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HomeMy WebLinkAbout1st Submittal_09.26.2016 (2) 1st Submittal_09.26.2016/00-Cover Letter.pdf REAL ESTATE INVESTMENTS, LAND DEVELOPMENT, PROJECT MANAGEMENT 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6110 (425) 251-8782 FAX WWW.NOVASTARDEV.COM September 26, 2016 COURIER DELIVERY Jan Illian Development Engineering City of Renton Community and Economic Development 1055 South Grady Way Renton, WA 98057 RE: Final Plat Submittal for the Plat of Canyon Terrace City of Renton File No. LUA13-000840 / NS Job No. 9663 / BCE Job No. 17601 Dear Jan: On behalf of our client, Summit Homes, we are submitting the following documents for the Final Plat application for the plat of Canyon Terrace: 1. One (1) check in the amount of $1,545 made payable to the City of Renton for the required submittal fees 2. Three (3) copies of the City of Renton Waiver form dated September 6th, 2016 3. One (1) original and two (2) copies of the Land Use Permit Master Application form signed and notarized dated September 8, 2016 4. Three (3) copies of the King County Density Worksheet prepared by Barghausen Consulting Engineers, Inc. dated September 13, 2016 5. Three (3) copies of the Confirmation of Compliance with all Conditions of Plat Approval dated September 16, 2016 6. Three (3) copies of the current Title Report (5th Update) prepared by Chicago Title Company dated September 23, 2016, including three (3) copies of each of the referenced underlying documents 7. Three (3) copies of the draft Homeowners' Association Covenants Conditions and Restrictions (CC&Rs) 8. Three (3) copies of the City of Renton Post Office mailbox location approval dated May 13, 2015 9. Three (3) copies of the updated SEPA Checklist dated September 26, 2016 prepared by George Steirer of Plan to Permit, LLC 10. Three (3) copies of the Neighborhood Detail Map prepared by Barghausen Consulting Engineers, Inc. dated March 10, 2016 11. Three (3) copies of the Overall Plat Plan prepared by Triad Associates dated June 24, 2013 12. Three (3) copies of the Final Plat Map prepared by Dowl Engineers dated September 15, 2016 13. Three (3) copies of the complete Field Calculations prepared by Dowl Engineers dated September 14, 2016 Jan Illian City of Renton Community and Economic Development - 2 - September 26, 2016 14. Three (3) copies of the approved Buffer Mitigation Plan prepared by The Watershed Company dated October, 24, 2016 15. Three (3) copies of the approved Landscape Plans prepared by Weisman Design Group dated June 16, 2016 16. Three (3) copies of the Irrigation Sprinkler Plans prepared by Weisman Design Group dated June 16, 2016 (included in landscape plan set above) 17. Three (3) copies of the Certificate of Incorporation for the Homeowners' Association, dated September 14, 2016 18. Three (3) copies of the Fleuve Des Vois Hearing Examiner Decision dated January 12, 2007 19. Three (3) copies of the Cogger Short Plat preliminary approval dated February 16, 2007 20. Three (3) copies of the Wherman Hearing Examiner Decision dated August 10, 2006 21. Three (3) copies of the Minor Modification Approval by the City of Renton dated September 11, 2013 22. Three (3) copies of the Minor Modification Approval Reconsideration Response by the City of Renton dated September 23, 2013 23. Three (3) copies of the Tree Retention and Land Clearing Plans as approved by the City of Renton dated July 3, 2015 24. Three (3) copies of the Substantial Completion letter issued by Soos Creek Water & Sewer District dated April 27, 2016 25. Three (3) copies of City of Renton School District bus stop locations on S.E. 188th Street 26. One (1) 8 1/2-inch by 11-inch legible plan reduction (mylar) and one (1) 8 1/2-inch by 11-inch photocopy of each reduction 27. One (1) CD containing electronic files of all submittal documents We are confident that the enclosed documents address all of the final plat requirements for the plat of Canyon Terrace. Please review the enclosed at your earliest convenience. If you have any questions, or need additional information, please contact me. Thank you. Respectfully, G. Wayne Potter Vice President GWP/ps/kn 17601c.004.doc enc: As Noted cc: Bryan White, Summit Homes of Washington, LLC 1st Submittal_09.26.2016/01-Check.pdf 1st Submittal_09.26.2016/02-Waiver of Submittal Requirements.pdf 1st Submittal_09.26.2016/03-Land Use Permit Master Application.pdf 1st Submittal_09.26.2016/04-King County Density Worksheet.pdf S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 111/26/2012 Page 1 of 6 Department of Permitting and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 206-296-6600 TTY Relay: 711 www.kingcounty.gov Preliminary Subdivision Worksheet Relating to Density and Dimensions Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: Wayne Potter, Barghausen Consulting Engineers, Inc. Date: 9-13-2016 (Print Name) Subdivision Name: Canyon Terrace Comprehensive Plan Land Use Designation: Urban Residential - 6-12 DU Per Acre Zoning: R-6 If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of King County Code (KCC) 21A.12.200. PLEASE COMPLETE ONLY THE APPLICABLE PORTIONS OF THIS FORM I. Site Area (KCC 21A.06.1172) also see (KCC 21A.12.080): Site area (in square feet) is the TOTAL horizontal area of the project site. Subdivision Density and Dimension Calculations _____________________ __________ File Number (To be filled in by Permitting Staff) For alternate formats, call 206-296-6600. CITY OF RENTON FILE NO: LUA13-000840PLAT OF CANYON TERRACE DATE: 9-13-2016 S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 111/26/2012 Page 2 of 6 Calculation: 574,768.9 sf Gross horizontal area of the project site 574,768.9 sf Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 13.19 acres Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See KCC 21A.12.080) II. Base Density (KCC 21A.12.030 - .040 tables): The base density is determined by the zone designations(s) for the lot. 6 du/acre III. Allowable Dwelling Units and Rounding (KCC 21A.12.070): The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from KCC 21A.12.030 - .040 tables). 13.19 site area in acres (see Section 1.) X 6 base density (see Section II) = 79 allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See KCC 21A.12.070(E).) IV. Required On-site Recreation Space (KCC 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (KCC 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per KCC 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X proposed number of studio and one bedroom units 170 square feet X proposed number of two bedroom units + 170 square feet X proposed number of three or more bedroom units + Recreation space requirement = S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 3 of 6 Required On-site Recreation Space Continued Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X proposed number of units = Mobile home parks shall provide recreational space as follows: 260 square feet X proposed number of units = V. Net Buildable Area (KCC 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: 0 areas within a project site which are required to be dedicated for public rights-of-way in excess of sixty (60') of width + 32,134 sf critical areas and their buffers, to the extent they are required by King County to remain undeveloped + 26,512 sf areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales + 54,230 sf areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by KCC 21A.14.180 (see Section IV) + 0 regional utility corridors, and + 0 other areas, excluding setbacks, required by King County to remain undeveloped = 112,876 sf Total reductions Calculation: 574,768.9 sf site area in square feet (see Section1) – 112,876 sf Total reductions = 461,892.9 sf Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 = 10.60 acres Net buildable area in acres VI. Minimum Urban Residential Density (KCC 21A.12.060): The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the KCC 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See KCC 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See KCC 21A.12.030(B)12.) Calculation: 6 base density in du/ac (see Section II) X 10.60 acres Net buildable area in acres (see Section V) = 85% X minimum density % set forth in KCC 21A.12.030 or as adjusted in Section VII = 54 minimum dwelling units required 72 28,080 sf S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 4 of 6 VII. Minimum Density Adjustments for Moderate Slopes (KCC 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in KCC 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: sq. ft 0-5% slope increment X 2.5% median slope value = + sq. ft 5-10% slope increment X 7.5% median slope value = + + sq. ft 10-15% slope increment X 12.5% median slope value = + + sq. ft 15-20% slope increment X 17.5% median slope value = + + sq. ft 20-25% slope increment X 22.5% median slope value = + + sq. ft 25-30% slope increment X 27.5% median slope value = + + sq. ft 30-35% slope increment X 32.5% median slope value = + + sq. ft 35-40% slope increment X 37.5% median slope value = + Total square feet Total square feet in net buildable area adjusted for slope Calculation: total square feet adjusted for slope divided by total square feet in net buildable area = weighted average slope of net buildable area = % (Note: multiply by 100 to convert to percent – round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in KCC 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Buildable Area(s) of Site: Minimum Density Factor 0% -- less than 5% 85% 5% -- less than 15% 83%, less 1.5% each 1% of average slope in excess of 5% 15% -- less than 40% 66%, less 2.0% for each 1% of average slope in excess of 15% EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value = + 10,000 sq. ft 5-10% slope increment X 7.5% median slope value = 750 + + 20,000 sq. ft 10-15% slope increment X 12.5% median slope value = 2,500 + + sq. ft 15-20% slope increment X 17.5% median slope value = + + sq. ft 20-25% slope increment X 22.5% median slope value = + + sq. ft 25-30% slope increment X 27.5% median slope value = + + sq. ft 30-35% slope increment X 32.5% median slope value = + + sq. ft. 35-40% slope increment X 37.5 % median slope value = + 30,000 Total square feet 3,250 Total square feet in net buildable area adjusted for slope 3,250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area = .108333 Weighted average slope of net buildable area = 11% (Note: multiply by 100 to convert to percent – round up to nearest whole percent) Using the table above, an 11% weighted average slope of net buildable area falls within the 5% -- less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1% of average slope in excess of 5%. Since 11% is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in KCC 21A.12.030 table. - NOT APPLICABLE S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 5 of 6 VIII. Maximum Dwelling Units Allowed (KCC 21A.12.030 - .040): This section should be completed only if the proposal includes application of residential density incentives (KCC 21A.34) or transfer of density rights (KCC 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section III of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. base density in dwelling units per acre see (Section II) X 150% = maximum density maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density incentives (KCC 21A.34) base density in dwelling units per acre (see Section II) X 200% = maximum density maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (KCC 21A.34) base density in dwelling units per acre (see Section II) X 150% = maximum density maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density transfers (KCC 21A.37) Calculation: base allowable dwelling units calculated in Section III + bonus units authorized by KCC 21A.34 + transfer units authorized by KCC 21A.37 total dwelling units (cannot exceed maximum calculated above) IX. Minimum Lot Area For Construction (KCC 21A.12.100): Except as provided for non-conformances in KCC 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero-lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (KCC 21A.12.100) - NOT APPLICABLE S27 Web date: 11/26/2012 SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 6 of 6 X. Lot Width (KCC 21A.12.050(B)): Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See KCC 21A.12.050). Check out the Permitting Web site at www.kingcounty.gov/permits Lot Width Circle 30 Feet Lot Width Measurement 1st Submittal_09.26.2016/05-Confirmation of Compliance with Conditions.pdf 1 Canyon Terrace Confirmation of Compliance with all Conditions of Plat Approval September 16, 2016 Fleuve des Voiles DECISION: The preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 30, 2006, is approved subject to the following conditions of approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R -6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards with some elements required by the City of Renton as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 2 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal’s office during plan review. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 KCSWDM and applicable updates adopted by King County and must meet the standards for Level 1 detention and Basic water quality standards. DDES approval of the drainage and roadway plans is required prior to any construction. Response: Following annexation, the plat was required to meet the requirements of the 2009 City of Renton Surface Water Design Manual, which provides a more stringent level of flow control that what was previously required under the 1998 KCSWDM. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: This note is not added as it is not appropriate for a City of Renton project. d. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. Response: This tract has been removed as part of the plat modification and associated revised site plan. All drainage facilities have adequate access. Access to storm facilities has been approved by the City Engineering and Maintenance departments. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. Response: The site plan showing these lot numbers in the location referenced has been revised. All conveyance systems on private property, within rights-of-way, easements or dedicated tracts have been designed in accordance with all applicable requirements. 3 f. The 100-year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. Response: There is not a 100-year flood plain within the plat boundary. g. A drainage adjustment (L06Y0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. Response: The adjustment listed required that the Fleuve Des Voiles plat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat to the north have been combined and drain to a large pond, this condition is satisfied. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. 124th Ave SE and the internal loop road shall be improved at a minimum to the urban subaccess street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. Response: 124th Ave SE and the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. b. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Parks has been negotiated for the obtainment of additional RIW at the northeast comer of the proposed SE 192nd St/124th Ave SE intersection, required to construct the 124th Ave SE improvements. The necessary R/W, which is shown on a Proposed Land Transfer Diagram received June 30, 2006, shall be acquired prior to engineering plan approval. Response: ROW dedication needed for 124th Ave SE is in the process of being formally completed. The City required only that an easement for 124th Ave SE be provided prior to plat recording. c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2.09 of the KCRS. These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The site plan has been modified subsequent to the initial Fleuve Des Voiles site plan. This condition is no longer applicable. Shared access tracts shown on the new site meet all of the requirements listed in the plat modification and of all applicable planning and engineering requirements. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: This condition is not applicable. No variances were proposed during review. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 4 9. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 10. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. Response: Full width improved road access is provided to the site by 124th Ave SE and by SE 188th Ave. The roads have been approved by both the cities of Renton and Kent. The original intent of this condition is satisfied. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey markings and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: The City of Renton sensitive area code will be followed. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands Class 1 wetland(s) shall have a minimum buffer of 100 feet, measured from the wetland edge. Response: Following annexation, the 100’ buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. The mitigation plan has been approved by the City of Renton. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). Response: All wetlands are located offsite. All onsite buffers are located in Native Growth Protection Area Tracts. A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Response: City of Renton setbacks are followed. Signage shall be installed along the Sensitive Area Tract boundaries for long term protection and to clearly mark the extent of the tract. Response: Signage will be installed per City of Renton standards. 5 Sensitive area tract boundaries shall be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. - Response: All boundaries have been marked and delineated by high visibility silt fence. Road crossings of wetlands and/or buffers maybe allowed per KC 21A.24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Response: A mitigation plan was approved during the review process and is on file with the Rocale Timmons at the City of Renton. Off site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review. Response: Offsite permits for work within aquatic areas have been obtained. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. Response: Wetland hydrology will be maintained after the site is developed. The approved TIR contains calculations demonstrating that the wetland will not be starved for water. Appropriate surface discharge allows for the site to maintain the wetland’s hydrology. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Response: Engineering plans were routed to the appropriate City of Renton staff and have been approved. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. Response: Wetland impacts including buffer impacts have been reviewed and approved by the City of Renton. The appropriate financial guarantees have been put in place with the City of Renton to obtain plan approval. Geotechnical Clearing is not permitted on this site between October 1 and April 1 unless it is in compliance with King County Code 21A.220 (erosion hazard areas). If clearing is proposed during the October 1 through April 1 time period the applicant must delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K. C. C. 21 A. 06.415). The delineation of such areas shall be approved by a DDES geologist, and the requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met. 6 Response: Clearing of the site was permitted by the City of Renton during the summer of 2014. Work has continued over the winter and appropriate erosion controls were implemented with the approval of the City of Renton. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the final engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. Response: The Geotechnical Engineer of record has provided recommendations, which are included in the TIR and on the plans where applicable. The final plans show appropriate setbacks where applicable. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted to the assigned King County Land Use Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Response: Geotechnical requirements from the City of Renton were followed with plat construction and also with building permit applications. Geotechnical special inspection of bearing soils for future home foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The City of Renton requires geotechnical investigation with building permit applications. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that.benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. Response: Wetland buffers are designated as “Native Growth Protection Area” tracts on the final plat. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, 7 grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. Response: All boundaries have been marked and delineated by high visibility silt fence and will remain in place until all work along the buffers is completed, the site is finally stabilized, all storm drain system components are functioning and the Notice of Termination is submitted. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. Response: This is noted. 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. c. The development's recreation space may be provided commonly with the adjacent Cogger short subdivision (L05S0040) as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition 15 below) will be established for both developments and covenants provide for mutual and common use permission. In the event that the Cogger short subdivision is not platted in near concurrency and/or the lots in the subject development are not established in a homeowners association common with those of the Cogger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conformity with KCC 21A.14.180. Response: This condition is no longer a requirement as the plats have been combined. 15. A homeowners' association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s). Response: A Homeowners Association is formed per City of Renton requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C . 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. 8 Response: The approved plans reflect this condition. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the rightof-way, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: Ownership and maintenance of trees is per the City of Renton requirements. e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. Response: 124th Ave SE is not on the 2014 Metro Transit System – Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: Trees will be installed or bonded for. 9 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: All fees are per the City of Renton fee structure. 18. The following have been established by the MDNS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. A calculated deficient level-of-service (KCC 14.80.030A) will exist at the horizon year of the development, as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehrman (DDES File #L04P0028), 100% of the trips from the Fleuve des Voiles project and the associated Cogger Short Plat (L05S0040) will use the access off of Southeast 192nd Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Cogger Short Plat, more than 30 peak hour trips will impact the intersection. Response: As the plats are combined, the potential for a lag between the completion of north and south access points is nullified. This condition is no longer applicable. In order to mitigate the significant adverse impact (14.80.030A and 14.80.030B) that the proposed development will have at the intersection of Southeast 192nd Street/124th Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the Department of Transportation and the Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbound left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled ClP is constructed. Response: The Addendum to the MDNS, dated July 23, 2012, states that the intersection improvements no longer warrant a traffic signal and that they may be controlled by a stop sign. If funding is restored by future ClP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Response: This is no longer applicable, the intersection improvements are funded by Summit Homes entirely. Plans for these improvements shall be submitted to the King County DOT Traffic Engineering Section for review and approval. Response: The intersection has been mostly annexed by the City of Kent. Kent has reviewed and approved plans needed for a Civil Construction Permit. King County owns SE 192nd St to a point just east the curb returns on the northeast and southeast corners of the intersection. King County DOT has been notified of the intersection improvements and will be involved in the review of a left turn lane from SE 192nd Street onto 124th Ave SE. Initial applications for this separate left turn lane project have been submitted. 10 19. To implement former K.C.C. 21A38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of former K.C.C. 2IA38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to former K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. 20. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. Response: All onsite trees are shown to be removed. This condition is not applicable. 21. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King County Department of Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. Response: The plats have been combined. In any event, the project requires a safe walking route from the project limits at SE 188th Street, west to 116th Ave SE. This condition is no longer applicable, but its intent is met by the proposal. 11 Cogger DECISION: Proposed Short Plat File No. L05S0040, revised and received on June 21, 2006 as described by Attachment 1 of this report is GRANTED PRELIMINARY APPROVAL; subject to the following conditions of final approval: 1. Title 19A A. Compliance with all platting provisions of Title 19A. of the King County Code Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC B. All persons having an ownership interest in the subject property shall sign on the face of the final short subdivision. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. C. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final short plat recording Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 2. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. Response: The entire project is designed to achieve conservation flow control as required by the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 2005 KCSWDM. B. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. This adjustment allows use of an offsite shared drainage facility in the adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is therefore fully dependent on the construction of the above subdivision. Response: The adjustment listed required that the FLEUVE DES VOILESplat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat have been combined and drain to a large pond, this condition is satisfied. 3. Road Standards (KCC 14) 1993 King County Road Standards All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 12 KCRS). The proposed short subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: A. This short plat is fully dependent on the offsite road construction for the plat of Flueve Des Voiles. Access to the short plat is to be provided to SE 192"d Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(D) of the KCRS is required prior to recording the short plat. Response: The three plats have been combined. This item is no longer applicable. Access roads are required to be complete prior to recording of the final plat B. The internal access road (122nd Ave SE) shall be improved to the urban minor access street with sidewalk on one side. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. C. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: A variance has not been proposed. This item is no longer applicable. 4. Health (KCC 13) This project is exempt from further King County Health Department review. However, if improvements are required from the Sewer and/or the Water District, then verification shall be required from said District(s) that the improvements have been bonded and/or installed, prior to final recording of the short plat. Response: 5. Building and Construction Standards (Title 16) A. The applicant shall comply with all applicable provisions of KCC 16.82. (grading) Response: The approved grading design was prepared in accordance with the City of Renton grading requirements. 6. Fire Code (KCC 17) Section 902 of the 2004 Edition of Uniform Fire Code The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main and fire flow standards of Chapter 17.08 of the King County Code. Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal’s office during plan review. 7. Zoning Code (KCC 21 A) A. Density and Dimensions (KCC 21A.12) All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create 13 additional lots may be approved at the discretion of the Department of Development and Environmental Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. B. Street Trees (KCC 21A.16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: This condition has been satisfied. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the rightof-way, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: Street tree maintenance will be per the City of Renton requirements. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City does not require this item; however, all plantings have been specified in to meet the City of Renton planting requirements. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. 14 Response: Street trees will be installed or bonded for per the City of Renton requirements. 8. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation- Payment System (MPS), King County Code 14.75, by paying the required MPS fee and administration fee as determined by King County Department of Transportation. The applicant has an option to either: A. Pay the MPS fee at final short plat recording, or (B.) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of short plat application and a note shall be placed on the face of the short plat that reads, "All fees required by King County code 14.75, Mitigation Payment System (MPS) have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of the building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 9. A homeowner's association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the Tract A (recreation space) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 10. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 11. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association will be formed per the City of Renton requirements. 15 12. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared with both the plat and short plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 16 Wehrman DECISION: The preliminary plat of the Wehrman subdivision, as revised and received April 19, 2006, is approved subject to the following conditions of approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: All boundary issues have been resolved. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 6. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 17 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal’s office during plan review. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. Response: The entire project is designed in accordance with the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 1998 KCSWDM. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings #_____ on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: Notes on the final plat are per the City of Renton requirements. d. The drainage detention facility shall be designed to meet at a minimum the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). Response: All three plats have been combined and drain to a large pond, which meets 2009 RSWDM requirements for level 2 flow control. This condition is satisfied. 18 e. Storm drain stubs for future connection shall be provided along the west property line in general conformance with the Preliminary Grading and Storm Drainage Plan received April19, 2006, unless otherwise approved by DDES. Response: A storm drain stub along the western property line at the end of Road D is provided to allow for discharge from the adjacent property’s flow control facilities. This location is the only location required to provide for future connection. All other adjacent properties will drain to the locations identified in the approved TIR and as shown on the approved storm drainage plan sheets. f. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the proposed site grading, road design, rock or retaining walls and drainage detention facility design. The geotechnical engineer shall evaluate the site for potential groundwater seeps and provide design recommendations to address groundwater found. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. Response: All of these recommendations have been provided in the Geotechnical report, which is included in the approved TIR. Recommendations have been implemented into the design. g. Special geotechnical construction inspection of the site grading, road construction, rock or retaining walls and drainage facility, is required to ensure compliance with the geotechnical recommendations. Inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Response: Geotechnical inspections are per the City of Renton requirements. 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard. A temporary turnaround shall be provided at the south end of Road A. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by DDES. It is intended that this improvement will match the proposed road improvements for the plat of Fleuve des Voiles File L04P0002. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. As the three plats have been combined and access will be completed to both SE 188th st and SE 192nd St prior to occupancy, this condition no longer applies, but its original intent will be satisfied. b. FRONTAGE and OFFSITE: The frontage and offsite portion of SE 188th Street from the west property boundary west to the existing road pavement shall be improved at a minimum to the urban half-street standard. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006. Other designs for this frontage and offsite improvement may be considered, as approved by DDES. 19 Response: SE 188th St will be improved to match the pavement width section of the existing stretch of SE 188th St as it continues west. This section will have (2) 10’ drive lanes and a sidewalk on one site. c. Offsite Walkway Improvements: These walkway improvements shall be designed in general conformance with the conceptual school walkway plan submitted April 19, 2006, unless otherwise approved by DDES as providing sufficient safe walking conditions for resident schoolchildren to their pertinent bus stops/schools. These improvements shall include any necessary grading and storm drainage work necessary to either tight-line the abutting roadside ditches or relocate the ditches within existing right-of-way. • SE 188th Street (120th Avenue SE to match into the above ½-street improvement near the west plat boundary) shall be widened to provide and eight (8) foot wide paved shoulder along the south side of the street. Response: The approved plans include the addition of an (8) foot wide paved shoulder along SE 188th St to the west of the plat boundary. • SE 188th St (116th Ave SE to 120th Ave SE) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The approved plans include the addition of pavement to provide a 16 foot wide paved surface. • 120th Ave SE (SE 188th St to SE 184th St.) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The Renton school district has stated that school children from this plat will walk to one of two bus stops along SE 188th Street and will not walk to the bus stop at the intersection of SE 184th St and 120th Ave SE as it is farther away. This condition states that this requirement may be omitted if it can be demonstrated that it provides safe walking conditions for children to their pertinent bus stops. Email confirmation of this was provided to Mead & Hunt, Inc., by Helen Shindell–Butler of Renton Schools on December 4, 2014. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: Variance(s) have not been proposed. This condition is satisfied. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 20 10. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either; (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in K.C.C. 21A.24. Permanent survey marking and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: Sensitive areas will be dealt with per the City of Renton requirements. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. A. Wetlands The Class 1 wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: Following annexation, the 100’ buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. B. Streams The Class 2 stream used by salmonids shall have a minimum 100-foot buffer, measured from the ordinary high water mark (OHWM). The stream(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: The class 2 stream is significantly farther than 100’ from the project. It is located several hundred feet to the east of the wetland’s edge. Building setbacks are shown 15’ from the edge of the native growth protection area tract. C. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are 21 installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. Response: Proposed wetland and buffer impacts were approved following completion of the financial guarantee. The financial guarantee includes money to cover the costs of installation as well as monitoring and maintenance for a period of five years. D. Geotechnical The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DDES geologist. The requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. Response: No erosion hazard areas were defined by the geotechnical engineer. The geotechnical engineer did provide temporary and permanent slope recommendations in the report, which has been submitted to the City of Renton. The City of Renton did provide guidance on seasonal erosion control practices, which have been implemented by the contractor to the satisfaction of the City of Renton inspector. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15.foot building setback line, unless otherwise provided by law. Response: Sensitive areas will be dealt with per the City of Renton requirements. 22 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 15. A homeowners' association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association will be created and in place per the City of Renton’s requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The approved plans reflect this condition. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the right-ofway, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. 23 Response: e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if SE 188th Street in the subject area is on a bus route. If SE 188th Street in the subject area is on a bus route, the street tree plan shall also be reviewed by Metro. Response: 124th Ave SE is not on the 2014 Metro Transit System – Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted, prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: Street trees will either be installed or bonded for prior to recording. 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: Inspection fees will be paid per the City of Renton’s fee schedule. 18. To implement K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of K.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction 24 materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. 19. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final engineering plans for the subject plat.) Response: All onsite trees are shown to be removed. This condition is not applicable. 25 City of Renton – Summit Homes Modification Reconsideration Response 1. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09052/L04P0002) was originally set to expire on January 12, 2015. The Cogger Short Plat (LUA09016/LOSS0040) was set to expire on February 16, 2015. The Wehrrnan Preliminary Plat (LUA09025/L04P0027) was set to expire on August 10, 2014. As part of the requested modification to combine all three plats into one subdivision the applicant requested a merger of all of the expiration dates into the latest expiration date (Cogger). Staff was in support of a merged expiration date for the combined application and noted an expiration date of February 16, 2015 which did not reflect the 10-year allowance per SHB 1074 for Preliminary Plat expiration periods. The Cogger Short Plat would not.be eligible for this expiration allowance as it is a short plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10-year expiration period resulting in an expiration date for the modified plat at January 12, 2016. Response: Acknowledged. Summit Frenchies, LLC seeks to record the final plat during late 2016. Most recently, the City has extended the plat expiration to January 17, 2017. 2. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. A 72 lot proposal would require 28,080 square feet of recreation space. The reconsideration request outlines the provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Condition #6 be eliminated. Staff concurs that the provision of two trail connections to the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recreation space and Condition #6 would be eliminated. Response: Two trail connections are provided and are indicated on the final plat drawings. 3. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast of 162nd Avenue SE and SE 140th Street (Page 1). Response: Acknowledged. b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). Response: Acknowledged. c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). Response: Acknowledged. The only wetland near the site is the large wetland at the valley floor. 26 d. Optional Sidewalk: The road layout section of the approved modification notes that an optional 5foot sidewalk would be provided on the opposite side of the sidewalk (Page 3). Response: The optional sidewalk will be omitted on all roads except Road A, where it is required to provide access to homes on lots 38-54. These homes will have stairs providing access to Road A. e. Stormwater Discharge Location: The discharge for the primary stormwater facility would not be limited to the central portion of the eastern edge of the property (Page 4). Response: The primary discharge location is to the pond at the central portion of the eastern property line; however, there are additional discharge locations. 124th Ave SE discharges to locations near SE 192nd St, while lots 59-70 discharge via dispersion to the north of the pond. f. Stormwater Detention: The detention and treatment for the portion of the roadway that could not be captured by the onsite vault would not be limited to being captured in SE 192nd St (Page 4). Response: The portion of the roadway (124th Ave SE) that cannot be captured, discharges to the downhill side of the roadway/Soos Creek Trail prism and into the buffer. The portion of the project that discharges to SE 192nd St is located within the City of Kent. The overall intent and result is that natural drainage patterns be maintained. 4. The Summit Homes Preliminary Plat minor modification, Project Number LUA13-000840, MOD is approved, and will expire on January 12, 2016, and is subject to the following conditions of approval: a. Prior to the application for the Final Plat, 3 full size copies and a 8-1/2 x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. Response: The final plat is being submitted b. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. Response: Acknowledged. No further review SEPA review or additional SEPA requirements related to this project have been requested. c. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. Response: Both Kent and Renton have issued approvals and permits for their portions of the design. This condition has been satisfied. d. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 27 e. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. Response: The landscaping plans have been submitted to and approved by the planning project manager. f. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. Response: The revised plans have been submitted and approved by the planning manager. 1st Submittal_09.26.2016/06-Title Report.pdf 1st Submittal_09.26.2016/07-CC&Rs.pdf 1 AFTER RECORDING, RETURN TO: Alee Allen Riddell Williams 1001 Fourth Avenue Suite 4500 Seattle WA 98188 Document title(s): Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace Reference number(s) of document(s) assigned or released (if applicable): N/A Grantor(s): __________________________ Grantee(s): Canyon Terrace Homeowners’ Association The Public Legal Description (abbrev.): S.E. ¼ OF THE S.W. ¼, OF SEC. 33, T23N, R5E, W.M. Parcel No(s).: _________________ 2 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS AND RESERVATION OF EASEMENTS FOR CANYON TERRACE This Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace is made as of this ____ day of _____________ 2016, by _____________________ (“Declarant”), as owner of the Property described below. RECITALS A. Declarant is the owner of certain real property located in the County of King, State of Washington, described in Exhibit A attached hereto and by this reference incorporated herein (“Property’’). Declarant is developing the residential community of Canyon Terrace (“Community”) on the Property in accordance with the Canyon Terrace Plat, recorded under King County Auditor’s File No. ________________(“Pl at”). The Property is comprised of the real property legally described on Exhibit A and any other real property added by amendment hereto or amendment of the Plat. B. Declarant plans to develop, own and convey the Property subject to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes as hereinafter set forth. C. Declarant hereby declares that all of the Property shall be held, leased, encumbered, used, occupied, improved, sold and conveyed subject to the to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes, all and each of which are for the purpose of enhancing and perfecting the value, desirability, and attractiveness of the Property, in furtherance of a general plan for the protection of the Property. They shall run with the Property, and every portion thereof, shall be binding on all parties having or acquiring any right, title or interest in the Property, and every portion thereof, and their lessee, guests, heirs, successors and assigns, shall inure to the benefit of every portion of the Property and any interest therein, shall inure to the benefit of each Owner, and his heirs, successors and assigns, and may be enforced by the Owners, the Association, any first mortgagee and Declarant in accordance with the terms hereof. Acceptance of any portion of the Property shall be deemed acceptance of the terms and provisions of this Declaration. ARTICLE 1 DEFINITIONS The following words, when used in this Declaration and in any amendment hereto shall have the following meanings unless otherwise expressly provided herein or therein: 1.1 “Articles” shall mean the Articles of Incorporation of the Association which have been or will be filed in the office of the Secretary of State of the State of Washington, as such Articles may be amended from time to time. 1.2 “Assessment(s)” shall mean all assessments imposed pursuant this Declaration, including without limitation General Assessments, Initial General Assessments, Capital 3 Improvement Assessments, Initial Working Capital Assessment, Special Assessments and Reconstruction Assessments. 1.3 “Assessment Period” shall mean a calendar year for General Assessments and such other period as determined by the Board for other Assessments. 1.4 “Association” shall mean Canyon Terrace Homeowners Association, a Washington non-profit corporation, its successors and assigns. 1.5 “Association Lien” shall mean a lien in favor of the Association imposed pursuant to this Declaration. 1.6 “Board of Directors” or “Board” shall mean the Board of Directors of the Association. 1.7 “Budget” shall mean the operating budget for the Association adopted pursuant to Section 5.3 below. 1.8 “Bylaws” shall mean the Bylaws of the Association, as adopted by the Board initially, as such Bylaws may be amended from time to time. 1.9 “Capital Improvement Assessment(s)” shall mean an Assessment imposed pursuant to Section 5.3 below. 1.10 “Capital Improvement Work” shall have the meaning ascribed to it in Section 5.3 below. 1.11 “Class” shall mean a class of Membership in the Association as described in Section 3.4 below. 1.12 “Close of Escrow” shall mean the date on which a deed conveying a Lot is recorded. 1.13 “Committee” shall mean the Architectural Control Committee formed pursuant to ARTICLE 7 of this Declaration. 1.14 “Common Areas” shall mean all real property and Improvements: (a) owned or leased by the Association or owned in equal and undivided interest by the owners of the Lots; (b) in which the Association has an easement for access or maintenance (excepting easements for maintaining Lots) for the use, enjoyment, and benefit of the Members (including any open space, storm water facility, natural greenbelt protective area tract or easement as provided in the Plat); (c) in which the Members have a right of control by any written instrument, including this Declaration, or by delineation and declaration of the same on the Plat; (d) any private storm system and detention vaults including, but not limited to, catch basis, pipes and dispersal trenches, detention vaults; (e) in which the Members of the Association have an undivided interest, including, but not limited to, plat roads and landscaping, but specifically excluding streets or other areas dedicated or conveyed to a governmental entity for public use. The Common Areas may be improved by certain common facilities and, if and when improved, shall 4 include such common facilities. Common Areas described on the Plat shall be deemed to be the Common Areas unless this Declaration has been amended or modified and states that such amendment or modification changes the Common Areas shown on the Plat. 1.15 “Common Expenses” shall mean all costs and expenses incurred by the Association, including, but not limited to, the following: (a) expenses of administration, maintenance, and operation, including, but not limited to, reasonable compensation to employees of the Association, (b) costs of repair, replacement and capital improvement of the Common Areas and any Improvements thereon, (c) premiums or deductibles for all insurance policies and bonds required or permitted by this Declaration, (d) all real property and other taxes and assessments on the Common Areas, (e) utility and service charges, (f) funding of reserves for anticipated operational shortfalls or for replacement of capital items, (g) expenses payable under ARTICLE 5 below, (h) legal fees and costs, (i) the costs of recovering unpaid Assessments, including legal fees and other costs of foreclosure of an Association Lien, (j) fees for services provided to the Committee, (k) expenses of administration, maintenance, operation, repair or replacement of landscaping performed by the Association, (l) costs of monitoring and maintaining any storm water or detention vaults or systems, (m) costs associated with any wetland buffer mitigation monitoring costs for the Property, including but not limited to those referenced in ARTICLE 11 (m) maintenance costs associated with any pervious concrete in the Common Areas and (n) any other costs and expenses determined from time to time as reasonably necessary by the Board, or as otherwise incurred by the Association pursuant to this Declaration. 1.16 “Declarant” shall mean _________________, its successors or assigns and any Person to which it has assigned, in whole or in part, any of its rights hereunder by an express written assignment. 1.17 “Declaration” shall mean this Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace, as it may be amended from time to time as provided herein. 1.18 “Development Period” shall mean the period of time from the date of Recording this Declaration until the Turnover Date. 1.19 “Development Rights” shall mean those rights of Declarant reserved in ARTICLE 2, ARTICLE 3, ARTICLE 4, ARTICLE 11 and ARTICLE 14, and elsewhere in this Declaration. Declarant may exercise any and all Development Rights at any time during the Development Period in Declarant’s sole discretion. 1.20 “General Assessment(s)” shall mean Assessments imposed by the Association pursuant to Section 5.2 below. 1.21 “Improvement” shall mean all structures and appurtenances thereto of every kind, whether above or below the land surface, including but not limited to, buildings (including Residences), garages, utility systems, walkways, driveways, parking areas, loading areas, landscaping items, swimming pools, sports courts, fences, walls, decks, stairs, poles, landscaping vegetation, irrigation systems, streets, signs, exterior fixtures, playfields and appurtenant 5 facilities, recreational facilities, play structures, picnic structures and any other structure of any kind. 1.22 “Initial General Assessment” shall have the meaning ascribed to it in Section 5.2 below. 1.23 “Initial Working Capital Assessment” shall have the meaning ascribed to it in Section 5.3 below. 1.24 “Lot” shall mean each separate parcel of the Property as shown on the Plat to be used for construction of a Residence and which is not a Common Area nor dedicated to the public. If any additional property is added to the Plat, each parcel comprised of a legal buildable lot which will be used for the construction of a Residence shall be considered a “Lot.” 1.25 “Majority Vote” shall mean a vote of the holders of more than 50% of the total number of votes allocated to the Lots in accordance with Section 3.4 below, whether by Class or in the aggregate as so indicated. 1.26 “Member” shall mean every person or entity who or which holds a Membership in the Association, as provided in Section 3.2 below. “Membership” shall mean the status of being a Member. 1.27 “Mortgage”- “Mortgagee”- “Mortgagor.” A Mortgage shall mean any recorded mortgage or deed of trust on a Lot. A Mortgagee shall mean any holder of a Mortgage and shall be deemed to include the beneficiary of a deed of trust. A Mortgagor shall mean the borrower under a Mortgage and shall be deemed to include the trustor or grantor of a deed of trust. 1.28 “Occupant” shall mean a lessee or licensee of an Owner or any other person or entity, other than an Owner, in lawful possession of a Lot, or a portion of a Lot, with the permission of the Owner. 1.29 “Owner” shall mean the Person(s), including Declarant, holding fee simple title of record to any Lot, including purchasers under executory contracts of sale and shall include “Co-Owners” as defined in Section 3.4. 1.30 “Ownership” shall mean the status of being an Owner. The Declarant shall be an Owner until it sells the last Lot, but the Declarant shall not be liable for assessments and fees and may be expressly excluded from other obligations under this Declaration or the Association Articles and Bylaws. 1.31 “Person” shall mean a natural individual, partnership, company, corporation or any other entity with the legal right to hold title to real property. 1.32 “Plans” shall mean plans and specifications as further described in Section 8.1 below. 6 1.33 “Plat” shall mean the Plat of Canyon Terrace recorded with the King County Auditor under Auditor’s File No. _______________and any subsequent plats of Canyon Terrace which are recorded. 1.34 “Property” shall mean all of the real property described in Exhibit A to this Declaration and all real property added by amendment of this Declaration and/or the Plat. 1.35 “Pro rata Share” shall mean, for any particular Owner and for any particular Assessment, an amount equal to the number of Lots owned by an Owner, divided by the total number of Lots subject to that particular Assessment. 1.36 “Reconstruction Assessment(s)”shall mean an Assessment imposed pursuant to Section 12.1 below. 1.37 “Record” or “File” shall mean, with respect to any document, the recordation thereof, and with respect to any map, the filing thereof, in the official Records of King County, State of Washington. 1.38 “Residence” shall mean a single family residential building which is constructed on a Lot and is designated and intended for use and occupancy as a residence. 1.39 “Special Assessment(s)” shall mean an Assessment imposed as a Special Assessment pursuant to any provision of this Declaration. 1.40 “Turnover Date” shall mean the earlier of (i) ten (10) years from the date hereof; (ii) the date on which Declarant elects to permanently relinquish all of its Development Rights arising under this Deceleration by written notice to all Owners; or (iii) the date the last of the Lots has been conveyed by Declarant to another Owner. 1.41 “Working Capital Fund” shall have the meaning ascribed to it in Section 5.3 below. ARTICLE 2 PHASED DEVELOPMENT; DEVELOPMENT RIGHTS 2.1 Subsequent Development, Annexation and Withdrawal. Declarant reserves as a Development Right for itself, its successors and assigns, the right to subject additional properties to this Declaration at any time prior to termination of the Development Period. Declarant reserves as a Development Right the right to withdraw any undeveloped properties from this Declaration at any time prior to termination of the Development Period. Each Owner appoints and constitutes the Declarant as his/her attorney-in-fact to adopt and file amendments to this Declaration necessary to add or subtract such properties. Neither the Association nor any Owners shall have any right in any additional property nor shall this Declaration have any effect on such additional property until it is subjected to this Declaration by adoption of an amendment to this Declaration specifically describing such additional property or by addition to the Plat. The rights reserved by Declarant in this Section shall be exercised by Declarant at Declarant’s sole discretion. 7 2.1.1 Common Areas. The original Owners shall be benefited by any Common Areas on additional property the Declarant elects to add to the Property, either through Association ownership and control of said additional Common Areas or by easements of use and enjoyment in favor of said original Owners on said additional Common Areas. The Owners of such property added by Declarant to the Property shall have an easement for use and enjoyment of the existing Common Areas and shall have all the obligations to pay their pro-rata cost of maintaining the Common Areas, unless otherwise provided herein. The Owners of properties added to the Property shall be Members of the Association, and shall be entitled to all benefits and subject to all obligations of a Member, including, but not limited to, the right to vote in Association elections and the obligation to pay Assessments as set forth herein. 2.1.2 Easements. The Declarant shall also have as a Development Right the right, during the Development Period, to extend existing easements and may create new easements over the Lots still within Declarant’s control so as to provide access to and service to the additional properties. 2.1.3 No Requirement to Include Additional Properties. Nothing contained in this Declaration shall be construed to require the Declarant to subject additional properties to this Declaration. 2.2 Construction and Sales by Declarant. Nothing in this Declaration shall limit, and no Owner shall do anything which shall interfere with, the right of Declarant to reasonably subdivide or re-subdivide any portion of the Property owned by Declarant, or to complete any construction of Improvements on the Lots owned by Declarant and the Common Areas, or to alter the foregoing and its construction plans and designs, or to construct such additional Improvements on such Lots and Common Areas as Declarant deems advisable prior to the termination of the Development Period. Each Owner, by accepting a deed for a Lot from Declarant, hereby acknowledges that the activities of Declarant may constitute a temporary inconvenience or nuisance to the Owners, but nonetheless shall be permitted. Such right shall include, but shall not be limited to, erecting, construction and maintaining on the Property such structures and displays as may be reasonably necessary for the conduct of Declarant’s business or completing the work of disposing of the Lots by sale, lease or otherwise. Declarant may at any time use any Lots owned by Declarant as models or real estate sales or leasing and renting offices. 2.3 Dedication to Governmental Entities. Until the termination of the Development Period, Declarant reserves as a Development Right the right to withdraw any undeveloped part of the Property from this Declaration and to dedicate, transfer or convey it to any state, county, municipal or other governmental entity any such part of the Property or reserve it for Declarant’s use and/or sale. The rights reserved by Declarant in this Section 2.3 shall be exercised by Declarant at Declarant’s sole discretion. 2.4 Assignment. All or any portion of the rights of Declarant hereunder, including but not limited to the Development Rights, may be assigned to any successor or successors to all or part of Declarant’s respective interest in the Property, by an express written Recorded assignment. 8 ARTICLE 3 THE ASSOCIATION 3.1 Formation. The Association has been, or will be, incorporated under the name of Canyon Terrace Homeowners Association, as a non-profit corporation under Revised Code of Washington, Chapter 24.03. Declarant may change the name of the Association if Declarant elects to change the name of the Plat or use a different name for marketing purposes. 3.2 Membership. An Owner of a Lot shall automatically be a Member of the Association and shall remain a Member until such time as Ownership ceases for any reason, at which time such Membership shall automatically cease. Ownership of a Lot shall be the sole qualification for Membership in the Association. Except as may otherwise be provided herein, the rights, duties, privileges and obligations of all Members shall be as set forth in this Declaration, the Articles, and the Bylaws. 3.3 Transfer. Membership held by an Owner shall be appurtenant to the Lot giving use to such membership, and shall not be assigned, conveyed, pledged or alienated in any way except upon the transfer of title to said Lot and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association appurtenant thereto to the new Owner thereof. 3.4 Voting Rights. (a) Voting Rights. The right to vote may not be severed or separated from any Lot, and any sale, transfer or conveyance of a Lot to a new Owner shall operate to automatically transfer the appurtenant vote without the requirement of any expressed reference thereto. Notwithstanding the foregoing, the voting rights of any Member may be suspended as provided in this Declaration, the Articles, or the Bylaws. Member votes may be tabulated by mail, facsimile, email, or other electronic transmission. (b) Classes of Membership. The Association shall have two (2) Classes of Membership, Class A and Class B, as follows: i. Class A. Class A Membership shall consist of all Owners, other than Declarant. Each Class A Member shall be entitled to one (1) vote for each Lot owned. ii. Class B. Membership shall consist of the Declarant. The Declarant shall be entitled to have three (3) votes for each Lot owned by the Declarant. Class B Membership shall terminate and be converted to Class A Membership on the Turnover Date. Upon termination of the Class B Membership, Declarant shall be a Class A member entitled to Class A votes for each Lot it owns. 9 (c) Co-Owners. If an ownership interest in a Lot is held by multiple Persons (“Co-Owners”), the Association shall have no responsibility to accept any vote for such Lot if such vote is disputed among the Co-Owners. (d) Proxies. Members may vote at any meeting of the Association in person or by proxy. A proxy must be in writing, signed by the designated voting Member for the Lot and filed with the Board in advance of the meeting at which such vote is taken. No Owner may revoke any proxy given by a Member to or in favor of a Mortgagee without the prior written consent of the holder of the Mortgagee. ARTICLE 4 MANAGEMENT OF THE ASSOCIATION 4.1 Development Period. Until the termination of the Development Period, the Declarant hereby reserves as a Development Right for itself, its successors or assigns, the power to exercise all of the rights, powers and functions of the Association, or the Board thereof, set forth or necessarily implied in this Declaration, which Development Right shall be exercised and/or performed solely by the Declarant without further authority from or action by the Members. During the Development Period, the Declarant shall have no obligation to publish financial statements, hold meetings or otherwise account to or consent with the Members, except as required under RCW 64.38 and RCW 24.03, or as expressly required herein. The Declarant’s control of the Association during the Development Period is established in order to ensure that the Property, Community, and the Association will be adequately administered in the initial phases of development and to ensure an orderly transition of the Association’s operations. Prior to the termination of the Development Period, the Declarant, acting pursuant to its authority to act on behalf of the Association, shall adopt Bylaws. During the Development Period, Declarant shall have as a Development Right, the sole authority to amend the Bylaws. 4.2 Board of Directors. The Association shall be managed by a Board of Directors, elected or appointed in accordance with this Declaration, the Articles, and the Bylaws. Notwithstanding the foregoing, the Declarant shall have as a Development Right the right to appoint and remove all members of the Board in its sole discretion until the Turnover Date. The number of directors shall be specified in the Bylaws and shall be sufficient to adequately handle the affairs of the Association. 4.3 Delegation to Manager. The Board (and Declarant) may delegate all or any portion of its managerial duties, powers, or functions to any Person or entity. The Board members shall not be liable for any omission or improper exercise by the manager of any duty, power, or function so delegated by written instrument authorized and entered into by the requisite vote of the Board. 4.4 Duties and Powers of Association. The duties and powers of the Association are those set forth in its Articles and Bylaws, together with its general and implied powers as a not for profit corporation, generally to do any and all things that a corporation organized under the laws of the State of Washington may lawfully do which are necessary or proper in operating for the peace, health, comfort, safety and general welfare of its Members, subject only to the 10 limitations upon the exercise of such powers as are expressly set forth in its Articles, its Bylaws, and in this Declaration. (a) Purposes. Specifically, but not by way of limitation, the Association shall effectuate the purposes of this Declaration, including but not limited to: (i) adopting and enforcing rules and regulations (through action of the Board pursuant to Section 4.5 below); (ii) adopting and operating capital budget; (iii) controlling and administering the Association’s funds, including the levy, collection, and disbursement of Assessments; (iv) administering and enforcing this Declaration; and (v) establishing, managing, repairing, and administering the Common Areas. 4.5 Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use and maintenance of the Property and other matters of mutual concern to the Owners, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not unreasonably differentiate among Owners. The Board may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof, suspension of the right to vote and the imposition of fines. Any such rules and regulations, and/or amendments thereto, shall become effective thirty (30) days after they are promulgated and mailed to all Owners. A copy of the rules and regulations in force at any time shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. 4.6 Priorities and Inconsistencies. In the event of conflicts or inconsistencies between this Declaration, the Articles or the Bylaws, the terms and provisions of this Declaration shall prevail. ARTICLE 5 ASSESSMENTS 5.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any Assessment duly levied by the Association as provided in this Declaration. Such Assessments, together with interest, costs, late charges and reasonable attorneys’ fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such Assessment is made and shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall not pass to an Owner’s successor in title unless the lien for such delinquent Assessments had been recorded prior to title transfer or unless expressly assumed by the successor in title. When Ownership of a Lot changes, Assessments which have been levied but are not yet due and payable in full shall be prorated between the transferor and the transferee based on a 365-day year. No Owner may exempt himself or herself from liability for his Assessments by abandoning any Lot owned by him or her. 11 5.2 General Assessments. (a) Association Budget. The Board shall prepare, or cause the preparation of, an operating budget (the “Budget”) for the Association for each calendar year. Notwithstanding the foregoing, Declarant, in its sole discretion, shall have the right to establish the Budget for each calendar year during the Development Year. The Budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual Common Expenses. Within thirty (30) days after adoption by the Board of any proposed regular or special Budget of the Association, the Board shall set a date for a meeting of the Owners to consider ratification of the Budget not less than fifteen (15) nor more than sixty (60) days after mailing of the summary. Unless at that meeting the Owners of a majority of the votes in the Association reject the Budget, in person or by proxy, the Budget is ratified, whether or not a quorum is present. In the event the proposed Budget is rejected or the required notice is not given, the periodic Budget last ratified by the Owners, increased proportionally by the increase in the Consumer Price Index for the City of Renton, Washington prescribed by the U.S. Department of Labor (or similar index if such index is not available), shall be used until such time as the Owners ratify a subsequent Budget proposed by the Board. (b) Levy of General Assessment. In order to meet the costs and expenses projected in its Budget, the Board shall determine and levy on every Owner a General Assessment. The Association's Budget shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the General Assessment applicable to each Lot. Except with respect to unoccupied Lots owned by the Declarant, each Owner's Pro rata Share of General Assessments shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the General Assessment for each Lot. Notwithstanding the foregoing, any Common Area Expenses that are allocated to specific Lots on the face of the Plat shall be paid by those Lots as directed by the Plat and shall not be included in the General Assessment for other Lots. General Assessments shall be payable in a lump sum annually on the date determined by the Board or may be billed on a quarterly or monthly basis if the Board so elects. During the Development Period, Declarant shall not pay General Assessments on any unoccupied Lots owned by Declarant. (c) Commencement of General Assessments. General Assessments on each Lot shall commence on the Close of Escrow. (d) Amount of General Assessment. After adoption of the budget by Declarant or ratification of the Budget by the Owners as set forth in Section 5.2(a), the Board shall notify the Owners of the amount of the General Assessment payable by each Owner for an Assessment Period at least thirty (30) days in advance of beginning of such Assessment Period. Notice of the General Assessment shall thereupon be sent to each Owner; provided, however, that failure to notify an Owner of the amount of a General Assessment shall not render such General Assessment void or invalid and each Owner shall be obligated for such General Assessment even if no notice is given, and/or notice is given late. Any failure by the Board, before the expiration of any Assessment Period, to fix the amount of the General Assessment hereunder for the next Assessment Period, shall not be deemed a waiver or modification in any respect of the provisions hereof or a release of any Owner from the obligation to pay the General Assessment, or any installment thereof, for that or any subsequent Assessment Period. 12 (e) Increase Limit. After the Turnover Date, the Board shall not increase the amount of the General Assessments in any year by more than fifteen percent (15%) without a Majority Vote, in addition to the ordinary Budget ratification process. If during the year the Budget proves to be inadequate for any reason, including nonpayment of any Owner’s Assessment, the Board may prepare a supplemental Budget for the remainder of the year. A supplemental Budget that results in an increase in an Owner’s Assessments shall be ratified pursuant to the ordinary Budget ratification process. Upon any revision of the Budget by a supplemental Budget, the Board shall, if necessary, recalculate the General Assessment levied against the Owners and give notice of the same in the same manner as the initial levy of a General Assessment for the Assessment Period. (f) Assessment Period. The Assessment Period for General Assessments shall be a calendar year. The Assessment Period for any other Assessment shall be as determined by the Board. (g) Initial Assessment. At the time of the first transfer of title to a Lot to a purchaser, the first purchaser shall pay to the Association at the Close of Escrow, an Initial General Assessment which is in addition to the Initial Working Capital Assessment. The Initial General Assessment is the pro-rata amount of the current General Assessment that the Board has assessed against the Lot for the year in which the Lot is purchased, which amount shall be prorated on a 365-day per year basis. 5.3 Capital Improvement Assessments. (a) Capital Improvement Work. In addition to the General Assessments authorized by this Article, the Board may levy an Assessment at any time for the purpose of paying the cost of any installation, construction, reconstruction, repair or replacement of any capital improvements (“Capital Improvement Work”) in or on a Common Area, or for such other purposes as the Board may consider appropriate (“Capital Improvement Assessments”). Capital Improvement Assessments shall require a Majority Vote. The total cost of the Capital Improvement Work shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner’s Pro rata Share of the Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot. Capital Improvement Assessments shall be payable in one lump sum, or in installments, as determined by the Board (and as approved by a Majority Vote). The Association may charge interest on any Capital Improvement Assessment payable in installments, as determined by the Board (and as approved by a Majority Vote), and such interest shall become part of the installments due. Capital Improvement Assessments may be levied either before or after the Capital Improvement Work is done, in the discretion of the Board. During the Development Period, Declarant shall not pay Capital Improvement Assessments on any unoccupied Lots owned by Declarant. (b) Special Facilities. If the Association determines that costs incurred for Capital Improvement Work are in connection with facilities shared in common by one or more, but fewer than all, of the Lots, then the Capital Improvement Assessment for such Capital Improvement Work shall be assessed only against the Owners of the Lots served by such 13 facilities. In such event, the total cost of the Capital Improvement Work shall be divided by the number of Lots served by such facilities to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner’s Pro rata Share of such Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot, and shall otherwise be on terms as permitted by this Section 5.3. (c) Contribution to Working Capital Fund. In connection with the Close of Escrow for the closing of the sale of each Lot to an Owner other than Declarant, the initial Owner of such Lot shall make a nonrefundable working capital contribution payment to the Association for an initial working capital fund (‘Working Capital Fund”), which contribution shall be in an amount equal to two thousand dollars ($2,000) per Lot (the “Initial Working Capital Assessment”) or such other amount as the Board determines from time to time is appropriate. The Initial Working Capital Assessment shall not be considered as an advance payment of any Assessments. The Working Capital Fund may be used as determined by the Board. 5.4 Special Assessments. The Association may levy Special Assessments against one or more Lots as provided in this Declaration. Special Assessments shall be as determined by the Board in accordance with this Declaration. Special Assessments shall be payable in one lump sum, or in installments, as determined by the Board. The Association may charge interest on any Special Assessment, as determined by the Board, and such interest shall become part of the installments due. During the Development Period, Declarant shall not pay Special Assessments. 5.5 Accounts. Any Assessments collected by the Association shall be deposited in one or more Federally-insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts and shall maintain accurate records thereof. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. 5.6 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any Assessments, a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent Assessments identified by the number of the Lot and the name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or the Owners by a Majority Vote. The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available after the Turnover Date for examination by any Owner at convenient weekday hours upon reasonable written advance notice. 5.7 Waiver of Homestead or Exemption Rights Under Law. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any Assessment or installment thereof becomes due and payable pursuant to the terms hereof. 14 5.8 Certificate of Assessment. The Association shall, upon written request by Owner, and for a reasonable charge furnish a certificate signed by an officer of the Association setting forth whether the Assessments on a specified Lot have been paid and the amount of the Assessments for the then-current Assessment Period. The Association shall furnish said Certificate within ten (10) business days of receipt of the written request. A properly executed certificate of the Association as to the status of Assessments on a lot shall be binding upon the Association as of the date of its issuance. ARTICLE 6 NONPAYMENT OF ASSESSMENTS 6.1 Delinquency. Any Assessment provided for in this Declaration shall be delinquent, if it is not paid on the due date as established by the Board. With respect to each Assessment not paid within ten (10) days after its due date, the Board may, at its election, require the delinquent Owner to pay a late charge in the amount set forth in a previously approved schedule thereof which has been delivered to the Owners, together with interest on such delinquent sum at a rate to be determined by the Board, but not to exceed the maximum rate permitted by law, calculated from the date of delinquency to and including the date full payment is received by the Association. 6.1.1 Notice. If any Assessment is not paid within thirty (30) days after its due date, the Board shall mail a notice to the Owner and to any Mortgagee of such Owner. The notice shall specify (1) the fact that the Assessment is delinquent; (2) the amount of the Assessment and any late fees and interest accrued thereon; and (3) that (a) failure to cure the default on or before the date specified in the notice may result in acceleration of the balance of the Assessments for the then current fiscal year and (b) the Association has the right to record a lien (“Association Lien”) against the Owner’s Lot for the full amount of the Assessment and related charges. The Association shall have the right to accelerate all of the unpaid balance of all Assessments for the then current fiscal year, attributable to that Owner and his Lot or interest therein, after written notice as specified above. Such accelerated Assessments shall be immediately due and payable without further demand. The Association may record a lien against the Owner’s Lot and enforce the collection of the Assessments and all charges thereon in any manner authorized by law or by this Declaration. 6.2 Lien and Notice of Lien. Each Owner vests in the Association, or its assigns, the right and power to bring all actions at law or to foreclose an Association Lien against an Owner and such Owner’s Lot for the collection of delinquent Assessments. No action shall be brought to foreclose said delinquent Association Lien or to proceed under the power of sale herein provided sooner than thirty (30) days after the date a notice of claim of lien is recorded by the Association in the Office of the King County Auditor and a copy thereof is deposited in the United States mail, certified or registered, postage prepaid, to the Owner of said Lot at said Owner’s last known address. The notice of claim of lien must contain a sufficient legal description of said Lot, the record Owner or reputed Owner thereof, and the amount claimed, including, at the Association’s option, the cost of preparing and recording the notice of claim of lien, interest on said unpaid Assessments and costs of collections, including attorney’s fees. Each Owner, by acceptance of the deed for a Lot subject to this Declaration, acknowledges that all liens authorized hereunder are consensual. 15 6.3 Foreclosure and Sale. Any such foreclosure and sale provided for in this Section 6 shall be conducted in accordance with the laws of the State of Washington applicable to the exercise of powers of foreclosure and sale of mortgages. The Association, through its duly authorized agents, shall have the power to bid on the Lot at the foreclosure sale and to acquire and hold, lease, mortgage and convey the same. 6.4 Curing the Default. Upon the timely curing of any default for which a notice of claim of lien was recorded by the Association, the Board, or an authorized representative thereof, shall record an appropriate release of such notice upon payment by the defaulting Owner or its Mortgagee of a fee to be determined by the Board to cover the cost of preparing and recording such release, together with the payment of such other costs, interests and fees as shall have been incurred by the Association by reason of such default. Any purchaser or encumbrancer, who has acted in good faith and extended value, may rely upon such release as conclusive evidence of the full satisfaction of the sums stated in the notice of claim of lien. 6.5 Cumulative Remedies. The Association Lien and right of foreclosure and sale thereunder shall be in addition to, and not in substitution for, all other rights and remedies which the Association, and/or its assigns, may have hereunder, in equity and at law, including, but not limited to, a suit to recover a money judgment for unpaid Assessments, or the suspension of a Member’s right to vote until any Assessments unpaid for a period in excess of thirty (30) days are paid. Any institution of a suit to recover a money judgment shall not constitute an affirmation of the adequacy of money damages. 6.6 Subordination of Association Liens. All sums assessed in accordance with the provisions of this Declaration shall constitute a lien on the respective Lot prior and superior to all other liens, except (1) all taxes, bonds, assessments and other levies or liens which, by law, would be superior thereto, and (2) the lien or charge of any Mortgage of Record made in good faith and for value and recorded prior to the date on which the notice of claim of lien is recorded, subject to the provisions of this Declaration. Upon the foreclosure of, or acceptance of a deed in lieu of foreclosure of, such a prior Mortgage, the foreclosure purchaser or deed-in-lieu grantee shall take title free of the lien for unpaid Assessments for all said charges that accrue prior to the foreclosure of deed given in lieu of foreclosure, but subject to the lien hereof for all said charges that shall accrue subsequent to the foreclosure or deed given in lieu of foreclosure. 6.7 Exempt Property. The following property is exempt from the Assessments created herein and shall not be subject to liens for unpaid Assessments: (a) all properties dedicated to and accepted by local public authority; (b) all Common Areas; and (c) all properties the fee title to which is retained by Declarant, unless a Residence has been constructed on such Lot and such Residence is occupied. 6.8 Waiver of Lot Owners. Each Owner hereby vests in and delegates to the Board or its duly authorized representatives, the right and power to bring all actions at law, including lien foreclosures, whether judicially or by power of sale or otherwise, against any Owner for collection of the delinquent Assessments in accordance herewith. Each Owner hereby expressly waives any objection to the enforcement in accordance with this Declaration, of the obligation to pay Assessments as set forth herein. 16 ARTICLE 7 ARCHITECTURAL CONTROL COMMITTEE 7.1 Committee. An Architectural Control Committee (“Committee”) composed of not less than three (3) Committee members is hereby created with the rights and powers set forth in this Declaration; provided, however, that at Declarant’s sole discretion until the Turnover Date, the Committee may consist of fewer than three (3) members to be appointed by the Declarant. Committee members shall not be entitled to compensation for their services hereunder unless authorized by vote of two-thirds (2/3) of the Board. Declarant shall have the right and power at all times to appoint or remove the Committee members or to fill any vacancy on such Committee until the Turnover Date. After the Turnover Date, the Board shall have the power to appoint and remove the Committee members. 7.2 Residential Development. Notwithstanding any provision of this Declaration, the approval of the Committee shall not be required for action taken by the Declarant to develop the Property as a residential subdivision, including the initial construction of the Residences and other Improvements. 7.3 Guidelines. The Committee shall have the authority (but shall not be required) to adopt and amend written guidelines to be applied in its review of Plans (defined below) in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering the Property. If such guidelines are adopted, they shall be available to all Members upon request. 7.4 Appeals. After the Development Period, the Board shall serve as an appellate panel to review Committee decisions upon the request of any aggrieved Member. The Board shall develop a procedure by which decisions of the Committee may be appealed. The Board may choose to limit the scope of such appeals and provide time limitations therefore. ARTICLE 8 CONSTRUCTION OF IMPROVEMENTS 8.1 Plan Submission and Approval. No Improvements or significant exterior changes shall be erected, placed, altered, maintained or permitted to remain on any Lot by any Owner until final plans and specifications (“Plans”) shall have been submitted to and approved in writing by the Committee. Such Plans shall be submitted by the authorized agent, by the builder of such Improvements, or by the Lot Owner. The following information shall be a part of such Plans submitted to the Committee: (a) the location of the proposed structure upon the Lot, (b) the elevation of the structure with reference to the existing and finished Lot grades, (c) the general design, (d) the exterior finish materials and color, including roof materials, (e) the landscape and exterior lighting plan and (f) any other information required to determine whether the structure conforms with Community standards. Where applicable, the Plans shall contain no less detail than required by the appropriate governmental authority for the issuance of a building permit. Approval by the Committee of any Plans shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification, or matter submitted for approval. 17 8.2 Basis for Approval. Approval shall be based upon the conditions of approval for the Plat and the restrictions set forth in this Declaration. The Committee shall not arbitrarily or unreasonably withhold its approval of any Plans so long as they are in compliance with the Plat and the restrictions set forth in this Declaration. The Committee may retain and consult Persons to assist in the evaluation of Plans submitted to the Committee. The Committee shall have the right to disapprove any Plans submitted hereunder on any reasonable grounds including, but not limited to, any one or more of the following: (a) Restrictions. Failure to comply with any of the restrictions set forth in this Declaration. (b) Information. Failure to include information in such Plans as may have been reasonably requested by the Committee. (c) Code Compliance. Failure to comply with any state or local building codes or rules and regulations . (d) Guidelines. Failure to comply with any design guidelines adopted by the Board. (e) Incompatibility. Objection on the grounds of incompatibility of any proposed structure or use with existing structures or the surrounding natural environment. (f) Use. Objection to a non-residential use of the Lot. (g) Landscaping. Objection to the grading or landscaping plan for any Lot. (h) Design. Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness. (i) Parking. Objection to the number or size of parking spaces, or to the design of any parking area. (j) Other. Any other matter which, in the judgment of the Committee, would render the proposed Improvements or use inharmonious with the general plan for improvement of the Property or with Improvements located upon other Lots or other Property in the Community. 8.3 Result of Inaction. If the Committee fails to take action (approve, disapprove, comment, request changes, and/or conditionally approve) with respect to Plans submitted to it within sixty (60) days after the same have been submitted, it shall be conclusively presumed that the Committee has approved said Plans; provided, however, that if within the sixty (60) day period the Committee gives written notice of the fact that more time is required for the review of such Plans, there shall be no presumption that the Plans are approved until the expiration of such reasonable period of time as is set forth in the notice. 8.4 Variances. The Committee shall have the authority in its sole discretion to approve Plans which do not conform to the restrictions described herein to (a) overcome 18 practical difficulties, or (b) prevent undue hardship from being imposed on an Owner. This includes the right to allow an Owner to conduct an “in-home business”, if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. However, such variation shall only be approved in the event that the variation will not (a) detrimentally impact the Community or its attractive development, or (b) adversely affect the character of nearby Lots. Granting such a waiver shall not constitute a waiver of the restrictions described herein. 8.5 Approval. The Committee may approve Plans as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by the Committee of any Plans submitted, a copy of such Plans, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. The Declarant shall have the right to waive the requirement that Plans be reviewed for any Improvements to be constructed by the Declarant. 8.6 Proceeding with Work. Upon receipt of approval of the Plans from the Committee, the Owner to whom approval is given shall, as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing and alterations. In all cases, work shall commence within one (1) year from the date of approval, and if work is not so commenced, approval shall be deemed lapsed and revoked unless the Committee, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 8.7 Completion of Work. Any Improvement commenced pursuant hereto shall be completed within nine (9) months from the date on which the construction of said Improvement began (in accordance with Section 8.6 above), but such period shall be extended for the period that completion is rendered impossible or would impose an unreasonable hardship due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of the Owner and/or its builder. The Committee may, upon written request made and received prior to the expiration of the nine (9) month period, extend the period of time within which work must be completed. Failure to comply with this Section 8.7 shall constitute a breach of the Declaration and subject the party in breach to the enforcement procedures set forth herein. 8.8 Committee and Declarant Not Liable. Neither the Committee nor the Declarant (nor any officer, director, member, shareholder, partner, employee, agent or representative of the Declarant) shall be liable for any damage, loss or prejudice suffered or claimed by any person on account of: the approval, conditional approval, or disapproval of any Plans, whether or not in any way defective; the construction of any Improvements, or performance of any work, whether or not pursuant to approved Plans; or the development of any Lot within the Property. 8.9 Compliance with Codes/Environmental Laws. Ultimate responsibility for satisfying all state or local building codes or environmental laws shall rest with the Owner and his or her contractor. The Committee is not responsible for ensuring that Plans it reviews comply with state or local building codes. The Owner shall hold the Committee, its members, and the Declarant harmless from any claims based on (i) the failure of an Improvement 19 constructed based on approved Plans to meet any applicable governmental requirements, (ii) any structural failure of an Improvement constructed based on approved Plans, or (iii) the failure of the Owner or his contractor, by construction undertaken in accordance with approved Plans, to comply with any environmental laws, including, but not limited to, those relating to hazardous waste or underground storage tanks. 8.10 Construction Without Approval. If any Improvement shall be altered, erected, placed or maintained upon any Lot, or any new use commenced upon any Lot, or any exterior modifications made, other than in accordance with the approval of the Committee pursuant to the provisions of the Declaration, such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from the Committee any such improvement so altered, erected, placed, maintained or used upon any Lot in violation of this Declaration shall be removed or altered, and/or such use shall have ceased, so as to conform to this Declaration. Should such removal or alteration not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in this Declaration. ARTICLE 9 RESTRICTIONS ON OPERATIONS AND USES 9.1 Prohibited Uses. The Property is being developed as a residential development. No Lot shall be used except for residential purposes; provided, however, that upon written request by an Owner, the Committee may allow an Owner to conduct an “in-home business”, if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. Notwithstanding the foregoing, to the extent required under RCW 64.38.060, operation of an “adult family home” on a Lot shall not be prohibited. 9.2 Nuisances. No noxious or offensive thing, activity or use of any Lot or Common Area shall be permitted or maintained. If the Committee shall determine that a thing, activity or use of any Lot is undesirable or noxious such determination shall be conclusive. No firearms shall be discharged within the Property and no explosives of any kind shall be discharged or stored upon any of the Lots or permitted within the Property. No open fires shall be lighted or permitted on the Lots, except in a contained outdoor fireplace or barbeque pit while attended and in full compliance with local laws and ordinances. 9.3 Temporary Structures Prohibited. No structure of a temporary character, tent, shed, shack, basement of any incomplete building, barn or other outbuilding shall be either used or located on any Lot, or on any street, at any time or used as a residence either temporarily or permanently. Temporary buildings or structures allowed during construction shall be removed immediately after construction or upon request of the Committee, whichever occurs first. Notwithstanding the foregoing, Declarant may place construction and sales trailers on any Lot which Declarant owns. 9.4 Limitation on Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except dogs, cats, or other household pets; provided that they are not kept, bred or maintained for commercial purposes; provided further that no more than two (2) 20 dogs or three (3) cats shall be allowed per Lot. Dogs shall be restrained to the Owner’s Lot and shall not be allowed to run at large. Leashed animals are permitted within rights-of-way when accompanied by their Owners. Owners shall be responsible for cleaning up any and all of their animals’ waste on the Property, including on the respective Owner’s Lot. If an Owner fails to clean up their animals’ waste, the Association may, but shall not be obligated to, take such action as may be necessary to clean up the animals’ waste and shall have the right of entry for such purposes. Any costs incurred by the Association in connection with such action shall be deemed to be a Special Assessment of the Owner whose animal(s) created the waste. No animal shall be allowed to make an unreasonable amount of noise or become a nuisance as determined by the Board, at its sole discretion. After notice and an opportunity to be heard, the Board shall have the right to require the removal of any animal from the Lot which it finds in its sole discretion to violate this Section. 9.5 Limitation on Signs. No sign of any kind shall be displayed to the public view on any Lot without the prior written approval of the Board, except (a) customary name and address signs, (b) “For Sale” or “For Rent” signs of no more than six (6) square feet in size advertising the Lot for sale or rent, which signs must be removed promptly after sale or lease of the residence, (c) signs required by legal proceedings, (d) temporary signs for political advertising, garage sales, etc. (and then the sign shall be no larger than four (4) square feet and shall be in place no longer than sixty (60) days), (e) promotional sales signs of the Declarant and/or its agents, and (f) permanent monuments (entry signage) and Common Areas identification signs. 9.6 Construction Projects. No dirt, debris, or other materials shall be allowed to come off of any Lot onto any streets, Common Areas, other Lots, or other parts of the Property as a result of any construction or other activities. The Lot shall be kept clean and clear of debris during construction. No Residence may be constructed on any Lot by other than a contractor licensed as a general contractor under the statutes of the State of Washington without the prior approval of the Committee. Construction activities shall be pursued diligently and continuously from commencement of construction until such work is fully compete. 9.7 Condition of Property. Each Owner, at its own expense and at all times, shall keep such Owner’s Lot, including the Improvements and appurtenances thereon, in a safe, clean and wholesome condition and shall comply in all respects with applicable governmental, health, fire and safety ordinances, regulations, requirements and directives. No Owner shall permit any unsightly condition to exist on his/her Lot. Unsightly conditions shall include, without limitation, litter, trash, junk or other debris; unrepaired vehicles, boats, boat trailers or other trailers; inappropriate, broken, or damaged furniture or plants; non-decorative gear, equipment, cans, bottles, ladders, trash barrels and other such items; and air conditioning units or other projections placed on the exterior walls of any Building. The Owner shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever that may accumulate upon such Lot. 9.8 Refuse; Storage Areas. No refuse, garbage, rubbish, cuttings or debris of any kind shall be left or deposited upon any Lot unless placed in an attractive container. All outdoor refuse storage areas on each Lot shall be visually screened so as not to be visible from neighboring Lots, streets, or other Common Areas. 21 9.9 Utility Lines and Facilities and Satellite Dishes. No facilities, antennae, equipment, wires or other devices for the communication or transmission of signals, power, electrical current, or any other electronic transmission, including without limitation telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of a Lot, other than within buildings or enclosed structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other enclosed structures; provided, however, that satellite dishes not exceeding twenty-four inches (24”) in diameter may be allowed on buildings provided that: (a) the satellite dish is placed in the most discreet location practical as determined by the Committee; (b) the satellite dish is screened from view from adjacent Lots to the extent feasible; and (c) the satellite dish is not visible from the street in front of the Owner’s Lot to the extent possible. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on a Lot. If the provisions of this Section conflict with other applicable Federal, state or local law, ordinance or rule, the terms of such law, ordinance or rule shall prevail, but the conditions and limitations set forth in this Section shall be enforced to the maximum extent permitted by law. 9.10 Setbacks. No Residence or other building shall be located on any Lot nearer to the front lot line or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Property. 9.11 Roofs. Roofs on all structures and Residences must be finished with materials approved for use by the Committee. 9.12 No Manufactured Housing. Manufactured housing is expressly prohibited. 9.13 Fences. In order to preserve the aesthetics of the Property, no fence, wall or hedge shall be erected or place on any Lot unless prior written approval of the Committee has been obtained. Unless otherwise permitted by the Committee in its sole discretion, fences shall not be installed in front of residences and no wire fences shall be used. 9.14 Lighting. All area lighting shall be designed and positioned to ensure that the light source is not visible from any other house in the development. Decorative holiday lighting shall be removed no later than thirty (30) days after the date of the holiday. 9.15 Landscaping. Landscaping shall emphasize plantings and other features which complement and enhance the existing character of the Property. Owners shall maintain all landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, and replacement of any dead or diseased grass, ground cover, shrubs or trees. 9.16 Drainage. No Owner shall take any action which would interfere with surface water drainage across his Lot either through natural drainage or by drainage easements. The topographic conditions of any Lot shall not be altered in any way that would adversely affect or obstruct the approved and constructed storm drain system and surface flows without the written consent of the Committee. 22 9.17 Walkways and Driveways. There shall be no obstruction, including, but not limited to obstruction by sporting equipment, of any streets, walkways, or driveways which would interfere with the free circulation of foot, bicycle or automotive traffic, except such obstruction as may be reasonably required in connection with repairs of such streets, walkways and driveways. The Association may, but shall not be obligated to, take such action as may be necessary to abate or enjoin any interference with or obstruction of streets, walkways, and driveways, and shall have the right of entry for purposes of removing said interference or obstruction. Any costs incurred by the Association in connection with such abatement, injunction, or corrective work shall be deemed to be a Special Assessment of the Owner responsible for the interference or obstruction. 9.18 Parking. No inoperable vehicles of any kind shall be parked, stored, maintained or constructed on any of the Lots, Common Areas and/or streets located within the Property unless stored in a garage. Except as hereinafter expressly provided, the Lots, Common Areas and/or streets located within the Property shall not be used for the storage and/or overnight parking of any vehicle, and each Owner shall use the garage constructed on its Lots for the parking and storage of its vehicles. The Association may, but shall not be obligated to, take such action as may be necessary including towing of vehicles that are parked on streets, driveways or walkways for extended periods or in violation of rules and regulations adopted by the Association or set forth in this Declaration. 9.19 Mineral Exploration. No portion of the Property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydrocarbons, gravel, earth, or any earth substances or other minerals of any kind. No excavation or fill shall be made nor shall any dirt be removed from any Lot; provided, however, that this shall not prevent the excavation of the earth in connection with the grading or construction of improvements within a Lot. Water may be extracted to the extent permitted by all applicable governmental agencies. 9.20 Remedies for Failure to Maintain and Repair. 9.20.1 Remedies. If any Owner shall fail to perform the maintenance and repair required by this Declaration, then the Board after fifteen (15) days’ prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner and his Lot with a Special Assessment for the cost of such work together with interest thereon at a rate to be set by the Board from the date of the Association’s advancement of funds for such work to the date of reimbursement of the Association by Owner. If the delinquent Owner fails to reimburse the Association for such costs within ten (10) days after demand therefore, the Association may, at any time after such advance, record an Association Lien signed by an authorized agent of the Association for the amount of such charge together with interest thereon and enforce the Association Lien in accordance with the provisions of this Declaration. 9.20.2 Nonexclusive Remedy. The foregoing Association Lien and the rights to foreclose thereunder shall be in addition to all other rights and remedies which the Board may have hereunder or in equity or at law, including any suit to recover a money judgment for unpaid Assessments. If any Owner fails to perform such maintenance and repair and, notwithstanding such failure, the Board should fail to exercise its rights and remedies hereunder, then any other 23 Owner, after fifteen (15) days’ prior written notice to the Board and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to the Board, including the right to Record and enforce a lien in the same manner as the Association. 9.21 Occupants. Any Owner may delegate to any Occupant the right to enjoy the Owner’s Lot. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the use of such Lot, and shall be responsible for requiring its Occupants to comply with this Deceleration. ARTICLE 10 EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY 10.1 Easements. (a) Access. Declarant expressly reserves for the benefit of the Association and for the Owners of the Lots reciprocal, non-exclusive easements over all of the Common Areas for access to the Lots and other Common Areas. Subject to the provisions of this Declaration and the Plat governing use and enjoyment thereof, such easements may be used by Declarant, its successors, the Owners, and any guests, tenants, and invitees residing upon or temporarily visiting the Property, for walkways, vehicular access, parking, drainage and such other purposes reasonably necessary for use and enjoyment of any Lot in the Property. In addition to the foregoing, each Lot is subject to an easement for encroachments created by construction, settlement, and overhangs as designed or constructed by the Declarant. (b) Maintenance and Repair. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots necessary to maintain and repair the Common Areas and to perform all other tasks in accordance with the provisions of this Declaration. There are specifically reserved for the benefit of the Owners easements for the utility services and the repair, replacement and maintenance of the same over all of the Common Areas. Such easements shall be established and used so as not to unreasonably interfere with the use and enjoyment by the Owners of their Lots and the Common Areas. All such easements shall be appurtenant to and shall pass with the title to every Lot conveyed. (c) Utility and Drainage Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, digital information, water, sewer, gas and drainage, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. Each Owner hereby agrees not to place locks on structures enclosing utility meters or interfere with the access of utility representatives to said meters or easements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot, except for those improvements for which a 24 public authority, utility company or the Association is responsible within the easement areas. The Owner shall maintain the portion of any utility on the Owner’s Lot, or within a private easement for the Owner’s Lot that serves only the Owner’s Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair, replacement, and restoration of the portions of the easements that serve more than one Lot up to the point of connection to the public system. (d) Landscaping Maintenance Easement. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots to perform maintenance of landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, or replacement of any dead or diseased grass, ground cover, shrubs or trees. Notwithstanding the foregoing, each Owner shall be primarily responsible for maintaining the landscaping and yard areas on their respective Lot, as provided in this Declaration. (e) Protective Easement. Lots are subject to a natural green belt protective area, open space area and storm water facility area as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations. The Owner shall maintain critical areas and their buffers by removing non-native, invasive and noxious plants in a manner that will not harm critical areas or their buffers and in accordance with Renton Zoning Code requirements for trees and other vegetation within critical areas and critical area buffers. (f) Association’s Authority to Grant Easements. The Association, through approval by the Board, shall have the right to grant necessary easements and rights-of-way over the Common Areas to any Person. Further, the Property is subject to any and all easements shown on the face of the Plat. 10.2 Right of Entry. The Association, the Committee and Declarant shall have a limited right of entry in and upon the exterior of all located on any Lot for the purpose of inspecting the same, and taking whatever corrective action may be deemed necessary or proper, consistent with the provisions of this Declaration. However, nothing herein shall be construed to impose an obligation upon the Association, the Committee, or Declarant to maintain or repair any portion of any Lot or any Improvement thereon which is to be maintained or repaired by the Owner. Each Owner shall permit access to such Owner’s Lot or Improvements thereon by any Person authorized by this Association, the Committee or Declarant in the case of any emergency originating on or threatening such Lot or Improvements, whether or not such Owner is present. ARTICLE 11 ENVIRONMENTAL MITIGATION 11.1 Wetland and Buffer Mitigation Program. A qualified professional will perform conditional monitoring of the wetland mitigation for the Property for five (5) years after construction of the Property. A written report describing the monitoring results will be submitted according to the approved wetland mitigation plan. It is the duty of the Association to ensure all requirements under the approved wetland mitigation plan are satisfied. 25 ARTICLE 12 COMMON AREA 12.1 Association Control. The Association shall own fee title to the Common Areas. The Association’s appurtenant rights and duties with respect to the Common Areas shall include, without limitation, the following: (a) Repair and Maintenance. The duty of the Association to maintain and repair and make necessary improvements to the Common Areas, or contract for such services, to keep the Common Areas, including without limitation all Improvements thereon, in a good, sanitary, and attractive condition. Such maintenance, repairs, replacement, resurfacing, and improvements shall include, without limitation, maintenance and replacement of lighting, shrubs, trees, vegetation, irrigation systems (if any), signs, play structures, picnic facilities, playfields and appurtenances and other landscaping improvements located on the Common Areas, repair of and payment for all centrally metered utilities, mechanical and electrical equipment in the Common Areas, to include care and upkeep of any median within the public street rights-of way, repair and maintenance of storm water facilities and equipment (to the extent such maintenance is not performed by the municipality or any utility service provider), and repair and maintenance of all parking areas, walks, and other means of ingress and egress within the Common Areas. The Association must also maintain and take all necessary actions to comply with requirements under any open space, natural greenbelt protective or storm water facility areas or easements, as provided by the Plat and various laws. The Association must also maintain and take all necessary actions to comply with requirements under any wetland buffer and mitigation plan applicable to the Property. The Association must also maintain and take all necessary actions to comply with requirements under any easements, as provided by the Plat and various laws. All such maintenance, repairs, improvements and other actions for the benefit of the Common Areas shall be paid for as a Common Expense. The Association shall pay all real and personal property taxes and Assessments which shall constitute a lien upon any portion of the Common Areas. The Board shall use reasonable efforts to require compliance with all provisions of this Declaration. (b) Limits. The right of the Association to reasonably limit the number of guests, patrons and invitees of Owners using the Common Areas. (c) Rules. The right of the Association to establish uniform rules and regulations pertaining to the use of the Common Areas. (d) Borrowings. The right of the Association in accordance with the Articles, Bylaws and this Declaration, with a Majority Vote of the Owners, to borrow money for the purpose of maintaining and preserving the Common Areas, and in aid thereof to Mortgage any or all of its real or personal property as security for money borrowed or debts incurred, provided that the right of any such Mortgagee of the Association shall be subordinated to the rights of the Owners. (e) Suspension of Rights. The right of the Association to suspend the voting rights and right to use the Common Areas by an Owner for any period during which any Assessment against the Owner and his Lot remains unpaid and delinquent for a period not to 26 exceed thirty (30) days for any single infraction of the published rules and regulations of the Association, provided that any suspension of such voting rights or rights to use the Common Areas shall be made only by the Board, after notice and an opportunity for a hearing, if any, as provided in the Bylaws. 12.2 Permissive Use. Any Owner may permit an Occupant to use the Common Areas in the same manner as an Owner. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the Common Areas, and shall be responsible for requiring its Occupants to comply with this Deceleration. No Owner, guest, Occupant, invitee or licensee shall conduct or allow others to conduct any offensive or obnoxious activities within the Common Areas. 12.3 Trash and Other Debris. No trash, debris, waste, grass clippings, or hazardous waste shall be dumped, deposited, or placed in any Common Areas by any Owner or Occupant. 12.4 Fires. There shall be no fires permitted within the Common Areas except in designated barbeque pits or fire circles while attended and in full compliance with local laws and ordinances. 12.5 Easements for City and County Use. Declarant reserves and covenants for itself, the Association and all future Owners within the Property, easements for public services and utilities, including without limitation, the right of the City of Renton, King County, or other recognized governmental entity or utility purveyors to install, maintain and repair public streets, street lights, curbs, gutters and sidewalks, sanity sewer, storm water facilities and water systems, and the right of the police and other emergency and public safety personnel to enter upon any part of the Common Areas for the purpose of enforcing the law. 12.6 Taxes. Each Owner shall execute such instruments and take such action as may reasonably be specified by the Association to obtain a separate real estate tax assessment of each Lot. If any such taxes or assessments may, in the opinion of the Association, nevertheless be a lien on the Common Areas, or any part thereof, they shall be paid by the Association and each Owner shall be obligated to pay or to reimburse the Association for, as the case may be, the taxes and assessments assessed by the County Assessor or other taxing authority against the Common Areas and attributable to such Owner’s Lot and interest in the Common Areas. 12.7 Security. Neither the Association nor Declarant shall in any way be considered insurers or guarantors of security within the Property. Neither the Association nor Declarant shall be held liable for any loss or damage for failure to provide adequate security or ineffectiveness of security measures undertaken. All Owners, Occupants, invitees and guests acknowledge that the Declarant, Association, Board or Committee have made no representations or warranties, expressed or implied, about fire protection systems, burglar alarm systems or other security systems designated by or installed according to guideless established by the Declarant, Association, Board or Committee. 12.8 Owner Liability and Duty. Each Owner shall indemnify and hold harmless the Association and Declarant for any injury to any person or damage to the Common Areas or any equipment thereon which may be sustained by reason of the negligence of said Owner or of his 27 guests, employees, invitees or tenants. The damage and costs incurred by the Association and/or Declarant as a result thereof shall become a Special Assessment against such Owner and his Lot, and shall be subject to levy, enforcement and collection in accordance with the Association Lien procedure provided for in this Declaration. The Association reserves the right to charge a Special Assessment to such Owner equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. Notwithstanding the foregoing, the Association and Declarant shall hold each Owner harmless from liability for loss or injuries that are covered by insurance then maintained by the Association, except for an amount equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. ARTICLE 13 DESTRUCTION AND RESTORATION 13.1 Restoration of Common Areas. Except as otherwise provided in this Declaration, in the event of any destruction of any portion of the Common Areas or any other Improvements insured by the Association, the Association shall restore and repair the same to its former condition, as promptly as practical. The proceeds of any insurance shall be used for such purpose. The Board is authorized to have the necessary documents prepared and executed, and to take such other action so as to effect such reconstruction as promptly as practical. The Common Areas and all other Improvements shall be constructed or rebuilt substantially in accordance with the original construction plans available, with such changes as are recommended by the Committee. In the event that the amount available from the proceeds of such insurance policies for such restoration and repair shall be less than the estimated cost of restoration and repair, an Assessment may be levied by the Board upon the Owners and their Lots in order to provide the necessary funds for such reconstruction over and above the amount of any insurance proceeds available for such purpose (“Reconstruction Assessment”). Reconstruction Assessments shall be borne by the Owners in the same proportions as their Pro rata Share of General Assessments. If, prior to the end of the Development Period, the Common Areas or Improvements thereon are destroyed and the insurance proceeds are less than the estimated cost of repair or reconstruction, the Declarant may elect not to restore or rebuild some or all of the Improvements or Common Areas or may elect to restore or rebuild only those for which the Declarant has received insurance proceeds sufficient to pay all costs associated therewith. Reconstruction Assessments shall be approved and levied in the same manner as Capital Improvement Assessments as set forth in Section 5.3. 13.2 Restoration Obligations of Owners. In the event of the damage or destruction of any portion of a Lot or the Improvements thereon, it shall be the duty of the Owner of such Lot, as soon as may be practical, to repair or replace the damage or destruction or such portion thereof as will render such damage or destruction indiscernible from the exterior of the Lot. Any reconstruction, replacement or repair required by this section shall be in accordance with the original plans and specifications of the Lot or plans and specifications approved by both the Committee and the holders of Mortgage(s) of Record which encumber(s) the Lot. 13.3 Condemnation. In the event that all or any portion of the Common Areas shall be taken or condemned by any authority exercising the power of eminent domain, the 28 condemnation award shall be used to restore the remaining Common Areas, and any balance shall be turned over to the Association. The Board shall have the exclusive right to prosecute any such proceedings; provided, however, that nothing contained herein to the contrary shall prevent an Owner from joining in the proceeding for purposes of claiming that the condemnation action has materially affected said Owner’s Lot. The entire award shall be paid to the Association in trust for the benefit of the Owners. The Board shall distribute the portion of the award not used to restore the Common Areas to the Owners in proportion to their Pro rata Share of General Assessments; provided, however, that if a Lot is encumbered by a Mortgage or Mortgages which has or have a provision relating to condemnation, then in-lieu-of distributing the award to the Owner of said Lot, the Board shall distribute the award directly to the Mortgagee of the Mortgage with the highest priority and seniority for distribution or payment in accordance with the terms and conditions of said Mortgagee’s Mortgage. ARTICLE 14 PROTECTION OF MORTGAGEES 14.1 Priority of Mortgages. Notwithstanding all other provisions hereof the liens created under this Declaration upon any Lot for Assessments shall be subject to tax liens on the Lot in favor of any assessing unit and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by first lien Mortgages which were made in good faith and for value upon the Lot. Where the Mortgagee of a Lot, or other purchaser of a Lot, obtains possession of a Lot as a result of Mortgage foreclosure or deed in lieu thereof, such possessor and has successors and assigns, shall not be liable for the share of any Assessment by the Association chargeable to such Lot which becomes due prior to such possession, but will be liable for any assessment accruing after such possession. Such unpaid share of Assessments shall be deemed to be common expenses collectible from all of the Owners including such possessor, his successor and assigns. For the purpose of this section, the terms “Mortgage” and “Mortgagee” shall not mean a real estate contract or the vendor, or the designee of a vendor thereunder, or a mortgage or deed of trust (or Mortgagee or beneficiary thereunder) securing a deferred purchase price balance owed with respect to a sale by an individual Owner other than Declarant. 14.2 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied Mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such Mortgage. Any provision of this Section conferring rights upon Mortgagees, which is inconsistent with any other provision of this Declaration, shall control over such other inconsistent provisions. 14.3 Right of Lien Holder. A breach of any of the provisions, conditions, restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fide Mortgage made in good faith and for value on any Lots, provided, however, that any subsequent Owner of the Lot shall be bound by these provisions whether such Owner’s title was acquired by foreclosure or trustee’s sale or otherwise. 14.4 Copies of Notices. If the first Mortgagee of any Lot has so requested the Association in writing, the Association shall give written notice to such first Mortgagee that an 29 Owner/Mortgagor of a Lot has for more than sixty (60) days failed to meet any obligation under this Deceleration. Any first Mortgagee shall, upon written request, also be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 14.5 Furnishing of Documents. The Association shall make available to prospective purchasers, Mortgagees, insurers, and guarantors, at their written request, current copies of the Declaration, Bylaws, Articles and other rules governing the Project, and the most recent balance sheet and income/expense statement for the Association, if any has been prepared. ARTICLE 15 DURATION AND AMENDMENT 15.1 Duration. This Declaration shall continue in full force and run with and bind the Property for a term of twenty (20) years from the date of this Declaration, after which time this Declaration shall be automatically extended for successive periods of ten (10) years, unless a declaration of termination or declaration of renewal is recorded meeting the requirements of an amendment to this Declaration as set forth in Section 14.2 below. 15.2 Amendment. Notice of the subject matter of a proposed amendment to this Declaration in reasonably detailed form shall be included in the notice of any meeting of the Association at which a proposed amendment is to be considered. The amendment shall be adopted if approved by the vote, in person or by proxy, or written consent, of a Majority Vote; provided, however, that until the Turnover Date no termination or other amendment shall be effective without the written approval of Declarant. It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration unless otherwise specifically provided in the section being amended or the amendment itself. A copy of each amendment which has been properly adopted shall be certified by at least two (2) officers of the Association and the amendment shall be effective when the certificate of amendment is recorded. Notwithstanding the foregoing, any of the following amendments, to be effective, must be approved in writing by the record holders of one-hundred percent (100%) of the aggregate value of Mortgages encumbering the Property at the time of such amendment (provided that any Mortgage holder that falls to submit written notice of approval or disapproval of any such amendment within sixty (60) days of notice from the Association regarding such amendment shall be deemed to have consented to such amendment): (a) Lien Rights. Any amendment which affects or purports to affect the validity or priority of encumbrances or the rights or protections granted to Mortgagees as provided in ARTICLE 13. (b) Assessments. Any amendment which would necessitate a Mortgagee after it has acquired a Lot through foreclosure to pay more than its Pro rata Share of any Assessments accruing after such foreclosure. 30 (c) Cancellation. Any amendment which would or could result in a Mortgage being cancelled by forfeiture. (d) Mortgagees. Any amendment which would have a material, adverse effect on any Mortgagee. 15.3 Amendments and Modifications by Declarant. During the Development Period, Declarant shall have as a Development Right, the right to modify or amend this Declaration or any design guidelines adopted by the Committee. In addition, Declarant may at any time, until the Turnover Date, record such amendments to the Declaration and Plat as are necessary. Within thirty (30) days after any such modification or amendment by Declarant, Declarant shall deliver a written notice of such modification or amendment to each Owner, which notice shall include a copy of the executed, acknowledged and recorded modification or amendment. ARTICLE 16 LIMITATION OF LIABILITY 10.1 No Personal Liability. So long as a Board member, Association committee member, Association officer, or Declarant exercising the powers of the Board, has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such person, no such person shall be personally liable to any Owner, or other party, including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error, negligence (except gross negligence), any discretionary decision, or failure to make a discretionary decision, by such person in such person’s official capacity. Provided, that this section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance or bonds obtained by the Board. 10.2 Indemnification of Board Members. Each Board member or Committee member, or Association officer, or Declarant exercising the powers of the Board, and their respective heirs and successors, shall be indemnified by the Association against all expenses and liabilities, including attorneys’ fees, reasonably incurred by or imposed in connection with any proceeding to which he may be a party, or in which he may become involved, by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such cases wherein such person is adjudged guilty of intentional misconduct, or gross negligence or a knowing violation of law in the performance of his duties, and except in such cases where such person has participated in a transaction from which said person will personally receive a benefit in money, property, or services to which said person is not legally entitled, Provided, that, in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interest of the Association. Nothing contained in this Section shall, however, be deemed to obligate the Association to indemnify any Member or Owner of a Lot who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him under and by virtue of the Declaration as a Member or Owner of a Lot covered thereby. ARTICLE 17 INSURANCE; LOSSES. 31 17.1 Insurance. The Board shall have authority in the exercise of its discretion to obtain and maintain at all times as a common expense a policy or policies and bonds of liability insurance and property insurance covering the ownership, use and operation of all the Common Areas (and Common Area improvements), including common personal property and supplies belonging to the Association, fidelity coverage for Association Board members (including Declarant), officers, employees or agent, and such other insurance as the Board may deem advisable or as may be required by the Federal National Mortgage Association, Federal Home Loan Mortgage Association, Veterans Administration or similar agencies or lending institutions. All policies shall include an endorsement providing coverage for directors and officers of the Association. Each Owner at the Owner’s expense shall be obligated to maintain adequate casually and liability insurance with respect to the Lot and any improvements thereto or personal property located therein. ARTICLE 18 GENERAL PROVISIONS 18.1 Legal Proceedings. Failure to comply with any of the terms of this Declaration, the Articles, the Bylaws, or any regulations by an Owner or Occupant, his guests, employees, invitees or tenants, shall be grounds for relief which may include, without limitation, an action to recover sums due for damages, injunctive relief, foreclosure of lien, lien, or any combination thereof, which relief may be sought by Declarant, the Association, the Board, or, if appropriate, by an aggrieved Owner. Failure to enforce any provision thereof shall not constitute a waiver of the right to enforce said provision, or any other provision thereof. The Association, the Board, any Owner (so long as such Owner is not at that time in default hereunder), or Declarant shall be entitled to bring an action for damages against any defaulting Owner, and in addition may enjoin any violation of this Declaration by any Owner. Any judgment rendered in any action or proceeding pursuant thereto shall include a sum for attorneys’ fees, including attorneys’ fees incurred on appeal, in such amount as the Court may deem reasonable in favor of the prevailing party, as well as the amount of any delinquent payment, together with interest thereon at the rate established by the Board therefore from time to time, costs of collection and court costs. Each remedy provided for in this Declaration shall be cumulative and not exclusive or exhaustive. 18.2 Arbitration. Except with respect to the foreclosure of liens pursuant to this Declaration, any dispute or claim by a party hereto arising under or in connection with this Declaration shall be settled by arbitration in King County, Washington, as set forth in this Section. Each party will have full access to the courts to compel compliance with these arbitration provisions, or to enforce an arbitration award. In addition, either party may seek injunctive relief, whether or not arbitration is available or under way. The parties to this Declaration acknowledge and agree that the provisions of this Declaration may be specifically enforced. The arbitration will take place pursuant to the arbitration rules and procedures set forth in RCW 7.04, with a single arbitrator. In any arbitration, the prevailing party shall be entitled to reimbursement of its costs, witness fees, and attorneys’ fees. The fees charged by the arbitrator and the costs of the proceeding shall be paid by the non-prevailing party. 18.3 Conveyances; Notice Required. The right of an Owner to sell, transfer, or otherwise convey his Lot shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. An 32 Owner intending to sell a Lot shall deliver a written notice to the Association, at least ten (10) business days before closing, specifying the Lot being sold, the name and address of the purchaser, of the closing agent, and of the title insurance company insuring the purchaser s interest, and the estimated closing date. The Association shall have the right to notify the purchaser, the title insurance company and the closing agent of the amount of unpaid assessments and charges outstanding against the Lot, whether or not such information is requested. 18.4 Severability. The provisions hereof shall be deemed independent or severable, and a determination of invalidity or partial invalidity or enforceability of any one provision or portion hereof by a court of competent jurisdiction shall not affect the validity or enforceability of any other provision hereof. 18.5 Interpretation. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the creation and operation of the Community and for the maintenance of the Common Areas, and any violation of this Declaration shall be deemed to be a nuisance. The article and section headings, titles and captions have been inserted for convenience only, and shall not be considered or referred to in resolving questions of interpretation or construction. Unless the context otherwise requires, as used herein, the singular and the plural shall each include the other and the masculine, feminine or neuter shall each include the masculine, feminine and neuter. All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural as the identity of the Person or Persons may require. 18.6 Association Waiver. Notwithstanding anything herein to the contrary, to the extent that any Owner waives any claims against Declarant, or releases the Declarant from any claim with respect to a Lot, the Common Areas, the Improvements, and/or the Community, then the Association shall be deemed to have likewise released Declarant (and its officers, directors, shareholders, members, partners, employees, agents and representatives) from any claim with respect to such Lot, the Common Areas, the Improvements, and/or the Community on a pro rata basis applicable to each such Lot. 18.7 No Public Right or Dedication. Nothing contained in this Declaration shall be deemed to be a gift or dedication of all or any part of the Property to the public, or for any public use. 18.8 No Third Party Rights. This Declaration is made for the exclusive benefit of the Association, the Board, the Owners, the Members, the Declarant and their successors. This Declaration is expressly not intended for the benefit of any other Person besides the Association, the Board, the Owners, the Members, the Declarant and their successors. No third party shall have any rights under this Declaration against any of the Association, the Board, the Owners, the Members, the Declarant and their successors. 18.3 Successor and Assigns. This Declaration shall be binding upon and shall mute to the benefit of the heirs, personal representatives, successors and assigns of Declarant, and the liens, personal representatives, grantees, lessees, sublessees and assignees of the Owners. 33 18.4 Joint and Several Liability. In the case of joint ownership of a Lot, the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners, set forth in or imposed by this Declaration, shall be joint and several. 18.9 Notices. Personal delivery of notice to one or more Co-Owners of a Lot or to any general partner of a partnership owning a Lot shall be deemed delivery to all Co-Owners or to the partnership, as the case may be. Personal delivery of such notice to any officer or agent for the service of process on a corporation shall be deemed delivery to the corporation. In lieu of the foregoing, notice may be delivered by regular United States mail, postage prepaid, addressed to the Owner at the most recent address furnished by such Owner to the Association or, if no such address shall have been furnished, to the street address of such Lot. Such notice shall be deemed delivered forty-eight (48) hours after the time of such mailing, except for notice of a meeting of Members or of the Board in which case the notice provisions of the Bylaws shall control. Any notice to be given to the Association may be delivered personally to any member of the Board, or sent by United States mail, postage prepaid, addressed to the Association at such address as shall be fixed from time to time and circulated to all Owners. [Signature Page Follows] 34 IN WITNESS WHEREOF, Declarant has executed this Declaration the day and year first hereinabove written. DECLARANT: ___________________________ By: ________________________________ Name: ________________________ Title:__________________________ STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________________________________ is the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the ________________ of _____________________, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: this __ day of ____________, 2016. (Seal or stamp) _____________________________________________ Notary Signature _____________________________________________ Print/Type Name Notary Public in and for the State of Washington, residing at ____________________________________ My appointment expires _________________________ 35 EXHIBIT A LEGAL DESCRIPTION OF CANYON TERRACE 1st Submittal_09.26.2016/08-Mailbox Location Approval.pdf 1st Submittal_09.26.2016/09-SEPA Checklist.pdfMicrosoft Word - Canyon Terrace SEPA Checklist.doc 1 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 ENV ENVIRONMENTAL CHECKLIST Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use “not applicable” or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: [help] For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - 2 C:\Users\George\Documents\Pl anToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Environmental Elements –that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND [help] 1. Name of proposed project, if applicable: [help] Canyon Terrace Combined Subdivision 2. Name of applicant: [help] Summit Homes of Washington, LLC 3. Address and phone number of applicant and contact person: [help] Applicant: Contact Person: Bryan White George Steirer Summit Homes of Washington, LLC Plan to Permit, LLC 16000 Christensen Road, Suite 303 7233 Douglas Ave SE Tukwila, WA 98188 Snoqualmie, WA 98065 (253) 854-0415 (206) 909-2893 4. Date checklist prepared: [help] September 23, 2016 5. Agency requesting checklist: [help] City of Renton 6. Proposed timing or schedule (including phasing, if applicable): [help] The preliminary plat is approved. All major construction has occurred per previously approved plans. Recording of the final plat would occur as soon as possible. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. [help] Per the previously approved plats, construction of single family residential homes would occur on the single family residential lots. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. [help] 3 C:\Users\George\Documents\PlanToPermit\Projects\ Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Wetland Delineation Report prepared by the Watershed Compnay, Inc., dated December 6, 2004 Level 1 Drainage Analysis prepared by Barghausen Consulting Engineers, Inc., dated December 2, 2004 Approved engineering plans Previous SEPA threshold determinations on the projects 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. [help] No other applications pending governmental approvals of other proposals directly affect the property covered by the proposal. 10. List any government approvals or permits that will be needed for your proposal, if known. [help] Final plat approval. Previous approvals include the preliminary plat approvals, site development permits, NPDES permit, and Soos Creek Utility District Development Extension Agreement. SEPA review was previously completed on the prosed work. The work completed is consistent with the reviews. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) [help] The project proposal involves the subdivision of approximately 15.19 acres of land into 72 single-family residential lots, a public street system, and a stormwater facility. The project combines three previously approved preliminary plats that total 77 lots. Therefore, the final proposal has a net reduction in the number of lots approved. The completion and submittal of this SEPA checklist is per the direction of the City of Renton for final plat review. The plat improvements have been completed per the approved plans, and as previously discussed in the SEPA applications for the project. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. [help] 4 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 The property is located southeast of the eastern terminus of S.E. 188th Street, north of S.E. 192nd Street. It is located within the southwest corner of Section 33, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington (King County Parcel Nos: 619900-0240, 61990-00241, 619900-0260, 332305-9010 and 619900-0101). B. ENVIRONMENTAL ELEMENTS [help] 1. EARTH a. General description of the site [help] (check or circle one): Flat, rolling, hilly, steep slopes, mountainous, other _____________ b. What is the steepest slope on the site (approximate percent slope)? [help] The property slopes at a consistent grade to the east with an overall approximate grade of 25-percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. [help] According to the 1973 King County Soils Survey, the site contains Alderwood gravelly, sandy loam, 0 to 6-percent slopes (AgB), and Alderwood gravelly, sandy loam, 15 to 30-percent slopes (AgD). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. [help] The applicant is not aware of unstable soils on-site or in the surrounding area. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. [help] The completed grading is per the approved grading plan. As originally proposed for the projects, no soil was removed or imported to the site. A reduction in the total grading for the site occurred during construction due to a reduction in lots and more efficient grading design for the combined site. 5 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. [help] At least one of the two previous SEPA checklists stated that erosion could occur due to land clearing activities during construction. Best Management Practices were implemented during the plat improvements. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? [help] During previous SEPA review on the project, a checklist stated “After full build-out, including new homes, it is expected that approximately 70 percent of the site will be covered with impervious surfaces in accordance with KCC 21.12.030.” The anticipated 70 percent coverage of the site is still anticipated. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: [help] All proposed measures, including BMP’s, were utilized during the construction of the plat improvements, as proposed in the previous checklists. 2. AIR [help] a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. [help] As originally stated in a SEPA checklist for the site, the use of diesel-powered construction equipment results in some transitory air emissions during the construction stage extending for a period of approximately 90 days. Following the completion of the project, air emissions will be due to vehicular traffic and future resident use of vehicles. Some wood smoke can be anticipated from the use of wood-burning fireplaces and during land clearing operations on a limited basis. All the above-stated potential emissions are typical for the construction and use of residential lots. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. [help] As discussed in the previous SEPA checklists, off-site sources of emissions include singlefamily residential use, the nearby Meeker Middle School to the southeast, and existing public streets in the area. These sources have not had a negative affect or be affected by 6 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 the proposed project. c. Proposed measures to reduce or control emissions or other impacts to air, if any: [help] All applicable EPA and DOE standards governing air quality relative to construction have been followed during the project development, as discussed in the original SEPA checklist. 3. WATER [help] a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. [help] A portion of a Class I Wetland and its 100-foot buffer occupy some of the eastern portion of the property. Soos Creek is also within 200 feet of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. [help] Work within 200 feet of the described waters occurred per approved plans, and as previously discussed in the SEPA checklist. The work within 200 feet included development of lots and a portion of the drainage facility within 200 feet of the Class I wetland and Soos Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. [help] No filling or dredging occurred in surface water, was proposed to occur in surface waters, or is proposed to occur in surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. [help] With the project, most of the project-generated stormwater will be collected and conveyed to the property's eastern corner of where it will be treated and infiltrated at a controlled rate. The surface water management is per the code requirements, per the approved plans, as originally anticipated for the project. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. [help] 7 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 According to the FEMA FIRM map, the site is located outside of the 100-year flood plain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. [help] Waste materials was not previously proposed, nor is proposed, to be discharged into surface waters on or off site. The stormwater drainage facility will release treated water at a controlled rate via a level spreader or equivalent mechanism, that will flow to the east into the Class I wetland, as previously discussed in SEPA, per code, and per approved plans. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. [help] The project storm system includes and infiltration facility, per code, approved plans, and as originally anticipated. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals. . . ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. [help] As originally proposed, a public sewer will service the proposed lots on the subject property. No waste material, has been, nor anticipated to be discharged into the ground. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. [help] 8 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 As depicted on the Preliminary Road and Drainage Plan and the approved plans, stormwater runoff will be collected in catch basins and conveyed in underground pipes to a single combined detention/water quality pond in the southeast portion of the site, directly west of the wetland buffer. The detention facility will discharge at a rate similar to the existing runoff rate. The stormwater facility outlet will be trained via a level spreader or equivalent mechanism to the east into the Class I Wetland buffer. 2) Could waste materials enter ground or surface waters? If so, generally describe. [help] As stated at least one of the original SEPA reviews, stormwater runoff from paved surfaces, which may include residue from petroleum-based products, will be treated in the combined detention/water quality wet pond that is proposed for this project. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. [help] The project meets the code requirements for mimicking stormwater discharge rates, and thus, should not alter or otherwise affect drainage patterns in the vicinity of the site. Discharge points and rates are as anticipated and proposed with the preliminary approval. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: [help] As originally proposed, a stormwater detention pond will store surface water runoff during storm events and will provide release rates similar to existing conditions. The stormwater system meets or exceeds code requirements, and are per the approved plans. 4. PLANTS [help] a. Check the types of vegetation found on the site: [help] __X__deciduous tree: alder, maple, aspen, other __X__evergreen tree: fir, cedar, pine, other __X__shrubs ____grass ____pasture ____crop or grain ____orchards, vineyards or other permanent crops. 9 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 __X__wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other ____water plants: water lily, eelgrass, milfoil, other ____other types of vegetation b. What kind and amount of vegetation will be removed or altered? [help] An original SEPA checklist stated “Nearly all of the existing vegetation located outside of the wetland/buffer will be cleared for home sites, road, park and stormwater facilities.” The development of the plat is consistent with the statement, and per the approved plans. c. List threatened and endangered species known to be on or near the site. [help] There are no known threatened or endangered plant species on or near the subject property. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: [help] An original SEPA checklist stated “none”. Native plants and landscaping will be preserved in Native Growth Protection Area (Tract L) and the Open Space Tract. e. List all noxious weeds and invasive species known to be on or near the site. [help] None 5. ANIMALS [help] a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. [help] Examples include: Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened and endangered species known to be on or near the site. [help] 10 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 There are no known threatened or endangered animal species on or near the subject property. c. Is the site part of a migration route? If so, explain. [help] The site may be part of the Pacific flyway. d. Proposed measures to preserve or enhance wildlife, if any: [help] As stated in an original SEPA checklist, the project provides the full width (100feet) required buffers from all sensitive areas on site. e. List any invasive animal species known to be on or near the site. [help] There is no know documentation of invasive animal species known to be on or near the site. 6. ENERGY AND NATURAL RESOURCES [help] a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. [help] Electricity will be required to provide street lighting, interior lighting, and heating within future homes. If natural gas is available, it will be extended to the property to be available for heating and appliances in future homes. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. [help] No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: [help] As stated in an original SEPA checklist, future homes will be designed to comply with Washington Energy Code for insulation, glazing, etc. 7. ENVIRONMENTAL HEALTH [help] 11 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. [help] The applicant is not aware of any environmental health hazards associated with the site or as a result of the proposed project. 1) Describe any known or possible contamination at the site from present or past uses. [help] As stated in an original SEPA checklist, only typical emergency services for single-family residential subdivisions will be required. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. [help] This item does not apply. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. [help] No toxic or hazardous chemicals were stored, or produced during the project’s development or construction, or at any time during the operating life of the project. Gasoline was the only hazardous substance used during the project. 4) Describe special emergency services that might be required. [help] Only typical emergency services for single-family residential subdivisions construction MIGHT be required. 5) Proposed measures to reduce or control environmental health hazards, if any: [help] None b. Noise [help] 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? [help] 12 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Noise levels in the area are generally low and relate primarily to single-family residential uses and automobile traffic from the adjacent roadways and nearby school. These are not expected to affect the project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. [help] As stated in an original SEPA checklist, noise levels increase during the day due to operation of construction equipment for the installation of utilities and construction of roads. These noise impacts will be transitory and will be limited to daylight hours. On a long-term basis, the noise levels in the area may slightly increase due to the addition of 72 homes. 3) Proposed measures to reduce or control noise impacts, if any: [help] The project has complied, and will continue to comply, with the limited construction hours. 8. LAND AND SHORELINE USE [help] a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. [help] The current use of the site is a plat with roads and single family lots that have been built per the approved plans and as previously described in SEPA checklists. Adjacent uses is Boulevard Lane Park, roads, and single family residential lots. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? [help] The developer is not aware of prior agricultural use of the site. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: [help] No. 13 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 c. Describe any structures on the site. [help] The only structures currently on site are the approved model homes that are under construction (which are consistent with the original proposal). d. Will any structures be demolished? If so, what? [help] No e. What is the current zoning classification of the site? [help] R-4 f. What is the current comprehensive plan designation of the site? [help] Residential Medium Density g. If applicable, what is the current shoreline master program designation of the site? [help] Not applicable h. Has any part of the site been classified as a critical area by the city or county? If so, specify. [help] As previously discussed in a SEPA checklist, The western edge of Soos Creek and a Class I wetland encroaches onto the eastern edge of the property. i. Approximately how many people would reside or work in the completed project? [help] We anticipate that approximately 140-180 people will reside in the completed project after all 72 homes are constructed. This number is below the original number anticipated for the entire project due to the reduction in the number of lots and subsequent single family homes for the site. j. Approximately how many people would the completed project displace? [help] None 14 C:\Users\George\Documents\PlanToPermit \Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 k. Proposed measures to avoid or reduce displacement impacts, if any: [help] None l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: [help] The project has been reviewed, and approved, for compliance with existing and projected land uses and plans through the extensive permitting process. m. Proposed measures to reduce or control impacts to agricultural and forest lands of longterm commercial significance, if any: [help] None, as there are no anticipated impacts. 9. HOUSING [help] a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. [help] There will be 72 residential lots created for 72 single-family residential homes. As stated in an original SEPA checklist, the homes will probably be within the middle-income level. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. [help] No units will be, or have been, eliminated c. Proposed measures to reduce or control housing impacts, if any: [help] None 10. AESTHETICS [help] a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? [help] As stated in a previous SEPA checklist, the tallest structure will be a residential house with height as allowed by the zoning (35 feet). Most houses will typically be two stories, measured from the average ground elevation. 15 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 b. What views in the immediate vicinity would be altered or obstructed? [help] There are no views in the vicinity of the property to be impacted by the development. c. Proposed measures to reduce or control aesthetic impacts, if any: [help] Per an original SEPA checklist statement, “typical residential landscaping” will be provided. 11. LIGHT AND GLARE [help] a. What type of light or glare will the proposal produce? What time of day would it mainly occur? [help] The project will produce limited light and glare, primarily from local streetlights and vehicular headlights. These lights will mostly be noticeable in the early evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? [help] Not to our knowledge. c. What existing off-site sources of light or glare may affect your proposal? [help] None to our knowledge. d. Proposed measures to reduce or control light and glare impacts, if any: [help] Light and glare impacts will be minimal, although the use of landscaping could potentially further reduce these impacts. 12. RECREATION [help] a. What designated and informal recreational opportunities are in the immediate vicinity? [help] • Boulevard Lane Park is located directly to the east. There is an existing informal trail in the BPA easement that connects to Boulevard Lane Park. • Meeker Middle School is located approximately 1/8-mile to the southeast. • Kent Ridge High School is located approximately 1 mile to the south. 16 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 b. Would the proposed project displace any existing recreational uses? If so, describe. [help] No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: [help] Two trail connections will be provided to the Soos Creek Trail. 13. HISTORIC AND CULTURAL PRESERVATION [help] a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe. [help] The applicant is not aware of any registered preservation status on or near the site. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. [help] The applicant is not aware of any historically significant landmarks on or near the site. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. [help] None are proposed. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. [help] None are proposed. 14. TRANSPORTATION [help] 17 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. [help] To the southeast, the site is the existing unopened right-of-way of 124th Avenue S.E. Improvement of 124th Avenue S.E. will be completed as part of the project. To the west, the site is served by an existing 40-foot wide access easement across private property extending from the eastern terminus of S.E. 188th Street. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? [help] There are no transit routes located within one mile of the project site. The closest route is METRO 160/163, at S.E. 208th Street and 124th Avenue S.E. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? [help] Each lot will provide a minimum of two off-street parking stalls. No parking spaces will be eliminated as part of this proposal. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). [help] The proposal includes the construction of a public, half-street extension of S.E. 188th Street entering the site from the west at the northwest corner of the property. Completing improvements to 124th Ave SE is included as part of the development. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. [help] No f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? [help] The original site was approved for a total of 77 single family lots. The project is now for only 72 single family lots. Therefore, the project has a reduced number of vehicular trips per day, when compared to the original project site and review under SEPA. According to the Institute of Transportation Engineers Trip Generation Manual (9th Edition) a Single 18 C:\Users\George\Documents\PlanToPermit\Projects \Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Family Detached house creates one PM peak hour trip. Therefore, the project would create 72 PM peak trips, rather than 77 PM peak trips as originally approved. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. [help] No h. Proposed measures to reduce or control transportation impacts, if any: [help] Construction of on-site roads is in accordance with the road standards for right-of-way width and improvement cross-sections, as previously proposed, and as approved. In addition, the project will pay proportional traffic mitigation fees. 15. PUBLIC SERVICES [help] a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. [help] As previously stated in a SEPA checklist, as typical for single-family lots, the proposed project will result in an incremental increased need for fire, school, police, and other public services. b. Proposed measures to reduce or control direct impacts on public services, if any. [help] Long-term impacts and the need for public services will be mitigated through the collection of tax revenues that provide the primary funding mechanisms for these services. 16. UTILITIES [help] a. Circle utilities currently available at the site: [help] electricity, natural gas, water, refuse service, telephone, sanitary sewer, 19 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 septic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. [help] Power: Puget Sound Energy Cable Television: Comcast Water: Soos Creek Water & Sewer District Sanitary Sewer: Soos Creek Water & Sewer District Telephone: Centurylink Communications Natural Gas: Puget Sound Energy Utility pipes/mains exceeding 12 inches in diameter may be installed within or beyond the project and/or nearby rights-of-way as necessary to serve the proposed development. Utility improvements may result in additional impacts to sensitive areas that will be mitigated as required. C. SIGNATURE [help] The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature: Name of Signee (printed): George Steirer Position and Agency/Organization: Principal at Plan to Permit, LLC Date Submitted: 09/26/206 1st Submittal_09.26.2016/10-Neighborhood Detail Map.pdf 1st Submittal_09.26.2016/11-Preliminary Plat Map.pdf 12112 115th Ave NE Kirkland, WA 98034 C IR OSSA T E TAI S DA www. triadassociates.net 425.821.8448 0 SCALE: 1" = north 50 100 50' 25 x Layout is intended to convey a design concept, and is subject to change per additional review of existing site conditions, and jurisdictional requirements. x Boundary, topography and sensitive areas is by others and is approximate only. x Storm water detention facilities are conceptual only. Actual size and location may vary based on site conditions. x Complete and accurate sensitive areas studies will be required, site plan changes may be necessary as a result. 1st Submittal_09.26.2016/12-Final Plat Map.pdf 1st Submittal_09.26.2016/13-Field Calculations Lot Closures.pdf LOT 1.txt Name: Lot : 1 North: 160346.7785' East: 1308065.3959' Segment #1 : Line Course: S56°32'02"E Length: 28.9844' North: 160330.7952' East: 1308089.5750' Segment #2 : Curve Length: 71.0829' Radius: 73.5000' Delta: 55°24'42" Tangent: 38.5978' Chord: 68.3449' Course: S28°49'41"E Course In: S33°27'58"W Course Out: N88°52'39"E RP North: 160269.4806' East: 1308049.0439' End North: 160270.9203' East: 1308122.5298' Segment #3 : Line Course: N88°10'51"W Length: 80.8907' North: 160273.4882' East: 1308041.6798' Segment #4 : Line Course: N88°11'28"W Length: 23.9368' North: 160274.2437' East: 1308017.7550' Segment #5 : Line Page 1 LOT 1.txt Course: N33°17'49"E Length: 86.7809' North: 160346.7784' East: 1308065.3958' Perimeter: 291.6757' Area: 4728 Sq. Ft. Error Closure: 0.0001 Course: S47°02'03"W Error North: -0.00010 East: -0.00011 Precision 1: 2889377.0000 Page 2 LOT 2.txt Name: Lot : 2 North: 160346.7785' East: 1308065.3959' Segment #1 : Line Course: S33°17'49"W Length: 86.7809' North: 160274.2438' East: 1308017.7551' Segment #2 : Line Course: N88°11'28"W Length: 9.1319' North: 160274.5321' East: 1308008.6277' Segment #3 : Line Course: N56°42'11"W Length: 40.2127' North: 160296.6080' East: 1307975.0165' Segment #4 : Line Course: N33°17'49"E Length: 76.6480' North: 160360.6732' East: 1308017.0946' Segment #5 : Curve Length: 23.6062' Radius: 15.0000' Delta: 90°10'09" Tangent: 15.0443' Chord: 21.2445' Course: N78°22'53"E Page 1 LOT 2.txt Course In: S56°42'11"E Course Out: N33°27'58"E RP North: 160352.4385' East: 1308029.6321' End North: 160364.9518' East: 1308037.9038' Segment #6 : Line Course: S56°32'02"E Length: 32.9559' North: 160346.7784' East: 1308065.3960' Perimeter: 269.3357' Area: 4331 Sq. Ft. Error Closure: 0.0001 Course: S50°09'58"E Error North: -0.00006 East: 0.00007 Precision 1: 2669739.0000 Page 2 LOT 3.txt Name: Lot : 3 North: 160273.4883' East: 1308041.6800' Segment #1 : Line Course: S1°49'09"W Length: 67.1548' North: 160206.3673' East: 1308039.5481' Segment #2 : Line Course: N56°42'11"W Length: 103.4783' North: 160263.1746' East: 1307953.0572' Segment #3 : Line Course: N33°17'49"E Length: 40.0000' North: 160296.6081' East: 1307975.0163' Segment #4 : Line Course: S56°42'11"E Length: 40.2127' North: 160274.5322' East: 1308008.6275' Segment #5 : Line Course: S88°11'28"E Length: 9.1319' North: 160274.2440' East: 1308017.7549' Page 1 LOT 3.txt Segment #6 : Line Course: S88°11'28"E Length: 23.9368' North: 160273.4884' East: 1308041.6798' Perimeter: 283.9147' Area: 3984 Sq. Ft. Error Closure: 0.0002 Course: N60°27'14"W Error North: 0.00011 East: -0.00019 Precision 1: 1419572.5000 Page 2 LOT 4.txt Name: Lot : 4 North: 160263.1746' East: 1307953.0572' Segment #1 : Line Course: S56°42'11"E Length: 103.4783' North: 160206.3673' East: 1308039.5482' Segment #2 : Line Course: S1°49'09"W Length: 32.8452' North: 160173.5387' East: 1308038.5055' Segment #3 : Line Course: N88°10'51"W Length: 22.9586' North: 160174.2675' East: 1308015.5585' Segment #4 : Line Course: N56°42'11"W Length: 101.0489' North: 160229.7411' East: 1307931.0981' Segment #5 : Line Course: N33°17'49"E Length: 40.0000' North: 160263.1746' East: 1307953.0572' Page 1 LOT 4.txt Perimeter: 300.3310' Area: 4468 Sq. Ft. Error Closure: 0.0000 Course: S10°00'22"E Error North: -0.00004 East: 0.00001 Precision 1: 300331000.0000 Page 2 LOT 5.txt Name: Lot : 5 North: 160229.7412' East: 1307931.0981' Segment #1 : Line Course: S56°42'11"E Length: 101.0489' North: 160174.2675' East: 1308015.5585' Segment #2 : Line Course: N88°10'51"W Length: 29.0396' North: 160175.1894' East: 1307986.5335' Segment #3 : Line Course: S1°49'09"W Length: 37.3993' North: 160137.8089' East: 1307985.3462' Segment #4 : Line Course: N53°16'59"W Length: 96.1886' North: 160195.3165' East: 1307908.2416' Segment #5 : Curve Length: 9.5926' Radius: 223.5000' Delta: 2°27'33" Tangent: 4.7971' Chord: 9.5919' Course: N34°31'36"E Page 1 LOT 5.txt Course In: N54°14'38"W Course Out: S56°42'11"E RP North: 160325.9156' East: 1307726.8687' End North: 160203.2189' East: 1307913.6782' Segment #6 : Line Course: N33°17'49"E Length: 31.7314' North: 160229.7412' East: 1307931.0980' Perimeter: 305.0005' Area: 3815 Sq. Ft. Error Closure: 0.0001 Course: S68°05'35"W Error North: -0.00003 East: -0.00007 Precision 1: 3049997.0000 Page 2 LOT 6.txt Name: Lot : 6 North: 160195.3165' East: 1307908.2417' Segment #1 : Line Course: S53°16'59"E Length: 96.1886' North: 160137.8090' East: 1307985.3463' Segment #2 : Line Course: S1°49'09"W Length: 50.6007' North: 160087.2338' East: 1307983.7400' Segment #3 : Line Course: N88°10'51"W Length: 30.8080' North: 160088.2118' East: 1307952.9475' Segment #4 : Line Course: N43°33'51"W Length: 104.5469' North: 160163.9668' East: 1307880.8973' Segment #5 : Curve Length: 41.6598' Radius: 223.5000' Delta: 10°40'47" Tangent: 20.8904' Chord: 41.5995' Course: N41°05'46"E Page 1 LOT 6.txt Course In: N43°33'51"W Course Out: S54°14'38"E RP North: 160325.9156' East: 1307726.8686' End North: 160195.3165' East: 1307908.2417' Perimeter: 323.8040' Area: 5761 Sq. Ft. Error Closure: 0.0000 Course: S37°37'35"E Error North: -0.00001 East: 0.00001 Precision 1: 323743700.0000 Page 2 LOT 7.txt Name: Lot : 7 North: 160163.9667' East: 1307880.8973' Segment #1 : Line Course: S43°33'51"E Length: 104.5469' North: 160088.2117' East: 1307952.9476' Segment #2 : Line Course: N88°10'51"W Length: 114.7720' North: 160091.8552' East: 1307838.2334' Segment #3 : Line Course: N25°27'01"W Length: 35.7034' North: 160124.0939' East: 1307822.8907' Segment #4 : Curve Length: 70.6834' Radius: 223.5000' Delta: 18°07'13" Tangent: 35.6392' Chord: 70.3892' Course: N55°29'46"E Course In: N25°26'38"W Course Out: S43°33'51"E RP North: 160325.9158' East: 1307726.8690' End North: 160163.9667' East: 1307880.8976' Perimeter: 325.7057' Area: 5324 Sq. Ft. Page 1 LOT 7.txt Error Closure: 0.0002 Course: S79°10'38"E Error North: -0.00004 East: 0.00021 Precision 1: 1627057.5000 Page 2 LOT 8.txt Name: Lot : 8 North: 159947.0488' East: 1307751.5600' Segment #1 : Line Course: S1°52'51"W Length: 44.0724' North: 159903.0002' East: 1307750.1135' Segment #2 : Line Course: S80°17'10"W Length: 102.0810' North: 159885.7762' East: 1307649.4961' Segment #3 : Line Course: N1°52'51"E Length: 64.5893' North: 159950.3307' East: 1307651.6159' Segment #4 : Line Course: S88°07'09"E Length: 99.9979' North: 159947.0487' East: 1307751.5600' Perimeter: 310.7407' Area: 5433 Sq. Ft. Error Closure: 0.0001 Course: S7°07'41"W Error North: -0.00012 East: -0.00002 Precision 1: 3107406.0000 Page 1 LOT 8.txt Page 2 LOT 9.txt Name: Lot : 9 North: 159987.0273' East: 1307752.8728' Segment #1 : Line Course: S1°52'51"W Length: 40.0000' North: 159947.0488' East: 1307751.5599' Segment #2 : Line Course: N88°07'09"W Length: 99.9979' North: 159950.3309' East: 1307651.6159' Segment #3 : Line Course: N1°52'51"E Length: 40.0000' North: 159990.3093' East: 1307652.9287' Segment #4 : Line Course: S88°07'09"E Length: 99.9978' North: 159987.0273' East: 1307752.8727' Perimeter: 279.9957' Area: 4000 Sq. Ft. Error Closure: 0.0001 Course: N88°07'09"W Error North: 0.00000 East: -0.00010 Precision 1: 2799957.0000 Page 1 LOT 9.txt Page 2 LOT 10.txt Name: Lot : 10 North: 160027.0057' East: 1307754.1855' Segment #1 : Line Course: S1°52'51"W Length: 40.0000' North: 159987.0273' East: 1307752.8727' Segment #2 : Line Course: N88°07'09"W Length: 99.9978' North: 159990.3093' East: 1307652.9288' Segment #3 : Line Course: N1°52'51"E Length: 40.0000' North: 160030.2878' East: 1307654.2416' Segment #4 : Line Course: S88°07'09"E Length: 99.9978' North: 160027.0057' East: 1307754.1855' Perimeter: 279.9956' Area: 4000 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 279995600.0000 Page 1 LOT 10.txt Page 2 LOT 11.txt Name: Lot : 11 North: 160027.0057' East: 1307754.1855' Segment #1 : Line Course: N88°07'09"W Length: 99.9978' North: 160030.2878' East: 1307654.2416' Segment #2 : Line Course: N1°52'51"E Length: 40.0000' North: 160070.2662' East: 1307655.5544' Segment #3 : Line Course: S88°07'09"E Length: 98.4479' North: 160067.0351' East: 1307753.9493' Segment #4 : Curve Length: 29.3946' Radius: 278.5000' Delta: 6°02'50" Tangent: 14.7110' Chord: 29.3810' Course: S1°08'35"E Course In: S85°50'00"W Course Out: S88°07'09"E RP North: 160046.7998' East: 1307476.1854' End North: 160037.6599' East: 1307754.5354' Segment #5 : Line Page 1 LOT 11.txt Course: S1°52'51"W Length: 10.6599' North: 160027.0058' East: 1307754.1855' Perimeter: 278.5003' Area: 3985 Sq. Ft. Error Closure: 0.0000 Course: N61°33'10"E Error North: 0.00001 East: 0.00002 Precision 1: 278486600.0000 Page 2 LOT 12.txt Name: Lot : 12 North: 160125.7268' East: 1307657.3757' Segment #1 : Line Course: N80°23'36"E Length: 82.5842' North: 160139.5088' East: 1307738.8018' Segment #2 : Curve Length: 74.2597' Radius: 278.5000' Delta: 15°16'39" Tangent: 37.3514' Chord: 74.0399' Course: S11°48'19"E Course In: S70°33'21"W Course Out: N85°50'00"E RP North: 160046.7994' East: 1307476.1856' End North: 160067.0349' East: 1307753.9493' Segment #3 : Line Course: N88°07'09"W Length: 98.4479' North: 160070.2661' East: 1307655.5544' Segment #4 : Line Course: N1°52'51"E Length: 55.4907' North: 160125.7269' East: 1307657.3757' Perimeter: 310.7825' Area: 5909 Sq. Ft. Page 1 LOT 12.txt Error Closure: 0.0000 Course: N33°24'16"E Error North: 0.00004 East: 0.00002 Precision 1: 310562700.0000 Page 2 LOT 13.txt Name: Lot : 13 North: 160159.8203' East: 1307618.6372' Segment #1 : Line Course: N71°10'18"E Length: 100.4332' North: 160192.2334' East: 1307713.6962' Segment #2 : Curve Length: 58.5042' Radius: 278.5000' Delta: 12°02'10" Tangent: 29.3601' Chord: 58.3967' Course: S25°27'44"E Course In: S58°31'12"W Course Out: N70°33'21"E RP North: 160046.8005' East: 1307476.1852' End North: 160139.5089' East: 1307738.8019' Segment #3 : Line Course: S80°23'36"W Length: 82.5842' North: 160125.7269' East: 1307657.3758' Segment #4 : Line Course: N89°33'11"W Length: 39.8795' North: 160126.0380' East: 1307617.4975' Segment #5 : Line Page 1 LOT 13.txt Course: N1°55'57"E Length: 33.8016' North: 160159.8204' East: 1307618.6374' Perimeter: 315.2026' Area: 5301 Sq. Ft. Error Closure: 0.0002 Course: N46°54'53"E Error North: 0.00014 East: 0.00015 Precision 1: 1575476.0000 Page 2 LOT 14.txt Name: Lot : 14 North: 160181.8781' East: 1307499.3130' Segment #1 : Line Course: S88°04'03"E Length: 120.0001' North: 160177.8314' East: 1307619.2449' Segment #2 : Line Course: S1°55'57"W Length: 18.0216' North: 160159.8201' East: 1307618.6372' Segment #3 : Line Course: S1°55'57"W Length: 33.8016' North: 160126.0377' East: 1307617.4973' Segment #4 : Line Course: N89°33'11"W Length: 120.0405' North: 160126.9741' East: 1307497.4605' Segment #5 : Line Course: N1°55'57"E Length: 54.9351' North: 160181.8779' East: 1307499.3130' Page 1 LOT 14.txt Perimeter: 346.7990' Area: 6406 Sq. Ft. Error Closure: 0.0002 Course: S22°37'09"W Error North: -0.00014 East: -0.00006 Precision 1: 1733994.5000 Page 2 LOT 15.txt Name: Lot : 15 North: 160221.8553' East: 1307500.6619' Segment #1 : Line Course: S88°04'03"E Length: 100.0001' North: 160218.4831' East: 1307600.6051' Segment #2 : Line Course: S1°55'57"W Length: 40.0000' North: 160178.5059' East: 1307599.2562' Segment #3 : Line Course: N88°04'03"W Length: 100.0001' North: 160181.8781' East: 1307499.3130' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160221.8553' East: 1307500.6619' Perimeter: 280.0002' Area: 4000 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 280000200.0000 Page 1 LOT 15.txt Page 2 LOT 16.txt Name: Lot : 16 North: 160261.8326' East: 1307502.0108' Segment #1 : Line Course: S88°04'03"E Length: 107.2840' North: 160258.2147' East: 1307609.2338' Segment #2 : Curve Length: 36.4581' Radius: 90.0000' Delta: 23°12'36" Tangent: 18.4825' Chord: 36.2093' Course: S13°32'15"W Course In: S64°51'28"E Course Out: N88°04'03"W RP North: 160219.9767' East: 1307690.7068' End North: 160223.0115' East: 1307600.7578' Segment #3 : Line Course: S1°55'57"W Length: 4.5309' North: 160218.4831' East: 1307600.6050' Segment #4 : Line Course: N88°04'03"W Length: 100.0001' North: 160221.8553' East: 1307500.6618' Segment #5 : Line Page 1 LOT 16.txt Course: N1°55'57"E Length: 40.0000' North: 160261.8326' East: 1307502.0107' Perimeter: 288.2730' Area: 4085 Sq. Ft. Error Closure: 0.0001 Course: N87°07'02"W Error North: 0.00000 East: -0.00009 Precision 1: 2880243.0000 Page 2 LOT 17.txt Name: Lot : 17 North: 160301.8098' East: 1307503.3596' Segment #1 : Line Course: S88°04'03"E Length: 88.4225' North: 160298.8280' East: 1307591.7319' Segment #2 : Line Course: N81°21'51"E Length: 49.3635' North: 160306.2402' East: 1307640.5357' Segment #3 : Curve Length: 9.7940' Radius: 271.5000' Delta: 2°04'01" Tangent: 4.8975' Chord: 9.7935' Course: S29°20'34"E Course In: N61°41'27"E Course Out: S59°37'26"W RP North: 160434.9933' East: 1307879.5647' End North: 160297.7031' East: 1307645.3348' Segment #4 : Curve Length: 54.3243' Radius: 90.0000' Delta: 34°35'02" Tangent: 28.0181' Chord: 53.5034' Course: S42°26'04"W Course In: S30°16'25"E Course Out: N64°51'28"W RP North: 160219.9766' East: 1307690.7065' Page 1 LOT 17.txt End North: 160258.2150' East: 1307609.2336' Segment #5 : Line Course: N88°04'03"W Length: 107.2840' North: 160261.8328' East: 1307502.0106' Segment #6 : Line Course: N1°55'57"E Length: 40.0000' North: 160301.8100' East: 1307503.3595' Perimeter: 349.1884' Area: 5073 Sq. Ft. Error Closure: 0.0002 Course: N28°46'42"W Error North: 0.00021 East: -0.00011 Precision 1: 1741834.5000 Page 2 LOT 18.txt Name: Lot : 18 North: 160346.7842' East: 1307504.8771' Segment #1 : Line Course: S88°04'03"E Length: 119.4030' North: 160342.7577' East: 1307624.2122' Segment #2 : Curve Length: 40.0363' Radius: 271.5000' Delta: 8°26'56" Tangent: 20.0545' Chord: 40.0000' Course: S24°05'05"E Course In: N70°08'23"E Course Out: S61°41'27"W RP North: 160434.9938' East: 1307879.5644' End North: 160306.2400' East: 1307640.5357' Segment #3 : Line Course: S81°21'51"W Length: 49.3635' North: 160298.8279' East: 1307591.7318' Segment #4 : Line Course: N88°04'03"W Length: 88.4225' North: 160301.8097' East: 1307503.3596' Segment #5 : Line Page 1 LOT 18.txt Course: N1°55'57"E Length: 45.0000' North: 160346.7841' East: 1307504.8771' Perimeter: 342.2253' Area: 5608 Sq. Ft. Error Closure: 0.0002 Course: S2°15'27"E Error North: -0.00015 East: 0.00001 Precision 1: 1710945.0000 Page 2 LOT 19.txt Name: Lot : 19 North: 160386.7615' East: 1307506.2260' Segment #1 : Line Course: S88°04'03"E Length: 106.8938' North: 160383.1568' East: 1307613.0590' Segment #2 : Curve Length: 41.9521' Radius: 271.5000' Delta: 8°51'12" Tangent: 21.0179' Chord: 41.9104' Course: S15°26'01"E Course In: N78°59'35"E Course Out: S70°08'23"W RP North: 160434.9938' East: 1307879.5645' End North: 160342.7577' East: 1307624.2123' Segment #3 : Line Course: N88°04'03"W Length: 119.4030' North: 160346.7842' East: 1307504.8772' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160386.7615' East: 1307506.2261' Perimeter: 308.2490' Area: 4503 Sq. Ft. Page 1 LOT 19.txt Error Closure: 0.0001 Course: S88°17'56"E Error North: -0.00000 East: 0.00006 Precision 1: 3082072.0000 Page 2 LOT 20.txt Name: Lot : 20 North: 160426.7387' East: 1307507.5749' Segment #1 : Line Course: S88°04'03"E Length: 100.7973' North: 160423.3396' East: 1307608.3148' Segment #2 : Curve Length: 40.4995' Radius: 271.5000' Delta: 8°32'48" Tangent: 20.2874' Chord: 40.4619' Course: S6°44'01"E Course In: N87°32'23"E Course Out: S78°59'35"W RP North: 160434.9943' East: 1307879.5646' End North: 160383.1569' East: 1307613.0591' Segment #3 : Line Course: N88°04'03"W Length: 106.8938' North: 160386.7615' East: 1307506.2261' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160426.7388' East: 1307507.5750' Perimeter: 288.1906' Area: 4133 Sq. Ft. Page 1 LOT 20.txt Error Closure: 0.0001 Course: N73°57'05"E Error North: 0.00004 East: 0.00014 Precision 1: 2881530.0000 Page 2 LOT 21.txt Name: Lot : 21 North: 160474.7114' East: 1307509.1935' Segment #1 : Line Course: S88°04'03"E Length: 74.9997' North: 160472.1823' East: 1307584.1505' Segment #2 : Curve Length: 39.2699' Radius: 25.0000' Delta: 90°00'00" Tangent: 25.0000' Chord: 35.3553' Course: S43°04'03"E Course In: S1°55'57"W Course Out: S88°04'03"E RP North: 160447.1965' East: 1307583.3075' End North: 160446.3535' East: 1307608.2932' Segment #3 : Line Course: S1°55'57"W Length: 2.2060' North: 160444.1487' East: 1307608.2189' Segment #4 : Curve Length: 20.8144' Radius: 271.5000' Delta: 4°23'33" Tangent: 10.4123' Chord: 20.8093' Course: S0°15'50"E Course In: S88°04'03"E Course Out: S87°32'23"W RP North: 160434.9932' East: 1307879.5644' Page 1 LOT 21.txt End North: 160423.3397' East: 1307608.3147' Segment #5 : Line Course: N88°04'03"W Length: 100.7973' North: 160426.7388' East: 1307507.5747' Segment #6 : Line Course: N1°55'57"E Length: 48.0000' North: 160474.7115' East: 1307509.1934' Perimeter: 286.0873' Area: 4671 Sq. Ft. Error Closure: 0.0001 Course: N80°22'14"W Error North: 0.00002 East: -0.00011 Precision 1: 2821676.0000 Page 2 LOT 22.txt Name: Lot : 22 North: 160574.6546' East: 1307512.5657' Segment #1 : Line Course: S88°04'03"E Length: 99.9996' North: 160571.2824' East: 1307612.5084' Segment #2 : Line Course: S1°55'57"W Length: 35.5000' North: 160535.8026' East: 1307611.3113' Segment #3 : Curve Length: 30.6305' Radius: 19.5000' Delta: 90°00'00" Tangent: 19.5000' Chord: 27.5772' Course: S46°55'57"W Course In: N88°04'03"W Course Out: S1°55'57"W RP North: 160536.4601' East: 1307591.8224' End North: 160516.9712' East: 1307591.1647' Segment #4 : Line Course: N88°04'03"W Length: 80.4997' North: 160519.6858' East: 1307510.7108' Segment #5 : Line Page 1 LOT 22.txt Course: N1°55'57"E Length: 55.0000' North: 160574.6545' East: 1307512.5655' Perimeter: 301.6298' Area: 5418 Sq. Ft. Error Closure: 0.0001 Course: S80°34'41"W Error North: -0.00002 East: -0.00013 Precision 1: 2985765.0000 Page 2 LOT 23.txt Name: Lot : 23 North: 160617.7632' East: 1307514.0202' Segment #1 : Line Course: S89°08'33"E Length: 120.2888' North: 160615.9630' East: 1307634.2955' Segment #2 : Line Course: S1°55'57"W Length: 10.3898' North: 160605.5791' East: 1307633.9452' Segment #3 : Line Course: N88°04'03"W Length: 10.0000' North: 160605.9163' East: 1307623.9508' Segment #4 : Line Course: S1°55'57"W Length: 35.0000' North: 160570.9362' East: 1307622.7706' Segment #5 : Line Course: N88°04'03"W Length: 10.2681' North: 160571.2825' East: 1307612.5083' Page 1 LOT 23.txt Segment #6 : Line Course: N88°04'03"W Length: 99.9996' North: 160574.6547' East: 1307512.5656' Segment #7 : Line Course: N1°55'57"E Length: 43.1332' North: 160617.7634' East: 1307514.0201' Perimeter: 329.0794' Area: 4973 Sq. Ft. Error Closure: 0.0002 Course: N22°03'59"W Error North: 0.00016 East: -0.00007 Precision 1: 1645397.5000 Page 2 LOT 24.txt Name: Lot : 24 North: 160615.9630' East: 1307634.2955'Segment #1 : LineCourse: S89°08'33"E Length: 29.7203'North: 160615.5183' East: 1307664.0125'Segment #2 : LineCourse: S89°08'12"E Length: 93.0330'North: 160614.1165' East: 1307757.0349'Segment #3 : LineCourse: S1°55'57"W Length: 47.6833'North: 160566.4603' East: 1307755.4270'Segment #4 : LineCourse: N88°04'03"W Length: 98.0000'North: 160569.7651' East: 1307657.4827'Segment #5 : LineCourse: N88°04'03"W Length: 14.7319'North: 160570.2619' East: 1307642.7592'Segment #6 : LineCourse: N1°55'57"E Length: 35.0000'North: 160605.2420' East: 1307643.9394'Segment #7 : LineCourse: N88°04'03"W Length: 10.0000'North: 160605.5792' East: 1307633.9451'Segment #8 : LineCourse: N1°55'57"E Length: 10.3898'North: 160615.9631' East: 1307634.2955'Perimeter: 338.5583' Area: 5362 Sq. Ft.Error Closure: 0.0000 Course: N43°32'21"WError North: 0.00003 East: -0.00003Precision 1: 338558300.0000 Page 1 LOT 25.txt Name: Lot : 25 North: 160569.7651' East: 1307657.4828' Segment #1 : Line Course: S88°04'03"E Length: 98.0000' North: 160566.4604' East: 1307755.4271' Segment #2 : Line Course: S1°55'57"W Length: 40.0000' North: 160526.4831' East: 1307754.0782' Segment #3 : Line Course: N88°04'03"W Length: 98.0000' North: 160529.7879' East: 1307656.1339' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160569.7651' East: 1307657.4828' Perimeter: 276.0000' Area: 3920 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 276000000.0000 Page 1 LOT 25.txt Page 2 LOT 26.txt Name: Lot : 26 North: 160529.7879' East: 1307656.1340' Segment #1 : Line Course: S88°04'03"E Length: 98.0000' North: 160526.4831' East: 1307754.0782' Segment #2 : Line Course: S1°55'57"W Length: 40.0000' North: 160486.5059' East: 1307752.7294' Segment #3 : Line Course: N88°04'03"W Length: 98.0000' North: 160489.8106' East: 1307654.7851' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160529.7879' East: 1307656.1340' Perimeter: 276.0000' Area: 3920 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 276000000.0000 Page 1 LOT 26.txt Page 2 LOT 27.txt Name: Lot : 27 North: 160489.8106' East: 1307654.7852' Segment #1 : Line Course: S88°04'03"E Length: 98.0000' North: 160486.5059' East: 1307752.7294' Segment #2 : Line Course: S1°55'57"W Length: 40.0000' North: 160446.5286' East: 1307751.3805' Segment #3 : Line Course: N88°04'03"W Length: 98.0000' North: 160449.8334' East: 1307653.4363' Segment #4 : Line Course: N1°55'57"E Length: 40.0000' North: 160489.8106' East: 1307654.7852' Perimeter: 276.0000' Area: 3920 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 276000000.0000 Page 1 LOT 27.txt Page 2 LOT 28.txt Name: Lot :28 North: 160449.8334' East: 1307653.4364' Segment #1 : Line Course: S88°04'03"E Length: 98.0000' North: 160446.5286' East: 1307751.3806' Segment #2 : Line Course: S1°55'57"W Length: 7.2060' North: 160439.3267' East: 1307751.1376' Segment #3 : Curve Length: 28.3773' Radius: 128.5000' Delta: 12°39'10" Tangent: 14.2466' Chord: 28.3197' Course: S4°23'39"E Course In: S88°04'03"E Course Out: S79°16'46"W RP North: 160434.9934' East: 1307879.5645' End North: 160411.0903' East: 1307753.3074' Segment #4 : Line Course: S79°16'46"W Length: 98.0000' North: 160392.8604' East: 1307657.0179' Segment #5 : Curve Page 1 LOT 28.txt Length: 50.0191' Radius: 226.5000' Delta: 12°39'10" Tangent: 25.1117' Chord: 49.9175' Course: N4°23'39"W Course In: N79°16'46"E Course Out: N88°04'03"W RP North: 160434.9937' East: 1307879.5646' End North: 160442.6312' East: 1307653.1933' Segment #6 : Line Course: N1°55'57"E Length: 7.2060' North: 160449.8331' East: 1307653.4363' Perimeter: 288.8084' Area: 4548 Sq. Ft. Error Closure: 0.0003 Course: S4°50'21"W Error North: -0.00033 East: -0.00003 Precision 1: 962164.0000 Page 2 LOT 29.txt Name: Lot : 29 North: 160392.8607' East: 1307657.0178' Segment #1 : Line Course: N79°16'46"E Length: 98.0000' North: 160411.0905' East: 1307753.3073' Segment #2 : Curve Length: 34.6128' Radius: 128.5000' Delta: 15°26'00" Tangent: 17.4118' Chord: 34.5083' Course: S18°26'14"E Course In: N79°16'46"E Course Out: S63°50'47"W RP North: 160434.9940' East: 1307879.5645' End North: 160378.3535' East: 1307764.2211' Segment #3 : Line Course: S63°50'47"W Length: 98.0000' North: 160335.1571' East: 1307676.2548' Segment #4 : Curve Length: 61.0101' Radius: 226.5000' Delta: 15°26'00" Tangent: 30.6908' Chord: 60.8258' Course: N18°26'14"W Course In: N63°50'47"E Course Out: S79°16'46"W RP North: 160434.9936' East: 1307879.5647' Page 1 LOT 29.txt End North: 160392.8608' East: 1307657.0177' Perimeter: 291.6229' Area: 4686 Sq. Ft. Error Closure: 0.0002 Course: N37°59'40"W Error North: 0.00015 East: -0.00012 Precision 1: 1456670.5000 Page 2 LOT 30.txt Name: Lot : 30 North: 160335.1569' East: 1307676.2548' Segment #1 : Line Course: N63°50'47"E Length: 98.0000' North: 160378.3533' East: 1307764.2211' Segment #2 : Curve Length: 15.6873' Radius: 128.5000' Delta: 6°59'41" Tangent: 7.8534' Chord: 15.6775' Course: S29°39'04"E Course In: N63°50'47"E Course Out: S56°51'06"W RP North: 160434.9934' East: 1307879.5647' End North: 160364.7287' East: 1307771.9771' Segment #3 : Line Course: S33°08'54"E Length: 21.8711' North: 160346.4170' East: 1307783.9364' Segment #4 : Line Course: S56°51'06"W Length: 98.0000' North: 160292.8297' East: 1307701.8851' Segment #5 : Line Page 1 LOT 30.txt Course: N33°08'54"W Length: 21.8711' North: 160311.1415' East: 1307689.9258' Segment #6 : Curve Length: 27.6511' Radius: 226.5000' Delta: 6°59'41" Tangent: 13.8428' Chord: 27.6339' Course: N29°39'04"W Course In: N56°51'06"E Course Out: S63°50'47"W RP North: 160434.9936' East: 1307879.5647' End North: 160335.1568' East: 1307676.2548' Perimeter: 283.0806' Area: 4267 Sq. Ft. Error Closure: 0.0001 Course: S13°59'05"E Error North: -0.00010 East: 0.00003 Precision 1: 2830536.0000 Page 2 LOT 31.txt Name: Lot : 31 North: 160292.8298' East: 1307701.8851' Segment #1 : Line Course: N56°51'06"E Length: 98.0000' North: 160346.4170' East: 1307783.9364' Segment #2 : Line Course: S33°08'54"E Length: 40.0000' North: 160312.9267' East: 1307805.8087' Segment #3 : Line Course: S56°51'06"W Length: 98.0000' North: 160259.3395' East: 1307723.7574' Segment #4 : Line Course: N33°08'54"W Length: 40.0000' North: 160292.8298' East: 1307701.8851' Perimeter: 276.0000' Area: 3920 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 276000000.0000 Page 1 LOT 31.txt Page 2 LOT 32.txt Name: Lot : 32 North: 160259.3395' East: 1307723.7575' Segment #1 : Line Course: N56°51'06"E Length: 98.0000' North: 160312.9267' East: 1307805.8087' Segment #2 : Line Course: S33°08'54"E Length: 40.0000' North: 160279.4364' East: 1307827.6811' Segment #3 : Line Course: S56°51'06"W Length: 98.0000' North: 160225.8492' East: 1307745.6298' Segment #4 : Line Course: N33°08'54"W Length: 40.0000' North: 160259.3395' East: 1307723.7575' Perimeter: 276.0000' Area: 3920 Sq. Ft. Error Closure: 0.0000 Course: N0°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 276000000.0000 Page 1 LOT 32.txt Page 2 LOT 33.txt Name: Lot : 33 North: 160225.8492' East: 1307745.6298' Segment #1 : Line Course: N56°51'06"E Length: 98.0000' North: 160279.4364' East: 1307827.6811' Segment #2 : Line Course: S33°08'54"E Length: 40.0000' North: 160245.9461' East: 1307849.5534' Segment #3 : Line Course: S56°51'06"W Length: 100.1720' North: 160191.1712' East: 1307765.6837' Segment #4 : Curve Length: 37.5085' Radius: 323.5000' Delta: 6°38'36" Tangent: 18.7753' Chord: 37.4875' Course: N29°49'36"W Course In: S63°29'41"W Course Out: N56°51'06"E RP North: 160046.7995' East: 1307476.1857' End North: 160223.6929' East: 1307747.0382' Segment #5 : Line Page 1 LOT 33.txt Course: N33°08'54"W Length: 2.5755' North: 160225.8492' East: 1307745.6299' Perimeter: 278.2560' Area: 3947 Sq. Ft. Error Closure: 0.0001 Course: N43°20'51"E Error North: 0.00006 East: 0.00006 Precision 1: 2782350.0000 Page 2 LOT 34.txt Name: Lot : 34 North: 160191.1712' East: 1307765.6836' Segment #1 : Line Course: N56°51'06"E Length: 100.1720' North: 160245.9461' East: 1307849.5534' Segment #2 : Line Course: S33°08'54"E Length: 34.4306' North: 160217.1188' East: 1307868.3804' Segment #3 : Curve Length: 81.6863' Radius: 178.5000' Delta: 26°13'12" Tangent: 41.5712' Chord: 80.9754' Course: S50°39'50"W Course In: N52°26'46"W Course Out: S26°13'34"E RP North: 160325.9159' East: 1307726.8691' End North: 160165.7911' East: 1307805.7507' Segment #4 : Curve Length: 40.2672' Radius: 25.0000' Delta: 92°17'08" Tangent: 26.0177' Chord: 36.0534' Course: N70°05'00"W Course In: N26°13'34"W Course Out: S66°03'34"W RP North: 160188.2175' East: 1307794.7028' Page 1 LOT 34.txt End North: 160178.0728' East: 1307771.8537' Segment #5 : Curve Length: 14.4801' Radius: 323.5000' Delta: 2°33'53" Tangent: 7.2413' Chord: 14.4789' Course: N25°13'22"W Course In: S66°03'34"W Course Out: N63°29'41"E RP North: 160046.8001' East: 1307476.1854' End North: 160191.1712' East: 1307765.6837' Perimeter: 271.0362' Area: 4174 Sq. Ft. Error Closure: 0.0000 Course: N42°41'47"E Error North: 0.00001 East: 0.00001 Precision 1: 266110300.0000 Page 2 LOT 35.txt Name: Lot : 35 North: 160373.7252' East: 1307889.5759'Segment #1 : LineCourse: N53°24'33"E Length: 97.3401'North: 160431.7493' East: 1307967.7315'Segment #2 : CurveLength: 19.0167' Radius: 235.5000'Delta: 4°37'36" Tangent: 9.5135'Chord: 19.0115' Course: S45°51'23"ECourse In: N46°27'24"E Course Out: S41°49'49"WRP North: 160593.9860' East: 1308138.4345'End North: 160418.5086' East: 1307981.3741'Segment #3 : CurveLength: 27.7264' Radius: 19.5000'Delta: 81°28'01" Tangent: 16.7924'Chord: 25.4491' Course: S7°26'11"ECourse In: S41°49'49"W Course Out: S56°42'11"ERP North: 160403.9787' East: 1307968.3690'End North: 160393.2735' East: 1307984.6679'Segment #4 : LineCourse: S33°17'49"W Length: 81.8699'North: 160324.8437' East: 1307939.7231'Segment #5 : CurveLength: 70.1347' Radius: 370.0000'Delta: 10°51'38" Tangent: 35.1727'Chord: 70.0298' Course: N45°43'56"WCourse In: N38°50'15"E Course Out: S49°41'53"WRP North: 160613.0469' East: 1308171.7552'End North: 160373.7254' East: 1307889.5757'Perimeter: 296.0877' Area: 5117 Sq. Ft.Error Closure: 0.0002 Course: N49°58'53"WError North: 0.00013 East: -0.00015Precision 1: 1468502.0000 Page 1 LOT 36.txt Name: Lot : 36 North: 160412.6632' East: 1307860.7144'Segment #1 : LineCourse: N59°50'17"E Length: 96.3556'North: 160461.0767' East: 1307944.0243'Segment #2 : CurveLength: 37.7518' Radius: 235.5000'Delta: 9°11'05" Tangent: 18.9164'Chord: 37.7114' Course: S38°57'03"ECourse In: N55°38'30"E Course Out: S46°27'24"WRP North: 160593.9850' East: 1308138.4352'End North: 160431.7490' East: 1307967.7317'Segment #3 : LineCourse: S53°24'33"W Length: 97.3401'North: 160373.7250' East: 1307889.5761'Segment #4 : CurveLength: 48.5027' Radius: 370.0000'Delta: 7°30'39" Tangent: 24.2862'Chord: 48.4680' Course: N36°32'47"WCourse In: N49°41'53"E Course Out: S57°12'32"WRP North: 160613.0467' East: 1308171.7552'End North: 160412.6629' East: 1307860.7147'Perimete r: 279.9502' Area: 4161 Sq. Ft.Error Closure: 0.0004 Course: S45°38'20"EError North: -0.00026 East: 0.00026Precision 1: 699687.7500 Page 1 LOT 37.txt Name: Lot : 37 North: 160455.1988' East: 1307837.1151'Segment #1 : LineCourse: N66°16'00"E Length: 96.2665'North: 160493.9442' East: 1307925.2402'Segment #2 : CurveLength: 37.8972' Radius: 235.5000'Delta: 9°13'13" Tangent: 18.9896'Chord: 37.8564' Course: S29°44'54"ECourse In: N64°51'42"E Course Out: S55°38'30"WRP North: 160593.9858' East: 1308138.4348'End North: 160461.0768' East: 1307944.0243'Segment #3 : LineCourse: S59°50'17"W Length: 96.3556'North: 160412.6633' East: 1307860.7144'Segment #4 : CurveLength: 48.6788' Radius: 370.0000'Delta: 7°32'17" Tangent: 24.3745'Chord: 48.6437' Course: N29°01'19"WCourse In: N57°12'32"E Course Out: S64°44'49"WRP North: 160613.0471' East: 1308171.7551'End North: 160455.1990' East: 1307837.1151'Perimeter: 279.1981' Area: 4162 Sq. Ft.Error Closure: 0.0002 Course: N0°53'50"EError North: 0.00019 East: 0.00000Precision 1: 1395611.0000 Page 1 LOT 38.txt Name: Lot : 38 North: 160501.0173' East: 1307819.1232'Segment #1 : LineCourse: N72°41'43"E Length: 97.0945'North: 160529.8984' East: 1307911.8228'Segment #2 : CurveLength: 38.4186' Radius: 235.5000'Delta: 9°20'49" Tangent: 19.2520'Chord: 38.3760' Course: S20°27'53"ECourse In: N74°12'32"E Course Out: S64°51'42"WRP North: 160593.9852' East: 1308138.4351'End North: 160493.9444' East: 1307925.2402'Segment #3 : LineCourse: S66°16'00"W Length: 96.2665'North: 160455.1990' East: 1307837.1151'Segment #4 : CurveLength: 49.2608' Radius: 370.0000'Delta: 7°37'42" Tangent: 24.6668'Chord: 49.2244' Course: N21°26'20"WCourse In: N64°44'49"E Course Out: S72°22'31"WRP North: 160613.0473' East: 1308171.7551'End North: 160501.0174' East: 1307819.1232'Perimeter: 281.0403' Area: 4235 Sq. Ft.Error Closure: 0.0002 Course: N4°46'36"EError North: 0.00019 East: 0.00002Precision 1: 1404807.0000 Page 1 LOT 39.txt Name: Lot : 39 North: 160547.8214' East: 1307807.5497'Segment #1 : LineCourse: N79°07'27"E Length: 98.7737'North: 160566.4582' East: 1307904.5493'Segment #2 : CurveLength: 37.3157' Radius: 235.5000'Delta: 9°04'43" Tangent: 18.6970'Chord: 37.2767' Course: S11°15'07"ECourse In: N83°17'15"E Course Out: S74°12'32"WRP North: 160593.9852' East: 1308138.4350'End North: 160529.8980' East: 1307911.8229'Segment #3 : LineCourse: S72°41'43"W Length: 97.0945'North: 160501.0169' East: 1307819.1232'Segment #4 : CurveLength: 48.2480' Radius: 370.0000'Delta: 7°28'17" Tangent: 24.1583'Chord: 48.2139' Course: N13°53'21"WCourse In: N72°22'31"E Course Out: S79°50'48"WRP North: 160613.0459' East: 1308171.7555'End North: 160547.8211' East: 1307807.5497'Perimeter: 281.4319' Area: 4184 Sq. Ft.Error Closure: 0.0003 Course: S0°51'14"EError North: -0.00034 East: 0.00000Precision 1: 937862.6667 Page 1 LOT 40.txt Name: Lot : 40 North: 160595.4894' East: 1307802.1721'Segment #1 : LineCourse: N85°33'10"E Length: 100.2663'North: 160603.2641' East: 1307902.1365'Segment #2 : LineCourse: S2°58'15"E Length: 21.5133'North: 160581.7798' East: 1307903.2515'Segment #3 : CurveLength: 15.3790' Radius: 235.5000'Delta: 3°44'30" Tangent: 7.6922'Chord: 15.3763' Course: S4°50'30"ECourse In: N87°01'45"E Course Out: S83°17'15"WRP North: 160593.9851' East: 1308138.4349'End North: 160566.4583' East: 1307904.5492'Segment #4 : LineCourse: S79°07'27"W Length: 98.7737'North: 160547.8216' East: 1307807.5497'Segment #5 : CurveLength: 48.0040' Radius: 370.0000'Delta: 7°26'01" Tangent: 24.0357'Chord: 47.9704' Course: N6°26'12"WCourse In: N79°50'48"E Course Out: S87°16'49"WRP North: 160613.0463' East: 1308171.7553'End North: 160595.4896' East: 1307802.1720'Perimeter: 283.9364' Area: 4229 Sq. Ft.Error Closure: 0.0002 Course: N25°49'49"WError North: 0.00017 East: -0.00008Precision 1: 1419500.0000 Page 1 LOT 41.txt Name: Lot : 41 North: 160643.1973' East: 1307800.4173'Segment #1 : LineCourse: N87°01'45"E Length: 99.5128'North: 160648.3548' East: 1307899.7964'Segme nt #2 : LineCourse: S2°58'15"E Length: 40.1498'North: 160608.2590' East: 1307901.8772'Segment #3 : LineCourse: S85°33'10"W Length: 100.2116'North: 160600.4885' East: 1307801.9674'Segment #4 : LineCourse: N2°04'43"W Length: 42.7368'North: 160643.1972' East: 1307800.4173'Perimeter: 282.6110' Area: 4137 Sq. Ft.Error Closure: 0.0001 Course: S18°39'04"WError North: -0.00014 East: -0.00005Precision 1: 2826110.0000 Page 1 LOT 42.txt Name: Lot : 42 North: 160683.1758' East: 1307798.9663' Segment #1 : Line Course: N87°01'45"E Length: 98.8898' North: 160688.3010' East: 1307897.7232' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160648.3548' East: 1307899.7963' Segment #3 : Line Course: S87°01'45"W Length: 99.5128' North: 160643.1973' East: 1307800.4173' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160683.1759' East: 1307798.9663' Perimeter: 278.4075' Area: 3968 Sq. Ft. Error Closure: 0.0001 Course: N53°29'47"W Error North: 0.00005 East: -0.00006 Precision 1: 2784075.0000 Page 1 LOT 42.txt Page 2 LOT 43.txt Name: Lot : 43 North: 160723.1543' East: 1307797.5153' Segment #1 : Line Course: N87°01'45"E Length: 98.2669' North: 160728.2473' East: 1307895.6501' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160688.3010' East: 1307897.7232' Segment #3 : Line Course: S87°01'45"W Length: 98.8898' North: 160683.1758' East: 1307798.9663' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160723.1544' East: 1307797.5153' Perimeter: 277.1615' Area: 3943 Sq. Ft. Error Closure: 0.0001 Course: N35°43'10"E Error North: 0.00005 East: 0.00004 Precision 1: 2771616.0000 Page 1 LOT 43.txt Page 2 LOT 44.txt Name: Lot : 44 North: 160763.1329' East: 1307796.0643' Segment #1 : Line Course: N87°01'45"E Length: 97.6439' North: 160768.1935' East: 1307893.5770' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160728.2473' East: 1307895.6501' Segment #3 : Line Course: S87°01'45"W Length: 98.2669' North: 160723.1543' East: 1307797.5152' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160763.1329' East: 1307796.0642' Perimeter: 275.9156' Area: 3918 Sq. Ft. Error Closure: 0.0001 Course: N53°29'47"W Error North: 0.00005 East: -0.00006 Precision 1: 2759157.0000 Page 1 LOT 44.txt Page 2 LOT 45.txt Name: Lot : 45 North: 160803.1114' East: 1307794.6133' Segment #1 : Line Course: N87°01'45"E Length: 97.0209' North: 160808.1398' East: 1307891.5038' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160768.1935' East: 1307893.5769' Segment #3 : Line Course: S87°01'45"W Length: 97.6439' North: 160763.1329' East: 1307796.0642' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160803.1114' East: 1307794.6132' Perimeter: 274.6697' Area: 3893 Sq. Ft. Error Closure: 0.0001 Course: N53°29'47"W Error North: 0.00005 East: -0.00006 Precision 1: 2746697.0000 Page 1 LOT 45.txt Page 2 LOT 46.txt Name: Lot : 46 North: 160843.0899' East: 1307793.1623' Segment #1 : Line Course: N87°01'45"E Length: 96.3979' North: 160848.0860' East: 1307889.4306' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160808.1398' East: 1307891.5037' Segment #3 : Line Course: S87°01'45"W Length: 97.0209' North: 160803.1114' East: 1307794.6132' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160843.0900' East: 1307793.1622' Perimeter: 273.4237' Area: 3868 Sq. Ft. Error Closure: 0.0001 Course: N53°29'47"W Error North: 0.00005 East: -0.00006 Precision 1: 2734237.0000 Page 1 LOT 46.txt Page 2 LOT 47.txt Name: Lot : 47 North: 160883.0685' East: 1307791.7113' Segment #1 : Line Course: N87°01'45"E Length: 95.7750' North: 160888.0322' East: 1307887.3576' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160848.0860' East: 1307889.4307' Segment #3 : Line Course: S87°01'45"W Length: 96.3979' North: 160843.0899' East: 1307793.1623' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160883.0685' East: 1307791.7113' Perimeter: 272.1778' Area: 3843 Sq. Ft. Error Closure: 0.0001 Course: N35°43'10"E Error North: 0.00005 East: 0.00004 Precision 1: 2721778.0000 Page 1 LOT 47.txt Page 2 LOT 48.txt Name: Lot : 48 North: 160923.0470' East: 1307790.2603' Segment #1 : Line Course: N87°01'45"E Length: 95.1520' North: 160927.9785' East: 1307885.2844' Segment #2 : Line Course: S2°58'15"E Length: 40.0000' North: 160888.0322' East: 1307887.3575' Segment #3 : Line Course: S87°01'45"W Length: 95.7750' North: 160883.0685' East: 1307791.7112' Segment #4 : Line Course: N2°04'43"W Length: 40.0049' North: 160923.0470' East: 1307790.2602' Perimeter: 270.9318' Area: 3819 Sq. Ft. Error Closure: 0.0001 Course: N53°29'47"W Error North: 0.00005 East: -0.00006 Precision 1: 2709319.0000 Page 1 LOT 48.txt Page 2 LOT 49.txt Name: Lot : 49 North: 160960.9998' East: 1307788.6712'Segment #1 : LineCourse: N80°29'31"E Length: 95.3921'North: 160976.7572' East: 1307882.7528'Segment #2 : LineCourse: S2°58'15"E Length: 48.8444'North: 160927.9785' East: 1307885.2843'Segment #3 : LineCourse: S87°01'45"W Length: 95.1520'North: 160923.0470' East: 1307790.2602'Segmen t #4 : LineCourse: N2°04'43"W Length: 29.0240'North: 160952.0519' East: 1307789.2075'Segment #5 : CurveLength: 8.9647' Radius: 190.0000'Delta: 2°42'12" Tangent: 4.4832'Chord: 8.9639' Course: N3°25'49"WCourse In: S87°55'17"W Course Out: N85°13'05"ERP North: 160945.1605' East: 1307599.3325'End North: 160960.9997' East: 1307788.6711'Perimeter: 277.3774' Area: 4118 Sq. Ft.Error Closure: 0.0001 Course: S50°16'14"WError North: -0.00005 East: -0.00006Precision 1: 2773764.0000 Page 1 LOT 50.txt Name: Lot : 50 North: 161001.3633' East: 1307780.8298'Segment #1 : LineCourse: N72°33'07"E Length: 97.0030'North: 161030.4487' East: 1307873.3696'Segment #2 : CurveLength: 49.6346' Radius: 204.5000'Delta: 13°54'23" Tangent: 24.9398'Chord: 49.5128' Course: S10°36'02"ECourse In: S72°26'47"W Course Out: N86°21'10"ERP North: 160968.7719' East: 1307678.3921'End North: 160981.7809' East: 1307882.4780'Segment #3 : LineCourse: S80°29'31"W Length: 95.6037'North: 160965.9885' East: 1307788.1877'Segment #4 : CurveLength: 36.1866' Radius: 190.0000'Delta: 10°54'44" Tangent: 18.1482'Chord: 36.1319' Course: N11°44'59"WCourse In: S83°42'24"W Course Out: N72°47'39"ERP North: 160945.1610' East: 1307599.3327'End North: 161001.3633' East: 1307780.8299'Perimeter: 278.4278' Area: 4139 Sq. Ft.Error Closure: 0.0001 Course: N53°55'02"EError North: 0.00008 East: 0.00011Precision 1: 2782514.0000 Page 1 LOT 51.txt Name: Lot : 51 North: 161037.0046' East: 1307767.0351'Segment #1 : LineCourse: N65°59'42"E Length: 95.6277'North: 161075.9075' East: 1307854.3919'Segment #2 : LineCourse: S24°18'44"E Length: 25.1734'North: 161052.9666' East: 1307864.7560'Segment #3 : CurveLength: 24.1229' Radius: 204.5000'Delta: 6°45'31" Tangent: 12.0755'Chord: 24.1089' Course: S20°55'59"ECourse In: S65°41'16"W Course Out: N72°26'47"ERP North: 160968.7721' East: 1307678.3920'End North: 161030.4489' East: 1307873.3696'Segment #4 : LineCourse: S72°33'07"W Length: 97.0030'North: 161001.3634' East: 1307780.8298'Segment #5 : CurveLength: 16.7973' Radius: 190.0000'Delta: 5°03'55" Tangent: 8.4041'Chord: 16.7918' Course: N19°44'18"WCourse In: S72°47'39"W Course Out: N67°43'44"ERP North: 160945.1604' East: 1307599.3326'End North: 161017.1686' East: 1307775.1587'Segment #6 : LineCourse: N22°16'16"W Length: 21.4351'North: 161037.0047' East: 1307767.0351'Perimeter: 280.1594' Area: 4218 Sq. Ft.Error Closure: 0.0001 Course: N8°05'23"EError North: 0.00010 East: 0.00001Precision 1: 2801399.0000 Page 1 LOT 52.txt Name: Lot : 52 North: 161074.0376' East: 1307751.8685'Segment #1 : LineCourse: N65°59'42"E Length: 94.2023'North: 161112.3606' East: 1307837.9233'Segment #2 : LineCourse: S24°18'44"E Length: 40.0006'North: 161075.9075' East: 1307854.3919'Segment #3 : LineCourse: S65°59'42"W Length: 95.6277'North: 161037.0045' East: 1307767.0350'Segment #4 : LineCourse: N22°16'16"W Length: 40.0183'North: 161074.0375' East: 1307751.8685'Perimeter: 269.8489' Area: 3797 Sq. Ft.Error Closure: 0.0001 Course: S29°26'34"WError North: -0.00007 East: -0.00004Precision 1: 2698489.0000 Page 1 LOT 53.txt Name: Lot : 53 North: 161110.9749' East: 1307736.9224'Segment #1 : LineCourse: N64°43'52"E Length: 92.4260'North: 161150.4285' East: 1307820.5046'Segment #2 : CurveLength: 5.8299' Radius: 84.5000'Delta: 3°57'11" Tangent: 2.9161'Chord: 5.8287' Course: S26°17'19"ECourse In: S61°44'05"W Course Out: N65°41'16"ERP North: 161110.4132' East: 1307746.0800'End North: 161145.2027' East: 1307823.0861'Segment #3 : LineCourse: S24°18'44"E Length: 36.0381'North: 161112.3606' East: 1307837.9233'Segment #4 : LineCourse: S65°59'42"W Length: 94.2023'North: 161074.0375' East: 1307751.8686'Segment #5 : LineCourse: N22°16'16"W Length: 31.6568'North: 161103.3328' East: 1307739.8710'Segment #6 : CurveLength: 8.1918' Radius: 200.0000'Delta: 2°20'48" Tangent: 4.0965'Chord: 8.1912' Course: N21°05'52"WCourse In: N67°43'44"E Course Out: S70°04'32"WRP North: 161179.1307' East: 1307924.9512'End North: 161110.9749' East: 1307736.9225'Perimeter: 268.3448' Area: 3817 Sq. Ft.Error Closure: 0.0000 Course: S29°52'09"EError North: -0.00002 East: 0.00001Precision 1: 268343100.0000 Page 1 LOT 54.txt Name: Lot : 54 North: 161198.3627' East: 1307725.3069'Segment #1 : LineCourse: S88°48'44"E Length: 22.5916'North: 161197.8944' East: 1307747.8937'Segment #2 : LineCourse: S1°11'16"W Length: 3.0000'North: 161194.8951' East: 1307747.8315'Segment #3 : CurveLength: 89.2949' Radius: 84.5000'Delta: 60°32'49" Tangent: 49.3254'Chord: 85.1977' Course: S58°32'19"ECourse In: S1°11'16"W Course Out: N61°44'05"ERP North: 161110.4132' East: 1307746.0799'End North: 161150.4284' East: 1307820.5044'Segment #4 : LineCourse: S64°43'52"W Length: 92.4260'North: 161110.9748' East: 1307736.9223'Segment #5 : CurveLength: 73.6951' Radius: 200.0000'Delta: 21°06'43" Tangent: 37.2702'Chord: 73.2789' Course: N9°22'06"WCourse In: N70°04'32"E Course Out: N88°48'44"WRP North: 161179.1309' East: 1307924.9508'End North: 161183.2763' East: 1307724.9939'Segment #6 : LineCourse: N1°11'16"E Length: 15.0896'North: 161198.3627' East: 1307725.3067'Perimeter: 296.0972' Area: 5221 Sq. Ft.Error Closure: 0.0003 Course: S70°04'31"WError North: -0.00009 East: -0.00024Precision 1: 971946.0000 Page 1 LOT 55.txt Name: Lot : 55 North: 161043.7435' East: 1307690.9801' Segment #1 : Line Course: N63°58'26"E Length: 47.9303' North: 161064.7744' East: 1307734.0500' Segment #2 : Line Course: S22°16'16"E Length: 59.6344' North: 161009.5887' East: 1307756.6508' Segment #3 : Curve Length: 45.3467' Radius: 170.0000' Delta: 15°17'00" Tangent: 22.8088' Chord: 45.2124' Course: S14°37'46"E Course In: S67°43'44"W Course Out: N83°00'44"E RP North: 160945.1604' East: 1307599.3326' End North: 160965.8421' East: 1307768.0699' Segment #4 : Line Course: S83°26'58"W Length: 56.6543' North: 160959.3789' East: 1307711.7855' Segment #5 : Line Page 1 LOT 55.txt Course: N13°51'12"W Length: 86.8921' North: 161043.7435' East: 1307690.9803' Perimeter: 296.4579' Area: 5154 Sq. Ft. Error Closure: 0.0002 Course: N83°29'49"E Error North: 0.00002 East: 0.00020 Precision 1: 1481617.5000 Page 2 LOT 56.txt Name: Lot : 56 North: 160939.5666' East: 1307714.5646' Segment #1 : Line Course: N83°26'58"E Length: 55.2148' North: 160945.8655' East: 1307769.4189' Segment #2 : Line Course: S2°04'43"E Length: 95.4523' North: 160850.4760' East: 1307772.8810' Segment #3 : Line Course: S87°55'17"W Length: 55.0336' North: 160848.4799' East: 1307717.8837' Segment #4 : Line Course: N2°05'13"W Length: 91.1471' North: 160939.5666' East: 1307714.5644' Perimeter: 296.8477' Area: 5135 Sq. Ft. Error Closure: 0.0002 Course: S69°06'12"W Error North: -0.00006 East: -0.00015 Precision 1: 1484239.0000 Page 1 LOT 56.txt Page 2 LOT 57.txt Name: Lot : 57 North: 160848.4800' East: 1307717.8837' Segment #1 : Line Course: N87°55'17"E Length: 55.0336' North: 160850.4761' East: 1307772.8811' Segment #2 : Line Course: S2°04'43"E Length: 89.9928' North: 160760.5425' East: 1307776.1452' Segment #3 : Line Course: S87°54'47"W Length: 55.0206' North: 160758.5389' East: 1307721.1611' Segment #4 : Line Course: N2°05'13"W Length: 90.0007' North: 160848.4799' East: 1307717.8836' Perimeter: 290.0477' Area: 4952 Sq. Ft. Error Closure: 0.0001 Course: S38°48'13"W Error North: -0.00011 East: -0.00009 Precision 1: 2900477.0000 Page 1 LOT 57.txt Page 2 LOT 58.txt Name: Lot : 58 North: 160738.5522' East: 1307721.8893' Segment #1 : Line Course: N87°54'47"E Length: 55.0177' North: 160740.5558' East: 1307776.8705' Segment #2 : Line Course: S2°04'43"E Length: 90.0000' North: 160650.6150' East: 1307780.1349' Segment #3 : Line Course: S87°54'47"W Length: 55.0048' North: 160648.6119' East: 1307725.1666' Segment #4 : Line Course: N2°05'13"W Length: 90.0000' North: 160738.5522' East: 1307721.8891' Perimeter: 290.0225' Area: 4951 Sq. Ft. Error Closure: 0.0002 Course: S88°12'01"W Error North: -0.00001 East: -0.00019 Precision 1: 1450112.5000 Page 1 LOT 58.txt Page 2 LOT 59.txt Name: Lot : 1 North: 161226.7595' East: 1307802.9465' Segment #1 : Line Course: S88°48'44"E Length: 163.5552' North: 161223.3691' East: 1307966.4666' Segment #2 : Line Course: S14°36'45"E Length: 40.5801' North: 161184.1016' East: 1307976.7041' Segment #3 : Line Course: S67°41'16"W Length: 111.0772' North: 161141.9308' East: 1307873.9434' Segment #4 : Line Course: N24°18'44"W Length: 23.9201' North: 161163.7295' East: 1307864.0953' Segment #5 : Curve Length: 89.5938' Radius: 129.5000' Delta: 39°38'23" Tangent: 46.6736' Chord: 87.8177' Course: N44°07'56"W Page 1 LOT 59.txt Course In: S65°41'16"W Course Out: N26°02'53"E RP North: 161110.4132' East: 1307746.0799' End North: 161226.7593' East: 1307802.9464' Perimeter: 428.7263' Area: 8241 Sq. Ft. Error Closure: 0.0002 Course: S42°02'36"W Error North: -0.00013 East: -0.00012 Precision 1: 2134751.5000 Page 2 LOT 60.txt Name: Lot : 1 North: 161141.9308' East: 1307873.9434' Segment #1 : Line Course: N67°41'16"E Length: 111.0772' North: 161184.1017' East: 1307976.7041' Segment #2 : Line Course: S14°36'45"E Length: 40.3639' North: 161145.0434' East: 1307986.8871' Segment #3 : Line Course: S67°41'16"W Length: 104.2724' North: 161105.4560' East: 1307890.4217' Segment #4 : Line Course: N24°18'44"W Length: 40.0244' North: 161141.9308' East: 1307873.9433' Perimeter: 295.7379' Area: 4307 Sq. Ft. Error Closure: 0.0001 Course: N65°31'16"W Error North: 0.00003 East: -0.00006 Precision 1: 2957379.0000 Page 1 LOT 60.txt Page 2 LOT 61.txt Name: Lot : 61 North: 161105.4560' East: 1307890.4218' Segment #1 : Line Course: N67°41'16"E Length: 104.2724' North: 161145.0434' East: 1307986.8872' Segment #2 : Line Course: S14°36'45"E Length: 46.8960' North: 161099.6643' East: 1307998.7181' Segment #3 : Line Course: S72°23'15"W Length: 96.9731' North: 161070.3224' East: 1307906.2907' Segment #4 : Curve Length: 1.2835' Radius: 249.5000' Delta: 0°17'41" Tangent: 0.6418' Chord: 1.2835' Course: N24°09'54"W Course In: S65°58'57"W Course Out: N65°41'16"E RP North: 160968.7719' East: 1307678.3921' End North: 161071.4934' East: 1307905.7653' Segment #5 : Line Page 1 LOT 61.txt Course: N24°18'44"W Length: 37.2677' North: 161105.4560' East: 1307890.4218' Perimeter: 286.6926' Area: 4279 Sq. Ft. Error Closure: 0.0000 Course: N49°35'31"E Error North: 0.00002 East: 0.00003 Precision 1: 286692700.0000 Page 2 LOT 62.txt Name: Lot : 62 North: 161070.3223' East: 1307906.2907' Segment #1 : Line Course: N72°23'15"E Length: 96.9731' North: 161099.6643' East: 1307998.7181' Segment #2 : Line Course: S14°36'45"E Length: 46.8753' North: 161054.3052' East: 1308010.5438' Segment #3 : Line Course: S77°24'42"W Length: 93.5552' North: 161033.9153' East: 1307919.2376' Segment #4 : Curve Length: 38.6793' Radius: 249.5000' Delta: 8°52'57" Tangent: 19.3785' Chord: 38.6406' Course: N19°34'35"W Course In: S74°51'54"W Course Out: N65°58'57"E RP North: 160968.7723' East: 1307678.3919' End North: 161070.3223' East: 1307906.2905' Perimeter: 276.0829' Area: 4044 Sq. Ft. Page 1 LOT 62.txt Error Closure: 0.0001 Course: S86°16'35"W Error North: -0.00001 East: -0.00011 Precision 1: 2760442.0000 Page 2 LOT 63.txt Name: Lot : 63 North: 161033.9154' East: 1307919.2376' Segment #1 : Line Course: N77°24'42"E Length: 93.5552' North: 161054.3052' East: 1308010.5439' Segment #2 : Line Course: S14°36'45"E Length: 45.6590' North: 161010.1231' East: 1308022.0627' Segment #3 : Line Course: S81°31'39"W Length: 96.7025' North: 160995.8754' East: 1307926.4156' Segment #4 : Curve Length: 38.7503' Radius: 249.5000' Delta: 8°53'55" Tangent: 19.4142' Chord: 38.7114' Course: N10°41'09"W Course In: S83°45'49"W Course Out: N74°51'54"E RP North: 160968.7721' East: 1307678.3921' End North: 161033.9155' East: 1307919.2376' Perimeter: 274.6670' Area: 3985 Sq. Ft. Page 1 LOT 63.txt Error Closure: 0.0002 Course: N15°16'15"W Error North: 0.00018 East: -0.00005 Precision 1: 1373140.5000 Page 2 LOT 64.txt Name: Lot : 64 North: 160995.8753' East: 1307926.4156' Segment #1 : Line Course: N81°31'39"E Length: 96.7025' North: 161010.1229' East: 1308022.0627' Segment #2 : Line Course: S14°36'45"E Length: 48.6524' North: 160963.0442' East: 1308034.3368' Segment #3 : Line Course: S87°01'45"W Length: 105.6695' North: 160957.5676' East: 1307928.8093' Segment #4 : Line Course: N2°58'15"W Length: 24.1681' North: 160981.7032' East: 1307927.5567' Segment #5 : Curve Length: 14.2199' Radius: 249.5000' Delta: 3°15'56" Tangent: 7.1119' Chord: 14.2180' Course: N4°36'13"W Page 1 LOT 64.txt Course In: S87°01'45"W Course Out: N83°45'49"E RP North: 160968.7722' East: 1307678.3920' End North: 160995.8754' East: 1307926.4156' Perimeter: 289.4124' Area: 4361 Sq. Ft. Error Closure: 0.0001 Course: N9°13'58"W Error North: 0.00009 East: -0.00001 Precision 1: 2894105.0000 Page 2 LOT 65.txt Name: Lot : 65 North: 160957.5676' East: 1307928.8093' Segment #1 : Line Course: N87°01'45"E Length: 105.6695' North: 160963.0442' East: 1308034.3368' Segment #2 : Line Course: S14°36'45"E Length: 40.8401' North: 160923.5251' East: 1308044.6400' Segment #3 : Line Course: S87°01'45"W Length: 113.9106' North: 160917.6214' East: 1307930.8825' Segment #4 : Line Course: N2°58'15"W Length: 40.0000' North: 160957.5677' East: 1307928.8094' Perimeter: 300.4203' Area: 4392 Sq. Ft. Error Closure: 0.0000 Course: N43°47'19"E Error North: 0.00003 East: 0.00003 Precision 1: 300420200.0000 Page 1 LOT 65.txt Page 2 LOT 66.txt Name: Lot : 66 North: 160907.6348' East: 1307931.4008' Segment #1 : Line Course: N87°01'45"E Length: 115.9709' North: 160913.6453' East: 1308047.2158' Segment #2 : Line Course: S14°36'45"E Length: 40.8401' North: 160874.1262' East: 1308057.5190' Segment #3 : Line Course: S87°01'45"W Length: 124.2120' North: 160867.6886' East: 1307933.4739' Segment #4 : Line Course: N2°58'15"W Length: 40.0000' North: 160907.6349' East: 1307931.4008' Perimeter: 321.0231' Area: 4804 Sq. Ft. Error Closure: 0.0000 Course: N43°47'19"E Error North: 0.00003 East: 0.00003 Precision 1: 321023000.0000 Page 1 LOT 66.txt Page 2 LOT 67.txt Name: Lot : 67 North: 160867.6886' East: 1307933.4739' Segment #1 : Line Course: N87°01'45"E Length: 124.2120' North: 160874.1262' East: 1308057.5190' Segment #2 : Line Course: S14°36'45"E Length: 40.8401' North: 160834.6071' East: 1308067.8221' Segment #3 : Line Course: S87°01'45"W Length: 132.4531' North: 160827.7424' East: 1307935.5470' Segment #4 : Line Course: N2°58'15"W Length: 40.0000' North: 160867.6886' East: 1307933.4739' Perimeter: 337.5053' Area: 5133 Sq. Ft. Error Closure: 0.0000 Course: N43°47'18"E Error North: 0.00003 East: 0.00003 Precision 1: 337505200.0000 Page 1 LOT 67.txt Page 2 LOT 68.txt Name: Lot : 68 North: 160827.7423' East: 1307935.5470' Segment #1 : Line Course: N87°01'45"E Length: 132.4531' North: 160834.6071' East: 1308067.8221' Segment #2 : Line Course: S14°36'45"E Length: 9.4033' North: 160825.5079' East: 1308070.1944' Segment #3 : Line Course: S11°13'54"W Length: 31.7609' North: 160794.3553' East: 1308064.0081' Segment #4 : Line Course: S87°01'45"W Length: 126.5581' North: 160787.7961' East: 1307937.6201' Segment #5 : Line Course: N2°58'15"W Length: 40.0000' North: 160827.7424' East: 1307935.5470' Page 1 LOT 68.txt Perimeter: 340.1755' Area: 5245 Sq. Ft. Error Closure: 0.0000 Course: N60°39'47"W Error North: 0.00002 East: -0.00003 Precision 1: 340175400.0000 Page 2 LOT 69.txt Name: Lot : 69 North: 160787.7961' East: 1307937.6202' Segment #1 : Line Course: N87°01'45"E Length: 126.5581' North: 160794.3553' East: 1308064.0082' Segment #2 : Line Course: S11°13'54"W Length: 41.2612' North: 160753.8844' East: 1308055.9715' Segment #3 : Line Course: S87°01'45"W Length: 116.4348' North: 160747.8498' East: 1307939.6932' Segment #4 : Line Course: N2°58'15"W Length: 40.0000' North: 160787.7961' East: 1307937.6201' Perimeter: 324.2541' Area: 4860 Sq. Ft. Error Closure: 0.0001 Course: S70°18'21"W Error North: -0.00004 East: -0.00012 Precision 1: 3242541.0000 Page 1 LOT 69.txt Page 2 LOT 70.txt Name: Lot : 70 North: 160747.8499' East: 1307939.6933' Segment #1 : Line Course: N87°01'45"E Length: 116.4348' North: 160753.8844' East: 1308055.9716' Segment #2 : Line Course: S11°13'54"W Length: 41.2612' North: 160713.4134' East: 1308047.9349' Segment #3 : Line Course: S87°01'45"W Length: 106.3114' North: 160707.9036' East: 1307941.7664' Segment #4 : Line Course: N2°58'15"W Length: 40.0000' North: 160747.8498' East: 1307939.6933' Perimeter: 304.0073' Area: 4455 Sq. Ft. Error Closure: 0.0000 Course: S28°25'16"W Error North: -0.00004 East: -0.00002 Precision 1: 304007400.0000 Page 1 LOT 70.txt Page 2 LOT 71.txt Name: Lot : 71 North: 160414.8784' East: 1307773.3154' Segment #1 : Line Course: N35°13'13"E Length: 63.8259' North: 160467.0204' East: 1307810.1252' Segment #2 : Curve Length: 104.9463' Radius: 390.0000' Delta: 15°25'04" Tangent: 52.7921' Chord: 104.6299' Course: S29°41'52"E Course In: N68°00'40"E Course Out: S52°35'36"W RP North: 160613.0469' East: 1308171.7552' End North: 160376.1336' East: 1307861.9615' Segment #3 : Line Course: S51°07'26"W Length: 54.0390' North: 160342.2166' East: 1307819.8918' Segment #4 : Line Course: N32°39'36"W Length: 86.3081' North: 160414.8783' East: 1307773.3154' Perimeter: 309.1194' Area: 5096 Sq. Ft. Page 1 LOT 71.txt Error Closure: 0.0001 Course: S5°08'47"E Error North: -0.00008 East: 0.00001 Precision 1: 3088029.0000 Page 2 LOT 72.txt Name: Lot : 72 North: 160326.6904' East: 1307832.4990' Segment #1 : Line Course: N51°07'26"E Length: 53.9692' North: 160360.5635' East: 1307874.5143' Segment #2 : Curve Length: 75.5697' Radius: 390.0000' Delta: 11°06'08" Tangent: 37.9035' Chord: 75.4515' Course: S45°53'47"E Course In: N49°39'17"E Course Out: S38°33'09"W RP North: 160613.0465' East: 1308171.7555' End North: 160308.0525' East: 1307928.6947' Segment #3 : Line Course: S33°17'49"W Length: 55.2033' North: 160261.9115' East: 1307898.3893' Segment #4 : Line Course: N45°29'14"W Length: 92.4005' North: 160326.6906' East: 1307832.4990' Perimeter: 277.1427' Area: 4430 Sq. Ft. Page 1 LOT 72.txt Error Closure: 0.0002 Course: N5°56'49"E Error North: 0.00019 East: 0.00002 Precision 1: 1385122.5000 Page 2 PUBLIC ROADS.txt Name: Lot : PUBLIC ROADS North: 159903.0002' East: 1307750.1136'Segment #1 : LineCourse: N1°52'51"E Length: 44.0724'North: 159947.0488' East: 1307751.5601'Segment #2 : LineCourse: N1°52'51"E Length: 40.0000'North: 159987.0273' East: 1307752.8729'Segment #3 : LineCourse: N1°52'51"E Length: 40.0000'North: 160027.0057' East: 1307754.1857'Segment #4 : LineCourse: N1°52'51"E Length: 10.6599'North: 160037.6599' East: 1307754.5356'Segment #5 : CurveLength: 29.3946' Radius: 278.5000'Delta: 6°02'50" Tangent: 14.7110'Chord: 29.3810' Course: N1°08'35"WCourse In: N88°07'09"W Course Out: N85°50'00"ERP North: 160046.8005' East: 1307476.1856'End North: 160067.0350' East: 1307753.9495'Segment #6 : CurveLength: 74.2597' Radius: 278.5000'Delta: 15°16'39" Tangent: 37.3514'Chord: 74.0399' Course: N11°48'19"WCourse In: S85°50'00"W Course Out: N70°33'21"ERP North: 160046.7998' East: 1307476.1856'End North: 160139.5089' East: 1307738.8019'Segment #7 : CurveLength: 58.5042' Radius: 278.5000'Delta: 12°02'10" Tangent: 29.3601'Chord: 58.3967' Course: N25°27'44"WCourse In: S70°33'21"W Course Out: N58°31'12"ERP North: 160046.7995' East: 1307476.1858'End North: 160192.2334' East: 1307713.6963'Segment #8 : CurveLength: 8.1090' Radius: 278.5000'Delta: 1°40'06" Tangent: 4.0548'Chord: 8.1087' Course: N32°18'51"WCourse In: S58°31'12"W Course Out: N56°51'06"ERP North: 160046.8005' East: 1307476.1852'End North: 160199.0863' East: 1307709.3617'Segment #9 : LineCourse: N33°08'54"W Length: 97.5654'North: 160280.7737' East: 1307656.0121'Segment #10 : LineCourse: N33°08'54"W Length: 6.8812'North: 160286.5351' East: 1307652.2494'Segment #11 : CurveLength: 13.1365' Radius: 271.5000'Delta: 2°46'20" Tangent: 6.5695'Chord: 13.1352' Course: N31°45'44"WCourse In: N56°51'06"E Course Out: S59°37'26"WRP North: 160434.9936' East: 1307879.5649'End North: 160297.7031' East: 1307645.3351'Segment #12 : CurveLength: 9.7940' Radius: 271.5000'Delta: 2°04'01" Tangent: 4.8975'Chord: 9.7935' Course: N29°20'34"WCourse In: N59°37'26"E Course Out: S61°41'27"WRP North: 160434.9937' East: 1307879.5648'End North: 160306.2402' East: 1307640.5359'Segment #13 : CurveLength: 40.0363' Radius: 271.5000'Delta: 8°26'56" Tangent: 20.0545'Chord: 40.0000' Course: N24°05'05"WCourse In: N61°41'27"E Course Out: S70°08'23"WRP North: 160434.9934' East: 1307879.5649'End North: 160342.7579' East: 1307624.2125'Segment #14 : CurveLength: 41.9521' Radius: 271.5000'Delta: 8°51'12" Tangent: 21.0179'Chord: 41.9104' Course: N15°26'01"WCourse In: N70°08'23"E Course Out: S78°59'35"WRP North: 160434.9939' East: 1307879.5647'End North: 160383.1570' East: 1307613.0592'Segment #15 : CurveLength: 40.4995' Radius: 271.5000'Delta: 8°32'48" Tangent: 20.2874'Chord: 40.4619' Course: N6°44'01"WCourse In: N78°59'35"E Course Out: S87°32'23"WRP North: 160434.9939' East: 1307879.5647'End North: 160423.3398' East: 1307608.3149'Segment #16 : CurveLength: 20.8144' Radius: 271.5000'Delta: 4°23'33" Tangent: 10.4123'Chord: 20.8093' Course: N0°15'50"WCourse In: N87°32'23"E Course Out: N88°04'03"WRP North: 160434.9944' East: 1307879.5646'End North: 160444.1488' East: 1307608.2191'Segment #17 : LineCourse: N1°55'57"E Length: 2.2060'North: 160446.3536' East: 1307608.2934'Segment #18 : CurveLength: 39.2699' Radius: 25.0000'Delta: 90°00'00" Tangent: 25.0000'Chord: 35.3553' Course: N43°04'03"WCourse In: N88°04'03"W Course Out: N1°55'57"ERP North: 160447.1966' East: 1307583.3077'End North: 160472.1824' East: 1307584.1507'Segment #19 : LineCourse: N88°04'03"W Length: 74.9997'North: 160474.7115' East: 1307509.1937'Segment #20 : LineCourse: N1°55'57"E Length: 45.0000'North: 160519.6860' East: 1307510.7112'Segment #21 : LineCourse: S88°04'03"E Length: 80.4997'North: 160516.9713' East: 1307591.1651'Segment #22 : CurveLength: 30.6305' Radius: 19.5000'Delta: 90°00'00" Tangent: 19.5000'Chord: 27.5772' Course: N46°55'57"ECourse In: N1°55'57"E Course Out: S88°04'03"ERP North: 160536.4602' East: 1307591.8227'End North: 160535.8027' East: 1307611.3116'Segment #23 : LineCourse: N1°55'57"E Length: 35.5000'North: 160571.2825' East: 1307612.5088'Segment #24 : LineCourse: S88°04'03"E Length: 10.2681'North: 160570.9362' East: 1307622.7710'Segment #25 : LineCourse: S88°04'03"E Length: 20.0000'North: 160570.2618' East: 1307642.7596'Segment #26 : LineCourse: S88°04'03"E Length: 14.7319'North: 160569.7650' East: 1307657.4832'Segment #27 : LineCourse: S1°55'57"W Page 1 PUBLIC ROADS.txt Length: 40.0000'North: 160529.7878' East: 1307656.1343'Segment #28 : LineCourse: S1°55'57"W Length: 40.0000'North: 160489.8105' East: 1307654.7854'Segment #29 : LineCourse: S1°55'57"W Length: 40.0000'North: 160449.8333' East: 1307653.4365'Segment #30 : LineCourse: S1°55'57"W Length: 7.2060'North: 160442.6314' East: 1307653.1935'Segment #31 : CurveLength: 50.0191' Radius: 226.5000'Delta: 12°39'10" Tangent: 25.1117'Chord: 49.9175' Course: S4°23'39"ECourse In: S88°04'03"E Course Out: S79°16'46"WRP North: 160434.9933' East: 1307879.5647'End North: 160392.8606' East: 1307657.0181'Segment #32 : CurveLength: 61.0101' Radius: 226.5000'Delta: 15°26'00" Tangent: 30.6908'Chord: 60.8258' Course: S18°26'14"ECourse In: N79°16'46"E Course Out: S63°50'47"WRP North: 160434.9939' East: 1307879.5648'End North: 160335.1569' East: 1307676.2552'Segment #33 : CurveLength: 27.6511' Radius: 226.5000'Delta: 6°59'41" Tangent: 13.8428'Chord: 27.6339' Course: S29°39'04"ECourse In: N63°50'47"E Course Out: S56°51'06"WRP North: 160434.9934' East: 1307879.5651'End North: 160311.1416' East: 1307689.9261'Segment #34 : LineCourse: S33°08'54"E Length: 21.8711'North: 160292.8298' East: 1307701.8854'Segment #35 : LineCourse: S33°08'54"E Length: 40.0000'North: 160259.3395' East: 1307723.7578'Segment #36 : LineCourse: S33°08'54"E Length: 40.0000'North: 160225.8492' East: 1307745.6301'Segment #37 : LineCourse: S33°08'54"E Length: 2.5755'North: 160223.6928' East: 1307747.0384'Segment #38 : CurveLength: 37.5085' Radius: 323.5000'Delta: 6°38'36" Tangent: 18.7753'Chord: 37.4875' Course: S29°49'36"ECourse In: S56°51'06"W Course Out: N63°29'41"ERP North: 160046.8003' East: 1307476.1855'End North: 160191.1712' East: 1307765.6839'Segment #39 : CurveLength: 14.4801' Radius: 323.5000'Delta: 2°33'53" Tangent: 7.2413'Chord: 14.4789' Course: S25°13'22"ECourse In: S63°29'41"W Course Out: N66°03'34"ERP North: 160046.7995' East: 1307476.1859'End North: 160178.0727' East: 1307771.8539'Segment #40 : CurveLength: 40.2672' Radius: 25.0000'Delta: 92°17'08" Tangent: 26.0177'Chord: 36.0534' Course: S70°05'00"ECourse In: N66°03'34"E Course Out: S26°13'34"ERP North: 160188.2174' East: 1307794.7031'End North: 160165.7910' East: 1307805.7509'Segment #41 : CurveLength: 81.6863' Radius: 178.5000'Delta: 26°13'12" Tangent: 41.5712'Chord: 80.9754' Course: N50°39'50"ECourse In: N26°13'34"W Course Out: S52°26'46"ERP North: 160325.9157' East: 1307726.8691'End North: 160217.1188' East: 1307868.3806'Segment #42 : CurveLength: 13.2616' Radius: 178.5000'Delta: 4°15'24" Tangent: 6.6339'Chord: 13.2586' Course: N35°25'31"ECourse In: N52°26'46"W Course Out: S56°42'11"ERP North: 160325.9158' East: 1307726.8693'End North: 160227.9228' East: 1307876.0658'Segment #43 : LineCourse: N33°17'49"E Length: 40.6640'North: 160261.9113' East: 1307898.3895'Segment #44 : LineCourse: N33°17'49"E Length: 55.2033'North: 160308.0522' East: 1307928.6949'Segment #45 : LineCourse: N33°17'49"E Length: 20.0890'North: 160324.8434' East: 1307939.7233'Segment #46 : LineCourse: N33°17'49"E Length: 81.8699'North: 160393.2732' East: 1307984.6681'Segment #47 : CurveLength: 27.7264' Radius: 19.5000'Delta: 81°28'01" Tangent: 16.7924'Chord: 25.4491' Course: N7°26'11"WCourse In: N56°42'11"W Course Out: N41°49'49"ERP North: 160403.9783' East: 1307968.3693'End North: 160418.5083' East: 1307981.3743'Segment #48 : CurveLength: 19.0167' Radius: 235.5000'Delta: 4°37'36" Tangent: 9.5135'Chord: 19.0115' Course: N45°51'23"WCourse In: N41°49'49"E Course Out: S46°27'24"WRP North: 160593.9849' East: 1308138.4355'End North: 160431.7490' East: 1307967.7317'Segment #49 : CurveLength: 37.7518' Radius: 235.5000'Delta: 9°11'05" Tangent: 18.9164'Chord: 37.7114' Course: N38°57'03"WCourse In: N46°27'24"E Course Out: S55°38'30"WRP North: 160593.9857' East: 1308138.4348'End North: 160461.0766' East: 1307944.0244'Segment #50 : CurveLength: 37.8972' Radius: 235.5000'Delta: 9°13'13" Tangent: 18.9896'Chord: 37.8564' Course: N29°44'54"WCourse In: N55°38'30"E Course Out: S64°51'42"WRP North: 160593.9850' East: 1308138.4353'End North: 160493.9440' East: 1307925.2403'Segment #51 : CurveLength: 38.4186' Radius: 235.5000'Delta: 9°20'49" Tangent: 19.2520'Chord: 38.3760' Course: N20°27'53"WCourse In: N64°51'42"E Course Out: S74°12'32"WRP North: 160593.9857' East: 1308138.4349'End North: 160529.8980' East: 1307911.8229'Segment #52 : CurveLength: 37.3157' Radius: 235.5000'Delta: 9°04'43" Tangent: 18.6970'Chord: 37.2767' Course: N11°15'07"WCourse In: N74°12'32"E Course Page 2 PUBLIC ROADS.txt Out: S83°17'15"WRP North: 160593.9849' East: 1308138.4352'End North: 160566.4582' East: 1307904.5494'Segment #53 : CurveLength: 15.3790' Radius: 235.5000'Delta: 3°44'30" Tangent: 7.6922'Chord: 15.3763' Course: N4°50'30"WCourse In: N83°17'15"E Course Out: S87°01'45"WRP North: 160593.9852' East: 1308138.4350'End North: 160581.7797' East: 1307903.2516'Segment #54 : LineCourse: N2°58'15"W Length: 21.5133'North: 160603.2641' East: 1307902.1366'Segment #55 : LineCourse: N2°58'15"W Length: 5.0017'North: 160608.2590' East: 1307901.8773'Segment #56 : LineCourse: N2°58'15"W Length: 40.1498'North: 160648.3549' East: 1307899.7965'Segment #57 : LineCourse: N2°58'15"W Length: 40.0000'North: 160688.3011' East: 1307897.7234'Segment #58 : LineCourse: N2°58'15"W Length: 40.0000'North: 160728.2474' East: 1307895.6503'Segment #59 : LineCourse: N2°58'15"W Length: 40.0000'North: 160768.1936' East: 1307893.5772'Segment #60 : LineCourse: N2°58'15"W Length: 40.0000'North: 160808.1398' East: 1307891.5041'Segment #61 : LineCourse: N2°58'15"W Length: 40.0000'North: 160848.0861' East: 1307889.4310'Segment #62 : LineCourse: N2°58'15"W Length: 40.0000'North: 160888.0323' East: 1307887.3579'Segment #63 : LineCourse: N2°58'15"W Length: 40.0000'North: 160927.9786' East: 1307885.2848'Segment #64 : LineCourse: N2°58'15"W Length: 48.8444'North: 160976.7573' East: 1307882.7533'Segment #65 : LineCourse: N2°58'15"W Length: 2.6171'North: 160979.3709' East: 1307882.6176'Segment #66 : CurveLength: 2.4141' Radius: 204.5000'Delta: 0°40'35" Tangent: 1.2071'Chord: 2.4141' Course: N3°18'33"WCourse In: S87°01'45"W Course Out: N86°21'10"ERP North: 160968.7722' East: 1307678.3925'End North: 160981.7810' East: 1307882.4783'Segment #67 : CurveLength: 49.6346' Radius: 204.5000'Delta: 13°54'23" Tangent: 24.9398'Chord: 49.5128' Course: N10°36'02"WCourse In: S86°21'10"W Course Out: N72°26'47"ERP North: 160968.7721' East: 1307678.3925'End North: 161030.4488' East: 1307873.3699'Segment #68 : CurveLength: 24.1229' Radius: 204.5000'Delta: 6°45'31" Tangent: 12.0755'Chord: 24.1089' Course: N20°55'59"WCourse In: S72°26'47"W Course Out: N65°41'16"ERP North: 160968.7720' East: 1307678.3924'End North: 161052.9665' East: 1307864.7563'Segment #69 : LineCourse: N24°18'44"W Length: 25.1734'North: 161075.9074' East: 1307854.3922'Segment #70 : LineCourse: N24°18'44"W Length: 40.0006'North: 161112.3605' East: 1307837.9236'Segment #71 : LineCourse: N24°18'44"W Length: 36.0381'North: 161145.2026' East: 1307823.0864'Segment #72 : CurveLength: 5.8299' Radius: 84.5000'Delta: 3°57'11" Tangent: 2.9161'Chord: 5.8287' Course: N26°17'19"WCourse In: S65°41'16"W Course Out: N61°44'05"ERP North: 161110.4132' East: 1307746.0802'End North: 161150.4285' East: 1307820.5049'Segment #73 : CurveLength: 89.2949' Radius: 84.5000'Delta: 60°32'49" Tangent: 49.3254'Chord: 85.1977' Course: N58°32'19"WCourse In: S61°44'05"W Course Out: N1°11'16"ERP North: 161110.4131' East: 1307746.0803'End North: 161194.8952' East: 1307747.8319'Segment #74 : LineCourse: N1°11'16"E Length: 3.0000'North: 161197.8945' East: 1307747.8941'Segment #75 : LineCourse: N88°48'44"W Length: 22.5916'North: 161198.3628' East: 1307725.3074'Segment #76 : LineCourse: N88°48'44"W Length: 20.0000'North: 161198.7774' East: 1307705.3117'Segment #77 : LineCourse: N88°48'44"W Length: 21.6086'North: 161199.2254' East: 1307683.7077'Segment #78 : LineCourse: N88°48'44"W Length: 103.1000'North: 161201.3625' East: 1307580.6299'Segment #79 : LineCourse: N1°55'55"E Length: 30.0025'North: 161231.3480' East: 1307581.6413'Segment #80 : LineCourse: S88°48'44"E Length: 221.3532'North: 161226.7595' East: 1307802.9470'Segment #81 : CurveLength: 89.5938' Radius: 129.5000'Delta: 39°38'23" Tangent: 46.6736'Chord: 87.8177' Course: S44°07'56"ECourse In: S26°02'53"W Course Out: N65°41'16"ERP North: 161110.4133' East: 1307746.0803'End North: 161163.7297' East: 1307864.0959'Segment #82 : LineCourse: S24°18'44"E Length: 23.9201'North: 161141.9309' East: 1307873.9440'Segment #83 : LineCourse: S24°18'44"E Length: 40.0244'North: 161105.4561' East: 1307890.4224'Segment #84 : LineCourse: S24°18'44"E Length: 37.2677'North: 161071.4934' East: 1307905.7658'Segment #85 : CurveLength: 1.2835' Radius: 249.5000'Delta: 0°17'41" Tangent: 0.6418'Chord: 1.2835' Course: S24°09'54"ECourse In: S65°41'16"W Course Out: N65°58'57"ERP North: 160968.7721' East: 1307678.3926'End North: 161070.3224' East: 1307906.2913'Segment #86 : CurveLength: 38.6793' Radius: 249.5000'Delta: Page 3 PUBLIC ROADS.txt 8°52'57" Tangent: 19.3785'Chord: 38.6406' Course: S19°34'35"ECourse In: S65°58'57"W Course Out: N74°51'54"ERP North: 160968.7720' East: 1307678.3927'End North: 161033.9154' East: 1307919.2383'Segment #87 : CurveLength: 38.7503' Radius: 249.5000'Delta: 8°53'55" Tangent: 19.4142'Chord: 38.7114' Course: S10°41'09"ECourse In: S74°51'54"W Course Out: N83°45'49"ERP North: 160968.7724' East: 1307678.3926'End North: 160995.8753' East: 1307926.4163'Segment #88 : CurveLength: 14.2199' Radius: 249.5000'Delta: 3°15'56" Tangent: 7.1119'Chord: 14.2180' Course: S4°36'13"ECourse In: S83°45'49"W Course Out: N87°01'45"ERP North: 160968.7720' East: 1307678.3928'End North: 160981.7032' East: 1307927.5575'Segment #89 : LineCourse: S2°58'15"E Length: 24.1681'North: 160957.5676' East: 1307928.8101'Segment #90 : LineCourse: S2°58'15"E Length: 40.0000'North: 160917.6213' East: 1307930.8832'Segment #91 : LineCourse: S2°58'15"E Length: 10.0000'North: 160907.6348' East: 1307931.4014'Segment #92 : LineCourse: S2°58'15"E Length: 40.0000'North: 160867.6885' East: 1307933.4745'Segment #93 : LineCourse: S2°58'15"E Length: 40.0000'North: 160827.7423' East: 1307935.5476'Segment #94 : LineCourse: S2°58'15"E Length: 40.0000'North: 160787.7960' East: 1307937.6207'Segment #95 : LineCourse: S2°58'15"E Length: 40.0000'North: 160747.8498' East: 1307939.6938'Segment #96 : LineCourse: S2°58'15"E Length: 40.0000'North: 160707.9036' East: 1307941.7670'Segment #97 : LineCourse: S2°58'15"E Length: 123.9582'North: 160584.1120' East: 1307948.1914'Segment #98 : CurveLength: 178.0893' Radius: 190.5000'Delta: 53°33'47" Tangent: 96.1514'Chord: 171.6747' Course: S29°45'09"ECourse In: N87°01'45"E Course Out: S33°27'58"WRP North: 160593.9851' East: 1308138.4354'End North: 160435.0679' East: 1308033.3857'Segment #99 : LineCourse: S54°51'38"E Length: 68.4937'North: 160395.6451' East: 1308089.3967'Segment #100 : LineCourse: S12°45'13"E Length: 15.8984'North: 160380.1389' East: 1308092.9064'Segment #101 : LineCourse: S56°32'02"E Length: 24.4316'North: 160366.6663' East: 1308113.2876'Segment #102 : CurveLength: 88.0657' Radius: 116.5000'Delta: 43°18'42" Tangent: 46.2568'Chord: 85.9838' Course: S34°52'41"ECourse In: S33°27'58"W Course Out: N76°46'39"ERP North: 160269.4806' East: 1308049.0444'End North: 160296.1277' East: 1308162.4558'Segment #103 : LineCourse: S1°49'09"W Length: 26.4622'North: 160269.6788' East: 1308161.6158'Segment #104 : LineCourse: N88°10'51"W Length: 39.1053'North: 160270.9202' East: 1308122.5302'Segment #105 : CurveLength: 71.0829' Radius: 73.5000'Delta: 55°24'42" Tangent: 38.5978'Chord: 68.3449' Course: N28°49'41"WCourse In: S88°52'39"W Course Out: N33°27'58"ERP North: 160269.4803' East: 1308049.0443'End North: 160330.7952' East: 1308089.5755'Segment #106 : LineCourse: N56°32'02"W Length: 28.9844'North: 160346.7784' East: 1308065.3963'Segmen t #107 : LineCourse: N56°32'02"W Length: 32.9559'North: 160364.9518' East: 1308037.9041'Segment #108 : CurveLength: 23.6062' Radius: 15.0000'Delta: 90°10'09" Tangent: 15.0443'Chord: 21.2445' Course: S78°22'53"WCourse In: S33°27'58"W Course Out: N56°42'11"WRP North: 160352.4386' East: 1308029.6324'End North: 160360.6732' East: 1308017.0949'Segment #109 : LineCourse: S33°17'49"W Length: 76.6480'North: 160296.6080' East: 1307975.0168'Segment #110 : LineCourse: S33°17'49"W Length: 40.0000'North: 160263.1745' East: 1307953.0577'Segment #111 : LineCourse: S33°17'49"W Length: 40.0000'North: 160229.7411' East: 1307931.0986'Segment #112 : LineCourse: S33°17'49"W Length: 31.7314'North: 160203.2188' East: 1307913.6787'Segment #113 : CurveLength: 9.5926' Radius: 223.5000'Delta: 2°27'33" Tangent: 4.7971'Chord: 9.5919' Course: S34°31'36"WCourse In: N56°42'11"W Course Out: S54°14'38"ERP North: 160325.9154' East: 1307726.8692'End North: 160195.3164' East: 1307908.2421'Segment #114 : CurveLength: 41.6598' Radius: 223.5000'Delta: 10°40'47" Tangent: 20.8904'Chord: 41.5995' Course: S41°05'46"WCourse In: N54°14'38"W Course Out: S43°33'51"ERP North: 160325.9155' East: 1307726.8693'End North: 160163.9667' East: 1307880.8978'Segment #115 : CurveLength: 70.6834' Radius: 223.5000'Delta: 18°07'13" Tangent: 35.6392'Chord: 70.3892' Course: S55°29'46"WCourse In: N43°33'51"W Course Out: S25°26'38"ERP North: 160325.9154' East: 1307726.8691'End North: 160124.0939' East: 1307822.8909'Segment #116 : CurveLength: 22.3462' Radius: 223.5000'Delta: 5°43'43" Tangent: 11.1824'Chord: 22.3369' Course: S67°25'13"WCourse In: N25°26'38"W Course Page 4 PUBLIC ROADS.txt Out: S19°42'55"ERP North: 160325.9158' East: 1307726.8693'End North: 160115.5172' East: 1307802.2662'Segment #117 : CurveLength: 16.1044' Radius: 11.5000'Delta: 80°14'09" Tangent: 9.6901'Chord: 14.8204' Course: S30°10'00"WCourse In: S19°42'55"E Course Out: S80°02'56"WRP North: 160104.6913' East: 1307806.1457'End North: 160102.7040' East: 1307794.8187'Segment #118 : CurveLength: 66.8049' Radius: 323.5000'Delta: 11°49'55" Tangent: 33.5217'Chord: 66.6863' Course: S4°02'07"ECourse In: S80°02'56"W Course Out: S88°07'09"ERP North: 160046.8006' East: 1307476.1856'End North: 160036.1830' East: 1307799.5115'Segment #119 : LineCourse: S1°52'51"W Length: 18.4346'North: 160017.7583' East: 1307798.9064'Segment #120 : CurveLength: 38.6766' Radius: 27.5000'Delta: 80°34'55" Tangent: 23.3143'Chord: 35.5668' Course: S38°24'37"ECourse In: S88°07'09"E Course Out: S11°17'56"WRP North: 160016.8557' East: 1307826.3916'End North: 159989.8888' East: 1307821.0037'Segment #121 : LineCourse: S1°52'51"W Length: 36.4111'North: 159953.4973' East: 1307819.8086'Segment #122 : CurveLength: 43.6969' Radius: 27.5000'Delta: 91°02'30" Tangent: 28.0046'Chord: 39.2428' Course: S47°24'06"WCourse In: S2°55'21"W Course Out: N88°07'09"WRP North: 159926.0331' East: 1307818.4065'End North: 159926.9357' East: 1307790.9213'Segment #123 : LineCourse: S1°52'51"W Length: 17.0550'North: 159909.8898' East: 1307790.3616'Segment #124 : LineCourse: S80°17'10"W Length: 40.8332'North: 159903.0001' East: 1307750.1138'Perimeter: 4879.6627' Area: 107412 Sq. Ft.Error Closure: 0.0002 Course: S82°35'41"EError North: -0.00003 East: 0.00024Precision 1: 24177566.5000 Page 5 TRACT A - ALLEY.txt Name: Lot : TRACT A - ALLEY North: 160324.8435' East: 1307939.7232'Segment #1 : LineCourse: S33°17'49"W Length: 20.0890'North: 160308.0524' East: 1307928.6948'Segment #2 : CurveLength: 75.5697' Radius: 390.0000'Delta: 11°06'08" Tangent: 37.9035'Chord: 75.4515' Course: N45°53'47"WCourse In: N38°33'09"E Course Out: S49°39'17"WRP North: 160613.0470' East: 1308171.7550'End North: 160360.5635' East: 1307874.5144'Segment #3 : CurveLength: 20.0022' Radius: 390.0000'Delta: 2°56'19" Tangent: 10.0033'Chord: 20.0000' Course: N38°52'34"WCourse In: N49°39'17"E Course Out: S52°35'36"WRP North: 160613.0465' East: 1308171.7556'End North: 160376.1336' East: 1307861.9616'Segment #4 : CurveLength: 104.9463' Radius: 390.0000'Delta: 15°25'04" Tangent: 52.7921'Chord: 104.6299' Course: N29°41'52"WCourse In: N52°35'36"E Course Out: S68°00'40"WRP North: 160613.0462' East: 1308171.7557'End North: 160467.0204' East: 1307810.1253'Segment #5 : CurveLength: 135.5248' Radius: 390.0000'Delta: 19°54'37" Tangent: 68.4526'Chord: 134.8440' Course: N12°02'01"WCourse In: N68°00'40"E Course Out: S87°55'17"WRP North: 160613.0469' East: 1308171.7554'End North: 160598.9013' East: 1307782.0123'Segment #6 : LineCourse: N2°04'43"W Length: 51.7478'North: 160650.6151' East: 1307780.1354'Segment #7 : LineCourse: N2°04'43"W Length: 90.0000'North: 160740.5558' East: 1307776.8710'Segment #8 : LineCourse: N2°04'43"W Length: 20.0000'North: 160760.5427' East: 1307776.1456'Segment #9 : LineCourse: N2°04'43"W Length: 89.9928'North: 160850.4763' East: 1307772.8815'Segment #10 : LineCourse: N2°04'43"W Length: 95.4523'North: 160945.8658' East: 1307769.4194'Segment #11 : LineCourse: N2°04'43"W Length: 5.4645'North: 160951.3267' East: 1307769.2212'Segment #12 : CurveLength: 14.5656' Radius: 170.0000'Delta: 4°54'33" Tangent: 7.2872'Chord: 14.5611' Course: N4°31'59"WCourse In: S87°55'17"W Course Out: N83°00'44"ERP North: 160945.1606' East: 1307599.3331'End North: 160965.8422' East: 1307768.0704'Segment #13 : CurveLength: 45.3467' Radius: 170.0000'Delta: 15°17'00" Tangent: 22.8088'Chord: 45.2124' Course: N14°37'46"WCourse In: S83°00'44"W Course Out: N67°43'44"ERP North: 160945.1604' East: 1307599.3331'End North: 161009.5888' East: 1307756.6512'Segment #14 : LineCourse: N22°16'16"W Length: 59.6344'North: 161064.7745' East: 1307734.0504'Segment #15 : LineCourse: N22°16'16"W Length: 33.4758'North: 161095.7531' East: 1307721.3634'Segment #16 : CurveLength: 90.0755' Radius: 220.0000'Delta: 23°27'32" Tangent: 45.6777'Chord: 89.4477' Course: N10°32'30"WCourse In: N67°43'44"E Course Out: N88°48'44"WRP North: 161179.1308' East: 1307924.9516'End North: 161183.6911' East: 1307704.9989'Segment #17 : LineCourse: N1°11'16"E Length: 15.0896'North: 161198.7774' East: 1307705.3117'Segment #18 : LineCourse: S88°48'44"E Length: 20.0000'North: 161198.3629' East: 1307725.3074'Segment #19 : LineCourse: S1°11'16"W Length: 15.0896'North: 161183.2765' East: 1307724.9946'Segment #20 : CurveLength: 73.6951' Radius: 200.0000'Delta: 21°06'43" Tangent: 37.2702'Chord: 73.2789' Course: S9°22'06"ECourse In: S88°48'44"E Course Out: S70°04'32"WRP North: 161179.1307' East: 1307924.9517'End North: 161110.9750' East: 1307736.9230'Segment #21 : CurveLength: 8.1918' Radius: 200.0000'Delta: 2°20'48" Tangent: 4.0965'Chord: 8.1912' Course: S21°05'52"ECourse In: N70°04'32"E Course Out: S67°43'44"WRP North: 161179.1311' East: 1307924.9516'End North: 161103.3328' East: 1307739.8715'Segment #22 : LineCourse: S22°16'16"E Length: 31.6568'North: 161074.0376' East: 1307751.8691'Segment #23 : LineCourse: S22°16'16"E Length: 40.0183'North: 161037.0046' East: 1307767.0357'Segment #24 : LineCourse: S22°16'16"E Length: 21.4351'North: 161017.1686' East: 1307775.1593'Segment #25 : CurveLength: 16.7973' Radius: 190.0000'Delta: 5°03'55" Tangent: 8.4041'Chord: 16.7918' Course: S19°44'18"ECourse In: S67°43'44"W Course Out: N72°47'39"ERP North: 160945.1606' East: 1307599.3332'End North: 161001.3634' East: 1307780.8303'Segment #26 : CurveLength: 36.1866' Radius: 190.0000'Delta: 10°54'44" Tangent: 18.1482'Chord: 36.1319' Course: S11°44'59"ECourse In: S72°47'39"W Course Out: N83°42'24"ERP North: 160945.1604' East: 1307599.3332'End North: 160965.9886' East: 1307788.1881'Segment #27 : CurveLength: 5.0122' Radius: 190.0000'Delta: 1°30'41" Tangent: 2.5062'Chord: 5.0120' Course: S5°32'16"ECourse In: S83°42'24"W Course Out: N85°13'05"ERP Page 1 TRACT A - ALLEY.txt North: 160945.1610' East: 1307599.3331'End North: 160961.0000' East: 1307788.6718'Segment #28 : CurveLength: 8.9647' Radius: 190.0000'Delta: 2°42'12" Tangent: 4.4832'Chord: 8.9639' Course: S3°25'49"ECourse In: S85°13'05"W Course Out: N87°55'17"ERP North: 160945.1608' East: 1307599.3332'End North: 160952.0521' East: 1307789.2081'Segment #29 : LineCourse: S2°04'43"E Length: 29.0240'North: 160923.0472' East: 1307790.2609'Segment #30 : LineCourse: S2°04'43"E Length: 40.0049'North: 160883.0687' East: 1307791.7119'Segment #31 : LineCourse: S2°04'43"E Length: 240.0291'North: 160643.1975' East: 1307800.4179'Segment #32 : LineCourse: S2°04'43"E Length: 42.7368'North: 160600.4888' East: 1307801.9680'Segment #33 : LineCourse: S2°04'43"E Length: 0.8626'North: 160599.6268' East: 1307801.9993'Segment #34 : CurveLength: 4.1409' Radius: 370.0000'Delta: 0°38'28" Tangent: 2.0704'Chord: 4.1408' Course: S2°23'57"ECourse In: N87°55'17"E Course Out: S87°16'49"WRP North: 160613.0469' East: 1308171.7558'End North: 160595.4896' East: 1307802.1726'Segment #35 : CurveLength: 48.0040' Radius: 370.0000'Delta: 7°26'01" Tangent: 24.0357'Chord: 47.9704' Course: S6°26'12"ECourse In: N87°16'49"E Course Out: S79°50'48"WRP North: 160613.0462' East: 1308171.7558'End North: 160547.8216' East: 1307807.5503'Segment #36 : CurveLength: 48.2480' Radius: 370.0000'Delta: 7°28'17" Tangent: 24.1583'Chord: 48.2139' Course: S13°53'21"ECourse In: N79°50'48"E Course Out: S72°22'31"WRP North: 160613.0463' East: 1308171.7559'End North: 160501.0174' East: 1307819.1238'Segment #37 : CurveLength: 49.2608' Radius: 370.0000'Delta: 7°37'42" Tangent: 24.6668'Chord: 49.2244' Course: S21°26'20"ECourse In: N72°22'31"E Course Out: S64°44'49"WRP North: 160613.0464' East: 1308171.7560'End North: 160455.1989' East: 1307837.1157'Segment #38 : CurveLength: 48.6788' Radius: 370.0000'Delta: 7°32'17" Tangent: 24.3745'Chord: 48.6437' Course: S29°01'19"ECourse In: N64°44'49"E Course Out: S57°12'32"WRP North: 160613.0472' East: 1308171.7557'End North: 160412.6632' East: 1307860.7150'Segment #39 : CurveLength: 48.5027' Radius: 370.0000'Delta: 7°30'39" Tangent: 24.2862'Chord: 48.4680' Course: S36°32'47"ECourse In: N57°12'32"E Course Out: S49°41'53"WRP North: 160613.0470' East: 1308171.7557'End North: 160373.7252' East: 1307889.5764'Segment #40 : CurveLength: 70.1347' Radius: 370.0000'Delta: 10°51'38" Tangent: 35.1727'Chord: 70.0298' Course: S45°43'56"ECourse In: N49°41'53"E Course Out: S38°50'15"WRP North: 160613.0470' East: 1308171.7555'End North: 160324.8435' East: 1307939.7237'Perimeter: 1913.6518' Area: 18736 Sq. Ft.Error Closure: 0.0005 Course: S89°47'47"EError North: -0.00000 East: 0.00050Precision 1: 3822021.4000 Page 2 TRACT B.txt Name: Lot : TRACT B North: 160395.6452' East: 1308089.3962' Segment #1 : Line Course: N54°51'38"W Length: 68.4937' North: 160435.0680' East: 1308033.3852' Segment #2 : Curve Length: 178.0893' Radius: 190.5000' Delta: 53°33'47" Tangent: 96.1514' Chord: 171.6747' Course: N29°45'09"W Course In: N33°27'58"E Course Out: S87°01'45"W RP North: 160593.9854' East: 1308138.4353' End North: 160584.1120' East: 1307948.1909' Segment #3 : Line Course: N2°58'15"W Length: 123.9582' North: 160707.9036' East: 1307941.7665' Segment #4 : Line Course: N87°01'45"E Length: 106.3114' North: 160713.4135' East: 1308047.9350' Segment #5 : Line Page 1 TRACT B.txt Course: S11°13'54"W Length: 30.4130' North: 160683.5830' East: 1308042.0113' Segment #6 : Line Course: S0°51'27"W Length: 73.7230' North: 160609.8682' East: 1308040.9079' Segment #7 : Line Course: S12°45'13"E Length: 219.6421' North: 160395.6451' East: 1308089.3959' Perimeter: 800.6306' Area: 26512 Sq. Ft. Error Closure: 0.0003 Course: S71°03'30"W Error North: -0.00011 East: -0.00033 Precision 1: 2647387.0000 Page 2 TRACT C.txt Name: Lot : TRACT C North: 160917.6214' East: 1307930.8825'Segment #1 : LineCourse: N87°01'45"E Length: 113.9106'North: 160923.5251' East: 1308044.6400'Segment #2 : LineCourse: S14°36'45"E Length: 10.2100'North: 160913.6453' East: 1308047.2158'Segment #3 : LineCourse: S87°01'45"W Length: 115.9709'North: 160907.6349' East: 1307931.4007'Segment #4 : LineCourse: N2°58'15"W Length: 10.0000'North: 160917.6214' East: 1307930.8824'Perimeter: 250.0916' Area: 1149 Sq. Ft.Error Closure: 0.0000 Course: N36°50'11"WError North: 0.00003 East: -0.00002Precision 1: 250091500.0000 Page 1 TRACT D.txt Name: Lot : TRACT D North: 160945.8656' East: 1307769.4189' Segment #1 : Line Course: S83°26'58"W Length: 55.2148' North: 160939.5667' East: 1307714.5646' Segment #2 : Line Course: N7°59'07"W Length: 20.0063' North: 160959.3790' East: 1307711.7853' Segment #3 : Line Course: N83°26'58"E Length: 56.6543' North: 160965.8421' East: 1307768.0698' Segment #4 : Curve Length: 14.5656' Radius: 170.0000' Delta: 4°54'33" Tangent: 7.2872' Chord: 14.5611' Course: S4°31'59"E Course In: S83°00'44"W Course Out: N87°55'17"E RP North: 160945.1603' East: 1307599.3325' End North: 160951.3266' East: 1307769.2206' Segment #5 : Line Page 1 TRACT D.txt Course: S2°04'43"E Length: 5.4645' North: 160945.8657' East: 1307769.4188' Perimeter: 151.9055' Area: 1122 Sq. Ft. Error Closure: 0.0001 Course: N57°11'59"W Error North: 0.00008 East: -0.00012 Precision 1: 1519010.0000 Page 2 TRACT E.txt Name: Lot : 1 North: 160740.5557' East: 1307776.8706' Segment #1 : Line Course: S87°54'47"W Length: 55.0177' North: 160738.5522' East: 1307721.8894' Segment #2 : Line Course: N2°05'13"W Length: 20.0000' North: 160758.5389' East: 1307721.1610' Segment #3 : Line Course: N87°54'47"E Length: 55.0206' North: 160760.5425' East: 1307776.1451' Segment #4 : Line Course: S2°04'43"E Length: 20.0000' North: 160740.5557' East: 1307776.8706' Perimeter: 150.0383' Area: 1100 Sq. Ft. Error Closure: 0.0000 Course: S89°16'39"W Error North: -0.00000 East: -0.00001 Precision 1: 150038300.0000 Page 1 TRACT E.txt Page 2 TRACT F.txt Name: Lot : TRACT F North: 160178.5060' East: 1307599.2563'Segment #1 : LineCourse: N1°55'57"E Length: 40.0000'North: 160218.4833' East: 1307600.6052'Segment #2 : LineCourse: N1°55'57"E Length: 4.5309'North: 160223.0116' East: 1307600.7580'Segment #3 : CurveLength: 36.4581' Radius: 90.0000'Delta: 23°12'36" Tangent: 18.4825'Chord: 36.2093' Course: N13°32'15"ECourse In: S88°04'03"E Course Out: N64°51'28"WRP North: 160219.9766' East: 1307690.7068'End North: 160258.2149' East: 1307609.2339'Segment #4 : CurveLength: 54.3243' Radius: 90.0000'Delta: 34°35'02" Tangent: 28.0181'Chord: 53.5034' Course: N42°26'04"ECourse In: S64°51'28"E Course Out: N30°16'25"WRP North: 160219.9769' East: 1307690.7069'End North: 160297.7031' East: 1307645.3351'Segment #5 : CurveLength: 13.1365' Radius: 271.5000'Delta: 2°46'20" Tangent: 6.5695'Chord: 13.1352' Course: S31°45'44"ECourse In: N59°37'26"E Course Out: S56°51'06"WRP North: 160434.9936' East: 1307879.5648'End North: 160286.5350' East: 1307652.2494'Segment #6 : LineCourse: S33°08'54"E Length: 6.8812'North: 160280.7737' East: 1307656.0121'Segment #7 : CurveLength: 71.2949' Radius: 70.0000'Delta: 58°21'20" Tangent: 39.0861'Chord: 68.2531' Course: S31°06'37"WCourse In: S29°42'43"E Course Out: N88°04'03"WRP North: 160219.9767' East: 1307690.7069'End North: 160222.3371' East: 1307620.7466'Segment #8 : LineCourse: S1°55'57"W Length: 44.5309'North: 160177.8315' East: 1307619.2450'Segment #9 : LineCourse: N88°04'03"W Length: 20.0000'North: 160178.5060' East: 1307599.2563'Perimeter: 291.1568' Area: 2510 Sq. Ft.Error Closure: 0.0001 Course: S40°53'52"EError North: -0.00006 East: 0.00005Precision 1: 2870440.0000 Page 1 TRACT G.txt Name: Lot : TRACT G North: 160570.9363' East: 1307622.7707'Segment #1 : LineCourse: N1°55'57"E Length: 35.0000'North: 160605.9164' East: 1307623.9509'Segment #2 : LineCourse: S88°04'03"E Length: 10.0000'North: 160605.5792' East: 1307633.9452'Segment #3 : LineCourse: S88°04'03"E Length: 10.0000'North: 160605.2420' East: 1307643.9396'Segment #4 : LineCourse: S1°55'57"W Length: 35.0000'North: 160570.2619' East: 1307642.7593'Segment #5 : LineCourse: N88°04'03"W Length: 20.0000'North: 160570.9363' East: 1307622.7707'Perimeter: 110.0000' Area: 700 Sq. Ft.Error Closure: 0.0000 Course: N0°00'00"EError North: 0.00000 East: 0.00000Precision 1: 110000000.0000 Page 1 TRACT H.txt Name: Lot : TRACT H North: 160360.5635' East: 1307874.5143'Segment #1 : LineCourse: S51°07'26"W Length: 53.9692'North: 160326.6904' East: 1307832.4990'Segment #2 : LineCourse: N39°04'34"W Length: 20.0001'North: 160342.2166' East: 1307819.8919'Segment #3 : LineCourse: N51°07'26"E Length: 54.0390'North: 160376.1336' East: 1307861.9615'Segment #4 : CurveLength: 20.0022' Radius: 390.0000'Delta: 2°56'19" Tangent: 10.0033'Chord: 20.0000' Course: S38°52'34"ECourse In: N52°35'36"E Course Out: S49°39'17"WRP North: 160613.0462' East: 1308171.7557'End North: 160360.5635' East: 1307874.5143'Perimeter: 148.0106' Area: 1078 Sq. Ft.Error Closure: 0.0000 Course: S7°23'47"EError North: -0.00003 East: 0.00000Precision 1: 148008300.0000 Page 1 TRACT I.txt Name: Lot : TRACT I North: 160217.1189' East: 1307868.3804' Segment #1 : Line Course: N33°08'54"W Length: 176.3017' North: 160364.7289' East: 1307771.9771' Segment #2 : Curve Length: 78.6774' Radius: 128.5000' Delta: 35°04'51" Tangent: 40.6155' Chord: 77.4542' Course: N15°36'29"W Course In: N56°51'06"E Course Out: N88°04'03"W RP North: 160434.9938' East: 1307879.5647' End North: 160439.3270' East: 1307751.1377' Segment #3 : Line Course: N1°55'57"E Length: 174.8893' North: 160614.1168' East: 1307757.0353' Segment #4 : Line Course: N89°08'12"W Length: 93.0330' North: 160615.5186' East: 1307664.0128' Segment #5 : Line Page 1 TRACT I.txt Course: N1°55'57"E Length: 584.0391' North: 161199.2255' East: 1307683.7079' Segment #6 : Line Course: S88°48'44"E Length: 21.6086' North: 161198.7776' East: 1307705.3118' Segment #7 : Line Course: S1°11'16"W Length: 15.0896' North: 161183.6912' East: 1307704.9990' Segment #8 : Curve Length: 90.0755' Radius: 220.0000' Delta: 23°27'32" Tangent: 45.6777' Chord: 89.4477' Course: S10°32'30"E Course In: S88°48'44"E Course Out: S67°43'44"W RP North: 161179.1308' East: 1307924.9518' End North: 161095.7532' East: 1307721.3635' Segment #9 : Line Course: S22°16'16"E Length: 33.4758' North: 161064.7747' East: 1307734.0505' Page 2 TRACT I.txt Segment #10 : Line Course: S63°58'26"W Length: 47.9303' North: 161043.7438' East: 1307690.9806' Segment #11 : Line Course: S13°51'12"E Length: 86.8921' North: 160959.3792' East: 1307711.7858' Segment #12 : Line Course: S7°59'07"E Length: 20.0063' North: 160939.5669' East: 1307714.5651' Segment #13 : Line Course: S2°05'13"E Length: 291.1478' North: 160648.6122' East: 1307725.1675' Segment #14 : Line Course: N87°54'47"E Length: 55.0048' North: 160650.6153' East: 1307780.1358' Page 3 TRACT I.txt Segment #15 : Line Course: S2°04'43"E Length: 51.7478' North: 160598.9015' East: 1307782.0128' Segment #16 : Curve Length: 135.5248' Radius: 390.0000' Delta: 19°54'37" Tangent: 68.4526' Chord: 134.8440' Course: S12°02'01"E Course In: N87°55'17"E Course Out: S68°00'40"W RP North: 160613.0471' East: 1308171.7561' End North: 160467.0206' East: 1307810.1258' Segment #17 : Line Course: S35°13'13"W Length: 63.8259' North: 160414.8787' East: 1307773.3160' Segment #18 : Line Course: S32°39'36"E Length: 86.3081' North: 160342.2169' East: 1307819.8924' Segment #19 : Line Course: S39°04'34"E Length: 20.0001' Page 4 TRACT I.txt North: 160326.6907' East: 1307832.4995' Segment #20 : Line Course: S45°29'14"E Length: 92.4005' North: 160261.9116' East: 1307898.3898' Segment #21 : Line Course: S33°17'49"W Length: 40.6640' North: 160227.9231' East: 1307876.0661' Segment #22 : Curve Length: 13.2616' Radius: 178.5000' Delta: 4°15'24" Tangent: 6.6339' Chord: 13.2586' Course: S35°25'31"W Course In: N56°42'11"W Course Out: S52°26'46"E RP North: 160325.9158' East: 1307726.8693' End North: 160217.1191' East: 1307868.3809' Perimeter: 2271.9041' Area: 40939 Sq. Ft. Error Closure: 0.0005 Course: N76°35'47"E Error North: 0.00013 East: 0.00053 Precision 1: 4538738.6000 Page 5 TRACT J.txt Name: Lot : TRACT J North: 160192.2335' East: 1307713.6962' Segment #1 : Line Course: S71°10'18"W Length: 100.4332' North: 160159.8203' East: 1307618.6372' Segment #2 : Line Course: N1°55'57"E Length: 18.0216' North: 160177.8317' East: 1307619.2449' Segment #3 : Line Course: N1°55'57"E Length: 44.5309' North: 160222.3373' East: 1307620.7466' Segment #4 : Curve Length: 71.2949' Radius: 70.0000' Delta: 58°21'20" Tangent: 39.0861' Chord: 68.2531' Course: N31°06'37"E Course In: S88°04'03"E Course Out: N29°42'43"W RP North: 160219.9767' East: 1307690.7068' End North: 160280.7738' East: 1307656.0121' Segment #5 : Line Page 1 TRACT J.txt Course: S33°08'54"E Length: 97.5654' North: 160199.0864' East: 1307709.3616' Segment #6 : Curve Length: 8.1090' Radius: 278.5000' Delta: 1°40'06" Tangent: 4.0548' Chord: 8.1087' Course: S32°18'51"E Course In: S56°51'06"W Course Out: N58°31'12"E RP North: 160046.8003' East: 1307476.1854' End North: 160192.2335' East: 1307713.6962' Perimeter: 339.9549' Area: 6599 Sq. Ft. Error Closure: 0.0001 Course: N85°50'16"E Error North: 0.00001 East: 0.00007 Precision 1: 3369129.0000 Page 2 TRACT K.txt Name: Lot : TRACT K North: 160124.0938' East: 1307822.8906'Segment #1 : LineCourse: S25°27'01"E Length: 35.7034'North: 160091.8551' East: 1307838.2333'Segment #2 : LineCourse: S1°51'37"W Length: 174.8340'North: 159917.1133' East: 1307832.5578'Segment #3 : LineCourse: S80°17'10"W Length: 42.8103'North: 159909.8899' East: 1307790.3613'Segment #4 : LineCourse: N1°52'51"E Length: 17.0550'North: 159926.9358' East: 1307790.9211'Segment #5 : CurveLength: 43.6969' Radius: 27.5000'Delta: 91°02'30" Tangent: 28.0046'Chord: 39.2428' Course: N47°24'06"ECourse In: S88°07'09"E Course Out: N2°55'21"ERP North: 159926.0332' East: 1307818.4062'End North: 159953.4974' East: 1307819.8083'Segment #6 : LineCourse: N1°52'51"E Length: 36.4111'North: 159989.8889' East: 1307821.0034'Segment #7 : CurveLength: 38.6766' Radius: 27.5000'Delta: 80°34'55" Tangent: 23.3143'Chord: 35.5668' Course: N38°24'37"WCourse In: N11°17'56"E Course Out: N88°07'09"WRP North: 160016.8559' East: 1307826.3914'End North: 160017.7584' East: 1307798.9061'Segment #8 : LineCourse: N1°52'51"E Length: 18.4346'North: 160036.1831' East: 1307799.5112'Segment #9 : CurveLength: 66.8049' Radius: 323.5000'Delta: 11°49'55" Tangent: 33.5217'Chord: 66.6863' Course: N4°02'07"WCourse In: N88°07'09"W Course Out: N80°02'56"ERP North: 160046.8006' East: 1307476.1855'End North: 160102.7041' East: 1307794.8184'Segment #10 : CurveLength: 16.1044' Radius: 11.5000'Delta: 80°14'09" Tangent: 9.6901'Chord: 14.8204' Course: N30°10'00"ECourse In: N80°02'56"E Course Out: N19°42'55"WRP North: 160104.6914' East: 1307806.1454'End North: 160115.5173' East: 1307802.2659'Segment #11 : CurveLength: 22.3462' Radius: 223.5000'Delta: 5°43'43" Tangent: 11.1824'Chord: 22.3369' Course: N67°25'13"ECourse In: N19°42'55"W Course Out: S25°26'38"ERP North: 160325.9159' East: 1307726.8690'End North: 160124.0940' East: 1307822.8906'Perimeter: 512.8773' Area: 6692 Sq. Ft.Error Closure: 0.0002 Course: N13°56'20"EError North: 0.00016 East: 0.00004Precision 1: 2519508.0000 Page 1 TRACT L.txt Name: Lot : TRACT L North: 160825.5080' East: 1308070.1944' Segment #1 : Line Course: S14°36'45"E Length: 385.4031' North: 160452.5711' East: 1308167.4241' Segment #2 : Line Course: S1°49'09"W Length: 156.5221' North: 160296.1279' East: 1308162.4553' Segment #3 : Curve Length: 88.0657' Radius: 116.5000' Delta: 43°18'42" Tangent: 46.2568' Chord: 85.9838' Course: N34°52'41"W Course In: S76°46'39"W Course Out: N33°27'58"E RP North: 160269.4805' East: 1308049.0438' End North: 160366.6665' East: 1308113.2870' Segment #4 : Line Course: N56°32'02"W Length: 24.4316' North: 160380.1391' East: 1308092.9059' Segment #5 : Line Page 1 TRACT L.txt Course: N12°45'13"W Length: 15.8984' North: 160395.6453' East: 1308089.3962' Segment #6 : Line Course: N12°45'13"W Length: 219.6421' North: 160609.8685' East: 1308040.9082' Segment #7 : Line Course: N0°51'27"E Length: 73.7230' North: 160683.5832' East: 1308042.0116' Segment #8 : Line Course: N11°13'54"E Length: 144.6961' North: 160825.5081' East: 1308070.1950' Perimeter: 1108.3821' Area: 32134 Sq. Ft. Error Closure: 0.0005 Course: N83°53'37"E Error North: 0.00005 East: 0.00051 Precision 1: 2212600.4000 Page 2 TRACT M.txt Name: Lot : TRACT M North: 160600.4886' East: 1307801.9674'Segment #1 : LineCourse: N85°33'10"E Length: 100.2116'North: 160608.2591' East: 1307901.8773'Segment #2 : LineCourse: S2°58'15"E Length: 5.0017'North: 160603.2641' East: 1307902.1365'Segment #3 : LineCourse: S85°33'10"W Length: 100.2663'North: 160595.4894' East: 1307802.1721'Segment #4 : CurveLength: 4.1409' Radius: 370.0000'Delta: 0°38'28" Tangent: 2.0704'Chord: 4.1408' Course: N2°23'57"WCourse In: N87°16'49"E Course Out: S87°55'17"WRP North: 160613.0460' East: 1308171.7553'End North: 160599.6265' East: 1307801.9988'Segment #5 : LineCourse: N2°04'43"W Length: 0.8626'North: 160600.4886' East: 1307801.9675'Perimeter: 210.4830' Area: 501 Sq. Ft.Error Closure: 0.0001 Course: S75°38'27"EError North: -0.00002 East: 0.00007Precision 1: 2104830.0000 Page 1 TRACT N.txt Name: Lot : TRACT N North: 160965.9884' East: 1307788.1875'Segment #1 : LineCourse: N80°29'31"E Length: 95.6037'North: 160981.7808' East: 1307882.4779'Segment #2 : CurveLength: 2.4141' Radius: 204.5000'Delta: 0°40'35" Tangent: 1.2071'Chord: 2.4141' Course: S3°18'33"ECourse In: S86°21'10"W Course Out: N87°01'45"ERP North: 160968.7720' East: 1307678.3920'End North: 160979.3708' East: 1307882.6172'Segment #3 : LineCourse: S2°58'15"E Length: 2.6171'North: 160976.7572' East: 1307882.7528'Segment #4 : LineCourse: S80°29'31"W Length: 95.3921'North: 160960.9997' East: 1307788.6712'Segment #5 : CurveLength: 5.0122' Radius: 190.0000'Delta: 1°30'41" Tangent: 2.5062'Chord: 5.0120' Course: N5°32'16"WCourse In: S85°13'05"W Course Out: N83°42'24"ERP North: 160945.1606' East: 1307599.3326'End North: 160965.9883' East: 1307788.1875'Perimeter: 201.0392' Area: 477 Sq. Ft.Error Closure: 0.0001 Course: S8°09'30"EError North: -0.00010 East: 0.00001Precision 1: 2010390.0000 Page 1 1st Submittal_09.26.2016/14-Mitigation Plans.pdf 1st Submittal_09.26.2016/15-Landscape and Irrigation Plans.pdf 1st Submittal_09.26.2016/17-HOA Certificate of Incorporation.pdf 1st Submittal_09.26.2016/18-Flueve Des Voiles Hearing Examiner Decision.pdf 1st Submittal_09.26.2016/19-Cogger Approval Conditions.pdf 1st Submittal_09.26.2016/20-Wehrman Hearing Examiner Decision.pdf 1st Submittal_09.26.2016/21-Modification Approval.pdf 1st Submittal_09.26.2016/22-Modification Reconsideration Response.pdf 1st Submittal_09.26.2016/23-Tree Retention and Land Clearing Plans.pdf001_G-001.tif 1st Submittal_09.26.2016/24-Substantial Completion Letter-Soos Creek.pdf 1st Submittal_09.26.2016/25-Bus Stop Locations.pdf 9/22/16, 12:18 PMEdulog WebQuery Page 1 of 1http://busroutes.rentonschools.us/edulog/webquery/WebQueryReque…BERGH+HS&schoolcode=LHS&numofstops=2&attendSchoolIndex=1#stops WebQuery User Information: Address:12031 SE 186TH STEdit User Information Grade:All Grades Program: Select a School: School Name School Code School Map School Web Site Eligibility Description Grades BENSON HILL ES BH map Within walk distance of school 01, 02, 03, 04, 05, K2, K2A, K2P, KA, KD, KP LINDBERGH HS LHS map Eligible 09, 10, 11, 12, GD NELSEN MS NEL map Eligible 06, 07, 08 2016 PROPOSED NELSEN MIDDLE SCHOOL 2016NELmap Eligible 06, 07, 08 SECONDARY LEARNING CENTER SLC map Eligible 07, 08, 09, 10, 11, 12, GD SECONDARY LEARNING CENTER ATP map Eligible 11, 12, GD MEADOW CREST EARLY EDUCATION MCE map Eligible P3, P4, PA, PD, PP, PS Stop List: LINDBERGH HS NumberStop Time Stop Description Distance To Stop Bus Number Route Number School Bell Time Frequency 1 6:44 AM SE 184TH ST & 120TH AV SE 0.13 mi 144 31 7:15 AM MTWU---------00 2 6:44 AM SE 184TH ST & 120TH AV SE 0.13 mi 144 31 7:15 AM ----F---------00 3 2:16 PM SE 184TH ST & 120TH AV SE 0.13 mi 146 35 4:00 PM MTWUF--------00 4 2:18 PM 116TH AV SE & SE 188TH ST 0.4 mi 146 35 4:00 PM MTWUF--------00 View the Map © Education Logistics, Inc. 9/22/16, 12:20 PMEdulog WebQuery Page 1 of 1http://busroutes.rentonschools.us/edulog/webquery/WebQueryReque…ELSEN+MS&schoolcode=NEL&numofstops=2&attendSchoolIndex=2#stops WebQuery User Information: Address:12031 SE 188TH STEdit User Information Grade:All Grades Program: Select a School: School Name School Code School Map School Web Site Eligibility Description Grades BENSON HILL ES BH map Within walk distance of school 01, 02, 03, 04, 05, K2, K2A, K2P, KA, KD, KP LINDBERGH HS LHS map Eligible 09, 10, 11, 12, GD NELSEN MS NEL map Eligible 06, 07, 08 2016 PROPOSED NELSEN MIDDLE SCHOOL 2016NELmap Eligible 06, 07, 08 SECONDARY LEARNING CENTER SLC map Eligible 07, 08, 09, 10, 11, 12, GD SECONDARY LEARNING CENTER ATP map Eligible 11, 12, GD MEADOW CREST EARLY EDUCATION MCE map Eligible P3, P4, PA, PD, PP, PS Stop List: NELSEN MS NumberStop Time Stop Description Distance To Stop Bus Number Route Number School Bell Time Frequency 1 7:22 AM SE 188TH ST & 120TH AV SE 0.01 mi 144 31 7:55 AM MTWU---------00 2 7:22 AM SE 188TH ST & 120TH AV SE 0.01 mi 144 31 7:55 AM ----F---------00 3 2:54 PM SE 188TH ST & 120TH AV SE 0.01 mi 144 31 4:01 PM MTWU---------00 4 2:54 PM SE 188TH ST & 120TH AV SE 0.01 mi 144 31 4:01 PM ----F---------00 View the Map © Education Logistics, Inc.