing Plan 4 ~f:~~~:¢~~~f::i?:~i9~~9~~~~~y~P.j~~9~~~~#.~~~~:~:~~~~~~~ ~~~~~~~~~~~~~~~~~~:::~~~~~~~~~~ ~~~~~:~:~:::~~~~~~~:~~~~::~:~:~~ ~:~~~~~~::~:~~::~:~:~:~~~~::~:~:~~~~~~~~~~~~~~~~~~~~~~:~~~~~:~~~~~~~~~~~~~~:~:~~~~~~~~~~~~~~~~~~~ Utilities Plan, Generalized 2 w~ti~~~Mit~~tici~~p}~:j:F.i~~t~4~:~~~~~~:~~~~~~~~:~:~:~~~:~:~:~:~:~~~:~:~:~ ~~~~:~:~~~:~:~:~ ~~:~~~~:~~:~:~:~~~:::~:~:~:~~~~~ ~~~~:~~~:~:::::~:::~:~:~:~:::~:~~~:~:~:~~~~::~:~:~:~:~::~::~:~~~~::~~~:~:::~::~~~~:~~~:~~~:~~~~~: Wetlands Mitigation Plan, Preliminary 4 fu w.~~!~~~~R~p~i#t?~I~~~~~q~~~~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:: :iBi~S~:~:~:~:~:::~ :~:~:~:::~:~:~:~:~:::::~:~:~:::~ :~:~:::~:~:~:~:~:~:~:~:::::::::::~:::::~:~:::~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:::~:~:~:~:~:~:~: Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls PROJECT NAME:~~~ bLh DATE: =r -:L5-oLj 01/06/2004 IEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS :!:·:%:C:!0;;f!~:'lciijiN.:'3~~mm?i:tU!!!!!!!!@ !!!0~i(;!!!! !!j;iji~s!0ii i!iii://iH:!:H/iRR~¥::~~!~~:i)!:/!:@;·;HHH Calculations 1 {j#j#r~~; M#p.~ ~ t.9:f: ~~i#.~~X ~ ~~ ~ ~ ~: ~::: ~ ~ ~ ~ ~ ~::: ~::;: ~ ~:: ~:: ~; ~ ~ ~ ~ ~: ~ ~: ~ ~ ~ ~ ~:; ~ ~ ~ ~ ~ ~ ~ ~: ~ ~: ~ ~: ~ ~: ~ ~ ~ ~::: ~: ~::::: ~::: ~ ~: :: ~ ~ ~: ~ ~ ~ ~ ~ ~: ~: ~ ~ ~:: ~ ~ ~ ~:: ~: ~ ~ ~ ~: ::: ~ ~ ~ ~ ~ ~:::: ~ ~: ~ ~ ~ ~:::::: ~: ~::::: ~: ~: ~::: ~:: ~:: ~: ~ ~ ~:::::;: ~ ~ ~;: ~;; ~ ~ ~;;;;;;:;:;: ~:;;;:; ~: ~:: ~ ~; Construction Mitigation Description 2 AND 4 p.~r.~!~;w#*#~~~~;~::;::::::::;::~~:;;:~:~:;;;::::::;::::~:;:;:::::::::;::::::::::::~~:::: ~~:::::::::::~:::;;~~;;;:;;;;;: :;:;;;:;;;;;;;;::;;;;;;;:;:~:::;: ;;;;;;;~;;:::;;;:;::;;;;:;:::::;;;:::;:;:::;::::::::;;:::::::::~:;::;:::;:~:~;:::::::;::::~:;::;: Drainage Control Plan2 :6.#.i~~~~: ~~p'~i6:;; ~::::: ~ ~::::::::::::: ~ ~;; ~::: ~::: ~:::::::; ~ ~ ~::::::; ~;;;; ~ ~ ~; ~ ~ ~ ~ ~;~ ~ ~: ~:: ~ ~ ~ ~ ~ ~ ~:: ~:~ ~ ~ ~ ~:::: ~ ~ ~ ~ ~ ~ ~ ~: ~; ~ ~ ~: ~ ~ ~ ~:: ~ ~::: ~ ~:~: ~ ~ ~ ~ ~ ~~ ~ ~: ~ ~: : ~ ~: ~: ~ ~ ~: ~ ~:::: ~ ~: ~::::; ~; ~:;;;; ~;:;:::::: ~ ~ ~~::~: ~: ~::: ~: ~: ~::::::::::::;;:;::::; ~:; ~ ~ ~ ~ ~ ~::; ~~ Elevations, Architectural 3 AND 4 :~~~~iY~~~~( p~~~~!i~~:~;::;::;;: ~ ~~; ~;:: ~ ~ ~ ~::;;;::::::;;:::::;:: \:;: ~::::;:~::: ;;::;;;;; ~ ~;:;;;:;:: :~~~;;;:;:: :: ~ ~ ~~:;;;;: :;:;:;;;;;;;;;: ~;;;;: ::;; ~ ~;~; ~:;;:;;::::::: ~:::::::::::::: ~ ~;;;;;:::;: ~;:;:::~;:;;;:;:::: ~ ~:~ ~ ~ ~ ~ ~;: ~: ~; ~:;;;::;::;;; Existing Covenants (Recorded Copy) 4 $~i~l~9;~#.~~~~~~fu~~~~d~~:¢9p.y.};f:~;:;;~~~~~~;:;~;~:;~:~~~~~~ :~~;;;;~::;:;~;~:::;~:;:;~;~:~; :~:~:;:~;~:~:~:~:::::::~:~;::~:~: :;::::;;;~:~:~::;~:;;;:~:~;;:~:::::::~:~:~;~:;:~:~:;:::~:;:::~:::::::::::::~:~:::;::::::::::::::: Flood Hazard Data 4 ~!~9r::P:~~~:~:~~~::::::::::::::::::::::::;:::::::::::::::::::::::::::::::;:;:::;:::;:::~:::::::~ :~:::::::;:::::::;:;:;:::::;::: :;:::::::::;::::::::::::::::::::: :::::;:::;:::::::::;:;:::::::;:::::;:::::::::;:::::::::~:::::::::::~:::::::::::::::::::::::::~::: Geotechnical Reporh AND 3 $.~~~!~g:~!~~;:¢9~9~P~~~I~~:::::::::~:::::::~:::::::::::::::::::~:::::::::::::::::: :::::::~:~::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::;: Grading Plan, Detailed 2 :~~~!~~f p~~~ It.#.8~ f ~ ~ ~ ~;:::; ~:: ~ ~ ~: ~:; ~:: ~:::: ~;:::; ~ ~ ~::::::;:: ~ ~: ~::: ~:: ~ ~ ~: ~::: ~::: ~ ~ ~ ~ ~ ~::: ~: ~: ~::: ~ ~:: ~:; ~: ~:;;:: ~ :::: ~: ~:::: ~:: ~ ~ ~ ~ ~: ~: ~ ~ ~ ~; ~: ~:;: :: ~ ~ ~: ~ ~:;:;:: ~ ~: ~: ~:;: ~ ~ ~ ~ ~: ~::: ~: ~ ~:;:: ~:::::;:;: ~ : ~::: ~: ~:: ~::;:; ~:::: ~::: ~:;: ~::: ~:::;:;:;: ~; King County Assessor's Map Indicating Site.4 :~D~~#'P.!DQ:f!#.~i:~~#.~~~~#i~::::::::::::::;;:::::;:::::::::::::::;:;:;::: ';:;;:::::::::::::~:::;::::::::: :::::;::;;;:;~~::::::~::::::::::~ ::::::::::::;;;:;:~:::::;:::::::;:::;:::~::;::::::::~:::::;:::::;;~::~;;;;~::~::::::::::~:;:::;;: Legal Description 4 q#~~8($.~#8#'~iB~; ;if:f:9~~: 9#'B~t:#:~~;;;;;;: ~ ~ ~ ~: ~:~: ~~ ~ ~ ~ ~ ~ ~:: ~ ~ ~:; ~ ~: ~:: ~ ~::::: ~ ~: ~ ~: ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~:: ~~: ~ ~ ~ ~ ~ ~:;:: ~:: ~::::::: ~::: : ~ ~: ~ ~ ~: ~:: ~: ~ ~:: ~:::: ~:: ~::::::: ~: ~ ~ ~: ~ ~:::::: ~;;~ ~ ~; ~::;:;;: ~: ~ :~; ~ <:~;;; ~:::~:::;: ~: ~:;;; ;: Mailing Labels for Property Owners <4 M~8; 8f:¥%jW9~~ ~1~~ :@.~j~!8~$~~~: ~:;::: ~:~ ~::: ~:: ~ ~;;; ~;;;;;::;; ~;;;;:;: ~:; : ~; ~; ~;;; ~:;:;:;; ~:;:::;:;::: ~: ;;;;:::;:;: ~: ~; ~;;;;:~;;:: ~ ~:~; ~; :;;: ~: ~;~;:;;; ~; ~;: ~;;;;:;;; ~;: ~;; ~: ~; ~; ~;; ~ ~;;: ~;: ~~::: ~ ~: ~ ~: ~: ~:~::: ~~:: ~:: ~ ~ ~~: ~::: ~: ~:::::::: Master Application Form 4 tVi9~~i!i~~ ¢~~~; i~¥.:~ ;iB~8~iP~~tj~~;: ~: ~:;:;;;:; ~ ~ ~ ~~ ~ ~:~ ~ ~;~; :;;;:;; ~;;~;:;;;;;~ ~ ~ ~ ~;; ~~ ~:;; ~:; ~: ~; ~ ~ ~;: ~;;; ~;;;;;:::~:;: ~~;; :;; ~ ~ ~:; ~~ ~ ~;;: ~:;:;;;;:;;;;; ~;; ~:::; ~:;:;;:;::; ~:;:;:;;:::::: ~ ~:: ~: ~:; ~;:;:::; ~ ~:::;:~:::;: ~:;:; Neighborhood Detail Map <4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls PROJECT NAME: J\~~~~...l DATE: ., -"l.~-O~ 01/06/2004 Harrington Square Technical Information Report March 2003 Prepared by PACE PENHALLEGON ASSOCIATES CONSULTING ENGINEERS, INC. 1601 Second Avenue, Suite 1000 Seattle, Washington 98101 (206) 441-1855 (206) 448-7167 (Facsimile) Section I Section II Section III Section IV Section V Section VI Section VII Section VIII Section IX Section X Section XI List of Figures 1 Vicinity Map Project Overview Preliminary Conditions Summary Off-Site Analysis Hydrology Analysis and Design Conveyance System Analysis and Design Special Reports and Studies Basin and Community Plan Areas Other Permits Erosion/Sedimentation Control Design Bond Quantities Worksheet Maintenance and Operations Manual 2 Upstream Contributing Area 3 Soils Map Appendix Table of Contents TIR Worksheet . StormShed Output, Table of Contents i Section I Project Overview At present, it is anticipated that the proposed Harrington Square Project will be a mixed- use development consisting of 210 residential units along with 3,000 square feet of retail space on the street-level floor. Parking for the residential units is to be located in a basement level accessed by ramps from both NE gth Street and Harrington Avenue. Over 300 parking stalls are to be provided in the basement garage. The development of the site is proposed to be phased. Phase I is for the south portion of the lot. Phase II would be for redevelopment of the lot where the existing Pizza Hut and Kentucky Fried Chicken are located. Section II Preliminary Conditions Summary Existing Site: The existing site is dominated by a 340 foot long one story building. The building, which functions as a strip mall, is known as "Harrington Square Off Sunset." At present, tenants in the building include Labor Ready, a tavern or restaurant called 'Wild Spirits," and a church. The existing site has a large parking area to the west of the building and a paved service road in the back. Downstream Drainage Description: Stormwater from the site generally flows to an existing storm drain installed in the north margin of NE gth Street. On February 11th, 2003, portions of the existing drainage system were examined. Lids were pulled on several existing manholes on NE gth Street along with one lid on Ferndale Circle NE. The existing system has 15 inch diameter concrete pipe and manholes constructed of concrete block and mortar. Although looking a bit aged due to the construction method used, all manholes examined were in excellent condition and very clean. Concrete pipes entering and exiting manholes appeared to be in excellent condition. Most pipes were bone dry due to an extended period of sunny weather. The most distant manhole examined was about 1,200 feet from the site where the system goes due west from Ferndale Circle, through an easement between houses and emerges into a manhole on Edmonds Avenue NE. Geology and Soils: Golder Associates-of Redmond WA produced a geotechnical Report for the project. The report is dated November 1, 2002. Golder Associates had 7 soil test pits dug on the site. Soils found in descending order of occurrence were Fill, 3 to 10 inches thickness. Recessional Outwash, consisting of compact to dense sand with \NG small amounts of gravel and silt. At the bottom of some of the test pits on the eas~~~~ the site Lodgement Till was encountered. The till consisted of dense to ~~~e' to coarse sand with small amounts of gravel and silt along with gravel pockets. ~~~?, \ 1~~~ 3/3/03 11:21 AM Harrington Square QtCt.\\Jt.U 1 The geotechnical engineer stated that no groundwater seepage was observed in any of the pits but noted that the pits were excavated in mid-October at the end of the dry season. Most pits were excavated to a depth of 8 to 10 feet. The soils map for the area labels the area lying downhill or west of the site as being the Ragnar-Indianola Association. These soils tend to be well drained and fall into hydrological classes A and B respectively. A large portion of the site is labeled Urban Land, meaning that the land was paved or was too disturbed to classify the soil. Most of the area lying uphill or east of the site was labeled Arents, Alderwood, a poorly drained soil type falling into hydrological class C. For hydrologic modeling, it was assumed that all soils on the site as well as offsite fell into hydrological class C. Section III Off-Site Analysis The Highlands Community Church dominates the area lying uphill, to the east of the site. A large parking area lies south and west of the church. Although one catch basin is installed near the main basement entrance to the church, most of the run off from the parking lot appears to sheet flow across the church parking lot and drain toward Harrington Square. Most stormwater flows exit the church parking lot through gaps in the extruded curb on the downhill side of the parking lot. Despite the size of the parking lot, at least 3 acres, there is little or no sign that the runoff from the parking area has created any problems. There were no signs of siltation or erosion in the vicinity of the curb cuts at the time that the site was visited in January and February of 2003. A 5-foot long 2-inch deep ditch had been dug at one of the curb cuts recently, perhaps to alleviate a minor ponding problem. It appears that stormwater flows originating on the roof of the church and a small portion of the parking lot are conveyed via an 8 inch pipe to the 15-inch diameter storm drain installed on the north edge of NE 9th Street that is mentioned above in the downstream drainage description. Several hundred feet downhill from the parking area and just inside the Harrington Square parcel is a ditch that would tend to intercept any surface water flowing downhill from the church parking area. The ditch was nearly dry at the time of the site visits. It was partly filled with leaves with no standing water,. No ditch outlet was visible, nor was any outlet found during the survey. It is possible that this ditch drains solely by infiltration. The stormwater flows that could be expected to flow downhill towards Harrington Square were calculated for the 2, 10 and 100 year events. The calculations should tend to overestimate the quantity of stormwater that flows overland toward th_~":i~~NN\NG the calculated flow quantities shown in the table include flows that are PiPe~!~~.ON 9th Street via the above-mentioned 8 inch diameter pipe. \) C\ \ 1.~~~ ~~~~ ~G~'J~O 3/3/03 11:21 AM Harrington Square Off-Site Stormwater Flows Event Existing Offsite Flows (cfs) 2 year 2.88 10 year 4.49 100 year 6.34 The final design for the project will call for installation of a system of catch basins, swales and French drains to intercept these off-site flows and route them around the site. Section IV Hydrology Analysis and Design Existing Site Hydrology (Part A) The rainfall data is taken from the King County Surface Water Design Manuallsopluvial maps. The depths are for the 24-hour storm. Precipitation Amounts Return Freq. Rainfall Depth (Years) (inches) 2 2.0 10 2.9 100 3.9 CN Values used for modeling pervious and impervious surfaces CN Cover Type 80 Open Spaces, Lawns, Parks, 75% Grass Cover 85 Gravel Parking Area 98 Impervious Surface, Buildings, Asphalt Parking r'\~'J€.\..~ P VI 3/3/03 11:21 AM Harrington Square Developed Site Hydrology (Part B) The following table shows the stormwater flows generated on site during 3 different storm events. On Site Stormwater Flows Event Pre-Developed Flow Post Developed Flow (cfs) (cfs) 2 year 1.06 1.14 10 year 1.98 2.07 100 year 3.39 3.48 Note that the hydraulic model treats the entire project as a single basin. This is reasonable because all stormwater flows originating on the site converge at a drainage structure in the vicinity of 9th and Harrington. Note that due to the fact that the existing site is composed mostly of impervious surfaces, there is little difference between the pre and post-developed flows. Because the difference is less than 0.5 cfs, it will not be necessary to include detention in the stormwater facilities for the project. The computer output, including the input data from which the peak flows and hydrograph volumes were calculated may be found in the appendix. Hydrologic Analysis (Part C) The hydrologic calculations were performed using the computer program "StormShed," by Engenious Systems, Inc. The program generates runoff hydrographs given the following variables: Total Area, in acres; Rainfall Type (Type 1A Distribution was used); Precipitation, in inches; Time of Concentration; Pervious Area, in acres; Impervious Area, in acres; CN (SCS curve number) for pervious and impervious areas. The process for the generation of the above mentioned hydrographs is as follows: Determine the basin's contributory area; determine basin characteristics (pervious and impervious areas, time of concentration, Curve Numbers, etc.); input into program to create developed hydrographs. Section V Conveyance System Analysis and Design V!NN\NG This first ~eration of the drainage report is being compiled using preliminary p_8~~lll'O~ configuration of the roof drains and plaza drains is yet to be determined. Once t~j.Wl \ 1~~ . ~ ~D 11:21 AM ftC~\'Jt;. Harrington Square ~ elements have been designed, the conveyance system design shown on the drawings will be completed and checked for capacity using Manning's equation. All of the conveyance elements will be checked for their ability to convey the 100 and 25 year storm flows as mandated in the SWD manual. Water Quality Section VI Special Reports and Studies The existing site is dominated by a large asphalt parking lot. The two residential towers and the landscaped pedestrian plazas at their base will dominate the developed site. There will be much less parking that is open to the air as the great majority of parking will be underground. The drainage from the covered underground parking, area will be directed to the sanitary sewer. After the project is complete, the retail parking stalls, the service drive and a couple of ramps into the garage will be the only pollution generating surfaces on the site. The predominate sources for post development stormwater will be the building roofs and the plaza areas. It is therefore anticipated that stormwater flowing from the developed site will be cleaner than existing stormwater flows. No water quality facilities will be constructed for this project. Section VII Basin and Community Plan Areas This section is not applicable to a project within the City of Renton. Section VIII Other Permits No other permits relating to stormwater are known to be required for this project. Section IX Erosion/Sedimentation Control Design Erosion sedimentation control for this urban site will consist mainly of protecting existing catch basins in the right of way. At least 85% of the site will be excavated one story below street level to accommodate the parking garage. Most of the stormwater falling ~~)~~S~N\NG remaining 15% of the site will flow into the excavation. Water discharged~~ON oE: C\1'{ 3/3/03 11:21 AM Harrington Square l~~ l \ 1~~Cj REC~~O within the excavation may require treatment before discharge to the sanitary sewer or storm drain. Section X Bond Quantities Worksheet and Declaration of Covenant These items are not required at this stage of this project. Section XI Maintenance and Operations Manual The Owner is to take the following steps to maintain the stormwater system: 1. Catch Basins: Maintain in accordance with "Catch Basins" Standard No. 5 which is included in the Appendix. In addition, arrange for annual cleaning of all catch basins. Material removed is to be disposed of in accordance with all current federal, state, and local ordinances and regulations regarding disposal of petroleum products, heavy metals, etc.; 3/3/03 11:21 AM _________________________ _ Harrington Square 6 -" . • •••• _._ • __ ••• ___ r __ Harrington Square Technical Information Report Appendix PenhaUegon Associates Consulting Engineers P:'POJ.0382S·Ci\·il·StormShed_Files\Appendix-Co\"er.dnc 3/3/03 .... -. -. -_ .. --'-"_ --_ ".",~, ... ~ --,----------. --.. -. -.-~ .•• -----__ '''r~._ •• ___ ~. __ Harrington Square StonnShed Output Pre-Dev. Harrington Event Summary: BasinlD Peak Q Peak T Peak Vol (cfs) (hrs) (ac-ft) Pre-Dey. Harrington1.01 8.00 0.3615 Pre-Dey. Harrington 1.54 8.00 0.5540 Pre-Dey. Harrington2.13 8.00 0.n15 Drainage Area: Pre-Dey. Harrington Area ac 2.69 2.69 2.69 Method fLoss SBUHlSCS SBUHlSCS SBUHlSCS Raintype TYPE1A TYPE1A TYPE1A Event 2yr 10 yr 100yr Hyd Method: SBUH Hyd Peak Factor: 484.00 Loss Method: SCSAbs: SCS CN Number 0.20 Storm Our: 24.00 hrs Area Pervious 0.3800 ac Impervious 2.3100 ac Total 2.6900 ac Supporting Data: Pervious CN Data: Gravel Grass Impervious CN Data: Imperv., Pvm't & Bldg Perviol,Js TC Data: Flow type: Description: Sheet Pre_Dev. Pervious Impervious TC Data: Flow type: Description: Fixed Pre-Dev CN 81.58 98.00 85.00 80.00 98.00 Penhallegon Associates Consulting Engineers P: P03 03825\Civill.StonnShed]i1es· Pre·De\·clop.doc Intv: TC 0.15 hrs 0.17 hrs 0.1200 ac 0.2600 ac 2.3100 ac Length: 100.00 ft Length: 0.00 ft 10.00 min Slope: Coeff: Travel Time 5.00% 0.1700 9.27 min Slope: Coeff: Travel Time 0.00% 10.0000 10.00 min 3/3/03 Harrington Square StormShed Output Post-Dev Event Summary: BasinlD Peak Q Peak T (cfs) (hrs) Post-Dev Post-Dev Post-Dev 1.08 8.00 1.62 8.00 2.22 8.00 Drainage Area: Post-Dey Hyd Method: SBUH Hyd Peak Factor: 484.00 Storm Our: 24.00 hrs Area Pervious 0.1900 ac Impervious 2.5000 ac Total 2.6900 ac Supporting Data: Pervious CN Data: Landscape Impervious CN Data: Imperv., Pvm't & Bldg Pervious TC Data: Flow type: Description: Fixed None Entered Impervious TC Data: Flow type: Description: Fixed None Entered CN 85.00 98.00 85.00 98.00 Penhallegon Associates Consulting Engineers P:'P03\o382S\Ci\;l\SlonnShed_Files Post-Develop.doc Peak Vol (ac-ft) 0.3822 0.5798 0.8011 Area ac 2.69 2.69 2.69 Method fLoss SBUHlSCS SBUHlSCS SBUHlSCS Raintype TYPE1A TYPE1A TYPE1A Event 2 yr 10 yr 100yr Loss Method: SCSAbs: SCS CN Number 0.20 Intv: TC 0.17 hrs 0.17 hrs 0.1900 ac 2.5000 ac Length: 0.00 ft Length: 0.00 ft 10.00 min Slope: Coeff: Travel Time 0.00% 10.0000 10.00 min Slope: Coeff: Travel Time 0.00% 10.0000 10.00 min 3/3/03 Harrington Square StormShed Output Ex-Off-Site Event Summary: BasinlD Peak Q Peak T (cfs) (hrs) Ex-Oft-Site Ex-Off-Site Ex-Oft-Site 2.88 8.00 4.49 8.00 6.34 8.00 Drainage Area: Ex-Off-Site Hyd Method: SBUH Hyd Peak Factor: 484.00 Storm Our: 24.00 hrs Area Pervious 2.0300 ac Impervious 6.5000 ac Total 8.5300 ac Supporting Data: Pervious CN Data: Off Site Pervious Impervious CN Data: Off site Paved Areas Pervious TC Data: Flow type: Description: Fixed None Entered Impervious TC Data: . Flow type: Description: Fixed None Entered CN 80.00 98.00 80.00 98.00 PenhaUegon Associates Consulting Engineers P: P03\03825 Ci,il\StonnShed]iles'.OfT-Site doc Peak Vol (ac-ft) 1.0562 1.6443 2.3168 Area ac 8.53 8.53 8.53 Method fLoss SBUHlSCS SBUHlSCS SBUHlSCS Raintype TYPE1A TYPE1A TYPE1A Event ,2 yr 10 yr 100yr Loss Method: SCSAbs: SCS CN Number 0.20 Intv: TC 0.17 hrs 0.17 hrs 2.0300 ac 6.5000 ac Length: . 0.00 ft Length: 0.00 ft 10.00 min Slope: Coeff: Travel Time 0.00% 10.0000 10.00 min Slope: Coeff: Travel Time 0.00% 10.0000 10.00 min 3/3/03 EXISTING LEGAL DESCRIPTIONS: Lot 1 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington. Lot 3 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington. ( parcel name: LOT 1 EXISTING North: 184245.8474 Line Course: N 00-55-29 E North: 184604.1007 curve Length: 261.99 Delta: 23-07-59 chord: 260.21 Course In: N 89-04-31 w RP North: 184614.5730 End North: 184859.8375 Line course: N 31-00-50 E North: 184898.3958 Curve Length: 136.40 Delta: 16-58-14 Chord: 135.90 Course In: N 32-20-02 w RP North: 185287.5017 End North: 184987.2310 Line Course: S 07-37-58 E North: 184693.3779 Line Course: N 55-36-32 E North: 184720.3941 Line Course: S 31-08-28 E North: 184620.9818 Line Course: S 08-06-48 E North: 184222.1837 Curve Length: 45.18 Delta: 4-41-20 chord: 45.17 Course In: N 26-14-58 w RP North: 184717.3495 End North: 184203.8802 Line Course: N 08-31-53 W North: 184277.1800 Line Course: S 76-26-57 W North: 184244.1004 Line Course: N 88-53-27 W North: 184245.8426 LOT AREAS. TXT East: 1307162.4022 Length: 358.30 East : Radius: Tangent: Course: Course Out: East East : Length: 44.99 East : Radius: Tangent: Course: Course Out: East : East : Length: 296.48 1307168.1847 648.89 132.80 N 10-38-31 W N 67-47-30 E 1306519.3792 1307120.1317 1307143. 3126 460.51 68.70 N 49-10-51 E S 49-18-16 E 1306897.0078 1307246.1596 East: 1307285.5391 Length: 47.83 East: 1307325.0084 Length: 116.15 East: 1307385.0751 Length: 402.83 East : Radius: Tangent: Course: Course Out: East East : Length: 74.12 1307441. 9272 552.10 22.60 S 66-05-42 W S 21-33-38 E 1307197.7444 1307400.6325 East: 1307389.6367 Length: 141.18 East 1307252.3868 Length: 90.00 East 1307162.4037 Perimeter: 2015.45 Area: 137,880 sq. ft. 3.165 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error closure: 0.0050 Course: S 17-20-50 E Error North: -0.00480 East : 0.00150 Precision 1: 403,090.00 parcel name: LOT 3 EXISTING North: 184203.8821 Line Course: N 08-31-53 W North: 184277.1819 Line Course: S 76-26-57 W North: 184244.1023 Line Course: S 00-55-29 W North: 184167.8422 East: 1307400.6321 Length: 74.12 East: 1307389.6363 Length: 141.18 East: 1307252.3864 Length: 76.27 East: 1307251.1555 page 1 , Curve Length: 154.26 Delta: 16-00-33 Chord: 153.76 Course In: N 05-33-05 W RP North: 184717.3528 End North: 184203.8834 Line Course: S 68-31-43 W North: 184203.8834 LOT AREAS. TXT Radius: 552.10 Tangent: 77.64 Course: N 76-26-38 E Course out: S 21-33-38 E East 1307197.7462 East 1307400.6343 Length: 0.00 East 1307400.6343 perimeter: 445.84 Area: 11,442 sq. ft. 0.263 acres Mapcheck closure -(uses listed courses, radii, and deltas) Error closure: 0.0026 Course: N 58-50-02 E Error North: 0.00134 East: 0.00222 Precision 1: 171,473.08 parcel name: NEW 24' ESMT North: 184666.0562 Line Course: N 53-58-42 E North: 184747.5362 Line course: S 07-37-58 E North: 184720.4979 Line Course: S 53-58-42 W North: 184637.5712 Curve Length: 28.53 Delta: 2-31-09 Chord: 28.53 Course In: S 87-58-06 W RP North: 184614.5668 End North: 184666.0521 East : 1307166.2237 Length: 138. 55 East : 1307278.2822 Length: 27.28 East : 1307281.9057 Length: 141.01 East: 1307167.8575 Radius: 648.89 Tangent: 14.27 Course: N 03-17-29 W Course out: N 85-26-57 E East: 1306519.3754 East : 1307166.2197 Perimeter: 335.37 Area: 3,352 sq. ft. 0.077 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0058 Course: S 44-31-37 W Error North: -0.00411 East : -0.00405 precision 1: 57,822.41 Parcel name: NEW LOT 1 North: 184245.8474 Line Course: N 00-55-29 E North: 184604.1007 Curve Length: 62.01 Delta: 5-28-32 Chord: 61. 99 Course In: N 89-04-31 W RP North: 184614.5730 End North: 184666.0582 Line Course: N 53-58-42 E North: 184747.5382 Line Course: S 07-37-58 E North: 184693.3824 Line Course: N 55-36-32 E North: 184720.3986 Line Course: S 31-08-28 E East: 1307162.4022 Length: 358.30 East: 1307168.1847 Radius: 648.89 Tangent: 31. 03 Course: N 01-48-47 W Course Out: N 85-26-57 E East: 1306519.3792 East: 1307166.2235 Length: 138.55 East 1307278.2820 Length: 54.64 East : 1307285.5395 Length: 47.83 East : 1307325.0088 Length: 116.15 Page 2 p~~~\~G OE.\JE.5~~~~E.N\"O~ l~~ ~ , 1\)\)\) RtCt\\JtO , North: 184620.9863 Line Course: S 08-06-48 E North: 184222.1882 Curve Length: 199.45 Delta: 20-41-53 chord: 198.36 Course In: N 26-14-58 w RP North: 184717.3541 End North: 184167.8435 Line Course: N 00-55-29 E North: 184244.1036 Line Course: N 88-53-27 w North: 184245.8457 LOT AREAS. TXT East : 1307385.0755 Length: 402.83 East : Radius: Tangent: Course: Course Out: East East Length: 76.27 1307441. 9276 552.10 100.82 S 74-05-58 W S 05-33-05 E 1307197.7448 1307251.1541 East 1307252.3850 Length: 90.00 East 1307162.4019 perimeter: 1546.03 Area: 119,963 sq. ft. 2.754 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0017 Course: S 11-15-02 W Error North: -0.00164 East: -0.00033 precision 1: 909,429.41 parcel name: NEW LOT 3 North: 184666.0562 East 1307166.2237 Curve Len~th: 199.98 Radius: 648.89 De ta: 17-39-27 Tangent: 100.79 chord: 199.19 Course: N 13-22-47 W Course In: S 85-26-57 W Course out: N 67-47-30 E RP North: 184614.5709 East 1306519.3795 End North: 184859.8354 East 1307120.1320 Line Course: N 31-00-50 E Length: 44.99 North: 184898.3938 East 1307143.3129 Curve Len~th: 136.40 Radius: 460.51 De ta: 16-58-14 Tangent: 68.70 chord: 135.90 Course: N 49-10-51 E Course In: N 32-20-02 W Course out: S 49-18-16 E RP North: 185287.4997 East 1306897.0081 End North: 184987.2289 East 1307246.1598 Line course: S 07-37-58 E Length: 241.84 North: 184747.5317 East 1307278.2818 Line Course: S 53-58-42 W Length: 138.55 North: 184666.0517 East 1307166.2233 perimeter: 761.75 Area: 29,359 sq. ft. 0.674 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0045 Course: S 04-59-39 W Error North: -0.00450 East : -0.00039 Precision 1: 169,280.00 page 3 .- • ........ -------- ( o • Tau AGUEIIbft mel. thb .UII4 clay of _",r .. "I", __ , U7S, ... tv •• n GLOSE D~L01'HEIIt' CO. 111<:., hareJ. .... fur nferrl4 to .. GlOM, DE -CE'S 111<: •• GIL cnTIOl.I .1\4 WIll C'al'rIOLI, lib wU., berai ... ttu coUecUvely ratern4 to as DE'-<E. &n4 PIllA IIII'r or SPO~, %1fC., Ia.reillatter ref~ to ... ia •• Hut. I. Glob. b t;loe o ... ar .... t •• ot che follOllJ..a, eI .. =~ Hal ut.t. aLtut.4 1A the Cowaty of 1:1Df, 'UU ot lIula1attOD, 1114 d .. =~becI •• follD11 •• A_ %~t p"Uon of alook :U, Couee," .l.t. of .... t.oo lIithhaea 110. 2, occor4iA9 to plet ~r_t rec...,4.4 { .. 901_ 57 of .11U, I. p.g. U, .,KGr" of 1:1", C01lftty, 110111\11\91:011, tl •• cdloe4 .~ tollO'lI: C_1ICiD9 at tho aUI/: .. ctioo of tho MQt!I ... terly 11M of IlUIAt lOul.vard aDd tho .utedy lhe of 0JlO .s~ •• t .. 011_ OD •• 1111 C07:.,.cted Un, ~ .... tuly .10 .. , .al4 .""theutedy U .... , 150.00 het to tbe tne pout of "t.l.na1", .of tbh 4eacripUOD; tho_ S 7·31'40' I, 251.57 teet, tbeDc. II 5'·0"1" ~, 55." I .. t: ~ Eoat. '.41 t •• t, tlllIIC •• 31·.,'10· W, 60.00 f .. t, theace II ,",.'40' II. 210.00 f.et to .. ~ 10lltbeutuly l1a., tbeDC. " .. tnly alo", .del .oat:hea.terlr lin. 40.110 I_t to the tn. pout 0' M,1a:I1119, hDrd .. aftar returecl to •• 'arc.l I. -rhat portion of Block 33, Correct,4 Plet of JaDt.oo aifblancla .0. 2, accor41.J1t to plat thereot ... cor4t4 ia Vol_ 51 01 .1ata. p.,. 9l. reca.,a. of llnq C ...... ~. VaahiJl9tolo. "1ICr~ a. follow •• ~nol", .~ til. btu-.eoUoli 01 eM lautbaa.tarlr 11M of SW\S.t .oul.y.~ &n4 the .aat.r1r lie. of 'a' .traat .. ehow OA .. 1111 Cora:acted l'bt, thence .outllerly a1"", .al4 ••• tarly li .... 111.00 f •• t to tlla true po1at of ba,ian1n, of thia daac:r1ptloD' tbac •• ,,·,,'U" II, 121.U f_t, thanc:. f l"n·.O· ., Ul.57 r .. t, tbeDc. S S'"O"U' V to aa.I.4 ... tarly lh.: tlIence lIOrt:ller11 alo", .&14 uat.rly lU. to tlla tI:1Ie pOint 01 bet'". ft" hare111&ftar rate"a4 to &a 1'...,c.1 II. c. Th.t portiCft of .lock )). CorreCtion llet of "Dta!> lU,blan~. 110. 2, ."oorcliag to pl.t noor'o' 1ft 'vOI_ 57 0' 1'1.ta, ,.,.. tl to t8, includ .. , reconla of •• i4 coWlty, _ribe4 .. 101111".: ae,iAD1.., .t th. int.nectio .. 01 th. ~tulr ili. or ....... t 10"1 ... ·11:111 UId til. eutorly 111M! of ••• Itreet, ., llIQva in ,"01 Correction Plat of .... ton lIi'IIl • ...s. 110. 2, tII_ .. atar~J .1"", IAU ,olltbaltarly 11n •. of nllll I!IIJI.et 101I1."u4 p4 110", tile -l- LANNING OE.V~~tt,~WE.~ON JAN 3 \ 2005 RECE\\}ED ~. • o o "" ... N N 0') o Cl) en , " o -- a ... c ot a c __ .... a.l1ua h 4U.51 het, a .Un ..... of lSO.OO tMt, Unc. _til ,'lI'40' rut 1)2 t .. t; tIl_ .o .. ~.t.ull' 12l r..t IlIOn 0 ... 1 ... to a point Oft til. ... larly -.e,la of 'r st .... t, .. 14 paiDt. lIa1nt U'.OO '"t .000the .. ly " &114 .DIIUv .. tlrly alon, •• S4 entady -"gin or ••• St .... t ~r_ the poiAt of llefiMU" theace IIOI't:lledy a.4 tJOrtII .... tuly 1I101If .ai4 .utadl' _,,1 .. or ••• Steeet 111. eo f •• t to tlI. po1llt. or lMt6ad",. nan portion thUeot lrl", .... t.dl' of .. Una a •• cr1l>eo! .. rollowl, .. ,111 011 tile lleetulr IIOuI&.qo or the eo--4ucdbe4 JIEOlIO' .. ty n II polat )0 r •• t ti.tut batedy. vii ... ........ ra41ally fdlo til. Ilia. II An. 1f.1.) • ....".y of S ..... IliU a ... '.I!. to u.tII "" •• '.11:. at Bl,hvlY ..,111 .. '. SCatloa 1,.'0, tIIoo_ "_thuly 40 t .. t., ..... or 1 ... , to • pout 50' <lLatu" SOIltJMta,tarly. v"'" ... 1lft4 nUIIUr fro. tile Catv LiAe Ivwr 01 .aid .. '00 at Ii' ..... ' ZNJiAHr' •• utUn "+CS, tllMc. lIort.Ma.wlr. pualial vitia .&14 C ... ter Liaa, It f •• t to a poiet, ... tilt ua of We U •• 4.acl'i,tlon, llue1AUtar refund to •• 'uoal III • .--. u. By _:l.ttan 1 .... btecl the let da, or 07_. U7l, 111 "hiela Gl~ "'. the Lellor and De..c. v .. the La .... , Clolla lea..a to 0.-<: •• ueel II for a tara of ,ears, all4 lIJI4.r .aid 1 .... ,ran~ o.-c:. an ... _nt for lngnll .ft4 ...... onr ' .... c.1 I. III. By vrlU ... la ••• d.tad tIM 11th oIar of January, 1t7~, 1A ""lell C~ v ... the Lauor a .... ial. But Val d\e Le ..... Clol.e 1.ue4 to 11101 IIUt 'uce1 III for • tam of , .. n. IV • fll. putl •• to thl. o.l%._t ... 1 ... to crHt .. _onto tor p.arlc ..... aII4 .... 1v-r. oval' tile ... &1 property han1aa!Jo\ .. 4 •• <:dbad to .. the lIen.fit of De-C. and Uu. INt. tt .... , tller.for., IT IS _BY ~ by and lletw ... tIM parti •• har.to •• fol1""", 1. Clab. hare1 9nllte an •• -at for til. pulo4-h .... 1oaft ... 4 .. - c .. 1be4 1 .. ,ang...". 4 h .. aof for 1",1'." ",4 ............ fOJ< pul<1J>t ........ • ar •• l X r ... tlla MMfit 01 111-< • ...., Phla ht _ ........ cab II .... til. 2. 0.-<:. aII4 .1na RIIt ,,111 n.t.dct tht1J: p.adUAt' t .. tile aut 20 .. • ( "." • "" .. r"1: of .ared 1 ao a. na~ to iIop.a. or l'uUlot U.O d,hes of 1,.' ..... ~ ...... M 0"'1' 'uc.l 1 '""tad h .... 1ft. 3. D.--c. ....... that .b .. _ an4 it. out_lI' ••• y .. Uu. •• the drl .. _.y. of farc.l II for 1119"" .114 11911'0 •• to ..,4 b_ 'areel IU . • lua lat &gn .. that De~ u4 1ta INat_n MY utiU .. u.. 411'1"..,al'. ot Parcel III foe iIIfn •• and OJr ••• to Oft' froa Paroal II. •• ,.11 •• _t. .114 .U rights 9l'uted by tb1a ~_ ... t .... 11 ~.b.te an4 b ... t.~ OD til. el.t •• b ... both ot the le.... h ..... 1,,- aIIoft '~1_ alleU 0 ... t&al1Mt04. S. It ia iAt.1IM4 by tII10 ",_t to ,&'ant n_ ... zy park1nt d'hta !a odu to au.v ,i .. & ht to ... t n ...... azy City o~ _toll coa.. with ~ to "reel nI. C. thb ...,._t .... 11 " b1a4iJ1t "fOG tho partie. hento. tbil' hain. .ac ................. d", •• D~ -Cit'S IJIC. -3- .. __ ~'it -.:: _ .. ~ . : .~_~ :-~:-:'.;;::~~'~li~3:~:'~~:A'~£¥~'~:;; : 7;"~~!:-~~~:~ -, . .fI, • "-,/,,' . o· C"' ....... STAft or-tIAS~ ) )IS CIDUIITr OP ]I: r _ Ii J On thla z.l.~.l' i!!f' . 1"5. "'fon •• , tile 1Il\4ex.L",e4. a 1Io~ .ulIC""U ... a uE. of .... h1qton. aull' -uaLolIe4 .... _n, ~1J' A ••• AJ.UIt .... II. AU.ftII. t4 .. ~ to loa CII. Pr.d .... ~ .d lecntary. l'e.pecU~y, of GtOIZ: IIIYZLOPIIBN1' CO. rile., ~ -,..,:&t1on that ....... ta<\ tile fo~ l.Dft~~. and. aelaloollN ... tile ..u. .... u..ftt to lie eM fna 1114 .olllll~ let and. .... of .. L4 aoqoraUoa. for: ella ..... aftd JPIIIlIO' •• tMnln _Uo,,". and 011 oatil atlted till" eMy ..... lttIIOrLl04 to .0C1lta the .ai4 1 ... tl:a- .. n~ and tllat tho ••• 1 a:n • .a 1. ~ oolr)lOl'ata •• al of ,aid eoqoraUOA. 1I1U1 .... , bud ao4 otUc:iU .. U lMnto affUed tile 4&r eM ,..u f1ra~ alloY. vdtt.n. RAft or IlUIIIIIftOII ) )IS COWTT or III.C) On thla.:!.l 411' of J'tbt ' 1'75, ... forl ... Chi lUl4anipH • • IIotarr .ulIii""Ta .na for iEaE. of V .... i.Dg-tan. daly eo-i .. lona4 eM ''IIOn!. ,ft"&o .. ally ."."".. elI. CIIrl'IOLI .... l\U4a Cllllt'IOU, to _ "-to loa thl 'r .. 14lftt _ .... ra~. r .... Ctigely, of DI • ca'l DC •• tIM eocpv.UOA tllet uante4 ~ fo,..,..1.., iDa"-t •• 04 l~l"'e4 ~ aaU iMU-t to ... tIM fr .. &lid .. l1UlUly Ic:t ........ of .. 14 coqorltLoo. fin ~ .... &ad pupo ... ~la _tl .... , .... on .,tII '~ed that \hay __ ,lItIIodl04 to _KIlt. tM aa14 lua-t .... that tile aeal &ttbcaCl La tIla cor,.,rat •• eal of a .. 1 OO«pOnUCIII • • 1~ ~ bUI4 &ad o'Uelal •• el Iler.CO afriad IIIia dat< UI4 y .... fir., ilion wltUA. ... " • o o M ... N N 0') o Cl) (7) ) HlIft OF WUIlINCnO!t , , 5S cowry or XI.G) ( lID till. d4r ~noDallr apjIUNd IIeton _ GIL CllltIOW _ JloM CDnOl.I, bia wit., to •• ~ ~o ... tile 1II41yj,41IIla 4UC1r1l1e4 la all4 """ ... _te« tile .i~1I1a aft!! for.,oillf lIIa~t, aM 10IcIIW1..,ee Uat til.,-alfM4 tile ...... tIlair: tJrea ."" volllltur act u4 4H4, for til • ..... aM ,upo'" tMu!n aODtiotIe4. on .. un4er: ., haM and official ... 1 till, ~ Car ot J .. (~ U75. ITAft or DHJAI ) )U 00VIIft or IIDGIIICII: ) ~J::t~/lr1= luEo ot WUIl1J19tOD, ne1olilot at ~ .. I(,f(_ 01\ tlli. -1aL 4a, 01 .. ~ , un, _ton _, tile .... n,.... • • Iotoq hbllC'T1I ODd tOl"U itiG, lMr:.ouUr .... AHI...l"" B Ie- aft!! ~n Mfft ' to _ ~ to _ tile ~... ~ As , "7,·' rtA IV! or ftOUIII, DC.'~ ~ U8C1I&a ~ for:II9Olav inau-t, ODd " .... oul .. ' .. UI8 .. 14 t to _ tile lraa ... Wlllllltoq oct ... ...a of 1014 ~at1_, for: tile ....... PIJIPOII" I:bu.la .... t1o!le4. .... oa oatil ,tate4 tIIat tiler _. aat:hOrl .. 4 to UOCIIto tI\e M.l4 iA~t .114 that tile •• al afUII" 10 til. ooqor:at. leal ot .. it eorpor:aUon. 111_ •• IIIr hIA4 ... olfidal leal IaUlto d'1Jca4 tile d4r _ ,..r: fJ.rl~ aboYa writton. .~ .. . ~ .. : . ':. ..... - After Recording Return to: Evan L. Loeffler Harrison, Benis & Spence, LLP 2033 Sixth Avenue, Suite 1040 Seattle, WA 98121 Abbreviated Legal Description: 33/ RENTON HIGHLANDS #2 CORRECT PLAT LOT 1 RENTON SP 188-78 REC AF # 7808170836 SD PLAT DAF BLK 33 RENTON HIGHLANDS #2 CORRECTED PLAT TGW POR OF RENTON HIGHLANDS PLAT LYE OF E MGN OF H ST LESS POR OF SD BLK 33 DAF BEG NL Y COR OF SD BLK 33 AT NXN OF SLY LN OF NE 10TH ST / SEL Y LN OF 20 FT PLANTING AREA ALG SE LN OF NE SUNSET BLVD TH S 35-41-33 W ALG SE LN OF SD PLANTING AREA 214.38 FT TO CRV TO RGT TH CONT ALG SD SE LN OF PLANTING STRIP / ALG CRV TO RGT WITH RAD OF 459.51 FT DIST OF 50.41 FT TH S 7-39-07 E 297.97 FT TH N 55-35-23 E 47.83 FT TH S 31-09-37 E 78.15 FT TH N 54-03-28 E 265.35 FT TH N 1-58-51 E 260.18 FT TAP ON SELY LN OF NE 10TH ST TH N 54-35-42 W 229.11 TO POB AND LESS POR OF SD BLK 33 DAF BEG AT NE COR OF SD BLK 33 TH NWL Y ALG. See A-I for complete legal description. Tax Parcel Nos.: 722780-1025 ACCESS AGREEMENT THIS ACCESS AGREEMENT is made as of Harrington Square Associates, LLC ("Harrington Square"). BACKGROUND ________ , by A. Within a few months of the date hereof, Harrington Square will execute a binding site plan for 930 Harrington Avenue NE (individually and collectively "Harrington Square's Parcel") involving a boundary line adjustment. The site plan shows the new lot line located along the access road from Harrington Avenue NE to the adjoining parcel to the East. The lot line also abuts the parking stalls to the North. Such properties are more specifically described in Exhibit A, which contains the proposed legal descriptions for the driveway area (titled "24 foot driveway easement"), and Exhibit B, which contains the legal descriptions of "Proposed Lot 1," the Southern property, "Proposed Lot 3," the Northern property, and a site map. B. At the time of application for Lot Line Adjustment, Harrington Square is required to provide an access agreement allowing Proposed Lot 3 access across Proposed ~~\~G ~~~to~ 1 ~€.\..~'tf ",€ 0024\008\83984.01 0 eX" \ 1..~~~ ~~~l ~~C~\'J~U Lot I for traffic flow and required 24-foot back out distance for the abutting parking spaces. This agreement is pursuant to that requirement. C. The Site Plans show access from the Northern boundary of Proposed Lot I and the Southern boundary of Proposed Lot 3. Said access and parking areas abut each other form a joint access road for both Parcels. D. Harrington Square intends to record an easement consistent with this access agreement upon sale of Proposed Lot 3 to confirm the rights granted to that lot under the Site Plans and to set forth certain agreements with respect to the use, operation and maintenance of the access area. Now, therefore, the parties hereto agree as follows: 1. Grant of Access. Harrington Square, as owner of Proposed Lot I, hereby grants to Proposed Lot 3 for the benefit of that Parcel vehicular access over, across and through the area on Proposed Lot I which is described in Exhibit A (the "24 foot driveway easement") and referred to hereinafter as the "easement area." 2. Use of the Easement Area. The Easement Area shall be used primarily for vehicular access to and from Harrington Avenue NE to Proposed Lot I and Proposed Lot 3 and for parking. Such use may be by the owners of Proposed Lot I and Proposed Lot 3, their tenants, licensees and invitees. Notwithstanding the foregoing to the contrary, the fee owner of the Easement Area may construct utility lines or pipes in the Easement Area; provided that, in constructing, repairing or maintaining such lines or pipes, such owner shall (a) be fully responsible for the cost of any repairs needed to the Easement Area arising therefrom, (b) diligently perform such repairs, (c) diligently restore the Easement Area to the condition existing prior to the repair, and (d) diligently act to minimize the interference with the use of the Easement Area as described in the first sentence of this paragraph. Notwithstanding the above, the owner of Proposed Lot I may, without notice or consent, to Proposed Lot 3 grant further access to the Easement Area to other parties. 3. Initial Construction. Harrington Square shall bear the cost of any initial construction or improvements required to the Easement Area. 4. Maintenance. The owner of Proposed Lot I shall maintain the Easement Area in good condition and repair, including snow removal, painting lines on the Easement Area, maintaining traffic signs in the Easement Areas, resurfacing and other maintenance and repairs to the surface of the Easement Area; provided that the owner of Proposed Lot I shall not be liable for any act, omission, event, condition, order, state of repair or other circumstance affecting the Easement Area (individually and collectively a "Condition") unless and until (I) the owner Proposed Lot 3 has delivered written notice to the owner of Proposed Lot I of such Condition and (2) the owner of Proposed Lot I parcel has been NN\NG 2 ~~~UbN \?'J€'\'~~f ~€.~ 0024\008\83984.0\ o c' 1'U'U~ ~t>.~ ~ \ ~~C~\\j~U given a reasonable opportunity to cure the Condition, which in no event shall be less than ten (10) business days. The owner of Proposed Lot 3 shall reimburse the owner of Proposed Lot 1 fifty percent (50%) of the costs incurred or paid by the owner of Proposed Lot 1 in maintaining the Easement Areas as set forth in this paragraph. 5. Payments. The term "costs" as used in paragraphs 3 and 4 hereof shall include any and all out-of-pocket hard and soft costs incurred or paid by Harrington Square or the owner of Proposed Lot 1 related to the initial construction or the maintenance of the Easement Area, including, sums paid for architectural plans, surveys, construction, construction supervision, and maintenance. If the owner of Proposed Lot 1 delivers a request for payment to the owner of Proposed Lot 3 for sums payable by it under this Agreement, the owner of Proposed Lot 3 shall pay to the owner of Proposed Lot 1 the sums referenced in such request within 20 business days after receipt of that request. Any such sum not paid when due shall bear interest at the rate of 1 % per month until paid. Payments shall be made to the owner of Proposed Lot 1 at the applicable address for the owner of Proposed Lot 1 set forth in paragraph 7. Notwithstanding the foregoing, ( a) each request for payment delivered to the owner of Proposed Lot 3 shall be accompanied by copies of the invoices for the out-of-pocket costs incurred by the owner of Proposed Lot 1; and (b) if the costs for any maintenance project described in paragraph 4 are reasonably expected to exceed $10,000, then the owner of Proposed Lot 1 shall obtain the prior written consent of the owner of Proposed Lot 3 before proceeding with the project and such consent may be subject to reasonable conditions such as requiring that the maintenance project be competitively bid or that the method or manner of the project be modified to address cost-effectiveness or quality concerns. 6. Insurance. The owners of Proposed Lot 1 and Proposed Lot 3 shall each maintain a commercial general liability policy with respect to that portion of the Easement Area, with minimum limits of coverage of $1 ,000,000 per occurrence and in the aggregate; and such policy shall (a) name the other Lot owner and its representatives and agents as additional insureds, (b) be primary and any insurance carried by the other owner shall be excess and noncontributing with such primary insurance, and (c) be maintained with an insurance company licensed to do business in Washington state and having a Best Rating of not less than A: Class VIII. On the request of any owner, the other owner shall deliver to the requesting owner an insurance certificate evidencing the insurance described in this paragraph. 7. Notices. Any notice, request, submission or written communication required or permitted to be delivered under this Agreement (including notice of changed address) shall be (a) in writing; (b) transmitted by personal delivery, express or courier service, or United States Postal Service in the manner described below; (c) deemed to be delivered on the earlier of (1) the date received, or (2) five business days after having been deposited in the United States Postal Service, postage prepaid, and (d) addressed to a party 3 0024\008\83984.01 at the address designated below. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given as provided in this paragraph shall be deemed to be receipt of the notice, demand or request sent. During the period that the particular Parcel is owned by a party to this Agreement, the notices shall be sent to the party at the below address or to any subsequent address of which the other party is given written notice. Following the sale or other transfer of a Parcel, the notices shall be sent to the same address as the real property tax bills for that Parcel until or unless the new owner provides written notice to the other Parcel owner of another notice address. To the owner of Proposed Lot 1: Harrington Square Associates, LLC c/o Colpitts Development Company, LLC ATTN: Judith Nielsen 2256 38th Place East Seattle, WA 98112 To the owner of Proposed Lot 3: Harrington Square Associates, LLC c/o Colpitts Development Company, LLC ATTN: Judith Nielsen 2256 38th Place East Seattle, WA 98112 8. General Provisions. 8.1 Controlling Law. The interpretation and performance of this Agreement shall be governed by the laws of the State of Washington. 8.2 Severability. If any clause or provision of this Agreement is determined to be illegal, invalid, or unenforceable under present or future laws, the remainder of this Agreement shall not be affected by such determination, and in lieu of each clause or provision that is determined to be illegal, invalid or unenforceable, there be added as a part of this Agreement a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable. 8.3 Entire Agreement. This Agreement reflects the entire agreement of the parties with respect to the matters described in this Agreement, and this Agreement supersedes all prior discussions, negotiations, understandings, or agreements relating to the matters described herein. No alteration or variation of this Agreement shall be valid or 4 0024\008\83984.01 binding unless contained in an amendment signed by the owners of BBB's Parcel and AAA's Parcel. 8.4 Successors. The covenants, terms, conditions, and restrictions of this Agreement (a) shall be binding upon, and inure to the benefit of, each party during its ownership of its respective Parcel and each party's successor(s) during that successor's ownership of the respective Parcel and (b) shall operate as easements binding BBB's Parcel and AAA's Parcel and shall run with BBB's Parcel and AAA's Parcel in perpetuity. Each owner of a Parcel, including the parties hereto (the "responsible owner"), shall be liable to the owner of the other Parcel for all obligations accrued during the responsible owner's ownership of its Parcel. When an owner sells its interest in a Parcel, it shall automatically be released from any and all obligations arising thereafter under this Agreement. 8.5 Captions. The captions in this Agreement have been inserted solely for convenience of reference and are not a part of this Agreement and shall have no effect upon construction or interpretation. 8.6 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be an original, but such counterparts shall constitute one and the same instrument. 8.7 Exhibits. The Exhibits are hereby incorporated herein by this reference. 8.8 Arbitration, Attorneys' Fees and Expenses of Litigation. In the event a dispute arises between the owner of Proposed Lot I, the owner of Proposed Lot 3, or any other party subject to the terms of this agreement, the parties agree the dispute shall be resolved through arbitration by a competent and disinterested arbitrator who shall be selected parties. If the disputants cannot agree on an arbitrator each party shall select a disinterested third party, and those two parties will select an arbitrator to resolve the dispute. The prevailing party as designated by the arbitrator shall be entitled to reimbursement of all fees and costs expended-including the cost of the arbitrator and the cost of any attorney fees, if any-from the non-prevailing party. If either party shall bring suit to recover damages under this Agreement or to otherwise enforce or interpret this Agreement and a judgment is entered, the substantially prevailing party shall be entitled to a reasonable sum as attorneys' fees, and all costs and expenses in connection with such suit, which sum shall be included in any such judgment or decree. Such attorneys' fees and expenses shall include those incurred before, during 5 0024\008\83984.01 and after trial, including those related to any appeal. It shall be a defense to any action brought by either party that that party did not first engage in arbitration. 8.9 Interpretation. This Agreement shall be construed by a fair and reasonable interpretation of the words used in it without regard to which party drafted or caused to be drafted the provision or provisions. Whenever this Agreement utilizes the term "including" or words of similar effect, the listing given shall be interpreted as illustrative and not all inclusive. 8.10 Mutual Indemnification. Each party will indemnify and hold harmless the other party against any and all claims, debts, demands, or obligations which may be made against it arising out of, or in connection with, any alleged act or omission. HARRINGTON SQUARE ASSOCIATES, LLC Date signed: ________ _ Owner of Proposed Lot 1 and Proposed Lot 3 STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this day personally appeared before me to me known to be the of Harrington Square Associates, LLC, the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day of ,2005. NOTARY PUBLIC in and for the State of Washington, residing at __ _ My commission expires: ____ _ 6 0024\008\83984.01 EXHIBIT A 24 FOOT DRIVEWAY EASEMENT: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of 110.00 feet; Thence S 88°53'27" E a distance of30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence following said right-of-way line and curve to the left for an arc length distance of 62.01 feet through a central angle of 5°28'32" to the Point of Beginning; Thence N 53°58'42" E for a distance of 138.55 feet to the Westerly line of Lot 1 in said short plat No. 188-78; Thence S 07°37'58" E along the Easterly line of said Lot 1 for a distance of27.28 feet; Thence S 53°58'42" W for a distance of 141.01 feet to the Easterly right-of-way line for said Harrington Avenue Northeast being a point on a curve having a radius of 648.89 feet from which the center of the circle of said curve bears S 87°58'06" W; Thence Northerly along said curve and Easterly right-of-way line for an arc length distance of28.53 feet through a central angle of2°31 '09" to the Point of Beginning. EXHIBITB PROPOSED LEGAL DESCRIPTIONS: PROPOSED LOT 1: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of 110.00 feet; Thence S 88°53'27" E a distance of30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast and the Point of Beginning; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of 358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence continuing along said right-of-way line and curve to the left for an arc length distance of 62.01 feet through a central angle of 5°28'32"; Thence N 53°58'42" E for a distance of 138.55 feet to the Westerly line of Lot 1 in said short plat No. 188-78; Thence following the Westerly line of said Lot 1 through the following courses: S 07°37'58" E for a distance of 54.64 feet; N 55°36'32" E for a distance of 47.83 feet; S 31 °08 '28" E for a distance of 116.15 feet; S 08°06'48" E for a distance of 402.83 feet to the Northerly right-of-way line for Northeast 9th Street being a point on a curve having a radius of 552.10 feet from which the center ofthe circle of said curve bears N 26°14'58" W; Thence Westerly along said curve following said Northerly right-of-way line for an arc length distance of 199.45 feet through a central angle of20041 '53" to the Southeast comer of Lot 2 in said short plat No. 188-78; Thence N 00°55'29" E for a distance of76.27 feet to the Northeast comer of said Lot 2; Thence N 88°53'27" W for a distance of90.00 feet to the Point of Beginning. EXHIBITB PROPOSED LOT 3: Commencing at a concrete with brass cap survey monument in a case marking the intersection of right-of-way centerlines for Harrington Avenue Northeast and Northeast 9th Street in the City of Renton, Washington; Thence N 00°55'29" E along the centerline of right-of-way for said Harrington Avenue Northeast a distance of llO.00 feet; Thence S 88°53 '27" E a distance of 30.00 feet to the Northwest comer of Lot 2 City of Renton short plat No. 188-78 according to the short plat recorded August 17, 1978, under recording No. 7808170836 in King County, Washington, said Northwest comer being a point on the Easterly right-of-way line for said Harrington Avenue Northeast; Thence N 00°55'29" E along said Easterly right-of-way line for a distance of358.30 feet to the beginning of a curve to the left having a radius of 648.89 feet; Thence following said right-of-way line and curve to the left for an arc length distance of 62.01 feet through a central angle of 5°28'32" to the Point of Beginning; Thence continuing to follow said right-of-way line and curve for an arc length distance of 199.98 feet through a central angle of 17°39'27" to the Southerly right-of-way for Northeast Sunset Boulevard; Thence N 31 °00'50" E along said Southerly right-of-way line for a distance of 44.99 feet to a point on a curve having a radius of 460.51 feet from which the center ofthe circle of said curve bears N 32°20'02" W; Thence Northeasterly along said curve following said Southerly right-of-way line for an arc length distance of 136.40 feet through a central angle of 16°58' 14" to the Northeast comer of Lot 1 in said short plat No. 188-78; Thence S 07°37'58" E along the Easterly line of said Lot 1 for a distance of241.84 feet; Thence S 53°58'42" W for a distance of 138.55 feet to the Point of Beginning. . ~ ~ ~ ~ ~ EXHIBIT B SCALE. 1'=40' ACCESS ( "1=> EX-MAP.DWG PARCELl 7227801026 ASPH PRCP(]SED LDT 3 PROJ. NO.:04742.10 Engineering Planning Surveying Penhallegon Associates Consulting Engineers, Inc • 1601 SECOND AVE. SEATIlE. WA 98101 PH: 206-441-1855 1-800-945-8408 SEA TTLE KIRKLAND WWW.PACEENGRS.COM FAX: 206-448-7167 LIMITED LIABILITY COMPANY AGREEMENT OF HARRINGTON SQUARE ASSOCIATES, L.L.c. Dated as of December.iL, 2001 The limited liability company interests created by this Agreement have not been registered under the Securities Act of 1933, as amended, or under the state Blue Sky statutes in the various states where the interests may be offered, and may not be sold, transferred, pledged or hypothecated in the absence of an effective registration statement under said Act of the applicable state Blue Sky statutes or satisfactory assurance to the Company that such registration is not required. In addition, the sale or transfer of any interest in the Company must be made in accordance with the provisions of this Agreement. In view of these restrictions, the purchaser of any interest in the Company must be prepared to bear the economic risk of the investment for an indefinite period of time. 50296073.01 LIMITED LIABILITY COMPANY AGREEMENT OF HARRINGTON SQUARE ASSOCIATES, LLC THIS LIMITED LIABILITY COMPANY AGREEMENT (this "Agreement"), dated as of December _, 2001, is made by and among Colpitts Harrington Square, LLC, a Washington limited liability company ("Colpitts/HS"), and Renton Highlands Associates, a Washington limited liability company ("RHA"). RECITALS WHEREAS, RHA owns certain real property located in the 900 block of Harrington Avenue N.E. in the City of Renton, State of Washington, legally described in Exhibit D (the "Property"); and WHERAS, a portion of the Property, shown and described on Exhibit D, is presently leased to a Kentucky Fried Chicken franchise and to a Pizza Hut franchise (the "KFC/PH Property") and a portion of which, shown and described on Exhibit D, is available for other development (the "Residential Housing Property"); and WHEREAS, Colpitts Development, LLC, ("Colpitts Development") an affiliate of Colpitts/HS, is a commercial real estate development company; and WHEREAS, the Members desire to collectively own, develop and operate the Residential Housing Property as a multi-family residential housing project, containing some limited retail spaces (the "Project") using Colpitts Development as their Development Manager pursuant to a separate Development Services Agreement. NOW, THEREFORE, the Members hereby agree as follows: I. DEFINITIONS Capitalized terms used in this Agreement, not separately defined herein, shall have the meanings assigned to such terms in Exhibit A and such meanings shall be equally applicable to both the singular and plural forms of the terms defined or to the feminine or masculine gender, as the case may be, unless the context otherwise requires. II. GENERAL PROVISIONS 2.1 Formation of Limited Liability Company The parties agree to form the Company as a limited liability company under the laws of the State of Washington, and the rights and liabilities of the Members shall be as provide~~~~~~~~\~G Agreement, except to the extent that such provisions are not permitted bbE.~~~\O~ provisions of the Act. c' \ 1\)\)t) ~~~ ?, RtCt\'JtU -2- 50296073.0 I 2.2 Certificates The Company shall file, or shall cause to be filed, the Certificate and all such other certificates, notices, statements or other instruments required by law for the formation and continued operation of the Company as a Washington limited liability company. 2.3 Name of Company The name of the Company shall be "Harrington Square Associates, L.L.C". 2.4 Principal Place of Business; Registered Agent for Process (a) The principal office of the Company shall be at 2256 38th Place E., Seattle, Washington 98112 or such other offices as the Manager may designate from time to time. (b) The registered office of the Company in the State of Washington is located at 1111 Third Avenue, Suite 3400, Seattle, Washington 98101. The registered agent of the Company to accept service of process is FPS Corporate Services, Inc. 2.5 Term of Company The term of the Company will commence on the date the Certificate is filed in the Office of the Secretary of State of the State of Washington in accordance with the Act and shall thereafter be perpetual, unless terminated prior thereto pursuant to Section 12.1. 2.6 Purposes and Objectives The purpose of the Company shall be limited to: (a) obtaining title to the Property and to constructing, developing, leasing and operating the Project, as described in the recitals; to improving and maintaining the Project and the improvements thereon; (b) conducting business activities that are consistent with and incidental to the operation and ownership of the Project; (c), subject to the terms of this Agreement, to transfering, disposing of, exchanging, selling, or otherwise conveying, directly or indirectly, interests in the Project and/or the Property, in one or more transactions, and at such time or times as may be approved by the Members as provided for herein, and (d) exercising such other powers that may be legally exercised by limited liability companies under the Act that may be necessary or convenient to the conduct, promotion or attainment of the business or purpose otherwise set forth herein. The Company shall not engage in any other business activity without the prior approval of the Members by a Member Vote. The objective of the Company is to maximize the value for the Members upon completion of the improvements comprising the Project by optimizing Project operating income. 2.7 Members' Names and Addresses The names and addresses of the Members are set forth on Exhibit B to this Agreement. The Manager is hereby authorized and directed, without further approval of the Members,. ~~NN\N~ amend Exhibit B, from time to time, to reflect the admission, withdrawal, and s.\J~~~ewON oC C~Of't\1 l~~ 3 \ 1roOS 50296073.01 RECE\'1EO 5.3.2 The KFC/PH Property shall be reconveyed to RHA as soon as it has been established as a separate legal lot and it can be reconveyed to RHA without materially impairing the Project in the Manager's judgment; provided, however, the KFC/PH Property must be conveyed to RHA prior to the earlier of the closing on the permanent loan for the last phase of the Project or January 1, 2009. 5.4 Other Distribution Rules Cash distributions shall be distributed to Persons who are recognized by the Company as Members or assignees of Members as of the date such distribution is declared and paid by the Company. 5.5 Distributions Upon Refinance or Sale of the Property Upon sale or refinance of the Property, the proceeds therefrom net of any Company expenses or liabilities satisfied therefrom, to the extent sufficient therefor, shall be applied and distributed in the following order and priority: (i) First, to the Members in accordance with the respective balances of their Capital Accounts, provided that no distribution shall be made which creates or increases a Capital Account deficit; and (ii) Thereafter, among the Members in accordance with their respective Percentage Interests in the Company. 5.6 Distributions Upon Liquidation If the distributions are to be made in connection with the dissolution and liquidation of the Company, the Liquidator shall cause such distributions to be made in accordance with Article XII. 5.7 Limitation on Distributions Notwithstanding anything in this Agreement to the contrary, no distribution to the Members shall be made if it would render the Company insolvent or would violate the applicable statutory restrictions upon making distributions to Members set forth in RCW 25.15.235 or any successor provISIon. VI. MANAGEMENT 6.1 Appointment of Manager The Company shall have only one Manager. The Members hereby appoint C01pitts/HS to serve as Manager. Colpitts/HS as the Manager shall be responsible for the Companis LANNING business and affairs including its day-to-day operations, subject to the limitations aOIN:.f8~~~ii~ON set forth herein. JAN 3 , 2005 RECE\VED -14- 50296073.01 6.2 Authority of Manager 6.2.1 Authority of Manager Except as otherwise provided in this Agreement, the Manager shall be vested with complete management and control of the day-to-day affairs of the Company and have the power and authority to do all things necessary or proper to carry out the purpose and objectives of the Company. Without limiting the generality of the foregoing, and subject to the restrictions in this Agreement, the Manager shall have full power and authority, at the expense of the Company: 50296073.01 (i) to cause the Company to acquire, develop, operate, manage and otherwise deal with the Project; (ii) to conduct the day-to-day operations of all assets purchased, leased or otherwise acquired by the Company; (iii) to operate, develop, improve, maintain, finance, lease, acquire or otherwise deal with, the property of the Company as may be necessary, convenient or incidental to the accomplishment of the purposes of the Company; (iv) to execute, deliver and perform agreements, contracts, documents, undertakings, certificates and instruments necessary, convenient or incidental to the acquisition, management, maintenance, operation and disposition of the property of the Company; (v) to borrow money, whether on a short-or long-term basis, and issue evidences of indebtedness, and to secure the same by mOligage, deed of trust, pledge or other lien on part or all of the assets of the Company; (vi) to employ agents, employees, accountants, attorneys, consultants and other Persons necessary or appropriate to carry out the business and operations of the Company, and to pay fees, expenses, salaries, wages and other compensation to such Persons, subject to the restrictions set forth in Section 6.5 as to payments to the Manager and their Affiliates; (vii) to pay all costs and expenses incurred in carrying out the business and operation of the Company, including without limitation insurance expense; (viii) to prepay in part or whole, refinance, recast, increase, modify, extend or renew any indebtedness of the Company or instrument or document securing payment thereof; pLANNING O£\J£L9!;~~£~ON CIIl l~~ ~ \ 1ro~b RECE\\lEO -\5- IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. MEMBERS AND MANAGER: Colpitts Harrington Square, L.L.C., a Washington limited liability company By: L7~ Name:rr ......... ~,~\"\. ~. VL;.&'" <2-. a .. e...-\..s <z...-v\-... Title: ffiQ......r....c...q .. ~ '=' (v\,JL. ........... ~ /' l '6 Renton Highlands Associates LLC, a Washington limited liability company BY~/~ Roy D. Noorda, Member For good and valuable consideration, the receipt of which is hereby acknowledged, the undersigned agree to be bound by the provisions set forth in Sections 3.2.3 and 6.7 above. (---~ (L; ------ Judith Nielsen Colpitts Development Company, LLC, a Washington limited liability company /.) By: L /~ (2 -;iL.,,..---- { 50296073.01 -45- LIMITED LIABILITY COMPANY AGREEMENT OF COLPITTS HARRINGTON SQUARE ASSOCIATES, L.L.c. Dated as of December _, 2001 The limited liability company interests created by this Agreement have not been registered under the Securities Act of 1933, as amended, or under the state Blue Sky statutes in the various states where the interests may be offered, and may not be sold, transferred, pledged or hypothecated in the absence of an effective registration statement under said Act of the applicable state Blue Sky statutes or satisfactory assurance to the Company that such registration is not required. In addition, the sale or transfer of any interest in the Company must be made in accordance with the provisions of this Agreement. In view of these restrictions, the purchaser of any interest in the Company must be prepared to bear the economic risk of the investment for an indefinite period of time. 50298764 OJ N1PLANNING DEV~~~~ REN10N JAN 3 , 2005 RECE\VED LIMITED LIABILITY COMPANY AGREEMENT OF COLPITTS HARRINGTON SQUARE ASSOCIATES, LLC THIS Lllv1ITED LIABILITY COMPANY AGREEMENT (this "Agreement"), dated as of December _, 2001, is made by and among Colpitts Development, LLC, a Washington limited liability company ("Colpitts"), and each of the other Persons identified on Exhibit B (each, individually, an "Individual Member," and, collectively, the "Individual Members"). RECITALS WHEREAS, the members of the Renton Highlands Associates, LLC, a Washington LLC ("RHA"), Colpitts and the Individual Members desire to collectively own, develop and operate certain real property located in the 900 block of Harrington Avenue N.E. in the City of Renton, State of Washington (the "Property"); as a multi-family residential housing project, containing some limited retail spaces (the "Project"); and WHEREAS, RHA, Colpitts and the Individual Members desire to pursue the Project through a newly formed limited liability company called Harrington Square Associates, LLC ("HSA") in which RHA, Colpitts and the Individual Members, would directly or indirectly hold all equity interests; and WHEREAS, Colpitts and the Individual Members desire to form a separate Washington LLC known as Colpitts Harrington Square Associates, LLC ("CHSA") through which to hold their interest in HSA and to act as the initial Manager ofHSA. NOW, THEREFORE, the Members hereby agree as follows: I. DEFINITIONS Capitalized terms used in this Agreement, not separately defined herein, shall have the meanings assigned to such terms in Exhibit A and such meanings shall be equally applicable to both the singular and plural forms of the terms defined or to the feminine or masculine gender, as the case may be, unless the context otherwise requires. II. GENERAL PROVISIONS 2.1 Formation of Limited Liability Company The parties agree to form the Company as a limited liability company under the laws of the State of Washington, and the rights and liabilities of the Members shall be as provided in this Agreement, except to the extent that such provisions are not permitted by nonwaivable provisions of the Act. DEVELOPMENT PNTLA~NING 2.2 Certificates -2- CITYOFRE JAN 3 , 2005 RECEIVED The Company shall file, or shall cause to be filed, the Certificate and all such other certificates, notices, statements or other instruments required by law for the formation and continued operation of the Company as a limited liability company. 2.3 Name of Company The name of the Company shall be "Colpitts Harrington Square Associates, L.L.C". 2.4 Principal Place of Business; Registered Agent for Process (a) The principal office of the Company shall be at 2256 38th Place E., Seattle, Washington 98112 or such other offices as the Manager may designate from time to time. (b) The registered office of the Company in the State of Washington is located at [1201 Third Avenue, Seattle, Washington 98101]. The registered agent of the Company to accept service of process is [Lawco of Washington, Inc.] 2.5 Term of Company The term of the Company will commence on the date the Certificate is filed in the Office of the Secretary of State of the State of Washington in accordance with the Act and shall thereafter be perpetual, unless terminated prior thereto pursuant to Section 12. 1. 2.6 Purposes The business of the Company shall be to invest in and act as Manager of HSA; to carry on any other lawful business or activity that may be conducted by a limited liability company organized under the Act as determined by the Members; and to exercise all powers necessary and convenient to conduct the Company's business that may be legally exercised by limited liability companies under the Act. 2.7 Members' Names and Addresses The names and addresses of the Members are set forth on Exhibit B to this Agreement. The Manager is hereby authorized and directed, without further approval of the Members, to amend Exhibit B, from time to time, to reflect the admission, withdrawal, and substitution of Members or changes in their names and addresses, and to take whatever action the Manager deems appropriate or necessary to update the Company's books and records to reflect such changes in the identity, names and addresses of the Members. If, after admission to the Company as a Member, a Member changes its name or address, or transfers part or all of its Interest, subj ect to the restrictions on transfer contained in this Agreement, the Member shall promptly notify the Manager of such change to permit the updating of Exhibit B and the Company's books and records. VELOPMENT PLANNING DE CITY OF RENTON 2.8 Title to Company Property -3- JAN 3 1 2005 RECEIVED Cash distributions shall be distributed to Persons who are recognized by the Company as Members or assignees of Members as of the date such distribution is declared and paid by the Company. 5.5 Distributions Upon Refinance or Sale of the Property Upon sale or refinance of the Property, the proceeds therefrom, as received from HSA, net of any Company expenses or liabilities satisfied therefrom, to the extent sufficient therefor, shall be applied and distributed in the following order and priority: (i) First, to the Members in accordance with the respective balances of their Capital Accounts, provided that no distribution shall be made which creates or increases a Capital Account deficit; and (ii) Thereafter, among the Members in accordance with their respective Percentage Interests in the Company. 5.6 Limitation on Distributions Notwithstanding anything in this Agreement to the contrary, no distribution to the Members shall be made if it would render the Company insolvent or would violate the applicable statutory restrictions upon making distributions to Members. VI. MANAGEMENT 6.1 Appointment of Manager The Company hereby appoints Colpitts to serve as its Manager. Colpitts as the Manager shall be responsible for the Company's business and affairs including its day-to-day operations and shall be entitled to take for and on behalf of the Company all actions, with or without the approval of the other Members, except such actions as require the approval of the Members under Section 6.2.2 or the approval of the Members under Article VII. 6.2 Authority of Manager 6.2.1 Authority of Manager Except as otherwise provided in Section 6.2.2 (identifying actions requiring the consent of the Members), and in Article VII (identifying actions requiring Member approval), the Manager shall be vested with complete management and control of the day-to-day affairs of the Company and have the power and authority to do all things necessary or proper to carry out the purpose of the Company. 6.2.2 Special Voting Rights -11- N1 PLANNING DEVElOPME ~E..r-ON CITY OF n I'~ I JAN 3 , 2005 RECEIVED The Company shall not take any of the following actions unless approved by the Members: (i) The incurrence of any indebtedness by the Company, whether secured or unsecured, recourse or nonrecourse, in an amount of $1 0,000 or more; (ii) Any decision to expand or broaden the scope of the Company's business beyond that specifically authorized in this Agreement; (iii) Any expenditures for capital improvements or assets in excess of$10,000; (iv) Other than the material contracts executed in connection with the acquisition, development and construction of the Project, the execution of any material contracts affecting the Company (for this purpose, a contract will be "material" if it entails, or can reasonably be expected to entail, the payment of$ 10,000 or more within any 12 months); (v) The engagement of any Affiliate of the Manager to provide goods, materials or services to the Company (except to the extent such transaction is expressly permitted by the terms of this Agreement or the written contracts contemplated thereby); (vi) Decisions regarding any claims made by or against the Company including, but not limited to, decisions regarding the prosecution, settlement or other disposition of such claims; (vii) The response to any governmental investigation, inquiry, action or the like affecting the business and affairs of the Company; (viii) Entering into a joint venture, partnership, limited partnership or other business arrangement (other than HSA) with any third party to conduct the Company's business; (ix) Any decisions to offer new equity and/or debt securities; (x) The execution of any guaranty by the Company of another's obligation; and (xi) The sale, transfer, exchange or other disposition of any Company assets to any Member or an Affiliate thereof. 6.2.3 Engagement of Independent Contractors (a) The Manager may engage, at the expense of the Company, managers, contractors, subcontractors, materialmen, suppliers, architects, engineers, consultants, legal counselNT PLANNiNl.... accountants, experts and other independent contractors (the "Independent ContRfr~~~RENTON -12- JAN 3 1 2005 RECEIVED IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. MEMBERS AND MANAGER: Colpitts Development Company, L.L.c., a Washington limited liability company By: ('}J-,..-/[ c, L---- Naml: ::r 0.0 /14 Coe I? I ITS NI2f.-S??Y Title: (1/f A-,.uA f7;z .e. Senseney Real Estate Holdings LLC MICHAEL R. SANDERS \ \. \ .. \\ .. /'\. \ \ '--"-Mich~el R. Sand~rs- DEVELOPMENT PLANNING CITY OF RENTON JAN 3 1 2005 RECEIVED COLPITTS DEVELOPMENT COMPANY, LLC LIMITED LIABILITY COMPANY AGREEMENT JULY 1, 1998 The limited liability company interests created by this Agreement have not been registered under the Securities Act of 1933, as amended, or under the state Blue Sky statutes in the various states where the interests may be offered, and may not be sold, transferred, pledged or hypothecated in the absence of an effective registration statement under said Act or the applicable state Blue Sky statutes or satisfactory assurance to the Company that such registration is not required. In addition, the sale or transfer of any interest in the Company must be made in accordance with the provisions of this Agreement. In view of these restrictions, the purchaser of any interest in the Company must be prepared to bear the economic risk of the investment for an indefinite period of time. [24333-0002/S8981770.259] LIMITED LIABILITY COMPANY AGREEMENT THIS LIMITED LIABILITY COMPANY AGREEMENT, (this "Agreement") of Colpitts Development Company, LLC (the "Company") dated as of July 1, 1998, is made by and between JUDITH COLPITTS NIELSEN (the "Member") and the Company for purposes of forming a limited liability company pursuant to the provisions of the Washington Limited Liability Company Act, as provided in RCW Chapter 25.15, as amended. I. DEFINITIONS Capitalized terms used in this Agreement, not separately defined herein, shall have the meanings assigned to such terms in Exhibit A, and such meanings shall be equally applicable to both the singular and plural forms of the terms defined or to the feminine, masculine or neuter gender, as the case may be, unless the context requires otherwise. II. GENERAL PROVISIONS 2.1 Formation of Limited Liability Company The parties agree to form the Company as a limited liability company under the laws of the State of Washington, and the rights and liabilities of the Members shall be as provided in the Act, except as otherwise expressly provided herein. 2.2 Certificates The Manager shall file the Certificate and all such other certificates, notices, statements or other instruments required by law for the formation and continued operation of a limited liability company. 2.3 Name of Company The name of the Company shall be "Colpitts Development Company, LLC." 2.4 Principal Place of Business; Registered Agent for Process (a) The principal office of the Company shall be at 5224 -36th Avenue N.E., Seattle, Washington 98105 or such other offices as the Manager may designate from time to time. (b) The registered office of the Company in the State of Washington is located at 1201 Third Avenue, Seattle, Washington 98101. The registered agent of the Company to accept service of process is Lawco of Washington, Inc. PLANNINl: DEV~~~~WEN10N JAN 3 \ 2005 [24333-0002/S8981770.259] RECetV ED 5.4 Distributions Upon Liquidation (a) To effect the dissolution and liquidation of the Company pursuant to Section 11.1, the Manager shall distribute all assets of the Company to the Members in cash or in kind in accordance with Section S.4(b). Any assets to be distributed in kind shall be distributed based upon their Gross Asset Values on the date of distribution. (b) The net cash proceeds resulting from the liquidation of the property of the Company and any assets to be distributed in kind pursuant to a dissolution of the Company shall be distributed and applied in the following order of priority: (i) to the payment of the expenses of liquidation and the debts and liabilities of the Company then due other than debts and liabilities owing to the Members; (ii) to the payment of debts and liabilities owing to the Members payable up to the date that the distribution of the Company's assets is completed; (iii) to the setting up of any reserves that the Members determine are reasonably necessary for any contingent or unforeseen liabilities or obligations of the Company; and (iv) to and among the Members in proportion to their respective positive Capital Account balances. 5.5 Limitation on Distributions Notwithstanding anything in this Agreement to the contrary, no distribution to the Members shall be made if it would render the Company insolvent or would violate the applicable statutory restrictions upon making distributions to Members. VI. MANAGEMENT 6.1 Appointment of Manager The Company hereby appoints Judith Colpitts Nielsen to serve as its Manager. The Manager shall have complete authority to manage the business and affairs of the Company and the Members' right and power to participate in the management of the Company will be limited to those matters specifically prescribed in this Agreement or otherwise required under applicable law. The Manager shall hold office until she dies or resigns. In the event of a Manager's death or resignation, the Members acting by a Majority Vote shall appoint a new Manager. NY ~~N~\NG o~\J~6\~~ ",~NYO l~~ ~ \ 1~~~ [24333-0002/S8981770.259] -10-R~~~~\j~U 6.2 Authority of Manager 6.2.1 Authority of Manager The Manager shall be vested with complete management and control of the day-to-day affairs of the Company and have the power and authority to do all things necessary or proper to carry out the purposes of the Company. The Manager shall be specifically authorized to execute authorized instruments, documents, agreements, contracts and other undertakings on behalf and in the name of the Company, and parties dealing with the Company shall be entitled to rely upon the authority of the Manager to execute such documents on behalf of the Company. Without limiting the generality of the foregoing, the Manager shall have full power and authority, at the expense of the Company: (a) to pay all reasonable expenses relating to the organization of the Company, including attorneys' and accountants' fees; (b) to pay the reasonable expenses of meetings of the Members and travel and entertainment expenses associated with the managing of the Company; (c) to open, maintain and close bank accounts and custodial accounts for the Company and to draw checks and other orders for the payment of money as approved, if necessary, by the Members; (d) to file, on behalf of the Company, all required local, state and federal tax returns and other documents relating to the Company; ( e) to cause the Company to purchase or bear the cost of any insurance covering the potential liabilities of the Company, the Members and their employees; (f) to commence or defend litigation that pertains to the Company or Company property; (g) to administer and control the day-to-day affairs of the Company; (h) to file amendments to the Certificate; and (i) to maintain the books and records of the Company and to maintain the Capital Accounts of the Members in accordance with the terms of this Agreement, including, without limitation, adjusting the Gross Asset Values of the Company assets pursuant to such terms at such times as permitted by this Agreement to maintain the relative economic interests of the Members. [24333-0002/S8981770.259] -11- 13.6 No Waiver The failure of any Member to insist upon strict performance of a covenant hereunder or of any obligation hereunder, irrespective of the length of time for which such failure continues, shall not be a waiver of such Member's right to demand strict compliance in the future. No consent or waiver, express or implied, to or of any breach or default in the performance of any obligation hereunder shall constitute a consent or waiver to or of any other breach or default in the performance of the same or any other obligation. 13.7 Successors and Assigns Subject to the restrictions on transfer set forth herein, this Agreement, and each and every provision hereof, shall be binding upon and shall inure to the benefit of the Members, their respective successors, heirs, successors-in-title and assignees, and each and every successor-in-interest to any Member, whether such successor acquires such Interest(s) by way of gift, purchase, foreclosure or by any other method, shall hold such Interest(s) subject to all of the terms and provisions of this Agreement. 13.8 Preparation of Agreement This Agreement was prepared on behalf of the Company by Perkins Coie, 1201 Third Avenue, Seattle, W A 98101 and all parties hereto have voluntarily consented to the preparation of this Agreement on behalf of the Company by Perkins Coie and hereby waive any conflicts of interest on behalf of Perkins Coie in connection therewith. Each Member had been advised and understands that each such Member has the right to be represented by separate and independent legal counsel in connection with this Agreement, and each such Member has had the full and ample opportunity to secure such separate and independent representation. In the event each such Member was not represented by independent legal counsel, such Member acknowledges and agrees that his failure to be represented by independent legal counsel was determined solely by himself and not by Perkins Coie or any partner or associate thereof. IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. [24333-0002/S8981770.259) -26-6/29/98 [24333-0002/SB981770.259] EXHmITB NAMES AND ADDRESSES OF MEMBERS Ms. Judith Colpitts Nielsen 5224 36th Avenue N.E. Seattle, W A 98105 -32- Printed: 01-31-2005 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-015 01/31/200501 :57 PM Receipt Number: R0500548 Total Payment: 450.00 Payee: HARRINGTON SQUARE ASSOCIATION Current Payment Made to the Following Items: Trans Account Code Description Amount 5015 000.345.81.00.0012 Lot Line Adjustment 450.00 Payments made for this receipt Trans Method Description Amount Payment Check 3012 450.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/ErS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 CD --, o CITY OF I~ENTON LOT LlI\J[ I-OJUS TMEN T NO. _L U A_= Q13 -IJ 1_~-=-L_L A LA 1\1 D R E C CJ R 0 N O. _~~~-3Q-0288 __ DECLARATION KNOW ALL MEN BY THESE PRESENTS THAT WE THE UNDER- SIGNED OWNER(S) OF THE LAND HEREIN DESCRIElED DO HEREBY MAKE A LOT UNE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040 Af'JD DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESEN T A TION OF THE SAME, AND TH,U SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN AC- CORDANCE WITH THE DESIRES OF THE OWNER(S) If'-J WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. J60lTH COLPITTS NIELSEN MANAGER COLPITTS DEVELOPMENT COMPANY LLC MANAGER COLPITTS HARRINGTON SQUARE LLC MANAGER HARRINGTON SQUARE ASSOCIATES LLC STATE OF ______________ ) ) 5S COUNTY OF _____________ ) I CERTIFY THAT+I KNOW,..,pR HA}jE SATlSFAttTORY EVIDENCE THAT ;:[ t....d 'r !. a (e J ff-J L'tJ~t'~t~L5t2 ___ """' ______ _ SIGNED THIS DECLARATION, ON OATH STATED THAT (HE/SHE) WAS i~UI~O~~E~O ~~~U~~l-:~~UM~~~~~~_;~;~L~~~~ _____ _ OF ___ ~';\I1>. =~!:t~-:"~~~_~ ~ ____ '= ___ , TO BE THE FREE AND VOLU'NTARY ACT OF SU-6'lPAR rY10R~rHE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED ¥/(,,-.! oS' SIGNATURE OF /') I' ~ (), -1-:::;~7hL NOTARY PUBLIC ~ T . ~a.r ~~I~:~~ ~~~L~C OF C!._(.4=..r.~(J=--:..F----,-/J_i,_f0_b_ TITLE ND~h;), libf,'c MY APPOINTMENT EXPIRES ~111 (b t?- APPROVAL CITY OF REf'ITON APPROVED THIS __ ~J_ DAY OF _A;;!L. __ ._, 2o~2. iV e-J. w~ru -F" VI G .. tq!1 l. 1\1A ~ ~v' I1A Cl( ~ ADMI~IIS:rRATc5R-PLANNiNG7 BUILDING/PUBUC-WORKS-DEPARTMEN T CITY OF F~ENTON. LOT 4 SP 188-78 PARCELIt 7227801023 \ \ Ell LOT A 119,963 sq. ft. 2.754 acres EXISTING LOT 1 137,880 sq, ft. 3.165 Qcres APPROVAL KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED & APPROVED THIS ___ DAY OF _________ , 20 KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR CORRECTED PLAT OF RENTON HIGHLANDS NO.2, BLOCK 33, VOL. 57 OF PLATS, PAGES 92-99 S08-06' 48'( . 7'57'( SP) ('<;08"0 PARCEL .. 7227801025 "'83' (402.99' Sf') 40<:.· RECORDING NO. VOL./PAGE SCALE: 1 INCH = 'to FT. ~ulL-__ -L ____ L-__ -L ____ L-__ ~1 20 0 40 80 PORTION OF SW 1/4 of NW 1/4, S. 09, T.23N., R.S E.. W.M. \ \ \ \ \ MONUMENT IN CASE \ \ CONCRETE ~ITH TACK /7-13-01 (HELD FOR TANGENT) / 0.19' E'LY OF PRC \ '-, PARCELIt 7227801024 \ \ \z -;:\~ -(J' ,..> (j)\'4 \ \--.-, EXISTING LOT 3 11,442 sq. ft, 0.263 Qcres \ EXISTING LOT LINE V BE REMOVED (TYP.) \ \ c:-::=-'1"I-------I08,9<---·--__ -I i-_= '" . Js ~~ I~ ~ NAP. J ~~ ~-30'- CCJ 0 LOT 2 • " " ~ :; 7.121 sq. ft, ,0 .-l I rY W Cl' 0.16 Qcres " i3l PARCEL" 7227801028 n ~I FOUND TACK IN LEAD CCJ POB LOT A 0,6' 1,/ A~ID OJ' N [JF ~~ ~ PROPERTY CORNER ~f _~~----~------~~--------------------------------______________ -r-!N~0~0-~5~5'#219'1E~ __ ~~ ____ • ____ ~10~2~.6~' ________ ~~ w~ 358,30' _80.1Q.:.. _ _ (/) (J) lfl HARRINGTON AVE, NE (H ST,) LA~ID SURVEYOR'S CERTIFICATE THIS BOUf'JDARY LINE ADJUSTMENT CORRECTLY REPRE- SENTS A SURVFY MADE BY ME OR UNDER MY DIRECTION IN CONFOF~MA~JCE It\1 JUL Y. 2001 WITH STATE AND COUNTY STATUTES. '··~~····~/!;I(7tr NFIL CABBAGE CERTIFICATE NO. 23345 a (Y) I Engineering NOO·SS'29"[ 468,20' Planning MONUMENT IN CASE CONCRETE I,/ITH TACK (HELD FOR TANG,)7-13-01 0,86' E'L Y OF PC MONUMENT IN CASE CONCRETE ~ITH BRASS DISC (HELD FOR INTER,)7-13-01- HARRINGTON SQUARE LOT LINE ADJUSTMENT DW~J. BY DB Penhallegon Associates Con:sultlng Engineers, Inc. DATE 4/11/05 JOB NO. 04742,10 1601 SECOND AVE. PH; 206-441-1655 SEATnE SEATILE. WA 98101 1-800-945-B406 K",'CLAND www P;\(:rF~Ir.R<; (OM rAX 70n--44H-)lf")7 CHKD. BY N,C. SCALE 1"=40 SHEET 2 OF 2 f r=1 tl .-::L 'I C) C) OJ [ C) Z LJ [ I~~J "L"7 )--J cv (\::: <CL T / 1''1 <[- ( ) / C) CU '<J 1 " ~. c) / LEGAL DESCRIPTION LOT 1 OF CITY OF RENTON SHORT PLAT NO. 188-78. ACCORDING TO SHORT PLAT RECORDED AUGUST 17, 1978 UNDER RECORDING NO. 7808170836 IN KING COUNTY, VASHINGTON. BASIS OF BEARINGS NAD 1983/91 DERIVED FROM CITY OF RENTON MONUMENT NUMBER 102 DESCRIBED AS A PK NAIL IN A 4'X4' CONCRETE POST IN A 10' MONUMENT CASE AT THE INTERSECTION OF MONROE AVE. NE AND NE 10TH ST. AND CITY OF RENTON MONUMENT NO. 1889 DESCRIBED AS A PK NAIL IN AERIAL PHOTO PANEL 225 FEET EAST OF INTERSECTION OF NE 10TH ST. AND OLYMPIA AVE NE. < / / -......... / / / MONUMENT IN CASE / CONCRETE BRASS DISC ~ 7-26-01 (HELD FOR INTER.) / / VERTICAL DATUM NOTES NAVD 1988 ORIGINA TING BENCHMARK, CITY OF RENTON MONUMENT NO, 1889 DESCRIBED AS A PK NAIL IN AERIAL PHOTO PANEL 225 FEET EAST OF INTERSECTION OF NE 10TH ST. AND OLYMPIA AVE NE. ELEVATION = 130.434 METERS/ 427.932' \ SAFE'JAY ~ FULL RELIANCE HAS BEEN PLACED IN TITLE REPORT BY FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NUMBER 831946-C3 FOR LEGAL DESCRIP nON AND REVELATION OF EASEMENTS, Nli FURTHER SEARCH OF THE RECORD HAS BEEN CONDUCTED THE ENTIRE SITE LIES VITHIN ZONE 'X' AREA DETERMINED TO BE OUTSIDE OF THE 500 YEAR FLOOD PLAIN PER FIRM MAP NO, 53033C0981F, REVISED MAY 18, 1995, ALL UTILITIES SHOV HEREON W'ERE DERIVED FROM PHYSICAL FEATURES OBSERVABLE ON THE GROUND SURFACE, UTILITY PAINTMARKS PROVIDED BY APS INC. AND FROM AVAILABLE AS-BUlL T INFORMATION, CONTRACTOR TO VERIFY LOCA TIONS PRIOR TO ANY EXCAVATION, / r", // ..;~l. N02'OO'OOT -260.l~ -. --' FINISHED FLOOR = 347.4' APEX EL, = 370,6' 26,810 sq, Ft, NOT PART OF SURVEY DETAIL EXISTS ON SITE W'HICH UUJOLSH[!W'1l HE:R!=,ON -" ,,\0 , , PARCEL~ 7227801026 AGREEMENT LINE (TYP) , 9809221300 MONUMENT IN CASE CONCRETE BRASS / 7 -26-01 (HELD FOR 0.12' SEL Y OF PC VICINITY MAP w z w > <[ '" '" z o :>: p w NE 12TH z o r-l'J z ~ De De <[ :r: w z w > <[ ST NE 4TH ST N.T.s, TANG) , MONUMENT IN CASE CONCRETE W'ITH TACK (HELD FOR INTER,)7-13-01 PARCEL lll.\ ", IL,PA,RKIING AGREEMENT L SCHEDULE B NOTES NO A TTEMPT HAS BEEN MADE TO DETERMINE THE STATUS OF LEASE AGREEMENTS FOR PURPOSES OF THIS SURVEY. REVIEW' OF THE BACKUP DOCUMENTS SUPPLIED BY FIRST AMERICAN TITLE INSURANCE COMPANY, REVEALED ONE EASEMENT AFFECTING THE SITE IN THE PUBLIC RECORD, A PARKING AGREEMENT BETW'EEN PARCELS [, II AND III (SHOVN ON MAP) AND REVEALED IN DOCUMENT FILED UNDER RECORDING NO. 9809221300. THERE ARE POSSIBLY UNRECORDED UTILITY EASEMENTS EXISTING ON THE SITE (AN OVERHEAD POW'ER LINE RUNS NORTH AND SOUTH TO THE EAST OF 930 HARRINGTON AVE. ND AND UNRECORDED PARKING INGRESS AND EGRESS EASEMENTS. ,~, \ \ SET TBM SLOT CUT IN W'EST RIM OF SSMH EL. = 348,25;/ NOTE: TOPOGRAPHY FROM ALTA SURVEY PERFORMED BY LANDMARK, INC, UNDER JOB # 01-043 IN JULY OF 2001. -----, ---- -::, REFEf~ENCE D CITY OF RENTON SHORT PLAT NO. 188-78. RECORDED UNDER RECORDING NO. 7808170836 IN KING COUNTY, VASHINGTON, 2) CORRECTED PLAT OF RENTON HIGHLANDS NO.2, RECORDED IN V(]LUME 57 OF PLATS, PAGES 92 TO 90 INCLUSIVE, RECIJRDS OF KING COUNTY, VASHINGTON. 3) SURVEY BY BUSH, ROED AND HITCHINGS, PS, INC, RECORDED UNDEFI RECORDING NO, 7502250403 ---~--1 . PARKING STANDARD SPACES' 127 HANDICAP SPACES' 5 TOTAL SPACES, 132 / / / COUNT ---- .-' - I , \ \ \ \ L @-,--," __ SII ___ so _._ '" ---SD ;~~ sti --~Il ---so .__ 'CD ____ SD ---,SD __ -"/---~~ SD ---SU, -:=-:-:--_-_--su--::::.-,--S[I _ SD ----SD" - ------.-.-. / / PARCEL~ 7227801026 NAP SP 188-78 GUARD RAIL LOT 4 SP 188-78 / .~.-- ---'---' APEX ROOF EL. = 340.3' 64.0' PROPOSED LOT 1 , 119,963 sq,ft, 2.754 acres LOT 1 P 1\,!!tJU sq. ft. '-3.,1(1) Qt~~s .--" - /-",-- \ " // ,-()'// / (J _p _ « . --!I-.p "_ -~. _____ = 'y, ___ ------tJ , 139.0 miD 22,168 sq. ft. FINISHED FLOOR \1\11 PARCEL~ 7227801025 329.5' APEX RDOF EL. 34&.7' FINISHED FLOOR = 329,5' APEX ROOF EL. =340,2' 1,072 sq. ft. / LEGEND ~ c~1 )J IE [QJ NGV o II o (Lj) [J f H j W MONUMENT IN CASE VATER VALVE FIRE HYDRANT W'ATER METER GAS METER GAS VALVE YARD DRAIN CATCH BASIN SEW'ER MANHOLE STORM DRAIN MANHOLE HAND HOLE POW'ER VAULT UTILITY POLE W'I LIGHT ~,-c> PEDESTRIAN SIGNAL -~ 't\)~ \ SET TBM -TOP CENTER NUT TO FIRE HYDRANT EL. = 346,07' lSI T JB co [~ c o I SIGNAL CABINET AREA LIGHT TRAFFIC SIGNAL PULE TELECOMMUNICATIONS JUNCTION BOX TELECOMMUNICATIONS MANHOLE ELECTRIC SIGN BOLLARD DECIDUOUS TREE AND DRIP LINE CONIFEROUS TREE AND DRIPLINE BUILDING ADDRESS (TYPICAl) EDGE OF ASPHALT PAVING CONCRETE POVER TRANSFORMER . • 20 40 80 SCALE: ,.' = 40 \ PARCEL~ , ) EXISTING LOT 3 11,442 sq. ft. 0.263 acres \/EXISTING LOT LINE 'VT[[ BE REMOVED <TYP.) / ' ,':~; \ FINISHED FLOOR =/329,8' , APEX ROOF EL, 7' 348.7' 1,232 sq, ft. / NAP. LOT 2 7,121 sq. 0.16 acres MONUMENT IN CASE CONCRETE W'ITH TACK 7-13-01 (HELD FOR TANGENT) 0.19' E'LY OF PRC , LOT I "[ 'I" [" .POB PROPOSED 7227801028 FOUfjD/TACK IN LEAD ,0,6v V AND 0.7' N OF PROPERTY CORNER ACCESS '" .-< ----',; --1--'--'-~--, ----, I. (" ~I'I j ___ 'J ~-~)~ -:;--- 'i'.; .;. ,1 I _'\---c--,.\ ~ c..!", _--- =-141 \ / ACCESS ----O-f" \ CO \ ( G -==-":"'(j [J-P -,~-o-p . liV ~')')- --'J ----- (,'-.f·'11 MONUMENT IN CASE CONCRETE VlTH BRASS DISC (HELD FOR INTER)7-13 l, . " 1, .. -;~~ I-I ""7 "'--- 8 If.t~~PIRES ~'tJ~ rL~ ________ r-~------------------------------ii--~-'--'------------------------------------------------'~-----------------------------------'r-~~;~~~~~-----------r----------------------------------------~~~~~~~-J ~~RE~FE;;::RE;;:,:N.::C;E:-7I:;:.NF::f0R~Mf?'A l~IO:!.N _-I DAlE Engineering Penhallegon Planning Associates Consulting Surveying Engineers, Inc, JOB NUMBEN DESIGNED..cNc.cC ___ I-__ i---------------------f----t--+--I DRAWN AG/NC 1601 2nd Avenue, Suite 1000 Seattfe, WA PH, (206) 441-1855 1-800-945-8408 98101 www.paceengrs.com FAX: (206) 448-7167 CHECKED -cN'-"C'---_ Federal Way KIrkland Sellttle • DAlE BY RE~SION SYM COLPITTS DEVELOPMENT COMPANY 2258 38TH PLACE EAST SEA TTLE, WASHINGTON FIELD BOOK: 04742.10 SURV, CPU FILE: h-;:;;;c;:-7,SI7:TE~"PL;;o:AC.!N:!:!.D~WG~-_I SCALI DA IUM: NA VD 88 1/27/05 1"=40' HARRINGTON SQUARE LOT LINE ADJUSTMENT TOPOGRAPHIC MAP 04742.10 DWG NO. SI IE PLAN.DWG SHEET 1 OF 1 _ LYNNWOOD AVE. Nf _____ _ --~ LEGEND ===:::...:=-=--==----=-cENTER LINES prWPERTY LINES ------r~IGHT-OF-WAY LINES -----PARCEL LINES -----------LOT LINES ii o ii z '" "l ----_ .. --.-- u L() N OJ n o w a::: « =:J a (f) z o o z a::: a::: « I w ':;: o z o Ul GS Q:" \ \ \ \ \ I'Jcihc.D RAIL ® FLAG F'OLE [~ ---~\------.--~ __ ., _____ s :; ___ -s \ \ \ c (;,) / " \ " \ ,., \ c \ " \ " \ " \ G -~--1 --- " BLOW OFF-------- 8" SPRINKLER SUPPLY ____ 13 __ G --- HYDRANT -------------r FIRE DEPARTMENT CONNECTION PLAZA ELEV.=332 . G-p --.-" 0-1' __ . __ (l-r'- l-----li"=i==c=-=I=lic-----_---c --I ·~I I_~ _I-)~\=-fc-~--=-=:==:::~.-.. c-..•. c;----=--~JL~--=-=-=~,;:;~::_::::===:j \ 1 ___ _ 'J " 1 REl..QCATE TuB (BY dT~ERS)" ~-/'II~I::-JD NORTH STRUCTURE EXIST. SIDE SEWER I ~ RELOCATE ErlSTING I¥I=~ o I OJ l~ ,.-" -1 './ "I ~--'.,I ---~-',./ --''; --"----\,f --'" ----I,' ---V --\;' . --' '" > 0 HARRINGTON AVE. ::;;;--r~f=-s--"--:--=:I:-;::: s ~-:-:-::-=-s --=:=---.: s----="";:;!:'--==:._=_~ ------:,-----=-=-s·-~;::__==_).;·--- APPING\TEi BY fOR 'f ( H ST. ) -~----~---==~ s __ -s --- ~;Skl H I<lM = 331.25' CO 16" PVC 1\1 TO RII';! = ,L 1 .58'15' I'VC S CEl U~IOPEtm) II' = 317.1' , _1-----,---I--+_~-!=;;,~~=~~i~~~Er~'g~ir~'e:er~on:g:~:::::F:',~ur~",~ir~lg~1 :::~:::;s;lJr~V~eY~ii~'9 rm OF r-I Penhal/egon Associates Consulting Engineers, Inc. CIIMHIEL) I<lM = .528.57' FULL OF W/I.IER o z 1601 2nd Avenue, Suite 1000 Seottle, WA rHo (JOG) 441-1855 1--800--945-8408 Kirkland • Seattle • Federal -----_._-- 98101 www.paceenqrs.COill FI\X: (20E) 44S-7iCl Portland R LEVEL 9 (UNDER lYE) (\, 3" DOMESTIC M~ER 8" SPRINKLER SUPPLY --------. FIRE DEPARTMENT CONNECTION _ r--- \ \ 6 \ 4TH FLOOR ELEV.=362 \ \ \ 1 • " " 62.0 UP 4'-0" --------~- /-1 ______ ._/- C~NNECT SOUTH STRU \ \ \ \ \ HYDRANT ----::::::::\~'" -- -, ~ y ,<1M ~. 333.49' ----·---\--\-c\ __ --\ _______ 1 .. :'" OAP FF;OM E "" \ y IE = 328_5 \ -, o \ IE = ,-,28.3 "'--CUT IN 8" TEE < SSfll H \ RIM = 330.63' -8" CO~IC E TO W IE = :122.6' \ \ (CENTER 01' CIIANNeL) \ \ \ \ CO Rlfll 1 c" ,) 15" CMf"> TO IE = :522.9' \ \ \ \ \ \ \ \ \), \ p o \ \ \ \ \ \ \), \ \ \ \ ~ \ \ \ \ \ \ " o \ \ 'J, \ , \ '(!, \ \ \ bIOl,IUlvIE~IT II~ CAse COIICRETF. WITH TACK \ \ \ \ \ \ \ \ \ \ \ }-1 ,5-01 -----, 0.86' E'LY OF PC co FIlM = 320.<\4' 6" cm·lc T() ~I I[ = :51l.[l' IvI0NUlvIU" I IN CASE CONCF,UE WITH OI,ASS 7-1301 IOUNDIACK II" LEfI.D 0.6' WAND 07' N OF P,WPE,'FY cOlmm '(!, \ " " \ 7 \ -, \ ~ " " 1 f,j I y \ \ y \ \ \ \ " I I I " > ,- \ ,. \ y \ y \ y \ \ y \ - \ y \ ~ 1 y 1 ,- 1 y 1 y I TOo EXIST. SIDE SEW"""'--f-----, \ ··-L_T I I " )" y I \ \ \ " \ ~)~) MI-l 1<llvl = .52GJG' I 5" PVC N TO S ,0 IE = :112./' . (CENTER OF Cllf\NNFL) \ " -'J _ .. _-'.J _." 1 __ v ---\,.' -__ '.' ____ 'II _" 'J --s .I-;--=~ S _" __ .-1= ~ ~ --s -s _. smill-I 1<1101 = .520.61' 15" C!vIP 11<Cl1vi E IE = 316.5' I 2" I"VC FRmA ~I I[ = JI4.4' 12" CIvIP TO W IE = .313,-;' --------_. , .. _. ------ ----r CEl " " F<llvl = 319.86' I G" CONC TO S u .318.5' I ,. 1 > I ,- 1 w ~ ,. ~-.--\-~-+---'---v '---,I . y I ~ " I I " c _. I , C[J -, 5.111 -, A PI!v1 = 319.91' ~--B IS" PVC ~J M~D E TO If: ~ 307.9' (CENleR OF CHANNEW I,IM = .319.98' 8" CONC TO E IE = 31(:.2' C1 o o <; z m "l G S o \ \ C"J J'"--J::.-"--C_-"-- U LD C"J OJ n o w a::: « ::J a (f) z o f-o a::: a::: « I w C) « z: « 0::: Oz: c:cl::J D- C) z: o « 0::: C) 0::: CL CL « w I;c o \ \ GUAf?D RAil \ \ \ \ ® FLI\C POLE H+-+-t--I----i ~ En \J\ ----\J ~ -- \ \ ~-----, ___ s ._._ $\ ____ S -- z o (f) C;; 0::: \ \ \ \ \ ----U-p --_~ U--p __ -------C. G -O-I-'-___ II_P __ o (J / \ o \ o \ c \ \ I REtQCATE T~B NECT NORTH STRUCTURE (BY 6TIjERS) +--:,.L-/II}~I=,/-!;OV~\h-'---MVI<'T SIDE SEWER I '--. ___ s _-------T o I o \ CI3 RI~,I = ,331.58' U~laPENED '0 I 12 SO SSMH [iliA :331 .25' L 16" I)VC N TO IS' PVC S II = 317.1' ------ 1=;~~=~§~~~~~~:~:~~~~~~~;:;=~::~z~~rHEP Of CHANI'JEL) Enginccrinq Plorlrling SurveYlllCJ Penhallegon Associates Consulting Engineers, Inc. 14-1--1--+-1-----j o z 1 tiD 1 ?rld l\venIJC, Suile 1000 Se(]ttle, WA PH: (206) 441 -1855 J-ROO-9'IS-8408 Kirkland • Seattle • Federal 90101 'IIWYI'.poC(;cngrs COrrl FAX: (2m;) 448-71 fil Portland -------1 ---._1 J 2 Gll rm,1 -.-.328.57' FUL.l OF WAlm ] o \ J \ J \ 1 ------------------------ " MATCH EXIST ell CURB & GUTIER >-,---_. __ \ _____ ~\-\\-~-__._-~\-------r,IM c= 333A9' \ 12" CMP FROM E IE = 328.5' .. 10" CMI' TO W IE = 328 . .3' \ ---.. \ .0 SOUTH EXIST, SIDE SEIWEfi:==I--______ , \ CB, TYPE \ Co \ ~ \ SSMH f?II'A -.326 .. 36' ---.. 1 5" PVC N 10 S IE = .312.7' (CEN rER Of CIIMJ~IEI_) \ 1 -" -"--" s --,-s \ \ \ \ \ \ ntx (;tV _J CB, --" -'. ---,; CD RI~j 15" \ \ ~ \ \ \ \ ~ \ CI-IANN' \ \ \ \ \ " o \ \ \ \ z-----)~()NUNIE~IT IN CASt: CONCRETE WITH TACK 7-1.3-01 O.R6' elY OF roc MATCH EXIST C~B & GUTIER I<lM = 320A4' 0" CONC TO N IE = 31'1.8' MaNUME~n CASE caNCf<ETE WITH DRASS 7-1.l-01 MATCH EXIST; CURB & GUTIER SDf.AI-1 RIM = 320.61' IS" CMP FROM E IE= .316.5' 1 :!" I)VC FRaNI N IE = .314A' 12" CMP 10 W IE = .313.7' FOUND TACK IN lEAl) 0.6' W ".ND oJ' ~I OF PROPERW COI\NER CD RIM .320.03' ~..-=.~ \ y ~ \ \ o \ SSMH RIM = .3.30.63' 8" CONC E TO W IE = 322.6' (CENTER m-CHANNEL) y \ \ .. \ \ y \ ~ \\" \ \ ,- \ ,. ~\ \ :t- e, " I \ ~\ \ .. \ ,- \ .. \ .. \ .. , o \ \' " \ \ > " \ \ > o \ \ r r > I " r \ .. \ .. \ ,- \ .. \ ,- \ ,. \ \ .. I .. I I .. I .. I .. I .. I 1---\--+--++-_1-., -1 .. s ---s I " I C "--G _._~ u-p -{--o-p -0-' --,{L- '0 , -I --r -·r ~ F@ = 519.91'--1--- IS" PVC NAND E Ta W IE c= 307.9' CD (CENTEr, Of CHANNEl) f,lfll = 319.98' 8" CONC TO E IE = 3 HI.2' C2 ,.----------------------_._---------CITY OF RENTO~j LOT IJNE f\O\JUSTMENT NO lJJ A-05-015-LLA l A N I) R F c: n R n NO. ~~~J_~~30~-028e __ RECORD LEGAL DESCRIFTION: TAX LOT #722780~ 1025 DESCRIP liON: LOT 1 OF CITY OF RENTON SHOR T PLA f NO. 188~ 7e, ACCORDING TO THE SHORT PLAT RECORDED AUGUST 17. 1978 UNDER RECORDING NO 7808170836 IN KING COUNTY. WASHINGTON. TAX LOT #722780-1024 DESCRIPTION LOT 3 OF CITY OF RENTON SHORT PLAT NO 188--78. ACCORDING TO THE SHORT PLAT RECORDED AUGUST 17. 1978 UNDER RECORDING NO. 7808170836 IN KING COUNTY. WASHINGTON LEGEND CENTER LINES PROPOSED PROPERTY LINES EXISTING PROPERTY LINES INTERIOR PLAT LINES RIGHT-OF-WAY LINES EASEMEN T LINES o 5/8" REBAR & CAP #23345 TO BE SET o FOUND CONC. MON IN CASE (TYP) ~ STREET ADDRESS (TYP) SP SHORT PLAT NO. 188-78 (TYP) NAP NOT A PART DECLARATION OF COVENANT THE OWNERS OF THE LA~m EMBRACED WITHIN THIS LOT LINE ADJUSTMENT, I~j RETURN FOR THE BENEFI I fa ACCRUE FROM IHIS SUBDIVISION. BY SIG~JlNG HEREON COVENANT AND AGREE TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENT SHOWN ON THIS LOT LI~jE ADJUSTMENT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION THEREOF THIS COVENNH SHALL RUN WI fH Tilt LANf) AS SHOW~J m~ THIS LOT LINE .ADJUSTMEN 1. NEW FRIVATE EASEMENT FOR INGRESS, EGRESS, AND UTILITIES: MAINTENANCE AGREEMENT NOTE: THE NEW 24' PRIVA TE DRIVEWAY EASEMENT FOR INGRESS. AND EGRESS IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS LOT LINE ADJUSTMEN~ THE OWNERS OF LOTS A AND B SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBiliTY FOR MAINTENANCE OF THE PRIVATE DRIVE'WAY EASEMENT.·MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF IHE PRIVA ff: ACCESS ROAD. MAIN TENANCE COSTS SHALL BE SHARED EOUALL Y PARI<ING ON THE PAVEMEN r IN THE ACCESS EASEMENT IS PROHIBITED NOTES: HORIZONTAL MERIDIAN N.A.D 83/91. HEl.D CITY OF RENTON CONTROL MONUMENTS #102 AND #1889 FOR BASIS OF BEARINGS = S88'33'29"E THE TOPOGRAPHIC FEA fUf<ES SHOWN ON THIS SURVEY DRAWING ACCURA TEL Y REPRESE~I f FEATURES LOCATED DURING THE COURSE OF THIS SURVEY. THE LOCATION AND DESCRIPTION OF ALL SURVEY MARKERS SHOWN HEREON ARE BASED ON FIELD OBSERVAnONS TAKEN DURING JULY. 2001. FIELD VERIFIED IN OCTOBER, 2004, UNLESS OTHERWISE INDICATED. THE PRIMARY MEASUREMENT EQUIPMEm UTILIZED IN THE PERFORMANCE OF THIS SURVEY IS A 5" SOKKIA SET 4 TOTAL STATION. ALL PRIMARY MEASUREMENT EQUIPMENT UTILIZED HAS BEEN COMPARED TO AND ADJUSTED AGAINST A NATIONAL GEODETIC SURVEY CALIBRA TED BASElINE WITHIN THE PREVIOUS 12 MONTHS. THE RELA fiVE LOCATION OF ALL SURVEY MONUMENTS AND MARKERS SHOWN ON THIS MAP ARE BASED ON A CLOSED LOOP FIELD TRAVERSE. THE LINEAR ERROR OF CLOSURE. AFTER ADJUSTMENT OF ANGLES. IS EQUAL TO OR BETTER fHAN 1 PART IN 15.000 THE METHOD OF ADJUSTMENT USED WAS COMPASS RULE ADJUSTMENT. SURVEY ACCURACY MEETS OR EXCEEDS W A.C 332~130~090. ALL DISTANCES SHOWN ARE GROUND DISTANCES UNLESS OTHERWISE NOTED. SURvEYORS REFORT CENTERLINE RIGHT ~ OF -WtI Y MONUMEN fS USED FOR CON IROL. FOUND AS DESCRIBED. REFERENCES ROS # 7"02250403, PU\ T or R[~I TO~I HIGHLANDS. CORReCTED PLAT OF RENTON HIGHLMIDS NO.2 CONFORMED COPY 8 Fill .. AT ... M lEST OF N ~ I~ , n ___ , ------........ ~. RECORDING NO. VOL./PAGE EXISTING SITE AREAS; EXISTING TAX LOT #722780-1025 = 137.880 SO. FT. (±3.165 AC.) LOT ADDRESS CITY OF RENTON CONTROL POINT It 1889 EXISTING TAX LOT #722780-1024.. 11.442 SQ. FT. (±0.263 AC.) ( 0.018 AC.) EX.1 EX.1 930 HARRINGTON AVE NE 91-4 HARRINGTON AVE NE TOTAL SITE AREA = ±149.322 SQ. FT. (±3.428 AC.) BUILDING AREAS ARE TO EXTERIOR FOOTPRINT AND AS FIELD LOCATED. LOT COVERAGE ~ EX. LOT 1: LOT = 137.880 SQ. FT. STRUCTURES =28.070 SO FT. COVERAGE = 207- LOT COVERAGE EX. LOT 3: LOT = 11.442 SQ. FT. STRUCTURES = 0 SQ. FT. COVERAGE '" 07- - 2 CITY OF RENTON CONTROL POINT It 102 " • MONUMENT IN CASE CONCRETE BRASS DISC 7-26-01 (HELD FOR TANG.) MONUMENT IN CASE CONCRETE NO MARK 7 -26-01 (NEAR INTER,) MONUMENT IN CASE .~, CONCRETE BRASS DISC '0, 7-2&-01 (HELD FOR INTER,) / ''''" () MONUMENT IN CASE " CONCRETE BRASS DISC "'0. 7-26-01 (HELD FOR TANG,) /.9_ 0.12' SEL Y or PC /<9. "0 1'-<;1 ~ ( MONUMENT IN CASE .......... CONCRETE ~ITH TACK (HELD FOR INTER.)7-13-01 LAND SURVEYOR'S CERTIFICATE - S07'37"58'( 7'3.7/ NTS LOT B EX.l 2705 NE SUNSET BLVD SCALE: 1 INCH 40 FT. 111111 EX.l 980 HARRINGTON AVE NE 20 0 40 60 PORTION OF SW 1/4 of NW 1/4, S. 09. T.23N .• R.5 E .• W.M. LOT DETAIL EXISTING LOTS L-1 NAP L-2 \, \ RECONFIGURED LOTS \ LOT A L-2 NAP \ PARCEL.. 7227801026 \, NAP SP 188-78 CORRECTED PLAT OF RENTON HIGHLANDS NO.2, BLOCK 33, VOL. 57 OF PLATS, PAGES 9c?-98 PARCELl! 7227801026 \ PARCEL III PARKING AGREEMENT \ \ \ \ a.~ LOT I ~ 29.359 sq. ft. a. 0.674 ocre\ _ (:,413.139', M . \ R -_ 199,9~"'7' .\.. ; \7'39 c. \ PORTION OF RENTON HIGHLANDS, BLOCK 6, VOL. 46 OF PLATS, PAGES 34-41 LOT -4 SP 188-78 PARCEL II 7227801023 L LOT A 119.963 sq.ft. 2.754 acres EXISTING LOT 1 137,880 sq. ft. 3.165 acres HARRINGTON AVE (H STJ HARRINGTON SQUARE LOT LINE ADJUSTMENT Engine .. ring Planning Survp'""~l Penhallegon Associates Consulting engineers, Inc. 1601 SECOND AVE. PH 206-441-185~ SEAITLE. WA 98101 1 -800-945-8408 I/IWW PACEENGRS COM FAX 2CH3-448-716: OWN. BY DB CHKO. BY N.C. DATE JOB NO. 4/11/05 04742.10 SCALE SHEET 1"=40 1 OF 2 CITY OF l_OT IINl=- RENTON A D \ Jl J c:; ,-MEN T NO. ! _l~ -= g~ ~_~_ Q_l ~~. ~ ~ ~A __ LA[\JD RECORD NO. IND-~)()-()288 DECLARA TION KNOW ALL MEN BY THESE PRESENTS THAT WE THE UNDER- SIGNED OWNER(S) OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A LOT LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME. AND THAT SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN AC- CORDANCE WITH THE DESIRES OF THE OWNER(S) IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. J DITH COLPITTS NIELSEN MANAGER COLPITTS DEVELOPMENT COMPANY LLC MANAGER COLPITTS HARRINGTON SQUARE LLC MANAGER HARRIt'-JGTON SQUARE ASSOCIATES LLC SIGNED THIS DECLARA nON. ON OA TH STA [ED THAT (HE/SHE) WAS .<\UTHOR!ZEO TO E~"'TCIJTE THE INSTRUMEN T AND ACKNOWlEDGED IT AS ~~__ ~~~~ __ ~ ______ Jj[~ ____________ _ OF __ CA _ !:t_ _~__ _ ~ ________ . TO BE THE FREE AND VOLU TARY ACT OF SU PARTX OR THE USES AND PURPOSES MENTIONED IN mE INSTRUMENT. i _AlpJ~! ;--' . I It r-" \ U' '-I I ' I, NO ·\r~": tJ,._I:· STATE c.)c W,\SHIN(i TI ,r 1 i COMr~I-;:~,:~-'1 F!\ I'" " , " .... 1" I I DATED ~~""Io~ SIGNA TURE OF .?L"'1Jh-r- NOTARY PUBLIC :'"''--'--___ -----'--T_' .~__'_____o_~7_"'- ~~~:~~ ~~~CC OF C/u.,.,(tJ F tJ,iKb n rue: N D1£t-t:d ti j, Itt:; MY APPOIN TMEN r EXPIRES 3111/b "- APPROVAL CITY OF RENTON APPROVED THI$ _fJ_ DAY OF _A.;!iL ___ . 20£~. JY~_~~~_~~_~~~!~~~~_~~~ ____ _ ADMINISTRATOR PLANNING/ BUILDING/PUBLIC WORKS DEPARTMENT CITY OF RENTON. LOT .. SP 188-78 \ -\ ~ \ L 1-~b.~ ~ rOB '-I;.0J ! 5'28'32' '" R = 648,89' L :. 62.01' ------- LDT A 119.963 sq. ft. 2.754 acres EXISTING LOT 1 137,880 sq. ft. 3.165 Qcres -------- RECORDING NO. APPROVAL KING COUNTY DEPARTMENT OF ASSESSMENT~ f'I J " 0 EXAMINED '" APPROVED THIS "~ "'t';'f'---. ,20gs ~~±t __ ~~_____ __~_._ SCALE: 1 INCH = 40 KING COUNTY ASSESSOR PORTION OF DEPUTY KING COUNTY ASSESSOR VOL./PAGE F1'. 111111 20 0 I 40 SW 1/4 of NW 1/4. S, 09, T.23N .• R.5 E .• W.M. \ \ \ MONUMENT IN CASE I : .J 80 \ \ \ /7-13-01 (HELD FOR TANGENT) \ CONCRETE ~ITH TACK / 0,19' E'L Y OF PRC ----- CORRECTED PLAT OF RENTON HIGHLANDS NO.2, BLOCK 33, VOL. 57 OF PLATS, PAGES 92-98 $OS'06' 48'£. <$08'07"57'£' SP) r:mJ 22,168 sq, ft. PARCELl 7227801025 402. S3' (402,99' SP) \ \ \ PARCELl 7227801024 EXISTING LOT 3 11,442 sq. ft, 0.263 o.cres \ EXISTING LOT LINE VO BE REMOVED <TYP.) \ \ --.-::::---r+------lOB.9'------_-----I r~' \0 Co~ ill ~ 0 ~D~P2 --j J ~~ ~--30' ~ 67,121 sq. ft ~ ..J I[~ Co 0' 0.16 o.cres " ~ --'-lld PARCELl 7227801028 ;'1 FOUND TACK IN LEAD ~ POB LOT A 0,6' ~ AND 0,7' N OF fri in " 0' 1,072 sq.ft, \ \ ~ -~ l \Eo.O'~.Eo· \ \ CIj~ l-----~ PROPERTY CORNER ~'ri _~~~ __ ~------~~--------------______________________________ ~r-N~O~O~'5~5~'2~9~'E~ __ -J~ _________ 1!.Q£;.~'~)~' --------~l-ror'j c __ '30_.0U_' __ __ Vl 35830' w -, o :> :0 o HARRINGTON AVE. NE --_., W -----------------" ------------ In . t· co (/) (H ST,) LAf\ID SURVEYOR'S CERTIFICA TE THIS BOUNDARY LINE ADJUSTMENT CORRECTLY REPRE- SENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES. IN JULY. 2001 ~ ~ .... ··~ .... ~/l.rlpr ~ NEIL ABBAGE Engineering Penhllilegon 1601 SECOND AVL PH: 206-H 1-1 855 NOO'5S'29'E 468,('0' Planning ---------;~------ MONUMENT IN CASE CONCRETE ~ITH TACK (HELD FOR TANG)7-13-01 0.86' E'L Y OF PC MONUMENT IN CASE CONCRETE ~lfH BRASS DISC (HELD FOR IN fER')7 -\3-01 HARRINGTON SQUARE LOT LINE ADJUSTMENT SurvPYlflq OWN. BY DB DATE JOB NO. Associates Consulting Enqlneers, Inc. 4/11/05 04742.10 SEATILE. WA 98101 WWW PACfENGRS COM l-BOO-9~">-840B FA)( :!Ofi-448-71 f) I CHKD. BY SCALE SHEET IX) U) NL-____________________________________________ -1 ______________ ~C:E~R~T~IF~I:C~A~T:E~N~O~.~~2:3:3:4:5 __________ 1_~~:~~~~~~_1 ________ ~::~~~ ____ ::::~ ______________ JL __ ~~ __ ~L_~::~_1 __________ ~~~ ____ _1 S£ATnE KMKLANO N.C. 1"=40 2 OF 2