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Home My WebLink AboutLUA 07-127_MiscDENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 50,,; 3, 4 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** J,74-D square feet Private access easements** ~~ "2.~ square feet Critical Areas* square feet Total excluded area: 2. I i.. o 6 '? square feet 3. Subtract line 2 from line 1 for net area: 3. 3814-65 square feet 4. Divide line 3 by 43,560 for net acreage: acres 5. Number of dwelling units or lots planned: 5. units/lots 6. Divide line 5 by line 4 for net density: 6. 7, ~} = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R :\PW\D EV SER V\Forms\Planning\densit y .doc Last updated: 11/08/2004 I -1~ & \', I , 11 Ii c., Z'"' 0~ Z...J ~ :5 0.. ~ (/) Ii: CI: . 0 ~ 11] J: 8 w~ ~ lLZ 0~ ~w Oa: liV ~ t.S ~~ ~.£ £~ .!:!"': :gi.J "-" •" cg E '§;i "-, :m 1~ ·~ ~@ h ~ ~! 2§ ,, I b I ]'' 1 i i;I ~ l ~:,S '<~~ gJ~IS e I ' ! ! ' ! ! • • • < ~ < 0 r m ~ ~ • d z REVISIONS PORTION OF N. W. 1/ 4 OF N.E. 1/ 4 , SEC. 15, T. 23 N., R. 5 E., W.M. GREEN'S LANDING fflELMNARY SHORT FLAT (PROJECT NO. 07053) JI .l __ _ _ _ --. _____ ~ 8!_"2~ !!6=5-· __ _ _ _ -1: :r : 99 99T[ 70 78 I _ _ _ 7:J 1r _ _ ·1 111 , I l(.ROPOSE.D 5 • JOINT unuTY r ii ~ND LANDSCAPE: EASEM£NT NOTE: I I l II ·1 I I I l Ir I FENCE PROPOSED I I 15' FRONT YARD ! II I ALONG NORTH ANO I I -1 I I SETBACK (TYP) I I 1f 111 · 122· EASEMENT \\£ST SIDE OF PLAT I 20' REAR YARD I I I .f 11 1 TO BE OED/CA 1ro ON PROPERTY LJNE. I I SETBACK (TYP.) I• I . . . I II Ill ! I TO THE QTY OF RENTON I~/ LOTS /~ : LOTS J / :r·: 1 ( ~1 5600 SF (GRoss) -------r_i;;~: f~s l If· I I 1 1 so16 SF(NET) 1 T 1 1 n 1 I I I J ~ J II ·1 ~ ----I 1--5' SIDE YARD ' I ·1 I Ii II ·1 I Lu I SETBACK (TYP.) £i_ I J 11 I i!:: •••• ~ L. }X~!N-'---.-----... J . : ~~~TTY : If : '1 ~ _ -------___ _l_ --~.---11 /II 1 ~ I r--70.a•' · 73· I / IR"'.) i5 ,---t::J··· I / II. I I~ _ -------\;1 1 It I !!i! I in ', 1 / Ill fl I ~ I----~~~~~~----I ,' i: i I ~ I I --R:20· , I i 11 n I j;! \ • f 11 I i? I I 20· REAR YARD I ~ -I 1( I I ~ LOT~ I I ,, 11,J\ Ill rr I I I II I \ ! ~ ll O IOI c,, t---I I QW'liC SCALE SCALE , r • 20' PRO..ECT DATA "" I RENTON, WA (PARCEL NO. 1523059219) VICINITY MAP N7S Ii: SE7BACK (1'1'.) •• ·-1 ~ , ·.' ,, M' I 4$7:J , ~~~1).----1 I [ l II I \ 6206 (Cf:LJSS) -'" ! IJ II •• f1 -: ' : :;.•/J"?'I JJ , . ,! /L bl:, PROPERTY ADDRESS:. £.lf/S11NG SITE ZONING; TC'TAL SITE AREA: 5008 NE 2ND ST. RENTON, WA. 98059 R-8, CITY OF RENTON 50,5.J.f SF • 1.16 AC 7,7.fO 5F SHEET' INDEX l,J I I 1 1 . : 11 1t m c_ ___ -------L--2 ! : I I 1 lt. lw I I . [] I ,.-11 IS I 1 ~ ---~-I ___ J I I/ :: :1,q: I I ,, '{. ---I' '"'il l +r~;~~~------1 YI . 1: :~ .:~, r·---/./-11 (TO BE REMOVW) I /j _ I • . . i II _ I;:( , / 1 1 I 11 11 r-1 ',' / LOT3 / 1• •; ~/ ::::u; , 1 ( L.~,'f-' i ~DSS) I • .f l lf 1"'7 1 •1•2 SF (NET) 1 1 • r. 1 ----11 . , .... r 1 , IL iW I I ...-. 11 II~ I !Q I~--\: : rs'FRONTYARO I •• 11 ::. :~ 1{, . V l ____ _"_'".'CK!~_l_J I ~: :: /;g I~ I 0097· l +-_ 8370' _ _ ·~---~. :x ~ WI --7091· --1-1J.16' · ~;,l :r:-to-. 1 ~ ~ "'I II 1:X: ~ ~ ! YI IH• ·I I ~ ' PR,OPDSED -----------..,._j JI .1 ;::; 15 STORM ~------------, I ,--, WI] ..:.---ffl I Q:: ORA/NAG£ 0 I I I I -.j. • I i?. EASEMENT II') 1;...,I I 20' REAR YARD ) ~~ f,,._ it'-+. I 2 I" I '"'9 , SE7BACK (TYP) I _ ,~ "n·, , LOT 1 1" 1 LOT 2 1 l I~ n-•/ ' I 51" SF (GRDSS) I ! 500J SF (GROSS).! ~ I JI 1 I , 5111 SF (NET) I 1 500J SF (NET) r ( ~I~ II' I I I l I. • --h II I ' PROPOSED 5' JOINT I I I rs FRONT YAR~I ~,~ 11 'I ~ lf·. _u11u_~'.'':"_'".' ___ J ± ~SE_'"_'':'~'.'."~---/ I .~ :8 :: : ' . / I I JI I ·. ; ' /~I IJjll) ' "'--· "' . -----------_,/.; . l, \' \ ' : 99.99 L \7 ~5. .f-0 2 a· . ~ . .,\ \ ~ ------. -.::----s-BB'2s·,?~ -;,r.J.J' ___ -·-~ "'.. ·1) . \\./., .T·· ... -. -I I Ill 7 \: ~ ':--">-. , , l • C j ';:~ -,,-'---.,---,--,-...:.C--....: L.r . __ ·,,_,. -·· ';: . ~~~-;.~,;;~~-;-~~·.=::~•I &~ -o'.tr.l!F7-c4S,,, --: ~ ----,, -----. S 88'25'ffl•~,-NB8'21'1D 0W----;.;. '--,--:-;--;-; - · /S 88'21"10" £ 661 56'-PUGET CIJLONY HOUES) l:J.•9 f !:'f_. E · . · · R•25.00' ' NE 2ND SJB.EET ( SE 132ND ST) L•J!I 75' [X. w ' , i:f•, ---' ...ci I • ~ -----: -·--- ROW D£D/C,1, ucm AREA PFOP05£D ACCESS EASEMENT: TOTAL SffE A.REA ~ ROW OED/CATION: TIJTAL NET SITE ARE'A: PROPOSED LAND USE: PPOPERTY PARCEL NO.: PROPOSED NUMBER OF LOTS; PP.OPOSEO D'lt£WNG UN/TS; F-ROPOSEO DENSITY PERMIT1ED: BASIS OF BEARING 4,329 SF D.98 AC D.88.J AC SINGLE FAMfl Y DETACHED 152305-9219 7 LOTS 7 D'ltEl.LJNG UNITS 8 UNITS P£R ACRE VfR71CAL DATUM; NAYD 1988 (OTY OF RENTON) CflY OF RENTON CONTROL PT. I 1851 fWND J 1/2" DOMED BRASS OJSC IWTH A PUNCH ON CONCRETE S7REET SVRFACE AT THE: C£NTERLJNE OF NE .fTH ST (SE 128TH ST) 18.75' E. OF N 1/.f COR OF SECTION 15-2.J-5. ElEVA11DN • .J9a!S!l FEET LEGAL DESCRIPTION 1'1-'E EAST .J.5 ffH OF LDT J TOGE1HER IM'TH All. OF LOT .f OF KING COUNTY SHORT PLAT NO. 881050 RECORDING NO. 82012205.36, RECORDS OF KING COUNTY, WI\SH/NGTON. P01 P02 POJ PO< POS u, u, TOGETHER WITH THE EAST :JD FEET OF' THE SOUTH HALF OF THE SOUTHWEST OOARTER 0' THE NORTHVIEST QUARTrR OF 7HE NORTHEAST OUAR1cR OF SECTION 15, TOWNSHIP 2.J NORTH, RANGE 5 EAST W.M., IN KING COUNTY, WASHINGTON. NOTES I LOCATION OF D(JSTlNG UTJLJTIES SH0\1fll ARE APPROKJMATE AND MAY NOT 8£ ACCURATE OR AU. INCLUSIVE IT IS THE CONTRACTOR'S RESPONSIBIUTY TO FlElD \lrn/FY LOCATION OF UTILITIES PRIOR 10 PROCEEDING WITH CONSTRUC710N. 2. YOU MUST CAt.L 1-B00-.f2.f-5555 NOT l£5S THAN .f8 HOURS BEFORE BEGINNING EXCAVATION WHERE ANY UNDERGROUND UTILJ71fS "'A Y 8£ LOCATED. FAILURE TO DO 50 COULD "'EAN BEARING SUBSTANTIAL REPAIR COSTS. (UP TO THREE 7r"'ES THE COST OF REPAIRS TO THE SERVICE). OWNER/DEVELOPER : NORMAN k CYNTHIA GREEN/ POB STEWART GREACEN CONSTRUC710N, INC. 11.fO f.fOTH A\£. NE 5/JITE D IJE/.1.£\IUE, WA 9B005-2976 PHONE: ( .f25) l«i-64,W FAX: (-f25) 766-2JD.3 Cl\@ [NGJNITR : PAQFlC ENGINEERING D(SJCN, t.LC is«s sJRO AVE" s. SE.A TTlE, WA 98055 PHONE: (206) "'31-7970 FAX: (206) 388-16.fB SOILS £NGINffR : EARTH SOLUTIONS NW t.LC 2881 152ND A\lf:NUE NE REDMOND, WA 9B052 PHONE: (f25) 2B.f-J.JOO FAX: (-f25) 2B-f-2855 SURVEYOR: HANSEN SURVE'tWG LAND SUR\1E"YOR5 4l CONSUL TAN TS 17.f20 116TH AVE. S.E., RENTON, WA 98058 PHONE: (.f25) 235-6.f.fD FAX: (.f25) 235-0266 CO\IE"R SHEET PREUMJNARY COMPOSITE U71UTY. GRADING AND DRAINAGE PLAN PRELJMINARY TEMPORARY EROSIDN/SED/MENTA710N CONTROL PLAN NE/GHB()RHDOD DETAIL MAfJ EXISTING CONDITIONS PRELIMINARY PLAN71NG PLAN PRELIMINARY TR££ R£TENT10N PL'.N CHECKED FOR COMPLIANCE TO CITY STANDARDS CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 RECOMMENDED FOR APPROVAL ________ Dote ___ _ BY, ____ _ ________ Dote ___ _ BY, _____ _ ________ Dote ___ _ ""' "'"' ui ~ ~<( ~ ~ ::; o;: " ~ oo tI: • I IX> UJ <'l~ .. !i "'t:Ci LO w,ij t'lroZ ~<(~Wx'wm~ ~WIO<(OW<( .... rna..~u..~3:a.. bJ)u i:::: ...l u·.-. ...l , .... h '+-< (I) 0 ..... (I) i:::: u i:::: bJ) r\ C'd .......... i I A., bJ) rJJ \\ i:::: (I) 11 \ \ µ.l Q II \ "' . // \ -. ./; "--./ ~ 0.-.. ~~ .J.J Cl) n... • 1- Z a: ; i 'O ~ " -:<:I @ "' -.5] b " U 0 .Su ~ DD " " ~ -~ 0 0::: i ~ ~ ~ croX ~~~ -~i ~~, Wo WI a: Cl) o ...... Ii:~,(~ <<I:~-~ ~u~ ~ ~;!~~ PROJECT NO.: 07053 DRA'M-1 BY: ..JQ0; ISSUE DA TE: 10-23-07 SHEET REV.: =-SHEET r·ni1,vo1-N1 D1w; PP01 , <'I ...._ .... l<l ~ ~, z ~I fo" "' .... . .,, ~ I E6 • 10 T23N R5E W 1/2 · NE 4th St. II CA R-10 CA NE I 4th .S't. CA CA ~ CA ~ f CA I -·ihr 0 .... NE 3rd Ct. R -1 oc P) , , ,., I -0 R-10 ......, w (l) ... z > • (l) i . «: r-§; ·<J.! CA . .,H'.• ~ .. /:Q '. Rn R-10\~ CA R-10 R-8 R-8 R~B R~B l :J [ R-B·' ··-w t:r.l (l) ~ w RMH ~ I R-8 11 R"B ,~ R-8 RMH R-8 CP) RCCP) ZONING P/B/PW TBCHNICAL SERVICES 02/28/07 G6 • 22 T23N R5E W 1/2 Renton City Ltmltd ~~ ~ ;j -,.._ .... z • \ \, '3\,. £ \4 S .··· s ······· .... SE 142nd St. ; t'1 s ---·-- Q): ~ ~ ......, 0 '<I< ...-< (l) ~l ""l ~t j, D 230 •oo F6 b4-800 15 T23N R5E W 1/2 5315 :::0 0 C) :i m ('") C') -I 0 m ""' ,,. ll -< en m a m ""' = C !:3 z I IJ I '· ' ' J i i "'T""''' ~" ,,,,, ·:.:"1:t~~~ 'ii l~it~ "'?!i:"§1~ "'~ '"I~ ~~ .. ,. -,'" /5 f~i;i; '.ii !ni'ii , 'fi ", u,f>., ,. ~ I ~ii<> :,. :a &.;,/ :,: '-': F ;,; ~ <'t ,.l ;!; ~~-~ ;i! "',,f, ' ' •!!Ji! ~ ij!!! I r•,11 ' -i-' • "'''!' £ 1aJ! 1 1;1, j . i::·1 ~ ,11!: ' :, 'I'~,, .. <> 'i 'i ~~ ii;; 1 ! ' Q s~ oa ,_ •• >n 111q1 i'~~ g~~ ; ::! o., ·~ li,.mt •n "-< ~1 to::i:: '"C: 0 "· 8: CC •• c.n i5: 'i!i !!'i '•!• I !. ~""'1 ~~!il l!!:i,;., ~~~-.: '3i,;.,ic ',..~\:I U; lil ''I' ,,, ::lij ~ sc;!i., '! i ,_, "' ~ iil~!!,1 1~1; i,l II ~ 'ili~ ij11: .. i:l;a{; !!!! jl! <lji!t oif ~i~e .,r ~~f:l ~ ~ ' ·1 •• ~~11: :!~ ,... :'.;!:> ' ,, ' ~LJ m ....... Ii "'' 1i~ i ~or~ u -, ,1, ;.,'il\li ,, I I'' 'l !, "" i~ ~i~ ;~ ~!':It Ii :_-.:~ ;~~ ii "§~ .. j,. " ~~~ ~~ i'• -~!il ,. •' .,, 1: h,,, ., !' •! II l!n ,: "! 1, ,, Ii ' GREEN'S LANDING (SHORT PLAT) "" "'esTEWAAT n,o ,.OT!-< ;.'JI" N1' ~,.,.,,. [ ~~L ~-;,~i=t;,,, 4¥'. 7<'.,•0:« ~ !: ~ ~ e ~ ~ I! II IP !Ii! L! ! I II I ! ! ' . ' . ' ' a i ~ t ' 1 ' 1, ' JI n i I " " p AENro>< WA GREEN'S LANDING (SHORT FLAT) COVER SHEET Pacific ie:4,4r. r.::,nt AYE . .::., Engineering ~~A.~.£. WA c>:1cc Design, LLC ~"i/ .o1:-1 -7 ·'70 ·:-,..,.--= .co..: [·00-1t,4o WEE-;:,JTE• Civil Engineuing and Plannins Consultants FA• -EN·;--M , ;,eo,-- "' t : !! II ii ~ "t q i l •• l ' I I ' ' ' !!.m CITY OF ~ RENTON !! ! II! ii' ll l ! l • ii h ' GREEN'S LANDING (Sl--fORT PL.AT) COVER Sl~EET ; ~ ~ ~ I ! i =-··• rrii1- -,. , ~ 7 ~ § ~ ;2: C):o?: :o~ rn~ ~~ CJ)~ r-· p~ ::2:.. CJ511 :?~ C)c.:, ,:z. ;xi 0, JT1 :-?: ~ , PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number: Project Description: Project Location: December 11, 2007 Green's Landing Short Plat Rob Stewart Greacen Construction 1140 1401h Ave. NE, Suite D Bellevue, WA 98005-6499 Darrin Sanford Pacific EnJineering Design, LLC 15445 53' Avenue South, Suite 100 Seattle, WA 98188 LUA 07-127, SHPL-H Project Manager: Andrea Petzel, Associate Planner Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R-8 zone. Net lot size ranges from 4,673-5, 111 square feet. Street improvements will be required along NE 2"d Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 13. There are no critical areas. The applicant requested a reduction of right- of-way dedication from 25 to 22 feet along Hoquiam Avenue. 5008 NE 2"d Street City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 2 of9 8. HEARING EXHIBITS: Exhibit 1: Exhibit 2 Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Zoning Map: Sheet F6 East Preliminary Short Plat (10/23/2007) Tree Retention Plan (10/24/2007) Utility, Grading and Drainage Plan (10/23/2007) Conceptual Landscape Plan (10/23/2007) C. GENERAL INFORMATION: 1. 2. 3. 4. Owners of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Norman and Cynthia Green 5008 NE 2 00 Street Renton, WA 98059 Residential -8 Dwelling Units per acre (R-8) Residential Single Family (RSF) Single-family residence 5. Neighborhood Characteristics: 6. 7. 8. North: Single-family residential; R-8 zoning East: Single-family residential; R-4 zoning (Beclan Place Preliminary Plat) South: Single-family residential; R-4 zoning West: Single-family residential; R-8 zoning Proposed Orientation: Site Area: Project Data: Existing Building Area: New Building Area: Total Building Area: Lots 1 & 2: NE 2"' Street Lots 3, 4 & 5 Hoquiam Avenue NE Lots 6, 7, and detention tract: private access easement 1.16 acres (50,534 gross square feet) Area 2,600 sq. ft. NA NA Comments Existing residence to be removed NA N/A D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 5171 Date 11/01/2004 11/01/2005 01/08/2006 ' City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT Preliminary Report fa the Hean·ng Examiner LUA 07-127, SHPL-H PUBLIC HEARING DA TE: December 11, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3of9 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies 2. Community Design Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has requested review and approval from the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed lot sizes range from 4,673 -5,111 net square feet. The existing single-family residence, two sheds and carport would be removed. The site is located within R-8 zone and the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The proposed plat is 0.87 net acres, and residential density would arrive at 8.04 du/ac after the deduction of the private access easements, and right-of-way dedication from the gross acreage of the site. This exceeds the maximum density allowed in the R-8 zone. All lots will have access to a public street, either directly or via a 20-foot private access easement. Street improvements will be required along NE 2"' Street and Hoquiam Avenue NE. The applicant requested a reduction of right-of-way dedication from 25 to 22 feet along Hoquiam Avenue. The subject site is currently vegetated with a total of 60 trees, a garden area, and lawn. Of the 60 existing trees, 13 are proposed to remain on the subject property. Topography is relatively flat, with an average grade of approximately 10 percent. There are no critical areas onsite. City of Renton PIBIPW Department GREEN'S LANDING S/10RT PLAT PUBLIC HEARING DATE: December 11, 2007 2. ENVIRONMENTAL REVIEW Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 4 o/9 Except when located on lands covered by water or critical areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. COMPLIANCE WITH ERC MITIGATION MEASURES Not applicable. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The subject parcel totals 1.16 gross acres in area; minimum lot size of 4,500 square feet is required. All seven lots exceed the minimum lot size requirement of 4,500 square feet. The smallest lot would be 4,673 sq. ft. and the largest lot would be 5,111 sq. ft. The detention tract would be 3,659 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. The applicant was required to provide gross lot areas and net lot areas, which deducted the areas for private access easements and public right- of-way dedication. Community Design Element Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. None of the proposed lots would have rear yards backing onto a street. All of the proposed lots would front on either a private access easement or public street. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted with the project application. See discussion on landscaping below. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. There are 60 significant trees on site, of which the applicant proposed to retain 13. All other vegetation is proposed for removal as a part of the construction of the plat improvements. Please see discussion on tree retention below. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 5of9 (b) Compliance with the Underlying Zoning Designation, Density -The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 4,702 sq. ft. for a private access easement, and 7,740 sq. ft. for right-of-way dedication from the 50,534 gross sq. ft. area, the net square footage of the proposed development would be 38,092 sq. ft. (0.87 net acres), With seven lots, the proposal would arrive at a net density of 8.04 dwelling units per acre (7 units/ 0,87 acres = 8.04 du/ac). This does not comply with density requirements for the R-8 zoning designation, and the applicant will need to redesign the plat to comply with density requirements. Staff recommends that the applicant resubmit the redesigned short plat plan prior to the issuance of any utility construction permits, Lot Dimensions -The minimum lot width required in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth required in the R-8 zone is 65 feet. The minimum lot size required is 4,500 sq. ft. The following table indicates that the lot dimensions for the proposed short plat comply with the development standards for the R-8 zone: Lot Net Area (sq, ft.) Depth Width Front Yard Orientation 1 5,111 71.30' 71.05' NE 2 00 Street 2 5,003 (corner lot) 72.76' 73.26' NE 2 00 Street 3 4,742 83.74' 60.04' Hoauiam Avenue NE 4 4,896 73.74' 87.56' Hoouiam Avenue NE 5 4,991 78.94' 76.94' Hoauiam Avenue NE 6 5,016 78.39' 70.84' Access easement 7 4,673 87.56' 70.81' Access easement Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes. which are not entirely accurate. Building setbacks as required by the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet. and a rear yard setback of 20 feet. The front and side yard along a street setbacks would be applicable for those lots along both Hoquiam Avenue NE and the proposed private access easement (Jots 3, 4, 5, and 7). Lot 3 has a somewhat unusual side yard due to the access easement crossing the northwest part of the lot. In order to prevent confusion at the building permit stage, staff would like to clarify that the angle of the access easement line would be considered a side yard along a street, not a rear yard, and any structure would need to be set back 15 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The existing single-family home and associated detached accessory structures are proposed for removal. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots that are less than 5,000 square feet in area are permitted a maximum building coverage of 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. City of Renton PIB/PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DA TE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 6 of9 Parking -The City's parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines, or access easements. All lots have direct access to a public road, or access a public road via a 20-foot private access easement. The entire width of the easement must be paved to meet Fire Department access requirements. The proposed grasscrete leading to the stormwater detention tract would be acceptable. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, and satisfies the minimum lot area (4,500 sq. ft.) and dimension requirements of the R-8 zone as demonstrated in the table on page 5 of this report. All lots appear to have sufficient building area for the development of detached single- family homes. To the west along NE 2°d Street, the existing single-family homes surrounding the proposed development front the public street. The approved preliminary plat plan for Beclan Place, a development across Hoquiam Avenue, requires the future homes to front Hoquiam Avenue. In order for this subdivision to blend with the surrounding community and future development, as well as comply with requirements of the Renton Comprehensive Plan, staff recommends the following conditions r~arding lot orientation: Proposed lots 1 and 2 would have front yards oriented toward NE 2 Street. Proposed lots 3, 4, and 5 would have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 would have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. All lots would then comply with arrangement and access requirements of the Subdivision Regulations. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to lots 1 and 2 is proposed as separate private driveways off NE 2"" Street. City staff has expressed some concern about safety and limiting the number of curb cuts in close proximity to the corner of NE 2°d Street and Hoquiam Avenue. As proposed the plat is overly dense (8.04 du/ac). It's possible that upon recalculation of the length of the access easement the applicant may be able to retain seven lots. However, if the applicant reduces the number of lots to six in order to meet density requirements, staff would recommend as a condition of approval that lots 1 and 2 be accessed via joint use driveway. To further improve safety by reducing the number of curb cuts along Hoquiam Avenue and reduce the amount of impervious area (potentially reducing the size of the detention vault), staff recommends as a condition of approval that lots 3, 4, and 5 not have individual curb cut as proposed, but rather use the access easement for purposes of vehicular access. Lots 6 and 7 would be accessed from a 20-foot wide private access easement onto Hoquiam Avenue NE. A fire department hammerhead turnaround is proposed to be located at the western terminus of the access easement over portions of lots 4, 6, and 7, Street improvements including curb, gutter, sidewalk, and street lighting will be required along the site's frontage on both Hoquiam Avenue NE and NE 2°d Street. In addition, the applicant is required to dedicate 22 feet in width (approximately 7,740 square feet) for public-right-of way along Hoquiam Avenue. Right-of-way width along NE 2°d was previously dedicated. The applicant submitted a request to reduce the amount of dedicated right-of-way along Hoquiam from 25 feet to 22 feet. This request was approved on November 28, 2007. City of Renton P!BIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 7of9 The applicant submitted a combined conceptual utility and frontage improvement plan with the project application. Along the project's NE 2"d Street frontage, the required five-foot landscape strip will be located in the public-right-of way. Because of the reduced right-of-way along Hoquiam Avenue NE, the five feet of landscaping will be on each lot. A street light plan was not included with the submittal, and is required. All new electrical, phone and cable services must be underground, and construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, staff recommends as a condition of approval the payment of a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. The proposed six new residential lots (credit given for the existing developed lot) would be expected to generate approximately 57.42 new average weekday trips, with credit given for the existing lot. The fee for the proposed plat is estimated to be $4,305.00 (6 new lots x 9.57 trips per lot= 57.4. [57.4 total trips x $75.00 = $4,305.00]). Staff further recommends as a condition of approval the establishment of a joint maintenance agreement for all common improvements including, but not limited to, utility and access easements, and the detention tract. TopoW'aphy: The site's topography is generally flat, and slopes gently toward the southwest to NE 2" Street at a maximum slope of 10-15 percent. Total vertical relief is 10-12 feet. Due to the potential for erosion to occur from the subject property during construction of the short plat improvements and the proposed residences, staff recommends as a condition of approval that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology Standards, and City of Renton staff review. Relationship to Existing Uses: The subject site is currently developed with an existing single- family residence and associated buildings. The surrounding community includes single-family residences developed under both the R-4 (to the east and south) and R-8 zoning designations. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The site is heavily forested with a total of 60 significant trees, and some ornamental landscaping. Renton Municipal Code requires a tree retention rate of 30%. Of the 60 trees, nine are located in the public-right-of-way and excluded from the retention rate. Thirty percent retention of 51 trees is 15 trees. The applicant has proposed to retain 13 trees. Therefore, the applicant must either designate two additional trees to be saved, or mitigate for those two trees with 12 inches of tree caliper. However, as part of the landscaping plan the applicant has proposed planting 20 street trees, which adequately addressed the replacement ratio. As a reminder to the applicant, there are new protective measures for trees during construction (Ordinance 5304). The applicant is required to erect and maintain a six-foot high temporary chain link construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Signage indicating protected trees is required every fifty feet or on each side of the fencing if less than fifty feet. Site access to individually protected trees or groups of trees shall be fenced and signed, and individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. The landscaping shall either consist of drought resistant vegetation or shall be irrigated appropriately. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hean·ng Examiner LUA 07-127, SHPL-H Page Bof9 The applicant submitted a conceptual landscape plan showing the required landscaping for the detention pond, the public right-of-way, and required street trees. All plants appear to be drought resistant, and the plan adequately addresses the amount of increased landscaping required along the frontage of NE 2°' Street (additional right-of-way). All landscaping shall be installed prior to building occupancy. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Department staff both indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family lot. The fee is estimated at $3,416.00, and is payable prior to the recording of the final short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate additional users of existing City parks and recreational facilities and programs. Therefore, staff recommends as a condition of approval that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. With credit given for the existing residence, the fee is estimated at $3,184.56 (6 new lots x $530.76 = $3,184.56) and is payable prior to the recording of the final short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would potentially result in 3 additional students (0.44 x 6 = 2.64 ). The Renton School District has stated that it can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. Storm Drainage I Surface Water: The applicant submitted a Level 1 Downstream Analysis by Pacific Engineering Design (dated October 1, 2007) with the land use application. This project will require detention and water quality treatment, and one tract is dedicated for a vault. As a condition of approval, staff recommends that the project comply with the 2005 King County Surface Water Design Manual (KCSWDM). The Level 1 Downstream Analysis was reviewed by the City's Plan Review section, and does not comply with the requirements of the 2005 KCSWDM. Specifically, there are portions of new impervious areas (frontage of NE 2°' Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary, however, it appears that there is sufficient room onsite to accommodate any potential changes. A Surface Water System Development Charge, based on $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the short plat (estimated at $4,554.00). Water Utility: The proposed development is outside the Renton water service area, and a certificate of water availability from Water District 90 will be required. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single- family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The new and existing fire hydrants must meet all current City of Renton standards, and have Stortz fittings. Sanitary Sewer Utility: There are no existing sewer mains adjacent to this site. The current residence is on a septic system, which, in accordance with the King County Department of Health regulations, must be abandoned prior to recording the short plat. The sewer main will be required City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 9of9 to be extended along the full frontage of both NE 2°' Street and Hoquiam Avenue. There are sections of the sewer main missing from the plans submitted with the application, and the main must be extended to the extreme boundaries of the plat. The applicant will be required to pay a Sewer System Development charge of $1,017.00 per new single-family residence (estimated at $7,119.00). In addition, the project is located in the East Renton Sewer Assessment District and a fee of $316.80 per unit is required (estimated at $2,217.60). Both fees are due at the time of construction permit issuance. H. RECOMMENDATION: Staff recommends approval of the Green's Landing Short Plat, Project File No. LUA 07-127, SHPL-H subject to the following conditions: 1. The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2°' Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. 4. As proposed, the plat is overly dense (8.04 du/ac). If the applicant chooses to reduce the number of lots to 6 in order to meet density requirements, and maintain the same lot orientation, lots 1 and 2 shall share a joint use driveway. 5. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 7. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. 8. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final short plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final short plat. 11. 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SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: Fife Number: Project Description: Project Location: December 11, 2007 Green's Landing Short Plat Rob Stewart Greacen Construction 1140 140th Ave. NE, Suite D Bellevue, WA 98005-6499 Darrin Sanford Pacific En~ineering Design, LLC 15445 53' Avenue South, Suite 100 Seattle, WA 98188 LUA 07-127, SHPL-H Project Manager: Andrea Petzel, Associate Planner Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R-8 zone. Net lot size ranges from 4,673-5, 111 square feet. Street improvements will be required along NE 2°d Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 13. There are no critical areas. The applicant requested a reduction of right- of-way dedication from 25 to 22 feet along Hoquiam Avenue. 5008 NE 2°' Street City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page2of9 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Zoning Map: Sheet F6 East Preliminary Short Plat (10/23/2007) Tree Retention Plan (10/24/2007) Utility, Grading and Drainage Plan (10/23/2007) Conceptual Landscape Plan (10/23/2007) C. GENERAL INFORMATION: 1. 2. 3. 4. Owners of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: 5. Neighborhood Characteristics: Norman and Cynthia Green 5008 NE 2"d Street Renton, WA 98059 Residential -8 Dwelling Units per acre (R-8) Residential Single Family (RSF) Single-family residence North: Single-family residential; R-8 zoning East: Single-family residential; R-4 zoning (Beclan Place Preliminary Plat) South: Single-family residential; R-4 zoning West: Single-family residential; R-8 zoning 6. Proposed Orientation: Lots 1 & 2: NE 2"d Street Lots 3, 4 & 5 Hoquiam Avenue NE Lots 6, 7, and detention tract: private access easement 7. Site Area: 1.16 acres (50,534 gross square feet) 8. Project Data: Comments Existing Building Area: New Building Area: Area 2,600 sq. ft. NA NA Existing residence to be removed NA Total Building Area: D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. NIA NIA NIA Ordinance No. 5099 5100 5171 N/A Date 11/01/2004 11/01/2005 01/08/2006 ' I City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1, Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2, Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3, Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4, Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5, Chapter 7 Subdivision Regulations Page 3 of 9 Section 4-7 -050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 6, Chapter 9 Procedures and Review Criteria 7, Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1, Land Use Element: Residential Single Family objectives and policies 2, Community Design Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has requested review and approval from the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed lot sizes range from 4,673 -5,111 net square feet. The existing single-family residence, two sheds and carport would be removed. The site is located within R-8 zone and the Residential Single Family (RSF) Comprehensive Plan Land Use designation, The proposed plat is 0,87 net acres, and residential density would arrive at 8.04 du/ac after the deduction of the private access easements, and right-of-way dedication from the gross acreage of the site. This exceeds the maximum density allowed in the R-8 zone. All lots will have access to a public street, either directly or via a 20-foot private access easement. Street improvements will be required along NE 2°' Street and Hoquiam Avenue NE. The applicant requested a reduction of right-of-way dedication from 25 to 22 feet along Hoquiam Avenue. The subject site is currently vegetated with a total of 60 trees, a garden area, and lawn. Of the 60 existing trees, 13 are proposed to remain on the subject property. Topography is relatively flat, with an average grade of approximately 1 O percent. There are no critical areas onsite. City of Renton PIBIPW Department GREEN'S LANDING $/!ORT PLAT PUBLIC HEARING DA TE: December 11, 2007 2. ENVIRONMENTAL REVIEW Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 4 of9 Except when located on lands covered by water or critical areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800{6)(a). 3. COMPLIANCE WITH ERG MITIGATION MEASURES Not applicable. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.} in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The subject parcel totals 1.16 gross acres in area; minimum lot size of 4,500 square feet is required. All seven lots exceed the minimum lot size requirement of 4,500 square feet. The smallest lot would be 4,673 sq. ft. and the largest lot would be 5,111 sq. ft. The detention tract would be 3,659 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. The applicant was required to provide gross lot areas and net lot areas, which deducted the areas for private access easements and public right- of-way dedication. Community Design Element Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. None of the proposed lots would have rear yards backing onto a street. All of the proposed lots would front on either a private access easement or public street. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted with the project application. See discussion on landscaping below. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. There are 60 significant trees onsite, of which the applicant proposed to retain 13. All other vegetation is proposed for removal as a part of the construction of the plat improvements. Please see discussion on tree retention below. ' City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 5of9 (b) Compliance with the Underlying Zoning Designation. Density-The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 4,702 sq. ft. for a private access easement, and 7,740 sq. ft. for right-of-way dedication from the 50,534 gross sq. ft. area, the net square footage of the proposed development would be 38,092 sq. ft. (0.87 net acres). With seven lots, the proposal would arrive at a net density of 8.04 dwelling units per acre (7 units/ 0.87 acres= 8.04 du/ac). This does not comply with density requirements for the R-8 zoning designation, and the applicant will need to redesign the plat to comply with density requirements. Staff recommends that the applicant resubmit the redesigned short plat plan prior to the issuance of any utility construction permits. Lot Dimensions -The minimum lot width required in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth required in the R-8 zone is 65 feet. The minimum lot size required is 4,500 sq. ft. The following table indicates that the lot dimensions for the proposed short plat comply with the development standards for the R-8 zone: Lot Net Area (sq. ft.) Depth Width Front Yard Orientation 1 5,111 71.30' 71.05' NE 2 °0 Street 2 5,003 (corner lot) 72.76' 73.26' NE 2 00 Street 3 4,742 83.74' 60.04' Hoauiam Avenue NE 4 4,896 73.74' 87.56' Hoauiam Avenue NE 5 4,991 78.94' 76.94' Hoauiam Avenue NE 6 5,016 78.39' 70.84' Access easement 7 4,673 87.56' 70.81' Access easement Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes, which are not entirely accurate. Building setbacks as required by the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet far attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The front and side yard along a street setbacks would be applicable for those Jots along both Hoquiam Avenue NE and the proposed private access easement (Jots 3, 4, 5, and 7). Lot 3 has a somewhat unusual side yard due to the access easement crossing the northwest part of the lot. In order to prevent confusion at the building permit stage, staff would like to clarify that the angle of the access easement line would be considered a side yard along a street, not a rear yard, and any structure would need to be set back 15 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The existing single-family home and associated detached accessory structures are proposed for removal. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots that are less than 5,000 square feet in area are permitted a maximum building coverage of 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 6 of9 Parking -The City's parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines, or access easements. All lots have direct access to a public road, or access a public road via a 20-foot private access easement. The entire width of the easement must be paved to meet Fire Department access requirements. The proposed grasscrete leading to the stormwater detention tract would be acceptable. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, and satisfies the minimum lot area (4,500 sq. ft.) and dimension requirements of the R-8 zone as demonstrated in the table on page 5 of this report. All lots appear to have sufficient building area for the development of detached single- family homes. To the west along NE 2"d Street, the existing single-family homes surrounding the proposed development front the public street. The approved preliminary plat plan for Beclan Place, a development across Hoquiam Avenue, requires the future homes to front Hoquiam Avenue. In order for this subdivision to blend with the surrounding community and future development, as well as comply with requirements of the Renton Comprehensive Plan, staff recommends the following conditions r~arding lot orientation: Proposed lots 1 and 2 would have front yards oriented toward NE 2 Street. Proposed lots 3, 4, and 5 would have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 would have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. All lots would then comply with arrangement and access requirements of the Subdivision Regulations. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to lots 1 and 2 is proposed as separate private driveways off NE 2oa Street. City staff has expressed some concern about safety and limiting the number of curb cuts in close proximity to the corner of NE 2"d Street and Hoquiam Avenue. As proposed the plat is overly dense (8.04 dulac). It's possible that upon recalculation of the length of the access easement the applicant may be able to retain seven lots. However, if the applicant reduces the number of lots to six in order to meet density requirements, staff would recommend as a condition of approval that lots 1 and 2 be accessed via joint use driveway. To further improve safety by reducing the number of curb cuts along Hoquiam Avenue and reduce the amount of impervious area (potentially reducing the size of the detention vault), staff recommends as a condition of approval that lots 3, 4, and 5 not have individual curb cut as proposed, but rather use the access easement for purposes of vehicular access. Lots 6 and 7 would be accessed from a 20-foot wide private access easement onto Hoquiam Avenue NE. A fire department hammerhead turnaround is proposed to be located at the western terminus of the access easement over portions of lots 4, 6, and 7, Street improvements including curb, gutter, sidewalk, and street lighting will be required along the site's frontage on both Hoquiam Avenue NE and NE 2"d Street. In addition, the applicant is required to dedicate 22 feet in width (approximately 7,740 square feet) for public-right-of way along Hoquiam Avenue. Right-of-way width along NE 2"d was previously dedicated. The applicant submitted a request to reduce the amount of dedicated right-of-way along Hoquiam from 25 feet to 22 feet. This request was approved on November 28, 2007. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DA TE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 7of9 The applicant submitted a combined conceptual utility and frontage improvement plan with the project application. Along the project's NE 2"' Street frontage, the required five-foot landscape strip will be located in the public-right-of way. Because of the reduced right-of-way along Hoquiam Avenue NE, the five feet of landscaping will be on each lot. A street light plan was not included with the submittal, and is required. All new electrical, phone and cable services must be underground, and construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, staff recommends as a condition of approval the payment of a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. The proposed six new residential lots (credit given for the existing developed lot) would be expected to generate approximately 57.42 new average weekday trips, with credit given for the existing lot. The fee for the proposed plat is estimated to be $4,305.00 (6 new lots x 9.57 trips per lot= 57.4. [57.4 total trips x $75.00 = $4,305.00]). Staff further recommends as a condition of approval the establishment of a joint maintenance agreement for all common improvements including, but not limited to, utility and access easements, and the detention tract. Topo'!{aphy: The site's topography is generally flat, and slopes gently toward the southwest to NE 2" Street at a maximum slope of 10-15 percent. Total vertical relief is 10-12 feet. Due to the potential for erosion to occur from the subject property during construction of the short plat improvements and the proposed residences, staff recommends as a condition of approval that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology Standards, and City of Renton staff review. Relationship to Existing Uses: The subject site is currently developed with an existing single- family residence and associated buildings. The surrounding community includes single-family residences developed under both the R-4 (to the east and south) and R-8 zoning designations. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The site is heavily forested with a total of 60 significant trees, and some ornamental landscaping. Renton Municipal Code requires a tree retention rate of 30%. Of the 60 trees, nine are located in the public-right-of-way and excluded from the retention rate. Thirty percent retention of 51 trees is 15 trees. The applicant has proposed to retain 13 trees. Therefore, the applicant must either designate two additional trees to be saved, or mitigate for those two trees with 12 inches of tree caliper. However, as part of the landscaping plan the applicant has proposed planting 20 street trees, which adequately addressed the replacement ratio. As a reminder to the applicant, there are new protective measures for trees during construction (Ordinance 5304). The applicant is required to erect and maintain a six-foot high temporary chain link construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Signage indicating protected trees is required every fifty feet or on each side of the fencing if less than fifty feet. Site access to individually protected trees or groups of trees shall be fenced and signed, and individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. The landscaping shall either consist of drought resistant vegetation or shall be irrigated appropriately. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. City of Renton P!B!PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 8 of 9 The applicant submitted a conceptual landscape plan showing the required landscaping for the detention pond, the public right-of-way, and required street trees. All plants appear to be drought resistant, and the plan adequately addresses the amount of increased landscaping required along the frontage of NE 2"' Street (additional right-of-way). All landscaping shall be installed prior to building occupancy. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Department staff both indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family lot. The fee is estimated at $3,416.00, and is payable prior to the recording of the final short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate additional users of existing City parks and recreational facilities and programs. Therefore, staff recommends as a condition of approval that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. With credit given for the existing residence, the fee is estimated at $3,184.56 (6 new lots x $530.76 = $3,184.56) and is payable prior to the recording of the final short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would potentially result in 3 additional students (0.44 x 6 = 2.64). The Renton School District has stated that it can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. Storm Drainage I Surface Water: The applicant submitted a Level 1 Downstream Analysis by Pacific Engineering Design (dated October 1, 2007) with the land use application This project will require detention and water quality treatment, and one tract is dedicated for a vault. As a condition of approval, staff recommends that the project comply with the 2005 King County Surface Water Design Manual (KCSWDM). The Level 1 Downstream Analysis was reviewed by the City's Plan Review section, and does not comply with the requirements of the 2005 KCSWDM. Specifically, there are portions of new impervious areas (frontage of NE 2"' Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary, however, it appears that there is sufficient room onsite to accommodate any potential changes. A Surface Water System Development Charge, based on $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the short plat (estimated at $4,554.00). Water Utility: The proposed development is outside the Renton water service area, and a certificate of water availability from Water District 90 will be required. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single- family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The new and existing fire hydrants must meet all current City of Renton standards, and have Stortz fittings. Sanitary Sewer Utility: There are no existing sewer mains adjacent to this site. The current residence is on a septic system, which, in accordance with the King County Department of Health regulations, must be abandoned prior to recording the short plat. The sewer main will be required City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DA TE: December 11, 2007 Preliminary Report. to the Hearing Examiner LUA 07-127, SHPL-H Page 9 o/9 to be extended along the full frontage of both NE 2°' Street and Hoquiam Avenue. There are sections of the sewer main missing from the plans submitted with the application, and the main must be extended to the extreme boundaries of the plat. The applicant will be required to pay a Sewer System Development charge of $1,017.00 per new single-family residence (estimated at $7,119.00). In addition, the project is located in the East Renton Sewer Assessment District and a fee of $316.80 per unit is required (estimated at $2,217.60). Both fees are due at the time of construction permit issuance. H. RECOMMENDATION: Staff recommends approval of the Green's Landing Short Plat, Project File No. LUA 07-127, SHPL-H subject to the following conditions: 1. The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2°' Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. 4. As proposed, the plat is overly dense (8.04 du/ac). If the applicant chooses to reduce the number of lots to 6 in order to meet density requirements, and maintain the same lot orientation, lots 1 and 2 shall share a joint use driveway. 5. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 7. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. 8. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final short plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final short plat. 11. 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SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number: Project Description: Project Location: December 11, 2007 Green's Landing Short Plat Rob Stewart Greacen Construction 1140 1401h Ave. NE, Suite D Bellevue, WA 98005-6499 Darrin Sanford Pacific En~ineering Design, LLC 15445 53' Avenue South, Suite 100 Seattle, WA 98188 LUA 07-127, SHPL-H Project Manager: Andrea Petzel, Associate Planner Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R-8 zone. Net lot size ranges from 4,673-5, 111 square feet. Street improvements will be required along NE 2°' Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 13. There are no critical areas. The applicant requested a reduction of right- of-way dedication from 25 to 22 feet along Hoquiam Avenue. 5008 NE 2°' Street City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT Preliminary Report to the Hean·ng Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 2of9 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Zoning Map: Sheet F6 East Preliminary Short Plat (10/23/2007) Tree Retention Plan (10124/2007) Utility, Grading and Drainage Plan (10/23/2007) Conceptual Landscape Plan (10/23/2007) C. GENERAL INFORMATION: 1. 2. 3. 4. Owners of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use.· 5. Neighborhood Characteristics: Norman and Cynthia Green 5008 NE 2"' Street Renton, WA 98059 Residential -8 Dwelling Units per acre (R-8) Residential Single Family (RSF) Single-family residence North: Single-family residential; R-8 zoning East: Single-family residential; R-4 zoning (Beclan Place Preliminary Plat) South: Single-family residential; R-4 zoning West: Single-family residential; R-8 zoning 6. Proposed Orientation: Lots 1 & 2: NE 2"' Street Lots 3, 4 & 5 Hoquiam Avenue NE Lots 6, 7, and detention tract: private access easement 7. Site Area: 1. 16 acres (50,534 gross square feet) 8. Project Data: Comments Existing Building Area: New Building Area: Area 2,600 sq. ft. NA NA Existing residence to be removed NA Total Building Area: D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. NIA N/A NIA Ordinance No. 5099 5100 5171 N/A Date 11/01/2004 11/01/2005 01/08/2006 City of Renton P!BIPW Deparlment GREEN'S LANDING SHORT PLAT Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of9 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7 -160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies 2. Community Design Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has requested review and approval from the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed lot sizes range from 4,673 -5,111 net square feet. The existing single-family residence, two sheds and carport would be removed. The site is located within R-8 zone and the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The proposed plat is 0.87 net acres, and residential density would arrive at 8.04 du/ac after the deduction of the private access easements, and right-of-way dedication from the gross acreage of the site. This exceeds the maximum density allowed in the R-8 zone. All lots will have access to a public street, either directly or via a 20-foot private access easement. Street improvements will be required along NE 2"' Street and Hoquiam Avenue NE. The applicant requested a reduction of right-of-way dedication from 25 to 22 feet along Hoquiam Avenue. The subject site is currently vegetated with a total of 60 trees, a garden area, and lawn. Of the 60 existing trees, 13 are proposed to remain on the subject property. Topography is relatively flat, with an average grade of approximately 10 percent. There are no critical areas onsite. City of Renton PIBIPW Department GREEN'S LANDING SNORT PLAT PUBLIC HEARING DATE: December 11, 2007 2. ENVIRONMENTAL REVIEW Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 4 of 9 Except when located on lands covered by water or critical areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. COMPLIANCE WITH ERC MITIGATION MEASURES Not applicable. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision makers in the review of the subdivision: (aj Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of/and. The subject parcel totals 1. 16 gross acres in area; minimum lot size of 4,500 square feet is required. All seven lots exceed the minimum lot size requirement of 4,500 square feet. The smallest lot would be 4,673 sq. ft. and the largest lot would be 5,111 sq. ft. The detention tract would be 3,659 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. The applicant was required to provide gross lot areas and net lot areas, which deducted the areas for private access easements and public right- of-way dedication. Community Design Element Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. None of the proposed lots would have rear yards backing onto a street. All of the proposed lots would front on either a private access easement or public street. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted with the project application. See discussion on landscaping below. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. There are 60 significant trees onsite, of which the applicant proposed to retain 13. All other vegetation is proposed for removal as a part of the construction of the plat improvements. Please see discussion on tree retention below. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 5 of 9 (b) Compliance with the Underlying Zoning Designation. Density -The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 4,702 sq. ft for a private access easement, and 7,740 sq. ft for right-of-way dedication from the 50,534 gross sq. ft. area, the net square footage of the proposed development would be 38,092 sq. ft. (0.87 net acres). With seven lots, the proposal would arrive at a net density of 8.04 dwelling units per acre (7 units/ 0.87 acres= 8.04 du/ac). This does not comply with density requirements for the R-8 zoning designation, and the applicant will need to redesign the plat to comply with density requirements, Staff recommends that the applicant resubmit the redesigned short plat plan prior to the issuance of any utility construction permits. Lot Dimensions -The minimum lot width required in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots, The minimum lot depth required in the R-8 zone is 65 feet The minimum lot size required is 4,500 sq. ft The following table indicates that the lot dimensions for the proposed short plat comply with the development standards for the R-8 zone: Lot Net Area (sq. ft.) Depth Width Front Yard Orientation 1 5,111 71.30' 71,05' NE 2"" Street 2 5,003 (corner lot) 72.76' 73,26' NE 2"" Street 3 4,742 83.74' 60,04' Hoauiam Avenue NE 4 4,896 73.74' 87.56' Hoauiam Avenue NE 5 4,991 78.94' 76.94' Hoauiam Avenue NE 6 5,016 78.39' 70.84' Access easement 7 4,673 87,56' 70.81' Access easement Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes, which are not entirely accurate. Building setbacks as required by the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet The front and side yard along a street setbacks would be applicable for those lots along both Hoquiam Avenue NE and the proposed private access easement (lots 3, 4, 5, and 7). Lot 3 has a somewhat unusual side yard due to the access easement crossing the northwest part of the lot. In order to prevent confusion at the building permit stage, staff would like to clarify that the angle of the access easement line would be considered a side yard along a street, not a rear yard, and any structure would need to be set back 15 feet The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The existing single-family home and associated detached accessory structures are proposed for removal. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots that are less than 5,000 square feet in area are permitted a maximum building coverage of 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 6of9 Parking -The City's parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines, or access easements. All lots have direct access to a public road, or access a public road via a 20-foot private access easement. The entire width of the easement must be paved to meet Fire Department access requirements. The proposed grasscrete leading to the stormwater detention tract would be acceptable. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, and satisfies the minimum lot area (4,500 sq. ft.) and dimension requirements of the R-8 zone as demonstrated in the table on page 5 of this report. All lots appear to have sufficient building area for the development of detached single- family homes. To the west along NE 2"' Street, the existing single-family homes surrounding the proposed development front the public street. The approved preliminary plat plan for Beclan Place, a development across Hoquiam Avenue, requires the future homes to front Hoquiam Avenue. In order for this subdivision to blend with the surrounding community and future development, as well as comply with requirements of the Renton Comprehensive Plan, staff recommends the following conditions reJarding lot orientation: Proposed lots 1 and 2 would have front yards oriented toward NE 2° Street. Proposed lots 3, 4, and 5 would have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 would have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. All lots would then comply with arrangement and access requirements of the Subdivision Regulations. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to lots 1 and 2 is proposed as separate private driveways off NE 2"" Street. City staff has expressed some concern about safety and limiting the number of curb cuts in close proximity to the corner of NE 2"' Street and Hoquiam Avenue. As proposed the plat is overly dense (8.04 du/ac). It's possible that upon recalculation of the length of the access easement the applicant may be able to retain seven lots. However, if the applicant reduces the number of lots to six in order to meet density requirements, staff would recommend as a condition of approval that lots 1 and 2 be accessed via joint use driveway. To further improve safety by reducing the number of curb cuts along Hoquiam Avenue and reduce the amount of impervious area (potentially reducing the size of the detention vault), staff recommends as a condition of approval that lots 3, 4, and 5 not have individual curb cut as proposed, but rather use the access easement for purposes of vehicular access. Lots 6 and 7 would be accessed from a 20-foot wide private access easement onto Hoquiam Avenue NE. A fire department hammerhead turnaround is proposed to be located at the western terminus of the access easement over portions of lots 4, 6, and 7, Street improvements including curb, gutter, sidewalk, and street lighting will be required along the site's frontage on both Hoquiam Avenue NE and NE 2"' Street. In addition, the applicant is required to dedicate 22 feet in width (approximately 7,740 square feet) for public-right-of way along Hoquiam Avenue. Right-of-way width along NE 2"' was previously dedicated. The applicant submitted a request to reduce the amount of dedicated right-of-way along Hoquiam from 25 feet to 22 feet. This request was approved on November 28, 2007. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DA TE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 7of9 The applicant submitted a combined conceptual utility and frontage improvement plan with the project application. Along the project's NE 2°' Street frontage, the required five-foot landscape strip will be located in the public-right-of way. Because of the reduced right-of-way along Hoquiam Avenue NE, the five feet of landscaping will be on each lot. A street light plan was not included with the submittal, and is required. All new electrical, phone and cable services must be underground, and construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, staff recommends as a condition of approval the payment of a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. The proposed six new residential lots (credit given for the existing developed lot) would be expected to generate approximately 57.42 new average weekday trips, with credit given for the existing lot. The fee for the proposed plat is estimated to be $4,305.00 (6 new lots x 9.57 trips per lot= 57.4. [57.4 total trips x $75.00 = $4,305.00]). Staff further recommends as a condition of approval the establishment of a joint maintenance agreement for all common improvements including, but not limited to, utility and access easements, and the detention tract. Topo'J[aphv: The site's topography is generally flat, and slopes gently toward the southwest to NE 2° Street at a maximum slope of 10-15 percent. Total vertical relief is 10-12 feet. Due to the potential for erosion to occur from the subject property during construction of the short plat improvements and the proposed residences, staff recommends as a condition of approval that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology Standards, and City of Renton staff review. Relationship to Existing Uses: The subject site is currently developed with an existing single- family residence and associated buildings. The surrounding community includes single-family residences developed under both the R-4 (to the east and south) and R-8 zoning designations. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The site is heavily forested with a total of 60 significant trees, and some ornamental landscaping. Renton Municipal Code requires a tree retention rate of 30%. Of the 60 trees, nine are located in the public-right-of-way and excluded from the retention rate. Thirty percent retention of 51 trees is 15 trees. The applicant has proposed to retain 13 trees. Therefore, the applicant must either designate two additional trees to be saved, or mitigate for those two trees with 12 inches of tree caliper. However, as part of the landscaping plan the applicant has proposed planting 20 street trees, which adequately addressed the replacement ratio. As a reminder to the applicant, there are new protective measures for trees during construction (Ordinance 5304 ). The applicant is required to erect and maintain a six-foot high temporary chain link construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Signage indicating protected trees is required every fifty feet or on each side of the fencing if less than fifty feet. Site access to individually protected trees or groups of trees shall be fenced and signed, and individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. The landscaping shall either consist of drought resistant vegetation or shall be irrigated appropriately. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. City of Renton PIB!PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 8 o/9 The applicant submitted a conceptual landscape plan showing the required landscaping for the detention pond, the public right-of-way, and required street trees. All plants appear to be drought resistant, and the plan adequately addresses the amount of increased landscaping required along the frontage of NE 2"' Street {additional right-of-way). All landscaping shall be installed prior to building occupancy. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Department staff both indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family lot. The fee is estimated at $3.416.00, and is payable prior to the recording of the final short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate additional users of existing City parks and recreational facilities and programs. Therefore, staff recommends as a condition of approval that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. With credit given for the existing residence, the fee is estimated at $3,184.56 (6 new lots x $530.76 = $3,184.56) and is payable prior to the recording of the final short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would potentially result in 3 additional students (0.44 x 6 = 2.64). The Renton School District has stated that it can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. Storm Drainage I Surface Water: The applicant submitted a Level 1 Downstream Analysis by Pacific Engineering Design (dated October 1, 2007) with the land use application. This project will require detention and water quality treatment, and one tract is dedicated for a vault. As a condition of approval, staff recommends that the project comply with the 2005 King County Surface Water Design Manual (KCSWDM). The Level 1 Downstream Analysis was reviewed by the City's Plan Review section, and does not comply with the requirements of the 2005 KCSWDM. Specifically, there are portions of new impervious areas (frontage of NE 2"' Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary, however, it appears that there is sufficient room onsite to accommodate any potential changes. A Surface Water System Development Charge, based on $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the short plat (estimated at $4,554.00). Water Utility: The proposed development is outside the Renton water service area, and a certificate of water availability from Water District 90 will be required. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single- family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The new and existing fire hydrants must meet all current City of Renton standards, and have Stortz fittings. Sanitary Sewer Utility: There are no existing sewer mains adjacent to this site. The current residence is on a septic system, which, in accordance with the King County Department of Health regulations, must be abandoned prior to recording the short plat. The sewer main will be required City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE. December 11. 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 9 of 9 to be extended along the full frontage of both NE 2"' Street and Hoquiam Avenue. There are sections of the sewer main missing from the plans submitted with the application, and the main must be extended to the extreme boundaries of the plat. The applicant will be required to pay a Sewer System Development charge of $1,017.00 per new single-family residence (estimated at $7,119.00). In addition, the project is located in the East Renton Sewer Assessment District and a fee of $316.80 per unit is required (estimated at $2,217.60). Both fees are due at the time of construction permit issuance. H. RECOMMENDATION: Staff recommends approval of the Green's Landing Short Plat, Project File No. LUA 07-127, SHPL-H subject to the following conditions: 1. The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2"' Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. 4. As proposed, the plat is overly dense (8.04 du/ac). If the applicant chooses to reduce the number of lots to 6 in order to meet density requirements, and maintain the same lot orientation, lots 1 and 2 shall share a joint use driveway. 5. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 7. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. 8. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final short plat. 1 o. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final short plat. 11. 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Contact: File Number: Project Description: Project Location: December 11, 2007 Green's Landing Short Plat Rob Stewart Greacen Construction 1140 1401 " Ave. NE, Suite D Bellevue, WA 98005-6499 Darrin Sanford Pacific En~ineering Design, LLC 15445 53' Avenue South, Suite 100 Seattle, WA 98188 LUA 07-127, SHPL-H Project Manager: Andrea Petzel, Associate Planner Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R-8 zone. Net lot size ranges from 4,673-5, 111 square feet. Street improvements will be required along NE 2"' Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 13. There are no critical areas. The applicant requested a reduction of right- of-way dedication from 25 to 22 feet along Hoquiam Avenue. 5008 NE 2"' Street City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 2 of 9 B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Zoning Map: Sheet F6 East Preliminary Short Plat (1012312007) Tree Retention Plan (1012412007) Utility, Grading and Drainage Plan (1012312007) Conceptual Landscape Plan (1012312007) C. GENERAL INFORMATION: 1. 2. 3. 4. Owners of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Norman and Cynthia Green 5008 NE 2°' Street Renton, WA 98059 Residential -8 Dwelling Units per acre (R-8) Residential Single Family (RSF) Single-family residence 5. Neighborhood Characteristics: 6. 7. 8. North: Single-family residential; R-8 zoning East: Single-family residential; R-4 zoning (Beclan Place Preliminary Plat) South: Single-family residential; R-4 zoning West: Single-family residential; R-8 zoning Proposed Orientation: Site Area: Project Data: Existing Building Area: New Building Area: Total Building Area: Lots 1 & 2: NE 2"' Street Lots 3, 4 & 5 Hoquiam Avenue NE Lots 6, 7, and detention tract: private access easement 1.16 acres (50,534 gross square feet) Area 2,600 sq. ft. NA NA Comments Existing residence to be removed NA NIA D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. NIA NIA NIA Ordinance No. 5099 5100 5171 Date 11/0112004 11/01/2005 01/08/2006 , City of Renton P/8/PW Department GREEN'S LANDING SHORT PLAT Preliminar; Report to the Hearing Examiner LUA 07-127, SHPL-H PUBLIC HEARING DA TE: December 11, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2, Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3, Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 9 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6, Chapter 9 Procedures and Review Criteria 7, Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1, Land Use Element: Residential Single Family objectives and policies 2, Community Design Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has requested review and approval from the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed lot sizes range from 4,673 -5,111 net square feet. The existing single-family residence, two sheds and carport would be removed. The site is located within R-8 zone and the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The proposed plat is 0.87 net acres, and residential density would arrive at 8.04 du/ac after the deduction of the private access easements, and right-of-way dedication from the gross acreage of the site. This exceeds the maximum density allowed in the R-8 zone. All lots will have access to a public street, either directly or via a 20-foot private access easement. Street improvements will be required along NE 2"' Street and Hoquiam Avenue NE. The applicant requested a reduction of right-of-way dedication from 25 to 22 feet along Hoquiam Avenue. The subject site is currently vegetated with a total of 60 trees, a garden area, and lawn. Of the 60 existing trees, 13 are proposed to remain on the subject property. Topography is relatively flat, with an average grade of approximately 10 percent. There are no critical areas onsite. City of Renton PIB!PW Department GREEN'S LANDING S/iORT PLAT PUBLIC HEARING DATE: December 11, 2007 2. ENVIRONMENTAL REVIEW Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 4 of 9 Except when located on lands covered by water or critical areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. COMPLIANCE WITH ERG MITIGATION MEASURES Not applicable. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The subject parcel totals 1.16 gross acres in area: minimum lot size of 4,500 square feet is required. All seven lots exceed the minimum lot size requirement of 4,500 square feet. The smallest lot would be 4,673 sq. ft. and the largest lot would be 5,111 sq. ft. The detention tract would be 3,659 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. The applicant was required to provide gross lot areas and net lot areas, which deducted the areas for private access easements and public right- of-way dedication. Community Design Element Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. None of the proposed lots would have rear yards backing onto a street. All of the proposed lots would front on either a private access easement or public street. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted with the project application. See discussion on landscaping below. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. There are 60 significant trees onsite, of which the applicant proposed to retain 13. All other vegetation is proposed for removal as a part of the construction of the plat improvements. Please see discussion on tree retention below. ' City of Renton P/B!PW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE.-December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 5 of 9 {b) Compliance with the Underlying Zoning Designation. Density -The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is calculated after public rights-of-way, private access easements. and critical areas are deducted from the gross acreage of the site. After deducting 4,702 sq. ft. for a private access easement, and 7,740 sq. ft. for right-of-way dedication from the 50,534 gross sq. ft. area, the net square footage of the proposed development would be 38,092 sq. ft. (0.87 net acres). With seven lots, the proposal would arrive at a net density of 8.04 dwelling units per acre (7 units/ 0.87 acres= 8.04 du/ac). This does not co.nply with density requirements for the R-8 zoning designation, and the applicant will need to redesign the plat to comply with density requirements. Staff recommends that the applicant resubmit the redesigned short plat plan prior to the issuance of any utility construction permits. Lot Dimensions -The minimum lot width required in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth required in the R-8 zone is 65 feet. The minimum lot size required is 4,500 sq. ft. The following table indicates that the lot dimensions for the proposed short plat comply with the development standards for the R-8 zone: Lot Net Area (sq. ft.) Depth Width Front Yard Orientation 1 5,111 71.30' 71.05' NE 2"" Street 2 5,003 (corner lot) 72.76' 73.26' NE 2"" Street 3 4,742 83.74' 60.04' Hoquiam Avenue NE 4 4,896 73.74' 87.56' Hoquiam Avenue NE 5 4,991 78.94' 76.94' Hoquiam Avenue NE 6 5,016 78.39' 70.84' Access easement 7 4,673 87.56' 70.81' Access easement Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes, which are not entirely accurate. Building setbacks as required by the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The front and side yard along a street setbacks would be applicable for those lots along both Hoquiam Avenue NE and the proposed private access easement (lots 3, 4, 5, and 7). Lot 3 has a somewhat unusual side yard due to the access easement crossing the northwest part of the lot. In order to prevent confusion at the building permit stage, staff would like to clarify that the angle of the access easement line would be considered a side yard along a street, not a rear yard, and any structure would need to be set back 15 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The existing single-family home and associated detached accessory structures are proposed for removal. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots that are less than 5,000 square feet in area are permitted a maximum building coverage of 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 6of9 Parking The City's parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines, or access easements. All lots have direct access to a public road, or access a public road via a 20-foot private access easement. The entire width of the easement must be paved to meet Fire Department access requirements. The proposed grasscrete leading to the stormwater detention tract would be acceptable. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, and satisfies the minimum lot area (4,500 sq. ft.) and dimension requirements of the R-8 zone as demonstrated in the table on page 5 of this report. All lots appear to have sufficient building area for the development of detached single- family homes. To the west along NE 2nd Street, the existing single-family homes surrounding the proposed development front the public street. The approved preliminary plat plan for Beclan Place, a development across Hoquiam Avenue, requires the future homes to front Hoquiam Avenue. In order for this subdivision to blend with the surrounding community and future development, as well as comply with requirements of the Renton Comprehensive Plan, staff recommends the following conditions re~arding lot orientation: Proposed lots 1 and 2 would have front yards oriented toward NE 2n Street. Proposed lots 3, 4, and 5 would have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 would have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. All lots would then comply with arrangement and access requirements of the Subdivision Regulations. (d} Reasonableness of Proposed Boundaries Access and Street Improvements: Access to lots 1 and 2 is proposed as separate private driveways off NE 2"' Street. City staff has expressed some concern about safety and limiting the number of curb cuts in close proximity to the corner of NE 2nd Street and Hoquiam Avenue. As proposed the plat is overly dense (8.04 du/ac). It's possible that upon recalculation of the length of the access easement the applicant may be able to retain seven lots. However, if the applicant reduces the number of lots to six in order to meet density requirements, staff would recommend as a condition of approval that lots 1 and 2 be accessed via joint use driveway. To further improve safety by reducing the number of curb cuts along Hoquiam Avenue and reduce the amount of impervious area (potentially reducing the size of the detention vault), staff recommends as a condition of approval that lots 3, 4, and 5 not have individual curb cut as proposed, but rather use the access easement for purposes of vehicular access. Lots 6 and 7 would be accessed from a 20-foot wide private access easement onto Hoquiam Avenue NE. A fire department hammerhead turnaround is proposed to be located at the western terminus of the access easement over portions of lots 4, 6, and 7, Street improvements including curb, gutter, sidewalk, and street lighting will be required along the site's frontage on both Hoquiam Avenue NE and NE 2nd Street. In addition, the applicant is required to dedicate 22 feet in width (approximately 7,740 square feet) for public-right-of way along Hoquiam Avenue. Right-of-way width along NE 2nd was previously dedicated. The applicant submitted a request to reduce the amount of dedicated right-of-way along Hoquiam from 25 feet to 22 feet. This request was approved on November 28, 2007. , City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DA TE: December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page lo/9 The applicant submitted a combined conceptual utility and frontage improvement plan with the project application. Along the project's NE 2°' Street frontage, the required five-foot landscape strip will be located in the public-right-of way. Because of the reduced right-of-way along Hoquiam Avenue NE, the five feet of landscaping will be on each lot. A street light plan was not included with the submittal, and is required. All new electrical, phone and cable services must be underground, and construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, staff recommends as a condition of approval the payment of a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. The proposed six new residential lots (credit given for the existing developed lot) would be expected to generate approximately 57.42 new average weekday trips, with credit given for the existing lot. The fee for the proposed plat is estimated to be $4,305.00 (6 new lots x 9.57 trips per lot= 57.4. (57.4 total trips x $75.00 = $4,305.001). Staff further recommends as a condition of approval the establishment of a joint maintenance agreement for all common improvements including, but not limited to, utility and access easements, and the detention tract. Topo~raphv: The site's topography is generally flat, and slopes gently toward the southwest to NE 2° Street at a maximum slope of 10-15 percent. Total vertical relief is 10-12 feet. Due to the potential for erosion to occur from the subject property during construction of the short plat improvements and the proposed residences, staff recommends as a condition of approval that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology Standards, and City of Renton staff review. Relationship to Existing Uses: The subject site is currently developed with an existing single- family residence and associated buildings. The surrounding community includes single-family residences developed under both the R-4 (to the east and south) and R-8 zoning designations. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The site is heavily forested with a total of 60 significant trees, and some ornamental landscaping. Renton Municipal Code requires a tree retention rate of 30%. Of the 60 trees, nine are located in the public-right-of-way and excluded from the retention rate. Thirty percent retention of 51 trees is 15 trees. The applicant has proposed to retain 13 trees. Therefore, the applicant must either designate two additional trees to be saved, or mitigate for those two trees with 12 inches of tree caliper. However, as part of the landscaping plan the applicant has proposed planting 20 street trees, which adequately addressed the replacement ratio. As a reminder to the applicant, there are new protective measures for trees during construction (Ordinance 5304 ). The applicant is required to erect and maintain a six-foot high temporary chain link construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Signage indicating protected trees is required every fifty feet or on each side of the fencing if less than fifty feet. Site access to individually protected trees or groups of trees shall be fenced and signed, and individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. The landscaping shall either consist of drought resistant vegetation or shall be irrigated appropriately. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. City of Renton P!B/PW Department GREEN'S LANDING SHORT Pl.AT PUBLIC HEARING DATE: December 11, 2007 ' Preliminary Report to the Hean·ng Examiner LUA 07-127, SHPL-H Page 8 of 9 The applicant submitted a conceptual landscape plan showing the required landscaping for the detention pond, the public right-of-way, and required street trees. All plants appear to be drought resistant, and the plan adequately addresses the amount of increased landscaping required along the frontage of NE 2"' Street (additional right-of-way). All landscaping shall be installed prior to building occupancy. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Department staff both indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family lot. The fee is estimated at $3,416.00, and is payable prior to the recording of the final short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate additional users of existing City parks and recreational facilities and programs. Therefore, staff recommends as a condition of approval that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. With credit given for the existing residence, the fee is estimated at $3,184.56 (6 new lots x $530.76 = $3,184.56) and is payable prior to the recording of the final short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would potentially result in 3 additional students (0.44 x 6 = 2.64 ). The Renton School District has stated that it can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. Storm Drainage I Surface Water: The applicant submitted a Level 1 Downstream Analysis by Pacific Engineering Design (dated October 1, 2007) with the land use application. This project will require detention and water quality treatment, and one tract is dedicated for a vault. As a condition of approval, staff recommends that the project comply with the 2005 King County Surface Water Design Manual (KCSWDM). The Level 1 Downstream Analysis was reviewed by the City's Plan Review section, and does not comply with the requirements of the 2005 KCSWDM. Specifically, there are portions of new impervious areas (frontage of NE 2"' Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary, however, it appears that there is sufficient room onsite to accommodate any potential changes. A Surface Water System Development Charge, based on $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the short plat (estimated at $4,554.00). Water Utility: The proposed development is outside the Renton water service area, and a certificate of water availability from Water District 90 will be required. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single- family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The new and existing fire hydrants must meet all current City of Renton standards, and have Stortz fittings. Sanitary Sewer Utility: There are no existing sewer mains adjacent to this site. The current residence is on a septic system, which, in accordance with the King County Department of Health regulations, must be abandoned prior to recording the short plat. The sewer main will be required ' City of Renton PIBIPW Department GREEN'S LANDING SHORT PLAT PUBLIC HEARING DATE December 11, 2007 Preliminary Report to the Hearing Examiner LUA 07-127, SHPL-H Page 9 of9 to be extended along the full frontage of both NE 2"' Street and Hoquiam Avenue. There are sections of the sewer main missing from the plans submitted with the application, and the main must be extended to the extreme boundaries of the plat. The applicant will be required to pay a Sewer System Development charge of $1,017.00 per new single-family residence (estimated at $7,119.00). In addition, the project is located in the East Renton Sewer Assessment District and a fee of $316.80 per unit is required (estimated at $2,217.60). Both fees are due at the time of construction permit issuance. H. RECOMMENDATION: Staff recommends approval of the Green's Landing Short Plat, Project File No. LUA 07-127, SHPL-H subject to the following conditions: 1. The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2"' Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20-foot access easement. 4. As proposed, the plat is overly dense (8.04 du/ac). If the applicant chooses to reduce the number of lots to 6 in order to meet density requirements, and maintain the same lot orientation, lots 1 and 2 shall share a joint use driveway. 5. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 7. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. 8. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final short plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final short plat. 11. 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"·''I',,"'""',"""","'""""" "i'' "",, ",, """" ' I ' • " ~~ -~ ~~ .o c e' i ~: -· • s~ B , I ~· ,ii::' ~ Q ·-~\::I w ~~ "' • ~ • ' --. -·~ ~~ ~ ("F°..GI ·-NYld NOUN313M 3]HJ. =-.. -~Vld H!OHS~ N01N]cl ~ ... -D !ONVl S,N3 ~!:i so ,q_ I'.) ,OZ"".! lO>I Ol -----. --.. ------ [ " ~ z " 0 . 0 " ~ ~ ~ ~ 0 " u a ~ • ~ 5 i ~ z ~ " • ~ z I ~ ~ • "' > , w ~ ~ "' •- -•~ .. -~ -- , __ _ J ! ' ~ m :,::, 0 5 m c-, "CJ 0 -I ;::: m m ...., ~ -en < "CJ m ~ i !~ C = ...... z ~ :o I, ' ' , __ ' ' 1~- ' " " " " " " ,, ' " !~ :: ' " ijj :: ~ '-' . i l:J ' ' ' ' ' ' '-. ·-- ' I ' GREEN'S LANDING (SHORT PLAT) r- ' ii ~! :e I ,, ' 2'\l I -.,~ : • • ' ' ' : l : !?~ . ' I -, v ' ' , I ~ ' ~ . ,. ! 1· g ' I ' p r l i -i 11 ;i ! t e I ' ! QC l,H " " . Pacific 1.,;44r. ~~-F,[ AVE 2. Engineering ~~A.~E-wA "01 ": RENTON, WA Design, LLC F°'l'x 4'.l-?:'7o Civil f11gm~e1 ing und Plannmg Cotu;uhanls ·.:o,,· ~~~-,,Ac WEE-.:CITE· FA• -EN;_,_. M -~ ~ 0 _5\ :-1 I\) (.) ?~- I I ;o 0, ,m ~ ~ ' , VM ·uo1uaM 1aaJIS pui 3N 90t;" (IBld µ04s) clNION\11 SN33lJcl ---\-- ~ ' ' I ' ' < I i ' ' J ! l I ' ! i ! l 1 ~ ~ 1 ! ' ! i l. ' 0 ~ I i ' l ' I i l I ,· j • I ' ' ' f ' t ! ! ' § ' ~ l ,,:.'.,,~·GI Ill NVld ~NllN\/ld A"VNll'jn]-,d (, '<lld l~OHS) 8NIO,\JVl S,N:::l~WJ f'IC_l,13c:I .:Jr _l /.11·:i ue1d 6u11ue1d AJ8U!W!19Jd ''imJ,o"" i--: __ .. , ... _ -----~·~=-..__L_.,_,_-_·'-•=---- (!) z Zz ,~ !zf WL1. ::;;o @;~ iil (.) > ~ --'=· ~ C w '° ~ c-., w ..... (.) u w Q a: --..... __ ,· -20' ~ -= 1.!.;;:,,1 ~ ~-" , .. - • 0 ~ a i' 00 § , 0 I " ("" -'t ~(I> ')( vi ~1 -\. it 't, d ~ • ~ i'i ~ ~ ~ ~ 'tf~~ 0 " " z; " s ?- 't ~ -ree Re ion Plan ----·- ~ Cl TY QC C:,,Et0TCN ~,:t!:,iL .• ---GRfEN'S LANDlNG 10.2<.07 "' SHORT PLAT) -"" TREE RETENTlON PLAN -... -. - 7 ~ ' ~ • :ilis a" I ~ ~~ l:::~ a di'i d~ ' •o •§ ~ oa ' ill~ ~~ a ~ ~· •a .. a• Q~ " 0 g s s REEN'S LANDI NG (Short Plat) 508 NE 2nd Street Renton, WA ! ! DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 50, 'i 3, 4 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 7,74D square feet 4;t-i~ square feet (c...tlS 'fpezl/J) ____ square feet Total excluded area: 2. -'-I z._,__o_6_°!~_ square feet 3. Subtract line 2 from line 1 for net area: 3. 3S, +6S square feet 4. Divide line 3 by 43,560 for net acreage: 4 0,~15.> • __cc__-=-.c_cc_~ acres 5. Number of dwelling units or lots planned: 5. ___ /~--units/lots 6. Divide line 5 by line 4 for net density: 6. 7-~} = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVS ER V\Forms\Planning\density .doc Last updated: 11/08/2004 · 1 City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter 1 on project site: 1. _____ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased, or dangerous 2 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: 2. 3. ____ trees --trees ---- ~1----trees ____ trees __ c-+( ___ trees --~--trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ' f -~I _,_. ~· f.,.1_· trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 1 " 5. 'j trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. -~._· ___ trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. r+---.. inches -~-~-- 8. Proposed size of trees to meet additional planting requirement: · · (Minimum 2" caliper trees required) 8. inches ------ per tree 9. Divide line 7 by line 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) 9. _____ trees , Measured at chest height. <. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3-Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC) . .: 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 ~ Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6' but are greater than 2" can be used to meet the tree replacement requirement. H:Division/1--"orms/TreeRetentionWorkshcct 1 ! /07 :JEVELOPM-c CiTY of'/J~~NING OCT 2 6 2007 When Recorded Return To RECEIVED Boeing Employees' Credit Union 12770 Gateway Dnve Tukw1 la, WA 98168 1111111111111111 20030415001629 YA&HJIIGTOII TlT OT 34. H Grantor(s) Grantee(s) (l) Norman W1ll1am Green (2) Cynthia Ann Green (3) (4) (5) (6) l'AGa 1181 OF 118 114/IS/21183 14:13 KING CCIUNTY, YA (!) Boeing Employees' Credit Union, a Washington Corporation (2) Washington Title Company Legal Descnpuon (abbreviated) Pin Lis 3 and all Lt 4, S15, T23N, RSE add1t1onal Jegal(s) on page Assessor's Tax Parcel ID# 152305-9219-09 DEFINITIONS Words used m mu1tlple secllons of tlns document are def med below and other words are defined m Secuons 3, 11, 13, 18, 20 and Zl Certam rules regardmg the tmage of words used m this document are also provided m Sect.I on 16 (A) uSecurity Instrmnentn means Uus document, which 1s dated Apnl 08, 2003 together with all Riders. to llus document (B) "Borrower" 1s Norman W11l1am Green and Cynthia Ann Green. Husband and Wife Borrower IS the trustor under this Secunty Instrument WASHINGTON----Smgfe Family-Fannie Mactfuddle Mae UNl1''0RM lNSTlHP.vlBNT ITEM 1983Lt \0011) (Page l o/ 15 page~) Descript:..ion: Kinq,WA Dvcum:ent-Yea::::.Mcnt:h Day.DocID 2003. 4.!5.1629 Page: Order: sds£ Comment.- Form 3048 1/0J OAEATLAND Ii ToCrderC:.il HOO~ 9393Dfu 616-791 1131 1 of 16 (C) "Lender" ,s Boeing Employees' Cred<t Union L'"nder 1s a a Washington Corporation and ex1stmg under the laws of Washington 12770 Gateway DrJve, Tul<wtla, WA 98168 Cl.. orgaruzed Lender's address ts Lender 1s the beneftctary under this Seeunty Instrument (D) "Trustee" 1, Washington Tltle Company (E) ''Note" means the pronussory note signed by Borrower and dated Apnl OB, 2003 The Note states that Borrowa owes Lender Two Hundred Fifteen Thousand and no/100 Do!lars(US $ 215,00000 )plusmterest Borrower has prorrused to pay this debt m regular Pcnodic Payments and to pay the debt m full not later than May 01, 2033 (F) "Property'' means the property that 1s descnbed below under the headmg "Transfer of Rights m the: Property" ( G) "Loan" means the debt evidenced by the Note, plus mt crest, any prepayment charges and late charges due under the Note, and all sums due 1n1der tins Secunty Instrument, plus mtertst {H) "Riders" means all Riders to tlus Secunty Insmnnent that are executed by Borrower The foHoww.g Rldcrs are to be executed by Borrower [check box as apphcable] 0 AdJustable Rate Rider 0 Balloon Rider 0 l -4 Famtly Rtder CJ Condormmum RJ.der 0 Plarmed Umt Development Rider D Biweekly Payment Rider 0 Second Home Ruicr [fil 01her(s) [speciiyj Attached legal desc11ption (I) "Appll<:3ble Law" means all controlhng appheable federal, state and lceal statll\<S, regu!aUons, ordmances and adnnmstra11ve rules and orders (that have the clfect of law) os wcll as all apphcable fmal, non-appeal.able 1udic1al op1ruQI1S (J) "Community Association Dues, Fees, and Assessments'' means all dues, foes., assessmenlS and other charges that are 1Il1posed on Borrower or the Ptuperty by a condomrmum assocrallon, homeowners associanon or sum)ar orgaru.1,auon CK) ''Electronic Funds Transfer" means any tran.sfa of funds, other than a transaction ongmated by check, draft, or sumlar paper tnstnunenl, wlnch ts mtttated through an electroruc termmal, telephonic wstru.ment, computer, ot magnetJ.c tape so as to order, mstruct., or authonze a imanc1al msotuuon to defot or credit an account Such tenn mcludes, but 1s not lunued to, poi.nt-of-sale transfers, automated tclltt machme transacuons, transfers mmate:d by telephone, wrre transfers, and automated cleannghouse transfers (L) ''EsCl'ow Items" means those ttems that axe descnbed m Secnon 3 (M} "1\.fisceHaneous Proceeds" means any cornpe.nsatmn, settlement, award of damages, or proceeds paid by any thrnl party (other than UlSUfance proceeds patd under tl1e coverage., descnbed ID Secnon 5) for (1) damage to, or destructJon of, the Property, (n) coodemnatlon or other talang of all or any part of the Property, (m) conveyance ID heu of condcrunatlont or (1v) 1IllfilCPI'esent.al1ons of, or onussrnns as to, lhe value and/or condition of !he Property (N) ·~ortgage Insurance'' means msurance protcctmg Lender agamst the nonpayment of, or dclauh on, the Loan (0) ''Periodic Payment" mem,s the regu!srly scheduled amount due for (1) pnncipal und mterest under the Note, plus (n) any amounts. under Section 3 of tlus Secmity Instrument WASfilNGTON-Smgle Fanuly-F::wn.le ~he/Freddie Mac UNIFORM INSTRUMENT ITEM l9S3l.2 (0011) (Pag~ 2 oJ 15 page."!} FOt"m 3043 1/01 OAEATLANO !I ;o011luC~I 1 W<J 530<!N.lf".ifax..616791-H3\ Descript..icn: King, WA Document-Year.Month. Day. DocID 2003. 415.1629 Page; 2 cf 15 Order: sds£ Cc.mment; ·-, I --=~-·· -=== = _-_ _ __ c= _ _ _ __ --~ __ ---,c,---~I {P) "RESPA" means the Reai Estate Sr-.ttlement Procedures Act (12 USC §2601 et seq) and 1L"i unplementmg regulatrnn, Regulauon X (24 CF R Pan 3500), as they rrught be amended from umc to ume, or any addibonal or successor kg1slat10n or regulallon lhal governs the same subJecl matter As used m this Secunty Instrument, "RESPA" refers to an requirements and restncttons that are imposed m regard to a "federally related mortgage loan'' even if the Loan does not guahfy as a "federally related mortgage loan" underRESPA (Q) "Successor in Inie,:-est ol Borrower't means any party that has taken title to the Property, whether or not that pany has assumed Borrower's ob11ganons under the Note and/or tlns Secunty Instromcnt TRANSFER OF RIGHTS IN THE PROPERTY This Secunty lnstrument secures to Lender (1) the repayment of the Loan, and all renewals, exteII.SJ.on.s mid mod1f1cauons of the Note, and (11) the perfonnance of Borrower's covenants and agreements under th1s Secunty Instrument and the Note For tb.ts purpose, Borrower irrevocably grants and conveys to Trustee, m trust, with power of sale, the followmg descnbed property located m the County !Type of Record.mg Jur1sdtct1onj of KING [Name of Rttordmg Jumd1c1.1onJ As set forth ,n Exh1b~ 'A' attached and by this reference made a part hereof wluch currently has the address of Renton (City] , Waslungton 14128 SE 132nd Street IStreetl 98059 [ZipCO<k:] ("Property Address") TOGETHER WITH all the unprovernents now or hereafter creeled on the property, and all easements, appurtenances, and fixtures now or hereafter a part of the property All repJacements and addit1ons shall also be covered by tlus Secunty Instrument All of the: foregomg ts referred t.o m tlns Secunty Instrument as the "Property" BORROWER CO'VENANTS that Borrower 1s lawfu]ly :setsed of the estate hereby conveyed and has the nght to grant and convey the Property and that the Property ss unencum~. except for encumbrances of record Borrower warrants and will defend generally the utle to the Property agamst all drums and demands, sub]ect to any encumbrances of record 11-IlS SECl.:'RITY INSTRU1vIENT combmes um.form covenants for mmonal. use and non-umforrn covenants WJth luruted vanat10ns by Junsd.Jcuon to constJ.tme a uruform secunty mstrurnent covermg real property WASHlNGTON-Smgle FaIWly-Fm:nde Mae/Freddie Mac UNIFORM JNSTRUMENT IITM 1983LJ (00111 (Pcigf! 3 o/ 15 pag<'.S) Form 3048 1/01 GAEA TI.AND !JI To Ordei C;iU 1-300-630 g393 OF~ 615 791 11~1 Description: King,WA Document-Yaar.Montb.Day.DocID 2003.415.1629 Page: 3 of 16 Order: sdsf Co:1.2meni:: ! -.,...-~,---::.:::,;= ·-====================== ·-·-="·-==-==='-·•--=----=:,=c:, ' UNIFORM COVENANTS Borrower and Lender covenant and agree as follows J. Payment oi Princfpai, lhterest, Escrow Items, Prepayment Charges, and Late Charges. Borrower .shall pay when due the pnncipa1 of, and mterest on, the debt ev1denced by the Note and any prepayment charges and late charges due und~ the Note Borrower shall also pay funds for Escrow Items pursuant to Section 3 Payments due under !he Note and this Secunty Instrument shall be made m U S currency However, if any check or other mstrwnent received b-y Lender as payment under the Note or t!us Secimty Instrument 1s returned to Lender unpaid, Lender may reqUll'e that any or all :subsequent payments due under the Note and tlus Secunty Instrument be made 111 one or more of the foI1owmg forms, as selected by Lender (a) cash, (b) money order, (c) cett1fied cbeck, bank check, treasurer's check or caslner's check, provided any such check IS drawn upon an msUtution whose deposits are msured by a federal agency, mstnnnentahty, or enuty, or (d) ElectromcFunds Trnnsfer Payments are deemed rece1ved by Lender when received al the location designated 1n the Note or at such other local.Jon as may be des1gnated by Lender m accordance with the nollce provisions m Secuon 15 Lender may return any paynient or parual payment 1f the payment or partial payments are msuff1c1ent to bnng the Loan current Lende.r may accept any payment or partial payment msufflc1ent to bang the Loan current, without wru.ver of any nghts hereunder or preJud.tce to its nghts to refuse such payment or parual payments m the future, but Lender 1s not obligated to apply such payments at the tune such payments are accepted If each Periodic Payment 1s applied as of its scheduled due date, then Lender need not pay rnterest on unapphed funds Lender may hold such unapplted funds unttl Borrower makes payment to bnng the Loan cunent If Borrower does not do so wtthm a reasonable penod of nme, Lender shall either apply :such funds or return them to Borrower If not applied earlier, such funds will be applied to the outBtanding prmc1pal balance under the Note umnediately pnor to forccloSW'e No offset or drum wtuch Borrower might have now or tn the future agamst Lender shall relieve Borrower from making payments due under the Note and rhIS Sectu1ty Instrument or perfornung the covenants and agreements secured by this Secunty Instrument 2. Application or Payments or PrQCeeds. Except as otherwise descnbed m rlus Sectlon 2, all payments accepted and applied by Lender sbaU be applted m the followmg order of pnonty (a) mterest due under tbe Note, (b) pnnc1pal due under tbc Note, ( c) amounts due under Secuon 3 Such payment., shall be applied to each Penochc Paymmt m the order Ul which it became due Any rcm.ru.rung amounts shall be apphed firSt to late charges, second to any other amotmts due l!Ildcr this Secunty Tnstrmnent, and then to reduce the prmcxpal bahwce of the Note If Lender receives a payment from Borrower for a ddmquent Penod.tc Payment wlucb mcludes a suff1c1ent amount to pay any late charge due, the payment may be applied to the ddmquent payment and the late charge If rnore than one Penochc Payment is outstandmg, Lender may app!y any payment received from Borrower to the repayment of the Penodic Payments if, and to the extent that, each payment can be pru.d In full To the extent that any excess exists after the payment is apphed to the full payment of one or more P=nod1c Payment$, such excess may be applied to any late charges due Voluntary prepayments shall be apphed first to any prepayment charges and then as descnbed m the Note Any apphcat1on of payments, msurance proceeds, or Miscellaneous Proceeds ro pnncipal due i.mder the Note shall not extend or postpone the due date, or change the amount, of ilie Penodl.c PaymenlB 3. Funds for 'Escrow Items. Borrower shall pay to Lender on the day Penodic Payments are due under t.hc: Note, witil the Note 1s paid m full, a sum (the "Funds0 ) to provide for payment of amounts due for (a) taxes and assessments wid other items wh1ch can atlam pr:tonty over tlus Sccunty Instrument as a hen or encwnbrance on the Property, (b) kasehold payments or ground rents on the Property, 1f any, (c) prermums. for any and all msurance reqmred by Lender under Section 5, and (d) Mortgage Insurance p.ramums, if any, or any sums payable by Borrower to Lender m heu <>f rhe paymenr of Mortgage Insurance premmms m accordance with the provisions of SectJ.on 10 These 1tems are called '1Escrow Items "At ongmat.Ion or at any a.me dunng the tenn of the Loan, Lender ruiy requrre that Commuruty Assoetatlon Dues, Fees, and Assessments, if any, be escrowed by Borrower, and such dues, fees. and assessments shaU be an Escrow Item WASHING TON-Smgle Family-Fannie ~be/Freddie M::i:c UNIFORM INSTRUMENT ITEM 19S3L4 (00111 (?age 4 of 15 pagesJ Form 304& 1101 GAEATt..AND sl fo OrcuC1.1I 1--800 S3ll !1393QFax 616 7':t1-1131 Dasc-.::-iption: King,WA Document-Year.Month.Day.DocID 2003.415.1629 Page: 4 of 16 Order: sdsf Comment: i ==·c>=E·CC· ====r -. ~:.==~··~.~~·-.. ·-----· ======= Borrower shall promptly furrush to Lender all notices of amounts to be pa1d under this Section Borrower shall pay Lender the Funds for Escrow Items unless Lender waives Borrower's obltgahon to pay the Funds for any or all Escrow Items Lender may waive Borrower's obhgat..lon to pay to Lender Funds for any or al! Escrow Items at any tune Any such waiver may only be m \Vl'ltmg fu the event of such waiver, Borrower shall pay directly, when and where payable, the ammmls due for any Escrow Items for which payment of Fun& has been waived by Lender and, lf Lender requires, shall furrusb to Lender receipls evtdencmg such payment walnn such ti.me penod as Lender may requrre Borrower's obhgatton to make such payments and to proVIde receipts shall for all purposes be deemed to be a covenant and agreement contained m this Secunty Inscrument, as the phrase: "covenant and agreement'' 1s used m Secuon 9 If Borrower 1s obhgatcd to pay Escrow Items directly, pursuant to a waiver, and Borrower fails to pay the amount due for an Escrow Item, Lender may exerctSe 1ts nghts under Section 9 and pay such amount and Borrower shnlJ then be obligated under Sect ton 9 to repay to Lender any such amowll Lender may revoke the wru.ver as to any or all Escrow Items at any t::lme by a notLce given m accordance with Section 15 and, upon such revocauon, Borrower shall pay to Lender all Funds, and m such amounts, that are then reqw.red under this Section 3 Lender may, at any tune, collect and hold Funds in an amount (a) suff1c)ent to pe:nrut Lender to apply the Funds at the time specified under RESPA, and (b) not to exceed the maxunum amowit a lender can reqmre under RESPA Lender shall estimate the amooot of Funds due on the baSJ.s of current data and reasonable estimates of expenditures of future Escrow Items or othenv1se m accordance with ApphcabJe Law The Funds shall be held ill an mso.tullon whose depoSits are msured by a federal agency, mstrnmentahty, or enEtty (mcludmg Lender, rf Lender ts an msntuuon whose deposits are so msurc:d) or m any Federal Horne Loan Bank Lender shall apply the Funds to pay the Escrow Items no later than the tune spec1fied under RESP A Lender shall not charge Borrower for holdmg and applymg the Funds, annually analyzmg the escrow account, or venfymg the Escrow ltems, unless Lender pays Borrower mterest on the Funds and Appl,cabk Law pemuts Lender to make such a charge Unless an agreement 1.s made m wntmg or Appbcable Law Teqmres mterest to be pmd on the Funds, Lender shall not be Teqmred to pay Borrower 001y mtcrest or eanungs on the Funds Borrower and Lender can agree m wnnng, however, that rnterest shall be paid on the Funds Lender shall give to Borrower, without charge, an annual .accowrtmg of the Funds as reqmred by RESP A If there rs a surplus of Funds held m escrow, as defmed under RESPA, Lender shall accow,t to Borrower for the excess funds m accordance with RESP A If there 1s a shortage of Funds he.Id m escrow, as defmed under RESPA, Lender shall notify Borrower as reqwred by RESPA, and Borrower shall pay to I._,1!!1d~ the a__tTiount necessary To ma,.ke up the shortage m accOrd'>.nce wah RESP A, but tn no moI"e tltmi 12 monthly pay1nrnts Jf !here is a deficiency of Funds held m escrow, as defmed 1mder RESP A, Lender shall notify Borrower as requrred by RESPA, and Borrower shall pay to Lender the amount neeessary to make up the def1c1ency m accordance with RESPA, but m no more than 12 monthly payments Upon payment m full of all sums .s.ecoo:d by tins Secunty Instrument. Lender shall promptly refund to Borrower any Funds held by Lender 4. Charges; Liens. Borrower shall pay all taxes, assessments, charges, fmes, and 1mpos1nons attnbutable to the Property wb.Ich can attam pnorrty over this Secunty Instrument, leasehold payments or ground rents on the Property, 1f any, and Co.mmwuty Assoc1ation Dues, Fees, and Assessments, 1f any To the extent that these items are Escrow Items, Borrower shall pay them m the manner proV1ded m Section 3 Borrower shall promptly discharge any hen which ha:s pnonty over tlus Secunty Instrmnent unless Borrower (a) agrees 111 wntmg to the payment of the obhgatton secured by the hen ma manner acceptable to Lender, bul only so long as Borrower ,s pc:rfonmng such agreement, (b) contests the hen m good faith by, or defends against enforcement of the lien m, legal proceedmgs. which m Lender'.., opinion operate to prevent the enforcement of the bcn while those procee<ltngs are pending, but only unul such proceedmgs are concluded, or (c) secures from the holder of the lien an agreement sat1sfactory to Lender subordmanng Ibe WASHINGTON-Smgle Faruly-Faonle Maei'Fttddie M3c UNIFORi\l INSTRUMENT ITEM 18S3L5 J0011) (Page 5 of 15 pages) Form 3048 1/01 GREAnANO 11 Ta Or,:itr C<MI HOO 630 93930Falc 6i6-7~H 131 Description: King,WA Document-Year,Month.Day.DocID 2003.415.1629 Page: 5 of 16 Order: sdsf Comment: hen to this SecW1ty fustrumeot If Lender determmes that any part of th1::: Property 1s subject to a hen wlnch can aHam pnonty over thrn Security Instrument. Lender may give Borrower a notice 1denufymg the hen Wnhm 10 days of the date on. which that notice. is given, Borrower shall sausfy the hen or 1akc one or more of the actions set forth above m th.ts Section 4 Lender may require Borrower to pay a one-tlille charge for a real estate tax vcnf1catmn and/or reportmg service used by Lender m .::onnecuon w1th rlns Loan S. Property Insurance. Borrower shall keep the nnpl'Ovcments now eXJsung or hereafter erected on lhe Property msured against loss by lrre, hazards mcluded w1th!ll the term "extended coverage," and any other hazards mcluduig, but not hnnted to, earthquakes and I1oods, for which Lender reqwres msurance TbJS msurance shall be mamtamed m the amotmts: (mcludmg deduct:1ble levels) and for lhe penods that Lender reqwres What Lender requires pursuant to the precedmg sentences can change dunng the term of the Loan The insurance earner prov1dm.g the insurance shall be chosen by Borrower suhJect to Lender's nght to disapprove Borrower's choice, whu::h nght shall not be excrcised lllll'C3Sonahly Lender may regw.re Borrower to pay, m connection with this Loan, etther (a) a one-ume charge for flood :r.ooe determmauon, certification and trackmg services, or (b) a one-tnne charge for flood zone determmauon and certrhcatlon services and subsequent charges each tnne remapptngs o.r suntlar changes occur wlucb reasonabJy llllght affect such detcmunatJ.on or certrlkauon Borrower shall also be responru.ble for the payment of any fees nnposed by the Federal Emergency Management Agency m connecuon wrth the review of any flood zone detemunatton resultmg from an ob1ect.10n by Borrower If Borrower fads to rnamtam any of the coverages de.._"-Cllbed above, Lender may obtam msurance coverage, at Lender's option and Borrower's expense. Lender 1s under no obhgatmn to purchase any particular type or amount of coverage Therefore. such coverage shal1 cover Lender, but nnght or rmght not protect Borrower, Borrower's eqwty m the Property, or the contents of the Property, agamst any nsk, hazard or ltabllny and rmght provide greater or lesser coverage than was prevmusly m effect Borrower acknowledges that the cost of the msurance covaage so obtamed rmght Stgmftcaotly exceed the cost of msurance that Borrower could have obtamed Any amounts dt.Sbursed by Lender under thts Section 5 shall become addiuonal debt of Borrower secured by tbis Secunty Instrument Theoe amounts shall beor mterest at the Note rate from the date of disbursement .md shall be payable, with such mt.crest, upon noti.ce from Lender to Borrowerrcquestmg paymail All msurance pohczes requrred by Lender and renewaJs of such pohc1es shall be subJcct to Lender's nght to disapprove such pohcu::s, shall mclude a standard mortgage clause, 8lld shall name Lender as mortgagee and/or as an addltlonal loss payee Lender shall have the nght to hold the policies and renewal ceruficates lf .Lender reqwres, Borrower shall promptly give ro Lender all .receipts of pa.td prenuums and renewal nollces If Bonuwer ob~ns any-form of msurance coverage. nOt otherwise required by1.aider, for damage to, or destrucuon of, the Property, such policy shall roclude a standard mortgage clause and shall name Lender as mortgagee and/or as an add1tJ.onal loss payee In the event of loss, Borrower shall give ?tumpt nottce to the msurance earner and Lender Lender may make proof of loss 1f not made promptly by Borrower Unless Lender and Borrower otherw,se: agree m wntrng, any wsurance proceeds, whethe,:-or not lhe underlymg: 1I1Sutance was reqmred by Lend.cz:, shall be apphed to restorallon or rep81I' of the Property, 1f the restorauon or repair 1s econOID1caliy feasible and Lender's secunty is not lessena:i Dunng such repair and rcstoranon penod, Lender shall have the nght to hold such msurance proceeds until Lender has had an opportumty to mspect such Prope:rty to ensure the work has been completed to Lender's satisfaction, provided that such mspecl:J.on shall be widertakcn promptly Lender may disburse proceeds for the reparrs and restoration in a smgle payment or m a senes of progress payments as the work 1s completed Unless an agreement 1s made m wnnng or Applicable Law reqwres interest to be pai.d on such msurnnce proceeds, Le:ndi::r shall not be n:qmred to pay Borrower any mterest or eanungs on such proceeds Fees for pubhc adJusters, or other th.rrd parties, reta.J.ned by Borrower shall not be paid out of the msurance proceeds and shall be the sole obhgauon of Bonower If the reitorat1on or repair 1s WASHINGTON-Single Faunly-Fa.unie )otadFndrile Mac lJNIFORM INSTRUMENT ITE',1 jg83L8 :oOl1) (Page 6 o/ 15 pages) Form 3048 1101 ::?.REATLANO !Ji ToOld~CaJI i 800-s:JOS39:l0fa;,;"616791·1131 Descript:ion: King,WA Docume.nt-Year.Month.Day.DocID 2003.415.1629 Page: 6 of 16 Order: sd..sf Comment: not e:cononucally fcis1ble or Lender's secunty would be lessened, the msurance proceeds shall be apphed to the sums secured by tl11s Secunty I.m,trument, whether or not then due, w1th the excess, 1f any, paid to Borrower Such rnsurance procee.d:s shall be applied m the order provided form Secnon 2 rt Borrower abandons the Property, Lender may hle, negollate and settle any available msurance chum and related matters If Borrower does not respond withm 30 days to a notice from Lender that the msurance c.amer has offered to settle a clallD, lhen Lender may negotiate and settle the dall11 The 30-day penod will begrn when the notice 1s grven In either event, or 1f Lender acquires the Property under Sectmn 22 or otherwise, Borrower hereby asstgns to Lender (a) Borrower's nghts to any IDSurance proceeds man amount not to exceed the amounts unpaid under the Note or tl:ns Secunty Inslrument, and (b) any oilier of Borrower's nghts (other than the nght to any refund of unearned prcrruurns pa,d by Borrower) under all insurance pohc1es covermg the Property, msofar as such nghts are applicable to the covera~e of the Pro-perty Lender may use the msurance proceeds either to repau or restore the Property or to pay amounts unpaid under the Note or thls Secunty Instrument, whether or not then due. 6. Occupancy. Borrower shall occupy, establisil, and use the Property as Borrower's pnnc1pal residence within 60 days after the execut10n of this Secunty Instrtunent and shall contmue to occupy the Property as Borrower's pnnc1pal TCS1dcnce for at least one year after the date of occupancy, unless Lender otherwise agrees m wntmg, which consent shall not be unreasonably w1thhdd, or unless extenuatmg cucwns{ances exist which are beyond Borrower's control 7. Preservation, Maintenance and Protection of the Property; Inspect.ions. Borrower shall not destro)', damage or rmpalI the Property, aHow the Property to detenoratc or comrmt waste on the Property 'Whether or not Borrower 1s res1dmg m the Property, Borrower shall mamtam the Property m order to prevent the Property from deterlCratmg or decrcasmg m value due to 1ts condJ.ll.on Unless It 1s dctenruned pursuant to Seen.on 5 that repair or restoration 1s not econoIIUcalJy fe.}181ble,. Borrower shall promptly reparr the Property tf damaged to avoid further detenoratmn or damage If msurance or condemnatJon proceeds are paid m connection w1th damage to, or the takmg of, the Property, Borrower shall be responsible for repa.1tmg or restoong the Property only 1f Lender has released proceeds for sach purposes Lender may d!sbUnle proceods for the rcpan:s and restoration m a smgle payment or m a senes of progress poyrnents as the work 1s compJetcd If the msurance or conderonanon proceeds are not sufficient to repair or restore the Property, Borrower 1s not relteved of Borrower's obligation for the complellon of such repair or n:storatmn Lender or 1ts agent may make reasonable entne.s upon and impections of the Property lf 1t bas reasonable cause, Lender may mspect the mtenor of the unprovcments on the Property Lender shall ,give Borrower nonce at the tune of or pnor to such an mteoot mspectmn spec1fymg such reasonable cause 3~ Bottowr,r's Loan Applicath;m. Rorro~~r shfUl he m default 1.f, dunng the Loan apphcauou process, Borrower or any persons or ent.Ibes actmg at the drrectJon of Borrower or with Borrower's knowledge or consent gave roalenally false, misleading, or maccu:rate mfonnatloa or statements to Lender (or failed to provtde Lender with mata1al mfonnat10a) m connectmn With the Loan Matenal ~tatlon.s mclude, but are not hrrnted to, representations concenung Borrower's occupancy of the Property as Borrower's pnncipal residence 9. Protection of Lende:r's Interest in the Property and Rights Under this Security lnstrumenL If (a) Borrower fails to perform the covenants and agreements contamed m this Secunty Instrument, (b) there rs a legal proceeding that nught Slgmficantly affect Lender's mterest m the Property and/or nghts under this Securtty Instrument (such as a proceed.mg m bankruplCy, probate, for condemnatmn or forfeiture, for enforcement of a lten which may artam pnonty over this Secunty Instrument or to <:nforce laws or regulat10ns), or (c) Borrower bas abandoned the Property, then Lender may do .md -pay for whatever rn reasonable or appropnate to protect Lender's interest m the Property and nghts under thts Securny Instrument, mcludmg protectmg and/or assessmg the value of the Property, and secunng and/or repamng the Property Lender's act.Ions can mclude, but are not llDllted to (a) paymg any S\.UilS secured by a hen which has pnonty over tlus SeclUlty Instrument, (b) appeanng m court, and (c) paymg rea<JOnable attorneys' fees to WASHINGTON-Single Fam:ily-Fan11.k :\'IadF'reddlt Mac UNIFORM INSTRUMENT ITEM 19B3L7 (0011) (Pagf! 7 o/ 15 pag,e.z) Form 3048 1/01 13AE,\TlAND S To Ord~rtall 1-800 S30 939:l OF3x 61&-791·1131 Descript::i.an: King,'WA Document-Year.Mont:h.Day,!JocID 2003.415.1629 Page: 7 of 16 Order: sdsf Comment: protect 1L"i mterest m the Property and/or nghts under :lus Secur~Ly Jnsrrument, mcludmg its secured position in a bankruptcy proceed.mg Securmg the Property mcludes, but 1s not hrmled to, entenng the Property to make repau:s. change locks, replace or board up doors and wmdows, dram water from ptpes, ehnunate bmldmg or other code v1olat1ons or dangerous cond1tions, .and have utJlrnes turned on or off Although Lender may take acnon under tlu.s Seclton 9, Lender does not have to do so and 1s not under any duty or obhganon to do so Jt 1s agreed tbat Lender mcurs no ltab1hty for not takmg any or all actmns authonzed under this &cnon 9 Any amounts disbursed by Lender lUlder th.ls Secuon 9 shall become addtttonaJ debt of Borrower secured by tlns Secunty Instrument These amounts shall bear mte:rest at the Note rate from the date of dtsbursement and shall be payable, with such mterest, upon notJ.ce from Lender to Borrower requestmg payment lf tlus Se,ounty Instrument ts on a leasehold, Borrower shall comply with all the provtstons of the lease If Borrower acqurres fee title to the Property, the leasehold .md the fee title shall not merge unless Lender agrees to the merger m wntmg 10. Mortgage Insurance. If Lender reqwred Mortgage Insurance as a oondtt1on of makm.g the Loan, Borrower shall pay I.he premmms requrred to mamtam the Mortgage Insurance m effect lf. for any reason, the Mortgage Insurance coverage rcqurred by Lender ceases to be available from the rnongage msurer that previously provided such m:surance and Borrower was required to make scparatcly designati:d payments toward the -premnuns for Mortgage btsurance, Borrower shall pay the premmms reqwro:i to obtam coverage substanllally equivalent to the Mortgage Insurance previously m effect, at a cost substantially eqmvalent to the cosl to Borrower of the Mortgage Insurance prevtously m effect, from an alternate mortgage msu.rer selected by Lender If substant1ally eqwvalent Mortgage Insurance coverage is not avatJable, Borrower shall continue to pay to Lender the amount of the separately designated payments that were due when the msurance coverage ceased to be 111 effect Lender will accept, use and retam these payments as a non- refundable loss reserve m heu of Mortgage Insurance Such loss reserve shall be non-refundable, 110tw1thstandmg the /act that the Loan ts ulnmately paid m full, and Lender shall not be i<:qurred to pay Borrower an)' mterest or eammg'S on such loss reserve Lend~ can no longer requue lossTescrve payments 1f Mortgage Insurance coverage (m the amount and for the penod that Lender reqwres) provided by an lllSurer selected. by Lender agfUII. becomes available, 1s obtamed, and Lender reqrures separately designated payments toward the preJDJwns for Mortgage Insurance lf Lender re!Jwred Mortgage Insurance as a condHJon of malang the Loan and Borrower was reqUU'ed to make separatcly designated payments toward the premiums for Mortgage Insurance, Borrower shaJJ pay the premnuns reqmred to mam1.am Mortgage Insurance m effect, or-to. provide a non-refundable loss reserve, until Lender's re:qUtrement __ for Mortgage Insunmce ends m aCCOI"rlance With any wntten ag:reemcrit between BoITow~ and Lender providmg for sllch temimauon or Wlt:d ternunauon 1s required by Apphcable Law Nothmg m this Seclton 10 affects Borrower's obhganon to pay mterest at the: rate provided m the Note Mortgage Insurance reJmburses Lender (or any enuty that purchases the Note) for cet'tfiln losses 1t may mcur tf Borrower does not repay the Loan as agreed Borrower 1s not a party to the Mortgagi:: Insurance Mortgage msmcrs evaluate theU" total nsk on all such msurance m force from Ume to tune, and may enter mto agreements Wllh other parties lrult share or modify their nsk., or reduce losses These agreements are on terms and ooad.J.bons that are satisfactory to the mortgage lllSurer and the other party (or parttes) to these agrcemcnl.8 These agreements may require the mortgage msmer to make payments usmg any source of funds that lhe mortgage msurcr may have available (which may mcJude funds obtamcd from Mortgage Insurance proruwns) As a result of these agreements, Lender, any purchaser of the Note, another insurer, auy remsurcr, any other entity, or any affiliate of any of the foregomg, may receive (directly or mdrrectly) amounts that denve from (or rru.ght be charactcnzed as) a port10n of Borrower's -payments for Mortgage Insurance, m exchange for sbanng or mod1fymg the mortgage 1ruru.re:r's nsk, or reducmg losses If such agreement provides that an WASHINGTON-Smgle F:um/.y-Faooie llaetFreddfe Miac UNIFORM lNSTRUMENT ITEM 1983l8 (0011) ( Paz~ 8 of I 5 page.fj' Form 3048 l/01 GAEATI.AND 8 To Or@rC~II 1 800--~;lCl 939'3 OF..:c l'!-\6 791· 1131 Description: King,WA Document-Year.Month.Day.DocID 2003. 415.1629 Page: 8 of 16 Order: sdsf Comment: = aif1hate of Lendcr takes a share of the msurer' s nsk rn exchange for a share of !he prennums prud to the msurer, the arrangement ts often termed ''captiveremsurance" Further (a) Any such agreements will not affect the amoun~ that .Borrower has a~ed to pay for Mortgage Insurance, or any other terms of the Loan Such agreements will not increase the amount Borrower will owe for Mortgage Insurance, and they will not entitle Borrower to any refond. (b) Any such agreements will not affect the rights Borrower has-if any-with re,pect to the Mortgage Insurance under the Homeowners Protectlon A.ct of 1998 or any other law. These rights may include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage fusurance, to have the Mortgage Insurance terminated aotomatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned at the time of sucli cancellation or termination. 11. Assignment of Miscellaneous Proceeds; Forfeiture. All Miscellaneous Proceed::i are hereby assigned to and shall be paid to Lender If the Pr0perty 1s damaged, such Miscellaneous Proceeds shall be applied to restoration or reparr of the Property, 1f the restorallon or reparr 1s econom1caUy feasible and Lender's secmty 1s not iessened Dunng :such repair and rest.oration penod, Lender shall have the nght to hold such Miscellaneous Proceeds unW Lender has had an Opportumly to mspect such Property to ensure the work bas been completed to Lemler' s satisfaclJon, provided that such mspectJ.on shall be undertaken promptly Lender may pay for the repatts and restoratlon m a smgle disbursement or tn a s,cnes of progress paymenw .us the work is completed Unless an agreement is mark lll wnung or Applicable Law requires mterest to be: paid on such Miscellaneous Proceeds, Lender shall not be required to pay Borrower any mterest or earmngs on such Miscellaneous Proceeds If the restorauon or repair ts not econom1caUy feasible or Lender's secunty would be lessened, the Miscellaneous Procce.ds shall be apphed to the sums secured by tlus Secunty Instrument, whether or not then due, with the c.xcess, 1f any, prud to Borrower Such Miscellaneous Proceeds shall be applied m the order prov1ckd for m Se.cuon 2 In the event of a total takmg, desnucnon, or loss m value of the Property, the M1scel1aneous Proceeds shall be apphed to the sums secured hy th.ts Secunty Instrument, whether or not then due, wnh the excess, 1f any, paid to Borrowcr In the event of a parnal takmg, destrucuon, or Joss 1n value of the Property m winch the fair market vaJue of the Property nnmechately before the partial takmg, destrucuon, or loss in value LS equal to or greater than the amount of the sums secured by this Secunty lns<rurnent muned1ately before the partial t.akmg, destruction, or loss m value, unless Borrower and Lender otherwise .agree m wntillg, the SlDDS secured by this Securny Insttumall shall be reduced by the amount of the Miscellaneous Proceeds multiplied by the followmg fractJ.on (a) the tot.al amoi.mt of the sums secured i.mmediatcly before the partial t.akmg, destrucuon, or loss m value dJvided by { b) the 1arr mark.et \•alue of the Property nnmedtately before ilie partial taking, destruc!Jon, or loss m value Any balance shall be pa.id to Borrower In the event of a parbal takmg, destrucnon, or Joss m value of the Property m wtnch the fair maiket vaiue of the Property unmediately before the parual takmg, destruction, or loss m value 1s less than the amount of the swns secured lIIlrned1ately before the partial takm.g, destrucuon, or loss m value, unless Borrower and Lender othenv1se agree lll wntmg, the Miscellaneous Proceeds shall be applied to the sums secured by tills Secunty Instrument whether or not the sums are then due If the Property 1s abandoned by Borrower, or tf, after nouce by Lender to Borrower lb.at the Opposing Parry (as defined m the next sentence) offers to make: an award to settle a clrum for damages., Borrower fads to respond to Lender w1thm 30 days after the date the noUce IS given, Lender ts authonzcd 10 collect and apply the Miscellaneous Proceeds either 10 n:storauon or repair of the Property or to the sums secured by this Secunty Instrument, whether or not then due. ''Opposmg P;flrty" means the t1urd party lhat owes Bmrowe::r MJSce.!laneous Proceeds or the party agamst whom Bonower has a nght of acnou m regard to Mlsccllaneous Proceeds WASHINGTON--Srngle f,.m1ly-F~W.e Mae/Freddie Mae UNIFORM INSTRUMENT ITEM l983l9 (0011) {Page 9 of 15 pages') Form 3046 1/01 GREATLAND D ToOfQ~rC•U 1 aoo-s:,;J-939lDFv: 5t6--79111Jl Descripc.::..on: King, WA Document-Year.Month, Day. DocID 2003. 415. 1629 Page: 9 0£ 16 Order; sds£ Comment: c •• ~ r. -~. ~ .c,= .. ======= .. ,.,,---=-- Borrower shall be m default 1f any acuon or prcceedmg, whether c1v1! or crumnal, IS begun that, m Lender's Judgment, could result m forfeiture of the Property or other matenal 1mpamnent of Lender·s mleresl m the Property or nghts W1der this Secunty Instrument Borrower can cure such a default and, tf acceleration has occurred, reinstate as provided w SectJ.on 19, by causmg the ac'llon or proceed.mg to be d1smts..-ied with a ruhng that, m Lender's 3udgrnenl, precludes forfeiture of the Property or other matenal unpamne:nt of Lender's mterest m the Property or nghts under tlus Secunty Instrument The proceeds of any award or drum for damages that are aunbutable lo the unpmrrnent of Lender's mterest m the Property are hereby ass,gned and shall beprud to Lender. AH Miscellaneous Proceeds that are not apphed to restoratton or reparr of the Properly shall be applied ID the order provided for m Secuon 2 12. Borrower Not Released; Forbearance By Lender Not a ,vaiver, Extension of the ume for payment or modtf1cation of amortu..atton of the sums secured by this Secunty Instnnneut granted by Lender to Borrower or any Successor m IDterest of Borrower shall not operate to release the habtltty of Borrower or any Succes..,;;ors m Interest of B01l'Ower Lender shall not be reqwred to commcuce proceedmgs agam:n any Successor m Interest of Borrower or to refuse to extend tune for payment or otherwise mod1fy amortiz.ation of the sums secured by this Secunty Instrument by reason ot' any demand made by the ongmal Borrower or any Successoi-s m Interest of Borrower Any forbearance by Lender m e:xerC'lsmg any nght or remedy mciudmg, without lRil1tatlon, Lender's acceptance of payments from third persons, entines or Successors m lnteresi: of Borrower or m amounts less than the amount then due, shall not be a waiver of or preclude the exercise of any nght or remedy 13. Joint and Several Liability; Co~signers; Snttessors and Assigns Bound. Borrower covenBJ1ts and agrees that Borrower's obligattons and habihty shall be Jomt and several However, any Borrower who co-signs {his Secunty Instrument but doc.s nol execute the Note (a "co~&gner'') (a) 1s co-signmg tins Secunty Instrument only 10 mortgage, grant and convey the co-signer1 s mtcrest ill the Property under the terms of this Secunty Instrument, (b) 1s not personally obhgated to pay the sums secured by th.Is Secunty Instrument, and (c) agrees that Lender and any other Borrower can agree to extend, modify, forbear or make any accommodauons with regard to the terms of tins Secunty Instrument or the Note without the co-signer's consent SubJect to the prov1smns of SectJ.on 18, any Successor m lnterdt of Borrower who assumes Borrower's ohhgatwns under tlus Secunry Instrument m wntmg, and rs approved by Lender, shall obta.J.n all of Borrower's nghts and benefits "Under tbis Secunty Instrument Borrower shall not be released from Borrower's obhgatJons and hab1hty under this Secunty Instrument unless Leader agrees to such release m .wnung The covenants and agreements or this Secunty Instrument shall hmd (cx.cept as prov1d~ m Sect.Ion 20) and benefit lhe successors and assigns of Lender 14. Loan Charges. Lender may charge Borrower fees for services performed m connectJon with Borrower's default, for the pu.qx,...~ of protectmg Lender's mterest in the Propcny and nghts under thls Secunty Instrument, mcludmg, but not lnruted to, attorneys' fees, property mspectlon and valuatJ.on fees In regard to any other fees, the absence of express authonty m tins Sccunty Insnument to charge a specific fee to Borrower shall not be construed as a proh1b1uon on the chargmg of such fee Lender may not ,charge fees. !hat are expressly prohlb!ted by this Secunty Instrument or by Apphcable Law If the Loan is subJec.t to a Jaw which :sets maxnnum loan charges, and that law 1s fmally mterpreled so that the mt~st or other lomt charges collected or to be collected m connection with the Loan exceed the pemutted lnruts, then (a) any such Joan charge sba!l be reduced by the amount necessary to reduce the charge to the penmtted lnrut, and (b) any sums already collected from Borrower which exceeded pen-rutted hrn.Jts will be refunded to Borrower Lender may choose to make tln:s. refwid by redo.cmg the pnncipal owed under the Note or by makmg a direct payment to Borrower If a refund :reduces pnnctpaJ, the retluctmn will be treated as a paruai prepayment without any prepayment charge (whether or not a prepayment charge IS provided for under the Note) Borrower's acceptance of any such refUild made by direct payment to Borrower will consntute a wruver of any nght of acllon Borrower might have ansmg out of such overcharge WASHING TON-Smgie Fa,mly-F.:mDiec Mad Freddie Mac UNIFORM INSTRUMENT ITEM 198'.)L 10 [0011) /Page JI) o/ 15 pages) F,onn '3oM8 l/01 3AEAlLANO"i1 To on:!er (;;jjl , 800-530 9393 OFn 615-79H 131 Descr::..ption: Xi.n.g,WA. Document-Yea=.Month.Day.DocI.!J 2003.415.1629 Page: 10 ot: 16 Order: sdsf Comment: = 15. Nodccs. AI1 nouces gwen by Borrower or Lender m connecllon wnh this Secunty Instrument must be m wntmg Any nouce to Borrower m connectmn wnh this Secunty Instrument shall be deemed to have been given to Borrower when mailed by frrst class mail or when actually dehvered to Borrower's nonce ad.dress if sent by other means Notice to any one Borrower shall consutute not.lee to all Borrowers unless Apphcable Law expressly reqwres otherwise The nouee address shall be the Property Address unless Borrower has dcstgnated a subst:Iture:: nonce address by noucc: lo Lender Borrowa-shall promptly noufy Lender of Bonuwer's change of addr~ If Lender speclf1es a procedure for rcportmg Borrower's change of address, then Borrower shall only report a change of address through that specified procedure There may be only one designated nonce address under this Secunty Instrument at any one tune Any notlce lO Lender shall be given by dehvenng 1t or by rnailmg it by first class inad to Lender's address stated herem unless Lender has designated another address by nonce to B orrowcr Any nouce m connecuon with this Secunty Instrument shall not be deemed to have been g1vm to Lender unul actually received by Lender If any notice required by tlus Secunty lnsll11Illent ts also reqwed under Applicable Law, the Applicable Law requirement will sal!siy the correspoudrng requirement tu1der this Secunty Instrwnent 16. Governing Law; Severability; Rules of Construction. This Secunty Instrument shall be governed by federal law and the law of die Junsd!cuon m wluch the Property 1s located All ngbts and obltgauons contallled m tins Seconty Instrument are sub1ect to any reqmrernents and lllllltatlons of Apphcable Law Applicable Law rmght explicitly or unphcnly allow the parties to a_gree by contract or 1t rmght be silent, but such silence shall not be consltlled a.~ a profubttJ.on agam.st agreement by contract In the i:vent that any prov1S1on or clause of tins Security Instrument or lhe Note conflicts wHh Apphcable Law, such conflict shall not affect other provis10ns of tius Secunty Instrmnent or the Note which can be given effect without the confhcnng prov1s1on As used m trus Secunty Instrument (a) words of the masculine gender shall mean and mclude correspondlllg neuter words or words of the femnunc gender, (b) words m !he smgular shall mean and mclude the plurai and vice versa, and (c) the word "may" gives sole dJ.screuon without any obhgat:J.on to take any action 17. Borrower's Copy. Borrower shall be given one copy of the Note and of tins Seeunty lnsll11Ille.nt 13. Ti'ao!iJ.(er of the Property or a Beneficial Interest In Borrower. As used m thls Seen.on 18, "Interest m the Property" means any legal or beneficlal mterest m the Property, mcludmg, but not hmtted to, those beneficial mte:rests transferred m a bond for deed, contract for deed, m.stallment salc:.s contract or escrow agreement, the m(ent of wh1ch 1s the transfer of ntle by Borrower at a future date to a purchaser If all or any part of the Property or any Interest 111 the Property IS sold or transferred (or 1f Borrower 1s net· a natu...:i..l pe::r'~n a.ad a bend1c10.l i:.~terest m Borrow~.-is said c,;:-· tr:1,1sfr.rred} wrthoul L~dc:r' s -pnor wntten consent, Lender may requue immediate payment m full of all sUillS secured by tlus Secunty Instnnnent However, tlus optron shall not be exercised by Lender if such exercise 1s prohibited by Apphcabk. Law lf Lender exercises tlus opnon, Lender shall give Borrowe.r nouce of acceleration The nonce shall provide a penod of not less than 30 days from the date the nouce 1s given m accordance with Secuon 15 w1tlun which Borrower must pay all sums secured by thts Secunty Jmruument If Borrower fru.ls to pay these sums pnor to the exprratJ.on of th.Is penod, Lender may mvoke any remedies pernnlted by thIS Secunty Instrument wnhout further nobce or demand on Borrower 19. Borrower's Right to Reimtate After Acederation. If Borrower meets certam conditions, Borrower shall h...1ve the nght to have enforcement of this Secunty lnstrument discontinued at any tune pnor to the earliest of (a) five days before sale of the Property pursuant to any power of sale contamed m this Secunly Instrumenl, (b) such other penod as Apphcabk: Law rmght specify for the temunatlon of Boxrowe:r' s nght to remstate, or (c) entry of a Judgment enforcing tlns Secunty Instrument Those conchuons are that Borrower (a) pays Lender all sums which then would be due under tlns Secunty Instrument and the :-.J"ote :is ·;f no acceleratlon had occurred, (b) cures any default of any other covenants or agreements, WASHINGTON-Smgk FaDllly-:Famrlc MadFl-eddle Mac UNIFORM INSTRUMENT IT'EM19a31,.C1 (0011) (P!lge 11 of I5pages) Form 304S 1/01 GREATI..AND JI 7a Order ~I 1 800 sao 9393 CFu 616 791-1131' Dascr.ipticn: Xing,WA Document-Year.Month.Day.Doc.ID 2003.415.1629 Page: 11 of 16 Order: sdsf Comc:en t: ···-~ ... ~- (c) pays all expenses mcurred m enforcmg tlns Secunty lnstnm1e:nt, mdudmg, but not lllilltcd to, reasonable auorneys' tee.s, property mspt'!cuon and valuation fees, and other fees mcurred for the purpose of pmtectmg Lender's mterest m the Property and nghts under tlus Secunty Instrument, and (d) takes .)'uch acuon as Lender may reasonably require to assure that Lender's mterest m the Property and nghts under this Secunty Instrument, and Borrower's obhgauon to pay the swns secured by this Secunty Instrumeot, shall contmue unchanged Lender may i:equire that Borrower pay such remstatement smns and expenses. m one or more of the following forms, as selecte<l by Lender (a) cash, (b) money order, (c) ccrttfie<l check, bank check, treasurer's cheek or cashier's check, provided any such check 1s drawn upon an msmution whose deposits are msw-ed by a federal agency, mstnuncntalny or.-ent1ty, or (d) Electromc Funds Transfer Upon remstatement by Borrower, this Secun ty Instru.me.nt and obhgahons secured hereby shall rernam fully effective as ll no acccleratrnn had occurred However, tbIS nght to remstate shaH not apply ill the case of accderarion under Secuon 18 ZO. Sale of Note; Change of Loan Servicer; Notice of Grie-vance. Toe Nore or a paroal interest m the Note (together with this Secunty Instrument) can be sold one or more tllnes without pnor notice to Borrower A sale mtght result ma change in the entity (known as the ''Loan Servicer") that coUeccs Penod1c Payments due under the Note and this Secimty Instrument and performs other mortgage loan SCIY1cmg obhgatmns under the Note, this Secunty lnstrument, and Apphcable Law There also might be one or more changes of the Loan Servicer unrelated to a sale of the Note If there is a change of the Loan Servicer, Borrower will be given wntten notice of the change which wtl1 state the name and .address of the new Loan Servicer, the address to which payments should be made and any other mfonnauon RESPA requtreS m connecuon wrtb a notice of transfer of serv1cmg If the Note is sold and thereafter the Loan is serv1ced by a Loan Servicer other than the purchaser of lhe Note, lhe mortgage loan seiv1cmg obbgat1ons to Bc:rrower will remam with the Loan Servicer or be transferred to a succeS&Jr Loan Servicer and are not assumed by the Note purchaser unless otherwise prov1de<l by the Note purchaser Nellher Borrower nor Lender may commence, Jom, or be Jomed to any JUdicrn1 acllon (as eH:her an md1v1dual llttgant or the member of a class) that anses from the other party's act.tons pursuant to tlus Secunty lnstrume:nt or that alleges that the olher party h3£ breached any provision of, or any duty owed by re:rnon of, tins Secunty Instrument. unb.l such Borrower or Lender has notrl1ed the other party (with such nobce gi.ven tn comphanre wtlh the requm:ments of Sectton 15) of such alleged breach and afforded the other party hereto a reasonable penod after the givmg of such notI.ce to take corrccuve actxon If Applicable Law provides a tJme peno<l which must elapse before certam actton can be taken, that ttme penod wilt be deemed to be reasonable for purposes of this paragraph The nonce of acc.elerauon and opporturuty to cure given to Borrower pursuant lo _Section 22 and the notice. of.ac;:.r;e-!e-ratJ.on _given to BoITO\J?~ pursuant to Sec!]on 18 shall be deemed to satl.Sfy the nouce and opportumty to take correctrvc act10n prov1s1ons of this Secuon 20 21. Hazardous Substances. As U5ed m th1s Sccuon 21 (a) "Hazardous Substances" are those substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law and the followmg substances gasoime, kerosene, oilier flammable or toxic petroleum products, toxic pesuc1des and herbicides, volatlle solvents, marenals contammg asbestos or fonnaldehyde, and radioactive matenals, (b) ''Envrronmental Law" means federal laws and laws of the Jtmsdlctmn where the Property 1S located that relate lO health, safety or envuo.nmental protection, (c) "EnvtronroentaJ Cleanup" mcludes any response actton, remedial acoon, or removal acuon, as defined m Envrronmentai Law, and (d) an "Envll'Onmental C.ond1non" means a condtuon rhat can cause, contnbure to, or otherwise tngger an Envtronmental Cleanup Borrower shaH not cause or penmt the presence, use, disposal, storage, or re.lease of any Hazardous Substances. or ilireaten to release any Hazardous Substance:s, on or m lhe Property Borrower shall not do, nor allow anyone else to do, anythmg affecung the Property (a) that 1s in violatton of any Environmental Law, (b) which creates an EnvtronmentaJ Cond11J.on, or (c) which, due to the presence, use, or rdease of a Hazardous Sub.stance, creates a condiuon that adversely affects the value of the Property The precedmg two sentences shall not apply to the presence, use, or storage on the Property of small q11ant1ties of Hazardous WASl-lil'IGTON-Smgle: ramlly-Fannie Mae/Freddie Mac UNIFORM INSTRUMENT ITEM 1983ll2 (0011) (Page 12 af 15 pages) Form 3048 1'01 i3REATLANO ii To Orller C;II 1-000 530-0093 OraJI 61£.791 1131 Descript::.on; King,WA Document-Year.Month,Day.DccID 2003.415.1629 Page: 12 of 16 Order: sdsf Comment: .Substanc~" that are generally recogruzed to be appropnate to nonnal resident1al llSes and to mamtcnance of the Property (mcludmg, but not lumted to, hazardous substances m consumer products) Borrower shaJ:1 promptly give Lender wntten notJce of (a) any mve~mgauon, claun, demand, lawsuit or other acuon by any governmental or regulatory agency or pnvatc party mvolvmg tbe Property and any Hazardous Subsumce or EnVU"Onmental Law of which Borrower has actual lrnowledge, (b) any Envrronmental Condn1on. mcludmg but not bm1te.d to, any spillmg, leabng, discharge, release or threat of rcJease of any Hazardous Substance, and (c) any condition caused by the presence, use or rdease of a Hazardous Substance wb1ch adversely affects the value of the Property If Borrower learns, or 1s noufted by any governmental or regu]atozy authonty, or any pnvate party, that any removal or other remed1a11on of any Hazardous Subsfance affectmg the Property 1s-necessary, Borrower shall promptly take all necessary remedial actions m accordance with Environmental Law Notlung herein shaJJ create any obl1gauon on Lender for an Env1ronmen1ai Cleanup NON-UNIFORM COVENANTS Borrower and Lemler further covenant 1111d agree as follows 22. Acceleration; Remedies. Lender shall give: notice to Borrower prior to acceleration following Bouower's breach of any co'1enant or agreement in this Sec:urity Instrument (but not prior to acceleration under Section 18 unless Applicable La.w provides otherwise). The notice sbaU specify: (a} the default; (b) the action required to ,cure the default; {e) a date, not less than 30 days from the date the notice is given to Borrower1 by whic.h the detauJt must be cured; and (d) that failure to cure the default on or before the date specjfied in the notice may resu.lt in acceleration of the surns .secured by this Security !nsttument and sale of the Property at publie auction at a date not less than 120 days in the future. The no lice shall further inform Borrower of the right to reinstate after acceleration, the right to bring a court action to .assert the non-existence of a default or any other defense or .8orrower to acceleration and sale, and any other matters required to be included in the notice by Applicable Law. H the dcfauJt is not cured on or before the date specified in the notice, Lender at is option, may require immediate payment in full of all sums secured by this Security Instrument without further demand and may invoke the power of sale and/ol" any other remedies permitted by Applicable Law. Lender shall be entitled lo collect all expen,<s Incurred in pursmng the remedies provided In this &ction 221 including. but not limited to, reasonable attorneys' fees and costs of title evidence. Ir Lender invokes the pow,cr o[ sale, Lender shall give written notice to Trustee ()f the occurrence of an event of default and of Lender's dection to cause the Property to be sold. Truslee and Lender shall take such action regarding notice-of sale and shall give sueh notices to B01Tower and lo other persons as Applicable Law CWlY require. Aft.er the time required by Applicable La.w and alter pubU_cation _pf_ the notice of., sal~ Trnste~t witboul .. demand .on Borrower, shaU sell the -Property -"lt µubUc auction to the highest bidder at the time and place and under-the terms designated in the notice of sale in one or more parcels and ih any order Trustee determines. Trustee may postpone sale of the Property for a period ot-periods permitted by Applicable Law by public announcement at the time and place fixed in the notice of .s;:ale. Lender or its designee may purchase the Property at any sale. Trustee shall deliver to the purchaser Trustee's deed conveying the Property without any covenant or warranty, expressed or implied. The recitals in the Trustee's deed shall be prim.a fade evidence of the truth of the statements made therein. Trostee shall apply the proceeds of the saJe in the following order: (a) to aH expenses of the sale, includin~ but not limited to1 reasonable Trustee's and attorneys' fees; (b) to aJI sums secured by this Security lru;tl'ument; and (c) any excess to the person or persons legaJJy entitled to it or to the clerk of the superior court of the county in which the saie took pJace. 23. RC4.."0nveyance. Upon payment of all sums ~ed by tins Secunty Instrument, Lender shall request Trustee to reconvey the Property and shalJ surrender this Secunty Instrument and ail notes t:-Vldencmg WASHINGTON-Single Famtly-F:mnie M.wFreo.dte Mac UNIFORM JNSTRUMENT IYEM !983ll3 (001"!) (Pu8e 13 of 15 pages) Form 3048 I/l)l C.R'8\TLAND iii To Order C;iit 1 800 ~:» ~93 0 f,x ?16" 7~!·\131 Descripti.cn; King,WA Document-Year.Mont.11.Day.DocID 2003.415.1629 Page: 13 of 16 Order: sdsf Comment:: C debt secim:d by tlus Secunty f11strument to Trustee Trustee shall reconvey the Property without warranty m the person or persons legally en1tlled to 11 Such person or persons shall pay any recordatlon casts and The Trustee's fee for prepanng the reconveyance 24. Substitute Trustee. In accordance w1th Apphcabie Law, L~udcr may from ttme 10 ume appomt a successor trustee to any Trustee appomted hereunder who has ceased to act Without conveyance of the Property, the successor trustee shall succeed to ail the tide, power and duties conferred upon Trustee her em and by Applicable Law 25. Use of Property. Toe propeny 1s not used pnncipally for agncultural pw:poses 26. Attorneys' Fees. Lender shrul be entitled to re.cover 1rs reasonable attorneys' fees and costs ui any acttOll or proceedmg to construe or enforce .llllY term of tlus Secunty Instrument The term ''attorneys' fees," whenever used m tlus Secunty lnstrume:nt, shall mclude without lllmtatmn attorneys' fees mcurred by Lender m any bankruptcy proceed.mg or on appeal ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT m-A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SIGNING BELOW, Bonower accepts and agrees to the terms and covenants contamed 1n pages l through 15 of this Secunty Instrument and m any Rider executed by Borrower and recorded wuh it d ~mdi«t'ffi~,J.i) -BoJTQwe: Cyrl a Ann Green -Borrower ____________ (Seal) (Seal) -Borrower -Borrower _-=. ___________ (Seal)-(&al) -Borrower -Borrower WASHINGTON-Single Farmly-Fannli: Mae!Frtddioe: Mac U'NLFOllM I1'fSTRUM£NT lorm~ 1/01 GREAfu\ND 13 Ta 0r11erc~1 1-000 ~'!J om 616-791-1131 ITEM 19~L14 {0011) (Pug~ 11 o/ 15 puga) Descript;ion: King,WA Document-Year.Monch.Day.DocID 2003,415.ltS29 ~ag~: 14 of 16 Order; sds£ Comment: State of Wasn,ngion County of KING ) ) ss ) On tlus day personally appeared before me Norman Wilham Green Cynthia Ann Green , ro me known to be the rndtvtdual(s) descnbed Ul and who executed the within and foregomg msrromem, and acknowledged that he (she or they) stgned the same as tns (her or their) free and voluntary act and deed, for the uses and purposes therem mentioned _/1 • 4 Given 1111dermy hand and otfic,alseal this / {)0' dayofCC/7'U 4()() 3 rr J :1A ~--1 ll 1J,\Jt&l1AfYJL«!.. WASHlNGTON-Smgltl FamTiy-falJ.nie MadFreUJili: Msc UNIFORM lNSTRUMEN·r F-0rm '3048 1101 rTC:!>.411.l83l15{CX11i) GFIEAll..AND l3 To Ord« Cull 1-800 530-9393 Ofi!X 616 791 :131 Descri.pt.ion: Ki.ng;WA DoC"..mtel'.!t-Yea:r.Mon"th.Day.Z:ocID 2003. 415.1629 Page: 15 a£ 15 Order: sds:£ Comment: Comm,nnent No R289569-3 SCHEDULE A The land reierred to m this Comm1tment 1s descnbed as follows The east 35 reet of Lot 3 AND ALL of Lot 4 of Short Plat Number 881050 reco,ded unde. Auditor's File Number 8201220536 bemg a portion of the followmg That portrnn of the south half of the southwest quarter of the northwest qua1ter of the northeast quarter of Secnon 15, Township 23 North, Range 5 East, W.M, m Kmg County, Washmgton, lymg north of Southeast 132nd Street as monumented AND shown on the plat of Puget Colony Homes, according to the plat thereof recorded m Volume 86 of Plats, page 59, m Kmg County, Washmgton, ALSO The east 30 feet of the south half of the southwest quarter of the northwest quarter of the northeast quarter of Secnon 15, Township 23 North, Range 5 East, WM., bemg a part of Short Plat Number 881050 as recorded under Auditor's File Number 8201220536 END OF SCHEDULE A Descx::..pt:::i...on: Ki.ng~WA Doc".llilent-Yaar.:ionth.Day.DocID 2003.415.1629 Page: 16 of 16 Order: :sds£ Comment:: k -- .. ----·-------·---- "' ~ ·, j ' s.l.S__ T._._._ R. c; SHORT KING PUIT CuU' T1, WASHINGTOI" 7};.is sp«c(: rese!'·.·ed ~ APPROVAL ru-co;rd,:,.r's use I I Dep.::trt.mimt r,f Pl<uming and C"oi:-,;111,mi ty Dev~JQpment Building ;uid L<md Pevelopme:it Divisi;;;:,n ~~amin~.and Approved this z;,.lday of ....___ ) O,"V'\r u._e,.,_1,.__... 19al"_.c'·c...-- Man~ger. ;:i~·ai~~1 & L~; ~~~l~pme;it DJvisidi'Y (\ _I r') "' 0 ~ .... C N (l) ' • 1 I i I f'iled for re<::ord at the requt:"st of: Return to: Di rector j VeJ)drtr.ent of Assessments t.·,:aJ!l.ined and .ipproved Chis ---~?~-~-__ day of nu ,.,,,J. ,.;,-I lb-'~ ,J-I ti : /0ie c'" LJ,,. • Building & [,a,uJ Development 450 KC Administration Bldg Seattle, Washington 98104 Asses.!::O! (1 VY~o.J::: - .l)epUt 'J A5S€SS0I £1{ LEGAL DESCRIPTION ':.''.:~7 f10rti.J:1. of :\e o:;th ::,!.:.f of ';oi:s:,0:.1-:.:::-:t 1.:,1_-::;.e_-cf ·_~:::2·t::r.·;e:,t l!e,.::-~~J' of ·~w·::nsi1i0 ::;'i '"o:'th, -=-'c,r:1·;8 ~ -~:·.:;t, ··:,;,~.~-r;--·,,-.": ";..:c:rter cf ''.~c-i:~on. 1~ 1:,-.i..;,s ;1or:.!c y::., ··:._:. l.~''.'··c: •. ~::-cc :_'uget 1-.:11:::i.:,r ::0c::es ~:-'> rscc-:<ed. ;·!,'.",,: ".'2-u.ei.t::, ··,.:ci::ir.c;;t0n. Ex,:ept the E.ast and i\e.~t )0 feet /J-..<'J•F-7,.;f ,it.,,,'/.;~ ,c. t,.1£lli Map on F'i I• in Vaun t -. . ::. -l ;i;·:e: ;j ·rolur.e 26 -,co-· ::r: o:. ;:.J-.:~ :';_~~ c-f --~ ~:l:"!t'.::, ·:,~r,e 59, ·;.i,;c0rds ci' ---=-. Desc:::ipti.on: King,WA Dcctlll:1ent-Year,Month.Da.y.DocID 1982.122.536 Page: 1 of 6 Order: sds£ Comment: •• ......:..: •. J ... . (_ ~ ~ :.._ >~< ... ··.' . \. __ . - ,-._1 .. -' 'i--.1 ,,:..,., '..;. :) ~ 4- P'--;GE:..I c__-..·,·,_.__;i,.._)~f 1-\VHc:-'.'_> ,.._,,,..,., '--'-1 1--1 '2. 'o (.. -t' 1::-... (..; 12:" set wnd Surveyor's C~.:'ui1cai:e: ThlS short. plat corrii>ccly !"t:prese:nrs il surveg made ·by me 0r·under my dire,·tiwn in conformam:e with enc re,.:iireme,.:s of 3ppropriatc stdte .:lnd cotmty stati..le .1nd prdinance. Map ·on f.'iltt in Vault Sea.le= I''~ 160' Descripcion: Kir:g,h"'A :'acumertt.-Ysar.Month . .oay.DocID 1982.122.536 Page: 2 o:£ 6 Order; sds£ Comment: I_,; \ ., - __ _: j ===-z===·======= ;1 ' I I ' ,-1 'Thar portion(sJ of '.!Q+-b sue s ;;, H·J h-,,, 3 r. c: t· ))2nd St. wh~.c:i adjDins i:h2 subJect subd1dsion .:.s a public ri~~ht-cf-11;ay. It is Ue.scr1beJ in the King Cot1nty CO!:tprehensi,·e Plan as a ·•1:oca'l access street or roaC" a1id in acco:·dance with the standards therein, m!ly be required to he ::.mproved for future County street, road or thoroughfaI"e. The ov.1ner, i,1s grant,~.,; and assigns, hereby ngree to partj_c:tpS:te ir., and/or not. oppose or protest, the formation of ,i. County Road improvement District (CR!D) pursuant to RCW 36, SB or any RoJl4 Improve- ment proj t .sanctioned by King Coun •1, which is designed to iz:nprove Si>', .street(s) a.id t.'le immediate strt:"et syStem o&. which it is a part·. Timicg ot the formation cf said CRID ar other road improvement project shall be determined by King County. ·rc.e street improvement nuthorizeo by the CRID or other road irprovement project shall call for the i_mprovell\~n t of said s tre~t ( s) and i tS irnmed 1 ate street syStem to 11t least. th"! minimum King County road standards applicable to said street(s) and the immediate st::-eet system at" the time the CRID or other road project is formed; provided that, in situatior1s where there is~ multiple ownership oJ properties participating in the formation of the CHIO, or: other road improvement _ _project, :1,f a majority of the property owners want a. higher standard; i.e., C\,)rbs, gutters, under- ground drainage, etc,, that stand .. rd s_hall prevail. Short: P1a.t Noi __ B_B_l_0_5_0 _______ ~- ____ .... ,~·- Description: King,~ Document-Year.Mont.11.Da.y.DocID 1982.122.536 Page: 3 of 6 Order: sds-f Comment: tr, M U'l 0 N N rl 0 N rn -·=--=- ··Gec.'..il.rati.on or Covena.nt ·;,;1:i.J.n coflsidenl.tivi::: of the approval by K.!.og Couuty of short ?L:tc ~~~~~~~~' which said plat creates (a lot) (lots) described ;..:S fo~l:Jws: the undersigned covenants and agrees that no improvements are to be made or placed upon the land for the purpose of buman haOitation, including_ tents, tent frames, aod· trailers or campers, and t!iat no other improvements are made to the prope::rty other than fences or C.::ise neeessarY tor agricultural. open .space, or forestry purposes, unless or until said lot(s) are approved by King County in accordance with County short plat regulations, "2. Tbis covenant shall run with the land and. is binding on all s~bsequent owner(s) of the above described lot(s). "3. 'l'his covenant :is enforceable by any p·.1rcba ;ers of lots within she same short plat,, and by King County. "4. Warning; Jl;.ing Cou11ty has-no responsibility to Ouild, improve, maintain or otherwise service any private road contained with.in or providing service to the above referenced property." owner / owner STATE OF WASHINGTON) COUNTY or KING ) $$ On this day perl:ionally appeared before me /lA.;-11:1,,;;,q. /l.1 cJ...(!:,flt= , to me known to be the lndlvidual(s) described "i~n,-.,a~n"d"w"h"oc--~ex_e_c_u~t-e-a~t~h-e-within and foregoing instrument and acknowledged that they signed the same as their tree and voluntary act and deed, for the uses and_purposes therein stated. Given un~er my hand and 017)-cial · ;IJ/1/ , 19L. ol n wd !or tile residing at.:i;:t..:;=:::?.'.=I:, 4 " Page . ,.-of_L Description: King,Wll Document-Year.Mont:h.Day.DocID 1982.122.536 Page: 4 of 6 Ordez:-: sds£ Comment: I I I ' I "I:1 cans1.de:-3.l'..1.on of ::::1e :-·-r::,\·,'1.2. b·! :'°\ing Count;' of sho=<:: plat ,Niv:J~, wh::..c:1 53 l.C'. ~·l3t: c:.:eat2s ~ lot describeO. as follows: •. IS:: .:,,'C, .. .~·t· 11.c. ..c..'.L: ,i' .. .;.:. l :1;-· :;1;:, \c.'!Ulii:.;,.,1 i. ,'! 2 N ~, M the unciersign.e.a· cC"venants and ae;.rees that: 0 N ,:;] "(a) No percolaticn test has .bee:-i. ?e:cformed on the .:rbo•!e-described lot. "{b! Approvaj, vf .short: pla.t f. t>O-LuSu creating the above- descr.:.bed lot D0Ef NOT const.:i. tute apprcva.1. by Y.J.ng County that said lot can be used for~ building site. "(c) No structure. :=eq1:iring domesti::: water consuinption or s.:::wage dis~csal can be ?la::ed or. said lot :mtil approval is given by the Seattle- King Co~nty Health Cepartmen~ or otber ~ppropriate department agencies. n (d) ·This con·.Jenant sha~l r:.in with the land and is binding on all subscg;,;;,ent cwne:;(~i of i:h~ above: Ce.scribed lot[s)," tee o,..nE.r j I I ! ----' c".'i.' / -. ~_...,.,· STATJ:o: Of' WASHINGTON) COUNTY Ci? KlNG ) ss - h . ;/'(,·,, , ... l.~,-1,· .. '. ;' r\J ,, , . 4 ;·-. J _,... Gn t 1.s day pe::::sonally appeared before me ~ _ 1, J ' .n "-. , , ~ .1..,,·.1 Cl(! A !1. C'//i '<~ :'.; C, to !lll'.! kno1,:n to be the in'a~-~i~v~i~d'u~a~l.,_,[~s~J~-~---~- described in and who exec~ttd the with~n ana foregoing instrument and ad:nowledged that they signed the sarnc as ·their free ar,d vcluntary act and deed,. for the uses and p-urposeS therein· stated. -.,-·, I\ Given UI)d.er: m_y ha1nc ,a,,na official sea: this ____ _..,~'-------- day of ,,..i '; • i'. ,, 1 19·~-; . I \ ,_ .r ! /l--.. /_, NOTJi'.RY ?UBLIC in and :for the Seate cf Wafh:;i.ngton ;,,/ residing ac' ·-. : I at C (, Page. £c::_L_ Description: King,WA Document-Year.Monch.Day.DocID 1982.122.536 Page: 5 of 6 Order: sdsf Comment: :1 '1 ,, ~J ~j ,s.:1 '"'I .. ·- ;)l\ .\; .:. ' i:: .. ..:.~ I :• ·-.; ( '. !l l !I,· l i:Ll J',_>. :1 ch· '~. '---:·:1;:i,1,.;: ·~-;'r'.':"iL'',t:l'. ~-,n ,, : :1,· ,-,,; : .ii),_ J [l,_:," _: ~ ·~'d .:1 :" I: '. ._., .•!I L•',\'.',\)'i.--.) "! ~·_;:a'.:\' i,:; l 1\f'. i () 0 (12 t ):(' cletirclte ts) i:1,p use uf ·.,h~ pu::.1lic..: f1ll'(,\'t'l'. !::.:1'2 st~·2c:-=, :.,:~ e>il.)'.\J1 9.::-~ )!ll j~ l ! C' '.:..!1erecn a.r1J. Je.Jic.1t!c' t.he ,,1th the ·.1sc, t'ih'l'L'Ot [,,i· ,.';!l'. i,· l;i, .r-'::1v ,,.~1,·:11.i,.;.(;'"\: :l::--.-1 tliL, ri:~h-to ri:nke :111 nPce.:c:;_-:;~;,-,· ::::lc.;1c>::; t"l·-:· ..:~,1-' ~1:,1 ."l;.i-s:;,1'Ll tli, .. 2,,t"' shown nu tl;e i:-ice ~1r r.:ll.!.;; :c;horr p_l:it i:· l:1,~ L,r· .;.,,_ti 1·,.•:1,::0!;;1:,.1,=-,:1·:1ti:ng ~l-t~(~ ·-.,r-;:eCTt::-: :ind :tvcr.\.:•~,· s'1u,~n tb,,re,._;n, '.'\(H.l t'.ut -,:li( s!1;".J·t ,..,:b(!i·:~_-;ir)!'. :s i:rndi> w.1th the f2·e,· conse!;t: :rnJ a('c',':·.L,,L :1 u:,_• r-!t',...:re:--o -of i:he-0·.1ner(~). '---~ '. Name £le,;1:nor Jo~ph1.ne /Bigf~.rd Naine RO~n, de la fega Ha 1 '; Na.rile J\r.tonia M. Magat/ Name ~ame ,. STA'I£ OF WA8h.INGTON./ Count:y of __ K_I_N_G~--- i .,, On this day personally apfeared before ire _0o0z0B=cOaR0N:_MEc=;LcVclcN;_0a0I0G0F0C0,0&0Dc..:a0n0d=----- ELEANOR JOSEPllINE 13IGFORD, ta ire known to be the individual described in and w.1• ~xe,;uted the wit!1in and foregoing instrulll!!nt, and acknoi,,ledged that they signed the same as their ti:ee and volu'ltc1ry ac:e: and deed, for the use.s a.mi purposes th.ere in ment:ioned. GI VEN under If!'J hand an~ official seal thi~ !.il!!._ day at November STATE OF WASH~NGTO::•q :;s_ Cowity of Kll\u \ [µrrtin_ ~;w-: NC't:iJ..r1:i· Pllblic in and fo. the State of fi.1shington, residing at. Seattle. on this d.i'i personall g ap~.ared Defore me _ _;0i-:0a~d,:r0,0· ~g0oc.,dee=...±laac_:Vcesqs.ea"-'M,aeq;,;actc-'aensd,_ __ Antonia M. Magat, t-a roe kn~m-to be the individllill described.in and who executed the within and foreyQing instxt1,lllent, ,rnd ackn~ledged that 1..ney signed the sane as their fr-ee and 1101tl!}t:.azy ace 1111d deed,. for the uses and purf>Oses thorein mentioned. GIVEN under m; h.md and uffici-,11 ~,, Short -Plat Number 8 'l !C~O F-259 3/78 se;;i 1 this ~ da.y o~ · November 19 _1&.. t.-,.±w, c;;; ii+ t/ / Notary Ppblic in· and for t:h/ State of Was.h1ngtoo, residing at Seattle. L-' t. " g ,g Page.JK_of_Jf_ ---·-----'~,. Description, King,WA Document-Year.Month.Day.DocID 1982.122.536 Page: 6 of 6 Orde:: sds£ Comment: ' &~,::-.(.,.."it.""-;·- Q, NI i"" I ,. I '' )<:I I r-J l '-I ~1 . I \J! 0--I gJ Cl'-' I'! I i l I ! ! ! ! ' ; i l 1 i 1 I I j I I ....,.. ' "/} ;, '? 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OB'tHWIJO and m.ro: it. 05TINAII0 husb:llnd .and !a"ife ~ ~ ,_rib.d r-1 -. ~-HI la llor C-.a, fOl ICing w....,..... ........ h i=nt 35 feet of Lot J of 5h:rrt Plat No. 882050 konled under Audite>n File Ml;, 820122053& Beipg a. por;tioo of the follor.ring: 55 That portion of the South half of the Scut~t QUl!lll't~r of the Northwest quarter of the Northeat quarter of Section 15 1 Toi.mhtp 23 &rth, 'Raoge 5 East, W.M., in King County, Waahingotn, lyin:,; furth of S.E. 132rrl Street as ~ted and shcM, on the Plat of Puget Colony Mce!s, k.cordtng to the Pl8t ftet-..omed in Voli.Jne 86 of Plat:1, Page 59 1 fo 1Cing County l,lit&hingtCJn. .,, ' Subject to [lc,cd of 'l'rust !.lnder S3fflf date ~ au 26th ililf r.1 Autust, 1985 -~·-········-1.u••l I • O.d!i,, -· .• 11 ~ ... t111 .......,.. u.i.,, hWiC' •-. r ... a. lll&a. "' w.....--. ._ ---......,. .....,._ -... ~ ·"·-'~l!lllfo& ,.u .. i'.a_ ...... r. ......... ~ .... .... ..--..................... .. ---...... .tmi!. .. ,aaat ... __ = Descript:.on: K.ing,WA Document-Year.Mont.h.Day.DocID 1985.827.629 Pag!!!: l of 1· Order: sd.sf Comment: • Form No. 1.4 Subdiv1s1on Guarantee Guarantee ,\Jo.: 4.209-112.1113 OCT 2 6 2007 RECEIVED GUARANTEE Issued by First American Title Insurance Company 2101 Fourth Ave,, Ste 800,, Seattle,, WA 98121 Title Officer: Pat Fullerton Phone: (206)728-0400 FAX· First American Title Form No. 14 Subdivision Guarantee (4-10-75) First American Pat Fullerton (206) 615-3055 pfullerton@firstam.com Amy Garza (206) 615-3010 amgarza@firstam.com Title Team One Fax No. (866) 904-2177 Colleen Franz (206) 615-3050 cfranz@firstam.com Guarantee No.: 4209-1111113 Page No.; 1 First American Title Ins,,m~nce Company 2101 ~ourth Ave, Ste 800 Seattle, WA 98121 Phn -(206)728-0400 (800)826-7718 Fa:x - Jennifer Salas (206) 615-3011 jsalas@firstam.com Tina Kotas (206) 615-3012 tkotas@firstam.com SUBDIVISION GUARANTEE LIABILTIY FEE $ $ 1,000.00 350.00 TAX$ ORDER NO.: 31.15 YOUR REF.: first American Title Insurance Company a Corporation, herein called the Company 4209-1111113 Subject to the Liability Exclusions and Limitations set forth below and in Scheduie A. GUARANTEES Greacen Construction herein called the Assured, against loss not exceeding the liability amount stated above 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 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 above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: September 06, 2007 at 7:30 A.M. A'rst American Title Form No. 14 Subdivision Guarantee ( 4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Norman William Green and Cynthia Ann Green, husband and wife Guarantee No.: 4209-1111113 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: The East 35 feet of Lot 3 and all of Lot 4, King County Short Plat No. 881050, as recorded January 22, 1982 under Recording No. 8201220536, records of King County, Washington. Together with the East 30 feet of the South half of the Southwest quarter of the Northwest quarter of the Northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington. APN: 152305921909 First American Title Form No. 14 Subdiv1s10n Guarantee ( 4-10-75) RECORD MATTERS: Guarantee No.: 4209-111:.:.11..J Page No.: 3 1. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 152305921909 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Arnau nt Billed : Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 1st Half $ 2,256.13 $ 2,256.13 $ 0.00 $ 152,000.00 $ 257,000.00 2nd Half $ 2,256.13 $ 0.00 $ $ $ 2,256.13 152,000.00 257,000.00 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Norman William Green and Cynthia Ann Green, husband and wife Boeing Employees' Credit Union, a Washington Corporation Washington Title Company $215,000.00 April 15, 2003 20030415001629 3. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat King County Short Plat No. 881050 recorded under recording number 8201220536 . 4. Reservations and exceptions, including the terms and conditions thereof: Reserving: Reserved By: Recorded: Recording Information: Minerals Northern Pacific Railroad Company June 01, 1891 79509; Volume 128, Page 522 We note no examination has been made regarding the transfer or taxation of the reserved rights. INFORMATIONAL NOTES A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disc!aims any liability which may result from reliance made upon it. First Amen'can T7tle Form Na. 14 SubCliv1s1an Guarantee (+10-75) Guarantee Na.: 4209-1111113 ?age No.: 4 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by ·eason of the following: (a) Defects, ·iens, encumbrances, adverse claims or other matters against the title, whether ::ir not shown by the public rernrcs. (b) (1) Taxes or assessments of any taxing authority that levies ~axes or assessments on real property; or, (2) Proceedings oy a public agency wnich may result 1n :axes or assessments, or notices of such proceedings, whether or not the ·11atters excluded under '.1) or (2) are sncwn by the records of the taxing authority or by the public reccrds. (c) (1) Unpatented mining claims; (2) reservattons or exceptions 1n patents or :n Acts authorizing the issuance thereof; (3) water rights, claims er title to water, whether or not the 11atters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the 'ines of the land expressly described in the description set forth in Schedule (A), (C) or m Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or water.vays to which such land abuts, or the rigm to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rignts or easements are expressly and specifically set forch in said description. (b) Defee'"L.S, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no ioss to the Assured; or (3) which do not result m the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d} The validity, legal effect or prionty of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Terms. Toe following terms when used in the Guarante€ mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "!and": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) er in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, al!eys, lanes, ways or waterv.rays. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liabillty of the Company shall terminate with regard ~o the matter or matters for which prompt notice is required; provided, however, that failure to notify th!:! Company shall in no case prejudice the nghts of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to lhe extent of the prejudice. 3. No Duty to Defend or Prosecute. Toe Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or .:>rosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at :ts sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b ), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage :o the Msured. Toe Company may take any appropriate action under the terms of ttlis Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company e!ects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subJect to the nght of such Assured to object for reasonaole cause) to represent the Assured and shall not be liable for :md will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final detennination by a court of competent jurisdiction and expressly reserves the right, in its so!e discretion, to appeal fmm an adverse judgment or order. (d) In all cases where this Guarantee permits the C::impany to prosecute or provide for the defense of any actton or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, sec.iring evidence, obtaining witnesses, prosecuting or defending the action or lawful act which m the opinion of the Company may be necessary or desirable to establish the title to i:he estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and a~er the notices required under Section 2 of these Conditions and Stipu1at!Ons have been provided to the Company, a proof of 1css or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authonzed representative of the Company and sha11 produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in wnting, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. All information designated as confidential by the Assured provided to the Company, pursuant to this Seaion shall not be disclosed to others unless, in the reasonable judgment of the Company, It is necessary In the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary in!'onnat1on from third parties as required 1n the above oaragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guaramee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) A"rst American Title Form No. 14 Subdiv1s1on Guarantee ( 4-10-75) 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In c:.se of a m1m under this Guaramee, the (:)mpany shall have the following aaditional options: (a) To Pay or Tender Payment of th·e Amoum cf Liability or to Purchase the Indebteoness. The Company s,1all have the option to pay or Settle or compromise fer or in the name of the Assured any claim wnich could result in loss to the Assured within che coverage cf this Guarantee, or to pay the full amount of this Guarantee or, 1f this Guarantee 1s issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for i:he amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured c1aimant which were authorized by the C::Jmpany up to the time of purchase. Such ourchase, payment or tender of p.3yment of the full amount of the Guarantee shall terminate .311 liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer dnd assign s.31d indebtedness, together with .3ny colldter.31 security, to the Comp.3ny upon payment of the purch.3se price. Upon the exercise by the Company of the option provided for in Paragraph (.3) the Company's obligdtion to the Assured under this Gu.3rantee for the cl.3imed loss or d.3m.3ge, other than to make the payment required in that p.3ragr.3ph, shall terminate, induding .3ny oblig.3tion to continue the defense or prosecution of any litigation for which the Compdny has exercised its options under Par.3graph 4, and the Guarantee shall be surrencered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Th.3n the Assured or With the Assured Cl.3imant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with .3ny costs, attorneys' fees and expenses incurred by the Assured claimdnt which were .3Uthonzed by the Company up to the time of ;:,ayment dnd which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in P.3r.3graph (b) the Company's obligdtion to the Assured under this Gu.3rantee for the claimed loss or damage, other than to m.3ke the payment required in ~hat paragraph, shall terminate, including any obligdtion to continue the defense or prosecution of any litigation for wiiich the Company h.3S exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guardntee is a contract of Indemnity against actu.31 monetary toss or damage sustained or incurred by the Assured cl.3imant who h.3s suffered loss or damage by re.3son of reliance upon the assurances set forth in this Gu.3r.3ntee dnd only to the extent herein described, and subJect to the Exclusions From Coverage of This Gu.3rantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the le.3::,tl.1T: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortg.3ge of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or .3s reduced under Section 9 of these Conditions and Stipulations, at the time the loss or aarnage Assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the !:!state or interest covered hereby .3S stated herein and the value of the estate or interest subject to .3ny defect, lien or enccimbrance Assured against by this Guarantee. 8. Llmitation of Liability. (a) If the Comp.3ny est.3blishes the title, or removes the alleged defect, Hen or encumbrance, or cures any other matter Assured ag.3inst by this Guarantee in .3 reasonabiy diligent manner by .3ny method, including litigation and the completion of any .3ppea1s therefrom, it sh.311 helve fully petformca its obligations with .-espect to that rn.3tter and shall not be liabte for .3ny loss or c.3mage caused thereby. (b) In the event of any litigation by the Company or with :he Company's consent, the Company sh.311 helve no li.3bility for loss or dam.3ge until there has been a final determination by a ccurt of competent jurrsaic.:ion, and disposition of all apoeals therefrom, adverse to the title, as stated herein. Guarantee No.; 4209-1111113 Page Ne.: ~ (c) The C::imoany sn.311 not be liable for ,oss or carnage to any Assured For .iability vcluntariiy assumed by the Assurea in sett!ing any claim or SUit without :he prier written consent of the C::impany. 9. Reduction of Liability or Termination of liability. Ail p.3yments under this Guar.3ntee, exceot oayments made for costs, attorneys' fees and expenses pursu.3nt to P.3ragraph 4 shall reduce the .3mount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be mdde without producing this Guarantee for endorsement of tt,e payment unless the Guarantee h.3s been lost or destroyed, in which case proof of !ass or destruction shall be furnished to the satisfaction of the Company. (b) When li.3bihty dnd the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipul.3tions, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and p.3id a claim under this Guaranree, all right of subrogation sh.311 vest in the Company unaffected by any act of the Assured cl.3im.3nt_ The Company sh.311 be subrog.3ted to dnd be entitled to all rights and remedies which the Assured would have had .3gainst any person or property in respect to the claim h.3d this Gu.3rantee not been issued. If requested oy the Company, the Assured shall tr.3nsfer to the Company .3lJ rights dnd remed!es against any person or property necessary in order to perfect this right of subrogdtion. The Assured sn.311 permit the Comp.3ny to sue, compromise or settle in the name of the Assured and to use the n.3me of the Assured in .3ny tr.3nsacti0n or litigation involving these rights or remedies. If .3 payment on account of a claim does not ful!y cover the loss of the Assured the Company shall be subrog.3ted to .311 rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable iaw, either the Company or ~he Assured may demand arbitration pursu.3nt to the Title Insurance Arbitration Rules of the American Arbitrdtion Assorntion. Arbitr.3ble matters may include, but are not limited to, .3ny controversy or cl.3im between the Company ano the Assured arising out of or rel.3t1ng to this Guarantee, any service of the Company in connection with i~ issuance or the breach of a Guar.3ntee provision or other obligation. All arbitrable matters when the Amount of Liability is s1,000,000 or less sh.311 be .3rbitr.3ted at the option of either the Company or the Assured. All drbitrable matters when the .3mount of liability is 1n excess of $1,000,000 shall be arbitrated only when .3greed to by both the Company and the Assured. The Rules in effect at Date of Guarantee snail be binding upan the parties. The award may indude attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prev.31llng party. Judgment upon (he award rendered by tr,~ Arb1trcitor(s) may tie emered in .3ny court h.3v1ng Jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitrdtion Rules. A copy of the Rules m.3y be obt.3ined from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with .311 endorsements, 1f any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guaran~ shall be constn.ied .3S a whole. (b) Any claim of loss or damage, whether or not '.:lased on negligence, or any action asserting such cl.3im, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guardntee c:m be made except by .3 writing endorsed hereon or att.3ched hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretdry, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Comp.3ny and .3ny statement in writing required to ":le furnished tl1e Comp.3ny shall inciuoe ;:he number of this Gu.3r.3ntee and sha!I be .3ddresSed to the Company at 2 First Americ.3n Wdy. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12,115/95) First Amencan Title ~~,·,=====·=·====· =====-"--=~===····=• =c=·===·r==rc·============= -··::; 8201220536 ""' ""' ',•.-)I,. ,,. -... ""' - ,, .. ,. "' " ,;,• ,.,, " :~.r1· -i'" o,wo '·· " - " , - " ""' 'l ... "i I 1-:;c !' LDTJ --HE.4!11D~ $.E 1J2HD ST r,, ,; =====-","''===================a,c•=· ~-=~·==~·==c-~=Y· ~-~-=======-==--c=-=··=-=~--- When Recorded Return To Boeing Employees' Credit Union 12770 Gateway Dnve Tukwila. WA 98168 Grantor(s) Grantee(•) (I) Norman W1ll1am Green (2) Cynthia Ann Green (3) (4) (5) (6) 11111111111 · 1111 200304150016 9 W-JNGTON TlT DT 34 , N PQG'i HI OF 118 IM/lll/2N3 14: 13 KING COUNTY, lolA (1) Boeing Employees' Credit Umon, a Washmgton Corporatmn (2) Washmgton Title Company Legal Descnpt10n (abbreviated) Pin Us 3 and all Lt 4, S15, T23N, RSE Assessor's Tax Parcel ID# 152305-9219-09 DEFINITIONS add!uonal kgal(s) on page Words used m multiple sections of tins document are defmed bdow and other words are defmed m Sect10ns 3, l I, 13, 18, 20 and '.21 Ce.mun rules regmdmg the wage of words used m tlus document are also proVtded m Sect.Jon 16 (A) "Security Cnstn:ament" means !Ins document, which 1s dated Apnl 08, 2003 together with all Ruiers to tlns docwnent (B) "Borrower" 1s Norman W1ll1am Green and Cynthia Ann Green, Husband and Wife Borrower is the trustor under this Sccunty Instrwneot WASHINGTON-Smg.le.Famdy-Fanllie Mai:IFreddle Mae UNlFORM INSTRUMENT ITEM 19B3L1 10011} (Pag,: I of J5rageJ) Form 3048 l/01 GREATV,ND 11 Ta Ord~rC.111-800 530 93930fn 6"16-7911131 Descript:ian: King/WA Document-Year.Monch.Day.DocID 2003. 415.1629 Page: 1 0£ 16 Order: sds£ Comment: (C) "Lender" 1s Boeing Employees' Credit Union Lender 1s a a Washington Corporation and ex1stJng under the laws of Washmgton 12770 Gateway D11ve, T ukw1la, WA 98168 orgaruzed Lender's addres..'i 1s Lender ts the beneflctru:y unde[ this. Secunty Instrument (D) "Trustee",. Washington Title Company (E) "Note" means the pronussory note signed by Borrower and dated Apnl OB, 2003 The Nore states lhat Borrower owes Lender Two Hundred Fifteen Thousand and no/100 Dollars (US $ 215,000 00 ) plus mtexest Borrower has prormsed to pay this debt ,n regular Penochc Payments and to pay the debt m full not later than May 01, 2033 (F) ''Property't means the property that 1s descnbed below Wlder the headuig "Transfe:r of Rights m the Prop<rty" (G) "Loan" means the debt ev1denoed by the Note, plus mtcrost, any prepayromt charges and late charges due under the Note, and all sums due llllder this Security lnsuumen.t, plus mterest {H) '1RJders11 means all Riders to tlus Security Insttumc:=ot that are executed by Borrowe;r The foHowwg RldO"S are to be executed by Borrower [check box as applicable) D AdJustable Rate Rider 0 Balloon Rider D 1-4 Fanuly Rider D CondoDllillum Rider D Planned Uwt Development Rider D Biweekly Payment Rider 0 Second Home Rider [3J Othcr(s) [spec,iy J Attached legal descnpt1on (l) "Applltable Law" means all controlling applicable federal, otate and local statut<s, regulallons, ordmances and adrmmsttaUve rules and orders (that have the effect of law) as well as all applicable fmal, non-appealable 1udic1al op1mons (J) "Community Association Dues, Fees, and Assessmentsu memis all dui::s, fees, assessments and other charges that are unposed on Bonower or the Property by a condomtmum assocra11on, homeowners assoc1at10n or sllDllar orgamzauon CK) 4'EJ.ectronic Fwids Transfer" means any transfer of funds, other than a transaction ongmated by check, draft, or snmlar paper tnstrument, whJ.ch lS mmated through an dectroruc terrmnal, tclephomc mstrument, computer, or magnenc tape so as to order, mstruct, or authonze a fmancial msntuuon to debit or credit an accounl Such term mcludes, but 1s not lumted to, point-of-sale transfers, automated teller maehme transactmns, transfers lillhated by telephone, wire tram.fers, and automated clesnnghouse transfeIS (L) "Escrow Items" means those items th.at arc descnbed m Sec.non 3 {M) "MisceJlaneous Proceeds" me.ans IIDY compensation, settlement, award of damages, or proo=ecfs paid by any tlurd party (other than IDml!ance proceeds prud under tl1e coverage.< descnbed m Sectlon 5) for (1) damage to, or destruction of, the Property, (n) condcmnatton or other talang of all or aoy part of the Property, (m) conveyance ID lieu of condemnabon, or (1v) nusrcprescnta11ons of, or onussmns as to, lhe value and/or condition of the Property (N) "l\llortgage Insurance" means insurance protectmg Lender agamst the nonpayment of, or default on, the Loan (O) ''Periodic Payment" means the regularly scho:luled amoWit due for (1) prmCipal mid mtcrest under the Note, plus (u) any amounts under Sccuon 3 of th.ts Sc:GlIIlty Instruroent W,\SHlNGTON--Smgle Fanuly-Fannie Mxe/fudtlle Mac UNIFORM JNSTRUMENT ITEM 19631..2 (0011) {Page 2 of I 5 pages) Form 3048 1/0t GREAn..ANC al To 0nm' CS\ ~ WO 530 'l:39'30fu. 6115 :'\11·1 '13\ Descr:ipc.ion; King1 WA Document-Year.Mont;h.Day.DocID 2003.415.1629 Page: 2 of 15 Order: sds£ Comment;: -=-=-=·-·,·==~-=====================~-~-r= {P) "RESPA" means the Real Estate Settlement Procedures Act (12 USC §2601 et seq) and 11.s unpleroennng reguiatJon, Regniauon X (24 CF R Pan 3500), as !hey mighl be amended from tnne to ume, or any addilmnal or successor leglsiation or regulalJon that governs the same subJect matter As used m tins Secunty Instrument, "RESPA" refers to all requirements and resmcnons that are imposed m regard to a "federally related mortgage loan" even Ii the Loan does not qualtfy as a "federally reiated mortgage loan" underRESPA (Q) "Successor In Interest of Borrower"' means aoy party that has taken title to the Property, whether or nOl that party has assumed Borrower's obhgauons under the Note and/or this Secunty Instrument TRANSFER OF RIGHTS IN THE PROPERTY This Secunty Instrument secure..~ to Lender (1) the repayment of the Loan, and all renewals, excemnon.s and mod1f1catmns of the Note, and (11) the performance of Borrower's covenants and agreements undet thts Secllllly Instrument and the Note For this purpose, Borrower irrevocably grants and conveys to Trustee, m trust, wnh power of sale, the followmg descnbed property located m the County !Type of Recoi-d.mg Jurn3<UdlonJ of KING £Name of Recording Jun:id1ct..1on] As set forth ,n Exhibit 'A' attached and by this reference made a part hereof which currently has the address of Renton [City] , W asbmgton 14128 SE 132nd Street [S~wi 98059 ("Property Address") !Zip Code) TOGETHER WITH all ihe unproveruents now or herefilter erected on the property, and all casements, appurtenances, and fixtures now or hereafter a part of the property All replacements and ad&ttons shall also be covered by this Secm1ty Instrument All of the foregoing 1s referred. to m th.ts Secunty IDstrument as the "Property" BORROWER COVENANTS !hat Borrower ts lawfully se1sed of the es!ftte he,eby conveyed and has the nght to grant and convey lhe Property and that the Property is unencumbe1'Xl, except for encumbrances of record Borrower warrants and will defend generally the Utle to the Property agamst all clau:ns and demands., subJecl to any encumbrances of reconl THIS SECURITY INS1R UMENT combmes umfonn covenants for nanonal use and non*umfonn covenants with hm.tted vanatlons by Junsdicuon to constJtuce a urnfonn secunty mstrument covermg real property WASHIN'GTON-Smgle Fairuly~Fannie Mae'Freiidlc Mai: UNIFORM INSTRUMENT ITEM 1983LJ (0011) (PageJofl.5pagi!S) Form 3048 1101 GA~TLANO II To OrdHCall 1-800~ 939'30F.u: o$16 791 113\ Descrip~ion: K~ng,WA Document-Year.Month.Day.DocID 2003.415.1629 Page: 3 of 16 Order: sdsf Comment: ~-~========================-==-=========---=--·=----~ UNIFORM COVENANTS Borrower and Lender covenant and agree as follows 1. Payment oC Principal, Interest, Escrow Items, Prepayment Cha't"ges, and Late Charges. Bonower shal] pay when due the pnnc1pai of, and mtc.rest on, the debt eY1denced by I.he Note and any prepayment charges and late charges due under the Note Borrowe, shall also pay funds for Escrow Items pw-suant to Section 3 Payments due under the Note and this Secunty Instrument shall be made m U S currency However, 1f any check or other mstrument received by Lender as payment under the Note or tins Secunty Instrument is returned to Lender unpaid, Lender may reqll.1l'e that any or all subsequent payments due under the Note and tins Secunty Instrwnent be made m one or more of the /ollowmg forms, as selected by Lender (a) cash, (b) money order, (c) cenifm! cbeck, bank chedc, treasurer's c.beck or casluer's check, provided any such check IS drawn upon an msoru.non whose dcpoSlts are msured by a federal agency, mstrumentahty, or enoty, or (d) Ekclromc Funds Transfer Paymerus are deemed received by Lender when ~ceived at the location designated m the Note or at such other locat.Ion as may be des1grrnred by Lender m accordam .. -e w1th the nouce prov1s10ns m Section 15 Lender may return any payment or partial payment 1f the payment or parnal payments are U1SUtfic1ent to bIU1g the Loan current Lender may accept any payment or part.la] payment msuff1c1ent to bnng the Loan currenl, WJ.thout waiver of any nghts hereunder or pfCJudice to its nghts to refuse such payment or partlal payments m I.he future, but Lender ts not obligated to apply such payment..,i;: at the ume such payments are accepled If each PenodJ.c Payment 1s apphed as of its scheduled. due date, then Lender need not pay mrerest on unapphed fWlds Lender may hold such unappbed funds unttl Borrower makes payment to bnng the Loon current If B ouower does not do so w1thm a reasonable penod of tune, Lender shall either apply such funds or retllm them to Borrower If not applied earlier, suc.b funds wtll be applied to the our,mmdmg pnnc1pal balance under the Note unrned1atcly pnor to foreclosure No offset or d.au:n which Borrower might have now or m the future agamst Lender shall relieve Borrower from malang payments due under the Note and tlus Sccunty Instrument or perfomung the covenants and agreements secured by this Sec.unty Instrument Z, Application of Payments or Proceeds. Except as otherwise descnbed m this Sec1lon 2, all paymen!S accepted and appi!ed by Lender shall be apphed m the followmg order of pnonty (a) mterest due under !he N01e, (b) pnnCipal due under the Note, (c) arnoun!S due under Secuon 3 Such payment, shall be apphed to each Pmodic Payment m the order m which 1( became due Any ranatlllJlg amotmts shall be apphed firSt to Jate charges, second to any other amounts due under this Secunty Instrument, and then to reduce the prmc1pal balance of the Note If Lender receives a payment from Borrower for a dehnquent Penodic Payment which mcludes a suff1c1cnt amount to pay any late charge due, !he payment may be applied to the delmque-J1t payment and !he late charge 1f more than one Pe:r1odJ.c Payment 1s outstandmg, Lender may apply any payment received from Borrower to the repayment of the Periodic Payments 1f, and to the extent that, each payment can be paid m full To the extent that any excess exists aftet the payment is apphed to the full payment of one or more Penodic Payments, such excess may be apphed to any late charges due Voliwtary prepaymen1s shall be applied focs.t to any p~payment charges and thOl as dr:scnbed m the Note Any apphcat!on of paymen!S, rnsurance proceeds, or Miscellaneous Proceeds to pnnc,pal due under the Note shall not extend OT postpone the due date, or change the amount, of the Pe:nod!c Payments 3. Funds for Escrow Items. Borrower shal1 pay to Lender on the day Penodic Payments are due under the Note, w1td the Note ,s paid w full, a sum (the "Funds") to provide for payment of amounts due for (a) taxes and assessments ond other Items wluch can attam pnonty over th.ls Secunty lnsrnuneot as a hen or encumbrance on the Propetty, (b) leasehold payments or ground rents on the Property, 1f any, (c) pramums for any and ail msurance reqwred by Lender under Seen on 5, and (d) Mortgage Insurance premiums, 1f any, or any StUnS payable by Borrower to Lender m hcu of the payment of Mortgage Insurance premiums JD accordance with the prov1S1ons of Sec.non 10 These 1tems are called ''Escrow Items" At ongmauon or at any a.me dunng the term of the Loan, Ll.."ll.dcr may requrre that Comroumty Asscciauon Dues, Fees, and Assessments, 1f any, be escrowed by Borrower, and such dues, fees and assessments shall be ao Escrow Item WASHJN"G TON-Smgle Farn1ly-Fm11:d~ Maei'Fx-~d!e Mac UNIFORM INSTRUMENT ITEM 19B3l4 (0011) (Page 4 o1 15 page.1} Fona. :3-048 1101 GAE.ATtANO :J T!l 0nm ca11 1-000 630 9393 OFaii 616 791-113i Dascription: Ki:ng,WA Document-Year.Month.Day.DocID 2003.415.1629 Page: 4 0£ 16 Order: sdsf Comment: ====·· =· =· ===·======·· ='=·-= .. =··•=·=· =ac=, ========== Borrower shall promptly furmsh to Lender all notices of amounts to be pa1d under this Section Borrower shall pay Lender the FWlds for Escrow Items unless Lender wa1ve:.s Borrower's obligation to pay the Funds for any or all Escrow Items Lender may waive Borrower's obhgat:1on to pay to Lender Funds for any or all Escrow Items at any tune Any such waiver may only be m wnnng In the event of such w&.ver, Borrower shall pay dtrecdy, when and where payable, the ammmts due for any Escrow Items for winch payment of Funds has been waived by Lender and, if Lender re<jllttes, shall /um1sh to Lender receipts evtdencmg such payment wnhin such time penod as Lender may require Borrower's obhgauon to make such payments and to provide receipts shall for all purposes be deemed to be a covenant and agreement contamed 1ll this Se.cunty Instrument, as the phrase "covenant and agreement'' 1s used m Secuon 9 If Borrower 1s obhgated to pay Escrow Items dlrectly, pursuant to a waiver, and Borrower fails to pay the amoilllt due for an Escrow Item, Lender may exercise 1ts nghts under Section 9 and pay such amount and Borrower sh.all then be obligated under Sc:ctton 9 to repay to Lender any such amolUlt Lender may revoke the waiver as to any or all Escrow Items at any bme by a notr.ce given m accordance with Sect:J.on 15 and, upon such revocabon, Borrower shall pay to Lender all Funds, and m such amounts, that are then requrred under this Secnon 3 Lender may, at any tune, collect and hold Funds m an amount (a) sufficJent to pemnt Lender to apply the Funds at the tlme specified under RBSPA, and (b) not to exceed the ma:xlJllum amount a lender can reqwre under RESPA Lender shall esumate the amount of Funds due on the basis of current data and reasonable estnnates of expendrtures of furore Escrow Items or otherwise m accordance with ApphcabJe Law The Funds shall be held ill an msntuuon whose deposits are msured by a federal .agency, mstrumentahty, or enuty (mcludmg Lender, if Lender 1s an mstltutlon whose deposits are so msured) or m any Federal Home Loan Bank Lender shall apply tbe Fwids to pay the E..=w [terns no later than the !1me spectfied under RESP A Le:nder shall not charge Borrower for holdmg and applymg the Funds, annually analyZlng the escrow account, or venfymg the Escrow Items, unless Lender pays Borrower mterest on the Funds and Apphcahle Law penrut:s Lender to make such a charge Unless an agreement is made m wnung or Apphcable Law reqm:rcs mterest to be pa.id on the Ftmds, Loider shall not be requrred to pay Borrower any mterest or earnmgs on the Fund, Borrower and Lender can agree m wnbng, however, that interest shall be paid on the Funds Lender shall give to Borrower, wrthout charge, an annual accounnng of the Funds as reqwred byRESPA If there ,s a surplus of Funds held m escrow, as de/med under RESP A, Lender shall account to Borrower for the excess funds m accordance wllh RESP A If there 1s a shortage of Funds held m escrow, as def:tned under RESPA, Lender shall notify Borrower as reqtnred by RESPA, and Borrower shall pay to L:!ldier the amount necessary to ma.kc 11p the sliclrtage m a(',eoW..nce wrth RRSP A, but m no more ilian 12 monthly paymeots If there is a def1crency of Funds held m escrow, a._,q defined lmde:r RESP A, Lender shall notrfy Borrower as re.qull'ed by RESPA, and Borrower shall pay to Lender the amount necessary to make up the def1c1ency m accordance w1th RESP A, but w no more than 12 monthly payments Upon payment m full of all sums secured by tins Seemly lnstxument, Lender shall promptly refund to Borrower any F!lllds held by Lender 4. Charges; Liens. Borrower shall pay all 1ax:cs, assessments, charges, fme.s, and unposinon.s attnbutable to the Property wb.Jch can attalll pnonty over rh1s Secunty Instrument, leasehold payments or ground rents on the Property, 1f any, and Comm\Ullty Association Dues, Fees, and Assessments, if any To the. extent lb.at these items are Escrow Items, Borrower shall pay them m the manner provided m Secuon 3 Bonower shall promptly discharge any lien winch ha,; pnortty over tb1s Secunty lnstttuuent unle:,s Borrower (a) agrees m wntmg to the payment of the obhgatlon secured by the he.n Ill a manner acceptable to Lender, but only so long as Borrower 1s pcrfonmng such agreement, (b) contests the hen m good faith by, or defends agrunst enforcement of the lien m, legal proceedmgs which m Lender's oprmon operate to prevent the enforcement of the lien whtle those proceedings are pend.mg, but only unul such proceedmgs are concluded, or (c) secures from the holder of the J1e::n an agreement saasfactory to Lender subordmatmg the WASHINGTON-Single. Fanuly-F:muJc Maet'Fttdd:ie Mac UNIFORM INSTilUMENT ITEM 1a&3l5 (00111 (Page 5 oj 15 pages) F-Ohll 3048 1/01 G.AEATUNO D' To Ol'd~ C;,jl 1-800 5ll 9:J9J:Ohx: 6t&i'iH 131 Descript~on: KingFWA Document-Year.Mon~~.Day.DocID 2003.415.1629 Page: 5 a£ 16 Order: sdsf Comment: hen to this Secun ty Instrument If Leuder de term mes that any part oJ the Property ts subJECt to a lien wh1cb can attam pnonty over this Sccunty Instrument, Lender may give Borrower a notice 1denufymg the hen Wlthm lO days of the tlate on which that not.lee 1s ~ve:n, Bonowcr shafl sausfy the hen or lake one ot more of the acuons set forth above m th.is Scctlon 4 Lender may reqmre .Borrower to pay a one-tune charge for a real estate tax. venf1cat1on and/or report.mg service used by Lender m connect.Ion wrth tJus Loan S. Property Insurance. Borrower shall keep the unprovc:ments now e;ustmg or haeafte:r erected on the Property msured against Joss by ftre, hazards mcluded w1tlun the term "extended coverage," aud any other haza.rds mcludmg, but not lnmted to, earthquakes and floods, for which Lender requires msurance Torn msurance shall be mamtatned m the amounts. (including deductlble levels) and for the pmods that Lender requm:s Wbat Lender requm:s pursuant to the precedmg seutences can change dunng the leml of the Loan The mswance earner prov1dmg the msuxance shall be chosen by Borrower subJect t.o Lroder's nght to disapprove Borrower's chmce, wlnch nght shall not be exCICiscd unreasonably Lender may reqwre Borrower to pay, m connection with this Loan, either (a) a one-time charge for flood zone detCilillI13UOTI, cert1ficat1.on and track.mg services, or (b) a one-tune charge for flood zone dcte:rm1nac1on and ceruf1cat1on services and subsequent charges each tnne rernappmgs or suntlar changes occur wlucb reasonabJy might affect such detemunation or ca:tll1-cauon Borrower shall also be responS1ble for the payment of any fees rrnposed by the Federal Emergency Management Agency m connecllon w,th the reY1ew of any flood zone deternunalJ.on resultmg from an ob1ect.Ion by Borrower If Borrower fads to mamtam any of the coverages descnbed above, Lender may obtam msurance coverage, at Lender's optlon and Borrower's expense.. Lender 1s lUJder no obhgatlon to purchase any parucuJar type or amount of coverage Therefore, such coverage shall cover Lender, but might OT rmght not protect Borrower, Borrower's eqwty m the Property, or the contents of the Property, against any nsk, hazard or ltabdtty and Illlght provide greater or j~ coverage chan was previously m effect Borrower acknowledges that the cost of the rnsurance coverage so obtamed m1ght s1gmftcantly e,::ceo:l lhe cost of msunmce that Bocrower could have obUUned Any amounts d1&>ursed by Lender under tills Seeuon 5 shall bcc-ome adchllonol debt of Borrower oecured by till• Se<:unty Instrument These amounts shall bear mterest at the Nore rate from the date of d.J:sbursemenr and shall be payable, with such mterest., upon notice from Lender to Borrower re.questmg payment All msurance policies requrn::d by Lender and renewals of such policies shall be subJcct to Lender's nght to di.sapprove such pohc1es, shall mclu& a standard mortgage clause., and shall name Le.nde( as mortgagee and/or as an addmonal loss payee Lender shall have the nght to hold the pohctes and renewal cero:fic.i.tes Jf .Lender reqwres, Borrower shall promptly give ro Lender a_ll receipts of patd prenuwns and renewal nonces If Bonowa ~bblns any-form of 1Dsurance coverage, nOt oiherw1sc requrrcd ·by1..ende:f, for damage to, or destruction of. the Property, such pohcy shall xnclude a standard mortgage clause and shall name Lender as mortgagee and/or as an add1ttonal \oss payee In the event of loss, Borrower shall gwe prompt not::Lce to the msur.:mce earner and Lender Lender may make proof of loss tf not made promptly by Borrower Unless Lender arul Borrower othcrw,se agree tn wntrng, any msurance proceeds, whether or not the undedymg lllSUl'ailce was reqwred by Lender, shall be appbed to re:storallon or repall' of the Property, 1f the restoratJon or repair 1s economically fc:as1ble and Lender's secunty is not lessened Dunng such tep8U' and restoratl.on penod, Lender shall have the nght to hold such insurance proceeds Ulltd Lender has bad an opportuwty lo mspect such Property to emure the work has beeu completed to Lender's sallSfactton, provided that such mspecllon shall be undertaken promptly Lender may disburse proceeds for the repatrS and restorauon :n a smgle payment or m a senes of progress payments as the wcrk 1s completed Unless an agreement 1s made m wnbllg or App.Licable Law reqwres mtere.st to be paid on such lllSUiance proceeds, Lender shall not be required to pay Borrower any mterest or earmngs on such proceeds Fees for pubhc adJustcrs, or other third pm:hes-. retaJ.n.ed by Borrower shall not be paid out of the msurance proceeds: and shaH be the sole obhgatlon of Borrower If the restorauon or repair 1s WASHINGTON-Single Fanuly-l<aunie _Maelf.'reddtc Ma11: UNIFORM INSTRUME:N'T ITEM 198:Jl.a (0011) {Pa.ge 6 of 1.5 pageJ) Form 3048 1101 GAEA.TL.ANO JI TQ -Ortlill' ~ 1 aoo-530 9393 OFax 616 191-1 tS1 Description: King,WA Document-Year.Month.Day.DocID 2003.415.1629 Page: 6 of 16 Order: sd..s £ Comment: not econorrucally feas1ble or Lender's secunty would be lessened, the msurance proceeds shall be applied to the sums secured by tlus Secunty Instrument, whether or not then due, with rhe excess, lf any, paid to Borrower Such msurance proceeds shall be appho:i m the order provided for m Secuon 2 It Borrower abandons the Property, Lender may file, negohate and settle any available msunmce clrum and related matters If Borrower does not respond w1tlnn 30 days to a notice from Lender that the msurance earner has offered to settle a clalIIl, then Lender may negottate and settle the daim The 30--day penod w1H begm when the notice 1s given In euher event, or tf Lender acquires the Property under SectJ.on 22 or otherwise, Borrower hereby assigns to Lender (a) Borrower's nghts to any mSltrallce proceeds man amount not to exc~ the amounts unpaid under the Note. or this Socunty Instrument, and (b) any other of Borrower's nghls (other than the nght to any refund of unearned premiums paid by Borrower) under all msurance pohc1d cov~g the Property, msofar aS such nghts are applicable to the coverage of the Property Lender may use the msurance proceeds erther to repair or restore the Property or to pay amounts unpaid wtder the Note or this Secunty Instrument, whether or not then due. 6. Occupancy. Borrower shall occupy, establtsb, and use the Property as Borrower's pnnc1pal residence wtthm 60 days after the execuuon of th1s Secunty Instrument and shall contmue ro occupy the Property as Borrower's prmc1pa! residence for at least one year after the date of occupancy, unless Lender otherwise agrees m wntmg, which consent shall not be unreasonably withheld, or unless extenuaong crrcumstances ext st which are beyond Borrower's control 7. Preservation, Maintenance and Protectlon of the Property; fuspections. Borrower shall not destroy, damage or unprur ilie Property, allow the Property to dctenorate or comrrut waste on l:he Property Whether or not Borrower 1s res1dmg m Ihe Property, Borrower shall mamtam !he Property m order to prevent the Property from deter1oratmg or decreasmg m value due to 11S com:bt..J.on Unless it 1s detemuned pwsuant to Secbon 5 that repair or restoration 1s not econOinically fwstble, Borrower shall promptly repair the Property tf damaged to avoid further detenorat.J.on or damage If msnrance or condcmnauon proceeds are paid ID connect100 with damage to, or the takmg of, the Property, Bonower shall be responsible for ropamng or reslonng the Property only 1f Lender has released proceeds for such purposes Lender may chsb!Il'Se proceeds for the rcpan:s and restoranon m a smgle payment or m a sa,es of progress payments as the work ,s completed If the msurance or condemnanon proceeds are not suff1C1ent to repair or restore the Property, Borrower is not relieved of Borrower's oblJgauon for the completion of such repmr orrestorallon Lender or ,ts agent may make reasonable entne.s upon and lll8Jl<ellons of the Property If ,t has reasonable cause, Lender may mspect the mtenor of the unprovements on the Property Lender shall give Borrower nonce at the ume of or pnor to such ao mtenor mspecnon specifymg such reasonabJe cause 8. BorrowP.r,s Loan Applicalii;"n. Borrower ~b/Ul be m default 1.f, dunng the Loan apphcauon process, Borrower or any persons or cnUttes actmg at the drrcction of Borrower or with Borrower's knowledge or consent gave matcnally false, mtsleadtng, or maccurate mfonnauon or statements to Lender (or failed to provtde Li=ridec with rnatenal mfonna.t:ion) m connection with the Loan ~atenal representations mdude, but are not lumted to, representatmns concemmg Borrower's occupancy of the Property as Borrower's pnnetpal residence 9, Protection ol Lender's Interest in the Property and Rights Under this Security fostrumenL If (a) Borrower fails to perlonn the covenants and agreements contamed m llns Secunty lnstrument, (b) there JS a legal proceedmg that rrught s1gmficantly affect Lender's mterest m the Property and/or nghts under this Secunty Instrument (such as a proceed.mg m bankrupccy, probate, for condonnat10n or forfeiture, for enforcement of a hen which may actam pnoncy over thIS Secunty Instrument or to enforce laws or regula.Uons), or (c) Borrower has abandoned the Property, then UD.der may do ~d pay for whatever is reasonable or appropnate to prolect Lender's mterest m the Property and nghts under th.is Secunty lnsttument, mcludmg protectrng and/or assessing the value of the Property, and secunng and/or repamng the Property Lender's actJ.ons cal) mclude, but are not hnnted to (a) paymg any swns secured by a hen which has pnonly over tJus Secunty Instrument, (b) appeanng m court, and (c) paying reasonable attorneys' fees to WASHINGTON---SUJ.glc Farmly-:Fannh: :Mae/Freddie Mac UNIFORM INSTRUMENT ITEM i98:3L7 (0011) (Poge 7 of 15 pages) Form 3048 1/01 eAEATI.ANDd To OrdM(dl 1-800 5$0 939:lOFax 616-791·1131 Descri.pc:.ion: King,WA Document-Year.Month.Day.!JocID 2003.415.1629 Page: 7 of 16 Order: sds-£ Comment: ---==-----~......:::=·= ==-=..-=====~===~=======~~~--==~·= == === protect Its mlerest m the Property and/or nghts under th.ls Secunty Instrument, mcludmg Its secured pos1b.on m a bankruptcy proceed.mg Secunng the Property mcludes, but is not Jumted to, entenng the Property to make repairs, change Jocks, replace or board up doors and wmdows, dram water from pipes, elmunate butldmg or other code vrnlauons or dangerous cond1uons, and have utihues turned on or off Although Lender may take actmn under Uus Secllon 9, Lender does not have to do so and 1s not under any duty or obhganon to do so It is agreed that Lender mcurn no hab1hty for not takmg any or all act10ns authonzed under this Secoon 9 Any amounts disbursed by Lender under this Secuon 9 shall become add1tJ.onaJ debt of Borrower secured by this Sec\ll1ty Instrument These amounts shaJI bear mtcrest at the Note rate from tbe date of disbursement and shall be payable, with such mterest, upon nonce from Lender to Borrower requesttng payment If tlus Secunty Ins.tnlment is on a leasehold, Borrower shall comply with all the proVIsions of the lease If Borrower acquires fee tttle to the Property, the leasehold and the fee title shall oot merge unless Lender agrees to the merger m wnung I 0. Mortgage Insurance. If Lender rojwred Mortgage Iusurance as a roudtnon of malang the Loan, Borrower shall pay the premmms requu-ed 10 maintam the Mortgage Insurance In effect If, for any reason, the Mortgage Insurance coverage reqlllTO:i by Lender ceases to be available from the mortgage msurer that previously provided such mswance and Borrowa was requrred to make separately designated payments toward the premmrns for Mortgage Insurance, Borrower shall pay the prem.1lllfill reqwn:rl to obtam covc:rage substantlally eqmvalcnt to the Mortgage Insurance previously m effect, at a cost substantially eqmvalent to the cosl to Borrower of the Mortgage Insurance prevtously m effect, from an alternate mortgage msurer selected by Lender If substanually eqwvalent Mortgage Insurance coverage is not avatlable, Borrower shall contmne to pay to Lender the amount of the separately designated payments that were due when the msurance coverage ceased to be m effect Lender will accept, use and rewn these payments as a non- refundable Joss reserve .m beu of Mortgage Insurance Such loss reserve shall be non-refundable, notw1U1standmg the fact that the Loan 1s ulnmately paid m full, and Lender ,hall not be required to pay BOIIOWer any mterest or eam.mgs on such loss reserve Lend.er can no longer requue loss Tescrve payments 1f Mortgage Insurance coverage (in the amount and for the penod that Lender reqlll!es) proVIdcd by an lilSurer sdccted by Lender agam becomes available, 1s obt.arned, and Lender requues separately designated payments toward the prerruums for Mortgage Insurance If Lender reqmred Mortgage Insurance as a condillon of malang the Loan and Borrower was requrred to make separately designated payments toward the pram.urns for Mortgage Insurance, Borrower shaJI pay the -prenuums requrred re mamtam Mortgage Insurance m effect, or to prov1d_e a non.refundable los_s reserve, until Lender's reqUJTement. for Mortgage Insurance ends m accordance with any wntten agreement between Borrow~ and L~derprovidmg for s·Uch te:mimauon or·unat tcrnunal:J.on 1s required by Applicable Law Notlung in thus Sectton 10 affects Borrower's obhganoo to pay iuterest at the rate prov1ded m the Note Mortgage Insurance re.nnbUJ:Ses Laid.a-{or ony entlty that purchases the Note) for certw.n losses it may mcur tf Borrower does not repay the Loan as agreed Borrower 1s not a -party to the Mortgage Insurance Mortgage msurcrs evaluate theU' total nsk. on aU such msurance m force .from ume to ume, and may enter mto agreements with other parties that share or modrfy th.err nsk., or reduce losses These agreements are on terms and condibons that are satasfactory to the mortgage wsurer and the other party (or parn.cs) to these agreements These agreements may require the mortgage msurer to make payments usmg any source of funds that the mortgage rnsurer may have avru1able (which may mclude funds obtamcd from Mortgage Insurance premiums) As a result of these agn:cments, Lender, any purchaser of the Note, another insurer, any remsurer, any other enuty, or any affll1ate of any of the foregomg, may receive (directly or mdtrcctly) amounts that denve from (or nughl be charactenzed as) a portion of Borrower's payments for Mortgage Insurance, m exchange for sbanng or mod1fymg the mortgage 1DBUrer's nsk, or reducmg losSQ If such agreement provides. that an WASH.INGTON-Smgle FaID.Jly-Faonie ).1a~Fr-edd.le Mae UNIFORM INSTRUMENT ITEM t98:ll.8 (0011) (Pagf! a of 15 pages) Form 3048 1101 3AEA11.AND a To Order Call 1 30D-630 9393 Cl Fax 616 JS1, 1131 Description: King, WA Document-Year.Month. Day.DocID 2003. 415.1629 Page: 8 0£ 16 Order: sds£ Comment: · ---=========================~=·~7~-·-===~-~·CC===~~~--= -==~·-=== --=-~n=·=====~===== affihate of Lender takes a share of the 10surer's nsk m exchange for a share of the pren:uums prud to the msurer, the arrangement 1s often tenned ''capnve re:im,umnce: " Further (a) Any such agreements will not affect the amounts that Borrower has agreed lo pay for Mortgage Insurance, or any other terms of the Loan Such agreements will not increase the amount Borrower will owe for Mortgage Insuranee, and they will not entitle Borrower to any refnnd. (b) Any such agreements will not affect the rights Borrower has-If any-with rcspeet to the Mortgage Insurance under the Homeowners Protedlon A.ct of 1998 or any other law. These rights may include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated a1Jtomatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned at the time of such canceUation or termination.. 11. Assignment of Miscellaneous Proceeds; Forfeiture. All Miscellaneous Proceeds ate hexeby a&'ltgned to and shall be pa,d to Lender 1f the Property 1s damaged, such Miscellaneous Proceeds shall be applied to restoratlon or repair of the Property, 1f the rcstoratlon or reparr 1s econom1cally feasible and Lend.a:' s secunty 1s not ksst:11ed Dunng such repair and restorallon penod, Lender shall have the nght to hold such Miscellaneous Proceeds unUl Lender has had an opporturuty to mspcct such Property to ensure the work has been completed to Lemler' s satis:facaon, provided that .such inspection shall be undertaken promptly Lender may pay for the repairs and restoration :tn a :nngle disbursement or .rn a scnes of progress payments as the wolk 1s completed Unless an agreement 1s made m wnt:lllg or Applicable Law requrres mterest to be paid on S11Ch M1scdlaneous Proceeds, Lender shall not be requn:ed to pay Borrower any mteresl or earmngs on such Miscellaneous Proceeds If the reStorat10n or repair 1s not econom1cally feasible or Lender's security would be lessened, the M1&::ellaneous Proceeds shall be apphed to the sums secured by this Secunty Instnnnent, whether or not lhen due, wuh lhe excess, 1f any, paid to BOITOwcr Such ?v.hsceUaneous Prcx.eeds shall be apphed m the order proV1ded for m Secllon 2 .In the event of a total taking, desrruetton, or loss rn value of the Property, the Miscdlaneous Proceeds shall be apphed to the sums secured by tlus Secunty Inst:rwnent, whether or not then due, with the excess, 1f any, paid to Borrower In the event of a partJ.a1 takmg, destructton, or loss in value of the Property m winch the fair market value of the Property unmahately before the: parttat takmg, desttucuon, or loss IIl value is equal to or greater than the amount of the sums secured by this Secunty !nstrwne:nt munediately before <he partlal takmg, destruction, or loss m value, unless Borrower and Lender otherwise agree 1Il wntmg, the sum:s secur~ by thts Secunty lnstrwnent shall be reduced by the amount of <he Miscellaneous Proce<ds mulaphcd by the followmg fractlon (a) the total amount of the swns secured lJilffiediatcly before the partial taking, destrucuon, Or loss m value dlv1ded by (b} the tarr market valuC of the Property nruneriJ:ately before the partial takmg, destrucuon, or loss m value Any balance shall be paid to Borrower In the event of a parUal takmg, destrucnon, or loss m value of the Property m wbJch the fan' market value of the Property unmedtately before thC partial takmg, desttuclion. or loss m value is less than the amount of the sums secured unmediately before the partial talong, destructton, or loss m value. unless Borrower and Lender otherwise ~e lll writing, the MtSceilaneous Proceeds shall be applied to the sums secured by tlus Secunty Instrum01t whether or not the sums are then due If the Property 1s abandoned by B01TOWer, or 1f, after nonce by Leader to Bonower that the Opposmg Party (as defined m the next sentence) offers to make an awartl to settle a clrum for damages, Borrower fails to respond to Lender wnlun 30 days after the date the nonce 1s given, Lender ts authonzed to collect and apply the Miscellam:ous Proceeds either To restornuon or rcpror of the Property or to the sums secured. by this Se:cunry Instrument, whether or not then due. ''Opposing Pmy" means the tlurd party tl:iat owes Borrower M:isceUaneous Proceeds or the party agamst whom Borrower bas a nght of acuou m regani to Mtsce.llaneous Proceeds WASHINGTON-SmgteFamliy-Fannk Mae/Freddie Mac UNIFORM INSTRUMENT lTEM 1963l9 (0011] (Page 9 of 15 pages) .r'Ol'lll 3043 1/01 GAeATlANO II To otdert.11 1 &00--5&1-9S93 om 616-791 1131 Descript.i.on: King,WA Document-Year.Month.Day.DocID 2003.415,1629 Page: 9 of 16 Order: sdsf Comment: ·===~=· ·======-=,-=======~·====-=-==-~rr~-~--=~·===~ -~-=- Borrower shall be m default 1f any action er proceedrng, wbether c1v1f or crurunal, IS begun that, m Lender's Judgment, could result m forfeirure of the Property or other material nnpamnent of Lender's mterest m the Property or nght.'<j under Ulls Secunty Instrument Borrower can cure such a default and, if acceleration has occurred, remstate as provided w Sec.non 19, by causmg the actmn or proceed.mg co be dism1s..<Jed with a ntlmg that, m Lender's Judgment, precJudes forfeiture of the Property or oilier matenal unpamnent of Lender's mterest m the Property or nghts under tlns Securny Instrument The proceeds of any award or drum for damages that are altnbucable to the nnpamnent of Lender's mtcrest m the Property are hereby aSS1gncd and shall be poid to Lender. All Mtscellaneous Proceeds that are not applied to restorauon or repair of the Property shall be apphed m the order provided for m Sccuon 2 12. Borrower Not Refoased; Forbearance By Lender Not a WaiYel", Exterunon of !he tune for payment or modif1cat.ion of amortizatlon of !he sums secured by tbJ.s Secunty Instnunent granted by Lender to Borrower or any Successor m Interest of Borrower shal1 not ope.rate to release the hability of Borrower or any Successors ID Interest of Borrower Lender shall not be reqllll'ed to commence proceedings agwmJt any Successor m Interest of Borrower or to refuse to extend tlltle for payment or otherwise mod.Jfy amortizauon of the sums secured by tlus Secunty lnstrumenl by reason of any demand made by the ongmal Borrower or any Successorn m Interest of Borrower A:n.y forbearance by Lender m exerc1smg any nght or ranedy mcludmg, wnhout hrrutabon, Lender's acceptance of payments from third persons, enlltles or Successors m Interest of Borrower or m amounts less than the amount then due, shall not be a waiver of or preclude the exercise of any .nght o-r remedy 13. Joint and Several Liability; Co-signe~; SnccfSsors and Assigns Bound. Borrower covenants and agrees that Borrowa' s obhgauons and hab1bty shall be J01Dt and several However, any Borrower who co-signs this Secunty Instrument but does not execute the Note (a "co-signer") (a) 1s co-sigrung this Secunty lnstrument only to mortgage, grant and convey the co-signer's mterest m the Property under lhe terms of thrn Security lnstrument, (b) JS not personally obhga!ed to pay the sums secured by tlus Secunty Instrument, and (c) agrees that Lender and any other Borrower can agree to extend, modify, forbear or make any accommodauons with regard to the ICrnlS of tlus Secunty Instrument or the Note without the co-s1gna-' s consent SubJect to the prov1s1ons of Sectl.on 18, any Successor m Interest of Borrowcr who assumes Borrower's obhgaa.ons under tJus Secunty Instrument m wnong, and IS approved by Lender, shall obtam all of Borrower's nghts and benefits under tins Security Instrument Borrower shall not be released from Borrower's obhgabona and liability under this Secunty lnslIUment tmless Lender agrees to such release m -wnung The covenants and agreements of this Si:cunty Instrument shall bind (except as prov1do:1 m Seclion- 20) and bcnef!l the successors and assigns of Lender 14. Loan Charges. Lender may charge Borrower fees for servtce.s petfonned m connectmn with Borrower's. default, for the purpose of protect.mg Lender's interest m the Property and nghrs Wlder thts Secunty Instrument, mcludmg, but not hrruted to, attorneys' fees, property mspecuon and valuat:ton fees In regard to any other fees, the absence of express authonty tn tins Secunty Instrument to crurrge a specific fee to Borrower shall not be construed as a pt0h1b1uon on the chargmg of such fee Lender may not charge fees that are oxpressly prolubi!ed by tins Security Instrument or by Applicable Law If the Loan 1s subJect to a Jaw which sets mroumum loan charges, and that law is finally mte:rpreted so that the mte:rest or other loan charges colJected or to be collected m connection w1th the Loan exceed the pcrnutted 1irmts, then {a) any such loan charge shall be reduced by the amount necessary to reduce the charge to the perrmtted b.nnt, and (b) any sums already collected from Borrower winch exceeded penrutted hm.tts will be refunded to Borrower Lender may choose to make thts refund by reducmg the pnncipal owed under the: Note or by makmg a direct payment to Borrower If a refund reduces pnnctpal, the reducuou wtl1 be treated as a parual prepayment without any prepayment charge (whether or not a prepayment charge 1S provided for under the Note) Borrower's acceptance of any such refund made by direct payment to Borrower will consntute a waiver of any nght of acuon Borrower might have ans01g out of such overcharge WASHJNGTON-Smgle Famliy~Faoole .Mac-'Freddte Mac: UNIFORM INSTRUMENT ITEM Hl63l.10 (0011) (Page JO oj IS pages) Fon:o. 3048 1101 aREA TlANO ll Ta O/'derC~I 1 300-530 !)3930F.u: 616-791-1131 Descr:i.pti.on; King~mit Document-Year.Month.Day.!JocID 2003.415.1629 Page: 10 of 16 Order: sdsf Comn::ient: ============~·~====-~c=~r-w:=~-===·=====-~-~-==~· =~·~· ~-u==~·= --= 15. Nodces. All nonces given by Borrower or Lender m con.neclloo w1Lh this Secunty Instrument must be m wntmg Any nonce to Borrower m connectlon with thls Secunty Instrument shall be deemed to have been given to Borrower when ma.tied by fast class mail or when actually dehvered to Borrower's nonce address 1f sen( by other means Nollce to any one Borrower shall consttrute nouce to all Borrowers unless Applicable Law expressly reqwres otherw!Se The notice address shall be the Property Address unleos Borrower has desi.gnaled a subst:nute nonce address by notJcc to Lender Boaowa shall promptly notify Lender of Borrower's change of address If Lender spec1f1es a procedure for repomng Borrower's change of address, then Borrower shall only report a change of address through that spectf1ed procedure There may be only one designated nouce address under this Secunty Inst:nunent at any one tune Any nonce Lo Lender shall be given by dehveang It or by mruhng 1t by first class mail to Lender's address stated herein unleos Lender has designated another address by-nonce to Borrower Any nouce m coruiecuon wuh this Secunty Instrument shall not be deemed to have been given to Lender mittl actually received by Lender If any nonce req-wred by llns Secunty lnstrnment ts also required under Applicable Law, the Appbcable Law requirement will sallsfy the correspondmg requirement under tlus Secunty In&rument 16, Governing: Law; Severability; Rules of Construction, Tuts Secunty Instrument shall be governed by federal law and the law of the Junsdicooa m winch the Property 1s located All nghts and obhgauons contained Ill tlus Seo.ttlty Instrument are subJect to any reqmn::ments and 1umtat1ons of Applicable Law ApphcabJe Law rmght exphcnly or unphcttly allow the part:Ies to agree by contract or it rmght be silent. but such silence shall not be construed as a prohibition agamst agreement by contract In the event that any prov1s1on or clause of thJS Security Instrument or the Note conflicts wtth Appltcable Law, such conflict shall not affect other provtsmns of tins Secunty Instrument or the Note whlch can be given effect wu:hout the confucung pmv1s1on As used m tlus Secunty Instrument (a) words of the nwculme gender shall mean and include correspondmg neuter words or words of the ferrumne gender. (b) words m !he smgular shall mean and include the plural and vice versa, and (c) the word "may" gives sole dJ.scretJOn without any obhgatJon to take any acuon 17. Borrower's Copy. Borrower shall be given one copy of the Note and of this Secunty Instrument 18. Transfer of the Property or a Beneficial Interest in Borrower. As used m tins SectJ.on 18, ''Interest m the Property" means any legal or benehc1al mterest m the Property, mcludmg, but not hmited to, lhosc beneficial mterests transfetted m a bond for deed, contract for deed, 1nstalhnent sales contract or escrow agreement, the mteot of wh1ch 1s the tran~fer of ntle by Borrower at a future date to a purchaser If all or any part of the Property or any Interest m the Property is sold or transferred ( or 1{ Borrower 1s 11ct · a-natura.l pet""&r. a.ad a benef1c1al ;..-:terest m -Borrov.-~r iS sold a. trau~fr·.rred)-w1thon1 Le!J.der's .-pr!Or wntten consent, Lender may requtre 1mmed1ate payment m full of all sums secured by tlus Secunty In.st:nnnent However, tlus option shall not be exercised by Lender 1f such exerctse 1s prolub1ted by Apphcable Law If Lender ex:erc1ses tlns optlon, Lend.er shall give Borrowcr nouce of acceleratlon The notice shall provide a prnod of not less than 30 days from the date the nouoe 1s given m accordance with Secbon 15 within which Borrower must pay all sums secured by tlus Secunty Instrument If Bouower falis to pay these sums pnor to the exprrabon of llns penod, Lender may mvoke any =nedies penrutted by llns Secunty Instrument w1thout fmther notice or demand on Borrower 19. Borrower's Right to Reinstate After Acceleration. If Borrower meets certalll condiuons, Borrower shall have the nght to have enforcement of this Secunty Instrument dlscontmued at any tune pnor to the earbest of (a) five days before sale of the Property pursuant to any power of sale contained m t:b..1s Secunty Instrument, (b) ~ch other per:aod as Applicable Law m.tght specify for tb.e tennmatJon of Borrower's nght to remstate, or ( c) entry of a Judgment enforcing th.ls Secunty Instrumen( Those condttJ.ons are that Borrower (a) pays Lender all sums wlucb then would be due under tins Secuncy Instrument and the Note as 1f no acceleration had occurred, (b) cures any default of any ocher covenants or agreements, WASHINGTON-Smgle Famliy-Fann.le MadFreddJe Mac UNJFORM INSTRUMENT ITEM 1983L 1l(0011) (Page JI o; J5pages) Form 3043 1/01 GREATLAND iii ToOrdefClll 1 S00530939'.30fu 616791·1131 Description: Xing,WA Document-Ye.ar.Mont:h.D.ay.DccID 2003.415.1629 Page.: 11 of 16 Order: sd.sf Comment:: (c) pays all expenses mcurred m enforcmg th1.s Secunty Instrument., mdudmg, but not lUlllted to, reasonable attorneys' 1ees, property mspt=cuon and valuation fees, and other fees mcl.lIJ'ed for: the purpose of protect.mg Lender's interest m the Property and nghts wider tlus Sccunty .Instrument, and ( d) takes such actron as Lender may reasonably require to assure that Laider' s mte~t m the Property and nghts under thrn Secunty Instturnent, and Borrower's obhgat.J.on to pay the sums securo:i by this Secunty Insrrument, shall conttnue UJ1changed Lender may reqmre that Borrower pay such remstatement .swns and expenses m one or more of the followmg forms, as selected by Lender (a) cash, (bl money order, (c} cert16ed check, bank check, treasurer's check or cashier's check, provided any such check 1s drawn upon an 1nstuutJ.on whose deposits are m.slln':d by a federal agency, mst:n.nncntahty or.-eotily, or (d) Eiectroruc Funds Transfer Upon reinstatement by Borrower, th,s Secunty Instrument and obligations secured hereby shall rernam fully effective as if no acceiera.tmn had occurred However, this nght to remstate shaU not apply m the case of accderaflon under Section 18 20. Sale of Note; Change of Loan Servicer; Notice of Grievance. The Note or a partial mterest m the Note (together with th1s Secunty Instrument) can be sold one or more tlIIles without pnor notice to Borrower A sale might result ma change m the entity (Irnown as the "Loan Servicer'') rhat collects Penod1c Payments due under the Note and tlus Secunty Instrument and perfonns olher mortgage loan SCl'Vlcmg obligauons UJ:lder the Note, this Secunty Instrument, .and Apphcable Law There also might be one or more cbanges of the Loan Serv1ce:r unrelated to a sale of the Note If there is. a change of the Loan Servicer, Borrower will be given wntten notice oi the change whlch wtl1 state the name and address of the new Loan Servicer, !he address to which payments should be made and any other mfonnauon RBSPA reqm.res m connectlon wnh a nouce of transfer o{ setVJ.Cmg If the Note is sold and thereafter the Loan 1s serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan Servicmg obligations to Borrower WJH rema.J.Il with the Loan Serv:icer or be transferred to a successor Loon Servicer and are not assumed by the Note purchaser unless olherwise provided by the Note purchaser Neither Borrower nor Lender may commence, Jom, or be 1omed to any ;udicrnI acuon (as either an md1VJ.dual htlgant or the member of a class) that ansesfrom the other party's act.Jons pursuant to this Secunty Instrument or that alleges that the other pany has breached any provision of, or any duty owed by rea.son of, th.is Se:cur1ty Instrument, unt:J.l such Borrower or Le:ndc::r has notified the other party (with such nonce given m comphance with the roimrements of Seen on 15) of such alleged breach and afforded the other party here10 a reasonable penod after the givmg of such nonce to take correcuve actton If Appltcable Law provides a lime pmod which must elapse before certam actJon can be taken, that time penod w1Jl be deemed to be reasonable for plllpOses of tlms paragraph The nollce of acceJeratton and opportw1.uy to cure g1ven to Borrower pursuant_ to .Section 22 and the non~. of.ai;:~t"~l""fab9n given ro Borrow_er pUIBuant to_ Section. 18 shall be deemed to satisfy the nouce and opporrumty to take correctrvc action prov1S1ons of this Secnon 20 21. Hazardous Substances. iv; used m thls Section 21 (a) "Hazardous Substances" are those substances defined .is toxic: or hazardous substances, pollulants, or wastes by Environmental Law and the followmg substances. gasohne, kerosene, other flammable or toxic petroleum products, tox[c pesucides and herb1c1des, volaule solvents, matenals oontaJrung asbestos or foIIIlllldehy<le, and radioactive matenals, (b) ''Environmental Law" means federal laws and laws of the JunsdJ.ct:Ion where the Property 1S located that relate to health, safety or envtronmental protecuon, (c) "Envuomnental Cleanup" mcludes my response acuon, rerm:xl1a.l act.ton, or removal action, as defined m Environmental Law, and (d) an "Eovrronmcntal Cond1non" means a condltton that can cause, contnbure to, or otherw1se tngger an Environmental Cleanup Borrower shall not cause or pem11t the prt:81!Dce, use, disposal, storage, or release of any Hazardous Subsrance.s, or threaten ro release any Hazardous Substances, on or m the Property Borrower shall not do, nor allow anyone else to do, anything aff~twg the Property (a) that 1s m vmlatton of any Envuumncnt.ul Law, (b) which creates an EnvrronmentaJ Condillon, or (c) which, due to the p:n:sence, use., or release of a Hazardous Substance, creates a condt110n that adveracly affects the value of the Property The precedmg two sentences shall oot apply to the presence, use, or storage an the Property of small quant11J.es of Hazardous WASHINGTO~Smglc Family-Fannie: MadFreddie Mae UNIFORM INSTRUMENT ITEM 1~12 (0011) (Page 12 ,7f I .5 pageJ) Form 3048 1101 ilREATI.AND a To OrderC:oll 1-800 S30-9:193Dfu. 615-79111:lf Description: Xing,WA Document-Year,Mo:nth.Day.DocID 2003.41.5.1629 Page: 12 of 16 Order: sdsf Comtt1ent: -------------------,. ==oi-=:r.,.:c.__--_._, -. -~ Substance.<s Lhat are generally recogmzed to be appropnate to nonnal residential 11:>es and to mamtenance of the Property (mcludmg, but not lumted to, hazardous substances m consumer products) Borrower shall promptly give La1der wntten nonce of (a) any mvesngauon, daun, demand, lawsuit or other acnon by any govcrnmenraJ or regulatory agency or pnvate party mvo1vmg the Property and any Hazardous Substance or EnvlfOnmental Law of which Borrower has actual knowledge, (b) any Envrronmental Comhhon, mcludmg but not lmuted to, any sp1llmg, leakmg, d1scharge, release or threat of release of any Hazardous Substance, and (c) any condtuon caused by the presence, use or rdease of a Hazardous Subsl.ance which adversely affects the value of the Property If Borrower learns, or 1s nouf?ed by any governmental or regulatory authonty, or any pnvate party, that any removal or other remeduruoo of any Hazardous Substance affectmg the Propeny 1s necessary, Borrower shall promptly take all nccessazy remedial acaons m accordance \ltlth Environmental Law Nothmg herem shall t..'l"eate any obl1gat1on on Lender for an Ensironmental Cleanup NON-UNIFORM COVENANTS Borrower and Lender further covenant and agree as follows 22. Aeceleration; Remedies. Lender shall give notice to Borrower prior t0: acceleration following Bo1Tower's breach of any covenant or agreement in this Stxority Instrument (but not prior to acceleration under Section 18 unless Applicable Law provides otherwise). The notice sha.11 specify: (a) the default; (b) the action reqnirt:d to cure the default; {c) a date, not less than 30 days from the date the notice is given to Borrower, by which the default must be cored~ and ( d) that failure to cure the default on or before the date specified ib the notice may result in acceleration of the sums secured by this Security Instrument and sale of the Property at pnblic auction at a date not less than 120 days in the future. The notice shall further inform Borrower of the right to reinstate after acce.leration, the right to bring a court action to assert the non-e:xlsteoce of a default or any other defeme of. Borrower to acceleration and sale, and any other matters required to be included in the notice by Applicable Law. If the ddault is not cur-ed 011 or before the date specified in the notice, Lender at is option, may requir-e imhledlate payment in full of all sorru;: secured by this Security Instrument without further demand and may invoke the power o[ sale and/or any other remedies permitted by Appiicable Law. Lender shall be entttled to collect all ei<pen,<S lncur....i in pursning the r<medi<s provided in this Section .22, including, but not limited to, reasonable attorneys' fees and costs of title evidence. Ir Lend.er invokes the powek" o( sale, Lender shall give written notice to Trustee of the occurrence of an event of default and of Lender's election to cause the Pv-operty to be sold. Trustee and Lender shall take such action regarding notice of sale and .shall give such notices to Borrower and to other persons as Applicable Law truly require. Aft.er the time required by Applicable Law and after pubJic.ition .. of the notice of .. .s.""llel Tl'nste11:, without demand .On Borrower, shall sell the .fropert:y .at. public auction to the highest bidder at the time and place and under the terms designated in the notice Q{ sale in one Qr more parce)s and in any order Trwstee determines. Trustee may postpone saJc of the Property for a pe,:-iod or periods permitted by Applicable Law by public announcement at the time and place fixed in the notice of sale. Lender or its designee may purchase the Property at any sale. Trustee sbafl deUvet to the purchaser Trustee's deed conveying the Property without any -covenant or warranty, expressed or implied, 'fhe recitals in the Trustee's deed shall be prima facie evidence of the troth of the statements made therein. Trustee shall apply the proceeds of the sale in the following order: (a) lo all expenses of the saie, including. but not limited to, reasonable Trustee's and attorneys' fees; (b) to all sums secul'ed hy this Security Instrument; and (c) any excess to the person or persons legally entitled to it or to the clerk of the superior coul"t of the county in which the sale took place.. 23. Reconveyance. Upon payment of all sums secured by tlus Secunty Instrument, Lender shall request Trustee to rcconvey the Property and shall surrender this Secunty Instrument and all notes ev1dencmg WASHING70N--Smgle Fallll!y-Fannte MU/Freddie Mac rnIFORM INSTRUMENT IT!aM 198'.3\. 13 (001 ~) (Pa~e 13 of 1.5 pages) Form 304S Mll GAEATLANO ll ToOrd~C.Ut 18Q053'l'93'130f;o: f;i!6791-\t31 Description: Xing,WA Documeni:::-Year.Month.Da.y.DocID 2003. 415.1629 Page: 13 of 16 Order: sdsf Comment: -----·-;:·,:--. -----------------------"'""-=~==""==== =· debt securc::d by this Secunty fnsirument to Trustee Trustee shall reconvey the Property without warranty to the person or persons legally ait1l.led to a Such person or persons shall pay any recordatlon costs and the Trustee's fee forprepanng thereconveyance :24. Substitute Trustee. 1n accordance w1th Apphcabie Law, Lender may from ttme to t1fne appomt a successor ttustee to any Trustee appomted hereunder who has ceased to act Without conveyance of the Property, the successor trustee shail :mcceed to ail the title, power and duttes conferred upon Trustee her em and by Applicable Law 25. Use ol .Property. The property 1s not used principally for agncultural purposes 26. Attorneys' Fees. Lender shall be entttle.d to recover 1rs reasonable attorneys' fees and costs many action or proceeding to construe or en.force any term of this Secunty Instrwnent The tam "attorneys' fees," whenever used m this Secunty Instrument, shall mclude wnhout lumtalmn attorneys' fees mcurred by Lender m aoy bankruptcy proceedmg or on appeal ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REl'A YMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SIGNING BELOW, Bonower accepts and agrees to the tenns and covenants contamed m pages 1 through 15 of t.lns Se:cunty Instrument and m any RICier executed by Borrower and recorded wtth 1t ~4,/ !~Jwd<,siu) Cyrl a Aon Green -Borrower _____________ (Seal) (Seal) -Borrower -Borrowu -~-------------(Seal) -(Sral) -Bcrrower -Borrnwer Witness Witness. WASHINGTON-Single Famtly-Fiun:Ue Mae-'Frtddle Mac UNIFORM INSTRUMENT ITEM 19'83L14 (OOi I) (Page 14 oj I 5 paga) Fonn 3048 1/01 13AEiA Tl.AND m To Ol'd~ a::aiJ 1-1100 ~~om 616-791-11'31 .Cescripti.on: .King,WA. Document-Ye3.r.Mon-ch.Day.DocID 2003. 415. 1029 Page: 14 cf 16 Order: sds£ Comznent: State of Washington O,unty of KING ) ) ss ) On tlus day personally appeared before me Norman W1ll1am Green Cynthia Ann Green , to me known to be the rndivtduai(s) descnbed m and who executed the withm and foregomg mslrurncnt, and acknowledgW I.hat he (she or they) :ngned the same as his (her or their) free and voluntary act and deed, for the uses and purposes dierem mentioned /j -.A , /} Given under my hand and off1ctal seal tlus / ()[fl day of Gc;v I L,// 6 <)(} 3 a,JinwZJJ;p/_ Notary Publtc m and for the State of Washmgton tu1d:ing at ~MM~ I I. I tJ, cJ5 W AEHlNGTON-Smgle Failllly-Fannl.e M1u-Jfo'n:dule Mac UNIFORM INS'flWMENT Form :!MS L'Ol r:IBEA l'LANO 13. ITEM 198:ll ts ;0011) (Page i 5 ot l 5 p-age~) To ()rda" c:11 1-1300 530-9:ra3 QF;u: 616 791 11J1 Descrip~ion: King,WA DoC'...mi.ent-Year.Month.Day.nocID 2003.41S.1629 Page: 15 0£ 16 Order: sdsf Cozcment: Commitment No R289569-3 SCHEDULE A The land referred to m this Commitment is descnberi as follows The east 35 feet of Lot 3 AND ALL of Lot 4 of Short Plat Number 881050 recorded under Auditor's File Nwnber 8201220536 bemg a portion of the followmg That pomon of the south half of the southwest quarter of the northwest qllfilter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M, m Kmg County, Washmgton, lymg north of Southeast 132nd Street as monumented AND shown on the plat of Puget Colony Homes, accordmg to the plat thereof recorded m Volume 86 of Plats, page 59, m Kmg County, Washmgton, ALSO The east 30 feet of the south half of the southwest quarter of the northwest quarter of the northeast quarter of Sect10n 15, Township 23 North, Range 5 East, WM,, bemg a part of Short Plat Number 881050 as recorded under Auditor's File Number 8201220536 END OF SCHEDULE A Descript~on: King,WJ\. Zocument-Year.Month.Day.DocID 2003.415.2629 Page: 16 of 16 Order: sdsf Comment:: -----·------ .: I 1 1 t.O .. '~ ' r-:, J I 1 N ro S I c; ' • 1 ' "" C ., ~ 8 • ~ LEGAL ,. -·-'-R. c; l'·~.is spdCI..: .rese~:·e,j reco:rade.r's use 1 riled for rec:o.rd ,H the req11t1st of: .. ,,. Return to: Building & land {)eve lopment 4:50 KC Adminisi::I'a.tion JJldg Seattle> Washinqton 98104 DESCRIPTION I SHORT KING ~PPROVAL CvU • TY, WASHINGTOI" D~pa.rc.r.,ent of Planning and Collllllunity Develogm~n~ auiJding and L.lnd DeveJQpme~t Divisivn E.Nm.in~. and approved this 2.:! .. lday of ........__ ) O...v-.-u...o...],._____.. H~c-'·. __ _ M<1nagez--;;i:·:j.;_~;\ 0 ~~; ~~~l~prnent Divisi;;r Di rector ,I =- Departr.ent of Asse.S.'il!ll!mts t:xarnin>?d and .ipproved th Ls ? day of /lf ,, C>t<i',,". ,. 5s I lb..,a we'( ti 'kif(~ A.:.sessor rl ( . 'vvt,:,.,s. .oeput y Assessor £;/ ':'.'1.:: ~ :oortion of t!'le ··o·.;t: .. :_:i:.2-i' of' ·;.'.}1:t:,s.·1c:::t i.:.ct:.-:c.::-:::-f :~c:;·t'."_-:k.>t · t.:E.:'~i'.!r of ·:):-·'.:-:';'~-,.~~ ~'1"."'.r"t~:r a::· ''.~c~~nn 15, ':.'u•:;ns'.1i:'l ;:,;; ··:J.:t!"!, :--r,r;ge 5 :;,.;;t, :..:,-!.ng .'101'':°.:L o:::' ':,.:. ~,~,;~·-C. :t:-c'!~t :., :: .. 1',).!"Ce:.-~·-·;.,-:,.-.,:OS'-..)·_·~ ,~_'::,t cf -:.,~et ·-012_,y :-:cires c:.s rec-c.:::<}d i.Q. ·;olu.r. . .s 20 ,:i'." ::1,;ts, -,:r:e 59 7 ;,,co:rcts C',f ;:1:-:g C'OU.'1.t::, ·::'."l::ic.~tvn. /J-,<..J" )-7, .;f r,/(.J.,'/'f'P;; AJ5t/r/ Ma1,1 an File in Vault 6 Paq,s l of # " ' ' !, ' ', t t •• ~-_j.-, Description, King,WA Document-Year.Month.Day.DocID 1982.122.536 Page: 1 of 6 Order: sds£ Comment: (t'- -,. -~ L ·._,._ ( I ~ -. __ ~J , =----' : '".·· \'-./. ) ' (. ,J_. P ,_; (:, '2:.. t c-·· L.._J u ~1 \-\:.) t-'\ ,=:.;., ',.,_j :_.> '--.._} ~ ~ 't G:..-~ f' /a'.(:, 12:' ? '-.[ Lc.nd Surveyor's C"J;:c.ii1cate: This shore plat c;or.reccla,i rcpresenrs survey ,rude ·J.:,y me ,,r··under my dfre,:ticn in conformant:~ w.:il:h tfw requi.rem:,i.:s· of atpropriate state and ;:Qunty stau::.e and ordinance. Map on File in V<!ult DJrecc;cn: .";cale, \ ''".".. \DD" Desc=ipcion: King/WA Document-Ysar.Month.Day.DocID 1982.122.536 Page: 2 0£ 6 Order; sds-£ Comment: =-==~=======~==-== -= ).£ -i ' -\ \ ,1 ' ,, ' ; 1 ':'hr,r portion(s) of J1Dtb ?,·,e S ;;, 14-;, ~, .. ,.,. 3 r: c: ~~ l]')nd 3t. whjcii ~dJ01ns the subJect subd1vis1011 is a Pllbl1c r1gnt-of-way. It i:s described :i.n tI'.le King Coun-.:y Comprehensive Pl!ln as a "local access street or roa~" a11d in accordance witll the star:dards therein, may be required to be impro,_·ed for futu:r-·e County st!'eet, road or thoroughfare. The owner, i,.1..s grant(:::s anct assi~os, ::-:iereby agree to participate in, and/or not ·oppose or protest, the formation of a Cc~inty Road improvement District: (CB.ID) pursuant to RCW 36, 88 or any Road Improve- ment pr-oj t sa1lctioned by King Cour •,, which is designed to improve si>· ... Str':et(S) and the imr.:ied.iate str<:'et system 01 which it is a part-. Timir.g of the formation of said CRID or other road improvement project shs.11 be d.etermine-:i by King County. 'f'r..e s1:reet "improvement authorizea Uy the GRID.or other road ir~rovement project shall call for the 1mprovem~nt of said street(s) and i~S immediate street system to at least-th, minimum King County road standartls appLi.c:anle to said street(s) and the immediate street system at the time t~e CRID or other roati project is formed; provided thati in situations where there is a multiple ownership of ?ToPerties participating in the !ormatio~ of the CRID, or. otner road improvement :project, if a major:ity of the property owners want a higher sta.nda:rd,· i.e., CtJrbs, gu"ttel's, 1.1ndel'- ground drai11a.ge, etc., that stand •. rd s,hal:!. prevail. Short: Plii.t No; __ B_B_l_D_S_o _______ _ ____ ,.;,,__..._._ -- Description: K.i.ng,WA Document-Year.Month.Day.DocID 1982.122.536 Page: 3 of 6 Order: sds£ Comaien t: i' ~ <') ~ 0 N N .... 0 N (1J ===~~~ -·=--···=--=====~=-·~~-============ ==-- ,·:.;eclu.ration (H Covena:n: "t;1:1_1_.n considenitiou of the approval by Klng Coun::y of short ?:!.nt .~=~-----' which said plat creat.es (a lot) (lots) descnbed :.tS fol>Jl\'S; ;',:,' ~ :::,f LS\t' ::•· '; L'i :.i;c· .. C' ~ l \.I'.,:·· ".' l the undersigned covenants and agrees that no imp:rovemeats are to be !1lade or pla.ced upon the land for the purpose of huma.i:. habitation, ·including tents, te!lt frames, and· trailers or campers, and that no other improvemeDts are made to the property other than fences or t.~.:ise necessary for ag-ricult..iral. open space, or for·estry purposes, unless or until said lot(s) are approved by King County in ~cco~dance witn County snort plat regulations. "2. Tllis covenant shall run with the land and ie binding on all sUbsequent owner(s) of the above ·described lot(s). "3. This covenant is· en.forceable by any p·.1.rcb.1:1.;ers of lots within che same short plat=, and by King County. "4. Warning: King County has no responsibility to build, improve, tnaint.ain oi-otherwise service any private road contained within or providing service to the above referenced property." owner STATE OF WASHINGTON) COUNTY OF KING ) ss On this day personally appeared before me /J0Idrv'14 /f.1 (J..(.,'(_/11£ , ta me knon ta be the indlvfdual(s) described 'i~n~a~u-a~w-h-o~e-x~e-c_u_t_e_d~t~h-e-within and foregoing iTistrum.ent and acknowledged that they signed the same as their tree and voluntary act and deed, for- the uses and~purposes therein stated. Given un~er my hROd and o~;cial /JJu , 19,,t:. ot Form A-1 !? "Io c;-('.) Short Ylat ·Noi-~J_c,cO..:,.....cc...._~ __ ~~~~ 4 (; Page -~-·otL De.scr.ipti.on: K.in.g,WA Document-Year.Mont:h.Day.DocID 1982.122.536 Page: 4 of 6 Orde:?:": sdsf Comment;: j -1 :.:, C) ., DECU.!'i.A'I ~ C~; OF cc-·.:£::.:;.;;:- S..J::i: J.'.;BI:..::-::.·. T:'.::;7 ?C~ S2\~A:3E DIS?OS.!li.L "I::: conside~3.i.:.ion of t:12 .':;~;_:ro\·al. by King County of sho:::-t p~at -:.olu'.lc, ;.ihich sa.:..:.: J,.:-l3t ::rec,.tes a lot described as follows; 0 N N M the unde:::-signea· C("venants and a9°.r.ees th.at: 0 ~, ZJ "(a). N"o percolaticil test has -bee:i performed on the 3.bo•.>e-described lot, "\b) Approval vf .short ?lat ?. boh,Sv creating the above- described lot DOE:C: NOT constitute -.~p~p~r~c~,~,a~l~b~y~,~,i-n-g County that said lot can be used for a building site. "(c) No stru.:"ture. -::-eg1;iring domesti:::-wa.te:r-consul1l.ption or &~wage dis;:,csal can be placed or. said fot un<:il approval is given by the Seattle- King Co';.;.nty He.::.-lth Cepc.rtment or other ;;:pp::r-opriate department agencies. "Cd} This con·.;enant shall r-.:.n with the land and is binding on all subseq·went cwne::-(s) 0£ U\;! Qbove described lot[s~," ·;"t;,-1,. ·,,_~I ! fee: own'e::: STATE Of' WASHINGTON) COiJNTY Of' K1NG ) s s ) Cin th1.s day pe::::sonally appeared before me ·1~~i (/r I(:. .-'1 "rf!Jt(/A /0. {';:1/i'.:~; I, to llie know:1 to be the 1nd1v1dual [s) I; /1/// (-4 ;r- described in and who executEd the with~n and foregoing instrument and acknowledged that they signed the same as their free and vcluntary a·ct and deed,. for the uses 3nd purposes therein· .stated. · :;iven day oi ?orrn C-1 I ' I ;· ---/ t, r_! ft-... I /",,:1 / NoTXRY pl:ffi1rc in and for the Si:.ate cf. W~"i'hj.~gton :1 residing at ,· .. " i, Page J·_'oi_L _.,;" De.scri.pti.on: Ki.ng,w;zi. Document;-Year.Month.Day.DocID .2982.122.536 Page: 5 of 6 Order: sdsf Comment: I .1:1 .. :. : ;l ' 1·.·,-.; ( : 11 t 11,· :::~ -1·,-, : :.., . 1::.c.. c-'!i •:l ' •;\ [' ..._,:· l ...; ) -._::,ct: \"J $ !Pr. !<': ':.it! c::c -1·.tt: h. i.c ··c-;'t·•.'c-.0', Ct' .. ".rh~ pu!Jlt..; it)l'0vt:r·. t.!1erea.1 ,1.n.tl Je,Ji:::.itc t.h.e ltl ,,: ell(' :--,;:·: '.:.b>::: st.r,=:e:-;,. :.:::..: .·.venu .... :s ···.";.!;1. ic :1ur,,.x:,:,;,3:-, ,-fr,1}•,ui a:· ;:uhl~c no::: i.J.1c.:).'1S1.stent '.;.5':: ·~!t.'!"c''v:~ ::\)'.." Wltl1 tLe :is0 Lhc.'l'c.•o\" fl•t· Js:l.1 ,,. I,;, .l'-'::i_,. :·.l:r;ltl:-;(->-, it:,.,-, tho• 1·i:~h. to mrtke ::iJl n~ce;;._-::inr,· ,;lc;ip,:; t·,:..r ...:~ti."-:1n(1 ;"; ;.].· ;1;'{'11 th,' !,it-.. shuwn nn tile lace ~~l· i:ll~>; :-:tlorc pl;-;t i!1 c:1,~ ,,r· ,;.:!:ti !·,.,:,~01;.1:,.!v ;~l':td1t1µ. :..,[ thl~ :-;trCC!ts :ind :t\'t:tn:~,· s!1uwn :(1,;!'C'-cn, :Hid ,:1:1r ,,:l!( s!i.'l"t ,-;ub(:i·:isiDJ: '.s r:1ildP wit!1 the f:!:e,' co11se!:t :\!1:.! :LCl',·:·J:,,:, .,~::1 th,.' c!C':-;cre:-; ::.if chE>-o'.1·ne,;s). , .. ( ,..,. ;, '·· <.. -·-' \ N":u!le ~ntonia M. Magat/ Naioe R~.dri, de la '.lfega ttafiat " . 1 Name >ame STA'I.E OF WA8hINGTON On this day personally app~ared before ~ _000Z0B;cc:OcRcN'---'ME==L0V0I0N'-=9=I0G0F000 f<:;::D....:a0n0d:;.. ___ _ ELEANOR JOSEPHINE BIGFORD, to re known to be the individual described 'in and W'! !:executed the within and foregoing instrunrnt, and ackll(;;wle.dqed that they signed the same as their !J:ee and volu'ltet.cy «ct and deedr for the uses am.' purp:,ses /::herein mentioned. GIVEN under my hand and -.:,fficial seal this !!!!L d.i:ly of November ,19 ....:?.!...• 1eo1 STATE OF WASHINGTON,{ Cowity of KL\.:; \ "· Ncta.ry Public in and fo~ the State of Washington, residing at. Seattle. on t:.his dag personally appeared before ir.e _ _c,l:.=J~d~rc_i0g~o'-'d"e'-=:~ac_oVeesgs.,,a'-'M"aegia,,,tc-,aen,d.__ Antonia M. Magat, to J11e known to be the individual described in and who execut:ed che within .and faregr:,ing inStt"WltMt:, .and a~knowledged that 1...hey signed the sanE-as their :t:,:ee and voltmt...IY act il:nd deed,_for the U$"e:J° a:nd purposes therein mentioned. GIV'E~. under ;II) hand r1nd officil:ll Short Plat-NuriJer 8</lo::;o F-259 3/78 Notary Public residing at State of Washington, . ' 7 I Pa.ge~of__'!f_ ---·---·~., .. 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'1,t" :l!'<(S-1,J:£!',,::,11 fl'?m' 'lritldr fl' ~11'at(oc c::.im be-ncf.r, B 1:D' vtf~""e-r ..-,~de -~1 -'1...--.i:Y_. • ..--i-• 1"'"'"'"11 ... ~ {)" ritJ.,. ?"•T""c-~t .. ~ !I'S' la?'t.11\118,.~ fTcr fir =-Pittrl'frr :!'e'l)"f~ "=,,,..,jr.~=• sC"">>":",,.=.c:•::;n"rn:<r:,--·----------.. , ~.,:,,,,•-rr1 ,,_. -,,,..,,. _. ... -' ~ ·-1 !::.C'l:.t'f"ut'~ lift-ti! .,t;)Flt;Tll, (f'* t'J.t#" .¢.ffll!QT'tffl r ~ ... ,,..,.. r.-"( !hi~ ,1~..:cf,,-t,,,r-f'r1,.. ,.,-,f """""'°·~l.'C'.9-,:ow:V~,.. ~...t:11111,1 ~,-,,:"'f'dJ'!J-b(it,'!lr~ O;: ';..~l'S'l'l'r!:l U.:-it•~ !,,. C ). Descripcion: King,WA Doccment-Year Month.Day.DocID 1982.1129.556 Page: 2 0£ 2 Order: gyt£yytr Comment: • • . . . . . .o . !'fin hlo Jul fttetc 111,~, COiAilY EXCISf TAX PAID ~~ L --=::==c:::::......·:::i·"!,"" " ;:._i:, I=" --------------------------.• 00 S1atulc1Y Wammty Daed nu: GltANlOB PETE ll. OB'l'HWIJO Md mJCE R. CBTI?WIO iusbend .and wife 11w ....... oiila:nbod ,..i -· 'PlaHG II ow c-, of King ,.....,.._. The eat 35 feet of Lot 3 of Shw.t Plat 1'o. 88205o lleccrded under Aud.itc-r:s File No 820122(636 SeiJ'g a pll"tion of the follOOng: That portion of the South half of the Soothl.iest 41,lat"tEr of the Northwest qu$rter of the ?i:>rtheat quarter of Section 15, TCAot1$hip 23 North, R3tJg@ 5 f.ast, W-.H., in King County, Waehingotn, lyin; ~rth of S.E. 132nd Street as QDf'Ullerlted and ffiOl,fl on the Plat of ~et Colany lbae:s, ,',ceomlng to the Plat ~...orrled in Vol\lDe 86 of Plats, Page 59, in iCitig Cour,ty Yaehfogton. ~; ' Subject to Deed of 'fi"u9t under :sant" dat~ ~ --. 26t:n a., e1 Allf,ust, 1985 -~•-·•-·-····lU~l.l #.,i.~.&~·-'"''' I- . -·~ 11 .. ~---........ ,.....,~ .... , .. a. .......... .... ... ... -,..,.....,. .,...._ = Descr~pCion: King,WA Document-Year Month.Day.DocID 1985.827.629 Page: 1 of 1· Order: sds f Comment : PREPARED FOR GREACEN CONSTRUCTION, INC. September 25, 2007 ames N. Casseda Staff Geologist I 1x,1111s i. h )?lo<2, I Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY GREEN'S LANDING RESIDENTIAL PLAT 5008 NORTHEAST 2nd STREET RENTON, WASHINGTON ES-1019 Earth Solutions NW, LLC 2881 -152nd Avenue Northeast, Redmond, Washington 98052 Ph: 425-284-3300 Fax: 425-284-2855 Toll Free: 866-336-8710 Important lntormation About Your Geotechnical Engineering Report Suuswlace p10/Jlems a1e a pnnc1pal cause of :on:c:rwct,cr, delays cost m,r111ms. cJJ1rns auc! d1sp;1/es • The followmg 1nfo1mail0n 1s /!tov1c/eli lo lie/µ vou manage vour 1,sks Geotechnical Servi:es Are Performed for Speclflc Purposes, Persons, and Projects Geotechnical engineers structure llleir services to meet the specific needs of their clients. A geolechnica/ engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client. No one except you should rely on your geotechnical engineering report without firsl conferring with the geotechnical engineer who prepared it. And no one -not even you-should apply the report for any purpose or project except Ille one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read ii all. Do not rely on an executive summary. Do not read selected elements only. A Geotacbnlcal Engineering Rellort Is Based on A unique Set or ProJect-Specllic Factors Geotectmical engineers consider a number of unique, project-specific fac- tors when establishing /he scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of lhe struc/ure involved, its size, and configuration; Ille location of the structure on lhe site; and other planned or existing site improvements, such as access roads, parking lots, ,md underground ulilities. Unless the geotechnical engineer who conducted the study specilically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared lor the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design learn, or • project ownership. As a general rule, always inform your geolechnical engineer of project changes---,iven minor ones-,md request an assessment of their impact. Gentechnical engineers cannot accept responsibility or liability for problems that occur because their fflfJOr/s do not consider developments of which they were not infomred. subsurface CIIUlililNIB can Change A geotechnical engineering report is based on conditions lllat exisled at Ille lime the study was pertormed. Do not mfy on a geotechnical engineer- ing repo,t whose adequacy may have been affected by: the passage of time: by man·made events, such as construclion on or adjacent to lhe site; or by natural events, such as floods, earthquakes, or groundwater tluclua· lions. Always contact the geotechnical engineer before applying Ille report to determine if ii is still reliable. A minor amount of additional lesting or analysis could prevent major problems. Most Geotechnlcal Findings Are Professional Opln- Site exploration identifies subsurtace conditions only at those points where subsurtace tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and lhen apply their professional judgment to render an opinion about subsurtace condilions throughoul the site. Actual subsurtace conditions may differ-sometimes significantly- /ram those indicated in your report. Retaining the geotechnical engineer who developed your report lo provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Reporfs Recommendations Are Nat Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommenclalions only by observing actual September 25, 2007 ES-1019 Greacen Construction, Inc. 1140-1401h Avenue Northeast, Suite D Bellevue, Washington 98005 Attention: Mr. Robert Stewart Dear Mr. Stewart: Earth Solutions NW LLC • Geote<:hnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW LLC (ESNW} is pleased to present this report titled "Geotechnical Engineering Study, Green's landing Residential Plat, 5008 -Northeast 2nd Street, Renton, Washington". Based on results of our fieldwork, the site is underlain primarily by native soils consisting of medium dense to very dense silty sand and silty sand with gravel glacial till deposits. No seepage or indications of the seasonal groundwater table were encountered in our test sites at the time of our fieldwork (September 2007). In our opinion, residential structures constructed at the site can be supported on competent or recompacted native soils or structural fill used to modify existing site grades. We anticipate competent native soil capable of providing adequate foundation support will be encountered at depths of two to four feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Kyle R. Campbell, P.E. Principal 2881 152nd Avenue NE• Redmond, WA 98052 • (425) 284-3300 • F.~X 1425) 284-2855 • Toll Free 18661 3J6-R710 TABLE OF CONTENTS ES-1019 PAGE INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . 1 General ...... ... ... ...... ... ...... ... . .. ... ... .. . ... ... .. . ... .. . ... ........ ... ... . 1 Project Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Surface............................................................................ 2 Subsurface....................................................................... 2 Geologic Setting....................................................... 3 Groundwater...................................................................... 3 Critical Area Review ........................................................... 3 Renton Municipal Code Review .................................. 3 DISCUSSION AND RECOMMENDATIONS ....................................... 4 General ......................................... '.................................... 4 Site Preparation and Earthwork............................................ 4 In-situ Soils... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Structural Fill Placement............................................ 5 Excavations and Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . .. . . . . . . 5 Detention Vault Recommendations....................................... 6 Rockeries and Modular Block Walls..................................... 6 Utility Trench Backfill.......................................................... 7 Pavement Sections............................................................. 7 Foundations . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Slab-on-Grade Floors...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Retaining Walls .................................................................. 9 Drainage............................................................................ 9 Seismic Considerations......................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 O LIMITATIONS.............................................................................. 10 Additional Services........................ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 GRAPHICS PLATE 1 PLATE 2 PLATE 3 APPENDICES Appendix A Appendix B TABLE OF CONTENTS Cont'd ES-1019 VICINITY MAP TEST PIT LOCATION PLAN FOOTING DRAIN DETAIL Field Exploration Test Pit Logs Laboratory Test Data Sieve Analyses GEOTECHNICAL ENGINEERING STUDY GREEN'S LANDING RESIDENTIAL PLAT 5008 NORTHEAST 2nd STREET RENTON, WASHINGTON ES-1019 INTRODUCTION General This geotechnical engineering study was prepared for the proposed Green's Landing residential development to be constructed at the northwest intersection of Northeast 2nd Street and Hoquiam Avenue Northeast in Renton, Washington. The purpose of this study was to excavate a series of test pits across the site to characterize soil and groundwater conditions, perform appropriate geotechnical analyses and develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Characterizing the soil and groundwater conditions which may impact site development plans; • Providing geotechnical recommendations for earthwork, structural fill requirements and drainage in accordance with the City of Renton Municipal Code requirements; • Assessing the suitability of site soils for use as structural fill; • Providing recommendations for soil bearing capacity, subgrade preparation, recommendations for foundation support and pavement sections, and; • Providing additional geotechnical recommendations, as necessary. The following documents were reviewed as part of preparing this Geotechnical Engineering Study: • Faxed copy of the proposed site layout and topography provided by the client; • City of Renton Municipal Code Title 4-3-050 -Critical Areas Regulations; • Geologic Map of the Renton Quadrangle, King County, Washington, D. R. Mullineaux, 1965, scale 1:24,000. • King County Soil Conservation Survey (SCS) Earth Solutions -· LLC Greacen Construction, Inc. September 25, 2007 Project Description ES-1019 Page2 We understand the site will be redeveloped with up to seven single-family residences, an access road and infrastructure improvements. We anticipate grading will be relatively minimal, with cuts and fills of less than about five feet anticipated to achieve design elevations. The proposed residential structures will likely consist of relatively lightly loaded, wood framing supported on conventional foundations. We anticipate the majority of the residential structures will incorporate crawl space and slab-on-grade garage floors. Based on our experience with similar developments, we anticipate wall loads on the order of 2 kips per lineal foot and slab-on- grade loading of about 150 pounds per square foot (psf). Stormwater generated from site development will be directed to a detention vault located along the western boundary of the site within a topographic low area. We anticipate cuts of up to ten feet will be required to construct the detention vault. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated into the plans. Surface The site is located along the northern side of Northeast 2nd Street and the west side of an undeveloped right of way (R.O.W.) for Hoquiam Avenue Northeast in Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1 ). The site consists of a roughly rectangular property that includes one tax parcel that is 1.2 acres in size. The approximate limits of the property are illustrated on the Test Pit Location Plan (Plate 2). The site is bordered to the north by a residential development currently under construction, to the south by Northeast 2nd Street, to the west by a single-family residence and to the east by an undeveloped R.O.W. for Hoquiam Avenue Northeast. The overall site topography gently descends to the southwest, with approximately 10 to 12 feet of total vertical relief. The property is developed with a residential building and associated structures which will be removed as part of the planned development. Vegetation across the site consists primarily of grass and sparse trees, and relatively mature landscaping surrounding the existing residential structures. Subsurface A total of three test pits were excavated across the subject site for purposes of assessing soil and groundwater conditions, and for characterizing and classifying the site soils. Our test pit locations were largely controlled by the presence of existing structures and underground utilities. Please refer to the test pit logs provided in Append ix A for a more detailed description of the subsurface conditions. Earth Solutions NW, LLC Greacen Construction, Inc. September 25, 2007 ES-1019 Page 3 Topsoil was encountered at all of the test sites and was on the order of six inches thick. Indications of extensive areas of fill were not encountered or observed during our fieldwork. However, isolated areas of fill may be encountered in areas near the existing residence. At all our test sites, the topsoil was underlain by medium dense, to very dense silty sand with gravel (Unified Soil Classification SM) glacial till deposits. Soil relative density generally increased with depth. Geologic Setting Review of the referenced geologic map identifies ground moraine deposits (Qgt) throughout the site and surrounding area. These soils are commonly referred to as glacial till. Till soils consist primarily of a non-sorted mixture of compact silt, sand, gravel, cobbles and boulders in a consolidated condition at depth. The thickness of the till layer typically varies from a few meters to several tens of meters. The King County Soil Conservation Survey identifies the soil throughout the site and surrounding area as the Alderwood gravelly sandy loam (Age). These soils are part of the Alderwood series and are typified by a rolling topography and weakly to strongly consolidated glacial till. The soil conditions encountered during our fieldwork generally correlate with the geologic and soil map designations. Groundwater Groundwater seepage or the seasonal high groundwater table was not encountered during our fieldwork (September 2007). Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. Critical Area Review Renton Municipal Code Review As part of our report preparation, we reviewed Title 4-3-050 -Critical Area Regulations, of the City of Renton Municipal Code to determine if any potential critical areas, that may meet current geologically hazardous area definitions, are present on the subject site. Based on the soil and groundwater conditions observed at the time of our fieldwork (September 2007) no areas meeting the current City of Renton Municipal Code definitions are for geologic hazard present on the site. Based on field estimates and our review of the referenced site plan, the site topography is gently inclined at an average gradient of about 10 percent, and is underlain by a relatively homogeneous deposit of glacially consolidated till. In our opinion, the site soils would present a slight erosion hazard. Ea~h Solutions r,w,i, LLC Greacen Construction, Inc. September 25, 2007 DISCUSSION AND RECOMMENDATIONS General ES-1019 Page4 Based on the results of our study, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site grading and earthwork, detention vault construction, foundation support, structural fill placement, appropriate erosion control and the suitability of the on-site soils for use as structural fill. Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill. We anticipate competent soil capable of providing adequate foundation support will be encountered at depths of approximately one to two feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. The presence of groundwater seepage in deeper utility and site excavations should be anticipated, depending on depth and seasonal weather conditions. Supplemental recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities. However, based on the data obtained from the test sites, and our overall characterization of subsurface conditions, extensive site dewatering will likely not be necessary for the proposed site development. This study has been prepared for the exclusive use of Greacen Construction, Inc. and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction, site drainage and erosion control, and detention vault construction. Earth Solutions r-NV, LLC Greacen Construction, Inc. September 25, 2007 In-situ Soils ES-1019 Page 5 From a geotechnical standpoint, the silty sand with gravel soils encountered at our test sites are generally suitable for use as structural fill. The moisture sensitivity of the native soils can be characterized as moderate. Because the native soils are moderately sensitive to moisture, successful use of the on-site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water may be necessary prior to compacting the soil. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Placement In general, areas to receive structural fill should be stripped of organic matter and other deleterious material. The geotechnical engineer should observe cleared and stripped areas of the site prior to structural fill placement. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D-1557) and placed in maximum 12 inch lifts. In pavement areas, the upper 12 inches should be compacted to a relative compaction of at least 95 percent and be in stable, non-yielding condition. Excavations and Slopes The United States Occupational Safety and Health Administration (OSHA), and the Washington Department of Labor and Industries (L&I) classify soils in terms of minimum safe slope inclinations (see WAC 296-155-66401 Appendix A-Soil classification). Based on the soil conditions encountered at our test sites, the weathered soils observed in the upper approximate for feet are classified by OSHA/L&I as Type B. Temporary slopes over four feet in height in Type B soils should be sloped no steeper than 1 H:1V (Horizontal:Vertical). Undisturbed native soils encountered below about four feet are classified as Type A. Temporary slopes over four feet in height should be sloped no steeper than 0.75H:1V. If appropriate slopes cannot be achieved, temporary shoring may be necessary to support the excavations. Earth Solutions NW, LLC Greacen Construction, Inc. September 25, 2007 ES-1019 Page6 Permanent slopes should maintain a gradient of 2H: 1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The project geotechnical engineer should observe temporary and permanent slopes to confirm that the inclination is appropriate, and to provide additional grading recommendations, if necessary. Detention Vault Recommendations We understand a stormwater detention vault will be constructed along the western boundary of the site designated Detention Tract on the referenced site plans. The detention vault designs were not finalized at the time of this report, however we anticipate cuts of up to ten feet or more will be required to construct the vault. With respect to the proposed detention vault construction, competent native soils suitable for support of the vault foundations are anticipated to be exposed at the vault subgrade elevation. For design, the following geotechnical parameters should be used: • Allowable Soil Bearing Capacity • Active Earth Pressure (Yielding Wall) • At-Rest Earth Pressure (Restrained Wall) • Soil Unit Weight 5,000 psf 35 pcf 50 pcf 125 pcf Traffic surcharge loading above the vault should be included in the design pressures, if applicable. Drainage around the vault walls or a means to relieve the buildup of hydrostatic pressures should be provided. In our opinion, the use of sheet drain around the vault walls can be considered in lieu of free draining backfill. The geotechnical engineer should review the vault design, and provide supplemental recommendations, as appropriate. The presence of perched groundwater seepage should be expected in the detention vault excavations, depending on the time of year grading takes place. Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon request. The geotechnical engineer should review the final wall alignments and wall heights with respect to the proposed site grading. Earth Solutions NW. LLC Greacen Construction, Inc. September 25, 2007 Utility Trench Backfill ES-1019 Page? The soils observed at the test sites are generally suitable for support of utilities. Organic or compressible soils encountered in the trench excavations should not be used for supporting utilities. In general, the native soils anticipated to be exposed during grading should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the City of Renton. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthworlc section of this report. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Areas of unsuitable or yielding subgrade will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For pavement areas subjected to truck traffic, the following pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATS). For relatively high volume, heavily loaded pavements subjected to moderate to high, loaded truck traffic, such as Northeast 2nd Street and the unimproved section of Hoquiam Avenue Northeast, the following preliminary pavement sections can be considered: • Three inches of asphalt concrete (AC) placed over six inches of crushed rock base (CRB), or; • Three inches of AC placed over four inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Additionally, City of Renton Road Standards may supersede the recommendations provided in this report. Earth Solutions l>NV, LLC Greacen Construction, Inc. September 25, 2007 Foundations ES-1019 Page 8 In our opinion, the proposed buildings can be supported on conventional spread and continuous footings bearing on competent, undisturbed native soils or structural fill. Assuming the buildings will be supported as described above, the following parameters can be considered for design of the new foundations: • Allowable Soil Bearing Capacity • Passive Resistance • Friction • IBC Site Class • Liquefaction Susceptibility 2,500 psf 350 pcf (equivalent fluid) 0.40 Site Class C (Table 1613.5.2, 2006 IBC) Low A one-third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Competent soils suitable for support of foundations are anticipated to be encountered at depths of approximately one to two feet below existing grades. Where loose or unsuitable soils are encountered at the foundation subgrade elevation, the soil should be recompacted or replaced with a suitable structural fill soil. Slab-On-Grade Floors Slab-on-grade floors for the proposed buildings should be supported on a firm and unyielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is used, it should consist of a material specifically designed to function as a vapor barrier, such as Stego wrap, and should be installed in accordance with the manufacturers specifications. Earth Solutions t,f,N, LLC Greacen Construction, Inc. September 25, 2007 Retaining Walls ES-1019 Page9 If retaining walls will be utilized at this site, they should be designed to resist earth pressures and applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: • Active Earth Pressure (Yielding Wall) • At-Rest Earth Pressure (Restrained Wall) • Traffic Surcharge (Passenger Vehicles) • Passive Resistance • Coefficient of Friction 35 pcf (equivalent fluid) 50 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 0.40 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. ESNW should review retaining wall designs to verify that appropriate earth pressure values and drainage have been incorporated into design, and to provide additional recommendations, as necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least eighteen inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. Drainage No seepage or indications of the seasonal groundwater table were observed at the time of our fieldwork (September 2007). However, groundwater commonly travels along the shallow contact between the weathered and unweathered soil horizon within glacial till deposits. As such, groundwater seepage could be encountered in deeper site excavations, particularly during the wetter winter months. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 3 of this report. Earth Solutions NW. LLC Greacen Construction, Inc. September 25, 2007 Seismic Considerations ES-1019 Page 10 The 2006 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. As previously mentioned, based on the soil conditions observed at the test sites, Site Class C, from table 1613.5.2 should be used for design. In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils and the absence of a relatively shallow groundwater table are the primary bases for this designation. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions W>/, LLC Reference: King County Map656 By Thomas Brothers Maps Dated 2008 NOTE: This plate may contain areas of color. ESNW canoot be responsible for any subsequent misinterpretaUoo of the infom,aUoo resulting from black & wMe reproductions of this plate. Vicinity Map Green's Landing Renton, Washington I 1-:-:-:-~-ed_G_~-:-c-1-:-:-:-:-:-:-P-:r2_2_::-:+:-:-:~-N_o_. __ 11_0_1s __ ~ --------------,---1 I I I i I I I : TP-1i-I : I Lot 6 Lot 5 1 I I I I 11 I I :_ -~~ --~ _-J _-:=-~ _--~-~ ;·1 I l..... ~---+J Lot 7 I \ l I I I l Lot 4 I I I ITP-2 I I I 1=r-~---. I .. s::;·' • ---. '1/ ; I Detention Tract Lot3 1 I ; I I: 11 I I: I I I! I: 11 I' I: 'I ----1-I J .. 1--1 1 ----I I 1-- 1 I ITP-3 I I Lot 1 I ! Lot 2 , I I 1 11 I 11 ' I I I ~ I I , / / I --------------- I I I"'"" 1L I I :::i iz 1~ 1?:: I 1;; 1< I.....J lrJ 1') I- I I I 0 60 120 :1"=60' LJ Scale in Feet LEGEND TP-1-f-Approximate Location of ESNW Test Pit, Proj. No. ES-1019, Sept. 2007 ---1 I I Subject Site , __ _ >l~. 132:\l) STR[J I I ___ I ("-s.[ 2\1) SI !UTT) --' NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only lo illustrate the approximate test locations relative lo the approximate locations of existing and I or proposed stte features. The infonnation illustrated is largely based on data provided lly the dlenl at the line of our study. ESNW cannot be rasponsible for subsequent design changes or interpretalion of the data by other.;. Test Pit Location Plan Green's Landing Renton, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drwn. GLS Date 09121/2007 Proj. No. 1019 responsible for any subsequent misinterpretation of the infonnation 1------.... -----tf----------t resulting from black & white raproductions of this plate. Checked JNC Date Sepl 2007 Plate 2 Slope . . . . . . . . . . . . . . . . . . . . . . . . . . ' ... . . . . . . . . . . . . . . . . . . . . ' ... . . . . . . ia\·\i~~) ... 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1" Drain Rock SCHEMATIC ONLY -NOT OT SCALE NOT A CONSTRUCTION DRAWING Drwn. GLS FOOTING DRAIN DETAIL Green's Landing Renton, Washington Date 09/25/2007 Proj. No. 1019 Checked JNC Date Sept 2007 Plate 3 I I APPENOIXA SUBSURFACE EXPLORATION ES-1019 The subsurface conditions at the site were explored by excavating a total of three test pits. The approximate test pit locations are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in September 2007. Logs of the test pits are presented in Appendix A. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Soluijons NW, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS GRAPH LETIER TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MA TERIALIS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN SO% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH '4l:,Ec~s~O% FINES FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) UQUIDLIMrt LESS THAN 50 UQUIDLIMrt GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WELL·GRAOEO GRAVELS, GRAVEL· SAND MIXTURES, LITTLE OR NO FINES POORLY-ORADEO GRAVELS, GRAVEL· SANO MIXl\JRES, LllTLE OR NO FINES SIL 1Y GRAVELS, GRAVEL -SANO - SILT MIXlURES CLAYEY GRAVELS, GRAVEl -SAND- CLAY MIXTURES WELL-ORAOED SANDS, GRAVELLY SANDS. LITTLE OR NO FINES POORLY-GRADED SANDS, GRAVELLY SAND, LITTLE OR NO ANES Sil TY SANDS, SAND -SILT MIXTURES CLAYEY SANDS, SAND-CLAY MIXlURES INORGANlC SILTS ANO VERY FINE SANDS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SUGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PLASTICrtY. GRAVELLY CLAYS. SANDY CLAYS, SILTY CLAYS, LEAN CLAYS ORGANIC SIL TS AND ORGANIC SILTY CLAYS OF LOW PLASTICrtY INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS F1NE SAND OR. SILTY SOILS INORGANIC CLAYS OF HIGH PLASTICrtY ORGANIC Cl.A YS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGAN IC CONlENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. I " ~ w z ~ • Earth Solutions NW 2881152nd Avenue N.E. Redmond, Washington 98052 Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT Grealen Construction Inc. PROJECT NUMBER 1019 TEST PIT NUMBER TP-1 PROJECT NAME Green's Landing PROJECT LOCATION Renton Washington PAGE 1 OF 1 DATE STARTED _,9,,_/1,.,3,clOe,7 ___ _ COMPLETED_,9,,_11.,_,3~/0"'7 ___ _ GROUND ELEVATION-----TEST PIT SIZE _____ _ EXCAVATIONCONTRACTOR_,N~W,.,__,Ex,,,,,ca~v~•~tin~gc___ ______ _ GROUND WATER LEVELS: EXCAVATION METHOD---------------ATTIMEOFEXCAVATION ---------------• AT END OF EXCAVATION ---------------· 1 AFTER EXCAVATION--------------- LOGGED BY _,J~N~C~----- NOTES Depth of Topsoil & Sod 6" w 0.. :c ~ ffi ~= wm TESTS w-...J:::; D 0..:::, Jz 0 MC=7.60% MC= 7.40% MC= 12.10% - - MC= 7.70% CHECKED BY _,Je,:N,,,C'------- ... . -: :•. :·.· ,· ,• .. SM·'·:· . ···.· . : . ... •. · ... . :··:.-._ ·, ; .'• ·-: •· •, ... • ., · ... ~-- 7.5 MATERIAL DESCRIPTION Brown silty SANO wtth gravel, medium dense, moist -becomes gray, dense -becomes mottled -becomes gray Test pit terminated at 7.5 feet below existing grade. No groundwater encountered dunng excavation. Bottom oftest pit at 7.5 feet. L---~--L-------~---'---'----------------------------------' • Earth Solutions NW TEST PIT NUMBER TP-2 2881 152nd Avenue N.E. PAGE 1 OF 1 Redmond, Washington 98052 Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT Grealen Construction. Inc. PROJECT NAME Green's Landing PROJECT Nt/MIIER 1019 PROJECT LOCATION Renton, Washing!on DATE STARTED 9/13107 COMPLETED 9/13/07 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONlRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY JNC CHECKED BY JNC AT END OF EXCAVATION - NOTES De~th of Tol1l!!!il & Sod 6" AFTER EXCAVATION w n. \,l J: I: ffi fli ~g wa> <i J: C) ..J::. TESTS fli a.o MATERIAL DESCRIPTION 0 a.::, ::i ~ ..J iz (!) 0 ', :: Light brown silty SAND with gravel, medium dense, moist . · . . . --. ~ .. • . .. .. . · --:· ~· ,:; MC= 5.40% . ,· .. ' . .. -.... . : . -becomes gray, dense --.. .. ,._L SM .. .. -:; .. MC=8.30% · . ... -. . -,· .. -;, · .. .-:·:::-.: - ... • . . . . · ;. :_. c -•,•• . . ·. :-. ~ MC =6.40% ·:_ {-:·. ..... ·.·. 10.0 Fines = 20. 70% Test pit tenninated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test ptt at 10.0 feet. . • Earth Solutions NW TEST PIT NUMBER TP-3 2881152nd Avenue N.E. Redmond, Washington 98052 PAGE 1 OF 1 Telephone: 425-284-3300 Fax: 425-284-2855 CLIENT Grea1en Construction Inc. PROJECT NAME Green's Landing PROJECT NUMBER 1019 PROJECT LOCATION Renton, Washin~on DATE STARTED 9113/07 COMPLETED 9/13/07 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY JNC CHECKED BY JNC AT END OF EXCAVATION - NOTES Depth ofTopsoil & Sod 12": brambles AFTER EXCAVATION w Q. ,: ~ ffi ,.,; u fue: wm <.i 'i: (!) ....1::. TESTS a.o MATERIAL DESCRIPTION a.::, ~ ~....I C !z :::, (!) 0 SM Brown silty SAND with organics (Topsoil) ---/. ( ·.-: 1.0 • . Light brown silty SAND with gravel, mec!ium dense, moist .. . · ... . .. SM . · . .. .. .. . . --.. . .. . . .. . . . . ' .. -becomes gray, dense MC=4.20% .... · 4.0 -Test pit tenninated at 4.0 feel below existing grade. No groundwater encountered during excavation. Bottom of test pit at 4.0 feet. APPENDIXB LABORATORY TEST DATA ES-1019 Earth Solutions NW, LLC • Earth Solutions NW. LLC GRAIN SIZE DISTRIBUTION 2881 152nd Avenue N.E. Redmond, WA 98052 Telephone: (425) 284-3300 Fax: (425) 284-2855 CLIENT Greacen Construction Inc. PROJECT NAME Green's Landing PROJECT NUMBER ES-1019 PROJECT LOCATION Renton US SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 1 IA 1J23f8 3 6 810 1416 20 30 40 so 60 100140200 100 I '\ \I I I I I I I 95 \ 90 : 85 80 \ \ \ ~ : 75 \ \ : : 70 '\,. :\ 65 I-·~ ·~ "" :i: (!l 60 w :;: ' ' >-55 "' -', "' \ a: : UJ 50 z '--, ..____ " \ ii: I-45 z UJ ~ \ u 40 a: I\ \ UJ "-' 35 ~ ' 30 '\i 25 : : " 20 15 10 : 5 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS COBBLES GRAVEL I SAND SILT OR CLAY coarse fine I coarse medium I line Specimen Identification Classification LL PL Pl Cc Cu • TP-01 4.0ft. Gray silty SAND with gravel, SM Ill TP-02 5.5ft. Gray silty SAND with gravel, SM A TP-02 10.0ft. Gray silty SAND with gravel, SM Specimen Identification o,oo 060 D30 010 %Gravel %Sand %Silt %Clay -• TP-01 4.0ft. 19 1.076 0.115 22.3 52.8 24.9 Ill TP-02 5.5ft. 37.5 3.721 0.197 37.4 43.1 19.5 A TP-02 10.0ft. 37.5 9.656 0.217 47.1 32.2 20.7 DEVELOPME/lfT p 'rv OF FlE/lfT~NING or. r 2 6 2001 RECEIVED Green's Landing Renton, Washington Preliminary Technical Information Report October 12, 2007 Prepared For: Greacen Construction, Inc. 1140 l 40tll Avenue NE, Suite D Bellevue, WA 98005-2976 Phone: (425) 746-6499 Fax: (425) 766-2303 Prepared by: Pacific Engineering Design, LLC. 15445 53rd Ave. South Suite 100 Seattle, WA 98188 Phone: (206) 431. 7970 Fax: (206) 388-1648 Jingsong Feng, P.E. I EXFIFES: PED Job No. 07053 SECTION 1 Figure 1: Figure 2: Figure 3: Figure 4: SECTI0N2 SECTI0N3 SECTION 4 TABLE OJF CONTENTS PROJECT OVERVIJEW ................................................................................................... 1 TIR Worksheet ....................................................................................................... 3 Vicinity i\'Iap ........................................................................................................... 6 Existing Condition IVIap ........................................................................................ 7 Developed Condition 1VIap ..................................................................................... 8 CONDITIONS & REQUIREMENTS SUMMARY ....................................................... 9 OFF-SITE ANALYSIS ................................................................................................... 11 FLOW CONTROL & WATER QUALITY Al'\/ALYSIS AND DESIGN ................... 12 Part A -Existing Site Hydrology ........................................................................................... 12 Part B -Developed Site Hydrology ........................................................................................ 12 Part C -Performance Standards ........................................................................................... 13 Part D -Flow Control System ................................................................................................ 13 Part E-Water Quality System .............................................................................................. 19 SECTION 5 CONVEYAl'\/CE SYSTEM ANALYSIS AND DESIGN .............................................. 21 SECTION 6 SPECIAL REPORTS Ac",D STUDIES .......................................................................... 22 SECTION? SECTION 8 S.ECTI0N9 OTHER PERMITS ......................................................................................................... 23 CSWPPP ANALYSIS AND DESIGN ........................................................................... 24 BOND QUANTITIES AND FACILITY SUMMARIES ............................................. 25 Figure 5: Stormwater Facility Sketch ................................................................................ 28 SECTION 10 OPERATIONS AND MAINTENANCE MANUAL .................................................... 29 APPENDIX Pacific Engineering Design, LLC Pagei P::Project Files\07053 Green'., Landing Shon P!at\TIR\07053PRELIMINARYTJR.doc Pre!iminnry Technical T,~tOrmaiion Report for Green's Landing 1()/24/2 00 7 ---------- SECTION 1 PROJECT OVERVJIEW Site Location and Existing Site Conditions The proposed project is located in a portion of the Northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington. The site is located in the jurisdiction of the City of Renton. Zoning for the area is R-8. The site is located in the Maplewood Creek Subbasin of the Cedar River Basin. The parcel number of the site is 152305-9219. Total area of the site is 1.16 acres before Right of Way dedication and 0.98 acre after Right of Way dedication along Hoquiam Avenue NE. The site is bordered to the north by an undeveloped parcel, to the east by Hoquiam Avenue NE (142nd Avenue SE), to the west by single family residences, and to the south by NE 2"d Street (SE 132"d Street). There is an existing single-family residence with several outbuildings on the site. The address of the existing residence is 5008 NE 2nd Street, Renton, WA 98059. The residence was built in 1983. The existing structures will be removed to make way for the proposed development. The high point of the site is located near the northeast property comer. Area north of the site drains northwesterly away from the site. Area east of the site drains southerly to the drainage ditch along the north side of NE 2nd Street and is collected by a catch basin at the northeast comer of the intersection between NE 2nd Street and Hoquiam Avenue NE and then drains to the storm pipe system along the east side of Hoquiam Avenue NE. Nearly no upstream area drains to the site. The existing residence on the site is located at the high ground of the site. Area around the existing residence is relatively flat. The site gently slopes southwesterly to NE 2nd Street with maximum slope of 10 to 15% and 10 to 12 feet total vertical relief. Other than the existing residence and its driveway and out buildings, the site is covered mainly with grass and sparse trees. The site is underlain by glacial till (Alderwood gravely sandy loam, AgC) according to the Geotechnical report prepared by Earth Solutions Northwest, LLC. According to the geotechnical report, erosion potential on the site is relatively low Adjacent Developments in Process The development of the Black Loam Five-Acre Tracts is located southeast of the site and the development of the Laurelhurst Division 2 is located southwest of the site. Proposed Development The proposed development will be comprised of 7 single-family residence lots, one stormwater detention/water quality treatment tract, and associated paved roadways and half street frontage improvements along NE 2nd Street and Hoquiam Avenue NE. In order to mitigate potential drainage problems, the proposed development will include a combined detention/wet vault designed to provide Level 2 detention and Basic water quality treatment. The storm facilities will be designed following the 2005 King County Surface Water Design Manual. The proposed development will not create negative effects to the downstream drainage system. Pacific Engineering Deslgn, LLC P:'-.ProJec: Files\07053 Green's Landing Shmt Plat\TJR\07053PRELIMINARYTIR.doc Page I Preliminary Technical InjOrmation Reporr for Green's Landing !0!1512007 Site Access The site will be accessed from NE 2nd Street and Hoquiam Avenue NE. Water and sewer There is a water main (8" or larger) along NE 211 d Street. An 8" water main will be extended to Hoquiam Avenue NE along the frontage of the site. There are two 8" sewer mains along Hoquiam Avenue NE. One is located north of the site and the other is located south of the site. Lots 1 to 3 will be connected to the 8" sewer main south of the site. Lots 4 to 7 will be connected to the 8" sewer main north of the site. --~~----~-~--·-----------------~- Pacific Engineering Design, LLC Page2 P:1Projcct Filcs\07053 Green's Landing Short Plat\TIR\07053PRELIMINARYTIR.doc Prelimirwry Technical b~/onnation Report for Creen.'s Lan_d_in_00a ________ _ l ()/15/]I)() 7 -~--~--~--------- Figure 1: TIR Worksheet Pac/ic Engineering Design, LLC Page 3 P:\Project Files\07053 Green's Landing Short Plat\TlR\07053PRELIMl1'..fARYTIR.doc KJNG COlcNTY, WASHINGTON, SURFACE WATER DESIG:l MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET 'Partl PROJECTOWNERAND PROJECT ENGINEER Project Owner 6f(P,,0..G.$1t Ulll.5,h1Ji.ot'l 1 /1!'>C Phone (4l.S'l 7't6-b4'j' Address 114,0 /4vtl,. Ave :VE;, S,wli j') 5ell.tvyµ., WA 1 g 1111$"-z..276 Project Engineer :J; "1¥""6 F4~ Company PMi:±~c:. ~"'D:l'!,W~~ tk,S:~k., J..U, Phone I - 0 Land use Services~ Subdivison (.§_hart Sub~/ UPD 0 Building Services M/F / Commerical / SFR ~ Ciearing and Grading ~ Right-of-Way Use 0 Other Technical Information Report Type of Drainage Review (Eiii); Targeted (circle), Large Site Date (include revision dates): Date of Final: Part2 .PROJECT LOCATION AND DESCHIP'EION Project Name Gff-tt.n-4 l,.,9,,nel; ~ ODES Permit# _________ _ Location Township "2-5 tJ Range 5 E: 15 . ;,,.·;;;4, .O .. T. 1'"'ER'R•E"'.'[,iz=r"'S' 'A.Ni "P·· .. ·E·· .. R·· .. ·M'.'IT .... ·s.·.'". ,:r,a,,. •. .R . ,·, .. · ·~ ·'°''·'' ..... ·. 9 , , .. . ,o DFW HPA 0 COE 404 0 DOE Dam Safety 0 FEMA Floodplain 0 COE Wetlands 0 Other Site Improvement Plan (Engr. Plans) Type (circle one}: ~ / Modified / Small Site Date (include revision dates}: Date of Final: Type (circle one): Standard / Complex I Preapplication / Experimental/ Blanket Date of A roval: ::?:005 Surface Water Design Manual 1/1/05 1 P:-eiimin_ary Technical InfOrmation ReportfOr Green's Landing /0/15/J()/)7 TIR Worksheet-Page 2 Pac[fic Engineering Design, LLC Page 4 P·1.Pro_iecr Files\07053 Green's Landing Shoit Plat\.T[R\07053PRELIMP.,/ARYTIR.doc KING COUNTY. WASHINGTON, SURF,\CE WAIL, DESJGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET • Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes I No I Describe: _____________ _ Start Date: i Completion Date: Community Plan : _____________ _ Special District Overlays: _______________________ _ Drainage Basin: C eol.W ~Iver: I Stormwater Requirements: 111'1".'f'IR. wuool Ck•,U It, 0 River/Stream --------~ D Lake 0 Wetlands __________ _ 0 Closed Depression _______ _ 0 Floodplain __________ _ 0 Other ------------ P;irt 1;0 SOILS Soil Type Slopes 0 Steep Slope ________ _ 0 Erosion Hazard _______ _ 0 Landslide Hazard ______ _ D Coal Mine Hazard ______ _ D Seismic Hazard _______ _ 0 Habitat Protection _____ _ 0 -------------- A~C. 6~1r% Erosion Potential ~ ,:,d.Ly~,.:f:JL 0 High Groundwater Table (within 5 feet) 0 Other _________ _ D Additional Sheets Attached 2005 Surface Water Design Manual 2 D Sole Source Aquifer 0 Seeps/Springs l/1/05 • Prelimina,y Technical lnfOrmation Report/Or Green's Landing /Oil 512007 TIR Worksheet-Page 3-5 Pacijic Engineering Design, LLC Page 5 P:\Project Filcs\07053 Green's Landing Short Plat\TIR\07053PREUMfNARYTIR.doc i KING COUNTY, WASHINGTON, SURFACE WATER DESIG:s; M.\N\JAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN UMITATIONS . REFERENCE EZ!' Core 2 Ottsite Analysis D Sensitive/Critical Areas D SEPA 0 Other O ___________ _ D Additional Sheets Attached ··. . : LIMITATION; SITE CONSTRAINT .· .· :, ' ·:. __ ----:--' " . . . ', .'> .: >:,<.· :,,-:·-:. ', > Part 12 TIRSUMMARYSHEET lnravide one l'.IR Summarv Sheet oer Threshold Olschame Area\· Threshold Discharge Area: /name or descrintion\ Core Requirements (all 8 apply) ,/ Discharoe at Natural Location Number of Natural Discharoe Locations: I Ottsite Analysis Level: (j)/2/3 dated: JOLI L U/l?i Flow Control Level: 1 /(2}/ 3 or Exemption Number (incl. facilitv summarv sheet\ Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: f,-'rivate;/ Public If Private, Maintenance Loo Reouired: tQ I No Financial Guarantees and Provided: cJij'JI No Liabilitv Water Quality Type: 0 ~/ Sens. Lake I Enhanced Basicm / Bog (include facility summary sheet) or Exemption a. Landscaoe Mananement Plan: Yes / No Soecial Requirements (as annlicable) Area Specific Drainage l'.ype: CDA I SDO I MOP/ BP/ LMP / Shared Fae. / None Reouirements Name: Floodplain/Floodway Delineation l'.ype: Major / Minor / Exemption i None 1 00-year Base Flood Elevation ( or range): Datum: Flood Protection Facilities Describe: Source Control Describe landuse: (comm./industrial landuse) Describe any structural controls: 2005 Surface Water Design Manual l/1/05 3 ··· .. i ' ! KING COCNTY, W . .\SHINGTON, SURF,\CE W.\TER DESIGN vlANL.\L TECHI\IICAL 11\IFORMATION REPORT (TIR) WORKSHEET Oil Control High-use Site: Yes 1@ Treatment BMP: _____________ _ Maintenance Agreement: Yes 1@ with whom? Other Draina<1e Structures Describe: Part 13 EROSION ANDSEDIMENT.CONTROLJlEQUIREMENJ:Sc . . . . . . · .. . . MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION Ga Clearing Limits ~ Stabilize Exposed Surfaces ~ Cover Measures Ila' Remove and Restore Temporary ESC Facilities ~ Perimeter Protection ~ Clean and Remove All Silt and Debris Ensure t2'.I Traffic Area Stabilization lZ] Operation of Permanent Facilities i ~ Sediment Retention Flag Limits of SAO and open space e:'.') Surface Water Control preservation areas D Other ll2I Dust Control 0 Construction Seauence Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summ"~•and:Sketc:hl, .. Flow Control Tvne/Descriotion Water Quality Tvne/Description I l/../!"1AJ,t_ ( Lev,d '2.) l!ZI Detention I D Biofiltration 0 Infiltration 6ii:l Wetpool wet l/tA,;,,./h ( !SM1t) D Regional Facility D Media Filtration D Shared Facility 0 Oil Control D Small Site BMPs D Spill Control D Other D Small Site BMPs D Other 2005 Surface Water Design Manual 4 1/1/05 KING COLNTY. WASHINGTON, SLRF.',CE WATER DESIGN Mi\NCAL TECHNICAL iNFORMATiON REPORT (TIR) WORKSHEET ' Part 15 EASEMENTS/TRACTS I [ Part 16 STRUCTURAL ANALYSIS D Drainage Easemenr 181 Casr in Place Vault D Access Easement 0 Retaining Wall D Native Growth Protection Covenant D Rockery> 4' High CiJ Tract D Structural on Steep Slope 0 Other D Other Part 17 SIGNATUREOF PROFESSIONAL ENGINEER l, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. --lo Si ned!Date 2005 Surface \\later Design Manual 1/1/05 5 ' f!_!_~e}!_'rninl!_ry Technical !nf~)rmmion Reporr /Or Green's Landing 10/15/2007 Figure 2: Vicinity Map Paczjic Engineering Design, LLC Page 6 P:\ProJect Files\07053 Green's Landing Short Plat\TIR\07053PR.ELIMINARYTIR.doc ',!tU'.Ns!? ,;_~~J~f)' ,j',;,, EXHIBIT A VICINITY MAP ~'~i7 ffei '' 4' m '•,taZ1~W00(l • 2;.ris-, " --, Freliminan· T,xhnicai !nfurmatiun Reporrfnr Green's Landing ----~~------------~ l 01 l 512007 Figure 3: Existing Condition Map Pa.c[fic Engineering Design, LLC Page 7 P:'-Pro_iect Files\07053 Green's Landing Short Ptat\TIR\.07053PRELIMINARYTIR.doc n --rn""'=t.>IV="> ====================================================================================::--,;:=======::: '\ PORTION OF N. W. 1/ 4 OF N.E. 1/ 4 , SEC. 15, T 23 N., R. 5 E., W.M. . ~ ~ 0 & ' ' ' ~ ! 11 I , ! • i,....!!1 ci !;i: 0 zi ~ jli: 8 9)2 0 d] 00 i ~" ~~ i• lLZ 0 i 00 ii ~!z ~' (.)t:: w -g'&! [[ l!:.~ E! m, ~E ~~ ~; £15 d@ ,1 ,! 11 ~ l II • -~Ji ! 'I' '•i ~1x1~ X X X Will I ~ 0 > m g ~ g ' . -----,-.------------1 ----9;99T· ------~ _..;..._ !. 88'2<1'1.s~}Ei: %.tl55' ·' .''1 ,cl I --] :.~-- ·I ) /4' 1 1•\Hp, -/\~,~'-._.-;:!:· ·_ '.sli,\ v(.,(C.--";~~ .. --,;,·.: /.' .' ~11:i~lr~0 ·~\:~:_J~t:J·- , I• • . 1· •. {.·.: .. ; •• 4 • .. ~ -~. l. -· ... :... .-sr· ,. . .• . .-4 t ,f.,_i··~-,:·: .. ·L ''V [.-. · .. ·.·_ . ., · · :~1.'·• ,. • . .. ;., ."i. ~' •.• '. ·: '. .. • ' r : • •1Jf 4 >~~l :C; ~~%ti ~/i:t::_ -:::._ ~, q/t< I i T E:x/ST. 1-mSE :s ·.: ··:''( ~-----!,~ t:t·" 1C°G 'at-------oi' lti;~, ," .&1{~~/?,2~~ -rJ'.;\} . -:1 .. ~. :Y))lfil .. !-, '\f&ji . : ... ,, .. ,,1 ! .. ·'111•(.' : . ; "•· • ~~--j J ~~ -I:,; ::l"'i' I 7.(l/,; _' ,_<'t,/,t 4' ,'" 2.lt , ... , . r''T"-i\Vf,f\\~~.:-'!J;,: ';t,, ). : ·-~~~;Ki' ~l,r. , vWI' ··. · i.;C•Yc:·· · ct'";-_'~~ J; ·,~-'" ',r\:.,-.,lJS.::P ''" ~ , "~:,,., . ;cl~" ,s··• '~1 ' ·~· '.:'; ":' ~)ll':C~"'" . . . ' '" " . . . ··' \c,r. ;:c,· £•111);,, '"'•'t-:,-1",J • -"" ,% /· .8 ,: , ., •. ''\·· .,~,_. ·;;;:, ., , . ---•';c•'6 II :ll ---"' -.. ,"c-~¥ -•-~.. c·•·,,7. !! .,, L~,J\ --·•·-· ,,_ ·-__ . -I 631.&4' ·;~ ,;_. .•. } l . ' J,, ~. .J; ,:.r ·~- ~,ti:: ..... . . '!f-.;.,,-,-~·-" ' ,, : ' -~,, ,\i;,:t,,, . {~;5:t~Y j :·;_ @/ .. ;i; lU . ~ ij ::,: I i W..., ,c:( I ~ ··1.~ !i: 'l! '.~ "' .i ! '-' I ~1 ~I <( I 1: I · I_ \ \ l --.;;, ' ~-~--- " '!; --- - ,, ,,_, '!,'!le S 8B'2S't6• E 961.~' t,_.gf'06'.J6~ .(S 88'21"10~ E 661.58'-PUGET COLONY HOMES) R-25.00' ::::,;, < ,jQqI;/~-r . ------- 7 ------------------ .. NE 2ND S7JIEl:I ( SI: 132/llp S72 """9.7s' ' - ~ ~ .0 0 to 10 1-M I I ORAPHC SCALE SCALE, 1' • 20' f BASIS OF BEARNO l.£RTICAL DATUM: NAWJ 1988 (CITY OF RENTON) CITY OF RENTON CONTROL PT. I 1851 FOUND J vr DOMED BRASS DISC Wl'1H A PUNCH ON CONCRETE S7RfET SURFACE: AT TNE CENTERLINE OF NE 41H ST (St 12.IJTH ST) 1&75' E. OF N IA COR OF SECTION 15-2.J-S. E1EVA 110N = .198.55 FEIT SURVEY PREPARED 8Y, HANSEN IIL9l\lE'7,IQ LAND SUR\.£Y0RS & CONSI.JL TANlS 17420 1167H AvE. S.t .. RENTON, WA 98058 7EL: 425-2:J5-B"'"4-0 FAX: 425-2"5-0266 DA7m : 2007-09-15 CHECKED FOR COMPLIANCE RECOMHENDED TO CITY STANDARDS FOR APPROVAL ________ Date BY: _____ _ _________ Date BY: _____ _ _________ Date '"' "'"' iii Woi :?,:.,: ~ ~ ~ Cl~ " 'f2. 0 a:w ,1... J,w 0 2,-1w;/ ~iii~ i i:z ........... w .o:o«>x«"no WI@<C~W<{ .... ron..._,lL ...... ~D.. Ol)u i::~ (.) ·i:: ,..:i ~ Q) ~ .... Q) i:: 0 i:: bJ) .,, ~ C -:<:$ ::: 0.0 .s C-=: ·;:::: .:;:; ii ~'eh'1il \0~ '3)! ~/ " " " 0 .=: u 0,) "' C -w.::: :::: § .2: ~ u 0. c., z o ...... Zl- j :'.) Cf.) n.. z Ii: WO WI a: Cf.) CJ .... ~ ~ II! a~ ~~ ~-Iii~ z• ~~< <<3 ~cw ., 0~~~ ~ ~llw~ it a:;::tlla. PROJECT NO.: 07053 DRA'MII BY: JQC ISSUE DA TE: 10-15-07 SHEET REY.: EXISl1NG COKllT10N9 ~70jlEOl-PtJS DWG PPOS Pre!imin(l}:c-1 Technical !,formarion ReportjOr Green's Landing I0/15/:3007 Flgur£ 4: Developed Condition Map Pactjic Engineering Design, LLC Page8 P:'-.Proje::t Files\07053 Green's Landing Short Plat\TIR\07053PREUMINARYT1R.doc i 'I I , I i' I, IN' 1! ! i ~z -< IO ~a:' z-. ::> UJ -1-Wo O<i: t::< 2...l "';;; <{IL~~ ...1.._ :lio • 0 (J) a: () 0 Z-o>-z I It< w < Cl woo zz a:~~i5 '" ...J < V Wit lLZ 00 ~~ -UJ 0 0: I 1t 0 a. J~ 00 .,.!'! -t·= ~~ "< ~i "ac c" 'o E ':Ii; ~§ ., .!:N c, ,. a:~ ·@ ij ~ ~! ~ lij I ~ "l§ , r··i ~ !~; ~1x1~ X X X o I~ ! 1, '11 :,; " . ! i ~ " < < 0 > I" a a ~ ~ -· ---- ~ ·'-,., PORT"0"1 Qt= N LU 1 '4 OF N ,;-1/4 sc--c -,,;::; :1 1 c '" , b • YY!. 1 · .c. · 1 c . c._., T ·? .-.: ,q R ;.; r.::: , .iv L k i • '"'-" , 'tl'..1 • -" 1-..., tn .tvt. )ii' I /!, I I.' ,I T'fpf I Ir· I CB (TYP.) i I '. J BB"2 4 '1JS'·E:-... f°66.55_. __ --11 ·1 -99-99T------=-~---~1---·-···-··-r-=-------:/' 1 1 ,,, 1 n I : _/i (: I II. I 1 LEGEND -SANITARY SEWER CLEANOl)T • SANITARY S[WER MANHOLE ~ .. 11 FIR[ HYDRANT ASSEMBLY " :;AP, WA T[R MAIN W/TEMPORARY 2" BLOWOFF ASSEMBL r • CB T'IP[ I W/SOLID LOC.>slNG UD ,i) CB TYPE I! Q CB TYPE !! W/SOUO LOCKING LID ----PRDPOSE:D [ASEMEHT --l--PROPOSED B" DOWNSPOUT MANIFOLD ----------1 I I •. SSSL I I I '-ff" I ( ---' (TYP.) I . ' I " I I ii---ii i 5 I ~-_"I u·1 ' OT6 _ , 'LOT , _, , , I I i f~~. ,;j: : F.H, i:,i r! ;~ ! 6" SSSL \ ·7·· .:i I . ',,I I I I ~ I (TYP.) . ·-.,_,,._-_. I I I .I I Ii I ~ ,!£: ______ !_'!=_,_.~~f~~=:2:~ _____ _2~---------- ' ' ' ' ' "·; ' ' . . I WATER ~l .·. ··.·· 'J ;,.. I ----; ; II, I ,' ~ E 2ND STREET ,._ ---• ~-'" " 'S N LUYf.L_ 1--:-_--;:--.. ·,.;::,,'N ... : 1----,r 11 ii ,I I ct .. --,,., --' -, . ' . --=%~i:''''Jr.'.: ------'1 ; J I : ROW JO . l II I f I I~--~~--PROJECT I I l' f .. l:/>10-JJ, I r.i ~~'II ' ~ ~ -WATER METER ___ T PROPOSED 6" DRIVEWAY DRAIN CONNEC:.TION [XlSnNc PAVEMENT :,., ELBOW c:::::::::J PROPOS[D PAVEMENT • CB rtPE I c:::::::::J PROPOSED SIDEWALK '" ' l!..i"'r.."'l ,0 j '" '" J 'l!C...c,,. GRAPHIC SCALE SCALE , 1" ~20· ,..r-- 1 I I I WATER METER (TYP.) ( ROW LOT4 LOT7 ~11 -1-'i--- <>,. '-1·:::... ·' . 11;:j" -,--1 _ .. :.~.' .. , re· t _ ::,.xtiir.;,\· I :;·.f .lf: :· --:--,'i-.~;,·"_f.TXF.J g PETEN110N ----- DmNnDN ~\ TRACT • / VAULT " . -~ --.--T -T I I ~ ~ ~ ,,. I I I I I Ii I ~ ' II. ~ ' II ,RI I J, \ EX. GRAD£ I • I EX. 4' WOOD FENCE I l< . -'-~~c:)~ I \ J BOU.ARDS (2 F.!XED, METER · WAT[R~I (TYP.) I· '-f--111---tf-lj 1 '· h I :r·1~ I I< I I ,., II " 1 RfMOVABLE) J,_ : ..LJt-.:-:"~;~-= 0---~=--=-=----=i I I rf" ST I LOT3 I I Ill•, !l! I "I lk:: ~ <, f, ,,t~ I I••!" I lh-,.., l' In. 12:, .IJL .tll'll_ • ---- '111~ 1 11 l_. I 11--l ~---n· - PROPOSE GRADE CONG . I WALKJ I CONC. CURB -' ANO GUTTER "' 0.5' EDGE OF EX I --~-PAVEMENT . -~-------\ [X GRAD[ ------l ---------=-I £OGE OF EX ~=---.--------- "AVEMENT LEX. 8" w SECT/ONA-A SCALE : 1" = 5' < ' CB TYPE II. 54"'8 ORIFICE CONTROL STRUCTURE dR"A$SCRETE ACCESS I I Ill-; IUJJJ ID-I~ 1il • l{.U Th;,/ . ' 1 ... ~ :~· i;1 · (' I '[l. ROW PROJECT 5• UTILITY AND LANDSCAPI [ASEMENT -~ ROW J ~ HOQUIAM A VENUE NE 22' JD" 'TYPE I C8 (TYP) I 1~ ,· , .. -.. -",· ·--'-.:'.·: 71 ,C'c<-'~ -.· .. · -f,, :5 I ~ [X GRA0[1 --I --•:x. ----~--------- ., Ill I;:, ~ 1~1 -~°11 It-~, . I ~ ----t J --, -1;1;li. :: · ,:r ~£, r J · ;;;_'. I er llfo •I I :.:::: PROPOSED J :~;: . ~ • : ~ GRAD£ CONC. WAL; CURB Q ~/--·tit• I I~ ~: GUTTCR J .• ,. I , r;*(,\·. I LOifj;~;.c I I -;.~'./~2r . ·1 ~I· LOT 2 6" SSSL .(.TYP.} : SECTION A-A, -1Sff RIGHT I j -1 I ' • 11r·, I §: ROOF I DRAIN I . ____ {!~) .... / ~--·-i;,;;:.){~ig-~2'i\/i ·:L~ . ! . :.::i·:C'./:/ry,?;) TYP[l t• I I.Ii ,a I ',' . ; '2" s, Ill• •t r~ I! 1 2 Ii• I :::, rn ·, ,.,_ 1111)-·.1 1 J# I 1ri I ca (TYP.J / • · lj I \ I \ • ..._ ' SECT/ONB-B SCALE : ,~ = 5" --_,._,, tt:t::L -~t:i, .. c'sci......"*i]\S..4: ' +~-- TYP£ I ~ ,T .. . '' . s 8B"25"iE!.~J°t; . 11.F~~· -. - Cfl. (TYP.) '*-~----~~ ·\, ·.\. _,· ~ 20' ACCESSLUTIUTY EASEMENT u.::....a· ·~~~-~~~~~ .. -~Ji~;_~~~-' --. ---. S 88'25.jfi~ E 6(H:85' (S 88"21'10• E 661.56'-PUGU COLONY H• NE 2NDSTf1.EET ( SE 132ND ST) -I 6.=9J1J5:3;w ;---- R-=25.fJfJ _/ L,,;Ml.75. i~-·~ ------- .-.~ ·ri:ST .\'-0,-~..,... __ _ ' ~ ..... ,, "~~:"::::=::,. "-· £XFH~(r-J ~ t . ' ·/· I /;_ I EX. GRA~E--1 _ PROPOSED GRADE IO' 5• LOT LIN[ l ,o· 6 SECT/ONC-C SCALE ,~ ~ 5' FUTURE IMPROVEMENTS BY OTH[RS }' '6" ,.. ~ -.. \\,) 0, ..J 1-b ~ o.5" n ~ -J \ll I.U = ======== ===:,:;_-!;"~-c-'":!r------ J CONC WALK CONC CURB AND GUTTE"R ::,. I!) BASIS OF BEARING (\h ,,.... .,.,,,... '"-" NAVO 1988 (CITY OF RENrON) VERTICAL .,.., '""'· CITY OF RENTON CONTROL PT. I 1851 FDUND 3 i/2" OOMED BRASS DISC IWTH A PUNCH ON CONCRETE STREET SURFAC'i: AT TH[ CENT[RUN[ OF NE 4TH ST($£ 128TH ST) 78.75' [. OF N[ 4TH ST (SE 128TH ST) 18.75. E. OF N 1/4 COR OF SECTION 15-23-5. ELEVATION = 3~8.55 FEET c:-1Ec:<ED FOR couPUANCE I RECOMMENDED TO CITY STANDARDS FOR APPROVAL Dote I BY: _____ _ --------Jote i BY:------- Dote I ~ .~\ :1 ! !; :{ i ii I -,;;;'.(f.1)/(:'-J..[ ~~"¥ ~' '., "' ., io ~OI O ro <(<( " ~ ~ o" R !f! 0 cr:w-.!-d:iw 0 fr1.Jw~ ~ill~ "'~5'io;;:'iom~ :;j:WIO<OW< ~0)11..~ll..~S:!L bJ)u c:: ,...l " u ·c ....l i.;::: 11) 0 ·~ ill C u c:: b.O ~~ 11 crj ·--~ p. bJ) [Jl ·~ § c:: 11) v G .S: V g) ~ wo ~ ·= :-:= 2 .::: .5:: G:::... CJ z I 0'"" z f--I <I'. <I'. .J .J Cl) a.. -f-Za: WO WII a: Cl) CJ'-' ~ 6 !z ii! Ow ~~ 0' -~ lljg Z> t-tli-i ~~3. :;:.,.w ~;~ !t'. ID Q.J ~ o ... w n::;::m "'RGJECT NO.: 07053 DRAWN BY .JGC ------- ISSUE DA TE: to-23-07 SHEET REV PReUMINARY COMPOSITE lJ'T1L.JT'(, GRADINGANC DRAINAGE PLAN I ! ij I I I i I ' ~ ' I ;; ( o,a_,,('Jm ""' nw,; \ ,ppn,rs I , u.1· -__ # J. i ' *= ------) Preliminary Tec:hnic:al Informal ion R:port fo:_1_· c_;,_·e_e,_1 ·-'-s _::_La'-1---'-1d-'-in2g'------------------'-/ 0:_!_:__I J'--· l=-20:___:0_7 SECTION 2 CONDITIONS & REQUIREMENTS SUM1VIARY CORE REQUIREMENTS -SECTION 1.2 OF KCSWDM 1.2.1 Discharge at the Natural Location Under existing condition, the site drains to the north road side ditch of NE 2"d Street. Under developed condition, same drainage pattern will remain. Onsite runoff will be discharged to the same ditch after detention and water quality treatment. Offsite runoff from the frontage improvement also will be discharged to this ditch. 1.2.2 Off-site Analysis This core requirement has been addressed elsewhere in this report. Please refer to the Off-Site Analysis Section (Section 3). 1.2.3. Flow Control · On-site flow control will be provided by a combined detention/wet vault designed to provide Level 2 detention per 2005 King County Surface Water Design Manual. Since off-site development will create less than 5,000 square feet of new impervious area, flow control is not required. The suitable location of flow control facility for future NE 2nd Street improvement is located at the low section of the street near the existing 18" concrete culvert. 1.2.4 Conveyance System Onsite runoff will be collected by means of yard drains, catch basins and roof drains. Collected runoff will be conveyed to the combined detention/wet vault within pipelines designed to 25- year peak flows and checked for flooding conditions at the I 00 year event. 1.2.5 Erosion and Sediment Control During construction of the infrastructure for this development, temporary erosion control methods will be implemented to prevent sedimentation and erosion using those methods as outlined in Section 1.2.5.1 of the KCSWDM. 1.2.6 Maintenance and Operations This requirement will be fulfilled by the property owner until bonds have been released by the· City. 1.2. 7 Financial Guarantees and Liability Bonds and insurance in accordance with the City requirements will be provided by or at the behest of the owner during site construction and until the drainage facilities have been accepted by the City. 1.2.8 Water Quality On-site water quality treatment will be provided by a combined detention/wet vault designed to provide basic water quality treatment per 2005 K.ing County Surface Water Design Manual. Since off-site development will create less than 5,000 square feet of new impervious area, water quality treatment is not required. The suitable location of water quality treatment facility for Pacific Engineering Design, LLC Page 9 P:\Project Files\07053 Green's Landing Short Plat\TlR\07053PRELTh1INARYTIR.doc Preliminary Technical {nformation Reportfor Green's Landing 10/15/2007 future NE 2"d Street improvemeni is located at the low section of the street nearthe existing 18" concrete culvert. SPECIAL REQUIREMENTS -SECTION 1.3 OF KCSWDM 1.3.1 Other Adopted Area Specific Requirements Not applicable to this project. 1.3.2 Flood Plain/ Floodway Delineation Not applicable to this project. 1.3.3 Flood Protection Facilities Not applicable to this project. 1.3.4 Source Controls Not applicable to this project. 1.3.S Oil Control Not applicable to this project. Pacific Engineering Design, LLC P:IProjecL Files\07053 Green's Landing Short P!at\TIR\Oi053PRJ:::UMINAR YTIR.doc ··-----~·------------ Page JO Preliminary T,xhnical InjOrmation Report /Or Green '.:i I muling SEC'JflON 3 OFF-SITE ANAJ...YSLS upstream Tributary Area There is no upstream tributary area that drains to the site. Downstream Analysis See Level 1 Downstream Analysis of Green "s Landing Prepared By: Pacific Engineering Design, LLC Submitted under separate cover. Pacific Engineering Design, LLC P:\Project Files\07053 Gre:m's Landing Short Plat\TlR\07053PRELilvl!NARYTIR.doc l 0115/200.7 Page 11 f!_·'._''E_ii!1_'._1j1ar;.1__!!:_chnical !nfonnation Reporrfor Green's Landing _ FLO'o/Y CONTROL & W1-\.TER QUALITY ANA.L YSIS AND DESIGN Part A -Existing Site Hydrology J()/}.././]007 The drainage analysis uses King County Runoff Time Series (KCRTS) software version 4.42d. According to the Geotechnical report, onsite soil is Alderwood gravely sandy loam (AgC). The onsite soil can be considered as till soil for flow control analysis. The proposal is located in the Seatac rainfall region with a scale factor of 1.0. The calculations are based on the 2005 King County Surface Water Design Manual (KCS\VDM) requirements. The site encompasses I. 15 acres before Right of Way dedication and 0.96 acre after Right of Way dedication along Hoquiam Avenue NE. The site is located in the Maplewood Sub-basin of the Cedar River Drainage Basin. A Level 2 Flow Control is required for this site; water quality features for the site will be designed from the Basic Water Quality Menu. Below is an area breakdown for each site feature. (Figure 3: Existing Condition Map). Existim! Conditions: (time series printouts are provided in Aooendix A) Till I Till Till i forest Pasture I Grass I Basin: (AC) I (AC) (AC) Onsite i 0.98 I 0.00 I 0.00 Existing peak flows ( 1 hour time step): Flow E':::-equef'.cy Analysis Ti~e Series File:pre.tsf ?rojec~ Locc:tion:Sea-Tac ---Anneal Peak Flow Rates--- r:ow R2·:e Rank Ti:ne of ?ea:<. (C?S) o. o o:_ 2 2/09/01 18:00 O.Jl"; 7 "i/06/02 3:00 C.045 4 2/28/03 3:00 8.002 f: 3/24/04 19:00 J. 027 6 1/05/05 8:CO J.047 3 1/:8/06 2::00 O.C39 5 11/24/86 4:00 ,J. 07 7 1 1/09/08 9:JO Comp;__J_ted Peaks Part B -Developed Site Hydrology • Wetland I Impervious I Total ! Area I KCRTS File I 1 (AC) • (AC) . (AC) I Name I 0.00 I 0.00 I 0.98 I ore.tsf -----F.=_cw FreqceYlcy Analysis------- --Peaks Ra~~ Retu~n ?rob (CFS) 0. 077 C. C 6:. 8.J47 0.045 0.039 0. 027 0.017 0.002 0.072 2 3 4 5 6 2 Perice 100.00 25.00 10.00 5.00 3.00 2.00 l.30 1.10 SC.CO 8.990 0. 960 0.900 0.800 0.667 0.500 0.231 C.091 C. 980 The proposed development will be comprised of 7 single-family residence lots and associated qaved roadways. Below is an area breakdown for each site feature. (Figure 4: Developed Condition lvfap ). , Developed Condition: (time series rirnouts are rovided in A pendix A) Pacific Engineering Design, LLC Page 12 P:'-Project Files\070.53 Green's Landing Short Plat\TIR\07053PRELIMrNARYTIR.doc Freliminorv l".::.r.:hnica! ilif<Jrmarion R_eporr fOr Green ·s Landing 10.1::4/]!)()7 ----------~ Till Till Till Total Forest I Pasture Grass Wetland i Impervious : Area KCRTS Fiie Basin: (AC) (AC) (AC) (AC) (AC) (AC) Name Onsite 0.54 0.44 0.98 dev.tsf Developed peak flows before detention (I hour time step): f.J.ow Frequer.cy .Z'\..n2lysis Time Series ~~le:dev.-:s~ ?reject Loca~ion:Sea-Tac ---Annual Pea~ Flew Rates--- r_:_:::w Ra-:e :Zan:-:;: Time ~-Peak (CE'S) 0.153 5 2/09/01 2:00 C.118 8 1/05/02 16:00 0.136 2 2/27/J3 7:CO 0.:19 -; 8/26/04 2:0C 0. ·. 4 6 6 lC/28/04 16:0C 0.162 " 1/18/06 16:00 0.113 3 10/26/06 0:00 0.318 1 1/09/08 6:00 Computed ?ea:..;:s Part C -Performance Standards -----F.=_ow --Peaks {CFS) D.318 0. 186 0. 173 0. 162 c.:.sJ 0.146 0.1:9 0. LB 0.2'4 The performance standards for this site are as follows: Category Performance Standard Flow Control Requirements Level 2 Flow Control Conveyance Provide Conveyance for 25-year System developed storm event, check capacity for 100-year event Water Quality Basic Water Quality Treatment Treatment Part D -Flow Control System Freque:1cy Analysis------- 22.nk Retc.r::i. Prob Pe::-iod 1 :oo.oo 0.990 2 25.00 0. 960 3 10.00 0.900 4 5.00 0.800 5 3.00 0. 667 6 2. co 0.500 7 1. 3C 0.231 8 1. 10 C. G 91 50.00 0. 980 Source 2005 KCSWDM 1.2.3 and Mandatory Pre-Application Meeting notes 2005 KCSWDM Section 1.2.4.1. 2005 KCS\VDM Section 1.2.8.1.A The onsite areas drain to the combined detention/wet vault. The vault is designed to provide Level 2 detention. Preliminary sizing of the vault is based on the KCRTS method as follows: Ret2~~ion/Cetent~on Facil~:y Re~e~tio~/Deten~ion Fac~_Lity Type oi Fac~l~:y: Oetenticn Va~lt Facili~y Lengt~: JS.DO Pac{fic Engineering Design. LLC P:\P~oJect Fiies\07053 Green's Landing Sho1t P!al\TIR\01053PREUMINARYTIR.Joc Page 13 Prdiminc1n1 T<!chnicai ln,r(;mwtion Report/Or Green's Landing ~:_:_:__::--====--------- Fa.c1...:.ity .-\r-c:a: ~~:ec~_ve 3torage Ce?th: Stage O ~..:.evatio~: Stcr~ge '"v'"o.J..·Jme: Riser Head: .?,iser Ciar.1et2r: Numbe.:-of oriii:::es: 33.00 12'.::4. ::3.8C C . :JC 1C032. 8.0G sq. f:: c: ft C'J: • :: ,_ -""t :..2. 00 ir::cf'.es 3 F~ll Head F~oe C::if.::..ce # Heigi~ Ciameter Discharge D~ameter 1 2 3 (ft) 0.00 5.00 7.30 (in) 0 . 5 0 0. 92 :'.. 10 Top 0/otc:l Wei.r: No:1.e 0;.i::f.=_ow Rating Curve: >Tone ;c?S} 0.019 0.040 C.027 4.0 4.0 S::age 2levatio::1 Storage 0ischa.:::.-ge (f~) ,: f::) (cu. ft} (ac-ft) (cfs) C.00 0.00 0. 0.000 0.000 C.01 O.Cl 13. C.000 0.001 0.02 0.02 25. 0.001 0.001 0.03 o. :n 38. 0.00:'. O.COl 0.04 0. ,J,:j SC. 0.00~ 0.COl O.C.J 0.05 6]. 0.001 0.001 0.20 0.20 251. O.C06 O.JC3 C.36 0.36 4 51. 0.010 0.004 0.52 C.52 652. 0.015 0.005 ,J. 07 J. 67 840. J.019 0.006 0.83 D . 8 3 lO 41. :J. 024 0.006 0.99 0.99 1242. 0. 029 O.C07 J_. 14 :.14 1438. 0.033 0.007 l.. 30 l. 30 163:J. 0.037 C. :JCS l. 4 6 l.46 18 31. C.042 C.008 1. 62 l. 62 2032. 0.047 J.009 l.77 1.77 2220. 0.051 0.009 1. 93 1. 93 2420. 0.056 0.009 2.09 2.09 2 621. 0.060 0.0~0 2.24 2.24 2809. C.064 O.ClO 2.40 2 . 4 oJ 3Cl0. O.C69 C. ::n::. 2.56 2.56 32~0. 0.074 0. 011 2.71 2. 7~ ~ 3398. 0.078 0. 011 2.87 2.87 3599. 0.083 0.011 3.03 3.83 3SCO. C.087 0.012 3.18 3.18 3988. 0.092 0.0~2 3. 34 3. 34 4:C38. 0. 096 0.012 3.50 3.50 4389. 0.:01 0.0:3 3. 6::, 3. 6S 4577. 0.105 O.:Jl3 3. 3 l 3.21 4773. 0.1=..8 C. 013 3. 9, 3. 9'7 4978. 0. l 2-4 O.JJ.4 4.l3 4 .13 Sl 7 9. C. 1.:.. 9 :J.014 4.28 ,J. 28 :5 3 67. C.123 0.014 4. 4 4 4. 4~ -C:. r~ .J ..... 0 lj • C. 12 8 0.01' 4.60 4 . 6C, 5, 68. 0.132 0.015 4. 7S ~.75 5957. ·J. :_37 0.015 4. 9:_ :,, . 91 6:.. 5 7 .J.:..4l o.c:5 c.oo S.00 6278. o.~44 C. C :..s s. :Jl s. o·~ 6283. 0.:.. 4 4 C.Jl5 Pacific Engineering Design, LLC P:\Proje~t Files107053 Gn~:3"n's Landing Shon Plat\TIR\07053PRELIMINARYTIR.doc ?er::::::ilation '. c:s;, J.CO 0.00 0.00 c.oc 0.00 0.00 0.00 0.00 0.00 0.00 c.oc 0.00 0.00 0.00 a.co 0.00 0.00 C.00 C.00 0.00 0. 0 0 O.GO 0.00 0.00 O. ,JO C.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 c.oc C.08 :J. C):J O.JJ ,J' ,:, ,J l Oil 5;21)1)7 Page 1-1 Prelimim.10' Ter.:hnu.:ai informarion Repo_~!/Or Green ·s Landing i 0/ J _,,:001 :, . ':2 5.J2 62 95. J. :_ 4 S c,. 8 _:_ '::: 0. CO :, . '·= 3 5.J3 6308. D. ~ '4 5 -=.:: l ~ ·1. JC :; . 04 5.04 632 '.). :J.:::. ~ s 0.012 0. ,JC 5.J5 5. D 5 6333. 0.145 8.020 ~:· . () '.) 5 . ,J 6 c:: (' r -1 , V Q 6345. C·. 14 6 D.02:l J. DO ::J. 07 5.0': '"l; c:: ~ o_. _, o. J. 14 6 0. C2l D.CiC 5.08 5. :JS 63/C. 0.146 0. J22 a.co 5.23 S.23 6558. O.l51 0.027 0.00 5. 3 9 5.39 6759. 0. 155 J.030 0.00 5. 5 S. S. 5 5 6960. 0.160 J.033 0.00 5.70 5.70 7148. 0. 164 0.035 0.00 5.86 5.86 7348. 0.169 0.038 0.00 f. 02 6. 02 7549. J. ~ 73 0.040 0.00 6. ~-7 6.17 7737. 0. :.7 8 0.842 a.co 6.33 6.33 7938. 0.182 0.044 0.00 6.49 6. 4 9 8139. 0.187 C.045 0.00 6.65 6.65 3339. 0 .191 0.047 0.00 6.BC 6. 80 852'7. 0.196 0. 04 9 C.00 6. 96 6. 96 8728. C.200 0.050 J.00 7 . 12 7.12 8 92 9 . 0.205 O.C51 0.00 7 . 27 -:; . 27 9117 . 0.209 0.053 o.co 7.30 7.30 9c 54. 0.210 0.053 0.00 7. 3 :_ 7.31 ~" r-, '.:J.:.. 0 I , 0.2:0 0.053 o.oc 7. 32 7.32 9179. 0.211 '.). 054 o.oc 7.33 7.33 9192. 0. 211 0.056 C.OJ 7 .35 7.35 9217. 0 .212 0.057 0.00 7.36 7.36 9229. 0 .212 O.C60 J.00 7.37 7.37 9242. J. 212 0. 062 0.00 7.33 7.38 9255. 0.212 O.C63 0.00 7.39 7.39 9267. 0. 2:'..3 0.064 0.00 7.55 7.55 94 68. 0. 2 :::_ 7 O.J72 0.00 7.71 7.71 9663. 0.222 C. 077 0.00 7.86 7.86 9856. 0. 22 6 0.082 0.00 8. JO 8.00 10032. 0.230 0. 08 6 0.00 8.lC 8.10 10157. C.233 0. 3 97 C.00 8.28 8.20 10283. 0.236 0. 963 0.00 8.30 8.3C 10408. 0.239 ~.690 J.CO 8.40 8.48 10534. 0.242 2.490 a.co 8.50 8.50 10659. 0.245 2. 770 0.00 8. 60 8. 60 10784. 0.248 3.030 0. '.JO 8.70 8.70 ::.0910. 0.250 3.270 0.JO 8.80 3.80 :1035. 0.253 3.490 O.JO 8. 90 3.90 11161. 0.256 3.700 o.oc 9.JC 9.00 11286. C. 25 9 3. 8 90 0.00 9.lC 9.10 11411. C.262 4.0SC 0.00 9 ,..., n . LU 9.20 12.537 . C.265 4. 2 6C 0.:JO 9.30 9.30 1:662. 8. 2 62 4.430 J.00 9.<o 9.40 117 8 8. J.271 <. S 90 O.CO 9.50 9.50 11913. '.J. 27 3 4.7SO 0. 00 9.60 9.60 12038. :J. 2 i 6 4.900 0. co 9.70 9.70 :.2164. J. 27 9 5.050 O.JO 9.80 9.80 :2229. 0.282 5.200 0.JC Hye ::;: n. fl Q!,,j Cu:£.=..c-.v ?eak Storage Target Cale Stage t:::ev (Cu-Ft'. (Ac-? '. C, • 3 2 C. ,JS 0.09 8.00 8.00 10035. 0. 30 2 C.lS ",c* "'* ... .., ·,c 0. c.s 7 .31 7.31 9166. 0. ~ ,J 3 C.l9 :J. 05 O.C4 6. ;: 5 E. 2 5 -::'840. 0. 12 :J 4 C.15 ""'*""'***"" O.C4 6.22 6.22 78C2. 0. 1 i 9 Pacific Engineering Design, LLC Page 15 P:'.Project Files\07053 Green's Landing Short P!at\TIR\07053PRELIMINARYTIR.doc Pre!iminarv Technical In/Ormcaion Report/Ur Green ·.1· Landing 0. 1) 3 5 . J 4 0 .'J.C9 '.~_'.)3 8 J,J__2 ,ck·H,:-k ... + ::.Jl 2.JC Ro~te Ti~e Series t~rough Facil-=..~y :~flow ~ime Se=ies File:dev.tsf Outflow Tine Series File:rciout :nflow/Ou-;:flcw Ar.alysis Peak Inflow ~isch2rge: Peak Outf~ow Discharge: Peak ~eservo~r Stage: Peak Rese=vcir Elev: Peak Reservoir Sccrage: 0.318 0. 092 8.00 8.00 10035. 0.230 Flow Frequer.cy Analys~s Ti~e Series ?ile:rdout.tsf Project ~ocacion:Sea-Tac 4. S,3 3.79 2.:30 c,s CFS Ft Ft at at Cw-Ft Ac-?t C692. 586~~- 4747. 23 90. 6:00 en ll: 00 on Jan Jc.:r. J .. l :5 4 '.J. :..3.S !J.1C)9 0.066 9 in 9 .i ;J_ Year 8 Year 8 ---Ann Gal Peak Flow Ra-::::es--------F-=-.ow Freque:icy Analysis------- r::.ow :\ate Ran\:: r-=..me cf Feak --?eaks --?ar.k Return (CFS) (CFS) (ft) Pe::::-iod 0.054 2 2/09/01 21: 00 0. 092 8.00 l 100.CO 0. 013 7 l2/29/01_ 11:CO 0.054 7.32 2 25.00 0.043 3 3/06/03 22:00 0.043 6.25 3 10.00 0.010 8 8/26/04 7:00 0.043 6.22 4 5.00 0.015 6 :/08/05 3:00 0.029 5.34 5 3.00 0. 029 5 l/l9/06 2:00 C.015 4. 68 6 2.00 0.043 4 11/24/06 8:00 8.013 3.79 7 1.30 0. 092 1 1/09/08 11:00 J.OlC 2. 3 :_ 8 1.10 Cornpm:ed Peaks 0.080 7.79 50.00 Flow Durat.:..on from Time Series File:=dout.tsf CG.coff Count Frequency CDF ~xceedence Probability CFS % % % o. oo:;_ 32042 52.254 52.254 47.746 CJ. OJ2 8775 14.310 66.564 33.436 0.004 4 693 7. 653 74.217 25.783 0. 00.S ? 64 6 5. 94 6 80.163 J.9.837 'J.007 3938 6.409 26.572 :J.428 O.C08 32 ::..J S.2~0 91.812 8.188 0.818 147t 2.407 94. 2 ::._9 o.781 0. ·J:. l 1531 2. 4 97 96. 7:6 3.284 0 .. J:3 562 0. 9:!..7 97.632 2.368 O.,JlL] 916 :_. 4 94 99. l2 6 C.874 C.016 271 0.442 99.568 0.432 C. ·Jl 7 l2 0.020 99.587 0. 413 0.019 6 0.010 09.597 :J.4:J3 0.020 0.011 99.609 0.39:. 0.022 13 O.C21 99.630 J.370 0. 023 'r so O.C26 gc c~,... .,, • O:J 0 0.344 ·J. C25 _5 O.C24 99.68C 0.328 C.C26 7 0. C:28 99.708 0. 2 92 C.C2S :. 3 C.J29 99.737 0. 2 63 O.C29 2 :3 O.C38 99_;75 0.225 C. :J31 2. 7 :J . 0 2 E 99.803 0.197 Pac[fic Engineering Design, LLC P:\Pro_iect Files\07053 Green's Landing Shott Plat\TIR\07053PRELIMINARYTIR.doc o. 4 nE~co 0.334E+CO 0.258E+OO 0 .198E+OO 0.134E+OC C.819E-Ol 0.5 7 8E-01 0.328:C:-01 0.23 7 E-Ol 0. 8"7,!E-02 0.432E-:)2 0.413E-22 0.403E~C:2 D.391E-·J2 0.37JE-02 0. J~ 4£-,J2 0. 32'JE-02 C.292E-02 C.263E-02 C.2255::-02 0.197~-02 ?rob 0.990 0.960 0. 900 0.800 0.667 0.500 '.J. 2 31 0.891 0. 98 C I Oii5/ 2007 Page 16 PrE"!iminmy Technical Information Report /or Green's Landing . J32 _J J.C21 C • ; . ,JJ J .:...J O.C24 '.!. J 3.~ 9 0. 0 :_ 5 ·J.03/ 8 0. C :_ 3 o. c,Js 8 0.C13 0. C-J C 7 C. :n 1 0. 041 2.'.J J. ·Jl 6 C.J43 . _4 0.023 C.044 4 0.007 0. 04 6 10 0. Oc.6 0.047 5 0.008 0.049 2 0.803 O.C50 6 0.810 0.852 4 ·'.J. 007 0.053 4 0.007 Durat~on Ccmpcr~scn Anay~s~s Base Fi~e: 9re.tsf New Fi:e: rdout.~sf cc.;,~ j 9 9. 20 99.86: '99.8i6 99.889 99.90~- 99.917 93. 940 99.946 99.962 99. 971 99.974 99.984 99.990 99.997 Cutoff Units: Discjarge in CFS J. 'i 6 J. L:i2 C). :_ 3: J. 12 4 0. 111 c; . C. 9 9 8. 08 3 O. 0 60 O.CS4 D.038 0.829 0. 02 6 C.016 C.010 0.003 iOi! 5/2007 C. l 76;-r:2 C. l.::.?E-82 V • :'_T7?-J2 '.). 124E-D2 J. :_11.E-02 n 99.:.£-03 ',.). 0.832~-03 0.603E-C3 C.538E-C3 0.375E-03 J.294£-03 0.26~E-03 0. ::._sJE-03 0. 978£-04 0. 3262-04 -----Fract~on of Time--------------C:'leck of Tolerance------- c~toff Base Ne 1t'J %Change Probability C. 013 0.95E-C2 0.17£-01 75.2 I 0.95E-02 0.017 0.62E-C2 0.42~-02 -32.8 I 0. 62E-02 0.02, 0.49E-02 o. 3n-02 -20.1 I 0.49E-02 J.024 0.36E-02 0.33E-02 -8.6 I 0.36E-02 0.028 0. 28":-02 0.26E-02 -6.9 0.28E-02 0.032 C.22E-02 0.19E-02 -~4.8 I 0.22E-02 0.035 0.lSE-02 0.14E-02 -4.5 D. :.SE-02 0.039 0. 9EE-03 O.lJ.E-02 10.2 0. %E-G3 0. 043 D.62E-03 0.68£-03 lC.5 ' 0.62:S-03 0. 04 6 0.33E-03 0.36E-03 lC.C C.33E-03 C.050 0.21E-03 C.21E-03 0.0 C.21E-03 0.053 0.16E-.J3 C.33E-04 -80.0 0.16E-03 0.057 0.82E-04 O.OOE-00 -lO·J.,J 0. 32i':-04 J.061 0.162-04 0. OOE-cOO -100.0 0.16E-04 Maximum pos.="_tive excursion= C.OCl cfs 5.3%) occurring at 0.014 cfs on :he Base ~ata:p~e.csf and at 0.Jl4 cfs on the New Data:rdout.tsf ~-'laxi:num negative excu.::::s.::.on = :J.007 c:fs (-30.9%) occur~ing a~ J.022 cfs on tie Base Da~a:pre.tsf and at 0.015 c~s on t~e New Data:rdout.tsf Pacific Engineering Design, LLC P:'-.Project Files\07053 Green's Landing Short P!at\TIR\07053PRELIMINARYTIR.doc Base Ne 1N %Change 0. 013 O.Ol4 5.l 0.017 0.815 -12.3 0.021 o.ns -27.5 0.024 0.023 -7.3 0.028 0. 027 -3.8 0.032 0.030 -6. l C.C35 0.034 -2.3 C.039 0.040 2.9 C.043 0. 043 0.5 0. 04 6 o. on J.. 0 0.050 0.050 0.0 0.053 0. o.: 2. -5.3 0.057 C.053 -7. 8 0.061 C.054 -10. 5 Page 17 Compare between existing peaks and Developed detention release peaks " " f I') .1 ;) Compare between existin flow duration and Develo ed detention release flow duration J .] __ " s r ~-----------·---·-· . --·· .. ·----------.. ------ Q I "' ---: .. , '-.... ,,, " ' ' . . ::\\ ... ~\. ~·)' C~C>c\.:C:-• __ , -.,. .. ___ _ Preliminar;1 T2chnicai Infonnarion Rtpur: for Green·.)' Land~~fI._ IOl:4/}0(;7 ------------ Required dete:1tion volume is 10,032 cubic feet. The proposed vault provides 38' long x 33' wide x 8' deep live storage wiih total live storage volume of 10,032 cubic feet. Pacific Engineering Design, LLC Page 18 ?:·.Project Files\07053 Green's Landing Shon P!at\TIR\07053PRELIMTNARYTIR.Joc ](};"..J./1 f)(}J ----------'--'-'=-- Part E -Water Quality System A combined detention/wet vault is used to provide Basic Water Quality treatment. Sec the following sizing work sheet for the sizing calculation. Wetvau!t Sizing Worksheet Summary of the 1998 Surface Water Design Manual Requirements Project Name: Green's Landing Project Number: Vault Description: Basic Wet Vault Step 1) Determine volume factor f. Basic size? Large size? f= f= Step 2) Determine rainfall R for mean annual Storm Rainfall (R) Step 3) Calculate runoff from mean annual storm V, = (0.9A; + 0.25A,9 + 0.1 OAtt + 0.01A09 ) x R tributary area of impervious Ai= surface A,g = tributary area of till grass Att = tributary area of till forest Aog = tributary area of outwash grass R= rainfall from mean annual storm Volume of runoff from mean Vr= annual storm Step 4) Calculate wetpool Volume Vb= fV, f= Volume Factor Volume runoff, mean annual V, = storm Vb= Volume of the wetpool Step 5) Determine wetpool dimensions vb= h x A V,= Volume of the wetpool Wetpool depth (minus sed. h= Storage) Mid pool width Mid pool length Water qualiiy design surface area A= of wetpool Total Wetvault Surface area required = Pac£fic Engineering Design, LLC 3 4.5 0.043 19.264 23,530 0 0 0.039 906 3 898 2,718 2,718 4 20 34 680 680 P:-..Projecr Files\07053 Green's Landing Short P!at\TlR',07053PREUMfN"ARYTIR.doc (feet) (sf) (sf) (sf) (sf) (feet) (cf) (cf) I (cf) (cf) (feet) (feet) I (feet) (sf) 1 (sf) 07053 ~0 age 19 Preliniinrir•' Technical ln/Ormation R.eportj(Jf-Green ·s Land . .:_z.:_nccg,_ ________________ 10/]-f./200! Required dead storage volume is 2718 s:ubic feet. The designed vault has a dead storage of 38' long x 30' wide x 4' deep= 4560 cubic feet which is greater than the required volume. Pocijic Engineeri,zg Design, LLC ?age JO P:--Projeci Files\07053 Green's Landing Sh011 PbtffiR\07053PRELIMINARYTIR.doc Pi-eliminnn: Ti:clmical !nfonnution ReportJ~~-r...:C:_r_e_en--'-'s...:L...:a_n..:.dt-'-·n2~--------------~._!_0_,/~_1-;_/ __ "0:_i __ )i SEC'IJON 5 CON'VEYANCE SYSTEIVI ANAl YSJS AND DES1'GN The conveyance system analysis will be included in the final design. Pac!fic Engineering Design, LI.C Page 21 P:•Pro1ect fiks\0705.3 Green's Landing Short P!at\TlR\07053PRELIY1INARYTIR.doc PT"elimim1ry Technical lnfOr,nation_ Reponfor Green's !..,anding -----~----------------------- 10/15/:!007 SECT10N 6 SPECIAL REPORTS AND STUDIES A Geotechnical report is included. Pacific Engineering Design, LLC Page 22 P:\Project Fiks--07053 Green's Landing Short Phit\TlR'-07053PR.ELlMrNARYTIR.doc Preliminwy Tech meal lnf(;nnaiion Repo!? fOr Green's Landing ------~----------·----· 10115/]007 SE:CTlON 7 OTHER PERMITS NPDES permit is required. Pac[fic ~ngineering Design, LLC Page ]3 P·'Project Files''-07053 Green's Landing Sh0tt P!al\TIRl.07053 PRELlMINARYTlR.doc Preliminary Tedmica! I,~formation Reporrfor Green's Landing j()/]5/2007 SECTKON 2 CS'v-YPPP ANAL YSKS Al'JD DESIGN A Temporary Erosion and Sediment Control (TESC) plan has been created for the site. Please reference the engineering plans for more information. The TESC plan is designed in accordance with the 2005 KCSWDM. Some of the Best .vlanagement Practices (BMPs) used for the site include filter fence, catch basin protection, and a gravel construction entrance, and temporary sediment facilities. Filter fabric fence will be used as perimeter protection, which will reduce sediment transport from the site. A gravel construction entrance will reduce the amount of sediment transported by construction vehicles and reduce the areas disturbed by vehicular traffic. Clearing limits are delineated on the construction plans for the purpose of preventing disturbance of those areas of the project that are not designated for clearing and or grading. A construction sequence is provided to aid the contractor in applying the erosion control measures at the appropriate stages during construction. Pncflic Engineering Design, LLC Page 24 P:·Project Files\07053 Green's Landing Short Plat\TIR\07053PRELUv1INARYTIR.doc Preiiminarr Technical IntOrmation Report for Green ·s Landing SECTT,ON 9 BOND QV_t-\:."'1Tli1'1ES AND FACILITY SUMMA.R!ES Pacific Engineering Design, LLC P:\Project Files\07053 Green'~ Landing Short P!at\TIR\07053PREUMINARYTIR.doc i Oil 512007 Page ]5 PFeiimhwrv Technical Information Report ,/or q!:!_=-enc___c''=-' -=[=-"=-n:::d:::i:.:n"'g __________________ _:1_:D:_!.:.!=-·":_,,-~:_'l:_)0:_:__7 Stormwalc, Facility Summary-Sheet 1 PacUic Zngineering Design, LLC Page 16 P:\Project Files\07053 Green's Landing Shon Plat\TIR\07053PRELIMINARYTlR,doc KI:\l"G COCNTY, WASHINGTON, SURFACE \V.--\TER DESIGN \.1A:-.TUAL STORMWATJER FACILITY SUMMARY SHEET DDES Permit Number _______ _ (provide one Stonnwater Facility Summary Sheet per i.Vatural Discharge Location) Overview: Project Name {J'l!'r·M,Vl ~ l,.AAIJ{,;.nfj Date /9/1',:/wr,J Downstream Drainage Basins Major Basin Name c-eci.NI{ R:~ Immediate Basin Name M&...pl& 1\N~ (r#I ~ Flow Control: Flow Control Facility Name/Number IJ-&-f",M:b,.i,)r,'),/ W,v/[ Facility Location _ _,D,e"--""_,1).n="--di,;-"'--'' b'--'Yl'---=---_T:Llr'--'~""''""'--------------------- If none, Flow control provided in regional/shared facility (give location) ________________ _ No flow control required Exemption number--------------- General Facility Information: Type/Number of detention facilities: ___ ponds __j_(yaults) Type/Number of infiltration facilities: ___ ponds tanks tanks trenches Control Structure Location \/V,!I ,5{, id tkri, yl?YIJ}JJ Type of Control Structure M~"t;;p/.t 0~ ~i' tJ.~ -,, Size of Orifice/Restriction: No, 1 __ __.0"--',5.,_~-- N o. 2 __ _,,,Gc.:•c:"'i,_:i..='-' _ No. 3 ___ i/~-~IO~"-- No. 4 ______ _ Number of Orifices/Restrictions--~·~$'----- Flow Control Performance Standard _ _1l.,,.;,¢~\1t:e,£',?;,J;,;,.,,_ __ '2-~'------- Live Storage Volume -4 °"· ' f O, 0 S <-Cj. Depth ---~-ll~--Volume Factor of Safety-~~-~!) ___ _ Number of Acres Served ___ _cO::___:•_':z.J_,,,,,_ __ Number of Lots _____ ,_ ___ _ Dam Safety Regulations (Washington State Department of Ecology) Reservoir Volume above natural grade _______ _ Depth of Reservoir above natural grade ______ _ Facility Summary Sheet Sketch All detention. infiltration and water quality facilities must include a detailed sketch, (11 "xl 7" reduced size plan sheets may be used) 2005 Surface Water Design JVlanual l './1/05 Preliminary Technical JnfOrmation Report jOr Green ·s Landing 10/ I 5/2007 Stonnwater Facility Summary-Sheet 2 Pacflic Engineering Design, LLC Page 27 ?:\Project Files107053 Green's Landing Sho1t P!at\TlR'D7053PRELIMfNARYTTR.doc KI:-,JG COCNTY, WASHL'\JGTON, SCRFACE WATER DESIGN .:VIANUAL Water Quality: Type/Number of water quality faciiities/Bl\IPs: biofiltrarion swale ___ sand filter l basic or large) ___ sand filter, linear (basic or large) ___ sand filter vault (basic or large) (regular/we{! or continuous inflow) ___ combined detention/wetpond (wetpond portion basic or large) combined detention/wetvault ___ filter strip ___ flow dispersion ___ farm management plan ___ landscape management plan ___ oil/water separator (baffle or coalescing plate) sand bed depth ___ (inches) stonnwarer wetland storm filter ___ wetpond (basic or large) ~ wetvault ___ Is facility Lined? If so, what marker is used above Liner?. _________ _ catch basin inserts: Manufacturer ____________________ _ ___ pre-settling pond ___ pre-settling structure: Manufacturer ___________________ _ ___ high flow bypass structure (e.g., flow-splitter catch basin) source controls--------------------------- Design Information Water Quality design flow -------------- Water Quality treated volume (sandfilter) ________ _ Water Quality storage volume (wetpool) -z..s-,4 ci (~'E'~1kWi,I J 4560 &of ( ptqvl~J Facility Summary Sheet Sketch All detention. infiltration and water quality facilities must include a detailed sketch. (l l "x1 T' reduced size plan sheets may be used) 1/1/05 2 2005 Surface \Vater Design Y..fanual Preliminary Technicnl lnfhrmatirm ReportjOr Green's Landing -----~----------!Oil 512007 Figure 5: S,ormwater Facility Sketch Pacific En,;;in.eering Design, LLC Page 28 P:1.Project Files··.07053 Green':; Landing Short P!at\T1R\07053PREUMINARYTIR.doc f-~ l VJ • --"-,-----,,---f-"-,., -------. ------<_', --:',\ -· - Preliminary Technical ilfonnatio11 Report for Green's Landing JO!/ 5!2007 SECTION 1D OPERATIONS ~4...'ffi JV!AJNTENANCE J\'!A,NUAL The stonn drainage elements requiring maintenance attention include: the combined detention/wet vault, the catch basins, and all storm conveyance lines. The following operation and maintenance guidelines are applicable for the proposed storm drainage system for this project. These tables are excerpts from the KCSWDM Appendix A, some items may not specifically apply to this project. Pacific Engineering Design. LLC Page 29 P:\ProJect Files\07053 Green's Landing Shon Plat\T[R\07053PRELIMINARYTIR.doc >PPENDIX A V!AINTENANCE REQUIRE:v!ENTS FLOW CONTROi, CONVEYAKCE, AND IVQ FACILITIES ! NO. 3 -DETENTION TANKS AND VAULTS Maintenance Defect or Problem ! Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed Storage Area Plugged Air Vents One-half of the crass section of a vent is blocked Vents free of debris and sediment at any point with debris and sediment. Debris and Sediment Accumulated sediment depth exceeds 10% of All sediment and debris removed the diameter of the storage area for 'h length of I from storage area. storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than Y:i length of tank. Joints Between Any crack allowing material to be transported into All joint between tank/pipe sections Tank/Pipe Section facility. are sealed Tank Pipe Bent Out of Any part of tank/pipe is bent out of shape more Tank/pipe repaired or replaced to Shape than 10% of its design shape. design. Vault Structure Damage to Wal!, Cracks wider than %-inch and any evidence of Vault replaced or repaired to design Frame, Bottom, soil particles entering the structure through the specifications. and/or Top Slab cracks, or maintenance inspection personnel determines that the vault is not structurally sound. Damaged Pipe Joints Cracks wider than 1h-inch at the joint of any No cracks more than X-inch wide at inleUoutlet pipe or any evidence of soil particles the joint of the inlet/outlet pipe. entering the vault through the walls. Manhole Cover Not in Place Cover is missing or only partially in place. Any Manhole is closed. open manhole requires maintenance. Locking Mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Not Working maintenance person with proper tools. Bolts into frame have less than 1h inch of thread (may not apply to self-locking lids.) Cover Difficult to One maintenance person cannot remove lid after Cover can be removed and Remove applying 801bs of lift. Intent is to keep cover from reinstalled by one maintenance sealing off access to maintenance. person. Ladder Rungs Unsafe King County Safety Office and/or maintenance Ladder meets design standards. person judges that ladder is unsafe due to Allo~s maintenance person safe missing rungs, misalignment, rust. or cracks. access. Large access Gaps, Doesn't Cover Large access doors not flat and/or access hole Doors closes flat and covers access doors/plate Completely not completely covered. NOTE however that hale completely. grated doors are acceptable. Lifting Rings Missing, Lifting rings not capable of lifting weight of door Lifting rings sufficient to remove lid. Rusted or lid. i,24/2005 2005 Surface Water Design Manual -Appendix .-1.. A-4 APPENDIX A YIAl'ITE'.'U:-.JCE REQL!IREME'ITS FOR fLO\V CONTROL CONVEYA'ICE. ,:-.JD WQ cACILJTIES NO. 4 -CONTROL STRUCTURE/FLOW RESTRICTOR ' I ' ' Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed General Trash and Debris Distance betvveen debris build-up and bottom of All trash and debris removed. (Includes Sediment) orifice plate is less than 1.5 feet. I Structural Damage Structure is not securely attached to manhole Structure securely attached to wall ' wall and outlet pipe structure should support at and outlet pipe. least 1,000 lbs of up or down pressure. Structure is not in upright position (aUow up to Structure in correct position. 10% from plumb). Connections to outlet pipe are not watertight and Connections to outlet pipe are water show signs of rust. tight; structure repaired or replaced and works as designed. Any holes-other than designed holes-in the Structure has no holes other than structure. designed holes. Cleanout Gate Damaged or Missing Cleanout gate is not watertight or is missing. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and down easily and maintenance person. is watertight. Chain/rod leading to gate is missing or damaged. Chain is in place and works as designed. Gate is rusted over 50% of its surtace area. Gate is repaired or replaced to meet design standards. Orifice Plate Damaged or Missing Control device is not working properly due to Plate is in place and works as missing, out of place, or bent orifice plate. designed. Obstructions Any trash, debris, sediment, or vegetation Plate is free of all obstructions and blocking the plate. works as designed. Overflow Pipe Obstructions Any trash or debris blocking {or having the Pipe is free of all obstructions and I potential of blocking) the overflow pipe. works as designed. Manhole See "Detention Tanks See ''Detention Tanks and Vaults" Table No. 3 See "Detention Tanks and Vaults" and Vaults" Table No. 3 ::'.005 Surface Water Design Manual -Appendix A 1/2412005 A-5 APPENDIX A ,IAINTENAI\CE REQUREME\/TS now CONTROL. CONVEYANCE. AND WQ FACILITIES NO. 5-CATCH BASINS Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When I Component Maintenance is performed I General Trash & Debris Trash or debris of more than 'h cubic foot which No Trash or debris located {Includes Sedimem} is located immediately :n front of the catch basin immediately in front oi catch basin opening or is blocking capacity of the basin by opening. more than 10%. ' Trash or debris (in the basin) that exceeds 1h the No trash or debris in the catch depth from the bottom of basin ta invert the basin. lowest pipe into or out of the basin. ! Trash or debris in any inlet or outlet pipe blocking Inlet and outlet pipes free of trash or mare than 1/3 of its height. debris. ' Dead animals or vegetation that could generate No dead animals or vegetation odors that could cause complaints or dangerous present within the catch basin. gases (e.g., methane). Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Structure Damage to Corner of frame extends more than Y.. inch past Frame is even with curb. Frame and/or Top curb face into the street (If applicable). Slab Top slab has holes larger than 2 square inches Top slab is free of holes and cracks. or cracks wider than Xi inch (intent is to make sure all material is running into basin). Frame not sitting flush on top slab, i.e., Frame is sitting flush on top slab. separation of more than o/.i inch of the frame from the top s!ab. Cracks in Basin Cracks wider than % inch and longer than 3 feet. Basin replaced or repaired to design ! Walls/Bottom any evidence of soil particles entering catch standards. basin through cracks, or maintenance person judges that structure is unsound. Cracks wider than Yi inch and longer than 1 foot No cracks more than 1/4 inch wide at at the joint of any inlet/outlet pipe or any the joint of inlet/outlet pipe. evidence of soil particles entering catch basin ' through cracks. : Settlement/ Basin has settled more than 1 inch or has rotated Basin replaced or repaired to design Misalignment more than 2 inches out of alignment. standards. Fire Hazard Presence of chemicals such as natural gas, oil No flammable chemicaJs present. and gasoline. Vegetation Vegetation growing across and blocking more No vegetation blocking opening to than 10% of the basin opening. basin. Vegetation growing in inlet/outlet pipe joints that No vegetation or root growth is more than 6 inches tall and Jess than 6 inches present. apart. PoHution Nonflammable chemicals of more than Y:? cubic No pollution present other than foot per three feet of basin length. surface film. I Catch Basin Cover Cover Not in Place Cover is missing or only partially in place. Any Catch basin cover is closed I open catch basin requires maintenance. Locking Mechanism I Mechanism cannot be opened by on Mechanism opens with proper toots. Not Working maintenance person with proper tools. Bolts into frame have less than Yz inch of thread. Cover Difficult to One maintenance person cannot remove lid after Cover can be removed Dy one Remove applying 80 lbs. of lift: intent is keep cover from maintenance person. sealing off access to maintenance. Ladder Ladder Rungs Unsafe Ladder is unsafe due to missing rungs, Ladder meets design standards and ' misalignment, rust, cracKs. or sharp edges. ailows maintenance person safe I access. I l/24/2005 2005 Surface Water Design Manual -Appendix A A-6 ,PPF'iDIX , MAINTENANCE REQl'!RENIE>ffS FOR FLOW C:O'ffROI.. CONVFYANCE. AND WQ FAC!UTIES NO. 5 -CATCH BASINS Maintenance Defect or Problem j Conditions When Maintenance is Needed Results Expected When Component I Maintenance is performed Metal Grates Unsafe Grate Grate with opening wider than 1/8 inch. : Grate opening meets design (If Applicable) Opening standards. : Trash and Debris Trash and debris that is blocking more than 20% Grate free of trash and debris. of grate surface. Damaged or Missing. Grate missing or broken member(s) of the grate. Grate is in place and meets design standards. NO. 6 -DEBRIS BARRIERS (E.G., TRASH RACKS) Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed. General Trash and Debris Trash or debris that is plugging mare than 20% Barrier clear to receive capacity of the openings in the barrier. now. Metal Damaged/Missing Bars are bent out of shape more than 3 inches. Bars in place with no bends more Bars. than% inch. I Bars are missing or entire barrier missing. Bars in place according ta design. Bars are loose and rust is causing 50% Repair or replace barrier to design deterioration to any part of barrier. standards. NO. 7-ENERGY DISSIPATERS Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When I Component Maintenance is Performed. External: Rock Pad Missing or Moved Only one layer of rock exists above native soil in Replace rocks to design standards. Rock area five square feet or larger, or any exposure of native soil. Dispersion Trench Pipe Plugged with Accumulated sediment that exceeds 20% of the Pipe cleaned/flushed so that it Sediment design depth. matches design. Not Discharging Visual evidence of water discharging at Trench must be redesigned or Water Properly concentrated points atong trench (normal rebuilt to standards. condition is a "sheet flown of water along trench). Intent is to prevent erosion damage. ' Perforations Plugged. Over Y:, of perforations in pipe are plugged with Clean or replace perforated pipe. debris and sediment. Water Flows Out Top Maintenance person observes water flowing out Facility must be rebuilt or oi "Distributor'' Catch dunng any stonn less than the design storm or redesigned to standards. Basin. its causing or appears likely to cause damage. Receiving Area Over-1 Water in receiving area is causing or has No danger of landslides. Saturated potential of causing landslide problems. Internal: Manhole/Chamber Worn or Damaged Structure dissipating flow deteriorates to 'h or Replace structure to design Post. Baffles, Side of original size or any concentrated worn spot standards. Chamber exceeding one square foot which wouJd make I structure unsound. 2005 Surface Water Design Manual -Appendix A 1/24/2005 A-7 APPDJDIX A MAJNTD:ANCE R[QlJIRI'VIEC:TS FLOW CONTROL COJ\VEYANCE. A1'-:D WQ f'\CIUTIES - I NO. 8 -FENCING I I . Maintenanc~ Defect or Problem Conditions When Maintenance is Needed I Results Expected When Component Maintenance is Performed I General Missmg or Broken Any defect in the fence that permits easy entry to Parts in place to provide adequate Parts a facility. security. Erosion Erosion more than 4 inches high and 12-18 No opening under the fence that inches wide pennitting an opening under a fence. exceeds 4 inches in height. Wire Fences Damaged Parts Post out of plumb more than 6 inches. Post plumb to within 1}; inches. I Top rails bent more than 6 inches. Top rail free of bends greater than 1 inch. Any part offence (including post, top rails, and Fence is aJigned and meets design fabric) more than 1 foot out of design alignment. standards. Missing or loose tension wire. Tension wire in place and holding fabric. i Missing or loose barbed wire that is sagging Barbed wire in place with less than more than 2% inches between posts. 'X inch sag between post. ! Extension arm missing, broken, or bent out of Extension arm in place with no ! shape more than 1 Y:, inches. bends larger than % inch. Deteriorated Paint or Part or parts that have a rusting or scaling Structurally adequate posts or parts Protective Coaling condition that has affected structural adequacy. with a uniform protective coating. Openings in Fabric Openings in fabric are such that an 8-inch No openings in fabric. diameter ball could fit through. N0.9-GATES ! ' Maintenance Defect or Problem Conditions When Maintenance is Needed Resu Its Expected When Component Maintenance is Performed General Damaged or Missing Missing gate or locking devices. Gates and Locking devices in ptace. Members Broken or missing hinges such that gate cannot Hinges intact and lubed. Gate is be easily opened and closed by a maintenance working freely. person. Gate is out of plumb more than 6 inches and Gate is aligned and vertical. more than 1 foot out of design alignment. Missing stretcher bar, stretcher bands, and ties. Stretcher bar, bands, and ties in ' ' I place. Openings in Fabric See "Fencing" Table No. 8 See "Fencing;' Table No. 8 l.124/1005 2005 Surface Water Design Manual -Appendix A A-8 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL. CONVEY AN Cc. AND WQ HC!LJTIES ------------------- illO. 10 -CONVEYANCE PlPES AND DITCHES ' Maintenance i Defect or Problem I Conditions When Maintenance is Needed Results Expected When Component ' Maintenance is Performed Pipes Sediment & Debris Accumulated sediment that exceeds 20% of the Pipe cleaned at all sediment and diameter of the pioe. debris. Vegetation Vegetation that reduces free movement of water All vegetation removed so water through pipes. flows freely through pipes. Damaged Protective coating is damaged; rust is causing Pipe repaired or replaced. more than 50% deterioration to any part of pipe. Any dent that decreases the cross section area Pipe repaired or replaced. of pipe by more than 20%. Open Ditches Trash & Debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and s!opes. ditches. Sediment Accumulated sediment that exceeds 20% of the Ditch cleaned/flushed of all design depth. sediment and debris so that it matches design. Vegetation I Vegetation that reduces free movement of water Water flows freely through ditches. through ditches. Erosion Damage to See "Detention Ponds" Table No. 1 I See "Detention Ponds" Table No. 1 Slopes Rock Lining Out of Maintenance person can see native soil beneath Replace rocks to design standards. P!ace or Missing (If the rock lining. Applicable). i NO. 11 -GROUNDS (LANDSCAPING) Maintenanc9 Defect or Problem Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed General Weeds Weeds growing in more than 20% of the Weeds present in less than 5% of (Nonpoisonous, not landscaped area (trees and shrubs only). the landscaped area. noxious) ' I Safety Hazard Any presence of poison ivy or other poisonous No poisonous vegetation present in vegetation. landscaped area. Trash or Litter Paper, cans, bottles, totaling more than 1 cubic Area clear of litter. foot within a landscaped area (trees and shrubs only) of 1,000 square feet. Trees and Shrubs Damaged Limbs or parts of trees or shrubs that are split or Trees and shrubs with less than 5% broken which affect more than 25% of the total of total foliage with split or broken foliage of the tree or shrub. limbs. I Trees or shrubs that have been blown crnwn or I Tree or shrub in place free of injury. : knocked over. I Trees or shrubs which are not adequately Tree or shrub in place and supported or are !eaning over, causing exposure adequately supported; remove any I of the roots. dead or diseased trees. 2005 Surface Water Design \ilanual -Appendix A i/24/2005 A-9 APPE:'iDIX -~ MAfl\TEN.'\NCE REQL'IKEMENT:i FLOW CONTROL CONVEYA/.:CE. AND WQ F.\CILJTIES .. -- NO. 12-ACCESS ROADS Maintenance I Detect or Problem I Condition When Maintenance is Needed ! Results Expected When Component I Maintenance is Performed General Trash and Debris Trash and debns exceeds 1 cubic foot per 1,000 Roadway free of debn,.; which could ! square feet (i.e., trash and debris would fill up damage tires. < one standards size garbage can). Blocked Roadway Debris which could damage vehic!e tires (glass Roadway free of debris which could or metal). damage tires. Any obstruction which reduces clearance above Roadway overhead clear to 14 feet road surface to less than 14 feet. high. Any obstruction restricting the access to a 10-to Obstruction removed to ailow at 12-foot width for a distance of more than 12 feet least a 12-foot access. or any point restricting access to less than a 10- foot width. Road Surface Settlement. Potholes, When any surface defect exceeds 6 inches in Road surface uniformly smooth with Mush Spots, Ruts depth and 6 square feet in area. In general, any no evidence of settlement, potholes, surface defect which hinders or prevents mush spots. or ruts. maintenance access. Vegetation in Road Weeds growing in the road surface that are more Road surface free of weeds taller Surface than 6 inches tall and less than 6 inches tall and than 2 inches. less than 6 inches apar1 within a 400-square foot area. Modular Grid Build-up of sediment mildly contaminated with Removal of sediment and disposal 1 Pavement petroleum hydrocarbons. in keeping with Health Department recommendations for mildly contaminated soils or catch basin sediments. Shoulders and Erosion Damage erosion within 1 foot of the roadway more than 8 Shoulder free of erosion and Ditches inches wide and 6 inches deep. matching the surrounding road. Weeds and Brush Weeds and brush exceed 18 inches in height or Weeds and brush cut to 2 inches in hinder maintenance access. height or cleared in such a way as to allow maintenance access. r 1/24/2005 2005 Surface Water Design Manual -Appemii:x .-\ A-10 M'l'ENDIX .~ \L-IJNTl:NANCE IZJcQU!REMENTS FOR ROW CONTROL. CONVEY.,NCE. AND WQ FACILITIES -· NO. 13-BASIC BIOFll TRATION SWALE ' I Maintenance Defect or Problem Condition When Maintenance is Needed Recommended Maintenance to Component Correct Problem Swale Section Sediment Sediment depth exceeds 2 inches Remove sediment deposits on grass Accumulation on i treatment area of the bioswale. Grass When finished, swale should be level from side to side ana drain freely toward outlet. There should ' be no areas of standing water once I inflow has ceased. Standing Water When water stands in the swale between storms Any of the following may apply: and does not drain freely. remove sediment or trash blockages, improve grade from head to foot of swale, remove clogged I check dams, add underdrains or convert to a wet biofi!tration swale. ' Constant Baseflow When small quantities of water continually flow Add a low-flow pea-gravel drain the through the swale. even when it has been dry for length of the swale or bypass the weeks, and an eroded, muddy channel has baseflow around the swale. fanned in the swale bottom. Poor Vegetation When grass is sparse or bare or eroded patches Determine why grass growth is poor Coverage occur in more than 10% of the swale bottom. and correct that condition. Re-plant with plugs of grass from the upper slope: plant in the swale bottom at 8-inch Intervals, or re-seed into loosened, fertile soil. Defective Vegetation When the grass becomes excessively tall Mow vegetation or remove nuisance (greater than 10 inches) or when nuisance weeds vegetation so that flow not impeded. and other vegetation starts to take over. Grass should be mowed to a height of 3 to 4 inches. Remove grass clippings. Excessive Shading Grass growth is poor because sunlight does not If possible, trim back over-hanging reach swale. limbs, remove brushy vegetation on adjacent slopes. Trash and Debris Trash and debris accumulated in the bioswale. I Remove trash and debris from Accumulation bioswale. Erosion/Scouring Eroded or scoured swale bottom due to flow For ruts or bare areas less than 12 channelization, or higher flows. inches wide, repair the damaged area by filling with crushed gravel. I The grass will creep in over the rock in time. If bare areas are large, generally greater than 12 inches wide, the swale should be re-graded and re-seeded. For smaller bare areas, overseed when bare spots are evident, or take plugs of grass I from the upper slope and plant in the swa!e bottom at 8-inch intervais. lnleVOutlet Sediment and Debris Inlet/outlet areas clogged with sediment and/or Remove material so that there is no debns. I clogging or blockage in the inlet and i i outlet area. Flow Spreader Concentrated Flow Flow spreader uneven or clogged so that flows Leve! the spreader and c!ean so that are not uniformly distributed through entire swale flows are spread evenly over entire ' width. swale width. 2005 Surface Water Design Manual -Appendix A 1/2412005 A-11 • APPENDIX,\ M,\INTENANCE RE()UIREMENTS FLOW CONTROL, CONVEYANCE, ,'\ND WQ FACILITIES --- illO. 17 -WETv'AULT I Maintenance ! Defect or Problem Condition When Maintenance is Needed Recommended Maintenance to Component ' Correct Problem ' ! Vault Area Trash/Debris Trash and debris accumulated in vault (includes Remove trash and debris. Accumulation tloatables and non-f!oatables). ' Sediment Sediment accumulation in vault bottom exceeds Remove sediment from vault. Accumulation the depth of the sediment zone plus 6 inches. Ventilation Ventilation area blocked or plugged Remove or clear blocking material from ventilation area. A specified % of the vault surface area must ' provide ventilation to the vault interior {seep. 6-82 for required%). Vault Structure Damage 1o Wall, Cracks wider than %-inch and any evidence of Vauli replaced or repaired to design Frame, Boitom, soil particles entering the structure through the specifications. and/or Tap Slab cracks, or maintenance inspection personnel detem,ines that the vault is not structurally sound. Damaged Pipe Joints Cracks wider than Yi-inch at the joint of any No cracks more than Y.,-inch wide at inlet/outlet pipe or any evidence of soil particles the joint of the inlet/outlet pipe. entering the vauJt through the walls. Baffles Damaged/Defective Baffles corroding, cracking, warping and/or Repair or replace baffles to showing signs of failure as detem,ined by specifications. maintenance/inspection staff. Inlet/Outlet Damaged Pipes Inlet/outlet piping damaged or broken and in Pipe repaired and/or replaced. need of repair. Trash/Debris Trash and debris accumulated in pipe or ' Remove trash and debris. Ac cum ulatron inlet/outlet (includes floatables and non- floatables}. Access Cover Damaged/Not Cover cannot be opened or removed, especially Pipe repaired or replaced to proper i Working by one person. working specifications. ; Access Ladder Damaged Ladder is corroded or deteriorated, not Ladder replaced or repaired to I functioning properly, missing rungs, has cracks specifications. and is safe to use as and/or misaligned. Confined space warning sign determined by inspection personnel. missing. Replace sign warning of confined space entry requirements. i.'24/2005 2005 Surface Water Design Manual -Appendi..-x A A-14 ' . APPENDIX .. FJGL'RJE 3.2.2.A RAJNFALL REGI01'TS AYD REGIONAL SCALE FACTORS ST i.1 ST 'i.O Ran111fa!I iRegio!lils and Regironai Scale Factors C~ Incorporated Area ---c:::J River/Lake Major Road ST1.0 ST i.0/ LA0.8 LA 0.9 ST "LOI LA D.3 LA O.!ll LA 1.0 LA 1.:2 0 M :OJJNTY :,;1Na ·CCWNTY Ji, ... ·.· "'-c-\ " 9/1/98 1998 Surface \Vater Design Manual 3-22 •, J .•· " .. ':: . ·: :: .~ ~·L@;·· • ~. • 0 406 I I I I ~,,,,~,__!.-I ---, " ' I.'• " " " " ~I/ "l 'JI. :'] l Jj 0 :! 0 ~ OQ 180 000 FEET < .t -~ I\ "1 I\ " - r,i 3 ~ectiu:1 Uesc-riUes the soi.:. series and :nc:iIC- ?"~ng uni·c:.s _:_:1 ·:[le Kir.g .cu;1n·::y Ar_eo.. C~ch so.:.1 ser:;.es .is ~~escribed a.r.ct -::::en eac.'1 mappLng unit in that se:r::_cs. Jnless ::_ t. is :::;pecii~c:111:,· ;nen;:::oned '.)t:1er.vi.5e, i: is co be a~sumeci ~hat 1v·ha! is s·:ated a6ou-c the soil se:-"ies hol<ls true ::'or the mapping :..:nits .:n that series. Thus, to get full information aOouc: any one mapping unit, it is necessary to read bo·ch the description of the mapping unit: and the description of the soil series to which it belongs. An important part of ·::he descr:'..pt.:on of each soil series is the soil profile, that is, the sequence of layers from ti1e surface downward to rock or other underlying material. Each series contains two descriptions of this profile. The first is brief and in tenns familiar to the layman. 111e second, detailed and in technical terms, is for scientists, engineers, and others who need to make thorough and precise studies of soils. Unless it is otherwise staLed, the colors given in the descriptions are those of a moist soil. As mentioned in the section 1'How This Survey 1f\1as Made, 11 not all mapping units are members of a soil series. Urban land, for example, does not belong to a soil series, but nevertheless, is listed in alphabetic order along with the soil series. Following the name of each mapping unit is a symbol in parentheses. This symbol identifies the mapping unit on the detailed soil map. Listed at the end of each description of a mapping unit is the capability unit and woodland group in which the mapping unit has been placed. The woodland desig- ;iation and the page for the description of each capability unit can be found by referring to the 1'Guide to Mapping Units 11 at the back of this survey. The acreage and proportionate extent of each mapping unit are shown in table 1. Many of the tenns used in describing soils can be found in the Glossary at the end of this survey, and more de- tailed i;iformation about the tenninology and methods of soil mapping can be obtained from t~e Soil Survey Manual (.!2_) . Alderwood Series The Alderwood series is made up of moderately 1~·ell drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on uplands, They formed under conifers, in g:acial deposits" Slopes are O to 70 percent. The .. annua1 precipitation is 35 to 60 inches, most of which is rainfal 1, between Octobe:r-and May. The mean annual air temperature is about 50° F. The frost-free season is 150 to 200 days. Elevation ranges fro:n 100 to 800 feet. In a representative prof~le, the surface layer and subsoil a.re very dark brown, dark-brown, and grayish-brown gravelly sandy loan about 27 inches thick. The substratum is grayish-brown, ·,,;eak ly consolidated to strongly consolidated glacial till that ext.ends to a depth oi 60 inches and more. 8 _\ldenmod sol :s :,.-re used.:::~:::-~irr.ber, pas·c:.i::5, ber::-ies, :::-o·,,J C:::':)p:o, ·::md urb:,.n d.eve .i.o!)rne:Yc:, , ;1.ey C..:::'e ::1e mos·c: e:~·:c::nsi'/e soil:: i;-: ~:le .sc1rvey area. Aldenvood g~::,.velly sarcdy loam, 6 to 15 perce~c: slopes (AgC) .--':his soil i . .s :col.:.i-:-ig. Areas are irregular in shape and range fYcm 10 to about 600 ac::-es in size. Kep::'."esentative profile of ,Uderwood gravelly sandy loam~ 6 to 15 percent slopes, in woodland, 450 feet east and 1,300 feet south of the north quarter corner of sec. 15, T. 24 .'.'J., R. 6 E.: Al--0 to 2 inches, very dark brown (lOYR 2/2) gravelly sandy loam, dark grayish brown (lOYR 4/2) dry; weak, fine, granular struc- ture; slightly hard, friable, nonsticky, nonplastic; ~any roots; strongly acid; abrupt, wavy boundary. 1 to 3 7..nches thick. B2--2 to 12 inches, dark-brmm (lOYR 4/3) gravelly sandy loam, brown (lOYR 5/3) dry; moderate, medium, subangular blocky structure; slightly hard, friable, nonsticky, nonplastic:; many roots; strongly acid; clear, wavy boundary. 9 to 14 inches thick. B3--12 to 27 inches, grayish-brown (2.SY 5/2) gravelly sandy loam, light gray (2.SY 7/2} dry; many, medium, distinct mottles of light olive brrn.in (2.SY 5/6); hard 1 friable, non- sticky, nonplastic; many roots; medium acid; abrupt, wavy boundary, 12 to 23 inches thick. IIC--27 to 60 inches, grayish-brown (2.SY 5/2), weakly to strongly consolidated till, light gray (2.SY 7/2) dry; common, medium, distinct mottles of light olive brown and yellowish brown (2.SY 5/6 and JOYR 5/6); massive; no roots; medium acid. Many feet thick. 111e A horizon ranges from very dark brovm to dark brown. The B horizon is dark brown, grayish brown. and dark yellowish brown. The consolidated C horizon, at a depth of 24 to 40 inches, is mostly grayish brown mottled with yellowish brown. Some layers in the C horizon slake in \•later. ln a few areas, there is a thin, gray or grayish-brown A2 horizon. In most areas, this horizon has been destroyed through logging operations. Soils included with this soil in mapping make un no more than 30 percent of the total acreage. Som~ areas are up to 3 percent the poorly drained Norma, Bel Engh am, Seattle~ Tukwila, and Shalcar soi ls; some are up to 5 percent the very gravelly Everett and Neilton soils; and some are up to 15 percent Alderwood soils that have slopes more gentle er steeper than 6 to 15 percent. Some areas in New- castle Hills are 25 percent Beausite soils, some northeast of Duvall are as much as 25 percent Ovall soils, and some in the vicinity of Dash Point are 10 percent Indianola and Kitsap soils. ..\lso 1.ncluded are small areas of Alderwood soils thi;it have a gravelly loam surface layer and sub soi 1. Pern:es.bil:\:y i_3 DOderai::::~./ :.·2.pid in -ch,;; sur:::·ac2 _L~'.re:t .1r,d :=;uCsoil ::md very 3lcw in the sub~-:::r2.t:1J11. Jo~-rs penetrs."'.:2 easily to the ccnsolidm:ed sLlbstTa- -::um ·.,.'!1ere the;1 tend to :nat on the surface. Some roots enter -:::he subs-:rat:.;.r;i r.:-uough crac;.s. '(later T,cves on tou of '::he s~bst:catum .:..n winter. Ava::.::.able ;,v·ate:r capacity ls low. RW1ofi :i.s slow to r:ie<lic.lll, and che ha=arC oi erosion is moderate. This soiJ. is used for timber, pasture; berries, and row c:"ops, anC.:. for urban development. Capability unit IVe-2; woodland group 3dl. :-\lderwood gravelly sandy loam 1 0 to 6 percent slopes (AgB) .--This soil is nearly level and iin'dtiiating. It is similar to Alderwood gravelly sandy loa~, 6 to 15 percent slopes, but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. Some areas are as much as 15 percent included Norma, Bellingham, Tukwila, and Shalcar soils~ all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow, and the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, 15 to 30 percent slopes (AgD) ,--Depth to the substratum in this soil varies within short distancesJ but is commonly about 40 inches. Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 25 percent Everett soils that have slopes of 15 to 30 percent) and some areas are up to 2 percent Bellingham, Norma, and Seattle soils~ ,.~·hic:h are in depressions. Some areas, especially on Squak Mountain, in Newcastle Hills, and north of Tiger Mountain, are 25 percent Beausite and Ovall soils. Beausite soils arc underlain by sandstone, and Ovall soils by an<lesite. Rlll1off is medium, and the erosion hazard is severe, The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability unit VIe-2; ·woodland group 3dl. .A.lderwood and Kitsap soils, very steep (AkF) .-- This mapping unit is about SO percent Alderwood gravelly sandy loam and 25 percent Kitsap silt loam. Slopes a~e 25 to 70 percent. Distribution of the soils varies greatly within short distances. About 15 percent :)f some mapped areas is an included, unnamed, very deep, moderately coarse textured soil; and about 10 percent of some areas 3.s a very deep, coarse-textured Indianola soil. Drainage and permeability vary. Runoff is rapid to very rapid, and t:le erosion hazard is severe to very severe. The s15..ppage potential is severe. These soils are i.;sed for timber. Capability unit VI!e-1; woodland group 2dl. 10 Are:1·i:s, :\lderc,•ooci r:12.·:::::-ricc..i. consists o::=-.--1.lde:r:1•00<.i. soils that have Jeen so disturbed ·ch:r:)1.1g}; 1..:rban- izrrtion th a 1: they nc longer can be c..!.ass :. i~ed · ... ,i th the .--Uder',1'ood ser:es. -:-:1esc soils,. £-iowevcr; :.-12.ve :nany similar features. The uppe:::-pare of the soil, LO a dep-ch of 20 to 40 inches, .is brown to <la-.rk- Orown gravelly sandy loam. Below this is a grayish- brown, consolidated and i:npervious substratwn. Slopes gene-rally range from O to 15 uercent. These soils are used for u:-ban de;elopment. ),rents, Alderwood material, 0 to 6 percent slopes (AmB).--In many areas this soil is level, as a result of shaping during construction for urban facilities. Areas are rectangular in shape and range from 5 acres to about 400 acres in size. Representative profile of Arents; Alderwood material, 0 to 6 percent slopes~ in an urban area, 1,300 feet west and 350 feet south of the northeast corner of sec. 23., T. 25 N., R. s E.: 0 to 26 inches, dark-brown (lOYR 4/3) gravelly sandy loam, pale br.own (lOYR 6/3) dry; massive; slightly hard 1 very friable, non- sticky, nonplastic; many roots; medium acid; abrupt, smooth boundary. 23 to 29 inches thick. 26 to 60 inches, grayish-brown (:2. SY 5/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (2.SY 6/2) dry; common, medium, ?rominent mottles of yellowish brown (lOYR 5/6) moist; massive; no roots; medium acid. Many feet thick. The upper, very friable part of the soil extends to a depth of 20 to 40 inc~es and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils t~at are similar to this soil material, but either shallower or deeper over the compact substratum; and some areas are S to 10 percent very gravelly Everett soils and sandy Indianola soils. This Arents, Alderwood soil is moderately well drained. PenneaOility in the upper, distur~ed soil material is ~oderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable. Roots penetrate to and tend to mat on the surface of the consolidated substratum. Some roots enter the substratum through cracks. Water moves on top of the substratum in 1.vinter. Available water capacity is low. Rlll1off is slow·, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. ),rents, Alde!'wood material, 6 to 15 percent slopes CAmC). --This soil has convex slopes. Areas arc rectangula:r in shape and :range from 10 ac::res to 2.bout 450 acres in size. 3 .2.:2 ;( C~TS/R urr OF FlL:2S :vJETH CD -G EI1/Ei'M TING T!iY{E ::zsJES ~-~---- , -= ·-·-· ~ , a -··-· .. .l ........... -~. ;;..., ' ~ "-'• -C C SC:S Seil Tyr:e I i scs KCRTS Ek,ii \\!ot,ss I ilycirologic ,Group Soil Group Alderwood IAaB. AaC. AaDl I c; lilL - Arents, AlderNaod Material (AmB, AmC) C Till Arents, Everett Material (An) B Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) D Till 3 Brisco! (Br) D Till 3 Buckley (Bu) D Till 4 Earlmant (Ea) D Till 3 Edgewick (Ed) C Till 3 Everett (EvB, EvC, EvD, EwC) A/8 Outwash 1 Indianola (lnC, lnA, lnD) A Outwash 1 Kitsap (KpB, KpC, KpD) C Till Klaus (KsC) C Outwash 1 Neiltan (NeC) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 Orcas (Or) D Wetland Oridia (Os) D Till 3 Ovall (OvC, OvD, OvF) . C Till 2 Pilchuck (Pc) C Till 3 Puget (Pu) D Till 3 Puyallup (Py) B Till 3 Ragnar (RaC, RaD, Rae. RaE) B Outwash 1 Renton (Re) D Till 3 Salal (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Sk) D Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) D Till 3 Sultan (Su) C Till 3 Tukwila (Tu) D Till 3 Woodinville (Wo) D Till 3 Notes: 1. Where outwash soils are saturated or underlain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water table. In the absence of detailed study, these soils should be treated as till soils. 4. Buc!,ley soils are formed on the low-permeability Osceola mudflow. assumed to be similar to that al till soils. Hydrologic response is I 1998 Surface Water Design Manual 911/98 3-25 Level 1 Downstream Analysis Of Green's Landing Prepared For: Greacen Construction, Inc. 1140 140th Avenue NE, Suite D Bellevue, WA 98005-2976 Phone: ( 425) 746-6499 Fax: ( 425) 766-2303 Prepared By: Pacific Engineering Design, LLC 15445 53rd Avenue S., Suite 100 Seattle, WA 98188 Phone: (206) 431-7970 Fax: (206) 388-1648 October 1, 2007 PED Job No. 07053 TABLE OF CONTENTS TASK I STUDY AREA DEFINITION AND MAPS EXHIBIT A EXHIBITB Vicinity Map Offsite Drainage Map TASK 2 RESOURCE REVIEW EXHIBIT C FEMA Map EXHIBIT D Sensitive Areas Folios EXHIBIT E Soils Map EXHIBIT F Assessor's Map EXHIBIT G Wetland Inventory Map TASK 3 FIELD INSPECTION TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS APPENDIX TASK 1 STUDY AREA DEFINITION AND MAPS GENERAL INFORMATION This Level 1 Drainage Analysis was prepared in accordance with the City of Renton Surface Water Design Manual. The proposed project is located in a portion of the Northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington. The site is located in the jurisdiction of the City of Renton. Zoning for the area is R-8. The site is located in the Maplewood Creek Subbasin of the Cedar River Basin. The parcel number of the site is 152305-9219. Total area of the site is 1.16 acres before Right of Way dedication and 0.98 acre after Right of Right dedication along Hoquiam A venue NE. The site is bordered to the north by an undeveloped parcel, to the east by Hoquiam Avenue NE (142nd Avenue SE) and to the west by single family residences, and to the south by NE znd Street (SE l 32"d Street). There is an existing single-family residence with several outbuildings in the site. The address of the existing residence is 5008 NE znd Street, Renton, WA 98059. The residence was built in 1983. The existing structures will be removed to make way for the proposed development. The high point of the site is located near the northeast property corner. Area north of the site drains northwesterly away from the site. Area east of the site drains southerly to the drainage ditch along the north side of NE 2nd Street and is collected by a catch basin at the northeast corner of the intersection between NE 2nd Street and Hoquiam Avenue NE and then drains to the storm pipe system along the east side of Hoquiam Avenue NE. Nearly no upstream area drains to the site. The existing residence in the site is located at the high ground of the site. Area around the existing residence is relatively flat. The site gently slopes southwesterly to NE znd Street with maximum slope of 10 to 15% and 10 to 12 feet total vertical relief. Other than the existing residence and its driveway and out buildings, the site is covered mainly with grass and sparse trees. The site is underlain by glacial till (Alderwood gravely sandy loam, AgC) according to the Geotechnical report prepared by Earth Solutions Northwest, LLC. Erosion potential in the site is relatively low according to the geotechnical report. The proposed development will be comprised of 7 single-family residence lots, one stormwater detention/water quality treatment tract, and associated paved roadways and half street frontage improvements along NE znd Street and Hoquiam Avenue NE. In order to mitigate potential drainage problems, the proposed development will include a combined detention/wet vault designed to provide Level 2 detention and Basic water quality treatment. The storm facilities will be designed following the 2005 King County Surface Water Design Manual. The proposed development will not create negative effects to the downstream drainage system. TASK2 RESOURCE REVIEW City of Renton Environmentally Sensitive Area Maps. King County Sensitive Area Maps. City of Renton Aquifer Protection Zones. Geotechnical Report by Earth Solution Northwest, LLC. The project site is not in any sensitive area shown in the City of Renton or King County Sensitive Area Maps. TASK3 FIELD INSPECTION Two field visits were completed on July 11, 2007 (Weather was sunny), and September 25, 2007 (Weather was rainy). The north road side ditch of NE znd Street east of Hoquiam Avenue NE drains to a catch basin at the northeast comer of the intersection of NE znd Street and enter a storm pipe system that runs southerly along the Hoquiam Avenue NE, thus, no offsite runoff drains to the site. The north ditch of NE znd Street along the frontage of the site is a grass lined earth ditch. The ditch is approximately 2' wide at the bottom, 1.5' to 2' deep with 3:1 side slope at both sides. The field inspection starts from the north road side ditch along the NE znd Street at the southwest comer of the site (the site discharge point station 0+00'). At this location, a 12" CPEP culvert cross under the driveway to parcel 1523059218. Down stream this culvert, the ditch is lined with gravel for approximately 200 feet all the way to an 18" concrete culvert (at station 2+33') that drains southerly across NE znd Street to a catch basin at the south side of the street (at station 2+73'). This catch basin also picks up runoff from the south road side ditch ( one 18" concrete pipe comes in from the north, one 12" concrete pipe comes in from the east, one 12" concrete pipe comes in from the west and one 18" concrete pipe runs out to the south). Downstream from this catch basin, an 18" concrete storm drains through a drainage easement in properties of Puget Colony Homes to a catch basin in the north side of SE 133rd Street (at station 5+00). From there, the 18" concrete storms drain easterly to another catch basin at the north side of SE 133rd Street (at station 5+70'), then drains southerly across SE 133rd Street to a catch basin at the south side of the street (at station 6+20') and drains through another drainage easement in the properties of Puget Colony Homes to a drainage swale in parcel 692800-0290. Parcels 692800-0290, -0280 and - 0270 are undeveloped and are covered with forest. The swale is approximately 6' to 8' wide at the bottom, 2' to 3' deep with approximately 3: I side slopes at both sides and is covered with native vegetations. At the south end of the swale, a 48" CPEP storm (at station 9+20' with trash barrier at the inlet) picks runoff from the swale and drains to a catch basin at the south side of SE 134th Street (at station 9+ 70'). This catch basin also collects runoff from a storm pipe system that runs along 140'h Avenue SE. Downstream from this catch basin, a 48" storm pipe system runs easterly to 142nd Avenue SE (Hoquiam Avenue NE) and then runs southerly along 142nd Avenue SE to the east fork Maplewood Creek south of SE znd Place (at station 19+30'). West of the 48" CMP outlet to Maplewood Creek, there is a 24" concrete outlet that discharges runoff from south road side ditch of SE znd Place (SE 136th Street). Both outlets are protected with trash barriers and there is a riprap pad downstream of the two outlets. From this point downstream, the Maplewood Creek is approximately 1 O' to 20' wide at the bottom, with approximately 3: 1 side slopes at both sides and covered with forest and under brushes. The Creek is approximately 5' to 6' deep near the two outlets mentioned above, and gradually changes to a more than 50' deep ravine approximately 1000' downstream. There is a detention pond under construction near the intersection of SE 135th Street and 142 Avenue SE, downstream the pond, along the east side of 142nd Avenue SE from the intersection of SE 135th Street to SE 2nd Place, there is a drainage swale running parallel with the existing 48" storm under construction also. The swale is approximately 6' to 8' wide at the bottom, 4' to 5' deep, with 3:1 side slopes at both sides and rock check dams at approximately 50' o.c. This swale appears to be a biofiltration swale. The detention pond and the swale are part of the drainage system for the development in the Black Loam Five-Acre Tracts. At the south end of this swale, a 36" CMP culvert (with trash barrier at the inlet) connects to a catch basin of the 48" storm along l 42"d A venue SE and then discharges to the Maplewood Creek at the 48" CMP culvert mentioned above. South of the 48" CPEP culvert, at the south side of SE 134th Street, there is a 12" CMP pipe (with trash barrier at the inlet) that drains to a drainage swale along the east property line of parcel 692800- 0450 and then drains to a pipe and swale system along the north side of SE 135th Street. At the end of the swale at the northwest comer of the intersection between SE 135th Street and l 42"d Avenue SE, there is a 24" CPEP storm (with trash barrier at the inlet) that drains to the 48" storm system along 142nd Avenue SE mentioned above. The 0.25 mile downstream point is located near the intersection of SE 135th Street and 142"d Avenue SE. The 18" concrete culvert at NE 2nd Street and its downstream storm pipe system are part of the drainage system of the east fork Maplewood Creek. See the following Off-site Analysis Drainage System Table for the downstream drainage system within 0.25 mile downstream of the site. Other than some sediments at the inlets and outlets of the 12" culverts under driveways to the single family properties at the north side of NE 2nd Street, no sign of erosion nor capacity problem was found in the 0.25 mile long downstream study. Basin: Cedar River :,ymooi urainage Component Type, Name, and Size see"°"" Type: .. ,eet ,..,.,,., swale, stream, channel, pipe, pond; Size: diameter, surface area A toB 12" concrete culvert BtoC Gravel lined ditch CtoD 12" concrete culvert DtoE Gravel lined ditch E to F 18" concrete pipe FtoG 18" concrete pipe GtoH 18" concrete pipe H to I 18" concrete pipe I to J 18" concrete pipe J to K 18" concrete pipe KtoKI Earth ditch Kl to L 48" CPEP storm pipe Lto M 48" CPEP storm pipe MtoN 48" CPEP storm pipe Nto 0 48" CPEP storm pipe OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE SURFACE WATER DESIGN MANuAL, CORE REQUIREMENT #2 Subbasin Name: East Fork Maplewood Creek Subbasin Number: urainage .,,ope Distance CXISUl'IQ Potential Observations of field Component from site ProblenlS Problems insl)eCtor, resource Description discharge reviewer, or resident ura1nage ~1n, v¥-uon, % 114 ml-1,320 ft. consu11.,Uons, U111Jerca~~,, po., .... 1ng, "iuu""'ryarea, 1 rn.t,A.~ , rover, depth, type of sensitive overtopping, flooding, habitat or organism overflow pathways, potential impacts area, volume destruction, scouring, bank sloughing, sedimentation, incision, other erosion Under driveway to parcel 152305-6% 0+00' to 0+23' None None Some sediments at inlet and outlet 218 2' wide bottom, l.5' to 2' deep, 3:1 5% 0+23' to 1 +36' None None he swale was dry and clean. no sign of ide slooes both sides. rosion was found. Under driveway to parcel 152305-4% 1+36' to 1 +61' None None Some sediments at inlet and outlet. 217 2' wide bottom, 1.5' to 2' deep, 4: I 4% 1+61' to2+33' None None 1 ne swale was dry and clean, no sign of o 5: I side slooes both sides. rosion was found. Under pavement of NE 2 Street 4% 2+33' to 2+73' None None No sign of erosion was found In drainage easement 4% 2+ 73' to 4+00' None None No sign of erosion was found. In drainage easement 4% 4+00' to 5+00' None None No sign of erosion was found. Under north road side ditch of SE 4% 5+00' to 5+70' None None I\ o sign of erosion was found. 133n1 Street Under pavement of SE 133"'"' Street 4% 5+70' to 6+20' None None :-.Jo sign of erosion was found In drainage easement 4% 6+70' to 8+00' None None No sign of erosion was found. In drainage easement. 6' to 8' wide 4% 8+00' to 9+20' None None I.Jo sign of erosion was found. ottom, 3:1 side slooes both sides. Under pavement of SE 134 ··· Street 4% 9+20' to 9+70' None None ~o sign of erosion was found. Under pavement of SE 134 TH Street 1% 9+70' to ll+30' None None '.'-J"o sign of erosion was found. Under pavement of SE 134TH Street 1% 11+30' to 12+90' None None No sign of erosion was found. Under pavement of 142"'' Avenue 4% 12+90' to 14+30' None None No sign of erosion was found. E l/l/05 Basin: Cedar River 5ymD01 see~ 0 to P PtoQ Qto R R to S S to T urainage Component Type, Name, and Size Type: sheet flow, swale, stream, channel, pipe, pond; S~: diameter, surface ,rea 48" CPEP storm pipe 48" CPEP storm pipe 48" CPEP stonn pipe 48" CPEP storm pipe 48" CMP storm pipe OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE SURFACE WATER DESIGN MANuAL, CORE REQUIREMENT #2 Subbasin Name: East Fork Maplewood Creek Subbasin Number: urainage I Slope Component Description ara,nage basin, vegetation, I % cover, depth, type of sensitive area, volume Under pavement of 142ND Avenue ~E Under pavement of 142ND A venue ~E Under pavement of 142ND Avenue ~E Under pavement of 142Nu Avenue ~E Under pavement of 142ND Avenue ~_g. __ Q_utl_e_! tp Map_lewood Creek 4% 4% 4% 4% 4% Distarice from site discharge 1/4 ml= 1,320 ft. 14+30' to 15+20' 15+20' to 15+70' 15+70' to 16+90' 16+90' to 18+10' 18+!0' to 19+30' • Prn.'1b-nct Problems constnclions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation, incision, other erosion None None None None None None None None None None Observations of field inspector, resource reviewer, or resident mUUl>lly area, IIKellroocI or proo,ern, overbv palhways, potential impacts !No sign of erosion was found. No sign of erosion was found. No sign of erosion was found. No sign of erosion was "found. No sign of erosion was found. 111/05 TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS The downstream drainage system drains to the Maplewood Creek. There are no unresolved drainage complaints within the 0.25 mile range downstream of the site. See the following table for closed drainage complaints from 1988 to 2000 within the 0.25 mile range downstream of the site. R Complaint Status Problem Type Rec Date TB PADD PADD1 PADD PIN NTB ec No SUF 2000-0597 CLOSED DCA C 8129/2000 14100 132ND sr 1523059217 656H2 1989-0636 CLOSED DRNG X 1012/1989 35D5 14103 132ND ST 6928000050 656J2 2 1991-0712 CLOSED DRNG NDA 512011991 35D5 14103 132ND ST 6928000050 656J2 3 1991-0712 CLOSED DRNG X 512011991 35D5 14103 132ND ST 6928000050 656J2 4 1991-0739 CLOSED DRNGIFLD SR 6/10/1991 3505 14103 132ND ST 6928000050 656J2 5 1991-0777 CLOSED FLOODING NDA 512211991 35D5 14103 132ND ST 6928000050 656J2 6 1991-0777 CLOSED FLOODING X 5/22/1991 3505 14103 132ND ST 6928000050 656J2 1991-0732 CLOSED DRAINAGE C 6/511991 3505 14024 133RD ST 6928000130 656J2 2 1991-0732 CLOSED DRAINAGE SR 6/5/1991 3505 14024 133RD ST 6928000130 656J2 1991-0946 CLOSED DRAINAGE X 8/2311991 3505 14105 133RD ST 6928000120 656J2 1989-0472 CLOSED INQUIRY X 7/19/1989 35D5 14105 133RD ST 6928000210 656J2 2 1990-0388 CLOSED DRNG C 1/1711990 35D5 14105 133RD ST 6928000210 656J2 3 1990-0804 CLOSED FLDG X 3/2011990 35D5 14105 133RD ST 6928000210 656J2 4 1990-1511 CLOSED FLDG X 11127/1990 35D5 14105 133RD ST 6928000210 656J2 5 1991-0081 CLOSED DRNG SR 112511991 35D5 14105 133RD ST 6928000210 656J2 6 1991-0081 CLOSED DRNG X 1/2511991 35D5 14105 133RD ST 6928000210 656J2 7 1991-0098 CLOSED DRNG SR 112511991 35D5 14105 133RD ST 6928000210 656J2 8 1991-0098 CLOSED DRNG X 1/2511991 35D5 14105 133RD ST 6928000210 656J2 9 1991-0715 CLOSED DRAINAGE C 511311991 35D5 14105 133RD ST 6928000210 656J2 10 1991-0715 CLOSED DRAINAGE : SR 5/13/1991 35D5 14105 133RDST 6928000210 656J2 . -· -----------···----·-·---- 11 1991-1214 CLOSED ORAi NAGE X 12/17/1991 '35D5 14105 133RD 6928000210 656J2 12 1997-0055 CLOSED FLOG C 1/2/1997 35D5 14105 133RDST 6928000210'656J2 13 1997-0055 CLOSED FLOG NOA 1/30/1997 35D5 14105 133RDST 6928000210 656J2 -------·------ 14 1997-0055 CLOSED FLOG R 1/13/1997 35D5 14105 '133RD ST 692800021Q,656J2 . -· -··--.. ·-....... --- 1 1988-0280 CLOSED DRNG C 4/20/1988 35D5 14106 135TH ST 6928000440 656J2 ' 1991-0885 CLOSED FLOODING X 8/611991 35DS 13405 142NDAVE SE 6928000400 656J2 ------ '2004-0447 OPEN DTA I 5/2612004 140TH AVE SE 'SE 132ND ST 1523059067 656J2 · ---~---·. - 2 • 2004-0986 OPEN WQB WQR, 12/28/2004 SE 136TH ST 142ND AVE SE 1523059067 656J2 . 1988-0229 CLOSED DRNG C 417/1988 35D6 14231 138TH ST 1523059059,656J3 -------__ ., -·---·-·--·--------. --~~--------- 2 1990-0352 CLOSED EROSION C 1/16/1990 35D6 14231 138TH ST 1523059059 '656J3 ---- 3 1990-1539 CLOSED FLOG C 11/27/1990 35D6 14231 138TH ST 1523059059,656J3 The drainage complaints listed above have been solved by the installation of the 48" storm line along SE 134th Street and 142"d Avenue SE. The detention pond and biofiltration swale for the Black Loam Five-Acre Tracts development will help solve water quality problems m the Maplewood Creek downstream. TASKS MITIGATION OF EXISTING OR POTENTIAL PROBLEMS An onsite detention/wet vault will be installed to provide Level 2 detention and Basic Water quality treatment for onsite runoff per 2005 King County Surface Water Design Manual. Since existing onsite and off site ( along the frontage of NE 2nd Street and Hoquiam A venue NE) impervious area are approximately the same as the new impervious area of the proposed offsite frontage improvement, no detention is required for the offsite improvement. Water quality treatment for the offsite frontage improvement will be done by converting the existing gravel swale along the north side of NE 2"d Street into a biofiltration swale. No negative drainage effect will be caused by this development. APPENDIX ori 12000 ti. ..... _ '\,P~,'f.UI ~ ,a I ~ J _,b,-,-_f'ij."® ,fJ; S:W!f c;:·,e· ." 3;~. ·:P~-1 ,p, ,6,n~r, Pa•• ~ Jt,la·o, '"" ·,<;,-,1•:r ,i;i,:,a,, M:Oli.'"1 c,,'11~:ory EXHIBIT A i ' > • iii I 8 ·,; ~11, ~· r NE "l>St G1eerrw;ic~ M'l<'\cr13il'M< 'IE ~--J St \1.acli'"'~"~ ra" ,;,,·ar, ,' C;,~ ,/' ~,..,,.J. . 1·,cJJ)l·'°l 5:1- "11.r,1~ .. -·d_ Gtl! Cowsu " m ','"-,)'-' .·~.,,r ::., Maple·1,·cod ,,, VICINITY MAP ',!~;l~.'.'WO Por• ' ( ',' .• .c,; •• ...,., I ·- \ \ I .... l ____ .. ,/ ·1 ··· ---·--·· -. 1't,£4-tll ,. -·~-·---- I \ -~-~:~\-. ::::·::.-1· -·---... I .---I!,: . i \ -I County Bounda ry I_ x Mountain Peaks Contours (5ft light) 100; 500; 1000 Other Highways Stre ets cont iMAP Legend lhghw.ty LOG>I Pa rcels [J La ke s an-d Large Rivers Strea ms SWDM Lands lide Hazards (cont) L.,n<lsltdc tlazar<l 200 5 Color Aerial Photos EXHIBIT 13 OOWN$jlt&,.\M rJAATNAcjf MA.P The Information included on lhis map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no represent·attons or warranbes, express or impfied, es to accuracy, compleleness, timeliness, or rights to the use of such information. This document is not Intended fO( use as a survey product. King County Shan not be liable for any general. special, indirect. incidental, 0( consequential ti· K"1ng County damages including, but not lirrited lo, lost rnvenues or lost profits resultlng from the use or misuse ol lhe information contained on this map. Any sale cl tllis map or lnfonmation on this map is prohibiled except by written permission of King County. Date: 9/25/2007 Source: King County IMAP -Sensitive Areas (http://www.metrokc.gov/GlS/iMAP) -I County Boundary I_ X Mountain Peaks Contours (5 ft lightl 100; SOO; 1000 O!hor Highways Streets l l ighW.JY Artcm~1s Legend Parcels Streams 2005 Color Aerial Photos ~X H 11:,J T 13, tJoWAJ S.T ~ D AAINA/s{T:; f1A. p The information included on this map has been a,mpoted by King County staff from a variety of sources and is subject to change without notice. King County makes no representations °' w arranties. express °' implied, as to accuracy, e0<0pleteness. bmeliness, or right s to the use of such information. This document is not intended fO< use 88 8 survey product. King County shall not be liable for any general, special, indirec~ incidental, or consequential W· K·,ng County damages including, but not limited to, lost revenues or lost profits r esulting from the u se 0< misuse of the Information contained on this map. Any sal e of this map OI' infOl'mation on this map is prohl>ited except by writlell permlssion of King County. Date: 9/2512007 Source: King County iMAP -Sensitive Areas (http://Www.metrokc.gov/G IS/iMAP) -I County Boundary I_ X Mountain Peaks Contours (5ft light) 100; 500; 1000 Oth or Highways Legend Streets ll ighw.yy A.rtori.,Js Loc.i1 Parcels Streams 2005 Color Aeria l Photos "&XHl~T f3 DOWN 711'<.~ DF..,AINAGrE MJ\P The information included on this map has been oomplled by King Counly staff from a variety of sources and Is subjecl lo change wilhout notice. King County makes no representations or warranties, express or imp\ed , as to accuracy, oompleteness, timeliness, or righls lo Iha use of such informa bon. This documenl is not intended for use as a survey product King County sha» not be liable for any general. special , indirect incidental, or consequential ti damages including, but not limited to. lost revenue• o, lost proms resulting from lhe use or misuse of Iha information contained °" this map. Any sale °' . King County lhis map or information on this map m prohibited except by written permission of King County. Dale: 9/25/2007 Source: King County iMAP • SensiLive Areas (http://www.metrokc.gov/G IS/iMAP) ii ~ w ~I ~I i5 ' _J ~ r ;- => 5l ~I w > « \- J ~ SOUTHEAST zl >-~I~ z :::, w 0 a: u LL ~ 136TH w ~ ~ r i 128TH STREET SITE w ---....___sou,~E '· I STREET 15 EXHIBIT C. SOUTHEAST 129TH PLACE w j1 I;; w « > w « iE 0::, g;: Q ~ Fi=.MA MAP • APPROXIMATE SCALE IN FEET 500 0 500 NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 982 OF 1725 (SEE MAP INDEX FOR PAN£LS NOT PRINTED) KING COUNTY, UNl~COAPORATED .<REAS ~nrro~ CITY OF NUMBER PANEL ~ 530011 0982 -- MAP NUMBER 53033&0982 F MAP REVISED: MAY 16, 1995 Federal Emergency Management Agency This Is an official copy of a portion of the abo\<e referenced flood map. it was extracted using F-MlT On-Une. This map does not reflect changes or amendments which may have been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program 'flood maps check the FEMA Flood Map Store at www.msc.foma.gov 18.:i-. :. '.<,: d tdentifie<l 1qa3 LEGEND SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100-YEi\R FLOOD ZONE A ZONE AE ZONE AH ZONE AO No b;1M.· il,1,\0 t'k•,,1ti"n~ tk>tt>rmint!d. 13.:i~r. flnmJ l'll'v;1tiuns d.Pll'rminrd H11,,d (k•prh., oi 1 to l il'l'l iu~u.illy ,lrt\1~ ,,f f)<,ndingl: b<1~f' il<)ud e!t'valion~ df'tf'rminerl Floi>d d~·plh~ r,i I !<> .I f('vl !u~.illv sfwt>1 flnw nn ~](Jpini,; terr,iinJ; ,wer,1gc depth~ de(l•rmirwd. fur .irc,1~ qf <1lluvi.1I l,m flo11di111,\, \•el,,dtit~ Jls-:, dt•lcrm,ned. ZONE A99 To h(;' pn,k'ded from ]Of)-~ear fl,md hy Ft>dt•ral flnnrl protnti,m ~yslt•m und('( ninstruslinn: nu b,1:;e (•1(,,,.-.[i(,n~ rlt'lerm11wd ZONE V Coa.~tdl f!omi with Vt'ln(ity ha.i:cl.frl iw,1,e ill.liun); no l).1se 110ml elt',·atinns detrrmint'd ZONE VE (o.1stal fluod with w.lr.>ettv h;1.z.1rd n,..,.,ll'l' ,Ktionl; hast• Oood (•lev,1ti;)ns dt'termined. FLOODWAY AREAS IN ZONE AE OTHER FLOOD AREAS ZONE X Ar(.'JS of 5UU-ycar flood; areils of 100-year flood with ilVNilge depths of !ts.'-th,111 ·1 font or with dr.:iinagl' art'il~ IC'SS th,m 1 squal"(.• mile; ,rnd .trN~ protected hy levees frum 100-year flood. OTHER AREAS ZONE X ZONED Am1~ determined Ill be outside 500-yciar floodplain. Areas in which flood hazard~ ;ire undetermined UNDEVELOPED COASTAL BARRIERS [ Identified 1990 ' l 1> <: ·i Coastal barrier areas are normally located within or Flood Hazard Areas. Otherwis(• Proter:tL·d Arc>as adjacent to Special Flood Boundary Floodway Boundary Zone D Boundary Boundary Dividing Hazard Zones, Dividing Areas Special Flood ,ad Boundary of Different Coastal Base Flood Elevations \f,/ithin Special Flood Hazard Zones. &X.Hli;/T C. FEMA.. MA.f' 500 6 APPROXIMATE SCALE IN FEET 0 500 NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 982 OF 1725 !SEE MAP INDEX FOA PANELS NOT PRINTED) NUMBEA f>ANEL SUFFIX =· --- MAP NUMBER 53033&0982 F MAP REVISED: MAY 16, 1995 Federal Emergency Managemenr Agency This is an official copy of a portion of the above referenced flood map. tt was extracted using F-MIT On-Line. This map does not reflect changes or amendments which may have been made subsequent to the date on the title biock.. For the latest product information about National Flood Insurance Pro_§l~_m l\ood maps check the FEMA Flood Map Store at www.msc.fema.gov ---513- ~ IEL 9871 RM7X • M2 97°07'30", 32°22'30" Zones Base Flood Ele1,1a1mn Line. Elevation 1n Feet See Map lnde~ for Elevation Datum. Cross Section Line Base Flood Eleva11on m Feet Where Uniform Within Zone. See Map Jndex for Elevation Datum. Elevation Relerence Mark River Mile Horizontal Coordinates Based on North American Datum of 1927 INAO 27) Projection NOTES This map is for use in administering the National Flood Insurance Program: it does not necessarily identify all areas subject to flooding, particularly from local drainage sources of small size. or all planimetric features outside Special Flood Hazard Areas Coastal base flood elevations apply only landward of 0.0 NGVD. and include the effects ol wave action; these elevations mav also differ significantly from those developed by the National Weather Service for hurricane evacuation planning Areas of Special Flood Hazard 1100-year flood) include Zones A. AE, AH. AO. A99. V, and VE. Cert.iin areas not in Special Flood Hazard Areas may be p.otectad by flood control structures. Boundaries of the floodways were computed at cross sections and interpolated between cross sections. The 1!oodw,:1ys were based or, hydraulic considerations with regcJrd to requirements of the Federal Emergency Management Agency Floodway widths in some areas may be too narrow to show to scale Floodway widths are providsd in the Flood Insurance Study Report This map may incorporate approximate boundaries of Coastal Barrier Resource System Un·ts and /or Otherwise Protected Areas established under Hie Coastal BarfJer Improvement Act of 1990 IPL 101-591). Corporate limits shown are current as ol the date of this map The user should contact appropriate community officials to determine if corporate limits have changed subsequent to the issuance of this map For community map revision history prior to countywide mapping, see Section 6.0 ot the rlood Insurance Study Report. For adjoining map panels and oase map source see separately printed Map l11dex. MAP REPOSITORY Refer to Repository Listing on Map Index EFFECTIVE DATE OF COUNTYWIOE FLOOD INSURANCE RATE MAP: SEPTEMBER 29.1989 EFFECTIVE DATE!SI OF REVISIONISI TO THIS PANEL· Revised May 16. 1995 to update map forrnat. l=XH 113,/ f C FbMA Mt\f' 500 ~ APPROXIMATE SCALE IN FEET 0 500 :J NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 982 OF 1725 iSEic MAP INDEX FOR 1-'ANELS NOT PRINTEOI Kl>l(l WUNTY UN~COA!'OMUO o\110/oS ACNTDM. crrv Of ~ PANEL sum.: =• --- MAP NUMBER 53033C0982 F MAP REVISED: MAY 16, 1995 Federal Emergency Management Agency This is an official copy of a poriion of the above referenced flood map. It wae extracted using F-M!TOn-Una. This map does not re11ect changes or amendmsnte which may have been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map_ Store at www.msc rema gov iMAP ' •: , .. ,, The infom\11bon included oo 1h1s map has been compiled by King County slafr from a vanety of sources and is subjecl to cllaoge wiu10ut notice. King County makes no represoot;1tions or warranties. e,cpress or 1mp~ed. as lo aoa.iracy, completeness, IJrnehne,s. Of nphlt to the use of such K"lformsHon. li1 Tros docunent is not intended 10< use •• a survey product. King County shell not be liable for eny gene<al. special, iodorecl, mcideotat, o, coosequontial ~ K • demages including. but not lirmtoo to, loot revonuos "'lost prof,Ls resulting from lhe use"' misuso o l lhe lnfocmalion contained"" this map Any sale o1 1ng County this map°' Wlfonnation on this map i!I; pmhibl'ted except by written p&rm1sst0n or King C'A'.Xlty. Date· 7112/2007 Source: K ing County iMAP -SensiUve Areas Q1ttp://www.melrokc.gov/GIS/1MAP) Ex Hl51T D iMAP Legend ~ Highlighted Feature I I County Boundary -1t,:it1 X Mountain Peaks Lakes and Large Rivers Streams CAO Basin Condition Contours (5ft light! 100: YJ'.>; 10:l'J LJ Floodway Ottit', CAO Shoreline Condition v H;.;:i!l 100 Year Floodplain Channel Migration Hazard Areas 2005 Color Aerial Photos Shaded Relief Mo:tl.JT, L::r,,,; Highways ;./ Incorporated Area Streets. •t •::i'T'#,'J,' A"i(>' :,·~ ~ J :·::, Parcels Wildlife Network SAO Stream ' :_; JI•~ 1 :.,; :,i;~ L ~·~···:>':". :, ' ,1 {;·:,ss,/.~:, T:!'1 :r I cont: MOOLRA l[ SLVl~l Sole Source Aquifer SAO Wetland SAO Landslide SAO Coal Mine [,:l SAO Seismic SAO Erosion Chinook. Distribution ;a: SonsitivC" Ar('a Notice on ..-itlr Drainage Complaints ArC1as Susc€'ptable tc Groundwater Co11taminaticn !cont; The inlomistion included on !his map hH been compiled by 1<1n~ County &11111 from a variety of sources and ,s sutljed to change without notice. King County mskes no reixeaentatioos Of' warranties. axpre!ls or impUed, st lo accuracy, comp!&leness. ~melmess, Df nght11-lo the U1Ht of such mlo<mPhon. This document III nol rntend8{! .for uae q II S1Jrvey product Kiu(I County shaM not be hable for 11ny general, spBciaT, indir&<:L ,nadan\11!, or cor,sequen11al damages including, bul not ltmned la, lost revenues or lost prol\ls rewltmg. from the U$11 or m,st1s11 of the inforrnalion conl11med or, !his n1a11. Any sate of 1h1s rriap or ;nformat,on on th!S map i~ proMJ<ted ex~pl by wntleo permission of King Counly Dale l/1212007 So<;r~ K•ng Courity IMAP· Sel'silive Are;:,~ (t1t1p:/1www-.melrokc gov/G!SliMAP) tQ King County g_ E W ASH!NIJTON I.''", ' 11 ~ ' '·· ~ ,. £ ., y ( 1.",KC. YOUNGS \ .. , i '\' \/'"" ' ''\"("_ """ woo -------------- AQUIFER PROTECTION ZONES Technical Services F1annill!ll'fluldir,g/P\lbtlc Works R. Mac0nie, D. Vlsneskl Septemb&r 2005 Renton Municipal Cade '"" 1 Zooe 1 Modified '"" 2 City limits LAKH WASHINGTON COAL MINE HAZARD AREAS e Technical Services PlannlnW8ulldlng/Public Works R. MacOnle, D. Vlsneskl July2005 EXHle.tT ARJ,'A.$ ....... City Limits -High Hazard Moderate Unclassified L,IKI. W,\SIIJ~t_;TON ~. SEISMIC HAZARD AREAS City Limits High Hazard Technical Services P!annlng/Bulldlng/Put:JMc: Works R MacOn!e. D. Visneski September 2005 EROSION HAZARD AREAS e Technlcal Services Plann!ng/Bulldlng/Publlc Works R. MacOnle, D. Vlsneski September 200!5 City Limits 0 HiOO 3000 1~=3000' 0 :I . ' I.AKE WAS1l!?.GT0~ ; .... LANDSLIDE HAZARD AREAS E'x.HIB>IT !) .fl:a\JS,JTI ~ Ar.EA S FOl...Je,~ 0 FLOOD HAZARD AREAS 3000 6000 &\H/BIT D .5,"i;Nf:>fT I~ A Rc;A..S POUO.> e Technical Services Ptannlng/Bulldlngl?ublic Wor1<:s R. MaCOnle, D Visneskl Septemoor 2005 •, .. '" SHEET NO. 11 KING COUNTY AREA, WASHINGTON (RENTON QUADRANGLE) 1 680 000 FEET 122°07'3011 47°30' EXHl511 E SOIL~ MAP ~CA.L8, I" :6 tJO{)' DESCRIPTIONS OF THE SOILS This section describes the soi 1 series and map- ping uni ts in the King County Area. Each soi 1 series is described and then each mapping unit in that series. Unless it is specifically mentioned otherwise, it is to be assumed that what is stated about the soil series holds true for the mapping units in that series. Thus, to get full information about any one mapping unit, it is necessary to read both the description of the mapping unit and the description of the soil series to which it belongs. An important part of the description of each soil series is the soil profile, that is, the sequence of layers from the surface downwal'd to rock or other underlying material. Each series contains two descriptions of this profile. The first is brief and in terms familiar to the layman. The second, detailed and in technical terms, is for scientists, engineers, and others who need to make thorough and precise studies of soils. Unless it is otherwise stated, the colors given in the descriptions are those of a moist soil. As mentioned in the section 11How This Survey Was Made," not all mapping units are members of a soil series. Urban land, for example, does not belong to a soil series, but nevertheless, is listed in alphabetic order along with the soil series. Following the name of each mapping unit is a symbol in parentheses. This symbol identifies the mapping unit on the detailed soil map. Listed at the end of each description of a mapping unit is the capability unit and woodland group in which the mapping unit has been placed. The woodland desig- nation and the page for the description of each capability unit can be found by referring to the 11 Guide to Mapping Units" at the back of this survey. The acreage and proportionate extent of each mapping unit are shown in table 1. Many of the terms used in describing soils can be found in the Glossary at the end of this survey, and more de- tailed infonnation about the terminology and methods of soil mapping can be obtained from the Soil Survey Manual (.!:!:.). Alderwood Series The Alderwood series is made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24· to 40 inches. These soils are on uplands. They formed under conifers, in glacial deposits. Slopes are O to 70 percent. The annua-1 precipitation is 35 to 60 inches, most of which is rainfall, between October and May. The mean annual air temperature is about 50° F. The frost-!ree season is 150 to 200 days. Elevation ranges from 100 to 800 feet. In a representative profile, the surface layer and subsoil are very dark brown, dark-brown, and grayish-brown gravelly sandy loam about 27 inches thick. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of 60 inches and more. 8 Alderwood soils are used for timber, pasture, berries, row crops, and urban development. -They are the most extensive soils in the survey area. Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC) .--This soil is rolling. Areas are irregular in shape and range from 10 to about 600 acres in size. Representative profile of Alderwood gravelly sandy loam, 6 to 15 percent slopes, in woodland, 450 feet east and 1,300 feet south of the north quarter corner of sec. 15 1 T. 24 N., R. 6 E.: Al--0 to 2 inches, very dark brown ( lOYR 2/2) gravelly sandy loam, dark grayish brown (lOYR 4/2) dry; weak, fine, granular struc- ture; slightly hard, friable, nonsticky, nonplastic; many roots; strongly acid; abrupt, wavy b9undary. 1 to 3 inches thick. 82--2 to 12 inches, dark-brown (JOYR 4/3) gravelly sandy loam, brawn (lOYR 5/3) dry; moderate, medium, subangular blocky st111cture; slightly hard, friable, nonsticky, nonplastic; many roots; strongly acid; clear, wavy boundary. 9 to 14 inches thick. B3--12 ta 27 inches, grayish-brawn (2.SY 5/2) gravelly sandy loam, light gray (2. SY 7 /2) dry; many, medium, distinct mottles of light olive brown (2.5Y 5/6); hard, friable, non- sticky, nonplastic.; many roots; medium acid; abrupt, wavy boundary. 12 to 23 inches thick. IIC--27 ta 60 inches, grayish-brawn (2.SY 5/2), weakly to strongly consolidated till, light gray (2.5Y 7/2) dry; common, medium, distinct mottles of light ol.i ve brown and yellowish brawn (2.SY 5/6 and lOYR 5/6); massive; no roots; medium acid. Many feet thick. The A horizon ranges from very dark brown to dark brown. The B horizon is dark brown, grayish brown, and dark yellowish brown. The consolidated C horizon, at a depth of 24 to 40 inches, is mostly grayish brown mottled with yellowish brown. Some layers in the C horizon slake in water. In a few areas, there is a thin, gray or grayish-brown A2 horizon. In most areas, this horizon has been destroyed through logging operations. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 3 percent the poorly drained Norma, Bellingham, Seattle, Tukwila, and Shalcar soils; some are up to 5 percent the very gravelly Everett and Neilton soils; and some are up to 15 percent Alderwood soils that have slopes more gentle or steeper than 6 to 15 percent. Some areas in New- castle Hills are 25 percent Beausite soils, some northeast of Duvall are as much as 25 percent Ovall soils, and some in the vicinity of Dash Point are 10 percent Indianola and Kitsap soils. Also included are small areas of Alderwood soils that have a gravelly loam surface layer and subsoil. Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is low. Rlll1off is slow to medium, and the hazard of erosion is moderate. This soil is used for timber, pastureJ berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3dl. Alderwood gravelly sandy loam, 0 to 6 percent slopes (AgB) .--This soil is nearly level and undulating. It is similar to Alderwood gravelly sandy loam, 6 to 15 percent slopes, but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. Some areas are as much as 15 percent included Norma, Bellingham, Tukwila, and Sha]car soils, all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow, and the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development4 Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, 15 to 30 perceni slopes (AgD) .--Depth to the substratum in this soil varies within short distances, but is commonly about 40 inches. Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 25 percent Everett soils that have slopes of 15 to 30 percent, and some areas are up to 2 percent Bellingham, Norma, and Seattle soils, which are in depressions. Some areas, especially on Squak Mountain, in Newcastle Hills, and north of Tiger Mountain, are 25 percent Beausite and Ovall soils. Beausite soils are underlain by sandstone, and Ovall soils by andesite. Runoff is medium, and the erosion hazard is severe. The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability unit VTe-2; woodland group 3dl. Alderwood and Kitsap soils, very steep (Ak.F).-- This mapping unit is about 50 percent Alderwood gravelly sandy loam and 25 percent Ki ts ap si 1 t loam. Slopes are 25 to 70 percent. Distribution of the soils varies greatly within short distances. About 15 percent of some mapped areas is an included, unnamed, very deep, moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage and permeability vary. Runoff is rapid to very rapid, and the erosion hazard is severe to very severe. The slippage potential is severe. These soils are used for timber. Capability unit VIIe-1; woodland group 2dl. 10 Arents, Alderwood Material Arents, Alderwood material consists of Alderw-ood soils that have been so disturbed through urban- ization that they no longer can be classified with the Alderwood series, These soils, however, have many similar features. The upper part of the soil, to a depth of 20 to 40 inches J is brown to dark- brown gravelly sandy loam. Below this is a grayish- brownt consolidated and impervious substratum. Slopes generally range from Oto 15 percent. These soils are used for urban development. A.rents, Alder.vood material. 0 to 6 percent slopes (AmB).--In many areas this soil is level 7 as a result of shaping during construction for urban facilities. Areas are rectangular in shape and range from 5 acres to about 400 acres in size. Representative profile of Arents, Alderwood material, 0 to 6 percent slopes, in an urban area, 1,300 feet west and 350 feet south of the northeast corner of sec. 23, T. 25 N., R. 5 E.: 0 to 26 inches, dark-brown (lOYR 4/3) gravelly sandy loam, pale br.own (lOYR 6/3) dry; massive; slightly hard, very friable, non- sticky, nonplastic; many roots; medium acid; abnipt, smooth boundary. 23 to 29 inches thick. 26 to 60 inches, grayish-brown (2.SY 5/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (2.SY 6/2) dry; commonJ mediwn, prominent mottles of yellowish brown (lOYR 5/6) moist; massive; no roots; medium acid. Many feet thick. The upper, very friable part of the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil materiali but either shallower or deeper over the compact substratum; and some areas are 5 to 10 percent very gravelly Everett soils and. sandy Indianola soils. This Arents, Alderwood soil is moderately well drained. Pen:neabili ty in the upper, disturbed soil material is moderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable. Roots penetrate to and tend to mat on the surface of the consolidated substratum. Some roots· enter the substratwn through cracks. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. Arents, Alderwood material 1 6 to 15 percent slopes (AmC) .--This soil has convex slopes. Areas are rectangular in shape and range from 10 acres to about 450 acres in size. .>c>IL.> MAP °''ill~--~I; I r u.J1. ru -----------I -- " ,, " NE 3RD ST N89-(H31-2JOT4 ~, \ . ., I ~- \',' '\\\ Q Q ' .·' ·- ll\ 4 99 AC S~l.E, /" ~ I iJ r/ 9039 I ~I ; I -, ~ I 19753~ SF I I 4 53 AC 9001 : ______ J 6" ,e .. ~-=~ ~----~~ ---.-,,,,..,., ":'.'."'.-.-"7.r-irr; vu ,~ ,, " I,,,, l,"5 1 ,u,,,,,, 1 JO 100 ) : :I" -' -- SF 6&1.B6 ---- .,::,· .::,'>'ii" ., 0050 ;:J;:i .:-,/;" r'~ ·<:,f:Cf;i "'"' ~-" ;; ~-;? ..:::-,::.:,.,,, . ,. 1 OT 3 ,, '\.~'i:,~ 100 ~,- ,!_ !3 135 ·~:'t: OOlO 68.BO ' ' ' ' ' ' ' ' ' ' ' ' ' ' ~ ' : ' 1, ~-r~ i ' 7 ' ' f' ' ' ' : ~.1~ : co 1 1 ..._'<:,·v"', ~: , f ,1 -" 00 =:'""' LO"f-4 :=:'.I ....: --:1.,., .-. I >-..-, ~I.,,.. I 2 C: __, .....,1_1_ I v, 1..--, I LoJ c.., I I I . :0 c,\ : = / z 'l~\,1. \<S· I I \:-,_~~ I ' ' ' ' ' ' ' ' : .f',, : I J'.p .-"J' I I ·~ I ' & ' , ~ 35 .,I 76.Jl ,,_ -----1123. 72 ,q~\.~ 1' 1. 74 I 5-U5 ~'.'>\~ ":; <I/ I JO I ., -.,_,'-:, ,:l~ i~ c.;,~'i~ --~~ "':\) JO ~ I 0070 - 0080 74 5UD 70 °' " ,{: "'~~-; , .. ,;. ., "\o' ·,---~ ;· '7/"" -~ z :":. ;,_f:' ~"...,,,, 0.3! H - -gl-?J_ - Q ' ~'\. .... '" " ,,, ~ ·" ~} --~-0 ,, 0.29 AC .27 AC 9130 9ff7 -• ..91!. __ .___a,l. 259,23 -~' '.\.-:.~. - - 72 11 72 120 ,~1~ 4' Q s' ,,, ..; ,, 1 0"\.,'b ~,"')~ ...,,.,,,;,,'ti ' ,, ',• 0.24 AC 0.24 AC 0.24 AC 0.38 AC 9127 11111 9139 9098 22. __ __.. _ 12 __ ~ 1t -_ .__ -•. l2L --- "' LOT 1 4H08 Sf ,, ~'\.1') 1,02 AC '," 9025 240 C = 102 ---.... 250 -i I I l ·~~~' KC SP488038 8909120157 ~;o ,~,'<:. l -1 .67 AC =I ~1 LOT 3 1..§_6.5 +c_ 1784 22 SF 4.1 AC 9065 _, ~. ::;'::; ,- . .;~, WJ ~tf I -1 ;e I .Ilg AC r- <h \: 300.8 9090 I JIO I I I I 3 ~,g ~.,,... -, ~I~ ,.,'\.\. "<>i~;' lli 1.42 AC 900! :s ui vi w :ii I I i ~ g1 ~ I Q ~ i;:= C, ~I "" 0:: al JD ~ ~ " U.80 -1...,_ -~-" ' \~~ "r::,'C:.:.' 7405# 0010 7!.10 71 ,7:-,, ' "\c.::i,:,,)~04f ""' ~/!/:, 0070 ~o_ &UO I ,-?' ~~ ..... <;':, - 72031 OO'lO fUO JUI 6, ,, ~ <411'!, 0080 H,H ~ " 6UD I 31.M .i I 4 ,, <~,:,,...,.,,, ,~ 72031 0030 &UO &U1 5 ~,'<>"" -~ J}.8_8 4(;1 A'6 ,,~"''(:, "im/ 04eO .... :; .; ~,u ~f; 27B08f lN) NT I --4"".>J ·<(, ,; <1"1 ..,,_"'."''\~ ,' 61.78 , ..... ~._., F\'(:,'o, m-41-1JW !SB.Bl "f7.H .,;~.,:,,! 56.4 J " ma/ o+70 76921 Oil!() .,, ~ ;: ;: ,,11 ""'~'<>"' ' - 72001 0080 71.J.! e;i.:, ,-:--~+ •," ~!B~1r-1~,r ,· ' ~ r \"::,'~ -; J~ '\'-::.r::,r:,:, C 12001 \~'"" 0090 6!!.L__ 16004f ~ ,( 0620 -, iso --!1 ~~-,, (:,q.; '~" '(:,"::-' 150 ., <::,,,,, .... : ... +""' -'~' '' <:::,'·\~~ '). ·"' i· ~':':_,'(:,,,..,,, 150 I I I ;' I ~~: }I TRACT ,iii' ,. '\""•(>'>,<:::, ' '\,;-. 17 -~ 0052 7 oo+8 row I I 665891 0640 ··~ • lll,!7 ~ ------ 1~"' -/~~ ~ 77501 m.s2 m-W-11w ~I --I ·1 ~ 0180 11-ul !8 S0.02 60.02 61-58 I 75 --1 I I N5B-21-1311 ;::::;:;; I 19'' :i '\'\, "c, ·1--\~~· 71031 ~ ~ 01lO ~ ~"Y ~~ ~~ 6.Qs ,-1 .-.,,•., ~ ";,~,,;J ,'-'.\s., ~ ·,.-,.,· " ~,: -·" I -· ~ ~~·= '-~.,;;-, ~ . .:,~ llHI -~~~ ~> .~-20 .%"'· -··1WI ; '\t:'<-'.; -S' -""}. ms# 11001 7 200# 7507( 0570 IW!ll 0500 MM --------., I 0200 ..,; .. <,j' I ~ ffUI ·o's .,._. 58 ~0.02 &p,02 aail15 P 61.5B I 1~ I """-" ... ./.;. 2 i ! .. .... , I i~ 0053 :j -,, - I .:::, ... 10,itJ 0360 ;::~ ' a JO NE 2N!) ST 6J1.8' _ ___ _ _ ___ _ lCENTRAL AVE) Sa ~ JO s.E. 132No sT ea -Renton I 601.75 P I 119AO i 135.60 I "I I '" r--_ \ ':?, 1F71 '.r I " L 3'6.75 +/-I C 3011 . .:;~~ .7SIP ;;~ 1:; ,-~-·-----=-- / 25.87 ""' l::X/1113! T f A$-.S&S$0R. 5 MAf ,-..;':. ''. ":,-:,./? 25 KCLLA S 9010088 9804090613 IUD d "' • .. , ~ .,.,1,0 -,. ,r::,~.., ,. I i',i I 26J65 SF 005 ,~c~ H840 SF 0106 ::: ~ Q-~s ~ o' ,\ \'/. ...i o\~· -,,; ,./" -"'.,''\': '\;:>" -,- 10 '.<r: '\}' 0069 110 -.{, :. ~\.~" ,, QOM 55 -~ '.ri ~2 6' :. .i; ''" 0088 ;-:~ ~~{" 0070 IOD ,s:, I I ~ :: 1; >' , .,.c,,:,t,,Z••i••·~ •ii/"~,.~¥'F,-_', ___ '_.,i'"' ,,/ :i,~ j·:.: :, l/ r,,, 0 C 0 w b 2 It ·' .. 11ill~MI. -~-.,.~~-· ~-~ ~ • r.'•. · .... -,, .• Mo;c~~ .. -__ · 11 1-_ -.._.,_ -1} J~!t .i" · ~l~l ~fth,~ , ... 'l'I. ~ ~-•' 1..~ ,-.~~ .--~:a~} ""IHI ~·mo¥< ' -• Project site, NE 2nd Street (SE 132nd Street), SE 133rd Street, and Hoquiam Avenue NE (142nd Avenue SE), notice the Laurel Hurst Division 2 development west of 14 0th A venue SE. JO H .. j~ -~~-z= i~l..i ""·--·, .A .ra·l..-f,·~.tt 411//1!1-.$,/;,,;-,.._ ~,~11:7 ,t-.;..:w.,a i0-1 U "I'.: I a ~' illf0.W,,~t6J SE 133rd Street, SE 134Lh Street and Hoquiam Avenue NE (14 2nd Avenue SE), notice th e trench mark for the 48 " storm along SE 134 th Street and Hoquiam Avenue NE. • .!,.~-:. ~-:..,... :-0 J..u· I ~• ~ >' I ,,>"<* ~f I 'f. •·?>~ • -. • ,._ ,a .. _, SE 13 5th Street, SE 136 th Street, Hoquiam Avenue NE (1 42n d Av enue SE) and Maplewood Creek DR.IV& WAY To PAR.c.eL JGZs0.5-°tZli GtnA~5, t71TCM AJ,oAJC,. NE :Z..NO ST. fR01'fT.Auff t:>f i H"E 5/TE A,J'() ,2.·· crsP v(AL..Vb~T t,{i\J~R v'RlVEWAj Tv 152.~05-42.J~ .. --..,.I{.·.~ G,~A ~> 01TCH ALON<":f A/E: 2}.)f) sr "F~olJTAGrb or-1 \fc SIT& PlrE UNDER. Nb 2,N[) .5 WAl.& ?AST FORK. ) , ~ ~ t ~ /'I\ l-ll "'1\ ~ ~ ..J ~ ~ h_ £ ~ 'I':, . \,, . \ ....