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Home My WebLink AboutLUA16-000754_REPORT 011 2 l ,, ,,' :?' .t< c• ", I" C, ·,:;:: l,li ,2~<·~ ~' fill(; w z (I) ~ V, _:;,'S ~r QJ nus C t---------1 '_g w ~ w NE 2Qth St. 7807210769 :..OT l 'l: -,~J" NE U!Ttl RNSP LUAO :.:i.::!: ~ 1----1----·--J.c,, ~ 322 _:ijll•lif· ,);<;D ,,·•«;'If~ :.:::.,, 6k,<f Ciel J;t 6,(,~ ~-· x,., 'l r--=--.l---l--.J.--.::~c;'·:J' i'<'!J r--.-=+-.....::·'::"':..' _J l', r1"0,": ~ r--"'-~-..:::::;.-1 ,z r---"'::.:·'.::.''.J i\i i---';:;'°":.....f--..:.·:::::.t::,,_J '':, 7907309D0l ,:, e CITY OF RENTON SHORT PLAT . LUA-....... , SHPL-A OWNERS DECLARATION KNOW AU. MEN BY THESE PRESENTS THAT VIE, THE \JNDERSIGNED O'M"ilERS IN F'EE stMPLE OF' lHE LANO HEREIN DESCRIBED, 00 HEREBY MAKE A LOT i.M ADJJS1MENT PURSUANT TO CHAPlER 56.17 R.c.w. AND DECLARE 'THIS MAP TO BE THE GRAPHIC REPRESENTATION Of SAME, ANO TH.A. T SAID LOT LINE AO,AJSTMENT IS MADE WITH "THE FREE CONSENT AND IN ACCORDANCE WllH TH£ DESIRE Of TI-E CMNERS. IN WllNESS v.t!EREOF' WE HAVE SET OUR HANDS. WE DEDICATE niE USE FOR ALL PUBUC PURPOSES NOT INCONSISTENT WliH PUBLIC HIGHWAY PURPOSES ANO ALSO 'THE RIGHT TO MAKE AU. NECESSARY SI.OPES F'OR CUTS ANO AU..S UPON 1HE LOTS SHO'aN IN THE REASONABLE GRADING OF SAID STREETS ANO A'v'£NUES. WE F\JRlHER ~CATE TO lHE USE Of 1'HE PUBLIC All THE EASEMENTS ANO TRACTS SHa.l ON THIS PLAT FOR A1..L PUBLIC PURPOSES AS INDICATED, INCLUDING BUT NOT LIMllED TO PARKS. OPEN SPACE, UTILITIES, ANO ORAINAGE UNLESS SU01 EASEMENTS OR TRACTS AM SPEOF1CALL Y IDENTlflED ON THIS PLAT AS BEING DEOICA Tm OR CON\'EYEO TO A PERSON OR ENTITY 011-fER lHAN THE PUBLIC, IN WHIOi CASE WE DEDICATE SUOi STREETS. EASEMENTS, OR TRACTS TO lHE PERSON OR ENllTY tOENTIFlED AND r0R THE PURPOSE STATED. KENNETH E. MAUL T STATE OF ______ _, ) ss COUNTY OF ______ _) I CERTIFY THAT i KNOW OR HA\!£ SATISFACTORY E\IIDENCE THAT KfNlt;TH E. NAULT ___ _ SIGNED THIS OEOICATION ANO AO<NO'IIUDOCD JT TO BE {HIS/HER) FREE ANO \/OlUNlA.RY A.CT FOR THE USES ANO PURPOSES MENTIONED IN THE INSlRUMENT ~~~ru-R""E -,OF--------- ~~~,m ~COf~------- NOTARY ~BltC --------TITI.£ __________ _ MY APPOINTMENT EXPIRES ----- APPROVALS: CITY OF RENTON Uamln~ and appmvad thl• _ day of 20 __ Adm"1l1trator, Department of Publfc Worka LEGAL DESCRIP110N THE SOUTH 100 FEET, AS MEASURED ALONG ™E EAST llNE Of Ttt.l. T PORTION Of 1'RACT 325, C. 0. H!LLMAN'S LAl<E WASHINGTON GARDEN Of EDEN DIVISION NO. 5, ACCORDING TO THE Pl.AT THER£Clr RECORD£D IN VOLUME 11 Of PLATS. PA.Gt 153, KING COUNTY, WASHINGTON, LYING EAST Of STATE HIGHWAY 2-A.. SlnJAlE IN THE COUNTY Of KING, STATE Of WASHINGTON. DATUM NAW 88 BENCHMARK OT'!' OF RENTON SURvt:Y CONTROL 1839 FOUND 1/8• COPPER PIN ON CONCRETE POST MONUMENT DOWN 0.4' IN MONUMENT CASE AT THE CONSTRUCTED INTERSECTION Of N.E 2011'1 SlREEl ANO JONES A\>£NUE N.E. ELEVA TIO~ • 85.090 ME1ERS • 279.11!51!5' INSTllUMENTATION INSTRUMENT USED: .5 $ECONO TOTAL STATION. F'!ELO SURVEY WAS BY Q.OSED TRA~ LOOPS, MtNIMUM a..OSURE ~ LOOPS WAS 1: 22,000, IN ACCORDNACE 'MTH WAC 332-130-090. KING COUNTY RECORDING NO. VOL /PAGE DEPARTMENT OF ASSESSMENTS Elcomlned ond approYed thl1 _ doy of -----20 __ SCALE: 1 INCH • eo PT. alilJIIIIJIIC::=r:::::=r::::::::JC:::::J=:::J ·-10· 20' 40' Deputy An11!180r PORTION OF Account Numb.-334450-0120 NE 1/4 OF SW 1/4 OF SECTION 5, T. 23 N., R. 5 E., WM CIICACIO TITLE INSURANCE COMPANY QUARANTEE/CERTFICATI NO. 700- 0ATEO: AUGUST 23, 2016 SCHEOuLE B 1. CO\o£NANlS, CONDITIONS. RES1'RICT10NS, RECITALS, RESERVATIONS, EASEMENTS. EASEMENT PROVISIONS. DEDICATIONS. BU1LDtNG SETBAO< LINES, NOlES, STATtMENlS, AND OTHER MAffiRS, IF ANY, BUT OMITTING ANY COVENANlS OR RESTRICTIONS, IF ANY, !NQ.UOING BUT NOT UMllED TO THOSE BASED UPON RACE, COLOR, REl.lGION, SEX, SEXUAL MIENTATION, FAMILIAL STATUS. OISABIUTY. HANDICAP, NATIONAL ORIGIN, ANCES1'RY, OR SOURCE Of INCOME, AS SET FORTH IN APPLICABLE STATE OR F'EDERAl LAWS, EXCEPT TO THE EXlENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPUCABLE LAW, AS SET FORTH ON THE SHORT PLAT RECORDED UNDER RECORDING NUMBER 9602159004 2. RaJNQUISHMENl OF ACCESS TO STATE HIGHWAY ANO Of' LIGHT, VIEW ANO AIR BY DEED GRANlED TO THE STAlt OF WASHINGTON, RECORDED JANUARY 27, 1958 UNDER RECORDING NUMBER ..654862~. 1 \ t ?' VICINITY MAP N.T.S. I ~--------------,-1--------------.-----------,-::;="""'"""'~~--...,...---L-ND ____ ~----~~i RECORDrn·s crnTIFICA TE LAND suRvEYoR·s crnT1F1cA TE En com nass ~L -ii ENGINEERING a.lsuRVEY'lNIO c:;,, I' filed for record this ... , , .. day of ...... ,20... at ..... M This map correctly represents a survey made by me or PRELJ M [NARY WderllWflshlnatonDM,tw, j under my direction in conform once with the requirements of 1&S NE ,1u11~r Stl'ffl, .SUMe 101 "~h, wA 98021,,~· (-<t2Sl 1n..01so" Fu· 1~2~139, 30:_,J. fn book .. ,. •.... of ...... at page .. " .. ,ot the reque9t of the Survey Recording Act at the requist of Ken Neault In DYLAN OWN. BY OATE JOB NO ' I! August, 2016. .~.~ .. ~/;rlt'-SHORT PLAT CHKO 8 :F SCALE09/14/16 SHEET 16576 I STEVEN D. McCASKEY Mgr. Supt ·;;r·R~·~·~;~i~""" Certificate No. .. .. ,~~?,~..... SOM N/A i OF ,2 CITY OF RENTON SHORT PLAT LUA-....... , SHPL-A BA818 OF BEARtNQ NAO 83/91 PER CITY OF 1£NTON CON'TROL NOS. 266 AND 1 BJ9 cm OF 'IIIITON CONTIIOL l'OMT HI F"OUNO 15-ROUND CQ,ICRETE MONUMENT WllH NAIL IN CASE AT THE IN'TERSECTION OF ~.E. 26TH STREET ANO JONES A\IENUE N.E, t,jORTiilNG· 191429.84 F£ET EAS11NG: ~303590.0I FEET crn OF MIITON CONTllOL POINT 1118 fOUND 1 /8• COPPER PIN ON CONCRETE POST MONUMENT iN ;. MONUMENT CASE, DOWN 0.4 FEET, LOCAlEO AT THE IN"ftRSECTION OF NE 20TH S'fflEET AND JONES AVENUE NE. ~ORTHING; !66877.74 FEET EASTING; 1303585.2:5 FEET / ,I" ' )' TAX ._8T 33445()-0~ 22 "' -~. "100.iii' 3' WIRE F'EHC£ """21"45"W D 46G9' 6' CYCLONE FENCE 12.5'8SBL ---- t ~ ~ I;; ' ~ '•. Iii I ,,,,;'l [!] I IIEFERENCE8 3' C'YCLONE F<NCE ·~ ..,.., ..... PUI.T OF C.0 Hill.MA.N'S l.JIJCE WASHINGTON GARDEN Of EDEN Dlv1Sl0N NO. 5 \/Cl... 11, PG 1!13 SURVEY Of THE SOUlH iOO' C1F 1RACT 325, LYING EAST Of STATE HIGHWAY NO. l-A, C.D. HILLMAN'S IL.AKE WASHINGTON GARDEh Of EDEN CN~S10N NO 5, DATED fEBRUARY 12, ~9M ev KENNETH OYLER C1TY Of RENTON SHORT PLAT UJA-9S-079 SHPl.fV. R£C. NO. 96021.59004 SHORT PLAT. REC. NO. 2007062&90001~ TAX PARCEl.: JJ«S0-0120 SITE ADORESS: 1909 JONts Avt:. NE sm: AREA: 22,912 S.F ... 0 . .53 ACRES O'MIIER: RESIDENTIAL (R4) TOTAL PROPOSED LOTS PARCELS NET AREA 20,725 SQ. FT. 0.48 ACRES PR0POS£D NET DENSITY 4.2 DU/ACRE MAX. ALLOWABLE DENSITY 4.0 OU/ACRE PROPOSED PUBLIC SlREET DEDICATION 0.0 SQ. FT. PR<FOSED LOT AREAS (GROSS) LO"!" 1 10,732 SQ. FT. t.OT 2 9,993 SQ. FT. 'TRACT •A~ SHARED ORl\.£WAY 2,187 SQ. n CD Hlc_l/AN 5 ~A,F. WASH NGTON GARDEN OF EDC:~ DIVD 5 VOL. 11, "G. SJ {!) 0 5 10 20 SCALE 1" = 20' CITY Of RENTON SUR\IEY CONlROL 266 11e· COPPER PIN ON e· f DIAMETER CONC. MON IN CASE LOCATED AT iHE INTERSECTION <JC N.E. 2811-1 ST. AND JONES AvENUE N.E. (\1SIT£D 8/2018) j RECORDING NO SCALE: ' DICJI • PORTION OF VOLJPAGE I ·-i 20 P"J'_ 10° 20' 40" t NE 1/4 OF SW 1/4 OF SECTION 5, T. 23 N., R 5 E,, 1Ut J __) l l l ~I i OTY OF RENTON SURv£Y CONTRQ 1839 1 /8• COPPER PIN IN CONC MON LOC:A TED AT THE INiERSECTlON OF N.E. 20TH S'TREET AND X ):) \ JONES Al,,£N~ N.E. (~SITED ~/~ _ -0, ® N.E. 20TH STREET --, I ,, I I I ,z RENTCN SHORT PLAT 1.,0-78 REC NO. 78072 10769 LEGEND WATER VALVE FlRE H'!t>RANT UTILITY ?Ot..t SEWER MANHOl..1: GAS VALi/£ TAX _I_JT 334450-0121 l l~ ·l !I•· 1 -I~ 959 TAX LO-334450-0116 ,/ ----. ---e!r~··)/ 1--6' WOOD / ·t-~ .""7 ____. FENCE___./ -- 266 -~ ....__, <s6' l'tilPORARY BENCHMARK SET NAIL IN- POWER POL£ ELEV•77.~ PRELIMINARY DYLAN SHORT PLAT l Tl I I I I I I .~~~ I 1r 3" I i I I I z I I I I I I -, -:-AX. LOT 334390-)521 TAX LOT 3.}.:. )90-35.25 ,o • SET REBAR AND CAP i..Sf 42676 * FOUND AS OESCRIBEC (VISllID 05/2010) F'OUNO 1.40N IN CAS£ (VISITED 06!_20_16_) -- _ ·---LND _J EQN£QlllPuiJ~N~ b I: N.E. 16TH STREET ~Wt:StllnglmOMsb, I 16S N[Ju111perStrm SulelO) ·~11 w;..98027~Phonc i42S))91-01'.li0o!>;:X i~~'.'19'~~~\~' I OWN BY DAT[ JOB NO JEf 09/14/16 ,657' CHKD av . SCALE ':il-lEEl'" J SOM I ,·-20· 2 OF '2 ! CITY OF RENTON SHORT PLAT LUA-....... , SHPL-A OWNERS DECLARATION KNOW AU. MEN BY THESE PRESENTS THAT WE, THE llNOERSIGHtO O'IINERS IN FEE SIMPLE Of lHE LANO HERON DESCRIBED, DO HEREeY MAKE A LOT LINE ADJ.JSlMENT PURSUANT TO CHAPTER 56.17 R.C. W. ANO OEClARE lHIS MAP TO BE THE GRAPHtC REPRESENTATION OF SAME, AND ntAT SAID LOT LINE AOJ.JSTMENT IS MADE 'M1H THE FREE CONSENT AND IN ACCORDANCE WllH THE DESIRE Of fl,£ OWNERS. IN WllNESS WHEREOf WE HA\o£ SET OUR HANDS. ¥1£ DEDICATE THE USE FOR All PUBLIC PURPOSES NOT INCONSISTENT \\fTH PUBLIC HIGHWAY PURPOSES ANO ALSO 1Ht RIGHT TO MAKE AU. NECESSARY SI.OPES FOR CUTS AND FIU..S UPON lHE LOTS SHOWN IN THE REA.SONA.BL£ GRADING Of SAID STREETS ANO A\o£NUES. M: FIJR'T11ER DEOICAlE TO lHE USE Of' THE PUBLIC ALL THE EASEMENTS AND 'TFIACTS SHOWN ON THIS PLAT fOR ALL PUBLIC PURPOSES AS INDICATED, INQ..UOING BUT NOT UMl1£D TO PARKS. O"EN SPACE, UTILITIES, AND DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SP£C1F1CALLY IDtNllflrn ON THIS PLAT AS BEING DEDICATED OR CONVE'tEO TO A PERSON OR ENTITY OTHER THAN THE PUBLIC. IN 'M-tlCH CASE VIE DEDICATE SUOi STREITS, EASEMENTS, OR TRACTS TO THE PERSON 00 ENTITY IOENllFlED ANO FOR THE PURPOSE STATED. KENNE1l1 E. NAULT STATE Of COUNTY Of ) SS ! CERTIFY THAT I KNOW OR HA\/t: SATISF'ACTORY E\1DENCE iHAT K[Nt£TH E, NAULT SIGNED TrllS OEDICA TlON AND ACKNow..EDOCO IT TO BE (HIS/HER) FREE .\NO 1/0lUNTARY ACT FOR Tr!E USES ANO PURPOSES MENllONED IN lHE INSlRUMENT, DATED----------- SIGNATIJRE OF ~~i-m =COF~------- NOTARY PUBLIC -------- Tin.E ----------- MY APPOINTMENT EXPIRES ----- RECORDER'S CERTIFICATE filed for record this ......... doy of ....... ,20 ...... at ..... M Jn book ......... of ....... at page.. ...at the request of STEVEN D. McCASKEY Mgr. ··s~·p't.· ·;;1··R;;~·~;d·~· ... APPROVALS: CITY OF RENTON EJCamined ond apprnwd ttile _ c:kly of 20 __ Adminl9trotor, Deportment of Public Works LEGAL DESCRIPTION THE SOUTH 100 FEET, AS MEASURED ALONG THE EAST LINE OF THAT PORTION OF 1'RACT 325, C. 0. 1-i!LLMAN'S LAKE WASHINGTON GARDEN Of EDEN OIVIS!ON NO. 5, ACCORDING TO THE PLAT THEREOI=' R£C0RDED IN VOlUME 11 Of' PLATS. PAGE 83, KING COUNTY, WASHINGTON, LYING EAST Of STATE HIGHWAY 2-A. SlnJATE IN THE COUNTY OF KING, STAT! OF WASHINGTON. DATUM MAW 88 BENCHMARK OTY OF RENTON SUR'vEY CONTROL 1839 F'OUNO 1/8" COPP£R PIN ON CONCRETE POST MONUMENT DOWN 0.4' IN MONUMENT CASE AT lHE CONSffiUCT[D INTERSECTION OF N.E 20TH SfflEET AND JONES AVENUE N.E. ELEVATION • 85.090 METERS • 279.166' INSTRUMENTATION INSTRUMENT USED: 5 SECOND TOTAL STATION. FIELD SUR'tlEY WAS BY CI..OSED TRA~RSE LOOPS, MINIMUM O..OSURE Of LOOPS WAS 1: 22,000, IN ACCOR ON ACE 'MTH WAC 332-130-090. LAND SURVEYOR'S CERTIFICATE This mop correctly represents a survey mode by me or under my direction in conformance with the requirements of the Survey Recording Act at the requ?st of Ken Neou!t in August, 2016. ~ -t-\ /i .. .J~ .. f-:.U.v.::l .... '(f!:,1,~ Certificate No. . ... ~.2:'?Z';I ..... KING COUNTY RECORDING NO. VOL./PAGE DEPARTMENT OF ASSESSMENTS E.11omlned ond approved this _ doy of -----20_ SCALE: 1 lNCH • 20 PT. 111111 I :J Assessor 0 10' 20' -40' Deputy Anes_;: ------·-PORTION OF Aeeounl Number 334450-0120 ------------NE 1/4 OF SW 1/4 OF SECTION 5, T. 23 N., R. 5 E., W.M. CIICAQO TITLE 1191.0!ANCE COMPANY QUARANTEE/CERTFICA TE NO. 70011N39 OAlEO: AUGUST 23, 2016 SCH£0\JLE B 1 CO\£NANTS, CONOlllONS, RESTRICTIONS, RECITALS, RESERVAllONS. EASEMENTS. EASEMENT PR0"1SIONS. DEDICATIONS. BUILDING SETBACK LINES, NOTES, STATEMENlS, ANO OTHER MATTERS. IF ANY, BUT OMITTING ANY COVENANTS OR RESTRICTIONS. IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON RAC£, COLOR, REUQON, SEX. 5EXUAL ORIENTATION, FAMILIAL STATIJS, 01SABIUTY, HANDICAP. NATIONAL ORIQN, ANCES1'RY, OR SOURCE CF INCOME, AS SET F'ORTH IN APPLICABLE STATE OR F'EOERAL LAWS, EXCEPT TO fHE EXlENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS SET F'ORTH ON THE SHORT PLAT RECORDED UNDER RECORDING NUMBER 9602159004. 2. ~ELINOJ1SHMENT Of ACCESS TO STATE HIGHWAY ANO OF' LIGHT, VIEW AND AIR BY DEED GRAN'TED TO THE STATE OF' WASHINGTOf.l, RECORDED JANUARY 27, 195e UNDER RECORDING NUMBER -46548625, PRELIMINARY DYLAN SHORT PLAT .. ~ \ .. s -r VICINITY MAP N.T.S. LND EQN£QJlll2~N~ b --~ i6S NEJuniperStrm.Suke 20! •lWqJah, WA9SD27•P!lorlc': (42.S) J'2-02m• F,u: (42') 39l-3DSS D'M'II. BY JEF CHKD. BY SOM DATE 09/14/16 SCALE N/A JOB NO. 16576 SHEET 1 OF 2 CITY OF RENTON SHORT PLAT LUA-....... , SHPL-A BA818 OF IEAIIINQ PIIAD 8J/Q1 Pm CITY OF RENTON CONlROl NOS. 266 AND 18J9 cm OF RIIITON CONTROL IIIOIIIT He rouND 6" ROUNO ~CRETE MONUMENT WITH NAIL IN CASE AT 1HE IN'TtRSECTlON Of N.E. 2STH STREET AND JONES A~UE N.E. NORTHING: 191429.84 FEET EAS11NG: 1303590.01 FEET ctn OP' IIUffON CONTIIOl POIIT tut FOUND 1 /8-COPPER PIN ON CONCRETE POST MONUMENT IN A MOOUMENT CASE, D~ 0.4 FEET. LOCAlm AT ll-lE IN1'ERSECT10N Of" NE 20TH STREET ANO JONES AVENUE NE. NORTHING: 188877.74 FEET EAST1NG: 1 303585.23 F'ECT ':A\ 1_01 ·s:q4sc·-n·2:_i "' i'"'b_ '.) .:115c,9' ·,~25' esii,-6' CYCLONE F'ENCE 2 J I -·-, ~,,, I ~--. ...____ i i -·-,,__ I ---i°' . .___ ~--~I . TAX LOT ~~44">G--o•,o ~l '\, • ' • ml \ . j ;_ --~-----~, ~: ' I~ LOT 2 9,983 8.F. ' ~ ! I!! ~ l r-.,. CJ.~3f~·-~ -,.1_ r--~ ~---_ __J__~ I I ITj FOUND REBAR AND C.AP LSI 11.332 _.ieo I 11 \I JI ·up· REFERENCES ! "---,A'<DD•~ •, I _ 7.5_'._ BSBG._ I --~- 3' CYO..ONE FENCE _10D,.~ '• ~---?.62 587"21'45"[ PL.A. T Of C.0. HILL.MAN'S LAKE WASHINGTON GARO EN Of EDEN Dl...,SION NO 5 \IOI.... 11. PG. 83 SURv{Y Of THE SOU'TH 100' or TRACT 32S, L'liNG EAST OF STA.TE HIGHWAY NO. 2-A. C.D. HILJ...MAN'S LAKE WASHINGTON GARDEN Of EDEN DIVISION ND 5, DATED FEBRUARY 12, 195ll BY KENNETH OYLER CITY Of RENTON SHORT PLAT LUA-95-079 SHF'l/V, REC. NO. 9602159004 SHORT PL.AT, REC. NO. 20070628900015 TAX PARCEl.: 3344~0120 Sitt ADDRESS: 1909 JONts A.VE. NE SITE AREA: 22,912 S.F. -0.5J ACRES OWNER: RESIDENTIAL (R4) TOTAL PROPOSED LOTS PARCELS NET AREA 20.725 SQ. FT. 0.48 ACRES PROPOSED NET DENSITY 4.2 DU/ACRE 1.4AX. ALLOWABLE DENSITY 4.0 DU/ACRE f'ROPOSEO f'UBUC STREET DEOICA TION 0.0 SQ. FT. PROPOSED LOT AREAS (GROSS) LOT 1 10,732 SO. n. LOT 2 9,993 SQ. FT. TRACT .,.,. SHARED DRly£WAY 2.1e1 so. n. ·~ U H1L_fv" Ai'/~ l_A'\F. WAS.f,.J ~JGT(!~ C-ARDE\J OF. EDi="\J [11\/D 5 11. E'-S Tt.:X. _C,T J.34450 ~AY 1_1_,~ B44:J'-()11f; 0121 CITY or RENTON RECORDING NO VOL./PAGE SUR'vtY CONlROL 266 1/8" COPPER PIN ON 5• f DIAMETER CONC. MON IN CASE LOCATro AT TI-IE INTERSECTION OF N.E. 281H ST. AND JONES A~NUE N.E. (v1SITro El/2016) / i ~I SCALE: 1 INCH "' 20 rr. IIIII!lliiD!C::JC:::J=:::J=::r=::J 10' .20' ... PORTION OF NE 1/4 OF SW 1/4 OF SECTION 5, T. 23 N., R. 5 E., W.M. LEGEND I CITY OF RENTON SURIJEY CONTRCX. 1839 I 1;e· COPPER PIN IN cONc MON LOCATED AT X WATER VALVE ):) flRE H"l'ORANT (!} THE INTERSECTION OF N.E. 201H STREET ANO JONES A\€N~ N.E. ("1SITED ~/~ _ -0-UTILITY PO\.£ ® S£'11£R MANHOI...£ O 5 ,o ?O ~ __)Ji SCALE 1" = 20' FOUND REBAR o.01'N o.oe·w r--- l l I 1 .. 1.11-•... j . I -r I ). t"J 2 "''i ~-~; I i .J!'____J r11 •.' • , • , ,P.-WJ_ L· ..• ~-t61 I --- "~~~,j 'JtilPORARY BENCHMARK SCT NAIL It+ POWER POLE 1 El£V•77.58 PRELIMINARY DYLAN SHORT PLAT ·t 4 i 1' / l I-.~ 11~.· Q ·ft" ·--2,IV 1, . ~ 'J J_--cl, __ :--- 1 . j .;J. .!"'-.! ,.1''' ·~i·.--.---... -.. '"'-c --, ./ I .1 I I I\,, . -,---i I ' I I I I I ---t---t- 1 YI I I I ./ I I I I I I I I I I ·\----T 1 ,o• I J__- TAY ~z GAS VAL\lt R[~~:\ SHOF~ ~-~Ar JP, REC. \IC 78(J 7 2, C:769 lA'i LCT 3.3!.'SYC'-7::i)1 ~JL ~,_.;rJ- • SET REBAR AND CAP LS, 42676 ,0 FOUND AS DESCRIBED (VISIT£0 ~/2010) LND EQN£QJllI?uil~N~ b Wesl'l:nl Washlngtm DMmn 165 NEl11niper'itlm, Sulle:ZOl •~h. WA9802l•Phont (42SJ 392-0150 • fax· (425) 39H0SS OWN. 8Y JEF CHKD. BY SOM DATE 09/14/76 SCALE 1"-20· JOB NO. 16576 SHEET 2 OF 2 saEC'1'1'tl~~111!31111:110r!-£4!ZlertJS OO'fL,VIGlfLOTI.IE~M:£Qblll'!MIM'l'tA!• UflfU~tUl#II~ NG, SIM!CTJ'O~CT A0CnS nlffi?l'--Y NCIIY'Lfffl:\IP'NfDMfll'/Jlf!DJtlflltSTA7tCf'IIISIM1llH fllll'JOlflJB)~D.,-1.Nl!"-~- ....... ...... --aJ'Y('rM)ITQISfl",EYaMlftl.tD nu,CI l/t"CG"l'Stl'fNOIICCMJll:1rl"Cl!ltlfC/tMe/TDOIIN't>.4' 1t1l«JrllJJ,/Clf'CASE",tTIH!'~"18a:lb<IOTNLJl11H S11&'T NID JOIO AIIMIE It£ QAY,tJD' • at010 MnlM • l'JIUW !NSTRUMDITATION ~usm, fjSIDN)fOr,tl.ffilllO( r:f~ll~'u."OC:~~~~l= ~E-~~ TYPICAL SWT'WN"'fJ.DWffl AYE N R I I r r---------- , I I I I I I I f ____________________________ j I I I I ! I ' I I I I I l I I I l : I I I I \ T..u' LOT J3f460-0122 I I I C.D. HILLMAN'S LAKE WASHINGTON CARDEN OF fD£N Dl\/0. 5 'v1'.Jl.. 11, PG. 8J DYLAN SHORT PLAT NE 114 OF SW 1/4 OF SECTION v ns. T 23 N., R. 05 L W.M. CITY OF RENTON. STATE OF WASHINGTON ""'""""' r~=·· ~i:TJJ XlH ST. -.Dal Al9«.IH£ML I "S, I I~ : 5 I ,j ! { I a?Yor~IDIMOl.»i MASSMAl.lfCl:WCt,ct.'~D AT-~ .0CS A\EJU:ti.LA1'0?11,'$111EET I I I I I I I I jl ,i i ---------------,.-------~ -- I \ 1 ,, "'·E 2orH smw ' I i ---------------~ I ' I I I I I I I I I I I I I I I I I I I I I I ! ~' r- : " : TAX LOT 33'"50-0121 I I I gl I ~ I t-'"'";<,;,_, ____ , '-~·.n, : I l ··-1 i ,1 ,, TA)(LOT~20 \ ,_ --- I I I I I I I I I I I I I I RENTON SHORT PLAT 1.J0-78 R£C. NO. 7807210789 TAXLOT~JS21 ll - I r---.--....... ----1·1~ l I , • I j) ~----- I I 1 J I /"'~"- BRF SPRI INK/ ER NOTE· .. ,,... • ..,., ICl!St«'ro =~~~-·-·- I '-. : \ I I I I I ' l L01 t ..... ,= I I I I ~. l., '°" , / ~ .. ,. ., M ,j . ! l I ·,a · , . i ' ... _ ~I I . . , - IOIUlf' " _L l~~~-.~,~ . •,-y • ,~-' ·~l~ ·: -.,:;,._.;.,-------JV•' '-ry-t• --.: ... _ TAX LOT .l.J,M&)-0111! ',;. 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ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DA TE : Project Name: Owner/Applicant: Contact: File Number: Project Manager: Projec t Summary: Projec t Location : Site Area: D APPROVED ~ APPROVED SUBJECT TO CONDITIONS D DENIED No vembe r 8, 2016 Dyl an Short Plat Kenneth E. Ne aul t, P.O. Box 2230, Issaquah , WA 98027 Jae Kim , Encompa ss Engineering & Surveying, In c., 165 NE Junip er St., Ste. 201 Issaquah , WA 98027 LUA16 -000754, SHPL-A Clark H. Close, Senio r Plann er The applicant is requ es t ing approval of a 2-lot sho rt pla t . The site is 22,912 square feet (0.53 ac res) and is located at 1909 Jo nes Ave NE (APN 3344500 120) and would be for the fut ure development of one new sin gle fa m ily home. The prope rty is in th e Res id ential-4 (R-4) zoning district. The propose d residential lots are approxim ate ly 9,993 SF and 10,732 SF in area with an average lot size of 10 ,363 SF. The re sidential density is 4 .2 dwelling uni ts per net ac re. Access is propose d from a shared driveway tract from Jo nes Ave NE alon g the no rth property line. A se cond driveway approach is propose d to be ret ain ed to the existing sing le fam ily home. The native so il s consist primarily of silty sa nd with grave l consi st ent w it h glac ial till (QvT). The ex isti ng si ngle fam ily home located on th e property wo uld be retained . A building co nstr uction permit woul d be re qui red to remove a smal l portion of the north end of the hom e to accom modate the ingress/egress tract to the rear lot. Th e appli cant has proposed to retain the lo ne significant trees o nsite. 19 09 Jo nes Av e NE , Re nton, WA 98056 (APN 334450-0120) 22 ,912 square feet (0.53 acres) Project Location Map Admin Short Plo t Report City of Renton Deportment of Community & Economic Development DYLAN SHORT PLAT Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 I 8. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Staff Report Short Plat Plan (Sheets 1 & 2) Neighborhood Detail Map Existing Condition Plan (Cl.O) Boundary/ Topographic Survey (C2.0) Preliminary Grading Plan/ Utility/ Drainage Plan (C3.0) Preliminary Landscape Plan (Ll.O) Page 2 of 17 Exhibit 8: Exhibit 9: Preliminary Geotechnical Report prepared by Ages Engineering, LLC (dated July 6, 2016) Preliminary Technical Information Report prepared by Encompass Engineering & Surveying, Inc. (dated September 2, 2016) Exhibit 10: Exhibit 11: Exhibit 12: Construction Mitigation Description Modifications of Residential Building Height Standards (Cl-91) Applicant's Application for Reduced Fire lane Width Exhibit 13: Exhibit 14: WSDOT 1-405 -Renton To Bellevue Project SR 169 to 1-90, Part 2 Conceptual Design Cement Concrete Driveway Entrance -Modified Standard Detail 104.3 Exhibit 15: Advisory Notes to Applicant i C. GENERAL INFORMATION: 1. Owner(s) of Record: Kenneth E. Neault, P.O. Box 2230, Issaquah, WA 98027 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD) 4. Existing Site Use: Single Family Residence 5. Critical Areas: Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single Family Residential, R-4 b. West: WSDOTl-405 C. South: Single Family Residential, R-4 d. East: Single Family Residential, R-4 7. Site Area: 0.53 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Zirk Annexation Land Use File No. N/A N/A A-06-001 Administrative Short Plat Report 16-000754 -Dylan Short Plat Ordinance No. 5758 5758 1818 Date 06/22/2015 06/22/2015 03/17/1960 City of Renton Deportment of Co, DYLAN SHORT PLAT November 8, 2016 I E. PUBLIC SERVICES: 1. Existing Utilities nity & Economic Development a. Water: Water service is provided by the City of Renton. b. Sewer: Wastewater service is provided by the City of Renton. Administrative Report & Decision LUA16-000754, SHPL-A Page 3 of 17 c. Surface/Storm Water: Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exist onsite. Runoff from the eastern portion of the site generally flows south and southeast onto the neighboring property to the south and into Jones Ave NE where a stormwater conveyance system begins with a Type 1 Catch Basin located on the opposite side of the road from the development. Runoff from the western portion of the site sheet flows to the southwest corner of the property where it eventually falls off the steep embankment and into the 1-405 drainage system. 2. Streets: The proposed development fronts Jones Ave NE to the east, which classified as a Residential Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor's Map. There are no existing frontage improvements along the street frontage of Jones Ave NE. The project is bordered by 1-405 to the west. 3. Fire Protection: Renton Regional Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards ct. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT {FOF}: 1. The Planning Division of the City of Renton accepted the above master application for review on September 26, 2016 and determined the application complete on September 28, 2016. The project complies with the 120-day review period. 2. The project site is located at 1909 Jones Ave NE, Renton, WA 98056 (APN 3344500120), between NE 20th St and NE 18th Pl (Exhibits 3 and 4). 3. The project site contains a 1,640 square foot single family home with a 900 square foot attached garage (Exhibit 4). Administrative Short Plot Report 16-000754 -Dylan Short Plot City of Renton Deportment of Co DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 4 of 17 4. Access to the site would be provided from Jones Ave NE via a shared driveway tract and a separate curb cut for the existing home. No right-of-way dedication would be dedicated along Jones Ave NE (Exhibits 2 and 12). 5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There is approximately one (1) significant tree located within the proposed development area that is proposed to be retained as part of the short plat (Exhibit 7). 8. There are high landslide hazards, regulated slopes and wellhead protection area zone 2 on the subject property. 9. The project is estimated to require about 100 cubic yards of cut and fill. 10. No public or agency comments were received. 11. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 15). 12. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City's Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to the rural area, and to provide for larger lot housing to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan land use policies if .el! conditions of approval are met: Compliance Comprehensive Plan Analysis ,r Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: . Development of new single-family neighborhoods on large tracts of land outside ,r the City Center, . Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new ,r development is designed to be functional and attractive. Goal L-FF: Strengthen the visual identity of Renton and its Community Planning ,r Areas and neighborhoods through quality design and development. ,r Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 13. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City's Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Larger lot subdivisions are preferred; however, "cluster development" is allowed on sites where open space amenities are created. Resulting development is intended to be superior in design and siting than that which would normally occur otherwise.The proposal is compliant with the following development standards if all conditions of approval are met: Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Department of Co, DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 5 of 17 Compliance R-4 Zone Develop Standards and Analysis Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density ,/ calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: Based on a net density of 20,725 square feet (22,912 sf gross density -2,187 sf private access easements), the proposal for 2 residential lots on the project site would result in a net density of 4.2 dwelling units per acre {2 lots I 0.48 acres = du/ac), which meets the minimum and maximum density requirements of the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-2. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) ,/ lot 1 10,732 83.89 127.89 Lot 2 9,993 100.14 100 Tract A 2,187 N/A N/A Staff Comment: The proposed lots would comply with the minimum lot size, width, and depth requirements of the R-4 zone (Exhibit 2). Tract A is a joint use access and utility tract located along the north property line that measure 21 feet wide at Jones Ave NE and reduces down to 16.25 feet at the end of Lot 1. Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, side yard along the street 30 feet, and the rear yard is 25 feet. Staff Comment: The existing single family home on Lot 1 would continue to face the public street and is proposing to retain direct access to Jones Ave NE. The existing home is proposing to remove and remodel a portion of the existing house to allow for the shared driveway tract and still meet the combined 20 feet side yard setback. Compliant if Therefore, staff recommends, as a condition of approval, that the applicant shall conditions of submit a building permit for review and approval by the City and received final approval are occupancy for the portion of the existing residence on Lot 1 to be removed and met remodeled in order to comply with Residential-4 (R-4) minimum side yard setbacks (combined 20 feet with not less than 7.5 feet on either side) of the zone from Tract A {shared driveway) prior to final plat approval (Exhibit 2). Lot 2 is proposed to be oriented to Jones Ave NE, so that the front yard would face to the east and the rear yard would face towards 1-405. The future widening of 1-405 is not anticipated to significantly impact the buildable portion of the proposed new lot. The Renton to Bellevue project was funded in the 2015 Connecting Washington transportation package. The project will add new capacity to create a two-lane express toll lane system between SR 167 in Renton and NE 6th St in Bellevue. The Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Department of Co, DYLAN SHORT PLAT 1ity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Compliance not yet demonstrated Campliantif conditions of approval are met Page 6 of 17 September 2016 conceptual design indicates very limited, if any, right-of-way dedication required at 1909 Jones Ave NE (Exhibit 13). The new residential lot {Lot 2) appears to contain adequate area to accommodate all the required setback areas and provide a sufficient sized building pad. Compliance with building setback requirements for the residences proposed to be constructed on Lot 2 would be verified at the time of building permit review. Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. The topmost surface of roofs pitched less than 4:12, and rooftop decks shall be below the maximum wall plate height unless such surfaces are stepped back one- and-a-half (1.5) horizontal feet from each minimum building setback line for each one vertical foot above the maximum wall plate height, in which case they may extend up to six (6) vertical feet above the maximum wall plate height. Railings located above the maximum wall plate height and not stepped back shall be at least fifty percent (50%) transparent (Exhibit 11). Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The site contains an existing single story home that was originally built in 1959. The home also contains a basement with an area of 560 sf. The existing single family home has a combined building footprint of approximately 3,07S square feet and a building coverage of 28. 6 percent (3,075 sf/ 5,947 sf= 28.6%} based on the proposed short plat configuration. Lot 1 also contains a 177 square foot of walkway and 1,255 sf of driveway at the front of the house. The impervious area for Lot 1 is approximately 42 percent {3,075 sf+ 177 sf+ 1,255 sf= 42%}. The existing ane-story single family structure complies with the building standards of the R-4 zone. The removal of approximately 10 feet will reduce the amount of building coverage and impervious surface on Lot 1. Building height, building coverage and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual Landscape Plan, prepared by Charles E. Burget (Exhibit Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Deportment of Co, DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 7 of 17 7 }, was submitted with the short plat application materials. A partial 10-foot onsite landscape strip is proposed along the street frontage of Jones Ave NE. A Plant Schedule was included on the landscape Pion, the following trees and plants ore proposed within the onsite landscape strip and right-of-way planter strip: Yoshino Cherry, Otto Luyken Laurel, Mt. Vernon Laurel, Japanese Maple, Regal Prince Oak, Starlight Dogwood, Crimson King Maple, Sycamore Maple, Hogan Cedar, Akebona Cherry, and Sterling Silver linden. Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan that complies with RMC 4-8- 1200.12 at the time of utility construction permit application to the current planning project manager for review and approval. The applicant would be required to record a note on the face of the plat that executes a shored maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of o shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plot recording. ff the applicant creates a home owners association for ownership and maintenance responsibilities for improvements in Tract A, then HOA documents shall be submitted for review and approval by the current planning project manager and the City Attorney prior to short plat recording. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.l, Street Frontage Landscaping Required, or a combination. Staff Comment: A Conceptual Landscaping Pion (Exhibit 7) was submitted with the project application materials. According to the Plan, a single 14" ornamental tree is proposed to be retained onsite. No other significant trees were located onsite. As a result, the applicant is proposing to retain 100 percent of the significant trees, thereby, meeting the minimum tree retention requirements of the R-4 zone. In addition, to complying with the minimum tree density requirements, the applicant is required to retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the applicant would be required ta plant three {3} additional trees on Lot 1 in order to meet minimum tree density requirements and four {4} trees on Lot 2. The conceptual Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Department af Co DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL·A November 8, 2016 Compliant if conditions of approval are met Campliantif condition a/ approval is met Page 8 of 17 Landscape Plan demonstrates compliance with minimum tree density and tree retention requirements of the zone by providing more than four /4/ new trees per lot. Onsite landscaping shall be installed prior to final occupancy for the individual homes, landscaping within the right-of-way shall be installed prior to short plat recording. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The shared driveway has a slope less than 5 percent {5%}. The shared driveway transitions into o future driveway on Lot 2. The slope of the future driveway on Lot 2 wos identified as 12.58%, which exceeds eight percent (8%}; therefore, the applicant would be required to provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence /Exhibit 6). Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. The shared driveway cut for Tract A is located a minimum of 5 feet from the north property line. The applicant is proposing to retain the existing driveway approach on Lot 1, which is located approximately 14 feet north of the south property line. The proposed single family driveway measures 16 feet wide at the property line. As a condition of approval, staff is recommending a reduction to the single family driveway measurement of 16 feet to 9 feet wide at the property line. See FOF 16 Compliance with Subdivision Regulations: Access for analysis. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No new fences are proposed and several existing rockery walls are proposed to be removed. A new 153 ft long retaining wall, shown on the site plan at the north property line, appears to be on the neighboring property. The new block wall has a maximum height of 48". All work proposed outside of the applicant's property requires a permanent drainage easement and a temporary construction easement prior to issuance of any permits. The retaining wall setback and grading shall be in accordance with RMC 4-4-040 and RMC 4-4-060. Therefore, staff recommends, as a condition of approval, that the applicant shall submit a permanent drainage easement and a temporary construction easement prior to construction permit issuance for all work proposed outside of the applicant's property. 14. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Deportment of Co, DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 9 of 17 building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: N/A Lot Configuration: N/ A Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Compliance 4. Located so that the entry does not face a public and/or private street or an not yet demonstrated access easement, or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or Compliance 2. Porch: minimum size five feet (5') deep and minimum height twelve inches not yet (12") above grade. demonstrated Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on fai;ades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing fai;ade. Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all fai;ades facing street frontage or public spaces. demonstrated Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/ A Compliance Roofs: One of the following is required for all development: not yet 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form Administrative Short Plot Report 16-000754 -Dylan Short Plat City of Renton Department of Co, DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision WA16-000754, SHPL-A November 8, 2016 Page 10 of 17 demonstrated of the roof (dormers, etc., may have lesser pitch), or 2. Shed roof. Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches Compliance (12") with horizontal fascia or fascia gutter at least five inches (5") deep on not yet the face of all eaves, and demonstrated 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: Compliance 1. Three and one half inch (3 Y,") minimum trim surrounds all windows and not yet details all doors, or demonstrated 2. A combination of shutters and three and one half inches {3 W') minimum trim details all windows, and three and one half inches {3 Y,") minimum trim details all doors. Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color Compliance trim is acceptable), or not yet 2. A minimum of two (2) differing siding materials (horizontal siding and demonstrated shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Minor changes are proposed to the existing single family structure. Compliance for this standard would be verified at the time of building permit review. 15. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, the site is located within the wellhead protection area zone (Zone 2). All proposals for new facilities within any zone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, Administrative Short Plot Report 16-000754 -Dy/on Short Plat City of Renton Department of Co1 DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 11 of 17 within aquifer protection areas, are required per RMC 4-3-0SOG.8.i. A Geotechnical Engineering Report (Exhibit 8) was prepared by Ages Engineering, LLC and submitted with the short plat application. According to the submitted report, Low Landslide Hazard and Low Seismic Hazard are present onsite. Otherwise there are no critical areas identified on the project site. Protected Slopes and High Landslide Hazards can be found to the west of the site between 1-405 and the western property line. 16. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if conditions of approval are met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Along the north property line, the applicant is prapasing a 16.2S ft to 21 ft wide by 130.66 ft long (2,187 sf) shared driveway tract with a minimum af 16-foot wide paved driveway to served Lots 1 and 2 /ram Jones Ave NE. The existing single family home on Lat 1 would retain the existing looped driveway that connects the shared driveway tract, at the northeast corner of the property, to the existing driveway cut near the southeast corner of the lot (Exhibit 5/. The proposed second driveway approach is acceptable due to the low volume of vehicular traffic along Jones Ave NE and to maintain the existing site access to the garage entrance of the existing single family residence on Lot 1. RMC 4-6-060J.1.a expressly provides as follows: When Permitted: Shared driveways may be allowed for access to four {4} or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty {SO) linear feet of property. Where access must be provided from the shared driveway to each lot within the short plat, including the lot that abuts a public right-a/- way, access to Jones Ave NE must be secondary to the primary shared driveway access. Furthermore, under RMC 4-6-060J.1.d When Permitted: The shared driveway would not adversely affect future circulation to neighboring properties. Therefore, in order to increase the importance of access to the shared driveway and improve circulation to the neighboring properties, staff recommends, as a condition of approval, that the applicant be limited to single loaded garage driveway cut, not to exceed nine feet {9'} in width, at the property line along Jones Ave NE to serve the existing single family home on Lot 1. A final detailed site plan shall be submitted to and approved by the City of Renton Project Manager prior to construction permit approval. The project includes 100 feet of frontage along Jones Ave NE. The applicant is requesting a variance from the fire code to allow a 16-foot wide fully paved fire apparatus access roadway /Exhibit 12/. The Renton Regional Fire Authority approved the proposed variance on September 13, 2016 to allow a fully paved 16-foot-wide roadway, provided the future home on Lot 2 is equipped with an approved residential fire sprinkler system. A note to this effect would be shown on the front page of the final short plat. The project would complete half-street frontage improvements along Jones Ave NE which includes, but is not limited to, a pavement width of 26 feet (13 feet from centerline), installation of 0.5 foot curb and gutter, 8 foot planting strip, 5 foot sidewalk. No right-of-way dedication would be required along Jones Ave NE in order to complete this street standard. Administrative Short Plat Report 16-000754-Dylan Short Plot City of Renton Department of Co DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 N/A Compliant if condition of approval is met Page 12 of 17 Driveways shall be designed in accordance with Modified City Standard Plans 104.3 /RMC 4-4-080; Exhibit 14). A construction permit for frontage improvements would be required. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Stoff Comment: As discussed above under FOF 13 all lots meet the minimum lot dimensional requirements in the R-4 zone. The proposed lots are rectangular in shape. The orientations of the lots have their front yards facing east towards Jones Ave NE. Access to the existing single family home would retain orientation and access to Jones Ave NE via the existing paved driveway. The building design of the new residence would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Stoff Comment: The proposed project provides access to both Jones Ave NE (o Residential Access Street) and Tract A /shared driveway). To meet the City's complete street standards for residential access streets, the minimum right-of-way /ROW} width. requirement is 53 feet. Jones Ave NE is 60 feet wide; therefore, no street right-of-way dedication is required to meet the residential access street standards. The City established standard street section for Jones Ave NE, which shall be installed by the developer as port of the proposed development, would allow o pavement width of 26 feet /13 feet from centerline), 8 foot planting strip, 5 foot sidewalk, and 0.5 foot curb and gutter. Payment of the transportation impact fee is applicable on the construction of the single family houses ot the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. The project proposes the addition of one /1) new single family residence /1 new single family home plus 1 existing home to be retained). Traffic impact fees would be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development would be $2,951.17. Fees ore subject to change. The transportation impact fee that is current ot the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Stoff Comment: The proposed short plat is surrounded by existing detached single family residences to the east, north and south of the site. In addition, R-4 zoning is also located on Jones Ave NE between NE 16th St and NE 26th Pl (o distance of 0.62 miles). The proposal would be in harmony with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development. Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Department of Co DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision WA16-000754, SHPL-A November 8, 2016 Page 13 of 17 17. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the Compliant applicant provides Code required improvements and fees. The Renton Fire Authority if condition granted a variance from the fire code to allow a 16-foot wide fully paved fire apparatus of approval access roadway with the condition that the future home on Lot 2 is equipped with an is met approved residential fire sprinkler systems (Exhibit 15). Current fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Fees are subject to change. The fire impact fee that is current at the time of building permit application would be levied. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School (0.5 miles from the subject site and within walk distance of school; no school bus transportation provided), McKnight Middle School (0.7 miles from the subject site and within walk distance of school; no school bus transportation provided), and Hazen High School (2.9 miles from the subject site; school bus transportation provided). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. While the elementary and middle schools are designated to be located within a close enough proximity of the subject site, future students to the high school would be transported to school via bus. According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of NE 20th St and Aberdeen Ave NE or NE 16th St and Aberdeen Ave NE. A shoulder and intermittent ,/ 5-foot wide sidewalks exists along NE 20th St from Jones Ave NE to Aberdeen Ave NE to the High School Bus Stop (a higher ratio of sidewalks existing along NE 16th St between Jones Ave NE to Aberdeen Ave NE). Nearly a fully paved sidewalk exist on the east side of Jones Ave NE from the site to the elementary school (a short break across the property to the north does not have sidewalk, but a white strip and a 3 foot shoulder allow student travel outside of the travel lanes for a distance of approximately 130 ft). Wide shoulders and a patchwork of 5-foot wide sidewalks are located between the site and McKnight Middle School at 1200 Edmonds Ave NE. The safest route to the middle school is south along Jones Ave Ne to NE 16th St, east on NE 16th St to Edmonds Ave NE, south on Edmonds Ave NE to McKnight Middle School. The identified routes provide a safe walking route from the proposed subdivision to the bus stop or the respective schools. As part of the proposed project, sidewalks improvements would be constructed across the public street frontage of the development. A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $5,643.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new ,/ residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Fees are subject to change. The park impact fee that is current at the time of building permit application would be levied. Administrative Short Plot Report 16-000754 -Dylan Short Plat City of Renton Department of Co, DYLAN SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 14 of 17 Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report, doted September 2, 2016, was prepared and submitted with the short plat application by Encompass Engineering & Surveying, Inc. /Exhibit 9). Based on the City of Renton's flow control mop, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual {KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. It is anticipated that the 2016 KCSWDM would be adopted by the beginning of 2017. If a construction permit has not been submitted to the City prior to adoption of the 2016 KCSWDM the project would be subject ta the requirements of the new manual. All core requirements and the six special requirements of the 2009 KCSWDM have been discussed in the Technical Information Report. The proposed project is exempt from providing flow control and water quality facilities in accordance with the following exemptions as outlined in the 2009 KCSWDM and the 2010 City Amendments to the Manual: a) Flow Control Exemption {Section 1.2.3} -the development creates less than a 0.1 cubic feet per second (cfs) increase in the 100 year peak rate flows as modeled using the KCRTS stormwater modeling; and b) Water Quality Exemption (Section 1.2.8} -the development creates less than 5,000 square feet of new or replaced pollution generating impervious surfaces {PGIS}. The development is required to provide flow control Best Management Practices (BMPs) compliant to help mitigate the new runoff created by this development. The submitted drainage if condition plans identifies the use of basic dispersion as the proposed flow control BMPs for Lot 2. of approval The final drainage plan and drainage report submitted with the utility construction is met permit shall account for the recommendations outlined in the geotechnical report submitted with regards to storm water discharge on the site. The proposed preliminary drainage plans conflict with the recommendations noted in the geotechnical report with regards to point discharges over the slope to the west of the property and keeping surface water onsite. Therefore, staff recommends, as a condition of approval, project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Ages Engineering, LLC (dated July 6, 2016; Exhibit 8 of this report). In addition to a permanent drainage easement and a temporary construction easement required for the proposed retaining wall, the applicant would be required to provide drainage plans for the wall drain with the construction permit application. The lower soil grade (i.e., ground at the bottom of a retaining wall's exposed surface) and the upper soil grade (i.e., ground at the top a retaining wall) abutting a retaining wall shall be level for a horizontal distance (measured perpendicularly to the wall) equaling one foot (1 ') for every one faot (1 ') in height of the retaining wall. Per AASHTO 2011 Roadside Design Guide, the lateral offset from a curb is 1.5 feet. Since there is no curb present, a minimum 2-foot separation shall be provided between the retaining wall and the shared driveway. Therefore, as a condition of approval, that the applicant shall comply with the AASHTO 2011 Roadside Design Guide which includes a minimum 2-foot separation between the retaining wall and the fully paved 16-foot wide shared driveway. A final shored access driveway road profile and grading plan shall be submitted to and approved by the City of Renton Project Manager prior to utility construction permit approval. A Construction Stormwater General Permit from Department of Ecology would be Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Deportment of Co DYLAN SHORT PLAT 1nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A November 8, 2016 Page 15 of 17 required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan {SWPPP) is required for this site. A surface water development fee of $1,485.00 per new single family residence would apply. The project proposes one (1) new residence. The estimated total fee is $1,485.00. Fees are subject to change. This is subject to final design and payable at construction permit issuance. Water: Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 8-inch City water main located in Jones Ave NE (Water plan no. W-0094) that can deliver a maximum total flow capacity of 1,800 gallons per minute (gpm). The approximate static water pressure is 69 psi at the elevation of 274 feet. The site is located within Zone 2 of an Aquifer Protection Area. The project proposes one 1-inch water service line and meter to Lot 2, while maintaining the existing% inch meter to Lot 1 (Exhibit 6). The new water meter for Lot 2 shall be placed within the public right-of-way. Preference is to place the water meter within the planter strip. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. 2016 water system development charges for each proposed 1-inch domestic water service is $3,245.00 per meter. This is payable at construction permit issuance. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. This is payable at construction permit issuance. The 2016 drop-in meter fee is $460.00 per meter. This fee is payable at issuance of the building permit. Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Jones Ave NE (see City plan no. S-0144). The project proposes one new 6-inch side sewer with 1-inch meter connection to Lot 2 while maintaining the existing side sewer and meter to Lot 1. The calculated invert elevation for the existing sanitary sewer main at the connection point to the lot appears to be above the grade of the roadway. Applicant shall verify the invert elevation of the sanitary sewer main and provide details on how sewer service will be provided to Lot 2 as it does not appear that gravity sewer service can be achieved based on the site topography. A grinder pump may be permitted if a gravity connection is not possible. The installation a new 6-inch stub from the main to just outside of the ROW and enough of the 1 to 1.5-inch force main to get out of the paved shared driveway is required as part of the construction permit. The actual grinder pump and remaining force main are covered as part of the side sewer permit issued with the building permit. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. The 2016 SDC fee for a 1-inch meter is $2,242.00 per meter. These charges are payable at the time of construction permit issuance. Administrative Short Plot Report 16-000754 -Dylan Short Plat City of Renton Department of Co DYLAN SHORT PLAT November 8, 2016 i I. CONCLUSIONS: nity & Economic Development Administrative Report & Decision LUA16-000754, SHPL-A Page 16 of 17 1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOF 5 and 12. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established within this designation provided the applicant complies with City Code and conditions of approval, see FOF 6 and 13. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 14. 4. The subject site is located within the wellhead protection area zone (Zone 2). No other Critical Areas are located on the project site, see FOF 15. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 7. There are safe walking routes to the schools and school bus stops, see FOF 17. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 17. I J. DECISION: The Dylan Short Plat, File No. LUA16-000754, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall submit a building permit for review and approval by the City and received final occupancy for the portion of the existing residence on Lot 1 to be removed and remodeled in order to comply with Residential-4 (R-4) minimum side yard setbacks (combined 20 feet with not less than 7.5 feet on either side) of the zone from Tract A (shared driveway) prior to final plat approval. 2. The applicant shall submit a detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the current planning project manager for review and approval. Landscaping within the right-of-way and landscaping within the 10-foot wide landscape strip on Lot 1 shall be installed prior to short plat recording. Onsite landscaping for Lot 2 shall be installed prior to final occupancy for the single family building permit. 3. The applicant shall submit a permanent drainage easement and a temporary construction easement prior to construction permit issuance for all work proposed outside of the applicant's property. 4. The applicant shall be limited to single loaded garage driveway cut, not to exceed nine feet {9') in width, at the property line along Jones Ave NE to serve the existing single family home on Lot 1. A plat note to this effect shall be added to the face of the final short plat. A final detailed site plan shall be submitted to and approved by the City of Renton Project Manager prior to construction permit approval. 5. The applicant shall comply with the recommendations included in the Geotechnical Engineering Study prepared by Ages Engineering, LLC {dated July 6, 2016), or an updated report at a later date. 6. The applicant shall comply with the AASHTO 2011 Roadside Design Guide which includes a minimum 2-foot separation between the retaining wall and the fully paved 16-foot wide shared driveway. A final shared access driveway road profile and grading plan shall be submitted to and approved by the City of Renton Project Manager prior to utility construction permit approval. Administrative Short Plat Report 16-000754 -Dylan Short Plat City of Renton Department of Co. DYLAN SHORT PLAT November 8, 2016 nity & Economic Development DATE OF DECISION ON LAND USE ACTION: SIGNATURE: -Ct-tu·. tVtt{f~Ht/Pr Jenni er Henning, Planning Direc r TRANSMITTED this 3th day af November, 2016 to the Owner/Applicant/Contact: Owner/Applicant: Kenneth E. Neault, P. 0. Box 2230 Issaquah, WA 98027 Contact: Jae Kim Encompass Engineering & Surveying, Inc., 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 TRANSMITTED this 3th day of November, 2016 to the Parties of Record: Leif Anderson 20822 Damson Rd Lynnwood, WA 98036 TRANSMITTED this 3th day of November, 2016 to the following: C. E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Development Services Vanessa Dolbee, Current Planning Manager Ann Fowler, Plan Review Fire Marshal Administrative Report & Decision LUA16-000754, SHPL-A Page 17 of 17 11 I ,1 I :1,,·· 1l 1 ; I Date K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 22, 2016. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plat Report 16-000754 -Dylan Short Plat APPROVALS: CITY OF RENTON E,omlnt,d <Jnd opprowd thi• -~ <kly ol -------~ 20 __ ~ Adm.,,otrnt<>rOopod,r,,.,,\ofPubllcWorb )>S -----! 1;~~!~~~~$1~~~0r~ AN~/'V~~~R~s 8W~~R)N~i ~~::~=,,cc,:'~"'------- :;~~ ~":cOF RECORDER'S CERTIFICATE filod for record this. doy of. . ,20 .... at.. ... M ...... otpoge .... ot\her,.questof STEVEN D. McCASKEY ........... Mg~· . s~·p·t ·;.,,1 ·r.ec·or·ds :~/'~'6R~;oOF'f'E~~:,.s J~~tst10 ~~;.);i..Ett LINE Cl 'IIAS>ilNCTON CAROEN OF' EDEN Oi\tlSION NO. ~. ACCORDING TC TliE"LATTliEREOFRECOROEDINVOLUME 11 Of PLATS,PAGE: ~iiiH':.:~~ ;~NTY, WA5!11NGTON, L'r1NG EAST Of STATE $11\.IAlE ~ THE OOJNTY O>KINC. STATE OF' WJ\Sl<INGTotl CITYOFRENTotlSUR\IEYCOliTROL1B-J9 FOOND!/B"COPPERPINONCONCRElEPOSTMONUMENTOOW< ~~~t~~"';~~1~i~~ 2;?i~r.t~1I° INTERSECTION INSTRUr.l[NTATION INSTRLIMENTLI!D) 5SECONOTOT.o.LSTATION rlQD SUR\/EY WAS Br Cl0SE:D TRAVERSE: LOC*>S. M~ll.lUr.< CI.OSlJ!IE OF LOOPS WAS I 22,000. IN ACCORD'-ACE ~TH WAC JJl-130-090. LANO SURVEYOR'S CERTIFICATE Th1g mop corcectly represent, o survey mode by me or under my d1rect,an in conformance with the requirements ol theSurveyRe<:ordingActot\he\eq01r:5tofKen Neault 1n August, 2016. .~ .. t.fu ..... i~.ft4, .... ,l~?.~ .. KING COUNTY RECORDING NO. VOL/PAGE DEPARTMENT OF ASSESSMENTS Exomlnodondopproved thl,_doyof ___ 20_ I I SCALE l JHCK • 20 n POR-:1:JN OF NE l/4 OF SW 1/4 OF SECTION 5, T. 23 N., R. 5 E, W.M ~!':~~1';~{~~.RI!!CATE NO. 700H330 SCHrnULEB CHICAGO TITLE INSURANCE COMPANY .~. , co~".'"~·,~,.,~, .,,m,~~, """" "=""~' ,. ~~~Zi~Ng~~~. ps~~N5TS~:i~~:[s,i :~~~i, IF ,., ~NY, BUT Ot.llf11NG ANY COVENANr.; OR RESTRICTIONS, Ir ANY, ~ ~. 1£ \ t 2 RELINQIJISHIIENTOF'ACa:ss TO STATE HIClHWAY A~!)F' UClHT ~ \IIEWANO AIR B'i DEEO GRANTED TO TH( STATE (;'7 WASHINOT(:W, ~~~gJl,Nl/ARY27,1956UN0ERRECORD1NGNU~BER VICINITY MAP LND PRELIMINARY DYLAN 8 SHORT PLAT EQN~QJ1ll2il~N~ &:., -...w""*"""~ 16lNL~,S.-.S....,101•ru>Qldh.WA,Mll7•1'1Km<(UllJ9Hll!O•for.:f\l!ll'IJOS! D\'<N.c,, CHK0.8Y "" OA ,~ 09/14/16 ,;, 1 or 2 (Xl@ ¢ t1M n ~ ~ ~ 0 ~ "' ~Jlh ,, i [JJ--: DYLAN SHORT PLAT PRELJMINARY SITE PLAN • /i- -: Encompass t::, ---,,,,_...,.'"""'-_,,~-11/','.,-,,.,,,.,.,.,, DYLAN SHORT Pl.AT BOUNDARY I TOPOGRAPHIC SURVEY (0 ... --.=----.. - DYLAN SHORT PLAT e KEN NEAULT .. '." • I . PRELIMINARY GRADING I UTILITY I DRAINAGE PLAN --r-r '' '' ,, ' ' . " " " " ,, '' '' '' '' ' ' ' ' ' ' ' ' I~ .. I• i O I p ' "' I 'H ' ' ' -----"-l------r ! , I !1 ·', "'1. /-:, ; ;] if.I:!, : / : / 1, '! ' / !/ a:,,,,Q!ii~i'" : ' ' ~' -t L_n p n q I q [f ~ !~-.i l . . , ::. I ' t J ;, , t t , ~ l • i. !; ·~~ ;, ,c-~~':: ·c:c· ~ 'f d ! ( I Ii I I f ,i, ' ,~. ---~ ' f pf q J -~M~iftrf--=-=-·---1-~r=: '._, · ~-----" i I If lf f I F f I f c, --____ J -----------• , r J ! ' I I • 11 I • • -;. ' '1'it'1t:i,,~l I ' , .• Ages Engineering, LLC PO B\1X9J5 Pu~allup. WA 98171 A Geotechnical and Environmental Services LLC Ken Neault 1909 Jones Avenue NE Renton, WA. 98056 Subject: Preliminary Geotechnical Report Dylan Short Plat 1909 Jones A venue NE Renton, Washington Parcel Number: 3344500120 Dear Mr. Neault, \VWW.Hj1.t'senp.1net:r1n.si. l.:<l!TI July 6, 2016 Project No. A-1278 Entire Document Available Upon Request As requested. we have conducted a preliminary geotechnical study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration indicates the site is generally underlain by silty sand with gravel consistent with glacial till. The till became dense and unweathered at a depth of 4.0 feet below surface grades. We did not encounter groundwater seepage in any of the test holes excavated on site. In our opinion, the soil and groundwater conditions at the site are suitable for the planned development. The new structures can be supported on conventional spread footing foundations bearing on the existing organic-free native soils observed at a depth of 1.5 feet below surface grades. or on structural fill placed above these native soils. Floor slabs and pavements can be similarly supponed. Due to the low permeability and relative density of the soils underlying the site. the development storm water should discharge off of the site. Detailed recommendations addressing these issues and other geotechnical design considerations are presented in the attached report. We trnst the infonnation presented is sufficient for your current needs. If you have any questions or require additional information, please call. Age-. Enginccnng, I J .( 251·8-tS-7UOO Pap.~ l Entire Document Available Upon Request PRELIML~ARY TECHNICAL INFORMATION REPORT For Dylan Short Plat 1909 Jones Avenue NE Renton, WA 98056 September 2, 2016 Encompass Engineering Job No. 16576 Western Washington Division Prepared For Neault Homes P.O. Box 2230 Issaquah, WA 98027 IEx~ibitl 165 NE Juniper St., Ste 20 I, fssaquah. WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 Eastern Washington Division 407 Swiftwater Blvd .. Cle Elwn, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 www.EncompassES.net Dylan Short Plat Construction Mitigation Description The proposed construction start date will be approximately in the Spring/Summer of 2017 and completion will be in about two months. Hours of operation will be 7:00 AM to 4:00 PM Monday through Friday. The proposed haul route is South on Jones Avenue NE then East on NE 16'h St, then south on Aberdeen Ave NE, west on NE Park Drive to lnterstate-405 Water trucks, street sweepers and any other requirements deemed necessary would be implemented for any impacts that may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY/CODE INTERPRETATION#: Cl-91 Entire Document Available Upon Request MUNICIPAL CODE SECTIONS: SUBJECT: BACKGROUND: 4-11-010 Definitions A; 4-11-190 Definisitons S; 4-2-110.A Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures); RMC 4-2-110.B, Development Standards for Residential Zoning Development (Detached Accessory Structures); and 4- 2-110.D Conditions Associated with Development Standards Table for Residential Zoning Designations. Modifications of Residential Building Height Standards Ord. 5790 instituted new standards for residential building height, specifically, limiting the number of stories, limiting the maximum height of topmost wall plates, and establishing standards for vertical projections from the topmost wall plates. Ord. 5790 utilized the existing definition of "story" to implement the new restriction of the number of allowed stories. That defintion qualifies the topmost story as "that portion of a building included between the upper surface ofthe topmost floor and the ceiling or roof above." The definition would qualify any floor commonly regarded as an attic to be a story. The intent of limiting the number of stories was to ensure that if a lot has a grade difference the building may be designed so that the first floor is partially subterranian, which partially obscures building mass, and thereby qualified as a basement. The R-14 Zone was determined to be a suitable "transitional zone" between the greater maximum wall plate height (32') and number of stories (3) allowed in the RMF Zone, and the R-6, R-8, and R-10 zones where maximum wall plate height is limited to 24' and the number of stories is limited to two. The R-14 Zone was afforded only 24' of maximum wall plate height, but allowing three stories was intended to not require a partially subterranian basement where a grade difference is present. H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-91\Code lntepretation.Docx Encompass~ ENGINEERING iS. S~RVEYING ;y September 2, 2016 Application for Reduced Firelane Width for a new Short Plat 1. Firelane Narrative: This is an application for reducing the width of the Firelane for a short plat to the property located at 1909 Jones Avenue N.E. The new short plat will consist of2 individual lots and shared driveway Tract A, with property totaling 22,912 s.f, and will be called the Dylan Short Plat. The property currently consists of I parcel owned by Kenneth Neault. Parcel 334450-0120 is approximately I 00' wide by about 230' deep has several existing structures, including a single family residence. This property is located in the R-4 Zone. The property will be subdivided in to 2 individual building lots within the western and eastern portions of the property. The eastern Lot# I will abut the public right-of-way of Jones Avenue N.E., and will have an area of 10,732 s.f, and the western Lot #2 will be 9,993 s.f There will also be a minimum 16'3" wide dedicated shared driveway Tract A of 2,187 s.f, located along the northern edge of the property, adjacent to Lot # l, beginning at Jones Avenue N.E. and continuing towards the west for 130 ft. This shared driveway Tract A will be for ingress and egress to Lot #2, will also contain the utilities for Lot #2, and will allow the Fire Department access to the newly created Lot #2. The owner requests a variance for a reduced width to the Fire Department apparatus access roadway, which typically requires a 20' width, to a fully paved width of 16' Approval of this variance will be with the condition that the future residence served by the Firelane/Tract A would have an approved residential fire sprinkler system installed. Western Washington Division 165 NE Juniper St.. Ste 201, Issaquah, WA 98027 Ph: (425) 392-0250 Fax: (425) 391-3055 Eastern Washington Division 407 Swiftwater Blvd .. Cle Elum. WA 98922 Ph: (509) 674-7433 Fax: (509)674-7419 w\vw.EncompassES.net Bonnie Babcock From: Sent: To: Cc: Subject: Bonnie, Corey W Thomas Tuesday, September 13, 2016 2:15 PM 'Bonnie Babcock' Jae Kim RE: Dylan Short Plat We accept and approve your proposed variance. A fully paved 16-feet wide roadway and the future home to be equipped with an approved fire sprinkler system. Thank you for the formal request and this approval will be filed with the Pre-application meeting notes for when you come in with the entire short plat submittal. Make sure your final design and mylars show this variance condition on the front page of the plat to speed the final approval. Corey Thomas, Plans Review Inspector Renton Regional Fire Authority I Community Risk Reduction 1055 S Grady Way Renton, WA 98057 425-430-7024 I 425-430-7044 Fax cthomas@rentonrfa.org (New Email) Professionalism Integrity. leadership . AccountobiJity Respect From: Bonnie Babcock [mailto:BBabcock@encompasses.net] Sent: Tuesday, September 13, 2016 09:25 To: Corey W Thomas Cc: Jae Kim Subject: RE: Dylan Short Plat Hi Corey, Attached is a copy of the Request to Reduce the width of the Fire Lane/Driveway Access for the Dylan Short Plat located at 1909 Jones Ave NE. Let me know if you need anything else. Thanks, Bonnie Babcock Project Coordinator Cle Elum I Issaquah • 1 Email I Website Cle Elum J 407 Swiftwater Blvd. I Cle Elum, WA 989221 Phone: (509) 674-74331 Fax: (509) 674-7419 1 ',.0.J.10:S SEE•,OE7 Dilrl"~;:Rt(iJ~::g I--;-~ --___r::-__ _ ""'"''°" ,,,qN "i~I l ST~~:~;;p~f :"":Z\ I l I fl CONS I STEN l i1' [ Q ti ", 1 II ---~~-----------1-------i-k ,-C(I.IP.rr / ~~~~~f -___L_~ } I~ i/~ ==...=-'-=F=-=i--=--~ ----r-___:::-_____:_:____c:::ei===C4="'-'i r "111'R·~ci,0N .i0v-.'T / StEWlTf, ;nc,.;a,c,o, K>,,;n-,e, ) (SFE s~c Pl.1/J •"?, t£!.t~~(i~~~;;~ _j SEE "IOlE l, gt~:1r~~~~:io 1 ~ PUBLIC WORK~ DEPARTMF,NT TYPE R18 -ISOMETRIC VIEW (RESIDENTIAL W!TH BUFFER) (SEE NO~E 31 CEMENT CONCRETE DRIVEWAY ENTRANCE • TYPE R1 B For NOTES STD PLAN 104.2 Gregg z,mm~rman Publ,c Work, Adm•n,str~tor ADVISORY NOTES TO APPL.~ -NT LUA16-000754 -----~itenton 0 Application Date: September 26, 2016 Name: Dylan Short Plat Site Address: 1909 Jones Ave NE Renton, WA 98056-2661 PLAN -Planning Review -Land Use Version 1 I November 01, 2016 Community Services Review Comments Contact: Leslie Betlach J 425-430-6619 J LBetlach@rentonwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Include an eight foot wide planting strip and sidewalk along Jones Avenue NE. Plant one street tree should be a tree that has a small mature height due to overhead electrical wires street tree should be a Starlight dogwood, specimen grade, with a minimum of 2 inch caliper. Fire Review· Bulldlng Comments Contact: Corey Thomas J 425-430-70241 cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Fee is paid at time of building permit issuance. Credit granted for one existing retained home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrant located at the corner of NE 20th St and Jones Ave NE can be counted toward the requirements for one primary hydrant. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Access as proposed does not meet these requirements. Applicant has been approved for a variance to allow 16 feet wide roadway (as proposed) with the condition that an approved residential fire sprinkler system be installed in the future residence. Bulldlng Review -Planning Comments Contact: Craig Bumall 1425-430-7290 I cbumall@rentonwa.gov Recommendations: follow the recommendations of the geotechnical report Planning Review Comments Contact: Clark Close 1425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment. install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, gNO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afow1er@rentonwa.gov Recommendations: I have reviewed the application for the Dylan Short Plat at 1909 Jones Ave NE (APN('s) 3344500120) and have the following comments: EXISTING CONDITIONS The site is approximately 0.48 acres in size and is square in shape. The eastern end of the site is currently occupied with an existing single family residence. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 8 inch City water main located in Jones Ave NE (see Water plan no. W 0094) that can deliver a maximum total flow capacity of 1,800 gallons per minute (gpm) The approximate static water pressure is 69 psi at the elevation of 274 feet. The site is located within Zone Ran: November 07, 2016 IExhibitl L.:..:..J Page 1 of4 ADVISORY NOTES TO APPL.~ . NT LUA16-000754 -----·--~Ifenton ® PLAN -Planning Review -Land Use Version 1 I November 01, 2016 Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov 2 of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. There is an existing 8 inch concrete gravity wastewater main located in Jones Ave NE (see City plan no. S 0144). Storm Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on site. Runoff from the eastern portion of the site generally flows south and southeast onto the neighboring property to the south and into Jones Avenue NE where a stormwater conveyance system begins with a Type 1 Catch Basin located on the opposite side of the road from the development. Runoff from the western portion of the site sheet flows to the southwest corner of the property where it eventually falls off the steep embankment and into the I 405 drainage system. Streets The proposed development fronts Jones Ave NE to the east, which classified as a Residential Street with an existing right of way (ROW) width of 60 as measured using the King County Assessor's Map. There are no existing frontage improvements along the street frontage of Jones Ave NE. The project is bordered by I 405 to the west. Future widening of 1405 may impact the buildable portion of the proposed Lot. CODE REQUIREMENTS WATER 1. The project proposes one 1 inch water service line and meter to lot 2 while maintaining the existing X. inch meter to Lot 1. a. The new water meter for Lot 2 shall be placed within the public right of way. Preference is to place the water meter within the planter strip. 2. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter. This is payable at construction permit issuance. b. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. This is payable at construction permit issuance. c. Drop in meter fee is $460.00 per meter. This is payable at issuance of the building permit. SEWER 1. The project proposes one new 6 inch side sewer with 1 inch meter connection to lot 2 while maintaining the existing side sewer and meter to Lot 1. a. The calculated invert elevation for the existing sanitary sewer main at the connection point to the lot appears to be above the grade of the roadway. Applicant shall verify the invert elevation of the sanitary sewer main and provide details on how sewer service will be provided to Lot 2 as it does not appear that gravity sewer service can be achieved based on the site topography. b. A grinder pump may be permitted if a gravity connection is not possible. The installation a new 6 inch stub from the main to just outside of the ROW and enough of the 1 to 1.5 inch force main to get out of the paved shared driveway is required as part of the construction permit. The actual grinder pump and remaining force main are covered as part of the side sewer permit issued with the building permit. 2. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SOC fee for a 1 inch meter is $2,242.00 per meter. This is payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated July 6, 2016, completed by Ages Engineering, LLC for the site has been provided. The submitted report describes the project site as a Low Erosion Hazard area. However, the report identifies protected slopes to the west of the proposed Lot 2 property line, between the property line and I 405. These slopes are classified as a Severe Erosion and High Landslide Hazard areas. The soils on the slope to the west of the site will have a sever potential for erosion. Therefore, surface water must be controlled on the site and erosion control measures will need to be in place prior to starting grading activities on the site and maintained throughout the construction phase. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated September 2, 2016, was submitted by Encompass Engineering and Surveying with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements have been discussed in the Technical Information Report. 3. The proposed project is exempt from providing flow control and water quality facilities in accordance with the following exemptions as outlined in the 2009 KCSWDM and the 2010 City Amendments to the Manual: a. Flow Control Exemption (Section 1.2.3) The development creates less than a 0.1 cubic feet per second (cfs) increase in the 100 year peak rate flows as modeled using the KCRTS stormwater modeling. b. Water Quality Exemption (Section 1.2.8) -The development creates less than 5,000 square feet of new or replaced pollution generating impervious surfaces (PGIS). 4. The development is required to provide flow control Best Management Practices (BMPs) to help mitigate the new runoff created by this development. The submitted drainage plans identifies the use of basic dispersion as the proposed flow control BMPs for Lot 2. The final drainage plan and drainage report submitted with the utility construction permit shall account for the recommendations outlined in the geotechnical report submitted with regards to stormwater discharge on the site. Ran: November 07, 2016 Page 2 of4 ADVISORY NOTES TO APPL'~. NT LUA16-000754 ----•--~Kenton 0 PLAN -Planning Review -Land Use Version 1 I November 01, 2016 Engineering Review Comments Contact: Ann Fowler 1425-430-7382 I afowler@rentonwa.gov a. The proposed preliminary drainage plans conflict with the recommendations noted in the geotechnical report with regards to point discharges over the slope to the west of the property and keeping surface water on site. As a condition of approval, applicant will be required to comply with the recommendations of the geotechnica! report. 5. All work proposed outside of the applicant's property will require a permanent drainage easement and a temporary construction easement prior to issuance of any permits. a. The retaining wall shown on the site plan at the north property line appears to be on the neighboring property. b. The applicant will need to provide drainage plans for the wall drain with the construction permit application. c. The lower soil grade (i.e., ground at the bottom of a retaining wall's exposed surface) and the upper soil grade (i.e., ground at the top a retaining wall) abutting a retaining wall shall be level for a horizontal distance (measured perpendicularly to the wall) equaling one foot (1') for every one foot (1 ') in height of the retaining wall. d. A minimum 2 foot separation shall be provided between the retaining wall and the shared driveway. Per AASHTO 2011 Roadside Design Guide, the lateral offset from a curb is 1.5 ft. Since there is no curb present, a minimum of 2 ft separation should be provided. 6. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 7. A surface water development fee per new single family residence will apply. The project proposes the addition of 1 new residence (1 new single family home, 1 existing home to be retained). The estimated total fee is $1.485.00. This is subject to final design and payable prior to issuance of the utility construction permit. 8. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4 1 045 for information regarding project vesting. TRANSPORTATION 1. The proposed developments proposes half street frontage improvements along the property frontage to meet the City's complete street standards for residential access streets. Required half street frontage improvements shall include 26 feet of paved roadway width (13 feet from centerline), installation of 0.5 foot curb and gutter, 8 foot planter strip and 5 foot sidewalk. No right of way dedication is required. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4 6 0601. a. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Access as proposed does not meet these requirements. Applicant has been approved for a variance to allow 16 feet wide roadway (as proposed) with the condition that an approved residential fire sprinkler system be installed in the future residence. b. The requirement for a hammerhead turnaround may be waived provided that Lot 1 will have and approved fire sprinkler system installed. c. The shared driveway is required to have a minimum 16 foot wide paved roadway. d. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. e. The project proposes the installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround and 20 foot wide paved emergency access. Renton Fire Authority has granted approval of a variance to allow the proposed 16.25 foot wide paved access on the condition that Lot 1 will have installed an approved fire sprinkler system. 3. Refer to City code 4 4 080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains. c. There shall be no more than one driveway for each 165 feet of street frontage. Applicant proposes to maintain the existing second driveway to provide through access for Lot 1 from the proposed shared access driveway. The proposed second driveway approach is acceptable due to the low volume of vehicular traffic along Jones Ave NE and to maintain the existing site access to the existing single family residence on Lot 1 . 4. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 5. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The project proposes the addition of 1 new residence (1 new single family home, 1 existing home to be retained). The estimated total fee is $2,951.17. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Ran: November 07, 2016 Page 3 of 4 ADVISORY NOTES TO APPL·~-,NT LUA16-000754 Renton® PLAN -Planning Review -Land Use Version 1 I November 01, 2016 Engineering Review Comments Contact: Ann Fowler I 425-430-73821 afowler@rentonwa.gov 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CONDITIONS OF APPROVAL 1. The applicant will be required to provide an updated geotechnical report approving the discharge of stormwater over the steep slopes to the west of the property. OR The applicant will be required to provide alternative flow control BMPs which do not point discharge over the steep slopes to the west of the property. Ran: November 07, 2016 Page 4 of 4 TERRY FLATLEY Plan Number: Site Address: LUA16-000754 1909 JONES AVE NE Plan Review Routing Slip Name: Dylan Short Plat Description: The applicant is requesting approval of a 2-lot short plat. The site is 22,912 square feet (0.53 acres) and is located at 1909 Jones Ave NE (APN 3344500120) and would be for the future development of one new sinsle family home. The property is in the Residential~4 {R~4) zoning district. The proposed residential lots are approximately 9,993 SF and 10,732 SF in area with an average !ot size of 10,363 SF. The residential density is 4.2 dwelling units per net acre. Access is proposed from a shared driveway tract from Jones Ave NE along the north property line. A second driveway approach is proposed to be retained to the existing single family home. The native soi!s consist primarily of silty sand with gravel consistent with glacial till (QvT). The existing single family home located on the property would be retained. A building construction permit would be required to remove a small portion of the north end of the home to accommodate the ingress/egress tract to the rear lot. The applicant has proposed to retain the !one significant trees onsite. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. Review Type: Community Services Review-Version 1 Date Assigned: 09/28/2016 Date Due: 10/12/2016 Project Manager: Clark Close Environmental Impact Earth Animals Usht/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental Water Energy/Natural Resources Utilities 10,000 Feet Plants Housing Trans portat1 on 14,000 Feet Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivommental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -1 have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and l have added . ' Include an eight foot wide planting strip and sidewalk along Jones Avenue NE. Plant one street tree -should be a tree that has a small mature height due to overhead electrci wires - street tree should be a Starlight dogwood, specimen grade, with a minimum of 2 inch caliper. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --Kenton® A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DA TE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: CONCURRENCE DATE Li /._1 (_(_? c~ INITIAL/DATE ~ 11!1frit 1Z5:il~eZ =-p{,~::~ Project Location: Site Area: 0APPROVED [8J APPROVED SUBJECT TO CONDITIONS D DENIED November 1, 2016 Dylan Short Plat Kenneth E. Neault, P.O. Box 2230, Issaquah, WA 98027 Jae Kim, Encompass Engineering & Surveying, Inc., 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 LUA16-000754, SHPL-A Clark H. Close, Senior Planner The applicant is requesting approval of a 2-lot short plat. The site is 22,912 square feet (0.53 acres) and is located at 1909 Jones Ave NE (APN 3344500120) and would be for the future development of one new single family home. The D roperty is in the Residential-4 (R-4) zoning district. The proposed residential lots re approximately 9,993 SF and 10,732 SF in area with an average lot size of 0,363 SF. The residential density is 4.2 dwelling units per net acre. Access is roposed from a shared driveway tract from Jones Ave NE along the north roperty line. A second driveway approach is proposed to be retained to the xisting single family home. The native soils consist primarily of silty sand with ravel consistent with glacial till (QvT). The existing single family home located on he property would be retained. A building construction permit would be equired to remove a small portion of the north end of the home to accommodate the ingress/egress tract to the rear lot. The applicant has proposed to retain the lone significant trees onsite. 1909 Jones Ave NE, Renton, WA 98056 (APN 334450-0120) 22,912 square feet (0.53 acres) Project Location Map Admin Short Plot Report Leslie Betlach Plan Review Routing Slip Plan Number: Site Address: LUA16-000754 1909 JONES AVE NE Name: Dylan Short Plat Description: The applicant is requesting approval of a 2-lot short plat. The site is 22,912 square feet (0.53 acres) and is located at 1909 Jones Ave NE (APN 3344500120) and would be for the future development of one new single family home. The property is in the Residential-4 (R-4) zoning district. The proposed residential lots are approximately 9,993 SF and 10,732 SF in area with an average lot size of 10,363 SF. The residential density is 4.2 dwelling units per net acre. Access is proposed from a shared driveway tract from Jones Ave NE along the north property line. A second driveway approach is proposed to be retained to the existing single family home. The native soils consist primarily of silty sand with gravel consistent with glacial till (QvT). The existing single family home located on the property would be retained. A building construction permit would be required to remove a small portion of the north end of the home to accommodate the ingress/egress tract to the rear lot. The applicant has proposed to retain the lone significant trees onsite. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application . Review Type: Date Assigned: Community Services Review-Version 1 09/28/2016 Date Due: 10/12/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Envi ronmenta I Hea Ith Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Hi stori c/Cultura I Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added lo-s-10 Date Jae Kim Ken Neault 300' Surrounding Properties Leif Anderson, Anderson Architecture (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Applicant Owner See Attached Contact I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: )rkwf 0 2t, .;2J1 (o I Notary (Print): My appointment expires: Dylan Short Plat LUA16-000754, SHPL-A template -affidavit of service by mailing Jae Kim Encompass Engineering & Surveying 165 NE Juniper St, Suite 201 Issaquah, WA 98027 Leif Anderson Anderson Architecture 20822 Damson Rd Lvnnwood, WA 98036 KEN NEAULT KENCO OF WASHINGTON INC PO BOX 2230 Issaquah, WA 98027 KENNETH E NEAULT PO BOX 2230 Issaquah. WA 98027 3343903527 3343903521 3344500116 CLARE D F CROOKS BRIAN R DENAXAS BASIL+RUTH 1818 JONES AVE NE 1916 JONES AV NE 4432 E DANBURY ROAD RENTON, WA 98056 RENTON, WA 98056 PHOENIX, AZ 85032 3343903560 3343903564 3343903530 DOBAK ROBERT M GORDLEY JASON L HO JOHN+ THAO LE 1700 NE 20TH ST 1712 NE 20TH ST 1725 NE 20TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343903525 3344500129 3343903523 JOHNSON BARBARA JOY LE EDWARD+LE VIENNA LUTA IOSIF+LUTA MARIA 1824 JONES AV NE 135 PARK AVENUE N 1806 JONES AV NE RENTON. WA 98056 RENTON, WA 98057 RENTON, WA 98056 3344500132 3343903520 3344500115 NGUYEN ANDY HAI OBRIEN KEVIN B+JERICHO W PORCELLO ANTHONY J 2001 JONES AVE NE 1800 JONES AVE NE 1817 JONES AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3344500125 3344500121 3344500130 SCHUMSKY DONALD SYRBU VYACHESLAV G+NATALYA THUERINGER BERNARD M+GENEVA 2019 JONES AVE NE 1917 JONES AVE NE PO BOX 445 RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98057 3343903528 3343903562 3343903529 TOMCHICK JOHN A+LAUREL S UDEZE IKEMEFUNA 0 WALZ MYTIEN 1900 JONES AVE NE 2004 JONES AVE NE 1703 NE 20TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3344500119 3344500100 WEI JUSTIN C+ICHIA WEI-KAO WOLFORK JOHN LEE JR 1925 JONES AVE NE 1809 JONES AVE NE RENTON, WA 98056 RENTON, WA 98056 -----~ NOTICE OF APPLICATION DAl!OFNonc~ OFld'PLICATillN: 5•pl•mborl8,2~16 PRIJHCT NAM[/NUMBEa: Oylao Sha rt Plat/ lUAl6--0Q07S4, Sl!PL·A Al'l'UCAl'fl/PROJECTCOMl"ACTPEP.50N JaeKlrn,fnc,:,mpu,fnglne0<1nK1!.Surn~lnl/lli5NEJunil'Or.lL,$te Wl/ l""quah,WA98llZ7/4lSl92-0254 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FllE IDENTIFICATION NOT\CEOfCOMPLETIAPPtlCATION: SEPTEMBERia,201s ;:;;".:~:~'~; :; 0~1::~~::.:; ;:~~~~:~n',~~~:',:~~·:~~~ ';:~,;~~~;~o~:::.:;00;~!!';1::tmpletf! thl• ,,1. Name/~o.: Dylan Short Plat/ LUAl6-0007'i4,5HPl-A --------· CITT/'iTATE/lfP· ____ _ CERTIFICATION ec, r 'i I, {., UHL<L 1i" CU'':,( hereby certify that __ I_ wf}ie5 of the above document were posted in _I_ conspicuous places-or nearby the described property on Date: __ ci_,_[ ,_'f-'/~1_0 ____ _ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that------------------ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: -------Notary Public in and for the State of Washington Notary (Print): My appointment expires: Community & Economic Development C. E. "Chip" Vincent, Administrator September 28, 2016 Jae Kim Encompass Engineering & Surveying 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 Subject: Notice of Complete Application Dylan Short Plat, LUA16-000754, SHPL-A Dear Mr. Kim: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Ken Neault/ Owner(s) Leif Anderson/ Contact 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: September 28, 2016 PROJECT NAME/NUMBER: Dylan Short Plat/ LUA16-0007S4, SHPL-A PROJECT DESCRIPTION: The applicant is requesting approval of a 2-lot short plat. The site is 22,912 square feet (0.53 acres) and is located at 1909 Jones Ave NE (APN 3344500120) and would be for the future development of one new single family home. The property is in the Residential-4 (R-4) zoning district. The proposed residential lots are approximately 9,993 SF and 10,732 SF in area with an average lot size of 10,363 SF. The residential density is 4.2 dwelling units per net acre. Access is proposed from a shared driveway tract from Jones Ave NE along the north property line. A second driveway approach is proposed to be retained to the existing single family home. The native soils consist primarily of silty sand with gravel consistent with glacial till {QvT). The existing single family home located on the property would be retained. A building construction permit would be required to remove a small portion of the north end of the home to accommodate the ingress/egress tract to the rear lot. The applicant has proposed to retain the lone significant trees onsite. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. PROJECT LOCATION: 1909 Jones Ave NE PERMITS/REVIEW REQUESTED: Administrative Short Plat APPLICANT/PROJECT CONTACT PERSON: Jae Kim, Encompass Engineering & Surveying/ 165 NE Juniper St., Ste. 201/ Issaquah, WA 98027/ 42S-392-02S4 Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on October 12, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: SEPTEMBER 26, 2016 NOTICE OF COMPLETE APPLICATION: SEPTEMBER 28, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Dylan Short Plat/ LUA16-000754, SHPL-A NAME:---------------------------------- MAILING ADDRESS: ________________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: -------------- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Print Form Reset Form Save Form Ifenton® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME NAME Kenneth E. Neault Dylan Short Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE ADDRESS PO Box 2230 1909 Jones Ave NE, 98056 CITY Issaquah, WA ZIP 98027 TELEPHONE NUME3£R· KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334450-0120 APPLICANT (if other than owner) NAME. Same as owner EXISTING LAND USE(S) Single Family Residence PROPOSED LAND USE(S) COMPANY (If applicable) N/A EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS· RLD -Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP· (if applicable) N/A EXISTING ZONING TELEPHONE NUMBER: R4 CONTACT PERSON PROPOSED ZONING (if applicable)" N/A NAME Jae Kim SITE AREA (in square feet)" 22,912 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Encompass Engineering & S DEDICATED 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS.165 NE Juniper St, Suite 201 2,187 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY Issaquah, WA ZIP 98027 ACRE (if applicable) 4.20 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (1f applicable) (425) 392-0254 2 NUMBER OF NEW DWELLING UNITS (if applicable): N/A H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev: 08/2015 PROJECT INFORMATION (continued) r--~-----~----------- NUMBER OF EXISTING DWELLING UNITS (if applicablei 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A P RO J EC T VALUE: 500,000± IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA ___ sq ft. D GEOLOGIC HAZARD ___ sq.ft. D HABITAT CONSERVATION ___ sq. ft. D SHORELINE STREAMS & LAKES ___ sq ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A 0 WETLANDS ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION _s_, TOWNSHIP E._, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Kenneth E. Neault , declare under penalty of perJury under the laws of the State of Washington that I am (please check one) [ZJ the current owner of the property involved m this application or D the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the inform n herewith are in all respects true and correct to the best of my knowledge and belief Signature of Owner/Representative Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) ! certify that I know or have satisfactory evidence that %aa1 /(1 A);czu/f signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument 1 lz /,go11, Dated 1 { Notary Public in and for the State of Washington Notary (Print)· H:\CED\Data\Forms-Templates\Se!f-Help Handouts\Planning\Master Application.doc Rev: 08/2015 For APN/Parcel ID(s): 334450-0120-03 EXHIBIT"A" Legal Description THE SOUTH 100 FEET, AS MEASURED ALONG THE EAST LINE OF THAT PORTION OF TRACT 325, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO. 5, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 83, IN KING COUNTY, WASHINGTON, LYING EAST OF STATE HIGHWAY 2-A. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Subd1v1s1on Guarantee/Certificate Page 3 Printed 09 09 16@ 07 34 AM WA-TI-FNVI/T-02840 660004-SPS-2-16-70056336 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---~Renton® WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: COMMENTS: /Arborist Report, °'11-c.-/1/CWIJe TH£ :1. ~/6ff/PlC,t-,vr Tltl:e Biological Assessment 4 r,r,w 0TV I.Al"'Z'fCAPt, /'<d'rT It,/!/~" /{INUT.W-fiF.Ore(;l(-Jt Calculations 1 Colored Maps for Display 4 CM-c--- Construction Mitigation Description 2AND4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Environmental Checklist 4 CM-C- Existing Covenants (Recorded Copy) 1AND4 Existing Easements (Recorded Copy) 1AN0• Flood Hazard Data 4 C,IH, Floor Plans 3AND4 Geotechnical Report 2AND3 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 'Habitat Data Report 4 C1H./ Improvement Deferral 2 Irrigation Plan 4 DATE: ---------------------- H :\CED\Data\Forms-T em plates \Self-Help Han do uts\P!an n ing\ Waiversu bm ittal reqs. docx Rev; 08/2015 a:,-. LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan• Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan , Screening Detail• Shoreline Tracking Worksheet, Site Plan zAND4 Stream or Lake Study, Standard 4 Ccl-c.- Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 ~,,- Street Profi Jes 2 Title Report or Plat Certificate 1AND4 Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan• Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final, I Wetlands Mitigation Plan, Preliminary 4 ~ I H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev: 08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2ANDS Inventory of Existing Sites 2 AND, Lease Agreement/ Draft 2 AND3 Map of Existing Site Conditions ,.,0 , Map of View Area 2AND3 Photosimulations 2AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: ou--c-- H :\CED\Data\Form~-T emplates\Self-Help Handouts\Plan n i ng\ Waiversubm ittal reqs.docx COMMENTS: Rev: 08/2015 PRE-APPLICATION MEETING COMMENTS FOR DYLAN SHORT PLAT PRE16-000231 CITY OF RENTON Department of Community & Economic Development Planning Division APRIL 7, 2016 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ian Fitz-James, 425-430-7288 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: April 7, 2016 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector Dylan Short ?lat-1909 Jones Ave NE PRE16-000231 SUBJECT: L The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements!. If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300·feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrant located at the corner of NE 20th St and Jones Ave NE can be counted toward the requirements for one primary hydrant. 2. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 2S·feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Access as proposed does not meet these requirements. Suggest applicant apply for a variance to allow 16- feet wide roadway (as proposed) with the condition that an approved residential fire sprinkler system be installed in the future residence. I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: April 7, 2016 TO: Clark Close, Senior Planner FROM: Ian Fitz-James~ Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Dylan Short Plat-1909 Jones Avenue NE PRE 16-000231 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-( binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments mav also need to be revised based on site planning and other design changes required by I City staff or made by the applicant. I I have completed a preliminary review of the application for the Dy!i:ln Short Plat located at 1909 Jones Avenue NE. The King County Parcel Number is 3344500120. The applicant is proposing to subdivide the lot into two parcels. One of the subdivided lots would conti1in the existing home and the other would contain a new home. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435' hydraulic pressure zone. The approximate static water pressure is 69 pst at a ground elevation of 274' 2. There is an e>eisting 8" steel water main east of the site along the eastern edge of Jones Avenue NE that can deliver 1,800 gallons per minute (gpm). Reference Project File WTR2700094 in COR Maps for record drawings. 3. There is an existing water service serving the existing home on lot 1. Since this home will remain, no new water service is needed for this iot. 4. A new water service will be needed to serve Lot 2. The water service line for Lot 2 would need to be contained in an easement where it passes through the neighboring parcel. H:\CED\Pl3nninc\Current Planning\PREAPPS\2016 Preapps\PRE16-000231.Clark\16-0407 PRE16-000231 Civil Pre-App Comrnents..dotx Dylan ~art Plat-PRE'lfi.-000231 Pa11:e2of4 April 7, 2016 5. No water main extensions would be required. 6. There are three existing fire hydrants in the parcel vicinity. Two are located NE of the site near the intersection of Jones Avenue NE and NE 20"' Street. One is north of the intersection approximately 180 feet NE of the NE property corner and the other is south of the intersection approximately 110 feet NE of the NE property corner. The other hydrant is approximately 295 feet SE of the SE property comer south of the intersection of Jones Avenue NE and NE 18" Place. 7. Lot 2 will require a separate 1" water meter for service. The meter would be installed by the City of Renton. The current (2016) tee to install this service line and meter would be $3,310.00. The current System Development Charge (SDCI for al" meter would be $3,245.00. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8" concrete sewer running north to south in Jones Avenue NE east of the site. Reference Project File WWP2700144 in COR Maps for record drawings. 3. There is an existing side sewer serving the existing home on lot 1. Since this home will remain, no new sewer service is needed for this lor. 4. A new sewer service will be needed to serve Lot 2. The sewer service line would need to be contained in an easement where it passes through the neighboring parcel. 5. The lot slopes away from Jones Avenue NE. The engineer will need to show if Lot 2 can use gravity for the side sewer. If not, a private lift station would be needed. 6. No sewer main extensions would be required. 7. The development would be subject to a system development charge (SDC) for sewer service. The SOC for sewer service is based on the size of the domestic water service. The current SOC far sewer service with a 1'' water meter installation is $2,242.00. STOIIM DRAINAGE COMMENTS 1. There is no stormwater conveyance system along the Jones Avenue NE frontage. Drainage from the site either infiltrates or sheet flows towards the south. Tliere is an existing 12'' concrete storm drain located along the eastern frontage of Jones Avenue NE that flows from north to south. The 12" storm drain begins at a Type 1 Catch Basin {COR ·Facility ID #135143) which is located across Jones Avenue NE From the site's SE corner. 2. Refer to Figure 1.1.2.A -Flow Chart to determine what type of drainage review is required for this site. The site falls within the City's Peak Rate Flow Control Standard (Existing Site Conditions) and is within the East Lake Washington Drainage Basin. The site is located in Zone l H:\CEO\Planning\Current P!anning\PREAPPS\2016 Preapps\PRE16-000231.Clark\16-0407 PRE16-000231 Cfvil Pre-App Comments.docJC Dylan Short P!at-PRE16-D00231 Page3of4 April 7, 20lti of an aquifer protection area. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. 3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Jones Avenue NE frontage will be required to conform to the City's street standards. Drainage improvements w1lf also be required for the shared driveway. 5. A geotedmical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 6. The development would be subject to system development charges (SOC). The current SDCs are $1,485.00 per tot. Fees are payable at the time of permit issuance. Tl!ANSPORT A TION/STREET COMMENTS 1. The current transportation impact fee is $2,951.17 per single family home. Fees are payable at the time of permit issuance. 2. Jones Avenue NE is a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53'. The minimum paved roadway width is 26' including 20' of travel lanes 12 lanes) and 6' of parking on one side. A 0.5' curb, 8' planter, and 5' sidewalk will be required. The King County Assessor's Map shows an approximate current right of way width of 60' for Jones Avenue NE. No dedication would be required. A survey prepared by a professional land surveyor will be required to confirm the existing right of way dimensions. 3. The shared driveway shall conform lo the standards found in RMC 4-6-060. Shared driveways shall be wholly in a tract. Shared driveways can be no more than 200' in length. The paved surface shall be a minimum of 16' though the Fire Department may require a paved surface of up lo 20'. The curb cur for the shared driveway must be a minimum of 5' from the property line. 4, There is a plan to widen Interstate 405 in the vicinity of this parcel. Right of way acquisition for this pro1ect may impact this parcel. Right of way acquisition is expected to start sometime in 2016 or 2017. The widening project is expected to start in 2019. 5. Street lighting analysis is required to be conducted by the developer along Jones Avenue NE. Required street lighting shall be to City of Renton standards. 6. Paving and trench restoration within the City of Renton right af way shall comply with the City's Restoration and Overlay requirements. GENERAL COMMENTS 1. The vertical datum of the provided survey is incorrect. City of Renton control points have elevations in meters rather than feet. The survey is using a control point with an elevation of H:\CEO\Plan11in15\Current Planni ng\PREAPPS\2016 Preapp.s\PRE 16-0002.31.Clark\16-0407 PRE16·000231 Civil Pre-App Comments.docx Dylan Short Plat -PII.El&-0002.31 Page4of4 April 7,2015 85.09 feet when in reality it is 85.09 meters. Assure that the survey is on the correct vertical datum prior to submittal. 2. Retaining walls that are 4' or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current soes. 4. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps. for mapping and records of existing utilities in the project vicinity. 6. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 7. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each,. the permit appllcation, an itemized cost of construction estimate, and application fee to the counter on the sixth floor. H:\CEO\Phmning\Current Planning\PREAPPS\2016 Preapps\PAE16-000231.Clark\16-0407 PRE16 000231 CiYil Pre-App Comments.docx 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Renton 0 DATE: TO: FROM: SUBJECT: MEMORANDUM April 7, 2016 Pre-application File No. 16-000231 Clark H. Close, Senior Planner Dylan Short Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision~rnakers (e.g.1 Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance o,v1sion on the first floor of City Hall or on line at www.rentonwa.gov. Project Proposal: The subject property is located on the west side of Jones Ave NE south of NE 20th St at 1909 Jones Ave NE. The project site totals 23,900 square feet (0.55 acres) in area and is zoned Residential-4 (R-4). The proposal is to subdivide the project site into two (2) single family lots with a dedicated easement of 2,091 sf located along the northern edge of the property of lot that abuts Jones Ave NE {Lot 1). An existing residence is proposed to remain on Lot 1 and Lot 2 of would be developed with a new single-family residence. Access to Lot 1 is proposed to remain from Jones Ave NE via an existing driveway off of Jones Avenue NE, access to Lots 2 would be provided via the proposed dedicated easement. The property includes. a tiered 2 to 4 foot high rockery along the northern property line and approximately 50 lineal feet would be removed and replace with a retaining wall, beginning about 40 feet west of the northeast corner of the property. There is a Wellhead Protection Area zone 2 mapped on the project site. In addition, the site contains regulated slopes south of the existing residence and high landslide hazards near the northwest corner of the parcel. Current Use: The property has an existing 1,640 sf single-family residence and associated detached accessory structure. The existing residence is proposed to remain in-place; the detached accessory structure would be removed or relocated. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable bv urban utilities and containing open space amenities. The R-4 designation serves H: \CED\ Pl ,a nni ng\C urrent Pl an n I ng\PREAP PS \16-000 2 31 Dylan Short Plat, PREl6-000231 Page2of5 April 7, 2016 as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Density Requirements: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net# site area prior to calculating density. The pre~application packet indicated that the gross acreage would be 23,900 square feet (0.55 acres). Access to the second lot is only allowed via a shared driveway within a separate tract. The gross density was calculated to be 3.6 du/ac (2 units/ 0.55 acres~ 3.6 du/ac). It Is undear exactly how much area would lie required to be dedicated for right-<>f-woy or for o shared drillf/WO'I tract; therefore, thi, nf!t density of site could not lie calculated. A Density Worlcsheet would be required at the time of formal short plot application. The applicant would be required to demonstrate compliance with the net density requirements of the zom, ot the time of formal application. Based on the gross density of 3.6 du/ac, the subject site would m11et the minimum density requirements of the R-4 zone. Development Standards: The project is subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-4 is 9,000 square feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. Lots 1 and 2 appear to comply with the minimum lot width and depth requirements of the zone. A portion of lot 1 would be included in a separate shared driveway tract for access to lot 2. It ;s the applicant's respanslbil/ty to deman,trote compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Setbacks-Setbacks are the minimum required distance between the building footprint and the propeny line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be required to have a 30 foot setback, and interior side yards are required to have a combined 20- foot setback with not less than 7.5 feet on either side. The setback dimension, for the existing house proposed to remain on Lot 1 were not includ~d with the pr~--application mote,;ols; therefore staff wo, unable to verify compliance with the,e requirements. The setbacks for the new residences would be reviewed at the time of building permit. Building Height -The maximum wall plate height is 24 feet with 2 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four {4) vertical feet from the roof surface. NonMexempt \lertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each fa~ade for each one (1) vertical loot abO\le the maximum wall plate height. Sui/ding height would be verified at the time of building permit review. H:\CED\Planning\Current Planning\PREAPPS\16-000231 Dylan Short Plat, PREIG-000231 Page 3 of 6 April 7, 2016 Building Coverage -R·4 zone allows a maximum buildin@ coverage of 35% of the lot area. Building coverr,ge requirements would be verified at the time of building permit review. Impervious Surface Area -The maximum impervious surface would be limited to 50%. lmpen,ious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review_ Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover_ Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front vard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). Please refer to landscape regulations (RMC 4-4-070] for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal land use application. Storm drainage facilities are required to comply with the minimum 1S-Joot perimeter landscaping strip an the outside af the fence unless otherwise determined through the site pion review or subdivision review process. Please refer ta landscape regulations RMC 4-4-070 far further general and specific landscape requirements. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130Hl.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch {2')) caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstmted to the Administwtor's satisfaction that on insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, ec1ch new lot would be required to provide a minimum tree density of 2 trees per 51000 square feet of lot area ansite. Protected tri,es that ·do not contribute to a lat's required minimum tree density shall be held in perpetuity within a tree protect/an tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%]; Significant trees adjacent to critical areas and their associated buffers; and Significant trees over mty feet (60') in height or greater than eighteen inches ( 18") caliper. H:\CED\Planrnng\Current Planning\PREAPPS\16-000231 Dylan Short Plat, PRE16-000231 Page 4 of 6 April 7, 2016 Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant natfve evergreen or deciduous treesi and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of Short Plat application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Access/Parking: Access to Lot 1 is proposed to remain via an existing driveway off of Jones Ave NE. Access to Lot 2 is proposed via a 16-foot wide dedicated easement along the north side of lot 1. As previously identified, access is only allowed via a shared driveway. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision often (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency Vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. A modification request would need to be granted for any deviations from the street code standards. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The H:\CED\Planning\Current Planning\PREAPPS\16-000231 \, Dylan Short Plat, PRE!6-000231 Page 5 of 6 April 7, 1016 maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Critical Areas: A Wellhead Protection Area zone 2, regulated slopes and a high landslide hazard is mapped on the project site. I/ any fill is proposed, a fill source statement is required. It is tlle applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construct/on. Additionally, geotechnical studies by licensed professionals, such as a geatechnical engineer ond/ar engineering geologist, shall be required. The required studies shall demonstrate the fol/awing review criteria can be met: (a} The proposal w/11 nat increase the threat of the gt!Ological hazard to adjacent ar abutting properties beyond pre-developm~nt conditions; and (b} The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. Environmental Review: Short Plats of 9 or fewer Jots are categorically e>eempt from Environmental (SEPA) Review per WAC 197-11. Permit Requirements: The proposed subdivision would require administrative short plat approval. The preliminary short plat application would be processed within an estimated time frame of 6-8 weeks. The short plat fee would be $2,060 ($2,000 Short Plat fee + $60 surcharge technology fee = $2,060). Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: Jn addition to the applicable building and construction fees, impact fees would be required for new single family homes. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2016 application fees are as follows: A Transportation Impact Fee based on $2,951.17 per each new single family residence; A Parks Impact Fee based on $1,887.94 per each new single family residence; A Fire Impact fee of $495.10 per each new single family residence; and Renton School D1Strict Impact Fee is $5,643.00 per each new single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. H :\CE D\Plan ning\Cu rrent Planning\PR EA PPS\16-000231 Dylan Short Plat, PRE16-000231 Page 6 of 6 April 7, 2016 Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th Door front countor prior to submitting the complete application packa1e, Please call Clark H. Close, Senior Planner at 425-430-nB9 for an appointment. Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year extension (AMC 4-7-070M). H:\CED\Planning\Current Planning\PREAPPS\16-000231 V· I \ ~ a I J" ~ &--------··-~·--·---·-· __ / ____ . _____ ., ______ .. i. ---· ·-··" .... _ .. ----· ,, cfl '~ I ----~----t-~-t ___ _.1...-______ _ \--iu: . Dylan Short Plat PROJECT NARRATIVE • Project name, size and location of site: The Dylan Short Plat is located on the west side of Jones Avenue NE, south of 20'h NE St. and north of 16'h NE St.; Tax Parcel 334450-0120. The site's address is 1909 Jones Avenue NE, Renton WA 98056. The total area of the site is 22,912 sq. ft. (0.53-Acres). This project is being developed as a Short Plat. • Land use permits required for proposed project: Short Plat approval. Construction permit for frontage improvements. The appropriate permit will be obtained for removing and remodeling a portion of the house to accommodate the shared driveway tract and building setback. Final short plat approval. • Zoning description of the site and adjacent properties: The current zoning of the property is R-4. Properties to the north and south and west are all zoned R-4. • Current use of the site and any existing improvements: Currently, there is a single family home on the western portion of the site. • Special site features (i.e., wetlands, water bodies, steep slopes): There is a steep slope down to Highway 405 west of the project site. • Statement addressing soil type and drainage conditions: According to the Preliminary Geotechnical Engineering Report by Ages Engineering, the site's soil is mapped as Glacial Till (QvT). The report stated that infiltration is not feasible; therefore, basic dispersion BMP's and onsite storm system will be utilized for the drainage control. • Proposed use of the property and scope of the proposed development: 2-lot single-family residential development is proposed for the site. • For plats indicate the proposed number, net density, and range of sizes of the new lots: • Access: Two lots, with lot sizes approximately 10,732 sq feet and 9,993 sq ft with a density of 4.20 units per acre. Both lots will be accessed from Jones Avenue NE by a shared driveway tract. Lot 1 will also keep the existing driveway off the Jones Avenue. • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Curb, gutter, sidewalk and landscaping along the property frontage is required. No water/sewer main extensions are required. • Total estimated construction cost and estimated fair market value of the proposed project: Construction costs of approximately $30,000. The finished net value for Lot 2 is expected to be about $500,000 ±. • Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading will be required for frontage improvements. Approximately 100 cu.yds. of excavation/fill will be required. • Number, type and size of any trees to be removed: There is a 14" ornamental tree on the site to be retained. No trees are to be removed. • Explanation of any land to be dedicated to the City: No Right-of-Way dedication is required for the project. • Any proposed job shacks, sales trailers, and/or model homes: No job shacks, sales trailers or model homes are anticipated for this project. • Any proposed modifications being requested: A variance to allow 16-feet wide fire department driveway access will be required. • Distance in feet from the wetland or stream to the nearest area of work: There are no wetland or stream near the site. The nearest wetland seems to be located about 2,300 feet south down the Jones Avenue NE. Dylan Short Plat Construction Mitigation Description The proposed construction start date will be approximately in the Spring/Summer of 2017 and completion will be in about two months. Hours of operation will be 7:00 AM to 4:00 PM Monday through Friday. The proposed haul route is South on Jones Avenue NE then East on NE 15th St, then south on Aberdeen Ave NE, west on NE Park Drive to lnterstate-405 Water trucks, street sweepers and any other requirements deemed necessary would be implemented for any impacts that may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. " September 2, 2016 Application for Reduced Firelane Width for a new Short Plat Firelane Narrative: This is an application for reducing the width of the Firelane for a short plat to the property located at 1909 Jones Avenue N.E. The new short plat will consist of2 individual lots and shared driveway Tract A with property totaling 22,912 s.f, and will be called the Dylan Short Plat. The property currently consists of I parcel owned by Kenneth Neault. Parcel 334450-0120 is approximately 100' wide by about 230' deep has several existing structures, including a single family residence. This property is located in the R-4 Zone. The property will be subdivided in to 2 individual building lots within the western and eastern portions of the property. The eastern Lot #1 will abut the public right-ot:way of Jones Avenue N.E., and will have an area of 10,732 s.f., and the western Lot #2 will be 9,993 s.f There will also be a minimum 16'3" wide dedicated shared driveway Tract A of 2,187 s.f., located along the northern edge of the property, adjacent to Lot# 1, beginning at Jones Avenue N.E. and continuing towards the west for 130 ft. This shared driveway Tract A will be for ingress and egress to Lot #2, will also contain the utilities for Lot #2, and will allow the Fire Department access to the newly created Lot #2. The owner requests a variance for a reduced width to the Fire Department apparatus access roadway, which typically requires a 20' width, to a fully paved width of 16' Approval of this variance will be with the condition that the future residence served by the Firelane/Tract A would have an approved residential fire sprinkler system installed. Western Washington Division Eastern Washington Division 165 NE Juniper St.. Ste 20 l. Issaquah. WA 98027 Ph: (H5) 392-0250 Fax: q25) 391-3055 407 Swiftwatcr Bh·d._ Cle Elum. WA 98922 Ph (509) 674-7433 Fax (509)674-7419 www.EncompassES.net Bonnie Babcock From: Sent: To: Cc: Subject: Bonnie, Corey W Thomas Tuesday, September 13, 2016 2:15 PM 'Bonnie Babcock' Jae Kim RE: Dylan Short Plat • We accept and approve your proposed variance. A fully paved 16-feet wide roadway and the future home to be equipped with an approved fire sprinkler system. Thank you for the formal request and this approval will be filed with the Pre-application meeting notes for when you come in with the entire short plat submittal. Make sure your final design and mylars show this variance condition on the front page of the plat to speed the final approval. Corey Thomas, Plans Review Inspector Renton Regional Fire Authority I Community Risk Reduction 1055 5 Grady Way Renton, WA 98057 425-430-7024 I 425-430-7044 Fax cthomas@rentonrfa.org (New Email/ Professionalism Integrity. Leadership. Accountability. Respect From: Bonnie Babcock [mailto:BBabcock@encompasses.net] Sent: Tuesday, September 13, 2016 09:25 To: Corey W Thomas Cc: Jae Kim Subject: RE: Dylan Short Plat Hi Corey, Attached is a copy of the Request to Reduce the width of the Fire Lane/Driveway Access for the Dylan Short Plat located at 1909 Jones Ave NE. Let me know if you need anything else. Thanks, Bonnie Babcock Project Coordinator Cle Elum I Issaquah * I Email I Website Cle Elum 1407 Swiftwater Blvd. I Cle Elum, WA 989221 Phone: (509) 674-74331 Fax: (509) 674-7419 • My Office 1165 NE Juniper Street. Suite~ Issaquah. WA 980271 Phone: (425) 392-0250 I (425) 391-3055 ~ Please consider the environment before printing this email Encompass Engineering & Surveying, its officers or agents shall not be responsible for the accuracy or completeness of electronic file copies. Due to the potential that information exchanged by electronic media can deteriorate, be damaged, lost or modified, intentionally or otherwise, use of this electronic data by anyone other than Encompass Engineering & Surveying shall be at the sole risk of such user and without liability or legal exposure to Encompass Engineering & Surveying. The recipient is responsible for verifying the accuracy of data against governing hard copy documentation. If there is a discrepancy between the hard copy and the electronic copy, the hard copy will govern. Recipient assumes all risks in the changing or modification of data and revisions or updating of hard copy documents. From: Corey W Thomas [mailto:CThomas@RentonRFA.org] Sent: Tuesday, August 23, 2016 7:44 AM To: 'Bonnie Babcock' <BBabcock@encompasses.net> Cc: Jae Kim <jkim@encompasses.net> Subject: RE: Dylan Short Plat Bonnie, I was not at the meeting, but I did prepare the comments and it was my suggestion to apply for the variance. To do so, simply email me the request and I will forward it to the fire marshal. We will support this variance. Corey Thomas, Plans Review Inspector Renton Regional Fire Authority I Community Risk Reduction 1055 S Grady Way Renton, WA 98057 425-430-7024 I 425-430-7044 Fax cthomas@rentonrfa.org {New Email) Professionalism, Integrity. Leadership Accountability. Respect From: Bonnie Babcock [mailto:BBabcock@encompasses.net] Sent: Monday, August 22, 2016 14:46 To: Corey W Thomas Cc: Jae Kim Subject: Dylan Short Plat Hi Cory, We are preparing the preliminary short plat submittal for the Dylan, 2-lot Short Plat, located at 1909 Jones Ave NE. We are proposing a reduced 16.5' shared driveway. The pre-application meeting notes suggested we apply for a variance for the reduced 16.5' driveway with a condition that the future residence has an approved fire system installed. We will apply for the variance but wanted to make sure you were aware of the short plat before we submit. I was told you were not the representative at the pre-application meeting and that it would be a good idea to verify that you would support a variance for this request. Attached is a preliminary site plan for your review and the pre-application notes for Fire & Emergency Services. Let me know if you need anything else. Thank you, Bonnie Babcock ------'~ ,//'///',_.,.------- ~ ~ g~ ,~5 SE OS:.29,05 ~ ~ ~ [ ""' Q"'1 ~ ('1, ~; Ok- ti ~g 60~ l_Q_ ~;· ('1,, 108TH AVES E ("'1 1-(' <'.>/ l- -,, "'11, J c5> SR 405 ~- "'1.s, --,S,- / 1, Q/' !; ~ ~ i! ~ ~,1 ~H,._.,,,i,; I m ~ § C ~ ~c ..., :;· " ::r. II 1 ..., Ln Ln ?' -I - HIGH AV~ in '2 ; 2 f''' ~ m : S)•· 1!~ ~ ;' ' "' ~ ~ ;~~001~ l RE: ":~~~:5-093~:3 0 9511299005 rl. ~ '"~1~7-090-LLA RN L . 200808q4900005 j 1, 'j ~' I ''" ~t 1 · LI! ! "'t ,::,,3 ~··Jr .,.. ~ -"" :cl 'e,c ;;; !· i :~ "i AND ECONOMIC DEVELOPMENT Jttenton® DEPARTMENT OF CO 1UNITY DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property _2_2_,9_1_2 ___ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* Private access easements* Critical Areas** ______ square feet _2_,_1_8_7 ___ square feet ______ square feet Total excluded area: _2_,_1_8_7 ____ square feet 3. Subtract line 2 (total excluded area) from line 1 for _2_0_,7_2_5 ___ square feet net area 4. Divide line 3 by 43,560 for net acreage 0.4758 acres ------ 5. Number of dwelling units or lots planned 2 units/lots ------ 6. Divide line 5 by line 4 for net density _4_.2_0_3_6 ___ = dwelling units/acre *Alleys (public or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. H :\CED\Data\Fo rms-T em plates\Self-H elp Handouts \Pla nning\de nsrty. doc Rev: 08/2015 rint Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------~Ifenton ® TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous' Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas3 and buffers Total number of excluded trees: 3. Subtract line 2 from line 1: 0 0 0 0 0 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 5. 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 4 : 6. Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 7. Multiply line 6 by 12" for number of required replacement inches: ------- ------- 0 0 ------- trees trees trees trees trees trees trees trees trees trees inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required for replacement, otherwise enter 0) -------inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6: {If remainder is .5 or greater, round up to the next whole number) 1 Measured at 4.5' above grade. trees ------- 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 H :\CED\Data\Forms.-T emplates. \Self-Help Ha ndouts.\Planning\ Tree Retention Works.heet.docx 08/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development': Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached singlejamily hause is required ta have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"}. This is determined with the following formula: ( Lot Area ) ----x Z = MinimumNumberofTrees 5,/JOOsq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. ( Lotkea ) ----X 4 5,000sq.ft Minimum Nvmber of Trees Example Tree Density Table· Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2 @ 2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2 @2" caliper 1 Maple-15 Yes caliper inches 1 Fir -9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one {1) or more trees. H:\CE D\Data \Forms-Templates\Self-Help Handouts\Planmng\ Tree Retention Worksheet.docx 08/2015 September 13. 2016 City of Renton Department of Community And Economic Development 1055 S Grady Way Renton. WA 98057 RE: Understanding of Geological Risk To Whom It May Concern: I. the undersigned property owner of Parcel No. 334450-0120. understand the geological risk of developing a 2-Lot short plat. I will follow the guidance of the Ueotechnical report prepared for this project. Sincerely. Ken Neault Ages Engineering, LLC A Geotechnical and Environmental Services, LLC PI) Box 9J5 PuyaUup, WA_ ,JJ:01 l 125)) '{4)-1000 PRELIMINARY GEOTECHNICAL REPORT Dylan Short Plat 1909 Jones Avenue NE Renton, Washington Project No. A-1278 Prepared For: Ken Neault 1909 Jones A venue NE Renton, Washington 98056 July 6, 2016 Ages Engineering, LLC A Geotechnical and Environmental Services LLC Ken :-;eault I 909 Jones Avenue NE Renton, WA. 98056 Subject: Preliminary Geotechn1cal Report Dylan Short Plat 1909 Jones A venue NE Renton, Washington Parcel 'lumber· 3344500120 Dear Mr. Neault, PO B,)X'H5 Puyallup, WA 9i,::;•1 \.fam 1'.::511 ~45-.,000 July 6, 2016 Project No. A-1278 As requested, we have conducted a prelimmary geotechnical srudy for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration mdicates the site is generally underlain by silty sand with gravel consistent with glacial till. The till became dense and unweathered at a depth of 4.0 feet below surface grades. We did not encounter groundwater seepage in any of the test holes excavated on site. [n our opinion, the soil and groundwater conditions at the site are suitable for the planned development. The new structures can be supported on conventional spread footmg foundations bearing on the exisnng orgaruc-free nanve soils observed at a depth of 1.5 feet below srnface grades_ or on strucrural fill placed above these native soils_ Floor slabs and pavements can be simdarly supported. Due to the low penneability and relative density of the sot!s underlymg the site, the development storm water should discharge off of the site. Det.a1Ied recommendations addressing these issues and other geotechnjcal design considerat10ns are presented in the attached report. We trust the mformallon presented is sufficient for your current needs. [f you have any quesrions or require additJonal information, please call. .-\~~l--,JlfJ_l{Lt.."ermg, r Jl_ .!"' ~->i---l"'-tK)H Respectfully Submitted. Ages Engineering_, ~!-,C ,/;\;\'".\iv, .. \~· ·t.'J°'~ ,·,/·~~,;, .. \i. •; ~ ~~ \ -C.1-: • --o ~ ---It-! .... Bernard P. Knoll. Il Principal BPK. bpk Pm1i::t.:T Numbtl" PrO}ecl Nnme· Dale .\.]278 \~e .... En!:-1111;:,-.;:nng:. L1 C .,'.::,i-K4:,-'l)OIJ TABLE OF CONTENTS 1.0 PROJECT DESCRIPTION .. 2.0 SCOPE. 3.0 SITE CONDITIONS. 3.1 Swface ... 3.2 Seils. 3.3 Mapped Soils. 3 .4 Groundwater 4.0 CRITIC AL AREAS 4.1 General 4 2 Steep Slope 4 .3 Landslide . 4.4 Erosion .... 4.5 Seismic .. 5.0 CONCLUSIONS A.'ID RECOM:'v1ENDATl0"1S .. 5. l General ... 5.2 Site Preparation and Gradmg ... 5 3 Excavations 5.4 foundations. 5. 5 Slab-on-Grade floors . 5 6 Lower level Building and Concrete Retaining Wall. ... 5.7 Storm Water. 5. 8 Drainage .. 6.0 ADDITIONAL SERVICES. 7.0 LIMITATIONS .. Site Vicinity Map Exploration Location Plan . Geologic Map Site E,ploration . Ag:E>; [agmt'<"nng. Ll..C 2)'L~4:c;-!1HH1 Appendix . ... .l . ....... ! . ... 2 ......... 2 ..3 . ... 3 ... 3 .4 ........ 4 ........ 4 . . .4 . ... 5 . ..... 5 . ... 6 .6 .. 7 .. 8 ..8 . ........ 9 . .... 9 . . Ill II . .. 11 II ....... Figure I .Figure 2 Figure 1 . .... Appendix A Pc1~e I Preliminary Geotechnical Report Dylan Short Plat 1909 Jones Avenue NE Renton, Washington 1.0 PROJECT DESCRIPTIO~ The project will consist of dividing the existing residential lot into two residential lots. We discussed the project with the site owner, and were provided with a notice from the City of Renton that had a Storm Water Comments section indicating a geotechnical report is required to provide information on the water table and soil penneability. with recommendations of appropriate !low control BMP options with typical designs for the site Based on our conversation and review of the notice provided to us. we understand the existing residence on the site will remain and a new single family residential lot will be established along the western end of the site. The easr.em end of the site is currently occupied with an existing single-family residence Access to the existing residence is currently provided by a driveway that enters the lot at the NE comer and curves back to exit the lot at the SE corner. We expect access to the new lot will be by a driveway con.5trncted along the north property line. Detailed building plans are currently not availahle However. ba.sed on our experience with similar projects in the vicinity of the site. we expect the new residence will be a two-to three- story wood-framed structure wtth the main !lour con.5mtcted with raised floors over a crawl space. The attached garage will likely have a slab-on-grade tloor. Foundation loads should be relatively light on the order of I to 3 kips per lineal foot for continuous footings. and up to 25 kips for column loads. Due to the slle be,ng underlain with dense. relatively unpenneable glacial ttll. and with a steep slope immediately down 1,,'fadient of the site. we expect the infiltration of the development storm water will not be possible. Therefore. development storn1 water will discharge off of the site. The conclusions and recommendations presented in this report are based on our understanding of the abme stated site and the planned pro.iect design leatures. If actual si,e conditions differ. the planned project design features are different than we expect, or if changes are made. we should review them in order to modify or :,upplement our conclusmns and recommendations as necessary. 2.0 SCOPE On June 29. 2016. we advanced three hand-augured lest Holes to a maximum depth of 5.5 foet below smtace grades. Using the information obtained from our subsurface exploration, we developed geotechnical design and construction recommendat,ons for the project. Specifically this Prel1mmary Geotechmcal Report addresses the followmg: -\1:<,~ Engin~nng. U .C 2~Lq.:._7111)!1 Reviewmg the available geologic, hydrogeologic and geotechnical data for the site area. and conducting a geologic reconnaissance of the site area. Addressing the appropnate geotechnical regulatory requirements for the planned site de,·elopment. including a Geologic Hazard evaluation. • Advancing three test holes in the planned new development area to a maximum depth of approximately 5.5 feet below surface grades. Pro,iding geotecbnical recommendations for site gradmg including site preparat1011. sub grade preparation. fill placement cnteria. suitability of on-site soils for use as structural till. temporary and permanent cut and fill slopes, and drainage and erosion control measures. Providing geotechnical recommendations for design and construction of new foundations and floor slabs. including allowable bearing capacity and estlffiates of settlement. Providing geotechnical recommendations for lower level building or retaining walls, including backfill and drainage requirements, lateral design loads, and lateral resistance values. • Providing an evaluation of the sreep slopes along the western end of the site • Providing geotechnical recommendations for the development stomi warer system. Providing recommendations for site drainage. It should be noted that our work does not include services related to environmental remediation or design and performance issues related to moisture intrusion through walls. An appropriate design professional or qualified contractor should be contacted to address these issues. 3.0 SITE CONDITIONS 3.1 Surface The subject site is a residential parcel located at J 909 Jones Avenue NF in the Renton Highlands area of Renton. Washington. The site is currently occupied with a singlt:-family residence located m the eastern end of the site. A driveway enters the lot at the NE corner and curves back to exit the lot at the SE corm:r. A gravel parking area exists along the north side of the existing residence. A garden area has been delineated along the center of the sites· southern property line. A rockery ranging m height from 2.0 to 5.0 feet ex<Sts between the existing residence and the garden area. The site is bordered with existing residential lots to the north and south, Jones Avenue NE to the cast, and a slope down to Interstate 405 to the west Surface grades on the site slope down to the west at surface inclinations ranging from 5 to I 0 percent. There are flat areas along the eastern end of the site and in the garden area. A slope down to Interstate 405 exists beyond the sites' western property line. The lower portions of the slope were graded during development of the interstate and were engineered to a surface mclrnation of 100 percent (also referred to as a l · l (Horizontal:Vertical) slope). The upper portions of the slope were graded to less steep mclmations. For a honzontal distance of 25 feet. surface grades slope down to the west from ti1e sites' NW comer at surface mclmations of approximately 62 percent. or a horizontal distance of 25 feet. surface grades slope down to the A;.!.'-"' En~m.:e-r,n!:!. U.C ~q_;1.j."i_--:'IJ()(1 west from the sites' SW corner at surface inclinations of approximatdy 21 percent. Along the center of the sites' western margin, the surface is relatively flat for a horizontal distance of approximately 25 feet. Site vegetation consists of grass and typical landscape bushes and trees around the existing single-family residence. The location of the site is shown on the Site Vicinity Map provided in Figure l 3,2 Soils The soils we obser.ed in the test holes generally consist ofa thin layer of topsoil o,erlying native silty sand with gravel consistent with glacial till. In all three of the test holes excavated on the site, we encountered 6 inches of grass roots and topsoil overlying tan and orange, moist, medium dense silty sand with gravel to a depth of I 5 feet below swface grades. Below l.5 feet, the soils became tan, moist, and medium dense. At a depth of 4.0 l<:et below surface grades, the native silty sand with gravel became dense. These native soils are consistent with glacial till. Figures A-I and A-2 present more detailed descriptions of the subsurface conditions encountered in the test holes. The approximate test hole locations are shown on the Exploration Location Plan provided in Figure 2. 3,3 Mapped Soils According to the Geologic Map ofKmg County, the soils in the vicinity of the site are mapped as Glacial Till (Qvt). The glacial till was deposited dunng the Vashon stade of the Fraser Glaciation approxunately 10,000 years ago. The glacial till was deposited along the base of the advancmg glacial ice and was consequently overrun by the continental ice mass. rhe glacial till soi Is are described as a relatively impermeable well-graded mixture of sand, silt and gravel. The glacial till, and all units under the glacial till soils, will typically be found in a very dense condition, and will exh1hit a high shear strength and low compressibility where undisturbed. The near surface soib at tht: site have been disturbed by natural weathering prncesses that have occurred c;ince rheir deposition. No springs or groundwater seepage was observed on the surface of the site at the time ofour site visit. A copy of the Geologic Map for the subject site is provided in Figure 3 3.4 Groundwater We d,d not encounter groundwater seepage m any of the test holes exca,ated at the site However, we expect a perched water table may develop above the dense glacial till soils during the wet winter months. The groundwater levels and flow rates will fluctuate seasonally and ,ypically reach their high~-st levels during and shortly following the wet winter months (October through May). •\µ~ h11-(llll:.'t:Tll1U. LLC 25-:qi..i.<~orn1 - 4.0 4.1 CRITICAL AREAS General According to Section 4-11-030 in the City of Renton Municipal Code (RMC), Critical Areas are defined as. "Wetlands. aquifer protection areas, fish and v.ilt!life habitat. frequently flooded and geologically liazardous areas as defined by the Growth Management Act and RMC 4-3-050." According to Section 4-3-050 in the RMC. geologically hazardous areas that are considered Cntical Areas include steep slopes. landslide hazards. erosion hazards. seismic hazards, and;or coal mine hazards 4.2 Steep Slopes According to Section 4-3-050-G.5a in the City of Renton Municipal Code (RMC). Steep Slope Hazard Areas are defined according to two slope types. Sensitive Slopes and Protected Slopes. Specifically the R,'-!C defines these two slope types as follows: ''i. Sensitive Slopes: A hillstde. or portion thereof, characterized by: (a) an average slope of twenty five percent 125%) to less than forty percent (40%) as identified in the City of Renton Steep Slope Atlas or in a method approved by the City: or (b) an average slope of forty percent (40°,,) or greater with a vertical rise of less than fifteen feet (15') as identified in the City of Renton Steep Slope Atlas or in a method approved by the City: (c) abutting an average slope of twenty five percent (25%) to forty percent (40%) as identified in the City of Renton Steep Slope Atlas or in a method approved by the City This definition excludes engineered retaining walls. ii. Protected Slopes: A hillside. or portion thereof. characterized by an average slope of forty percent (40%) or greater grade and having a mimmnm vertical rise of fifteen feet (15') as identified in the City of Rerrton Steep Slope Atlas or in a method approved by the City." Based on our site observations, the swface grades on the slope to the west of the site exceed 40 percent and therefore meet rhe critena for Protected Slopes. According to Section 4-3-050-G.2 m the RMC. Protected Slopes do not require a Critical Area Buffer. However, they do require a 15- foot structural setback. 4.J Landslide Accordmg to Section 4-3-050-G.Sb in the City of Renton Municipal Code (RMC). Landslide Hazards are divided into four categories, Low, Medium. High. and Very High. Specifically the RMC defines these four categories as follows: "i. Low Landslide Hazard (LL): Areas with slopes less than fifteen percent (15%). ii. \tedium Landslide Hazard (LM): Areas with slopes between fifteen percent ( 15%) and forty percent (40°·,) and underlain by soils that consist largely of sand. gravel or glacial till. iii. High Landslide Hazards (LH): Areas with slopes greater than forty percent 140°,o). and areas with slopes between fifteen percent ( 15%) and forty percent (40%) and underlain by soils consisting largely of silt and clay A~~ EnQ;inet"n~. I .LC .="'i1-:<;4"1-7()()tl iv. Very High Landslide Hazards (LV): Areas of known mapped or identified landslide deposits." Based on the current site grades. the subject site is classified as having a Low Landslide Hazard. The slope to the west of the subject site is classified as having a High Landslide Hazard. According to Section 4-3-050-G.2 in the RMC, High Landslide Hazard areas may not require a Cntical Area Buffer or Structural Setback, based on the results of a geotechnical report. In our opmion. due to the site being underlain with medium dense to dense silty sand with gravel consistent with glacial till, no Critical Area Setback or Structural Setback is necessary. Provided surface water is controlled on the site. and all structures are provided with proper subsurface drainage measures. the potential for a laru:!slidc to occur at this site sbould be consid<.-red low. 4.4 Erosion According to Section 4-3-050-G 5c m the C,ty of Renton Municipal Code (RMC), Erosion Hazards are divided into two categories. Low and High Specifically the RMC defines these ru;o categories as follows· ''i. Low Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservation Service (formerly L.:.S Sod Conservation Service) as having siight or moderate erosion potential, and a slope less than fifteen percent 11 5% ). ii. High Erosion Hazard (EH): Areas with soils characterized by the Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) as having severe or very severe erosion potential. and a slope more than fifteen percent ( 15%)." According to the Natural Resource Conservation Service ( formerly U S. Soil Conservation Service). rhe soils on the subject site have a slight erosion potential. The soils on the slope to the ~est of the site will have a ~evere potential for erosion. No development 1s plannt!d on the ~lope to the west of the site. Typical Temporary Erosion and Sednnent Control (TESC) measures must be in place prior to and maintained during construction activity at the site. [n our opinion. the potential for erosion is not a limiting factor in site dt::vdopment. Erosion hazards can be mitigated by applymg BL'St Management Practices (BMPs) outlined in the Washington State Department of Ecology's (Ecology) Stonnwater 1Wanagemen1 Jfanual for Weslem Washington. Temporary Erosion and Sediment Control (TESC) measures. as required by the City of Remon. should be in place pnot to the start of construction activities at the site. 4,5 Seismic According to Section 4-3-050-G 5d in the City of Renton Municipal Code (R.c'IAC), Sc1sn11c Hazards are divide<l mto two categones. Low and High. Specifically the RMC' defines these two categories as follows: "'i. Low Seismic Hazard (SL): Areas underlain by dense soils or hedrock These soils generally have site class1fications of A through D. as defined in the lnternatinnal Bu, lding Code, 2012 .l.~~ Emrn1eenng. U.C 251-X.!:'-7U00 ii. High Seumic Hazard (SU): Areas underlain by soft or loose. saturated soils. These soils generally have site classifications E or F. as defined in the International Building Code, 2012.'' Due to the site being underlain with medium dense to dense silty saad with gravel consistent with glacial till. according to the RMC. the site is considered a Low Seismic Hazard Area. Liquefaction is a pheoornenon where there is a reduccion or complete loss of soil strength due to an increase in pore water pressure. The increase in water pressure is typically induced by vibrations. Liquefaction mainly affects geologically recent deposits of loose, fine-grained saads that are below the groundwater table. Based on the relative density aad well-graded nature of the glacial till soils underlying the site. the risk for liquefaction to occur at the site should be considered negligtble. The state of Washington has adopted the International Building Code iIBC). Based on the sot! condittons encountered and the local geology, per chapter 16 of the (IBC) site class "C" can be used in structural design. This correlates to Soil Profile Type Sc in the older liniforrn Building Code (UBC). This is based on the inferred range ofSPT (Standard Penetration Test) blow counts for the upper l 00 feet of the site relative to hand excavation progress and probing with a '1,-inch diameter steel probe rod. The presence of glacially consolidated soil conditions were assumed to be representative for the site conditions beyond the depths explored. 5.0 5.1 co,,CU!SIONS AND RECOMMENDATIONS General Based on our study, in our opinion, soil and groundwater conditions at the site are suitable for the proposed development. The new structures can be supported on conventional spread footings beanng on the exisnng native organic-free soils obser;ed below a depth of 1.5 feet on the sne, or on structural fill placed above these native soils. Floor slabs and pavements can be SJmilarly supported. No buffer will be required along the western property margin. However, a structural setback of 15 feet will be necessary from the crest of the slopes to the west of the site that exceed 40 percent for a vertical height of 15 feet. Based on our site observations, the structural setback may encroach on the NW and SW site comers. Due lo the low permeability and relative der1S1ty of the native soils underlying the site, the development storm water should discharge off of the site. The native soils encountered at the site contain a high enough percentage of fines (silt and clay- size panicles) that will make them difficult to compact as structural fill when too wet. Accordmgly. the ahiliry to use the soils from "1te excavations as strucn1ral fill will depend on their moisture content and the prevailing weather conditions at the time of construction. If grading activtties will take place dw·ing tl1e winter season. the owner should be prepared to import free-draining granular material for use as strnctural fill and backfill. The following senions provide detailed rel:omrrn:ndations regarding these issues and other geotechnii.::al Jcslgn ~ons1derations. These reconum:::ndation!".i should be incorporated imo the final design drawings and construction specifications. Ag~ Engmeenn~. LLC .:'.51-;-<..J.)-'OOtl 5.2 Site Preparatio11 and Grading To prepare the site for construction, all vegetation. organic surface soils. and other deleterious materials including any existing structures. foundations or abandoned utllity lines should he stripp<:<l and rernove<l from the new development areas Once clearing and stripping operations are complete, cur and fill operations can Ix initiated to establish desired grades. In order ro achieve proper compaction of structural fill. and to provide adequate foundation and floor slab support, the native subgrade must be in a stable condition. Prior to placing structural fill. and to prepare the foundation subgrade, all exposed surfaces should be compacted with heavy vibratory compaction equipment to determine 1f any isolated soft and yielding areas are present. If excessively soft or yielding aceas are presen~ and caIJ1.1ot be stabihze<l in place by compaction, they should be cut to firm bearing soil and filled to grade with structural fill. If the depth to remove the unsuitable soil is excessive. using a geotextile fabric can be considered. such as Mirafi HP270 or an approved equivalent. in conjunction with structural fill. In general. a minimum of 18-inche, of clean, granular srrucwral fill over the geotextile fabric should establish a stable bearing surface. A representative of Ages Engineering, LLC should observe the foundation subgrade compaction operations to verify that stable subgrades are achieved for support of structural elements. Our study indicates the native surface soils encountered at the site contam a sufficient enough percentage of fines (silt and clay-size particles) that will make them difficult to compact as structural fill when too wet. Accordingly, the ability to use the soils from site excavations as structural fill wilt depend on their moisture content and the prevailing weather conditions at the time of construction. lf b'Tading activities arc planned during the wet winter months, or the on~ Sile soils become too wet to achieve adequate compaction. the owner should be prepared to import a wet-weather structural fill. For wet weather structural fill. we recommend unporting a granular soil that meets the following gradation requirements: U. S. Sieve Size Percent Passing 6 inches 100 No.4 75 maximum No. 200 5 ma'limum* "' Ha~.!d 1m the 'I, inch tfau111n Prior to use. Ages Engineering. LLC' should examine and test all materials to be imported to the site for use as structural fill. Structural fill should be placed in unifo11J1 loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soils' laboratory maximum dry density as determined by Arnencan Society for Testing and Materials (ASTMi Test Designation D-1557 (Modified Proctor). The m01sturc content of the soil at the time o t compaction should be within two percent Ap.e. Enlllnt.'cc'rm~. LLC 2:.-\-X--l:'-7 1J1JI) of lts optimum, as dete1mined by this same ASTh\ standard. In non-structural areas. the degree of compaction can be reduced to 90 percent. 5.3 Excavations All excavations at the site associated with confined spaces, such as utility trenches and lower level building and retaining walls, must be completed in accordance with local. state, andior federal requirements. Based on current Washmgton State Safety and Health Administration ( WSHA) regulations, the existing near-surface loose to medium dense weathered soils are classified as Type C s01ls. The deeper unweathered dense to very dense soils would be classified as Type A soils According to WSHA. for ten1porary excavations of less than 20 feet m depth, the side slopes in Type C soils should be laid back at a slope inclination of l .5: I (Honzontal:Vertical) or flatter from the toe to the crest of the slope and the side slopes in Type A soils should be laid back at a slope inclination of 0.75:l (Horizontal:Vertical) or flatter from the toe to the crest of the slope. ",JI exposed slope faces should be covered with a durable reinforced plastic membrane during construction to prevent slope raveling and mtnng during penods of precipitation. These guidelines assume that all surface loads are kept at a mimmum distance of at least one half the depth of the cut away from the top of the excavation slope and that significant seepage is not present on the slope face. Flatter cut slopes will be necessary where significant ra,eling or seepage occurs. or ,f construction materials will be stockpiled along the slope crest_ If these safe temporary slope inclinations cannot be achieved due to property line constraints, shoring may be necessary. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to trnply that Ages Engineering. LLC assumes responsibility for job site safety It 1s understood that JOb site satiety is the sole responsibility of the project contractor. 5.4 Foundations The new fotmdations may be supported on conventional spread footing foundations bearing on the competent native nrganic~free native 'iOi!s or on i,;trucrural fills placed above these natt\ie soils Foundation subgrades should be prepared as recommended in the "'Site Preparation and Grading" section of this report. Perimeter foundations exposed to the weather should bear at a mmimum depth of 1.5 feet below final extenor e,'fades for frost protection. Interior foundations can be constructed at any convenient depth below the floor slab. We recommend designing new foundations for a net allowable bearing capacity of 2,500 pounds per square foot (psi). for short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With the anticipated loads and this bearing stress applied, building settlements should be less than one-half inch total and one-quarter inch differential. For designing loundations to resist lateral load,. a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the sides of the tOOtings can also be considered. We .\s?.,....., Ent.2:1m:i:nmz. U.C P-igt' 'l ~",-~4~-~i)!)O recommend calculating this lateral resistance using an equivalent fluid weight of 325 pounds per cubic foot (pct). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundations will be constructed neat against competent soil and backfilled with strucrural fill, as described in the "Site Preparation and Grading" section of this report. The values recommended include a safety factor of 15. j Foundation Parameter Summarv : Descrintion *Desien Value I Net Allowable Bearing Caoacitv 2.500 osf I friction Coefficient 0.35 L Lateral Resistance 325 pcf s.s Slab-On-Grade Slab-on-grade floors should be supported on subgrades prepared as recommended in the "Site Prepamtion and Grading" section of this report Immediately below the floor slab. we recommend placing a four-rnch thick capillary break layer of clean, free-draining, coarse sand or fine gravel that ha.s less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the w1derlying soil and subse4uent wetting of the floor slabs. TI1e drainage material should be placed in one lift and compacted to a firm and unyielding condition. The;: capillary break layer will not pn:vent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a dumble plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring tbe slab. it will not assist in unitOm1 curing of the slab. and may serve as a water supply for moisture transmission through the slab and affecting tloor coverings. Additionally, 1f the sand is too dry, it can effectively drain the fresh concrete. thereby lowenng its strength. Iberefore, 10 our op1010n. covering the membrane with a layer of sand or gravel should be avoided. 5.6 Lower Level Building and Concrete Retaining Walls The magnitude of earth pressure development on below-grade walls, such as basement or retaining walls. will greatly depend on the quality of the wall backfill and the wall dramage. We recommend placing and compacting wall backfill as structural fill. Wall backfill below structurally loaded areas. such as pavements or floor slabs. should be compacted to a minimum of A~t.-"' Engrnt:t:nng. I LC .:'.)i-:-.4.5-70()0 95 percent of its maximum dry density, as determined by ASTM Test Designation D-1557 (Modified Proctor). In unimproved areas. the relative compaction can be reduced to 90 percent. To guard against hydrostatic pressure development_ dramage must be installed behind the wall. We recommend that wall drainage consist of a minimum 12 inches of clean sand and/or gravel with less than three percent fines placed against the back of the wall. In addition, a drainage collector system consisting of 4-inch perforated PVC pipe should be placed behind the wall to provide an outlet fur any accwnu!ated water The drains should be provided with cleanouts at easily accessible locations. These cleanouts should be serviced at least once every year. The wall drainage material should be capped at the ground surface with I-foot of relatively impermeable soil to prevent surface intrusion into the dramage zone. Alternatively. the 12-inch wide drainage layer placed against the back of the wall can be replaced with a Mrrafi GI OON Drainage Board, or an approved equivalenl lf dramage board is used, the 4-inch perforated PVC pipe should be covered with at least 12 incbes of clean wasbed !,>ravel and the dramage board should be hydraulically connected to drainpipe and sum,unding gravel. W 1th wall backfill placed and compacted as recommended and the wall drainage proper Iv mstalled. unrestrained walls can be designed for an active earth pressure eqmvalent to a fluid weighing 35 pcf For restrained walls, an addinonal urnform lateral pressure of 100 psf should be included. These values assume a horizontal backfill condition and that no other surcharge loading, such as traffic. sloping embankments. or adjacent buildings, will act on the wall. If such conditions exist, then the imposed loading must be included in the wall design. Friction at the base of the wall foundation and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in the 'Foundations'" section of this report. 5.7 Lower Level Buildin and Retainin Wall Parameter Summary Descri tion Condition · n Value Earth Pressun, ___ ! _ _l)_nrestra~n~d _ _ 35 l"'f_ _ _ -I Earth Pressure T ~estramed _ -f-___ ,'.d_d1t1o_nal_l_OOJlcsf_ ____ 1 Earth Pressure I ~urc~e_ .. _ __L_ Dejlendem _upon magmtude -·' •Detail.~ n::g:ar<liug the te:,t: ol thc,,: µarilmt:lt:i'> .11i.: p1nvah:d 1n the "c:.:11011 Jlm~t: Storm Water According to the Core Requirements provided in Scction4-6-030-E.3 in the RMC. the primary option fur the discharge of the storm water collected in the roof downspouts and foundation drains is at its natural location. If the discharge cannot occur without impacting the downhill properties or dramage systems, the collected storm water should discharge off of the site. A downstream analysis and flow control will be needed prior to approval from the City Based on our evaluation, the site is underlain with medium dense to dense silty sand with gravel consistent with glac,al ull. Due to the low permeability and relative density of the native soils underlying the s,te, the mfiltration of rhe collected storm water will not be feasible. If discharged . .\~e-. En~mcenng. LLC :!~ ~-,H:'i--1100 Pag.t: !O on stte, we expect the slope to the west (downhill) of the site may be adversely impacted Therefore, the development storm water sb.ould discharge off of tb.e site. 5.8 Site Drainage Surface, Final exterior grades should promote free and positive drainage away from the brnldmg area. All ground surfaces. pavements, and sidewalks should be sloped away from the structure. We recommend providing a gradient of at least three pen:ent for a minimum distance of ten feet from the building perimeter, except in paved locations. In paved locations, a minimum gradient of one percent should be provided, unless provisions are mcluded for collection and disposal of surface water ad1aceru to the structure. Subsurface, We recommend installing a continuous drain along the lower outside edge of the perimeter building fow1danon. The foundation drain should be nghtlmed to an approved point of controlled discharge. The roof dram should not be connected to the footmg drams unless a backflow device will be installed, or an adequate grad,ent will prevent backflow into the footmg drams. Subsurface drains must be laid with a gradient suttic1ent to promote positive flow to the pomt of discharge. All drains should be provided with cleanouts at easily accessible locations. These cleanouts should be serviced at least once every year. 6.0 ADDITIONAL SERVICES Ages Engineering. LLC should review the final project designs and specifications in order to verify that earthwork and foundation recommendations have been property rnterpreted and incorporated into project design. If changes are made in the loads, grades, locations, configura- tiom, or types. uf facilities to be cunstructt:d. the concltL'i-ions and recommendations presented in this report may not be fully applicable._ If such changes are made, we should be given the opportunity to review our recommendations and provide written modifications or verifications. as necessary 'V'le should also provide geotechnical services during construction to observe compliance with our design concepts. specifications, and recommendations. This will allow for expedient design changes if subsurface conditions differ from those anticipated prior to the stan of consnuction. 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. :S:o other warranty, expressed or implied, is made. This report is the copyrighted property of Ages Engineering, LLC and is intended for the exclusive use of Mr. Ken Neault and l.,_~t,..., Emrme!!r•n~. LLC 2." >-IS-45--00\1 his authorized represematives for use in the design. permitting. and construction portions of this project. The analysis and recommendations presented in this report are based on data obtained from others and our site explorations. and should not be construed as a warranty of the subsurface conditions. Variations in subsurface conditions are possible. The nature and extent ofwh,ch may not become evident until the time of construction. If variations appear evident, Ages Engineering, LLC should be requested to reevaluate the recommendations in this report prior to proceeding with construction. A contingency for unanticipated subsurface conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation should be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated during our exploration, to provide recommendations for design changes should the conditions revealed dunng the work differ from those anticipated, and to evaluate whether earthwork and foundation rnstallatmn acllv1ties comply with contract plans and specificallons. The scope of our services does not include services related to environmental remediation and construction safety precautions. Our recommendations are not intended to direct the contractor's methods, techmques. sequences or procedures. except as specifically descnbed in our report for consideration m design. \~e--. E-n~mL't!nnu. LLC ~~~-:-(-l:'-~non ... ,., Lake Wash mg ton Renton Muniap.ll 11irpo1t -13&175182~2 6. Approximate Site Location Ages Engineering, LLC P O Box 9}5 11\tyallup. WA .•nn11 Maui (253JS45-7000 ' \ ~ '· , __ ·,,, .. , ,1:1 1 ; .. I Renton q Site Vicinity Map Dylan Short Plat l 909 Jones Avenue NE Renton, Washington WWW.:t~elffl@.mt::Ct"ln!?,,.;OQl '----------------·---------~ect No. A-1278 July 2016 Figure I __ __,_ _ __:_ __ __[___:_~.:....:__J Af>PROX~L\IT LUCA n.ur-.: OF TE~ THOLE~ TH-i + Ages Engineering, LLC P 0. Box 9~5 Puy.,llup. WA. 9~'71 Milm t25.1)1S-45-7000 www.age;~l!l1n<erin~.l:,>m Exploration Location Plan Dylan Short Plat l 909 Jones A venue NE Renton, Washington rigure 2 _________________ _L__:_Pr:.::o::_jec::_:t..:_N:o..:. .. :::A:::_-l'._':2~78>_L_'.J~ul!~2~1~-J_-~~~-~~-J Approximate Site Location Ages Engineering, LLC P.O B,.,x.':135 Pu}"!lllup . WA •>8J7 I Mam (253) 845 -7000 WWW . .'.l~~~mit:\:fin~Xl lltl Geologic Map Dylan Short Plat 1909 Jones Avenue NE Renton , Washington Project No A-1278 July 2016 Figure J APPENDIX A FIELD EXPLORATION AND LABORATORY TESTL"IG Dylan Short Plat Renton, Washington On June 29, 2016 we explored subsurface conditions at tbe site by excavating tbree hand-augured test holes to a max,mwn depth of 5.5 feet below suiface grades. The approximate test hole locations are shown on the Exploration Location Plan provided in Figure 2. The test hole logs are presented on Figure A-2. A geotechnical engineering representative from our office conducted the field exploration, maintained a log of each test hole and. classified the soils encountered. collected representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with tbe Unified Soil Classification System ( USCS) described on Figure A-1. Representanve soil samples obtamed from the test holes were placed in sealed containers and taken to our laboramry for further exammation and testing. The moisture content of each sample was measured and is reported Oll the test hole logs. Project No. A-l 278 ~--·-~--=UN:....._. IFIED SOIL CLASSIFICATION SYSTEM I GROUP I -~ COARSE GRAINED SOILS More than 50"'o Retruned vn "So ~00 Sieve FINE GRAINED SOILS More than 50~" Pas:;e<; ~o 200 ",1eve MAJOR Dl\'lSIONS GRAVEL SYMBOL I GROUP NA.WE I i GR.\VEL GW I < 5 ~ 1 i~'E_S_"--__ G_P. _ __j. I GW-OM GRA,'EL WITH GW-GC Well-Graded GRAVEL Poorly-Grarled GRA. V EL More than 5011/1) I 58.~~~~~0 GP-GM Well-Graded GRAVEL wi1h sill Well-Graded GRAVEL with clay Poorly-Gr1ded GRAVEL w11h silt / Retained on _____ .,.___G_P_-_GC __ e-___ P_o_or_Iy_-_Gr_a_d_ed_G_RA __ VE_L_w_1t_h_c_la_y ___ ~ I No. 4 Sieve GRAVEL GM Silty GRAVEL Of C oarsc F racuon I ~ F ri\ES FI1'1:S GC Clayey GRAVEL · IIITr.J>I5% SAND SW I WITH Well-Graded SAND , , 5 % FINES SP Poorly-Graded SAND SAND 1------l----1----------------" Mun: tl1an 50~-'o Of Coarse Fraction Passes ~o. 4 Sieve SILT AND CLAY SAND WlTH BET\llEEN 5A.-....iD l5'\, Fll\ES SAND WITH> 15 % Fll\ES L1qu.id L1m,t Less Lhan 50 SW-SM Well-Graded SA7'D wi1h sill SW-SC SP-SM SP-SC SM SC ML CL Well-Graded SAN1J with clay Poorly-Graded SAl'.D with silt Poorly-Graded SAND with cJay SIity SAND Clayt:y SAND Inorganic SILT with low pla.sttcity OL Organic S ll T with !ow plasticny Lean morgamc CLAY with low p_la_s_ri_c1_cy __ --' 1 , '-------"'------'-----~------------, : E~:t:~:::::~LSA~T w::hm:::::~~~oh~~~p~:~,~~11~yj L1qu1d L1mtt 50 or more Orguni(; SILT or CLAY with moderate to high pl~~~~~~ -1 HIGHLY ORGANIC SOILS PEAT I :'iOTES: (l) Soil descnpttons are based on \..1sual field and laboratory obser,,,ations using the class16cation methods descnbed m ASTM 0-2488 Where laboratory da1a are a .... atl::ible, classifications arc m accordance with AST~ D-2487 (2) Solid lines betweens.oil descnptions U,dicate a change m lhe interpreted geologic umt. Dashed hnes md1ca.te strat1g.raph1c change wi1hin the unit. (3) F:nes are mat.enal passing the L'.S '.'lo 100 Sieve Ages Engineering. LLC P. 0. Bux 1>35 Puyallup. \V,\_ 983..,1 M3111 1~"511 ~4-.._7000 www a~~gmet'"rrng ~·om Unified Soil Classification System (USCS) Dylan Shon Plat 1909 Jones Avenue NE Renton, Washington Pmject 'lo .\-l 2'7~ Ju'.y 2016 l'igure A-I _ j Ages Engineering, LLC Test Hole TH-1 D.\Tt June 29 2016 LOOVED B'i BPK I Depth Soil Description (feet) 0 -Tan and orange silty SAND wilh gravel, medium dome, moist. (SM) (Weatheled Glacial Till) Tan silty SA."ffl ro gravel medium dense, moist. (SM) (Weathered -Glacial Till) -Becomes dense below 4.0 feet. 5- -Test ho le termmated at 5. 5 l:eet below surfuce grades -No g:roundwati:r seepage encountered. OAH June 29 2016 Test Hole TH-2 BPK I Depth Soil Description (feet) 0 -Tan and orange silty SAND with gravel, medium dense, lll)ist. (SM) (Weolhered Glacial Till) Tan silty sand with gravel. Found a large obstruction. Test hole termmated at 3 0 feet due to obstruction. - No groundwater seepage encountered. 5- Test Hole TH-3 l)A!E June 29 2016 J\Xr(rfDB'f BPK I Depth Soil Descriptton (feet) 0 -Tan and orange silty SAND with gravel medium dense, moist. (SM) (Weathered Glacial Till) -Tan silty SA.,;D with gravel medium dense, moist. (SM) (Weathered Glacial Till) -Becomes dense below 4 0 feet. 5- -Test hole terminated at 5.5 feet below surface grades --:\io groundwater :.eepage encountered. FIGlJRE A-2 M% \,{%, M0 'o PO 1--h•x 1Ji) Puyallup .. WA. J!U7l (Jtlice (251 l ~45-7 000 Notes I Other Nores I Oilier \Jotes I Other DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --~itenton E) AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Kenneth Neault Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 55 sworn on oath, deposes and says: being first duly 6th September 16 1. On the _ day of ------~ 20~ I installed ___ public information sign(s) and plastic flyer box on the property located at 1909 Jones Avenue NE for the following project: Dylan Short Plat Project Name Kenneth Neault Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs lnstal~~tio:_:: .. !J.amkiu~ckage. ~ Installer Signature SUBSCRIBEQAND SWOR~~~ me this--2:...'.:"_ day of, >,, 1 4 i,...,/.,u: , 20__.L6_. 1:5.m, 4 m 1& kd NOTARY PUBLIC in and for the State of Washington, residing at 6nk , tJ A My commission expires on --'-9_,,/2'""""2_2-.,,_ 1 ,0_.;Z_=o~(_']_,_ __ _ H:\CED\Data\Forrns-Ternplates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev. 04/2016 SUBDIVISION Issued By: CHICAGO TITLE INSURANCE COMPANY by its agent: g TICOR TITLE COMPANY Guarantee/Certificate Number: 70056336 CHICAGO TITLE INSURANCE COMPANY, a corporation, herein called the Company, GUARANTEES Encompass Engineering & Surveying, their successors and/or assigns herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Ticor Title Company 33400 9th Ave S, Ste. 102 Federal Way, WA 98003 Countersigned By: Authorized Officer or Agent Sutd1v1sion Guarantee/Cert1f1cate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Printed 09 09 16 @ 07 34 AM WA-TT-FNWT -02840 660004-SPS-2-16-70056336 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70056336 Liability $1,000.00 ISSUING OFFICE: Ticor Title Company 33400 9th Ave S, Ste. 102 Federal Way, WA 98003 Main Phone· 1425\255-7472 SCHEDULE A Premium $350.00 Effective Date: August 23, 2016 at 08:00 AM The assurances referred to on the face page are: Tax $33.60 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Kenneth E. Neault, as his separate estate subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subd1v1s1on Guarantee/Cert1f1cate Page 2 ?r1nted 09 09 16@ Q; 34 AM WA-TT-FNVI/T-:J2840 660004-SPS-2-16-70056336 For APN/Parcel ID(s): 334450--0120-03 EXHIBIT"A" Legal Description • THE SOUTH 100 FEET, AS MEASURED ALONG THE EAST LINE OF THAT PORTION OF TRACT 325, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO. 5, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 83, IN KING COUNTY, WASHINGTON, LYING EAST OF STATE HIGHWAY 2-A. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Su001v1s1on Guarantee/Certificate Page 3 Pnnted 09.09.16 @07 34 AM WA-IT-FNWT-02840 660004SPS-2-15_ 70056336 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70056336 SCHEDULE B GENERAL EXCEPTIONS: H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. SPECIAL EXCEPTIONS: 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Short Plat: Recording No: 9602159004 2. Relinquishment of access to State Highway and of light, view and air by Deed: Grantee: Recording Date: Recording No.: State of Washington January 27, 1956 4658625 3. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account Number: Levy Code: Assessed Value-Land: 2016 334450-0120-03 2100 Assessed Value-Improvements: $214,000.00 $199,000.00 General and Special Taxes: Billed: $5,472.54 Paid: Unpaid: $2,736.27 $2,736.27 4. A deed of trust to secure an indebtedness in the amount shown below, Amount: Dated: Trustor/Grantor: Trustee: Beneficiary: Bank Loan No: Recording Date: Recording No.: SutxJ1v1s1on Guarantee/Cert1f1cate $284,000.00 October 25, 2012 Kenneth E. Neault, a married man as his sole and separate property Chicago Title Insurance Company Mortgage Electronic Registration Systems, Inc., solely as nominee for Umpqua 8501160818 October 31 , 2012 20121031002376 END OF EXCEPTIONS Page 4 Printed 09 09 16@ 07 34 AM WA-TT-FNVVT-02840 660004-SPS-2-16-70056336 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70056336 SCHEDULE B (continued) NOTES The following matters will not be listed as Special Exceptions in Schedule 8 of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Note B: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded. per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: PTN. TRACT 325, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 5 Tax Account No.: 334450-0120-03 Note: The Public Records indicate that the address of the improvement located on said Land is as follows: 1909 Jones Avenue East Renton, WA 98056 END OF NOTES END OF SCHEDULE 8 Subd1v1s1on Guarantee/Ce·t1ficate Printed 09 09 16 @07 34 AM WA-TT-FNVVT-02840 66D004-SPS"2-16-70056336 Page 5 geoAdvantage: King Cou - I ,~ 14 r "' 0 ! Jf Washington State (App3) Page 1 of 1 I -u I--__ ....,_ _ __, I I - -- -- _ _t=; ~ 1-----NE 20th St----"-;..;_--1 --h'.'' \ 1 Th1s map/plat 1s being furnished as an a,d ,n locating the herein descn~ed land ,n relauon to adJ01nmg streets, naturalboundanesandotherland,,.nd rsnotasurveyofthelanddep,cted. Excepttc tile extent a polrcyoftitl.,1nsu,,.nce1sexpressly mod,~ed by endorsement, rfany, the company does not1nsured1m.,ns1ons, distances, locat1onofeasements, acreage or other matters i;oowoOmoo ge0Advantage1 http://geo.sentrydynamics.net/WA_King/defaultaspx 9/9/2016 When recorded return to· Kenneth E. Neault PO Box2230 Issaquah, WA 98027 THE GRANTOR(S) IIIIIIIIIHlll~!;~illlllm 20110331001663 TICOR NATI~L QCD 62.H PAGE-001 OF Nl 03/31/2011. 16:42 KING COUNT'r', I.IA QUIT CLAIM DEED/,'J TICOR TITLF iY 1u 1,t lf7Sitfr) Liliya L. Neault, spouse of Kenneth E. Neault for and in consideration of To Separate Community Property in hand paid, conveys and quit claims to Kenneth E. Neault, a married man as his separate estate 20110331001663 001 the following described real estate, situated in the County of King, State of Washington togelher with all after acquired title of the grantor(s) herein; The south 100 feet, as measured arong the east line of that portron of Tract 325, C. D. Hillman's Lake Washington Garden of Eden Division No. 5, according to the plat thereof recorded in Volume 11 of Plats, page 83, in King County, Washington, lying east of State Highway 2-A. Tax Parcel Number{s); 334450--0120-03 Da1ed: March 28, 2011 L~~ STATE OF WA COUNTY OF King E2485031 83/3!/2811 16 · 37 Ki~ COUNTY. YR SALE $10.80 $0.00 PAGE-Ht OF 081 On this /?, /. before me, lhe undersigned, a Notary Public in and for the Stale of Washington, duly ommissloned and sworn, personally appeared Liliya L. Neault known to me to be the individual(31'described in and who executed the within instrument and acknowledged !:hat he/she/they signed and sealed lhe same as his/her/their free and voluntary act and deed, for the uses and purposes herein menlioned. Signa ure Printed Name: Jfr7q ;J. a~ Notary PublicE·!3n~JoFJ1!.e..Jte of Washington Residing at: r;,l",V'~ UJ My appointment expire/ 'tf.1/f,(}llj EgcrowNc.: 6471356-E LPB 12-05 APPROVALS .·.' . ,····rf, EX4M!NW f./vO AP.f'R0V£D Tl-f/5 Jl:.oA Y or·~A D .. /991. , ('j././(;;i):m~df:it.~1NR/Nr. R!mhiNr.· ~ PrTRt.,t WOR«'i' ·~ • cg • r,;, 1 !ii P 11 fi B l._.E< 9., j::i95 EXAMINED AND Af'PROW:D JH/S C'i..J}A Y OF ~::.6(ri~~"-?, A~~., 19~.£ .S-.a .v--,,~ IY ,111.!'"1~ RING coLJNI'( ASSEs5M "D£1'1,~mu "i',"iJ{rl!>i!,,ri1"G'cc"'ou"'N"')"'"f7A<"5E"'Ss"'OR"' .,JJ,j'ffo -d/.ll £~ ~-1.,. .r: .• u~~.r CERT/FICA TE I (-+IE) HE:REB"l' CERTIFY THAT I AM(~) 11:jf OwN[R(-t;) IN r££ SIMPLE OF THE LAND HtRE8Y.PlArT£D IN IHIS SH!,)RT PLAT. ~~-; OWNffi O""'!? AQUIFER PROTECTION NOTICE TH£ LOTS CR.£.P.TED HEREIN "ALL W/lt·{/N ZONE 2 ·OF Rf:/ffON'S AQUIFER PROTEC7!0N 'A.REA AND AR£ SlJ6J£CT TO THE f(EoV/REMENTS OF TH£ CITY' OF RENTON ORDINANCE NO. 4357. THIS crr('s SQU_ SOURCE .Of-8/f.lNKINC WATER IS SUPPL/ill -FROM A SHALLOW AQj,J{ftR /JNDER mt-·tm-51:!/?fACE THERE 15 NO NATURAl=f!ARRIER BET}Vf:eN THE WATER T#JLE AND .. GROUND SURF.A.CE. EXTREME CARE SROUW·BE EXERC/S(D MiHEN HANDL/N(ii:ANY UQ{}/D SUBSTA/VCE OTHER THAN WA7FR TO PR07FCT FROM CfJ/1/TACT wm-1 THE GROUND S1JRFACE. IT IS THf OM-[RS lt£SPON.S18!L/TY TO. .f'RfJTcCT THE CIT'f'S DRINKING WA Tm. ACKNOWLEDGEMENT STATf OF WASHINGTON ) THIS 15 TO CERTIFY THAT ON THIS ~AY OF ..(1,nll-< ( , AD. lg!l.5,_J)ffORE ME, THE UNDERSIGNED, A NOTARY PUBLIC, ?tRSONA~ L-eDl'\i1.Jfo1://ls:£k:) ====~=' TO /JE KNOWN TO BE THE /NOI\IIDUALS fl.HO 5/GNW THE ABOVE fg}J{/f:/f AAg :s:~i~~DGED TO /.'£ THAT~ SIGNED THE SAME AS ~ FREE • cs:::SJ GRAPHIC SCALE ~-~ 1i!..:~\. SURVEY NOTES ._,.i('!.$TRf..!/)E;.NT:·_.TOPCON GTS-2 IOTAL STATION ·. :-'' ., (5 SECOND INSTRUME;.N I). METHOD. /.)5£0. HELD TRAVERSE WITH ACTUAL • FIELD ME.AS0RMEN1S ANO ANGLES WAC .J.J2·-IJ0·-070 1!!1--2.!i CITY OF RENTON SP. Nos . LUA-95-079 ShPI/V LND-20-0/83 ,T-, ; , \_ C/R CONTROL MONT. NfJ, 266 EX. CONC. MON'T. 4 CASE N. ~ CORNER i "f);,7,J-23 N.. RS E., '°'" I~ ,} ~-1'1 ~ ,; _L_ .-". f_·, __ ·. ,-_~ .. -i:hfCONTROL MONT. No. 1839 , , .,--~%5:'· MOH'T. I CASE "JO: .. --- . .· NE 20th ST. i,,~ ,- ~1~~ u.j I ~~~ ! <'i ~1 ;,,•·---t ¢' \J 1 ~ L.S. ~ (TYPICAL! N 87"21'"'5• W 4--~ );,o.02 ~-•-I 230.~1.· " · · · ~ ~ I~ is I 30' I~~~ ~<F. l TH/$$/JRVEY /S."fJAS£() Oil/OCCIIPATIONAL. FE~ J.INES ~ LOIIG ST~liJIM:i . . ~ LOT AREAS LOTJ J',S/&TSQ. FT. LOTI 2~/SQF'T. ACCE~ t,SC,. $tJ fl. . DE£CRIPTl0N I f~. ! I I , ·:--J \_ ~Xlj,;4;;,~E:C 5 TltN. 23 N., R. 5 £ .. M.i. 5/U/!JO TRACT ,M..cxctPT Tl£.-SC1UrH ,oi, F'EET T~OF A$"i/OSl.fl£/) AL~ TIE £AST LIN£ TH£RE(JF CF. C.O. HILLM,fN'S LAKP WA~/Jl(;TON G.i1rD£N OFTD£N DIVISION No. 5. ACCORf/lNG TO Pl.AT THEREOF, Rc<;IJRDcD Ill.' VOLtllE ii OF". ' PLATS. PAGE 83 IN K/Nfi.-C~T'r, WASH(/i(;TON: ~ EXCEPT THAT PORTION THfRcOF CON'(CYEO T0-·71£ STAfE OF WASfflN{iTON Ct.-1. ,,r.1 ,./') . ""\ FOR H/(;HWAY /Wl. 2-A. RENTON TO Kfi/NYDALE;·BY D££/fR£C0R0£0 ll«R ~--_!fr-:? __ R£COR!)/NG No 4658625; TOGETI-ER WITH Tf{AT PORJ'ION OF·VAC,,fT£D . NOTARY PUBUC IN AND FOR Tl-IE SOIJTHEAST 104111 STR££T IN.£ 20/h ST.) AlA/0/MN(('WHfCH WWU} ATTA<:# IYITNl:.SS MY .'"IA'ID 4ND OFFICIAL SEAL THE DAY AND \'EAR FIRST ABOVE" W.!TTEN. ~AKecl WAS"HrJ;nN, i!Es;g:BS{)iu k.'f.'fl.fu!fm°'fif:llf!ONOFifffwNSH1P 2:J NORTH,.'IWJ.~.5 £AS~ W.M. ·.. ., NE 1/4 OF SW)/4 SEC. 5,. nm. 23 N:,' RG. 5 E., WM· RECORDING CERTIFICATE !/£CORO NU/,/8£!/ ~ FILED FOR RECORO THIS.J.LDAY OFfi.1-r9!!:. AD., AT~ IN BOOK.Li..1....0F SUR'v'FrS ON PA.G£~AT TH£ REQUEST OF KDiNf7H J, OYUR, j! ') ~-z__..-- ·· --·· ('·, . --.. -... ) ;f;;R:f.,,~1F!R8!!:lf:f!A SURV£Y 1,W)E BY P.ll~~t,_O~i:;~r! ~~ (:ZD6) 2S5-:-5050'· t,0:,!!!J,'!J!:.:J.~~="1%/,, L. HAWKf:N.SHORT PLAT TH£ REQUEST or LEONA HAWKEN 19/f0}Jt£fAl.flNN.f. IN DECBIBER lln4 RENTON, WASHINGTON 98056 4:in,-,,1.r-~ ''"'"'~ ':cXL~o, /~~~-··~/){2~~f:.A~/15c;:4 JOB 9$; /0/8 ' .. ,,e r ,..nnyd m V · o t. '1 'ft, C: i .t .;• .. ' h "r-1a· c, r t f'· 4 t' ":, '',.f •. ·1 '~ ..1'..e l'Ci,th•!'IJ 11''·A, .i~..,.nt,l, '._1, I • l ,1 r,(] H 4 0 h -~ . • ... I ) • !""11 : r, ~ , ~,,.. and wf .,. '1 '. i '. ii'",; I( cw ~tt· ,• ('If', r ~.'(1 r1-, · .. 1!" ,. '; ',< ., l ., ; , r [ H '. '. 1 •a ri • ·, L• k <o ,, . \,, . ~ · r , . • t a ~ ,1 u q ~ , K C\ii ; f '1': .; 1 J v f ct • , !nawn i 1,.•ht 1tn!!.:;,e• ..., ; t. "°'1 f:I nd J ; , () r ~. '~! ; J1 t. !Int. -.. .. h ... f, ~ .. a s . .j r '\ • .;•H1 ·r· ra,Ha:ly, fr-o• in~ '; /II f ' ~. ~ r·· ~ .. ,;;.~ -. ( ' ': f ~ ~:' ·'~ ~-·. ~ t· , ,, te Hl gh•.itJ _ilJ / -" '4ei, i .. 1 ,H> , t • t n ,• , • ~-" t' l!l v r'" ,.: r rt;,,. t• 1 • II , .1 .01 .... n· ., ! or •er, lll't' t .. '··· rourp. .. 1 \ 1;' t "·, ,r ,hit 11' 1. · ,Ntt1on 110• or reo and or ::i r· ~ ·~ ~ * ,, ~-',I ),. ,. · e t\ , ,,-\ r, • • r ; 111( U; : I .. (1 t r: n I\J,1 f< !. u· or lil~hw$ytl .It ,.,, d l ll nd • l u '· tut • t " ".. 0 r • : . 8 1 • [' 1 !', '. ! r i, -i.r"·>" •r.i " (In:. H«in,-.,,J .1tat 1 ntt. ~,.Jt.ur• t.; ~-' • l " •• ! I O • <) 0 ••• ' l j,/'I t ' "1 ~-ei.IH1 ti l r ) ,..,..0<1' and 1~11, oe.,.on,1ary '.tat• JU.ghw11y "2·A, Rent.01, \<'•·1 L___9 f. t,H\ft :r__S1 It i. e 1. an,: th• r•&111 od•r or ad t t• 32• and J,~ .. 1. <.:or-t. i . '« f'· 1, ..... n" "' ' "'!' '!"' 1.1,rc - i'\J.I'' .. '. r:" ( r~ f: ·' nt ""n<.i•d ,u; (• f· i!UH; ;-· 1$ then ·'Vll, '..,ir·,,,··.>1 -<'"tf' ,,,,1aha-'.:eve1 r.;1n tl·-·· or aaa.t..._. :c~•18 oa • ,_.£H1:·~ i.)I !S;H1 clgf'~ft,i tflt . he 1trl J \lf"r'y Dr tl't,.i s f " ':°~ ~' i it ~ t; ~t ,'I( t, '~ -~·-- -\ '11 ttH t"" ~• n nd otl .'11,p11 t 1 ~n• t11 h~·. •.,: i ne ten I!' , ,, it'n '_lf,;"' ,- tA · prvvd 11 r, i 1 r • r· 1 n,t ,. H:,:t. .. aye r t, ~ " ..;ht u1 .. '! "1 "-• l ·;;.·, r'" ~ /; " t .. (~ to 'I l ~ ~ P'.' -~ -~ ... "'I' t. 'i < .. ,. "-,·• tan JI ff.\< 'f 1., .. ,. ' .g l flf' ,t;/1• ' .I, i,..' -.: d1, '' ~;_ ' After Recording Return 'l'oz UMPQUA BAJl'K AT'l'Jl I INVESTOR DELIVERY' 6610 SW CARcill"AL LB. #-200 TIGAJU>,-OR 972H lllilllt!mlHllllllll!/1/IHI 20121031002376 CHICAGO TITLE OT B4.09 P~E-801 OF 912 Hl/31/2012 tei: 19 I( lNt; COUNTY, I.IA Assessor's Parcel or Account Number: 334450-0120-03 Abbreviated Legal Description: A POR'l'IOB' OP TRACT 325, VOLUME 11 OF PLATS, PAGE Bl. [lnclud9 !Qt, block and plal or Mdlon, town&hip and rang&] Full legal description located on page ___ ~~---- Esorow B'o. i 1351197 WAD 11 8501160818 ---------[9pauAboYeThi.Un•ForRac=ordlngCataJ--------- DEED OF TRUST I MIN 1000408-1000020762-8 I DEFINlllONS Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "SGCurtty lnatrumenf' means this document, wti.ich is dated ocroerR 25, 2012, together with al! Riders to this. document. {8} "Borro~r· is KER?iETH E: ll'EAULT, A MJJmIED KAN AS HIS SOLE AND SEPARATE PROPERTY. Borrower is the trustor under this Security Instrument. (C) "lender" is. lDIPQUA BARK. Lender is a STA'l'B CHAR'l'ERED BAHK, laws of OREGOft. UlO SN CARDU1AL Lil FLRU, TIGARD, OR 97224. organized and existing under the Lender's address. is Initials, ~ J.i WASHIHGTON-Siog:le Fam1/y-fannle Mu/Freddie Mac UNIFORM INSTRUMENT Form 3011111/01 C 1Q90·20070nHne Document&, Inc. Page 1 of 11 WAEOEED 0705 LOU 11 8501160818 (0) "Trustee" is CHICAGO TITLE UlSURA!ICE COMPAS!. (E} "MEAS" is Mortgage Electronic Registration Systems, Inc. MERS is a separate corporation that is acting solely as a nominee 1or Lender ar.d Lender's successors and assigns. MERS Is the beneficiary unde.-this Securily Instrument. MEAS is organized and existing under the laws of Delaware, and has an address and telephonenumb~of P.O. Box.2026, Flint. Ml48501-2026, tel. (888) 679-MERS. (F) "Note" means the promissory note signed by Borrower and daled OCTOBER 25 1 2012. The Note states that Borrower owes Lender ,t ,t ,t,t "'rH'O HUJIDREO EIGHTY POUR THOUSAND ABD llil0/ 100*** *****"'"' *"' • ** ** * ** *** • * * * ***** * * • • **'*" * • *" • • •• • • • • • • • • ••• • • • • • • • • • * Dollars (U.S. $284 1 000.00 ) p!us interest Borrower has promisedte pay tnis debt in regular Periodic Payments and to pay the debt in full not later than NOVEMBER 1, 2042. {G) .. Property" means the property that is described below under the heading "Trans1erof Aights in the Property." (H) "Loan" means the debt evideneed by the Note, plus interest, any prepayment charges and late eharges due under the Not,e, and all sums due under this Security Instrument. plus interest {I) "Rld•r.s"' means all Riders to this Security Instrument that are executed by Sorrower. The 1oDowing Riders are to be executed by Borrower (cheek box as applicable]: CJ Adjustable Rate Aider CJ Condominium Aider Dsecond Home Aider CJ Balloon Aider D Plann~ Unit Development Rider DOther(s) (specify) D 1-4 FamHy Rider CJ Biweekly Payment Rider DV.A.Rider (J) .. Applicable Law" means all controlling applicable federal, state and local statutes, regulations, ordinances and administrative rules and orders {that have the effect of law) as well as all applicable final, non-.appealable Judicial opinions. (K) "Community Association Dues, Fees, and Aasci,samonts" means all dues, fees:, assessments and other eharges that are imposed on Borrower or the Property by a condominium association, homeowners .association or similar organization. (L) "Electronic Funds Transfer'' means any transfer of funds., other than a transaction originated by check, draft, or similar paper instrument, which i$ initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution le debit er credit an account. Such term includes, but is not limited to, point-of-sare transfers, automated teller machine transactions, b"ansfers initiated by telephone, wire trans'fers, and automated ctearinghouse transfers. (M}'"Escrew Items" means those items that are described in Section .S. (N) "Mlscallaneous ProcQ>eds" means any compensation, settlement, award of damages, or proceeds paid by any third party (other than insurance proceeds paid under the coverages described in Section 5) for: (i) damage to, or destruction of, the Property; (iQ condemnation or other taking of all or any part of the Property; !iii) conveyance in lieu of condemnation; or (iv) misrepresentations of, or omissions as ta, lhe value and/or condition of the Property. {O} "Mortgag• lnsuranc•" means insurance protecting Lender against the nonpayment of, or default on, the Loan. {P) "Periodic Payment'' mean$ the regularly scheduled amount due for (i) principal and interest under the Note, plus (in any amounts under Section 3 of this Security rnstroment. (Q) "RESF'An means the Real Estate Settlement Procedures Act (12 U.S.C. §2601 et seq.) and its implementing regulation, Regulation X (24 C.F.A. Part3500), as they might be amended from time to time, or any additional or suceessor legislation or regulatlen that governs the same subject matter. As used in this Sec:urity Instrument, "RESPA" refers to all requirements and restrictians that are imposed in regard to a ~federally related mortgage loan" even tf the Loan does not qualify as a "federally related mortgage loan" under RESPA. (R) "Successor In lntel"9st of Borrower" means any party that has taken title to the Property, whether or not that party has, assumed Borrower's obligations under the Note and/or this Security lnstrument. TRANSFER OF RIGHTS IN THE PROPERTY The beneficiary of this Security Instrument is MEAS {solely as nominee for Lender and Lender's successors and assigns) and the successors and assigns of MERS. This Security Instrument secures to Lender: (i) the repayment of the Loan, and all reneWa!s, extensions and modifications of the Nore; and (iij the perfom,ance of Borrower's covenants and agreements under this Security lnstr~and / • ) Init.ialsi 1\,./V WASHINGTON-Slngl11 Family-F.1nnl11 Mae/F1eddlo M.ac UNIFORM INSTRUMENT Form 30481/01 01G99,20070n11n11Documa111s,lnc Page 2 of 11 WAEOEEO 0705 ~~ ~ LO.Alf ti 8501160818 the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following d~cribed property located in the comrrr IType c:if Recofdil'lg Jurisdlctii;ml of King fN,i.,-at Recording JurlsdialonJ: THE SOUTH 100 FEET, AS MEASURED AI.OHO 'l'HE EAST LINE OF TKAT PORT I OIi OP TRACT 32:5, C.D. HILLMAJl'S LAKE lfASHI5G'l'OII GARD.Ill OF EDE» DIVISION )10. 5, ACCORDIBG l'O THE PI.AT THEREOF, UCOA1>RD IN VOLUME 11 OF PLATS, PAGli: 83, IR KIRG comr:n, HASBIHClrOH, LYIBG EAST OF STATE HIGHWAY 2-A. APII' Ii 334450-0120-03 whieh eurrenlly has the address of 1909 Jones Ave n, Renton, jStravtl [City] Washington 98056 rProperty Address"): (ZipCod.af TOGETHER WITH atlthe improvements now or hereaft:91' erected on the property, and aU easements, appurtenanc.s, end fixtures now or herea"fter a part of the property. All replacements and additions shall also be covered by this Security Instrument All cf lhe foregoing is referred to in this Security lnstn..ment as the "Property.~ Borrower understands and agrees that MEAS holds anty legal title to the in1erests granted by Borrower in this Seeurily Instrument, but, ii necessary to comply with law or custom, MEAS {as nominee for Lender and Lender's successors and assigns) has the right: to e;ir;ercise any or an of those interests, including, but not limited to, the right ta foreclose and sell the Property; and to take any action required of lender including, but not limited to, releasing and canceling this Security Instrument. BORROWER COVENANTS that Borrower is fawtully seised of the estate hereby conveyed ati.d has the right to grant and convey the Property and that the ~operty is unencumbered, except for encumbrances cf record. Borrower warrants and will defend generally the title to the Property against all claims and demands1 subject to any encumbrances of record. THIS SECURln' INSTRUMENT combines uniform covanants for national use and non-unrfonn covenants with limited variations by jurisdiction to constitute a uniform security instrument covering real property. UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payment of Prtnclpel, Interest, Escrow Items,. Prepayment Charges, and Late Charges. Borrower shalt pay when due the principal cf, and interest on, the debt evidenced by the Noti:! and any prepayment char9es and late charges due u·nder the Note. Borrower $hall al$o pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. currency. How8ver, if any check or ether instrument received by Lender as payment under the Note or thi$ Security Instrument Is retum~d to Lender unpaid, Lender may require that any or an subsequent payments due under the Note and this Security Instrument be mada in one or mere of the following forms, as selected by Lender: (a) cash; (b) money order; \c} certified check, bank check, treasurer's check or cashier's check, provrded any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality, or entity; er (d) Electronic Funds Transfer. Payments are deemed received by Lender when recei'X!d at the rccat1on designated in the Note ot at such ether location as. may be designated by Lender in accordance with the notice provisions in Section ,s. Lender may retum any.payment or partial payment if the payment or partial payments are insufficient to bring the Loan t;:urrent. Lender may accept any payment or partial payment insufficient to bring the Loan current, without waiver of any rights hereunder or prejudice to its rights to refuse such payment or partial payments in the future, but Lender is not obligated to apply such payments at the time such payments are accepted. If each Periodic Payment is applied as of its scheduled due date, then Lender need not pay interest on unapplied funds. Lender may hold such unapplied funds until Borrower makes payment to bring the Loan current. lf Borrower does not do so within a reasonable period o1 time, Lender shall either apply such funds er return them to Bo,rower. lf not applied earlier, such funds will be applled to the outs1anding principat balance under the Note immediately prior to foreclosure. No offset or claim which Borrower might have new or in the future against Lencier shall relieve Borrower from making payments due under the Note and this Security Instrument or pertorming the covenants and agreementsi secured by thisi Security lnsitrument 2. Appllcatlon of Pavmente or Proce9ds. Except as otherwise described in this Section 2, all payments accepted and applied by Lenders.hall be applied in the following order of priority: (a) interest due under the Note; (b) principal due under the Note; (c) amounts du& under Section 3. Such payments shall be apptisd to each Periodic Payment in the order in which it became due. Any remaining amounts shall be applied first to late charges, second to any other amounts due under this Security Instrument, and then to re<:luee the principal balance of the Note. .,,; _u ~ 1 .} Inlt.ials1 ~./f/ WASHINGTON-Stng'9Fci.m1fy-Fann111 Mao/Froddle Mac UNIFORM INSTRUMENT Fo,m 3048 1/0t O 1~-2001 Onnne Oo::umen1s, fne Page l of 11 WAEDEED 0705 ~! ~ LOAN I 1 8501160818 If Lender receives a payment from Borrower for a delinquent Periodic Payment which includes a sufficient amount to pay any late charge due, the payment may be applied to the delinquent payment and the late charge. If more than one Periodic Payment is outstaflding, Lender may apply any payment received from Borrower to the repayment of the Periodic Payments if, and to the extent that, each payment can be patd in full. To the extent tha1 any excess exists after the payment is applied ta the full paymentofone or more Periodic Payments, such excess maybe applied to any late charges due. Voluntary prepayments shall be applied first to any prepayment charges and then as described in the Note. Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principaJ due under the Note shall not extend or pos1pone the due da.te, or change the amount, of the Periodic Payments. 3. Funda tor Escrow Items. Borrower shall pay to Lender on the day Periodic Payments are due under the Note, until the Note is paid in full, a sum (the "Funds") to provide for payment of amounts due for: (aJ taxes and assessments and other items whieh can attain prtority over this Securi:Y Instrument as a lien or encumbrance on the Property; (b) leasehold payments or ground rents an the Property, i1 any; (c) premiums for any and au insurance required by Lender under Section S; and (d) Mortgage Insurance premiums, if any, or any sums payable by Borrower to Lender in lieu of the payment of Mortgage lns.urance premiums in accordance with the provisions o1 Section 10. These items are calfed "Escrow Items." Al origination or at any time during tho term of the Loan, Lender may require that Community Association Dues, Fees, and Assessments, rt' any, be escrowed by Borrower, and such dues., fees and assessments. shall be an EscrCJw Item. Borrower shall promptly furnish to Lender all notices of amounts to be paid under this Section. Borrower shall pay Lender the Funds for Escrow Items unless Lender waives Borrower's obligation to pay the Funds for any or all Escrow Items. Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any time. Any such waiver may only be in writing. In the event o'f sueh waiver, Borrower shall pay directly, when and where payable, the amounts due for any Escrow Items fer which payment of Funds has been waived by Lender and, if Lender tequires., shall furnish to Lender receipts evidencing such payment within such time period as Lender may require. Borrower's obligation to make such payments and to provide receipts shall for all purposes be deemed to be a covenant and agreement contained in this Security Instrument, as the phrase ~covenant and agreement" is used in Section 9. H' Borrower is obligated ta pay Escrow Items.directly, pursuant to a waiver, and Borrowerfai!s. to paytheamountdueforan Escrow Item, Lender may exerci$e its rights under Section 9 and pay sueh amount and Borrower sharl then be obligated under Section 9 to repay to Lender any such amount. Lender may revoke the watver as to any or all Es.crow Items at any time by a notice given in accordance with Section 15 and, upon such revocation, Borrower shall pay to lender all Funds, and in suehamounts, that are then required under this Section 3. Lender may, at any time, collect and hold Funds in an amount (a) sufficient to permit Lender to apply the Funds at the time speciiied undetAESPA, and (b) nottoexc!Hdthemaximum amcunta lender can require under RESPA. Lender shall estimate the amount of Funds due on the basis o'f current data and reasonable estimates of expenditures of future Escrow Items or otherwise in accordance with Applicable Law. The Funds shall be held in an institution whose deposits are insured by a federf-1 agency, instrumentality, or entity (including Lender, if lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the Escrow Items no later than the':ime specified under RESPA. Lender shall not charge Borrower for holding and applying the Funds, annually analyzing the escrow account, or verifying the Escrow Items, unless. Lender paysi Sorrower interest on the Funds and App~cable Law permits Lender to make sueh aeharge. Unless an agreement is made in writing or Applicable Law requires interest to be paid on the F'unds, Lender shall not be required to pay Borrower any interest or earnings on the Funds. Borrower and Lender can agree in writing, however, that interest shall be paid on the Funds. Lendersha!I give to Borrower, withou1charge, an annual accounting of ttie Funds as required by RESPA. rr there is a surplus of Funds held in escrow, as defined under RESPA, Lender shall account to Borrower for the excess funds in accordance with RESPA. If there is a shortage of Funds held in l!scrow, as defined under AESPA, ~nder shall notify Borf'O\.'oleras re1:1uired by R~PA, and Borrower shall pay to Lender the amountnecessaryto make up the shortage in accordance with RES PA, but in no more than 12 monthly payments. If there isa deticieney of Funds held in escrow, as defined under RESPA, Lendersha/1 notify BorTOwer as required byRESPA, and Borrower shall pay to Lender the amount necessary to make up the deficiency in accordance with RESPA, bi.it in no more than 12 monthly payments. Upon payment in full of all sums secured by this Security Instrument, Lender shall promptly refund to Sorrower any Funds held by Lender. 4, ChargH; Uena. Borrower shall pay all taxes, assessments, charges, fines, and impositions attributable to the Propertywhk:h can attain priority over this Security lnstn.lment, /easehQld payments or ground rents on 1he Property, if any, and Community Association Dues, Fees, and Assessments, if any. To the extent that these items are Escrow Items, Borrower shall pay them in the manner provided in Section 3. Borrower shall promptly discharge any Uen which has pnonty over this Security Instrument unless Borrower: (a} agrees in writing to the payment of the obligation secured by the lien in /:_p,~nner 1 j Iuitialsi ~,. a,..fl: WASHINGTON-Singi. F!!imily··F,1nnl• MH/Fraddle Mu UNIFORM INSTRUMENT Form 30481101 01999·200701'11ineDocuments, Inc. Page 4 of 11 WAEDEED 0705 ~f&¥. ~ LOAB It 8501160818 acceptable to Lender. but only so long as Borrower is performing such agreement; {b) contests the lien in good faith by, or defends against enforcement of the lien in, legal proceedings which in Lender's opinion operate to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or {c) secures from lhe holder of the lien an agreement satisfactory to lender subordinating the lien to this Security Instrument. If Lender determines that any part of the Property is subject to a lien which can attain priority over this Security Instrument, Lender may give Borrower a notice identifying the lien. Within 10 days of the date on which that noticl:! is given, Borrower shall satisfy U,,e !ien or take one or more of the actions set forth above in this Section 4. Lender ml!!ly require Borrower to pay a onl:!-time charge for a real estate tax verification and/or reporting service used by Lender in conneclion with this Loan. 5. Property Insurance. Borrower shall keep the improvements now existing or hereafter ertocted on the Property insured againstross by fire. hazards included within the term "extended coverage," and any other hazards including, but not limited to, earthquakes and floo(ls, klr which Lender requires insurance. This insurance shall be maintain ad in the amounts. (induding deductible levels) and for the periods that Lender requires. What Under requires pursuant to the preceding sentences can change during the term of the Loan. The insurance carrier providing the insurance shall be chosen by Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised unreasonably. Lender may require Borrower to pay, in connection with this Loan, either: (a) a one-time charge1orflood zone determinatfOn, certification a,id tracking services; or (b) a one-time charge for flood zone determination and certification seMces and subsequent charges each time re mappings or similar changes occur which reasonably might affect such determination or certification. Borrower shall also be responsible for the payment at any fees imposed by the Federal Emergency Management Agency in connection with the review of any flood zone determination resulting 'from an obJeCtion by Borrower. If Borrower falls to maintain any ,of the coverages described above, Lender may obtain insurance coverage, at Lender's option and Borrower's expense. Lender is under no obligation to purchase any particular type or amount of coverage. There1are, such caveragesha11 cover L.ender, but might or might not protect Borrower, Borrower's equity in the Property, orthecontents.ofthe Property, against any risk, hazard or liability and might provide greater or lesser coverage than was previo1Jsly in effect. Borrower acknowledges that the cost of the insurance coverage so obtained might significantly exeeed tha eost of insurance that Borrower could have obtained. Any amounts disburs.ed by L.endar under this Section 5 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate 1rom the date of disbursement an-d shall be payable, with such interest, upon notice from lender to Borrower requesting payment. All insurance policies required by Lender and renewals of such poticles shall be subject to L.ender's right to disapprove such policies, shall include a standard mortgage clause, and shall name Lender as mortgagee and/or as an additional loss payee. Lender sha!I have the right to holcl the policies and re,iewal certificates. If Lender requires, Borrower shall promptly give to Lender all receipts of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage, not otherwise required by Lender, for damage to, or destruction of, the Property, such policy shall include a standard mortgage clause and shall name L9nder as mortgagee and/or as an additional loss payee. In the event of loss, BorroW@rshall g~ prompt .notice to the insurance carrier and Lender. Lender may make proof of loss /fnot made promptly by Borrower. Untess Lender and Borrower otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was required by Lender, shall be applied to restoratioJ1 or repair of the Property, rf the restoration or repair is economically feasible al'ld Lender's security is not lessened. Duling such repair and restoration period, U!ndershall have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptty. Lender may disburse proceed~ for the repairs and restoration in a single payment or in a $eries of progress payments as the work is completed. Unless an agreement is made in writing or Aripfieable Law requires il'lterestto be patd on such ll"lsurance proceeds, lender shall not be required to pay Borrower .any interest or earnings on such proceeds. Fees forpublicadjusters, orotherthird parties, retained by Borrower shaR not be paid outoflhe insurance proceeds and shall be the sole obligatioJ1 of Borrower. tfthe restoration or repair is not economicallyfeasible or Lender's security would be lessened, the insurance proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such insurance proceeds shall be applied in the order provided 1or in Section 2. If Borrower abandons the Property, Lender may file, negotiate ancl sett!e any available insl.lrance claim and related matters. If Borrower does not respond within 30 days to a notice from Lender that the insurance carn9r has offered to settle a claim, then Lender may negotiate and settle the claim. The 30· day period will begin when the notice is given. In either event, or if Lender acciuires the Property under Section 22 or otherwise, Borrower hereby assigns to Lender (a) Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under the Noll:! or this Se<:urity Instrument, and (b) any oUier of Borrower's nghts {other than the right to any refund of unearned premiums paid by Borrower) under au insurance policies covering the Property, insofar as such rights are applicable to the coverage of the Property. Lender may use the insurance proceeds either to repair or restore the Property or to pay amounts unpaid under the Note or this Security Instrument, whethero,?ue J • I Initial st · (kA/ WASHINGTON-SC'lglliil F¥11ily-Fannl• Mae/Frllddl• Mac UNIFORM INSTRUMENT Form 3049 1 /01 Cl 1999-2007'0nllne0oc.im~lnc. Page 5 of 11 WAEDEED 0105 LOAN I 1 8S01160818 6. Occupancy. Bcrrower shall occupy, establish, and use the Property as Borrower's principat residence within 60 days after the execution of this Security Instrument and shall continue 10 occupy the Property as Borrower's principal residgnce for at least one year after the data of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extem..1ating circumstances exlst which are beyond Borrower's control. 7. Preservation, Maintenance and ?rotectlon of the Property; lnspactlons. Borrower shall not destroy, damage or impair-the Property, allow the Property lo deteriorate or commit waste on the Property. v\11ietherornotBorrower is residing in the Property, BorrowershaU maintain the Property in order to prevent the Property-from deteriorating or decreasing In value due to its condition. Unless it ts determined pursuant to Section 5 thatrepl:liror restoration is noteconomicallyfeasible, Bo1TOWershallpromptlyrepairtl'leProperty if damaged to avoid further deterioration or damage. If insurance or condemnation proceeds are paid in connection with damage to, or the taking of, the Property, Borrower shall be res.pC1nsible for repairing or restoring tt,e Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or ina series o1 progress payments as the work is completed. If the insurance or condemnation proceeds. are not sufficient to repair or restore the Property, Borrower is not relieved of Borrower's obligation for the completion of such repair or restoration. Lender or rts agent may make reasonable entnes upon and inspections of the Property. lf it has reasonable cause, Lender may inspect the interior of the improvements on the Property. Lender shall give Borrower notice at the time of or prior to such an interior inspection spQCifying such reasonable cause. 8. Borrower's Loan AppllcaUon. Borrower shall be in default if, during the Loan application process, Borrower or any persons or entities acting at the direction of Borrower or with Borrower's knowledge or eonsent gave materia!ty false, misleading, or inaccurate information or statemenb. to Lender (or failed to prttvide Lender with material information) in connection with the Loan. Material representations include, but are not limited to, representations conceming Borrower's occupancy ofthe Property as Borrower's principal residence. 9. Protei:Uon of Ulndor'a lntorost In tho PropGrty and Rights Under this Security Instrument. If {a) Borrowerfails to perform the covenants and agreE1ments contained in this Se<:urity Instrument, (b} there is a legal proceeding that might significantly affect lender's interest in the Property and/or rights under thrs Security Instrument (such as a proceeding in bankruptcy, probate, for condemnation or forfeiture, for enforcement of a lien which may attain priority over this Security Instrument or to enforce laws or regulations), or (c) Borrower has abandoned the Property, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender's interest in the Property and rights under this Security Instrument, including protecting and/or assessing the valueo1the Property, and securing and/ or repairing the Property. Lender's actions can include, but are not limited to: (a) paying any sums secured by a lien which has priority over this Security Instrument; {b) appearing in court; and {c) paying reasonable attorneys' tees to prot,ect its interest in the Property and/or rights under this Security Instrument, including i!s secwed position in a bankruptcy proceeding. Securing the Property includes, but is not limited to, entering the Property to make repairs, change locks, replace or board up doors and windows, drain water from pipes, eliminate building or other code violations or dangerous conditions, and have utilities tum4i!d on or off. Although lender may take action under this Section 9, Lender does net have to do so and is not under any duty or obligation to do so. It is agreed that Lender incurs no liability for not taking any or all actions authori.?ed under this Section 9. Any amounts disbursed by Lender under this Section 9 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursemenl and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment. If this Security Instrument is on a leasehold, Borrower shall comply with alt the provision!! of the tease. Borrower shall not surrender the leasehold estate and interests herein conveyed or terminate or cancel the ground lease. Borrower shall not, without the express written consent of Lender, alter or amend the ground k!ase. t1 Borrower acquires fl:!e title to the Property, the leasehold and the fee title shall not merge unless Lender agrees to the merger in writing. to. Mortgago Insurance. If lender required Mortgage Insurance as a cond1t1on of making the Loan, Borrower shall pay !he premiums required tomafntain the Mortgage Insurance in effect. lf, for any reason, the Mortgage Insurance coverage required by Lencter ceases to be available from the mortgage insurer that previously provided such insurance and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously rn effect, at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect, from an alternate mortgage insurers elected by Lender. 11 substantially equivalent Mortgage Insurance coverage is not available, Borrower shall continue to pay to Lender the amount of the separately designated payments thatwere due when the insurance coverage ceased to be in effect. Lender'MJI accept, use and retain these payments as a non-refundable loss reserve in lieu of Mortgage Insurance. Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in full. and Lender shall not be required to pay Borrower any interest or eamings on such loss reserve. Lender can no longer . / require loss reserw payments if Mortgage Insurance coverage (in theamount~:i':'i~~:~riod 2~er ~,N WASHINGTON-SI~ Fam!ly-Fannlrt MaotFrOddleMacUNIFORM INSTAUMENTForm3048 1/01 c1ggg.20070nlineDocumem.lnc. Pago 6 of 11 WAEOEED 0705 ~ ~ LOAII 11 8501160818 requires) provided by an insurer selected by Lender again becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. rt Lender required Mortgage Insurance as a condition of making the Loan and BotTOWerwas requirE!d to make separately designated payments toward the premiums tor Mortgage Insurance, Borrower shaD pay the premiums required to maintain Mortgage rnsurance in effect, orto provide a non-refundable loss resen,e, until Lender's requirement for Mortgage Insurance ends in acrordancewith anywntten agreement between Borrower and Lender providing for such termination or until termination is required by AppDeab~ Law. Nothing in this Section 1 O affects Booower's ob!igation to pay interest at the rate provided in the Note. Mortgage Insurance reimburses Lender (or any entity that purchases the Note) for certain losses it may incur if Borrower does not repay the Loan as agreed. Sorrower is not a party to the Mortgag,e Insurance. Mcirtgage insurers evaluate their total risk on au such insurance in force1rom time to time, and may enter into agreements with other parties that $hare or modify their risk, or reduce losses. These agreements are on terms and conditions that are satisfactory to the mortgage insurer and the other party (or parties) to these agreements. These agreements may require the mortgage insurer to make payments using any source of funds that the mortgage insurer may have available {which may include funds obtained from Mortgage Insurance premiums). As a result of these agreements, Lender, any purchaser o1the Note, another insurer, anyreinsurer, any other entity, or any affiliate of any otthetoregoing, may receive {directly or indirectly) amounts that derive from (or might be characterized as) a portion of Borrower's payments for Mortgage Insurance, rn exchange for sharing or modifying the mortgage insurer's risk. or reducing losses. If such agreement provides that an affiliate of L.ender tak9S a share o1 the insurer's. risk in exchange for a share of the premiums paid to the insurer, the arrangement is often termed "capti\le reinsurance." Further; (a) Any such egr&ementa will not affect U,e amount& that Borrower has agreed to pay for Mortgage lnsuranco, or any othar term a of the Loan. Such agrMmtnts will not Increase the amount Borrow.r will ow• for Mortgage lnsuran~, and thoy wfll no1 entltle Borrower to any refund. (b) Any such agreements wlll not affect the rights Bemo-war has -If any -with respect to tho Mortgage Insurance undar U,a Hom&0wnera Protection Act of 1999 or any other Jaw. These rights may Include the right to rec:alv. certain dlsclosuf'Ja, to request and obtain eancallatlon of the Mortgage In.aura nee, to have the Mortgage Insurance terminated automadcally, and/or to receive a refund of any Mortgag• I nsuranc11 premiums that were unearned at the time of such ca ncallatlon or termlnaUon. 11. Asalgnmantof Mlscellanaous Proceeds; Forfeiture. All Miscellaneous Proceeds are hereby assigned to and shall be paid to Lender. If the Property is damaged, such Miscellaneous Proceed$ $hall be applied to re$toration or repair of the Property, if the restoration or repair is ecanomicallyfeasibleand Lender's security is not lessened. During such repair and restoration period, Lender shall have the right to hold such Miscellaneous Proceeds until Lender has had an opportunity to inspect such Property to enst..re the work has. been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a series of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender shall not be required to pay 'Bc:irrower any interest or eamings. on such Miscallaneous Proceeds. If the restoration or repair is not economically feasible or Lender's security would be lessened, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Miscenane-ous Proceeds shall be applied in the order provided for in Section 2. lntheeventofa total taking, destruction, or loss in valueoflhe Property, the Miscellanaous Proce,eds shajJ be applied to the sums secured by this Security Instrument, whether or not then due, with the excee,s, if any, paid to Borrower, In the event of a partial taking, destruction, or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is equal to or greater than the amount of lhesums secured by this Security Instrument Immediately betore the partial ta King, destruction, or loss in value, unless Borrower and Lender othetwise agree in writing, the sums secured by this Security Instrument shall be reduced by the amount of the Miscellaneous Proceeds multipll.eid by the following fraction: \a) th\:! total amount of the sums secured immediately before the partial taking, destruction, or loss in value divided by (b) thefairmarketvalueofthe Property immediately before the partial taking, destruction, or loss in varue. Any balance shall be paid to Borrower. In the event or a partial taking, destruction, or loss in value of the Property In which the 1air market value of the Property immediately before the partial taking, destruction, or loss in value is less than the amount of the sums secured immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otheiwise agree in writing, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument whether or not the sums are then due. If the Property is abandoned by Borrower, or if, after notice by Lender to Borrower that the Opposing Party (as defined in the next sentence) offers to make an award to settle a claim for damages, Borrower fails to respond to Lender within 30days after the date the notice is given, Lender is authorized to collect __ / and apply the Miscellaneous Proceeds either to restoration or repair of th 1 e 0 ~°!aelrz, or tog_pmstJf/1 WASHINGTON-Single Famlly-F,,mnle MHfFntddle Mac UNIFQRM INSTRUMENT 'F«m 304& 1/01 C 19W-20070nnnaDocuments.lnc. Page 7 of 11 WAEDEED 0705 LOAD 11 85Dllti0818 secured by this Security Instrument, whether or not then due. "Opposing Party" means the third party that owes Borrower Miscellaneous Pre<:eeds or the party ;against whom Borrower has a right 01 action in regard to Miscellaneous Proceeds. Borrower shall be in default if any action or proceeding, whether civil or criminal, is begun that, in Lender's judgment, could result in forleiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. Borrower can cure such a default and, if acceleration has occurred, reinstate as provided in Section 19, by catJsing the action or proceeding to be dismissed with a 11.1ling that. in Lender's judgment, precludes forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. The proceeds of any award or claim for damages that are attributable to the impairment of Lender's interest in the Property are hereby assigned and shall be paid to Lender. All Miscellaneou$ Proceeds that are not app~ed to restoration or repatr ot the Property shall be applied in the order provided for in Section 2. 12. Borrower Not ReleaMd; Forbearance By Lendw No1 a Waiver. Extension of the time for payment or modification of amortization of the sums secured by this Security Instrument granted by Lender to Borrower or any Successor in Interest of Borrower shall not operate to release the liability of Borrower or any Successors in Interest of Borrower. Lender shall not be required to commence proc&edings against any SuceE:!ssor in Interest of Borrower or to refuse to extend time for payment or otherwise modify amortization of the sums secured by this Security Instrument by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender in exercising any right or remedy including, without limitation, Lender's acceptance of payments 1rom third persons, entities or Successorg in Interest of Borrower or in amounts less than the amount then due, shall not be a waiver o1 or preclude the exercise of any right or remedy. 13. Joint and Senral UabHlty; Co-aignera; Succe8$0faandAS$fgns Bound. Borrowercov,enants and agrees that Borrower's obligations and liability shall be joint and several. However, any Borrower who co-signs this Security Instrument but does not execute the Note {a "co-signer"); (a} is co-signing this Securify Instrument onty to mortgage, grant and convey the co-signer's interest in the Property under the tenns of this Security Instrument; {b} is not personally obligated to pay the sums secured by this Security Instrument; and (c) agrees that Lender and any other Borrower can agree to extend, modify, forbear or make any accommOdations with regard to the terms of this Security Instrument or the Note without the co-signer's consent. Subject to the provisions of Section 18, any Successor in Interest of Borrower who assumes Borrower's obligations undertl'1is Security Instrument in writing, and is approved by Lender, shall obtain all of Sorrower's rights and benefits under this Security lnstrum,ent. Borrower shall not be released from Borrower's ob~gations and liability under this Security lnstn.i ment unless Lender agrees to such release in writing. The covenants and agreements of this Security ln$trumenl shall bind {except as provided in Section 20) and benefit the successors and assigns of Lender. 14. Lean Charges. lender may charge Borrower fees for services performed in conne<:tion wilh Borrower's default, for the purpose of protecting Lender'$ interest in the Property and rights under this Security Jnstrument, including, but not limited to, attorneys' fees, property inspection and valuation fees. In regard to any other fees, the absence of express authority in this Security Instrument to charge a specific: foe :o Borrower shall notbeconstrued as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instrument or by Applicable law. If the Loan is subject to a law which sets maximum loan charges, ancf that law is finally interpreted so that the interest or otl'1er loan charges collected or to be colleeted in connection with the Loan exceed the permitted limits, then: (a} any such loan charge shall be reduced by the amount necessary to reduce the charge to the permitted limit; and (b) any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrower. Lender may ctioose to make this refund by reducing the principal owed under the Note or by making a direct payment to Borrower. lfa refund recfuc:es principal, the reduction will be treated as a partial prepayment withoJJt any prepayment charge (whether or not a prepayment charge is provided for under the Note). Borrower's acceptance of any such refund made by direct payment to Sorrower will constitute a waiver ot any right of action Borrower might have arising out of such overcharge. 15. Notices. All notices given by Borrower or Lender in connection with this Security instrument must be in IM"iting. Any notice to Borrower in connection with this Security Instrument shalt be deemed to have been given to Borrower v.fien mailed by first class mail or when actually delivered to Sorrower's notice address if sent by other means. Notice to any one Borrower shall constitute notice to an BortO'Ners unless AppRcable Law e~ressry requires otherwise. The notice address shall be the Property Address unless Borrower has designated a substitute notice address by notice to Lender. Borrower shall promptly notify Lender of Borrower's change of address. If Lender specifies a procedure for reporting Sorrower's change of address, then Borrower shall onty report a change of address through that speeifted procedure. There may be only one designated notice address under this Security Instrument at any one time. Any notice to Lender shall be given by delivering it or by mailing it by first class majJ to Lender's address stated herein unless LendEJJ has designated another addre5$ by notice to Borrower. Any notice in connection with this Security lnstrum.ent shaO not be deemed to have been given to Lender until actually received b Lender. Init.iahr ~=::::__u,_f" WASHINGTON-Single Famll'/-Fannle Mae/Fr9ddle Mac UNI FOAM INSTRUMENT Form3049 1/01 0 1999-2007 Online Clocuments, Inc. Paga 8 of 11 WAEDEED 0705 LOAJI I, 8501160818 If any notice required by this Security 1nstrumenl is also required under Applicable Law, the Applicable Law requirement will satisfy the COrte$pOnding 1'8quirement under this Security Instrument. 18. Govamlng Law; Severablllty; Rules of ConatrucUon. This Security Instrument shall be governed by federal law and the law of the jurisdiction in which the Property is located. All ri9hts and obligations contained in this Security Instrument are subject to any requirements and limitations of Applicable Law. Applicable Law might explicltly or implicitly allow the parties to agree by contra-ct or it might be silent, but such silence shall not be construed as a prohibition againsta9reement by contract. In the event th at any provision or clause of this Security Instrument or the Note conflicts with Applicable Law, such conflict shall not affect other provisions of this Security Instrument or the Note which can be given effect without the tonffscling provision. As used in ttiis Security Instrument: (a) words o11hE! masculine gender shall mean and inctude corresponding neuter words or words of the feminine gender; (b) words in the singularshatl mean and include the plural and vice versa; and {c) the word "may" gives sole discretion without any obligation to take any action. 17. Borrower's Copy. Borrowersha/lbegiven onecopyof lheNoteandofthis Security Instrument. 18. Transfer of the Propg,rty or a Beneftclal Interest In Borrower. As used in this Section 18, Mlnterest in the Property~ means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date to a purchaser. t1 aU or any part of the Property or any lr.terest in the Prop&rty is sold or transferred {or if Borrower$ not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require imm(ldiate payment in full of all sums secured by this Security Instrument. However, this option shall not be exercised by Lander ii such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender sha.JI give Borrower notice of acceleration. The notice shal/ provide a period o1 not fess than 30 days from the date the notice is giwn in accordance With Section 15 within which Borrower must pay all sums secured by this Security Instrument. 11 Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security !nstrumenl without further notice or demand on Borrower. 19. Borrower's Right to R11lnstat11 After Aeeeleratton. It Borrower meets certain conditions, Borrower shall have the right to have enforcement of this Security Instrument discontinued at any time prior to the earliest of: (a) five days before sale of the Property pursuant to any power of sale contained in this Security lns.trument; (b) such other period as Applicable Law might specify for the termination of Borrower's right to reinstate; or {c} entry of a judgment enforcing this Security Instrument. Those conditions are that Borrower: (a) pays Lender all sums which then would be due under this Security Instrument and the Note as if noacce,feration had occurred; {b) curesanydefaultofanyothercovenants or agreements; (c) pays all expenses incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and valuation fees, and other 1ees incurred for the purpose of protecting Lender's interest In the Property and rights under this Secunty Instrument; and (d) takes such action as Lender may reasonably require to assure that Lender's interest in the Property and rights under this Security Instrument, and Borrower's obligation to pay the sums secured by this Security Instrument, shall continue unchang$d, Lender may require that Borrower pay such reinstatement sums and expenses in one ormore-ofthe-following forms, as selected by lender: (a) cash, {b) money order; {c) certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by atede-ral agency, instrumentality or entity; or (d} Electronic Funds Transfer. Upon reinstatement by Borrower, this Security Instrument and obligations secured hereby shall remain fully effective as rf no acceleration had occurred. However, this right to reinstate shall not apply in the case of acceleration under Section 18. 20. Sale of Nota; Chang a of Loan Servlcer; Notice of Grievance. The Note or a partial interest in the Note (together with this Security Instrument) can be sold one or more limes without prior notice to Borrower. A sale might result in a change in the entity (known as the "Loan Setv1cer") that collects Period'ic Payments due under the Note and this Security Instrument and performs other mortgage loan servicing obligations under the Note, this Security Instrument, and Applicable Law. There also might be one or more changes of the Loan Servicer unrelated to a sale of the Note. ff there is a change of the Loan Servicer, Borrower will be given written noticeof1he changewhichwillstate thaname an.d address o1 the new Loan SeMCer, the address to which payments should be made and any other informalion RE SPA requires in connection with a notice of transfer of servicing. Jf the Note is sold and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan servicing obligations to Borrower will remain with the loan Servicer or be transferred to a successor Loan Servicer and are not assumed by the Note purchaser unless otherwise provi"dGd by the Note purchaser. Neither Borrower nor Lender may commence, join, or be joined to any judicial action (as eilher an individual litigant or the member of a class) that arises from the other party's actions pursuant lo this Sec:urtty Instrument or thataOeges that the other party has breached any provision of, or any duty owed by reason of, this Security Instrument until such Borrower or Lender has notified thoe otherparfy {With such notice given in compliance with the requirements of Section 15) of such alleged breach and afforded the other party hereto a reasonable period after the gtvlng of such notice totakecorractiveaction. ~Applicable~~ _ J I1u.tials1 ~(IJ.i/ WASHINGTON-Single Famty-F•nnle MH/Freddl1t Mac UNIFORM INSTRUMENT Form 30481 /01 C 1999·2007 Online Clocumar.ts, Inc. Paga g of 11 WAEOeeo 0705 LOAN t1 8501160818 a time period which must elapse before certain action can be taken, that lime period will be deemed to be reasonable for purposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice o1 acceleration given to Borrower pursuant to Section 18 shall be deemed to satisfy the notice and opportunity to take corrective action provisions otthis Sec:tiCln 20. 21. Hazardous Substances. As used in this Section 21: (a) "Hazardous Substances" are those substances defined as to)QC or hazardous substances, pollutants, or wastes by Environmental Law and the following substances: gasoline, kerosene, other11arnmable or toxic petroleum products, toxic pesticides and herbicides, volableso!vents, materials containing asbestos orformaldehyde, and radioactive materials; (b) "Environmental Law" means federal laws and laws cf thejurisdiciion whsrethe Property is locatecl that relate to health, safety or environmental protection; (c) "Environmental Cleanup'" includes. any res(Xlnse action, remedial action, or removal action, as defined in Environmenta:I Law; and (d) an ~Environmental Condition" means a condition that can cause, contribute to, or otherwise trigger an EnvironmentalCleanu p. Borrower shall not cause or permit the presence, use, disposal, storage, ,or release of any Hazardous Substances, or threaten to release any Hazardous Subs1ances, on or in the Property. Borrower shall not do, nor allow anyone else to do, anything affecting the Property (a) that is in violation of any Environmental Law, (b) which creates an Environmental Condition, or (e) which, due to the presence, use, or rl:!l!:!ase of a Hazardous Substance, creates a condttion that adversely affects the value of the Property, The preceding two sentences shall nol appfy to the presence, use, or storage on the Property of small quantities of Hazardous Substances that are generally recognized to be appropriate to normal 1"8$idantial uses and to maintenance of the Property Oncluding, but not limited to, hazardous substances in consumer products}. Borrower shall promptly give Lender written notice of (a) any investigation, claim, demand, lawsuit or other action by any governmental or regulatory agency or private party involving the Property and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge, (b) any Environmental Condition, including but not limited to, anyspilUng, leaking, discharge, release or threat of release of any Hazardous Substance, and (c} any condition caused by the presence, use or release of a Hazardous Substance whicl'l adversely affects the value of the Property. If Borrower learns, or is notified by any governmental or regulatory authority, or any private party, U,at any removal or other remediation of any Hazardous Substance affecting the Property is necessary, Borrower shall promptly take all necessary remedial actions in accordance with Environmental Law. Nothing herein shall create any obligation on Lender for an Environmental Cleanup. NON-UNIFORM COVENANTS. Borrower and Lender further covenant and agree as follows: 22. Acceleratlon; Remedios. Londor shall give notlco to Borrower prior to acceraratlon foflowlng Borrower's breach of any covenant or agreement In thla Security Instrument (but not prior to accaloratlon under S.Ctlon 18 unless Appllcable Law provides otherwise)_ The notice ahaU specify: ,a} the default; (b) the action required to cure the default; (c) a date, not leas than 30 days from the date the notfca la given to Borrower, by which the default must be cured; and (d) that fallun11 to cure the default on or before the datg spgclflod In the nodeit may result In acctleratlon of the auma secured by this Security Instrument and sale of the Proporty at public auction at a date not less than 120 days In 1ho future. The notice aheU further fnform Borrower of the right to relnstata aftaracceleratlan, the right to bring acourl action to assert the non"'9Xlslance of a dafault or any other defense of Borrower to acceh..ratlcm and sale, and any other matters required to be Included in the notice by Applicable Law. If tho default rs not cured en or befont the date epeelfled In the nattca, Lander at lts option, may require Immediate payment in full of all sums aeeured by this Security lnstniment without further demand and may lnvok• th9 power of sale and/or any other remadlea permitted bV Applicable Law. Lender shall bo entitled to collect all expenHs Incurred In pursuing the remedies provided In this Section 22, lncludlng, but not llmlted to, reasonE11ble attorneys' hiles and costs of tltle evidence. If L.end'lllr Invokes the power of sale, Lander shall give written notice to Trustee of the occurT&nc:e of an event of default and of Lender's election to causathe Property to be sold. Trustee and Lender shall take such action regarding noUee or sale and shall give such notices to Borrower and to other pel'$0nS 89 Applicable Law may require. After the time required by Applicable Law and after publlcatlon of the nodce or saJe, Truati&, without demand on BorrOYfflr, shall sell the Property at pub lie auction to th• highas1 bidder at the Ume and place and under the terms deslgnated In the notice of sale In one or more pareela and In any order Trustee detennfnes. Trustee may postpone sal,e of the Property tor a p,erlod orperloda p,em1ltted by Applicable Law bypubllc annoum:emliilntat the time and plaee fixed In the notlee ot sale. Lliilnder or Its deslgnn may purcha:s. the Property at any sale. Trustee shall d•llver to tM:e purchaser Trustee's deed conveying tho Property wlthou1 any covenan1 orwarranty, expresnd or Implied-The Ntcltala In the Trustee's d"ad shall be pr Ima facle evidence of the truth of the statements made therein. Trust ff shall apply the proceed a of the sale In tho following order: (a) to all axpensas of the aale, lncludlng, but not llmlted to, reasonable Trustee's and attorneys' fees; (b) to all e.ums securad by this Sacurlty Instrument; and (c) any excei.s to the person or persona legally entlUed to It or to the clerk of the superior cout1 of the county In which the sal• took place. 23. Raconveyance. Upon payment of all sums secured by this Security Instrument, Lender shall request Trustee l,o reconvey the Property and shall surrender this Security Instrument an~.a1L,n_pteJ ,/ Initials,~ WASHINCiTON-Sir'lgle famlry-.Fannte Malll.lfreddte Mae UNlfOAM INSTRUMENT Form 30l8 t/D1 C 1999-'20070nllnaOoc1.1mQfrtls, Inc. Page 10 of 11 WA.EDEED 070!5 LOAN h 8501160818 evidencing debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property without warranty to the person or persons legally entitled to it. Such person or persons shall pay any recordation costs and the Trustee's fee -for preparing the reconveyance. 24. SubsOtute Truatlile. !n accordance with Applicable Law, Lender may from time to time appoint a succes.sor trustee to any Trustee appointed hereunder who has ceased to act. Without conveyance of the Property, the successor trustee shall succeed to all the titsa, power and duties conferred upon Trustee herein and by Applicable Law. 25. Use of Property. The Property is not used principally klr agricuHural purposes. 26. Attorneys' Fees. Lender shall be entitled to recovlitr il$ reasonable attorneys' fees and costs in any action or proceeding to construe or enforce any term of this Security Instrument. The term "attorneys' fees,~ wtienever used in this Security Instrument, shall include without limitation attomeys' fees incurred by Lender in any bankruptcy proc,eeding or on appeal. ORALAGREEMENTSOR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SJGNJNG BELOW, Borrower accepts and agrees to the terms and covenant$ contained in this Securtty Instrument and in any Rider executed b~doo with tt. =-,.-n-n-et'"'h-'::-E-:R:-e-a-ul"t ________ (Sea.l) ~.,,.....,,,-(Seal) ~-- State of WASHiltO'l'Oll County of XIRG SS s @.., on this day personally appearll!!ld bafore m~enneth E lleault ~ ~ to me known to be the individual pa~tj/parties described in and who executed the within and foregoing instrument, and acknowledged that @,she/they sign,ed the same as itli'!:s/her/their free and voluntary act and deed, for thill us•• Al:ld purpo••• therein mention-e_A, ~ . J Grp under my band and official seal this "Z(l! day of vcfo~ ~---- Ky Appointment Expire8 on r_j_-_L __ I_-_' +-y-~_ WASHINGTON-Sing/a Family-Fanni• NH/Frflcldle Mac UNIFORM INSTRUMENT Form :S0/181/0'1 Cl tggg..roJ7 Online Cocuments. Inc. Page 11 of 11 WA.EDEED 0105 ss STATE OF WA.~INGTON COUNTY OF ~~~n.4-~"\-~~~~~~~ ON THIS~~ DAY OF OCTOBER, 2012 BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, DULY COMMISSIONED AND SWORN, PERSONALLY APPEARED LILIYA L. NEAULT KNOWN TO ME TO BE THE INDIVIDUAL(S) DESCRIBED IN AND WHO EXECUTED THE WITHIN INSTRUMENT AND ACKNOWLEDGED THAT SHE SIGNED ANDS SAME AS HER FREE AND VOLUNTARY ACT AND DEED, F HE USES AND PURPOSES HEREIN MENT NED. NO C. D. HILLMAN:S 83 Lake W«shinffl!Ony,Garden or Eden / ADDITION TO SEATTL£ \ ;_:~, ~~i~~'""'---~-=-["; /:::: - .SEC.ON~ ;:::---L_ 1 ~.V&.!'ill.!;;"'°c :;i32./ / DIVISION NO.FIVE 5ccde 1·=200 DESGRIPTION Th,:S plat. o/ CD H,//n7r.,n-5 /_oke Wa5h1n97Vn fura'e17 o/ EdcJ7 0Jw.:yon No 5. Corr.prises a/I o>'-rhe ,.Co/low 1179 desc;r,bed land 11:; wlf The 5.£;/_.., o/ the Nh'# and Lot-.s ,3 and 4 ,;7 Se.:;;>'ior,, ..5 ,p . .?..3. JV of" ll SE W /"7 c:_-,o::epi-Thell-porhOn o,:;_µp1""d oy the C. and P. .S R. R <?nd f-/7e N. PR. R r19hl's of'" i,vay a.s 5hOwr, on HM! f=e or s<?ld pkrl' The d1rne17.s1ons o,& c,I/ /ors one/ blocks and fr;e w;d-th ol'" all srreef-:,, bot.devords q.qd dr/vevvays are as .5hown on The /'ace or' /r.>e pklt'-In ke-t- ---rf?e IP. ,S r/7,:, SE. c:or. or blocH 315 ~h 1.s 8' Teer We.sf of rhe y_, -5. Cor on Tne soul-h .side o/" above a'e.scr:bed S.ac. S 0 0 /i'o,W/am:t C.E. DED!GAT10N RECEIPT EG00059623 BILLING CONTACT KENNETH E NEAULT PO B0X2230 Issaquah, WA 98027 REFERENCE NUMBER FEE NAME Printed On: September 26, 2016 Prepared By: Clark Close TRANSACTION TYPE Itenton0 1055 S Grady Way, Renton, WA 98057 Transaction Date: September 26, 2016 PAYMENT AMOUNT PAID METHOD Check #22097 $2,000.00 Check #22097 $60.00 SUB TOTAL $2,060.00 TOTAL $2,060.00 Page 1 of1