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.,,-""'---.,"'",.,.' ~=,--.LJI ~ I CHGSFLLC DATE. -_.-, · INVOICE·NO 2-29-16 22516 CHECK DATE 22600 , ,DESCRIPTION " INVOICEAMOUNTr DEDUCTION Kohr Short Plat App£, 2060.00 '. ' ''·' '2066.od .· '"'' ''. ,}.: . ._ .. ,. l\·' -:· ":;t:_\-:''li-'"'/''''' ., PLEASE DETACH AND RETAIN FOR YOU_R Rl:COROS:~: ,.,\-'. '" ·\., City of Renton BALANCE 2060.00 2060.00 i J ~ I -• I g I (3S 3:A V HJ.801) m; -as '/, ~ .. ' ~ • .. ,~ \ ;~ \~\ ~ ~~ • r ~ , • . ' ~ "'~ " "t'.-o? . ~ ;~ ~ ~~ '1s r 'o_, i MOl:I ~ 318'f'll:IVA . ~ i!!!l'i !1i .~ I ·~ ~u ' ' ; , , , ' , , , , ' ' / , ' • ,§ , , , , , , / ' '• \ /I ! / , ' " ,/ I , , ,• / / I.. / ,' !§ / IV~ ··----, I ;• .·, - V_',,.,:_\"' .,.,s,~''¥ ,.o' 1" I r--:,i ~-,~ I -/~~I' ~ ~ 1· ... ,.... I ·- ,-i £-' ' l ~ ...,. ' ~ ') LOT1 1~ ,.o' I I ..,...~ <t,, T~ll;;:; ~ Mc Rl'lfNfiON Pl./'N -IN\/l;NfORY I"~ 20'-0' Mc IN\/l;NfORY LOT2 "-~ '!le-...• lil·j"f .fl . ,,- ~ i 1"H ll1JD590IICI _,_ [( ... TH>) IBtf t:IQ Q~tl ~El;,!E~ Bl;;L:!1IN£Bl;;MQ~I;; t:fQII;~ 001 42" Douglas Fir Remove Healthy 002 34• Douglas Fir Remove Healthy 003 24" Douglas Flr Remove Healthy 004 30" Deciduous Remove Some cankers, generally healthy 005 20· Pine RemCWe Shaded foliage, generally healthy 006 28" Weslam Cedar. Remove Healtlly /, " ,, . \' I 1Rff R!:lfNfiON WORK'.'Hfff ~1--11--1 DEPARTMtNT Of COMMUNITY MIO ECONOMIC DEVt:lOPMEHT ---lteirton-® TREE RETENTION WORKSHEET __ .......... ___ ......... , _.,...,..,-1~-... Totol ..... be,aft,..,...,.,.,6"<1o-',<.-.. derorto1""'*"'>CI ,. ..... 1n .. r;nd,.,,._...,-..,. __ 6 __ •- 2. -Co<tan ......... -lf<>mlho•--, T!'M&!Nt:itt~' ,.-... ...-...-- r,-.. ~privatelo«fll~ 1, ...... , ...... , ............ -... lotall'l<.fflllofol-- 1. 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""" ID&I.DG DIGM!1tS AS:SIJW£S NO U<el.lEYRIII?!;~. ~ENO • • ---------....... "/·,.1'° I _ _j ·------~i PARCEL E TRACT B ;;; -_____ _...., '~ c.11-~-.. ..... llb _-.,!!!1._,,_. ----== -..... ,.;, &·~ _...::::.=.--=~ == ' t. -:"C:""' t =--1--. ~·, . ESM JOB_J256--044-0\3 ·---,,J/'fl.J NO. ~~= ·-.. ·· .... ----, ~ ,·--Ii..;.:::., 1 ~ BY IOOEI-~ ~ CITY OF RENTON --- Ql[Cl([D rofl ..-..w,,a: ro CITY sr..-:is GREENLEAF2 HOR~ONTALCONTROLPI..AN UT1UTY PERMIT II TTTT I 1:C~' l~-01 _,_, I I ' ! l 11' ' JI ii~ I ' ~ " ., ~ ti "'" !i:, plo z~ l 0 ~ 0 z 0 ~ ~~ ~m oom i ~~ om • ~~ • -· r ~ • ~ -· . 1-, I i I a 111 ! I GREENLEAF·:;(- I / /, ~ I ' -·----·---~- -- ' ' ! l 1 1 1.'J I l!~ a' -' -l :=:1~1' i 1111 GREENLEAF 2 I • l I lli'JI ' ' ! I ' ' ! I ' ! :1~' r r ,! j, tr II il " ir lil i·! . 111 ,1 ! lli I ,, i d I , I -~ . . . · 1 Ii I i I l • ! I I , I ® n 111 111 I I I I I , I ,·~ ii' I I• ,1 I II! 1: 111 ,, 1'--• II ,, ,, i I GREENLEAF2 ~ n· 1'• I, I I ' l i ffl II ~', I I 11 "'I il!li • ' CITY OF RENTON. PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: February 28, 2017 To: City Clerk's Office From: Jenny Cisneros Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Greenleaf II Short Plat LUA (file) Number: LUA16-00013, SHPL-A Cross-References: AKA's: Greenleaf 2, Greenleaf II Project Manager: Clark Close and Jan Illian Acceptance Date: March 15, 2016 Applicant: Alison Conner Owner: CHG SF, LLC Contact: Alison Conner PID Number: 3223059373; 3223059088 ERC Decision Date: ERC Appeal Date: Administrative Approval: April 20, 2016 Appeal Period Ends: May 4, 2016 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: 2016120690031 Project Description: Final Short Plat Recording-The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22,993 square feet (0.58 acres) and is located at 18661 108th Ave SE, (APN: 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes. The property is in the Residential-8 (R-8) zoning district. The proposed residential lots range in size from 6,902 SF to 8,240 SF in area with an average lot size of 7,348 SF. The residential density is 5.9 dwelling units per net acre. Access to the lots would be from SE 188th St. The applicant is also requesting a modification from street improvements to retain the existing half-street frontage improvements along 108th Ave SE. Soil consists of silty sand with gravel in a dense condition underlain by native glacial till soil. The single family home located on the property was recently demolished under Permit #815006874. The applicant has proposed to remove all six (6) of the significant trees onsite. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary Technical Information Renort with the annlication. Location: 18661 108th Ave SE, Renton, WA 98055 Comments: • • i93!1coNSULTING ENGINEERS. LLC -----lsl@l~I September 9. 2016 Ms. Jan Illian Development Engineer City of Renton Planning and Development 1 005 South Grady Way Renton, WA 98057 RE: Greenleaf II Short Plat Resubmittal for Rnal Short Plat Recording Modification Rle No. LUA16-000173. SHPL-A, MOD Dear Jan: Job No. 258-049-016 RECEIVED SEP O 9 2016 CITY OF RENTON PLANNING DIVISION Thank you for sending the Advisory Notes to Applicant version 1 dated August 25, 2016. In that letter. the planning departmeni engineering department and technical services provided comments and revisions to the plans previously submitted on August 2, 2016. Below is a quick outline of the revisions made to Final Short Plat materials. Planning Review Mr. Close made the comment that the "Greenleaf II Landscape Plan. Tree Retention Plan, Worksheet" received August 4. 2016 did not match the revised drawing by Jeff Varley dated June 9. 2016. One of the missing elements was the 4· wide concrete sidewalk The revised plans now include the 4' wide concrete sidewalk Please find the correct Tree Retention and Landscape Set enclosed with this resubmittal. We have verified that the proposed tree retention meets the City's 30% criteria. Out of the 6 trees originally on site. 2 of them are being retained which equates to 33% (1 /3). Engineering Revjew Ms. Fowler provided redlined plans with the following required changes. On Sheet 1 of 2 we were required to show the City's recording number. LND 20-0631 on the top left-hand comer of the plan. Additionally. the land surveyor's certificate has been updated with the correct date. Furthermore. we were to remove the zoning designation from the "notes" section and add a North arrow near the scale. These changes have been made in the enclosed revised plans. On Sheet 2. a space for the recording number has been added under the "3° Public Sidewalk Easement". The label for the overall distance of the north line has been properly located. Comments listed on Sheet 2 have been acknowledged by: showing 2 ties to the City of Renton Control Network; noting the date when existing monuments on SE 1881h Street were found; addresses assigned by the City for the newly created lots are included on Sheet 1; and a note space for CC&Rs has been included on Sheet 1 under the "notes" section. ESM Federal Way 33400 8th Ave S, Ste 205 Federal Way, WA 98003 253.838.6113 tel 800.345.5694 toll free 253.838.7104 fax ESM Everett 1010 SE Everett Mall Way, Ste 210 Everett, WA 98208 425.297 .9900 tel 800.345.5694 toll free 425.297 .9901 fax Civil Engineering Land Surveying 30 Laser Scanning Land Planning Landscape Architecture GIS www.esmcivil.com Ms. Jan Illian September 9, 2016 Page Two • • In response to the Advisory Notes to Applicant dated August 25, 2016, enclosed are the following revised items: 1. 4 copies of Short Plat Plan for Recording 2. 4 copies of Tree Retention and landscape Set 3. 3 copies of updated Calculations 4. CD containing the above mentioned in PDF Thank you for your time and review. Please do not hesitate to contact me with any questions, comments, or concerns. Sincerely, Project Planner Enclosures cc: Aron Golden Alison Connor i:lesm-jobs\25810491016\document\greenleaf ii resubmittal.docx " AXIS SURVEY & MAPPING • GREENLEAF II SHORT PLAT BOUNDARY • North: 161,424.3660' East: 1,302,866.2345' Course: S89°59'56"E Length: 12.57' North: 161,424.3657' East: 1,302,878.8045' Course: SI 0 26'21 "W Length: 75.04' North: 161,349.3494' East: 1,302,876.9198' Course: N89°59'56"W Length: 80.03' North: 161,349.3509' East: 1,302,796.8898' Course: SI 0 26'21 "W Length: 60.00' North: 161,289.3699' East: 1,302,795.3829' Course: N89°59'56"W Length: 149.93' North: 161,289.3728' East: 1,302,645.4529' Course: NI 0 26'21 "E Length: 120.04' North: 161,409.3749' East: 1,302,648.4678' Course: S89°59'56"E Length: 217.39' North: 161,409.3707' East: 1,302,865.8578' Course: N1°26'15"E Length: 15.00' North: 161,424.3660' East: 1,302,866.2341' Perimeter: 729.99' Area: 22,983.56 Sq.Ft. (0.53 Acre) Error Closure: 0.0004 Course: N88°33'42"W Error North: 0.00001 East: -0.00044 Precision I: 1,825,000.00 Page 116 • '. AXIS SURVEY & MAPPING. GREENLEAF II SHORT PLAT LOTA • North: 161,409.3738' East: 1,302,705.9912' Course: SI 0 26'21 "W Length: 120.04' North: 161,289.3717' East: 1,302,702.9764' Course: N89°59'56"W Length: 57 .52' North: 161,289.3728' East: 1,302,645.4564' Course: NI 0 26'21 "E Length: 120.04' North: 161,409.3749' East: 1,302,648.4712' Course: S89°59'56"E Length: 57.52' North: 161,409.3738' East: 1,302,705.9912' Perimeter: 355.12' Area: 6,902.30 Sq.Ft. (0.16 Acre) Error Closure: 0.0000 Course: N0°00'00"E Error North : 0.00000 East: 0.00000 Precision I: 355,120,000.00 PROJ # 15-131 DATE 09/02/16 Page 216 ., AXIS SURVEY & MAPPING. GREENLEAF II SHORT PLAT LOTB • North: 161,289.3709' East: 1,302,740.4882' Course: N89°59'56"W Length: 37.51' North: 161,289.3717' East: 1,302,702.9782' Course: NI 0 26'21 "E Length: 120.04' North: 161,409.3738' East: 1,302,705.9931' Course: S89°59'56"E Length: 57 .52' North: 161,409.3727'East: 1,302,763.5131' Course: SI 0 26'21 "W Length: 117 .04' North: 161,292.3696' East: 1,302,760.5735' Course: N89°59'56"W Length: 20.01' North: 161,292.3700' East: 1,302,740.5635' Course: S1°26'21"W Length: 3.00' North: 161,289.3709' East: 1,302,740.4882' Perimeter: 355.12' Area: 6,842.28 Sq.Ft. (0.16 Acre) Error Closure: 0.0000 Course: N90°00'00"W Error North : 0.00000 East: 0.00000 Precision I: 355,120,000.00 PROJ # 15-131 DATE 09/02/16 Page 3\6 r ! "f AXIS SURVEY & MAPPING. GREENLEAF II SHORT PLAT LOTC • North: 161,292.3706' East: 1,302,760.5699' Course: NI 0 26'21 "E Length: 117.04' North: 161,409.3736' East: 1,302,763.5094' Course: S89°59'56"E Length: I 02.41' North: 161,409.3716' East: 1,302,865.9194' Course: SI 0 26'21 "W Length: 60.04' North: 161,349.3506' East: 1,302,864.4114' Course: N89°59'56"W Length: 67.52' North: 161,349.3519' East: 1,302,796.8914' Course: SI 0 26'21 "W Length: 57.00' North: 161,292.3699' East: 1,302,795.4599' Course: N89°59'56"W Length: 34.89' North: 161,292.3706' East: 1,302,760.5699' Perimeter: 438.91' Area: 8,135.29 Sq.Ft. (0.19 Acre) Error Closure: 0.0000 Course: N90°00'00"E Error North : 0.00000 East: 0.00000 Precision I: 438,900,000.00 PROJ # 15-131 DATE 09/02/16 Page416 ' ,' AXIS SURVEY & MAPPING. GREENLEAF II SHORT PLAT • ROW DEDICATION North:161,349.3494' East: 1,302,876.9199' Course: N89°59'56"W Length: 12.50' North: 161,349.3496' East: 1,302,864.4199' Course: NI 0 26'21 "E Length: 60.04' North: 161,409.3707' East: 1,302,865.9279' Course: N89°59'56"W Length: 0.07' North: 161,409.3707' East: 1,302,865.8579' Course: NI 0 26'15"E Length: 15.00' North: 161,424.3660' East: 1,302,866.2342' Course: S89°59'56"E Length: 12.57' North: 161,424.3657' East: 1,302,878.8042' Course: SI 0 26'21 "W Length: 75.04' North: 161,349.3494' East: 1,302,876.9195' Perimeter: 175.22' Area: 938.99 Sq.Ft. (0.02 Acre) Error Closure: 0.0004 Course: N88°33'42"W Error North: 0.00001 East: -0.00044 Precision I: 438,050.00 PROJ # 15-131 DATE 09/02/16 Page 516 AXIS SURVEY & MAPPING. GREENLEAF II SHORT PLAT • SIDEWALK DEDICATION North: 161,292.3699' East: 1,302,795.4632' Course: SJ 0 26'21 "W Length: 3.00' North: 161,289.3708' East: 1,302,795.3879' Course: N89°59'56"W Length: 54.90' North: 161,289.3719' East: 1,302,740.4879' Course: NI 0 26'21 "E Length: 3.00' North: 161,292.3709' East: 1,302,740.5632' Course: S89°59'56"E Length: 54.90' North: 161,292.3699' East: 1,302,795.4632' Perimeter: 115.80' Area: 164.70 Sq.Ft. (0.00 Acre) Error Closure: 0.0000 Course: N0°00'00"E Error North : 0.00000 East: 0.00000 Precision I: 115,800,000.00 PROJ # 15-131 DATE 09/02/16 Page 616 . --... • DEPARTMENT OF COMMUNITY AND. ECONOMIC DEVELOPMENT ~IECIE:IV~IC)) • AUG O 4 2!,6 ~ [) c11v at m.:NTo~\(.il . PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7_231 LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: ArboristR~pci/t, ' ' Arc~i,ectural Elevations 3 AND4 Biological Assessment, Ol,t<--.. C~l.cul~tions 1 Colored II/laps for Display, {!'I,-<- Construction Mitigation Description 2AND4 Deed of Right-of-Way Dedication , Density Worksheet 4 Drainage Control Plan, Drainage. Report 2 Elevations, Architec_t_ural """' Environmental Checklist , O(ll'(.. Existing Covenants (Recorded Copy) , .. 0 , Existing Easements (Recorded Copy) >AND< Flood.Hazard D_ata, CM<-- Floor Plans l.AND4 Geotechnlcal Report, •• o, Grading Elevations & Plan, Conceptual, Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 ~ Improvement Deferral, Irrigation Plan, COMMENTS: . ·, ' : ' PROJECT NAME: 6 fl.€/[1VL{!n1:-11 ,/-t,,rvr purr DATE: tp /2-~ /t'i" 1 H:\i;ED\Da~a\Foril,_:S-Jel'!lpl~_teis\S~_lf-H_~lp r!at}d<;>l;!ts\P!aO_nlng\v,J~lversu~ml~~a°lre!=l~;docx Rev:0~/2015 • LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: -. -; •. ' '.··:-:· . ''1' '. ' •.,.~ ... ,~ .. -: ,· ; •l, .. -. -,-·. ,._. : ' '· . ' . ' , King Councy Assessor's Map Indicating Site 4 " " .. ,._ ... __ ,.,. ... ,... .. , . ., .-,, ..... , ""-.... ' Landscape Plan, Conceptual, Landscape Plan, Detalied, -. ' . .. . ~' . l ' . . ) Legal Description, t .,.t •;•>-~,,-••;,.~ . • • ·.,.-·.,._,T,· ··.: ._,,., ..... •• ·, ... , . L~ttiir of _U~ders\~~dlrg qf Geolggical Risk, " Map of Existing Site Conditions, Masier Appllc_ai1o'n Fotm 4 : ..... ,r '. " . Monument Cards (one per monument) _1 Neignborhooi.i"o~t~il Ma'1f, ' .. • , . . . ' . Overall Plat Plan, DtK- Parking, Lot Coverage & Lan_dscaping Analysis.• Plan Reductions (PMTs), Post Office Approval_, Pl~t Name Re~~rvation 4 Plat Plan,. PreapplicaiionMeeting Surnma_ry, Public.Works Approval Leiter, Rehabilitation Plan 4 Screening Detail, ShorelineTrackingWorksheet, _Sit~ Plan 2AND4 Stream or Lake Study, Standard, CM:v Stream or Lak.e study, Supplemental 4 Stream or Lake Mitigation Plan, Street Profiles 2 Title Report or Plat Certificate 1AN04 Topography Map, Traffic Study 1 Tree Cutting/land Clearing Plan, IJrban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Fjnal 4 Wetiands Mitigation Plan, Preliminary, 2 H:\CED\Oata\Forms~Template~\~~iF_Help H~ndo_uts~~~i!nf!ing\V'JalverSubmitta_lreqs.docx • COMMENTS: -.. .. /• .. -. . ·~ ... .·,:. ,, -- ,~ ..... .... ' .. .. , ,, ·-'.',. '. ' --·· ' Rev: 0~/2015 • LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation , Wireless: Applicant Agreement Statement 2AND3 Inventory of Existing Sites 2 ANo 1 lease Agreement, Draft 2 AND 1 Map of Existing Site Conditions 2ANo 3 Map of View Area 2AN01 Photosimulations 2 ANo 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED I BY: BY: 1 3 H :\CED \Oa ta \Forms-T em plates\Self-H elp Han douts\Plan nl n g\ Walversubm itta I reqs. docx • COMMENTS: Rev: 02/2015 • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton® DENSITY WORKSHEET Planning Division loss South Grady Way-Renton, WA 98057 Phone: 425-430-7200 / www.rentonwa.gov AUG O 4 2016 cir, u; m:NTON 1. Gross area of property 22 ,993 PLANNING DIVISION ------square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets• square feet ------ Private access easements• Critical Areas .. ------square feet ------square feet Total excluded area: _9_4_0 ____ square feet 3. Subtract line 2 (total excluded area) from line 1 for _2_2..:..,o_s..:..:; ___ square feet net area 4. Divide line 3 by 43,560 for net acreage _o_.5_0_6_. ___ acres 5. Number of dwelling units or lots planned _3 ______ units/lots 6. Divide line 5 by fine 4 for net density _5_._"1_3 ___ = dwelling units/acre *Alleys (public or private) do not have to be excluded. **Critical Areas are defined as NAreas determined by the City to be not suitable for development a.?d 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. 1 H :\CED\Oata \Forms-T emplates\Setf-Help Handouts\Plan nina:\denslty. doc Rev: 08/2015 • • ~93~1CONSUL TING ENGINEERS. LLC ffl----lel@l~I August 1. 2016 Ms. Jan Illian Development Engineer City of Renton Planning and Development 1005 South Grady Way Renton, WA 98057 RE: Greenleaf II Short Plat Job No. 258-049-016 RIECEIVED AUG O 4 2016 CITY Of-RENTON PLANNING DIVISION Confirmation of Compliance with all Conditions of Short Plat and Street Modification FIie No. LUA16-000173, SHPL-A, MOD Dear Jan: We are submitting to the City of Renton an application for the Greenleaf II Final Short Plat This letter will serve as the Confirmation of Compliance with all Conditions of Short Plat Approval. The project went to the Planning Director for Administrative review and also included a Street Modification. The conditions are from the Administrative Report & Decision dated April 20. 2016. I have also copied the original condition in italics and our actions to meet the condition in bold. Conditions from the Planning Directors Decision dated April 20. 2016: The Greenleaf II Short Plat and Street Modification, File No. LUA 16-00173, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall orient the residence to be constructed on Lot 3 to have its front yard and entry oriented to the east or towards 1 OB'h Ave SE. A note to this effect shall be recorded on the face of the short plat. The building design of the new residence shall be reviewed and approved at the time of building permit application. The face of the short plat dated 07 /21 /16, provided with this application for Short Plat Recording Indicates by note, the following: "FRONT YARD AND ACCESS FOR LOT 3 SHALL BE ORIENTED TO THE EAST OR TOWARDS 108TH AVE SE." The applicant Intends to provide further evidence of conformance at the time of building permit application. 2. A Detailed Landscape Plan that complies with RMC 4-8-1200.12 shall be submitted at the time of Utility Construction Permit application to the Current Planning Project Manager for review and approval. The Detailed Landscape Plan shall demonstrate compliance with the thirty percent (30%) tree retention ESM Federal Wav 33400 8th Ave S, Ste 205 Federal Way, WA 98003 253.838.6113 tel 800.345.5694 toll free 253.838.7104 fax ESM Everett 1010 SE Everett Mall Way, Ste 210 Everett, WA 98208 425.297 .9900 tel 800.345.5694 toll free 425.297.9901 fax Civil Engineering Land Planning Land Surveying landscape Architecture 3D Laser Scanning GIS www.esmcivil.com Ms. Jan Illian August 1, 2016 Page2 • ------------------- • requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to Final Occupancy for the new homes. A detailed landscape plan that compiles with RMC 4-8-120D.12 was submitted to the Planning Project Manager for review and approval as part of the Road and Storm Construction Plans. The landscape plan was reviewed and approved and landscape is installed per plan. 3. The applicant shall obtain ingress/egress public access easement from parcel no. 6623400050 in order to gain access to Greenleaf II Lot 3. Alternatively, if an access easement is unable to be attained, access to Lot 3 shall be obtained from SE 1BB'h St. The appllcant has provided Exhibit A and Exhibit B with this Final Short Plat application. These exhibits Illustrate an easement description that provides a 30' by 28' access & utlllty easement on parcel no. 6623400050. This access & utllity easement provides ingress & egress publlc access from SE 188"' St to Lot 3. Recording will occur simultaneously with the short plat recording. 4. The applicant shall remove the existing driveways fronting 1 OB'h Ave SE and replace with vertical curb and sidewalk to match the existing frontage improvements located along 1 OB'h Ave SE The single family residence has been demolished and the driveway access to 108"' Ave SE has been removed. Vertical curb and sidewalk have been constructed. 5. The applicant shall provide a five foot (5~ wide sidewalk, vertical curb, and driveway approach along the full frontage of Lot 3. A minimum 20 feet of asphalt for secondary fire emergency access shall be retaining within the 27.5-foot wide emergency access easement located on parcel no. 6623400050. In addition, a separate recorded easement or additional right-of-way dedication along SE 1 BB'h St shall be required if the sidewalk encroaches into the area of the /ot(s). The applicant has constructed a five foot (5') wide sidewalk, vertical curb, and driveway approach along the full frontage of Lot 3. Page 2 of the short plat dated 07 /21 /16 enclosed with this application has Included a 3' public sidewalk easement for the portions of sidewalk that encroach into areas of Lot 2 and Lot 3. 6. The Greenleaf II Short Plat shall incorporate into the established Greenleaf Homeowners Association and assume shared responsibility for the ownership and maintenance of all common improvements prior to recording of the short plat. HOA documents shall be approved by the Current Planning Project Manager and the City Attorney prior to short plat recording. HOA documents are included with this application. Ms. Jan Illian August 1, 2016 Page 3 • • along with any performance guarantees that may be required, we request that you approve the Final Short Plat Should you have any questions, or require additional information please contact me directly. We look forward to working with you. Sincerely, MATIHEW REIDER Project Planner Enclosures cc: Aron Golden Alison Connor i:lesm-jobs\25810491016\documentlgreenleaf ii confirmation of compliance.docx • CHICAGO TITLE COMPANY OF WASHINGTON CHG SF LLC 12600 SE 38th St #250 Bellevue, WA 98006 Date: Order No.: Buyer(s): Property: • 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Phone: (425)646-9883 / Fax: (425)646-9879 September 1, 2015 0044942-ETU CHG SF LLC 18661 108th Ave SE Renton, WA 98055 RIECIE~VIEfO AUG O 4 2016 CITY,-,. :· 'TON ' ' .. . -~ Enclosed is your Title Policy or Guarantee in connection with the above referenced transaction. Please call us immediately if you have any questions or concerns. Sincerely, Eastside Title Unit CT-SeaTac Eastside Title Unit CT1BellevueETU@ctt.com kb Policy-Guarantee Product Enclosure Letter (Title) SSCORPD0272.doc I Updated: 07.21.14 Page 1 Printed: 09.01.15@ 01:24 PM by KB WA-CT -F NSE-02150. 620760-0044 942-ETU • • AL TA OWNER'S POLICY OF TITLE INSURANCE Policv Number: Issued By: @. CHICAGO TITLE INSURANCE COMPANY 0044942-ETU Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable. but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -AMflUCA/J V:.NDTL'ru ~ AL TA Owner's Policy (06/17/2006) Page 1 Printed: 09.01.15@ 01:25 PM WA-CT-FN SE-02150.6224 75-SP S-72306-1-15-0044 942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b} because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized officers. Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Countersigned By: Authorized Officer or Agent Copyright American Land Title Association. All rights reserved. Chicago Title Insurance Company By: President Attest: Secretary -AM[lllCAN LAND TlTU ~ The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the dale of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page 2 Printed: 09.01.15 @ 01 :25 PM WA-CT -FNSE-02150. 6224 75-S PS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 1 O); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. Copyright American Land Title Association. All rights reserved. -AM[UCAN wii>Tiill MIOCIHION The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page 3 Printed: 09.01.15@ 01:25 PM WA-CT -F NS E-02150.6224 75-SP S-72306-1-15-0044 942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU SCHEDULE A Name and Address of Title Insurance Company: Eastside Title Unit Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Address Reference: 18661108th Ave SE, Renton, WA 98055 ' . . ' . :---;·_"/ ' ' . .. ' . ' . ' . . . ',. .-.:::,.- . . Date of F'o\icy.. . .... , • ··•· •if? Arriqurit of lnsUr~nce .•.. < • · ,:,' 'i. . . ' . ·:•. •., . . . . .: Prem1u111 ... August 28, 2015 at 04:32 PM $250,000.00 1. Name of Insured: CHG SF LLC, A Washington Limited Liability Corporation 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: CHG SF LLC, A Washington Limited Liability Corporation 4. The Land referred to in this policy is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF THIS POLICY VALID ONLY IF SCHEDULE BIS ATTACHED END OF SCHEDULE A Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. $709.00 .. ·:; -AMEIIICAN UNii""rrrii ~ AL TA Owner's Policy (06/17/2006) Page4 Printed: 09.01.15@ 01:25 PM WA-CT-F N SE-02150.6224 75-S PS-72306-1-15-0044 942-ETU • EXHIBIT "A" Legal Description • The East 270 feet of the South 120 feet and the North 15 feet of the South 135 feet of the East 155 feet of the South half of the Southeast quarter of the Northeast quarter of?the Southwest quarter of Section 32, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the East 30 feet thereof conveyed to King County for road by deed recorded under Recording Number 791759; AND EXCEPT the South 60 feet of East 90 feet thereof lying west of said county road;? AND EXCEPT that portion conveyed to the State of Washington for highway?purposes by Warranty Deed recorded under Recording Number 7205250333. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Pages Printed: 09.01.15@ 01 :25 PM WA-CT -FNSE-02150 .6224 75-S PS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B EXCEPTIONS FROM COVERAGE POLICY NO. 0044942-ETU This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees or expenses that arise by reason of: 1. Covenants, conditions and restrictions but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth in the document Recording Date: Recording No.: Regarding: May 25, 1972 7205250333 Maintenance of approach 2. Covenant Contained in Deed, and the terms and conditions thereof: From: George F. Lansing and Dorothy Lansing To: State of Washington Recording Date: May 25, 1972 Recording Number: 7205250333 Regarding: Maintenance of Approach to Parcel E 3. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 322305-9088-06 Levy Code: 2128 Assessed Value-Land: $104,000.00 Assessed Value-Improvements: $87,000.00 General and Special Taxes: Billed: Paid: Unpaid: $2,491.48 $1,245.74 $1,245.74 END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. -AM[II.ICAN LANO Tllll ~ The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. AU other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Pages Printed· 09.01.15@ 01:25 PM WA-CT -FNSE-02150. 6224 75-SPS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A. as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A} successors to the Tille of the Insured by operation of law as distinguished from purchase, including heirs. devisees, survivors. personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger. consolidation, distribution, or reorganization: (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knov.1edge" or "Known": Actual kno\.Vledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) MPublic Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection Hens filed in the records of the clerk of the United States District Court for the district where the Land is located. U) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knov.1edge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title. as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page7 Printed: 09.01.15@01:25PM WA-CT-F NS E-02150 .6224 7 5-SP S-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU (continued) 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and lllithout unreasonable delay, shall provide for the defense of an Insured in litigation in Vvhich any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, ii must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOP ERA TE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying. at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, ii is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys· fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) to pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate. including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. Copyright American Land Title Association. All rights reserved. -AMU.ICAN LAND Tiffi The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page 8 Printed: 09.01.15 @ 01 :25 PM WA-CT-F N SE-021 50.622475-S PS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU (continued) (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance: or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured. (i) the Amount of Insurance shall be increased by Ten percent (10%), and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY AU payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within thirty (30) days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue. compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include. but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is Two Million and No/100 Dollars ($2.000,000) or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of Two Million and No/100 Dollars ($2,000,000) shall be arbitrated only lllhen agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in \Nfiting and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. Copyright American Land Title Association. All rights reserved. -AMElllCAN lAND Till! ~ The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page9 Printed: 09.01.15 @ 01 :25 PM WA-CT-F NSE-02150.6224 75-SP S-72306-1-15-0044 942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU (continued) (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i} modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in Vo/hole or in part. is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured ackno'Nledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction INhere the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction INhere the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: Chicago Title Insurance Company P.O. Box 45023 Jacksonville, FL 32232-5023 Attn: Claims Department END OF CONDITIONS Copyright American Land Title Association. All rights reserved. -AMEllCAN lANDTiiit The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA OWne(s Policy (06/17/2006) Page 10 Printed: 09.01.15 @ 01 :25 PM WA-CT-F NSE-02150 .622475-S PS-72306-1-1 5-0044942-ETU I' WARRANTY DEED In the ¥11.ttet of State Route 515 (_,___sH No·-···---J HP 3.87 to HP S,lS, Renton Vicinity: S,E, 196th Str .. t to Carr llo11-d KNOW ALL MEN BY THESE PRESENTS, That the Orem.tors Angie R. Butrick and JanLce H. Butritjj, hil wif• for aiul in consideTatian a/ the nim of TEN and N0/100-------($10,00)------------DolLln, and other •luable coaaiderat1Dftll hereby convey and waTTant to tile STAT?: or WASHING'l'ON, tile following described 1'eal estate sttu- ci.ted in KillJI County, in the State oj W48hi,igton, to the same extent and purpose as if the righU herein granted had been acquired under Eminent Domain statute of the State of Washington: All that portion. of the following deacribed Parcel "A" lying Euterly of a line dt'awn parallel with and ·40 feat Westerly when ineeaurad at right &DRlH from the center line of SR 515, Renton Vicinity: S,E, 196th Street to Carr Road, PARCEL "A": Th• East 270 feet of the South 120 feet and the North 15 feet of .. the South 135 feet of thfl East 155 feet of the S0utl1 Hnlf of the SO\i\Jieut Quarrer of the Northuat Quarter of th• Sout,hweat nuarter of Section 32, Township 23 North, "Range 5 Eaat, W,M,, in King County, Washington, EXCEPT the Eaet 30 feat thereof conveyed to Kin,: County for road by deed recorded under Auditor'• Fila No, 791759, and EXCEPT the South 60 feet of the Eaat 90 fHt thereof lying Wast of 1aid county road, a, initialing the appropriate spa.ca below, the ulldaratgned agree t To aurtender poaeau ion of the uaizriproved propetJJ !7"•in conW1Jed on March but not pr4ior to teceipt of payaent therefor,.,,_,~'l':;,-0~.P.r,;,. __ The land• herein convoyed contain an area of 750 aquare feet, more or leaa, t!ie specifl.c details concerning atl of which are to be found within tha.t certain. map of definite location now of record and an file in. the office of the Direct.or of Higln»ays at Olympia and bearing date of approval Auguat 9, 1971 and the center line of which ia alao ah.own of record in VolWIII! 5 of Highway Plats, page 33, records of said county. It is undeTstood and agreed that the State of Waahin11;ton will reconstruct the exillltinR road approach on the Westerly side of a111d highway at or near Hip;hway Ens;ino11er'a Station 284+30, which approach ahell be maintained between the right of way line and the shoulder line of &aid hiRhvay by the grantors, theii heirs, auccesaore or aoaigna, The ii:rantora herein further ,:rant. to the State of Wa.hin~ton, or ita 8J1Cnt&, the rip;ht to enter upon the RTantor'a remaininR lands where neceuary to construct said approach, It Is tmimtood and ngreed that the detlvery of this deed la heT4!by tenderad and tl1nt the terms and vbligaVam Ju=reof shall not bacome binding upon the State oJ Wa1hington.1inleu and until accepted and apprpre~ liercon in wrlti11g for the State of Wa.sliinqton, Dcµart-ment o] Highways, by tlie Chief Righi oJ Wat1 Agent. Dated tlib~. . . 23,:,4 ... day of ... Macch.,. .. 191.2. Parcel No, 1-8870 l ,. ( (Jndlvldua\ •cktlowledgrnenl toi-in) STATB OF WAsltlNGTON, . } ... Countv oJ .... -·-"1111-·--····- I, the unde-rsigned, a nota.rv public in and fOf' the Strite of Wa1!.ington, he1'.ebv certif11 that on ~his ...... -_.»ff-.-day of.-.Nar.c:a-,-1.Q.1L .. -···-·---·"·-.. ··--··--·--·····"'.'persono.Ily appea,.ed beJOf'c md -··· ·•--Angi:e-S..-BlltH~nd-J&R~-N.....autHGlt--------------------- to·nu,tk~ to be the indiuidual.9-described in and who l!.:t'ecuted the foregoing instrument, and ~"· . ~-. . , ,p:c~1!~~LJ:.he,-.signed and .seated the same a,_tbair-... f1"ee and voluntary a.ct nn.d deed, · 'for ~""";:~,fa~rposes the,-ein mentioned. :...~ :.~Q\pefl._,u~~e.r iny hand and official real the day and yea~a.bove written. ;~·.-, . '\" ~ \C"'\~ .. '6 ,. \ ~l ·,.<',.(' ' • j, .• -~,t ----. --·-------·-"' '•,,,,;:Ai;;. i\~>'' Nota~ PubUe ln 4 err tha S£ai4t of W111hln11ton, \, ''"~''-'.!'"'" (Corpontlon aclmowledgincnt f?rm) $TATE OP WASHINGTON, } County of·--------"· On tM5---··--·-.tia.y of---·-·---··-.. ------·-.-... before me peTsonally appeared ""'"" ____ ,_ .... ---·-··-·--·--·-···---.. -··-·--....and..--·-----·· .. -· ... ------. _____ .. , .............. -. to me known to Qe the·-·---··---···-··-··--.. -·-·"·""""--·----·-·and.-.... ·-·-··-·"•-·-·-·····-·--·-"""' of the corpomtion that executed the foregoing instntment, and acknowledged satd instTum.ent to be the free and vo!unta111 act o.'IUl deed of said. corporation, for the u.,es and pm·poses therein numtioned, and on oa.th atated that _________ __a.uthorized to execute said imtni.ment and that the seal a.ffe;t:ed is the corporote seal of Mid corpomtion. Given under my hand and offeclal seal tM day and 11ear last above written. C') C') C') 0 U") N g:i (" J ,_ ~ ..... I ~ " !; I ~ ' ee i . ~ @~ ~ ' fG ~ • "' ~ ""(. . i5 5i ; ~ 1:1 ~ Ul ! . ·. ' -•,i:-.. 'Jl .. "' ,\ 1,;,1,.E1,;",:,'":;',•t;n~o CO, «N. __ otP"UTY ., I ' geoAdvantage: King Co. of Washington State (App3) Page 1 of 1 I l6 93"4 6 0054 •O Q 0 ,. J ,O ""·" I 16B 150 150 9273 150 ~, '" 5 9202 0 ,,·, ' H. 5 ~ , • . ~ 563590 oN ~ ;,r,.,. a ,0 --. ~ :: ~ MORGAN COL ,=u "' ~ 9148 ' <' --N;; ::::~ g: ;:' ··~ 9123 ' s ?, 0050 ----0 .n o' ,. - ) ~ . ~ C - C -~ ~ ,~ ;:: N•SE 187th Ln r-~ w ., • • ~ " ~ .. 0 .~ (),:: I W"N ~ (/)I,~:::! ~ -, 17 7 ~ ~ 7 1 J.JI/' 4~ I'. <)t)('J. ~!i> 662340 PHASE 1 PHASE 1 p 004 0043 -, ' N I" b;;=----------------1 .- 0053 4 0 Sentry Dynamics, Inc. and its customers make no representations, .. Ad · t warranties or conditions, express or .ge.o. . van . age Implied, as to the accuracy or completeness of information www.s~~mj~;net. http://geo.sentrydynamics.net/WA_King/default.aspx 7/6/2015 • When recorded, return to: CHG SF, LLC 12600 SE 38th ST, Suite 250 Bellevue, WA 98006 • REC\E!V~IO AUG O! 21111\!ii 17".:.""'' ., ..• -•. ·..-0~1 ~: t-l_ ~ : ... _1\,1 ~1.;,J DECLARATION OF COVENANTS'!t~•~DITIONS, AND RESTRICTIONSiF;(i)K GREENLEAF HOMEOW~~n)sOCIATION ;it;.,, ~··~ ;'? ~h THIS DECLARATION is made on~t::,. L1!>. , ~01 ','qy,~HG SF, LLC a Was~ington Limited Liability Com~y, referred ~~Qie~r>e_clarant", whic~js t~e owner of certai? real property now known as~~~.-.·~.-..•. ~ •.. ·.i·e.nl.·e. af' .. s.1tuateqtn~.·-.tli ... e-.. C _1ty ofRento~m King County, Washmgton. ,~ ~ The Declarant has created a nonsi!rpfit corpoq1tion kriow.v,as the Greenleaf Homeowners Association. The Greenl)IBt1Homeowne~\ssocii'ifi1fl)h!!reaffiliteferred to as "Association") shall be delegated anp~signecl tlj!i.,.duties ~!£P.o~fr'lf5"w~il}g, riraintaining, and administering any and all Commdri~as and rilated faci!iti¥'ttn the Pl~aahiinistering and enforcing these covenants, conditions 1li'i~tri_cti.~, and colii\ti.n,g and disbursing the assessments and charges herema_fter ;;f,t!jtfQ;..__ The Jlrssocrnt}~Jw:!so har7~~e nght and pow<:1" _t~ promu!gate rul~s and regulabonstlj~·/prthe~e ani:I hm1~;gerrmss1ble uses and achv1hes consistent with the provisi{ns of this Decl~!i~n. ~ 'V \·~ ~~ NOW·, THEREFOR'E';<cthe unclersigned hereby covenants, agrees, and declares that all of ,.: .. ,.,".', \t;Vt,-\>. ~ the Plats as d~J1~d herein anot!hr buildi~ and structures hereafter co~structed thereon ar~'. and will be, held, sold;and conveyed;subJect to and burdened by the followmg covenants, cond1t10ns, and restrictions~fot,sthe purptsil of enhancing and protecting the value, desirability, and :~a~!~:;~~s ofGr~e~benefit of the Owners thereof, their heirs, successors, grantees, ARTICLE 1 -DEFINITIONS Section 1.1 : Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Page I of20 • • Section 1.3: Bylaws. "Bylaws" shall refer to the adopted Bylaws of the Association as now or hereafter amended. Section 1.4: Common Areas. "Common Areas" shall mean and refer to all real property that is owned by the Association, as well as any easements in favor of the Association. Section 1.5: Committee. "Committee" is defined as the Architectural Control Committee as provided in Article 6. Section 1.6: Declarant. "Declarant" shall mean and refer to CHG SF, LLC, its successors and assigns, if such successors and assigns shouil ~quire all or substantially all of / / the then undeveloped parcels of the Plats from Declarant for the purpose of development; provided, however, that no successor or assign of Declifrant i'hall have any rights or obligations which are not specifically set forth in the instrumE~of )uc~ession or assignment or other recorded instrument of passed by operation of law'.'G:ertain rights 1md obligations of Declarant, / / ' "" . as set forth herein, shall cease at the end ofthtDevelopment Period~~ Section I. 7: Declaration. "D.ec. larationz_\iiall mean and refer to~s···~. in,.strument, as the same may be supplemented or amended from time•t~ti~) V Section 1.8: Development ~d~evel~ent(Period" shall mean and refer to that period of time beginning on the date of'initial recording 6f.thisfeclaration and ending whenever any of the following first occurs: (i) fi'vf(S)yea~from th~date.hereof; or (ii) three (3) months after title has been transferred--!!_> purchaseis of Lot? ~presenting binety-five (95%) of the total voting power of all G'ners-as then con~tituted;,,or (iii) ':written'-n6tice from Declarant to the Association in which De8arant'eiel:ts to terrliiriate the' De~lopment Period. The "Development Period" may be ext~d&I for a jleriod of 5 \additional yeart or longer at the sole option of Declarant. ~v ~ \\ S~overnihg D~ts. "Governing Documents" shall mean and refer to this D~clar~tion, the A:rticies oflncorporatio;;;--tht;..By-Laws of the Association, and the recorded Pl ' ' f h " ~-' b' ' d d fr . . at, as any·o t e ,oregomg may e·amen e om time to time. '""'"" i \ ~ \ Section l:sl 0: Lot. "I.:ot\shall mean and refer to the lots as shown on the Plats as of the date of this Declaration, as wel11 as\any future lots created through subdivision, short subdivision, site plan approva('or ?my other/legal process for dividing land within the Plats. The word "Lot" as used herein excludes any ,parcel designated as a Tract on the recorded Plats, unless and until " J, . ,I that Tract is later legally, div,ided into lots through subdivision, short subdivision, site plan approval, or any other lega!'p{ocess for dividing land. Section 1.11 : Mortgage. "Mortgage" shall mean and refer to any recorded mortgage or deed of trust encumbering one or more of the Lots or Living Units. "First Mortgage" shall mean and refer to a Mortgage with priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FNMA"), Federal Home Loan Mortgage Corporation Page 2 of20 • • ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal government. Section 1.12: Native Growth Protection Area. Tracts B, C and D of the Greenleaf plat are Native Growth Protection easement areas. All present and future owners are prohibited from disturbing any trees or vegetation within the NGPE without express written approval of The City of Renton. Section 1.13: Owner. "Owner" shall mean and refer to the record owner ( whether one or more persons or entities) of a fee interest in any Lot butfxcluding mortgagees or other persons or entities having such interest merely as security fofthe performance of an obligation. Purchasers or assignees under recorded real estate contracts sh~JJ be deemed Owners and their respective sellers or assignors shaJJ not be deemed Ow~~ Section 1.14: Plats: "Plats" shall mean/Cn'~ refer to the approved plat of Greenleaf contained therein recorded at Volume /, Bages t~ ". under King County Recording Number ( (, and other properties, per Section 11.3, if the Declarant amends these CC&Rs with the recording·information within th'eD'evelopment Period. Section 1.15: Tract. "Tract'"shall me~~4(o those port~~f the recorded Plats which are so designated and Jhich~-g~erally field for .. purposes other than use as Jots for construction of a residence. \\ ~ ~~ ARTICLE 2 COMMUNITY,ASSOCIA:flON S . 21 D~ fA \.\. ~Th"'~.V. fi · ect10n . . (' escnphon o ssociat10n. e n.ssociahon ts a non-pro t corporation organized and existing under the\la\vs of th~f tate~f Wasliington charged with the duties and vested with the powers'pr~scribed byUaw and set forth in the Governing Documents, as they may be amendej-from~e t~tirile_/NO Governing 'Ddcument other than this Declaration shall for any reason be amenoed or btherwisechan~d~interpreted so as to be inconsistent with this Declaratio< ~~~ ~ 'J \ction 2.2. Association Board of Directors. Declarant shall select an initial Board of Directors o{no't,fewer than 3'pe~sons, Who'need not be Owners. The initial Board shaJJ have the fuJJ authority imcf'aJJ rights, rllspbnsibilities, privileges, and duties to manage the Association under the Goveihi~"-?ocumcintJ and shall be subject to all provisions of the Governing Documents. The terin of--the iriiti;l directors of the Board shall expire as set forth in the Articles and Bylaws. The Bo~d shall elfct officers of the Association, which shaJJ include a president who shall preside over m~tin(s of the Board and meetings of the Association. Section 2.3. Association Membership. Every Owner shall by reason thereof be a member of the Association as set forth in the Articles and Bylaws. Section 2.4. Votes Appurtenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions of the Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance ofa deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership Page 3 of20 • • interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all terms of the Governing Documents of the Association, and all rules and regulations duly promulgated by the Board. Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use of Common Areas and the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Association may prescribe penalties for the viol~ticii of such rules and regulations, including but not limited to suspension of the right to us~the C6mmon Areas or portions thereof. Any such rules and regulations shall become effectiv~30 days'after promulgation or amendment and shall be mailed to all Owners within 30 days after,pfomtilgation or amendment. A copy of the rules and regulations then in force shall be re;(ai~d by the iiec~tary of the Association and shall be available for inspection by any Ow,ntr 9uting reasonabl~builiness hours. Such rules shall have the same force and effect as if set fo~erein. , ~ Section 2.7. Architectural Control Comm~"'-Th~ard shall establish and thereafter continuously maintain an Architectu'ral'Control Comfuittfe t<ireview and apprilv6 or disapprove the details and written plans and sp~cifications of all c6hsti\Jction, including initial construction, other than new construction exempt ptlr!ili~t-t;;-Section 5.1'(~'-additions or exterior alterations to homes and accessory buildings, fences;'>wlllls:'c,r,other structilr~,and all clearing or excavation of Lots, or cutting of treeswithin the Plat;p~rsuantfu Aiticle 6 h'eref. The Board ii1~~wer to\~{&~~ime and to enforce guidelines, criteria, and procediti"es"governing) the Arcfiiteftural Control Committee and the Owners' compliance with the pro~isi6'nU1fArticle~df.\ (sCo'nT~di~al ~es. Th\Board of Directors shall have the authority to create, (from time io~me; actdiiional co~itt)ees that the Board of Directors, in its sole discreti6h, determines would be us~I'for the efficient and proper administration of the duties of the Associ~tioil,, The Board\(IlliY del€g~!5i such functions and duties to such committees as it deems fit, prdvided that the Board shall retain the ultimate decision making authority on all issues affecting the Association\ ) ARTICLiJ~s6c1ATI0N BUDGET, ASSESSMENTS, AND LIENS Section 3.1. Owner'~venant to Pay Assessments. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to pay the Association, in advance, all general and special assessments levied as provided herein. Section 3 .2. Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The operating Page 4 of20 • • budget shall set forth all sums required by the Association, as estimated by the Association, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Association, operating and maintenance expenses of Common Areas, expenses for services furnished to or in connection with the Common Areas, including the amount of all taxes and assessments levied against, the cost of liability and other insurance on the Common Areas, charges for any services furnished to the Association, the cost of utilities and other services, including the cost of power and maintenance for street lighting within the community from the appropriate power company, and the cost of funding all reserves established by the Association, including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Association's annual expenses shall be raised from a general assessment against each Owner as provided hereaftfr /The Association may revise the operating budget after its preparation at any time and frotritime to time, as it deems necessary or advisable in order to take into account and defray additi<mal costs and expenses of the Association. AV ~ ~ Section 3.3. Levy of General Assessirient./ In order to meet the costs and expenses projected in its operating budget, the Association/shall determine an'ct,16vy in advance on every ' ' ' ' Owner a general assessment. The amount o~~ach Owner's general assessment shall be the amount of the Association's operating budget divid~,amon{tRe Lots; pro\>id~ that, any vacant Lot(s) not yet liable for payment of,assessments pufs~int'to sfction 3.6 shalf'nQt)be included in this calculation. Notice of the propbsed~dget and estimated general assessment shall be sent to each Owner as required by RCW \fu, 64.38,025 as riofor hereafter amended; provided, however, that notification to an Owner'ofth~m~nt of an asscilsment shall not be necessary to the validity thereof. The-omission by tlie Associatio;;:--before'the'expiration of any assessment / ·, \\ /.·., ,. period, to fix the amount of-the general assessments hereunder for·that or the next period, shall b d d /. / 'd·fi' . . ' ' / / "f h~ . . f h' A . I not e eeme a waiver or mo J 1cat10n m\any respect o ,t e provJs10ns o t JS rtJc e or a release of any Ownci',ffum the 6bi'igation td\pay the generJ assessment, or any installment , ',. I I , ! thereof, for that or any subsequent assessment penod, but the general assessments fixed for the d . ~d h II ' . ,/ ·1 " ' ' . fi d U . . b h prece mg,peno s a contmue untJ -a new~ssessment JS Jxe . pan any rev1s10n y t e Associatfon,ofthe'o11ciating 'bud~et during,the'as~edsment period for which such budget was rd h, A ·"· 'hI!''f' '., h I I'd . h prepare , •t e ssociatJon s a , J f ecessary, revise t e genera assessments eVIe agamst t e Owners1md'give notice of"th}same in the same manner as the initial levy of general assessments for an asse~s~t period. \ \ ~ Section 3~Payment of General Assessment. As determined by the Board, installments of general assessmimts'may be' coilected on a monthly, quarterly, semi-annual, or annual basis. Any Owner may prep'ay~.6r m6re installments on any assessment without discount or penalty. Section 3.5. Non-DiLminatory Assessment. No assessment shall be made at any time that may unreasonably discriminate against any particular Owner or group of Owners in favor of other Owners. Section 3.6. Commencement of Assessments; Limited Exemptions for Vacant Lots. Liability of an Owner for assessments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative ( such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on Page 5 of20 • • the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer. The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to exempt Lots which are vacant, from assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy a special assessment or assessments at any time, for the purpose of defraying, in whole or in part, the cost of any~nstruction or reconstruction, inordinate repair, or replacement of a described capital impr6vement located upon or forming a part of the Common Areas, including necessary fixtures and pefsonal property related thereto, or for such other purpose as the Association may consider,;;pprQpnate; provided, however, that any such assessment must have the prior favorable vot/of,Own'er~'n,presenting two-thirds of the Lots affected by the special assessment. If ap{ropriate, the Association may levy a special assessment against a portion of the Lots in cases/where some btit'-!1bt all of the Lots would benefit by the special assessment, so long a/a,!l~uch assessment shall~'ave the favorable vote of Owners representing two-thirds of the Lots affected by the,special assessnient. The amount of each Owner's special assessment for any year shal1'b}the,t&tal,1pecial asseism~nt for such year, /' ''-:-V / " J divided by the sum of the number of'Lots affected~ the special assessment, provided the Association may set different specia1'asses~ent rates for,L'ots if the Association determines that the benefit of the special assessment ii'di'ffcientfor~ts~ Section 3.8. Effect"of-Non-Pa~~ho~ssment. If'~ assessment payment is not made in full within 30' daysafter it,was first"due atili payable~the unpaid amounts shall constitute a lien against the L6t atd shall Beaf\interest'fr;'m)h~ date "cm,which payment was first due and payable at the rate ap~licible to jhdgments in\washington. By acceptance of a deed to a Lot, execution of a.contract therclore/or any·other m~aris of acquisition of an ownership interest, and whether ofnot it shall,be sobxpressecriri-an)·such 'ae1d or other instrument, each Owner shall be d d/ ,,-~h b" h·, A' . . ' . " \J d 1 h 'gh d eeme !~grant t ere y'to t e, ssociahon;-1ts agents an emp oyees, t e n t an power to bring ~11 actions against'su~h Owilerj}ersonallyfor the collection of such assessments as a debt, and to e~fo~e the liens cr~t~f y tfiis Declaration in favor of the Association by foreclosure of the continuihg'liens in the ~ame form "--o.f)action as is then provided for the foreclosure of a mortgage on real JJroperty. Tlie liens provided for in this Declaration shall be for the benefit of the Association ~,a 1:orporate ~ntity, and the Association shall have the power to bid in at any lien foreclosure salelmd'to acqhird, hold, lease, mortgage, and convey the Lot foreclosed against. Section 3.9. L~~S~re Payment of Assessments. Declarant hereby creates in the Association perpetually the power to create a lien in favor of the Association against each Lot to secure to the Association the payment to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby subjects all Lots perpetually to such power of the Association. Such lien shall arise in accordance with the terms of this Declaration without the necessity of any further action by the Association, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Association. Such lien shall become a continuing lien in the mnount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in interest unless Page 6 of20 • • expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for monthly installments becoming due on or after such date. The foregoing limitation on the duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.10. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise.be in default of the performance of any terms of the Governing Documents for a period of 30 d~s, said Owner's voting rights shall without the necessity of any further action by the B6ard(be suspended ( except as against foreclosing secured parties) and shall remain suspended untihall payments, including interest thereon, are brought current and any other default is.r~lll.edied~ ~ Section 3.11. Reserves for Replacemen0fa common expe.rse, if required to do so by RCW ch. 64.38, as now or hereafter amended, ,the Association shall'establish and maintain a reserve fund for replacement of any Commoih~reas and any improvi:1ncitts and community faci_Iities thereon ~y the all_ocation a~payment mi>n~IUX ~o4u5.Ir reserv~ fuiilif·l\n ~ount to be designated from time to time by t~e ASSfCJat10n. Sli.fli fund shall either be deposited with a banking institution, the accounts of\which'-are insured,b{,any state or by any agency of the United States of America or, in the discietion~the Asso2iation, be invested in obligations of or fully guaranteed as to principal by, th~\United'-St'ates of Arilerica. The reserve fund shall be .-:--.... . \ ' ' " ' expended only for th;"purpose,,?f effectmg the r~lacement of~e Common Areas and any improvements and (community facilities 'th~reori, equip~nt replacement, and for start-up d . (, . " ~ f \ V /. ....... ) Th A . . bl" h expenses an operatmg contmgenc1es o a nonrecumng nature. e ssociation may esta 1s h h ti ' " h h I \ \ . ( fr . . "d sue ot er reserves or,suc ot er purposes as,1t may om time to time cons1 er necessary or · Th '· "1 · 1 L-f. o' ' · h h 11 b ·d ec1 appropnat::,-. e_J1roportrona -u1terest o ,any wner~n any sue reserves s a e cons1 er an appurtenance of_thro'0wner\,Lot andsha!!'itot~ \eparately withdrawn, assigned, or transferred, or oth~ise~p~d~m thi:,L6t~ wh;;;h,it apP,~ains and shall be deemed to be transferred with stch 'Lot. Declarant·sh°all notbe responsibli"t6°pay into the reserve fund. 8~~3.12. Cert~)reas~~t. The Common Areas and all portions of the Plats dedicated to ahd 'accepted by \a public authority or other charitable or non-profit Association exempt from ta~ation under. }h~) laws of the State of Washington shall be exempt from assessments by the Assdciation'./ \~CLE 4-SUBORDINATION OF LIENS ~ Section 4.1. Intent of Provisions. The provisions of this Article 4 apply for the benefit of each Mortgagee who lends money for purposes of construction or to secure the payment of the purchase price of a Lot. Section 4.2. Mortgagee's Non-Liability. The holder of a Mortgage shall not, by reason of the security interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Page 7 of20 -----1 • • Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the encumbered Lot, including but not limited to the right to vote in the Association to the exclusion of the Owner's exercise of such rights and privileges. Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the terms and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. /) Section 4.5. Mortgagee's Title Free and Clear of,Lien/ A Mortgagee or other secured party acquiring title to a Lot through foreclosure, silit/'deed of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title tb,!,he e~ucibered Lot free and clear of any lien authorized by or arising out of the provisions,6f this Declaritio~insofar as such lien secures the Payment of any assessment or charge 1 efr installment due 'but'unpaid before the final conclusion of any such proceeding, excluding th{ expiration date ofliQy'period of redemption. Th A . . "d ' '-. L " I 'd '-. e ssociahon may treat any unpa1 assessments agamst a -ot ,orec ose agamst as a common . h" h . h II h \-., ' / ' h '-' . . L d expense, m w 1c case 1t s a prorate sue unpaiu{ssessments among t e remammg ots, an each such remaining Lot shall be~---;;~l .. e.· for it. s prora~ sliare of such exp~si:s in the same manner as for any other assessment: \ ~ ~~ Section 4.6. Survival of Assessment 0bligation. After'}he foreclosure of a security interest in a Lot, any/unpaid,assessmefits\shall conHnue to 'exis2 and remain as a personal obligation of the Owneyagain~t'-.whom the \sam/ was,le~ied, lili<I the Association shall use ( '' \\6/ '-...\ reasonable efforts to,collect the same from such (ner. '-.../ Section 4.7. ~~inatioj o}-Assessm~t biens. The liens for assessments provided for in this Declaration'shall be,sullordinate.Jo'the lien 'of any Mortgage or other security interest I d / ~L ' ' {. I' '.\., h . p ace yupon a ot'as a~onstruct10n oan'-secunty,mterest or as a pure ase money secunty interest, dr refinanci~~ereof'-and~e As~ciation will, upon demand, execute a written subordiriati6n document to,c~firm 'the particular superior security interest. The sale or transfer of any Lo~oi'any interest 'thciein, sfiall'not affect the liens provided for in this Declaration except as oth'e~ise specifically providedior herein, and in the case of a transfer of a Lot for purposes of realizi_1{!h~ security interest, liens shall arise against the Lot for any assessment payments coming due after the1 date of completion of foreclosure ( excluding the expiration date of any period of redem)t~/ ARTICLE 5 -BUILDING AND LAND USE RESTRICTIONS Section 5.1. Improvements. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substantial landscaping, change in exterior paint color or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval Page 8 of20 • • shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or alteration shall substantially conform to the plans and specifications as approved by the Committee. Alterations and changes that are not substantiall~different from current conditions do not require Committee approval. These include: additional fen6ing, patio, or deck that exactly matches existing material and style, back yard landscaping; and/~r home color that already exists within the community. This provision shall not apply to'the.D~larant until all homes are initially sold and occupied. /) V ~ ~ ( c) Once started, the work of/constructing, alteri~repairing, or reconstructing any structure or improvement on a Lot shalL,be~iligently prosecut~<h\_liltil completion thereof and in any event the exterior of the structure snail be completed and finishcil~ithin six months after the work first commences. In the case of l~d~apin{im~rovements 'or,mo,difications, the work shall be completed within two~nths after the\vork first commences. '-' (d) All buildings an~i:n~~ts on :C~hall be of permanent construction, and no temporary structure, trailer, mobile\hotrie,-t~t,.garag~o~tbuilding or other similar device shall be placed on any "'.'6(exc~t with th~perm~ionof~ Cocimittee. This provision shall not apply to the Declafant.during'the Devel'opinent'Period,"0 '-' (e) ~LSs,shal~)used so~; lrresidential purposes and related facilities normally incidental to atesidentiiil c~mmunity.\Ni\building shall be erected, altered, placed or permitte~t~iiron any'°'bo"M;xcept·fo;-a-ne (I )'detached single family dwelling and permitted accessorybui!a~ ~~ ~ V ~ ~ (f) Accessory buildings which are appurtenant to the use of an existing permanent residential buildfug may b~,permitted on a Lot. Permitted accessory buildings may include playhou~s, tool sheds) dbghouscil:' and gazebos. No permitted accessory building shall be placed on a L'ot tinless the plan\ for the accessory building have been first approved as to the design and locatiori,ori,the Lot b~ the Committee. The Committee may refuse to approve a permitted accessory btlilding'if, ih the exercise of the discretion of the Committee, the structure detracts from the genera!'visual~ppearance of the neighborhood or other homes. The location of ~/ a permitted accessory building shall be located where it minimizes the visual impact and, as a general guideline, shall be in the rear yard or side yard behind the front of the house. The Committee shall not be bound by the guidelines, but may exercise its discretion in that respect. The Committee may require visual screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in Page 9 of20 • • conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any Lot except as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (20" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible; however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 20" in diameter are· required to obtain approval from the Committee prior to installation. /? (i) All mailboxes are to be of uniform design as approved by the Committee. G) Owners offences shall be obil~to~'Sand maintain such fences so that they are structurally sound and painted o7sfaintcl from time t'a--tirile as may be necessary to retain a reasonable appearance thereof. Owners <if fences shall have the light to enter adjoining property on a temporary basis for purposes of)uch,maintenance, provided ihe owner seeking to exercise this right of ent1?' shall give two week}.,~)!~~~~ae to the o~n~o1 t?e adjoining property and further provided that r'b'damage to adJOIIllng;property shall be permitted and the adjoining property shall be restored to a,~ndition reasi\nalily equivalent to its condition prior to such entry as soon as such maintenari.c€';fn,pair~ork i}coh}pleted. Fences may be limited in height and/or extent beyond. local coa'tf \visions;-as. we.ll'as 'in style, as provided for in the Standards as adopted byAliej\:ssociation. ,,1) ~°"\) (k) (T~d~y, in the Comgiu~gulations, adopt such regulations for the installation, mainteri"ance and watering 'of <landscaping, including lawns, as the Board d . 'bl" / I • \ .'\ th 1 d 1 f h etermmes are·· .. reasona y nee. essary-to mamta\n\ e genera appearance an va ue o t e properties,withinthe,P.lat. ~ ~~ \.) ~c~~ls. No{nit11als, livestock or poultry of any kind shall be raised, bred, or kept 'on 'a11y Lot except"{liat usual household pets such as dogs, cats and similar sized pets typically si\ld'in pet stores may'be kept, ~rovided that they are not kept, bred or maintained for commercial purpbses, and tha~th~y do nar'lmreasonably interfere with the use and enjoyment of any part of the P°lat~ ) ) Section 5.3~uisance!J.c)No Lot shall be used or maintained as a dumping ground for rubbish; and trash, garb~e/or/bther waste shall not be kept except for in sanitary containers or composting areas. Equipmait for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. Nothing shall be done on a Lot that may become a nuisance to the neighborhood. Section 5.4. Businesses. No trade, craft, business, profession, manufacturing, commercial enterprise or commercial activity of any kind shall be conducted or carried on upon any Lot or within any building located within the Plats unless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be Page 10 of20 • • assumed to exist if (I) evidence of said use is visible from the street or adjacent Lots; (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No signs for such businesses shall be permitted. Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, right of way, adjacent planter strip or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Association has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temp6rary trash storage sites within the Plat. The restrictions contained in this Section shall not ex~lude the temporary parking of automobiles on the designated driveway areas adjacent,fu garages on the Lots. Section 5.6. Construction and Sale Period'.""~ng ~~larant owns any property in the Plats for development and/or sale, the resfrictibns set forth in"lliis Article 5 shall not be applied or interpreted so as to prevent, hinder, 6r interfere with devel~ment, construction or sales activities ofDeclarant or any builder or diveloner apprm,ed by the Declarant. S . 5 7 M . ,..,p· ~~h. 71)d h ""~b·1· . . ect10n . . amtenance/ •. ronerty owners 1p me u es t e respons1 1 1ty to mamtam all structures and grounds that are a iJart-ofthe Lot. Th~obligation includes, but is not limited to, h . . . . \~ \ '-< "1 :, ' I . f ffi . sue actJv1tJes as mowmg grass, we"" contro ;---_vegetation contro , prevention o o ens1ve or noxious odors associated with composiin'g, r~o~J,of tras~sfructural maintenance, including repairing mildewed, worn or dated siding'an'd fencirlg, painting ~dtemoving moss on roofs. (A~"" \ \ / /'-;_~ '\../ ~RTICCE 6 -ARCHITE(TURAC-CONTROL Section 6.1. Th~mmitJeelThe Bo~d shall design:te the Committee herein referred to. The address of the Contmitt€e shall-b?'the regi'stcied office of the Association. ~c~~is~~'Rlan~~ ~nstruction, all plans and specifications or informatiorhequired to be,submitt~d to,the Committee for approvals shall be submitted by mail to the addi'es~of the Com~ittcil\in drip!i?ate, shall be in writing, shall contain a written request for approval imd'the name and, address 6f-the person submitting the same and the Lot involved, and shall set f6rth'-the following\ with respect to a proposed structure: The location of the structure upon the 'Lot>the eJeJation of the structure with reference to the existing and finished lot grade, the generai'de;igg,,(h?iriterior layout, the exterior finish materials and color including roof materials, the land~ape plan, and such other information as may be required to determine whether such structure conf6rms with the restrictions established by the Governing Documents and any Community Regulations adopted by the Association. The Committee may require applicants to notify adjacent Lot Owners of their request for approval. Section 6.3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plats, which authority shall include but not be limited to determining the height, configuration, location, design and appearance of the home, fences, walls, outbuildings, pools, and other Page 11 of20 • • structures and improvements appurtenant to the use of the Lot. Such determinations shall be binding on all persons having any interest in the Lot. Owners shall be responsible for informing contractors, agents and others working on the Lot of the standards and conditions of all approvals issued by the Committee and shall be responsible for correcting any violations of any and all violations of those standards and conditions. Section 6.4. Approval or Disapproval Process. Within 30 days after the receipt of plans and specifications or information with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request that in its opinion does not conform to the Governing Documents and any,Community Regulations adopted by the Association or its aesthetic or other adopted standarc!s) Approval or disapproval of a request shall be made upon one of the copies thereof and{eturned to the address shown on the request. If the Committee fails to approve or disapp{ove,~tibmitted plans and specifications within 30 days after the plans and specifications have'bc;efi sulimitted, which submission shall be evidenced by a written receipt for said plans and/sr,)cification~approval will not be required, and this Section will be deemed to have been,fully,fumplied with. 'In this event, any such plans and specifications shali nevertheless be in c&mpiiance with all the r~tri~tions contained in the Governing Documents and any Community Reguhrtions adopted by the Al.so'tiation. S . 65 Ad. Th/',C . ~V.)d. ~d~ . echon . . visors. e omm1ttee may~po1ht a visors or a v1sory committees from time to time to advise on matters~pcitaining to tlie{lat. No person on the Committee or acting for it shall be responsible for aiiy,dclect in'lJi:!Y plan or{)ecification submitted or approved nor for any defect in any plan or specificdtio~ubrriitted or appi-oved nor for any defect in any work done according to,suchplans and sp'ecificatio~. ~ \) Section 6.6. /van~he Com~Jte/shallhave~s, authority to approve plans and specifications · whicKdo~ot confdrm to tliese (h:strictions in order to overcome practical difficulties or prevent 'haroship~)inLthe appli~atibn of these restrictions; provided that such variations so-approved sh~ll rlot be,materially injurious to the improvements of other Lots and shall not/constitute-a ~aiver 6f,Jh4estri'ctio~s'herein,~ontained but shall be in furtherance of the / /d · 'f· h" "· ., " " purposes an mtent o t ese~nchons. ~ ~ ARTidE'\-\~~ AREAS AND MAINTENANCE Se~~Title to G:ommon Areas. Declarant shall convey to the Association the Common Areas 6wned by Deel al-ant, as designated in the recorded Plat( s ), including notes thereto. The Commbn Area/shall be subject to an easement of common use and enjoyment in favor of the Associati~~ild eVery Owner, their heirs, successors, and assigns, in accordance with the terms and conditi6ns of the Governing Documents. The Common Areas when conveyed to the Association shall be free and clear of financial liens. Section 7.2. Owners' Common Rights. Owners shall have equal rights with other Owners to use the Common Areas, unless certain Common Areas are specifically designated as limited Common Areas on the face of a plat(s) or other recorded instrument. All easements for ingress, egress, utilities, and use of facilities, unless otherwise specifically limited, shall exist in favor of all Owners in the Plat. Page 12 of20 • • Section 7.3. Maintenance of Common Areas/Other Maintenance. The Association shall maintain, repair, replace, improve, and otherwise manage all of the Common Areas so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, replacement, construction, or reconstruction as may be determined by the Board to promote the recreation, health, safety, and welfare of the Owners. Any action necessary or appropriate to the maintenance and upkeep of the Common Areas, the landscaping, irrigation, storm drainage facilities, sewer and water systems, all buildings, gas, telephone, or electrical or television facilities applicable to the Common Areas shall be taken by the Board. In addition, the Board may, in its discretion, agree to maintain other improvements within the Plat(s) where the Board finds that such maintenance will provide a general benefit to the,Association and the Lots in the Plat. /; ARTICLE 8-EASEMENTS AND OPEN SPACE Section 8.1. Construction, Utility and~~e ~~ents. Easements for the construction, repair, replacement, reconstruction,/and maintenance of utilities and drainage facilities have been created along the street fronta'ges of all lots and ci.taBlished by the recorded Plat including notes thereto. Furthermore, all i't>ts 'shall be subject to eascineilts 2.5 feet in width, parallel and adjacent to all interior lot lines and 5'fe~t,~width~ parallel an'a,adjacent to all rear lot lines for the purpose of privatedi'ainage. Eas~enls /s!iall move with )djtsted lot lines. Maintenance of all private drainagi\ease'iuents shall lle'(he responsibility of all lots deriving benefit from said easement, including th~~nefofthe lot on Which said easement(s) are located. No structure, including fences and retailiing w-;;lls~·rockeriris, planting or other material which may damage or interfeJe'w!th'the installlition and maintenance 1f~ilities or facilities, or which may change the direction,of"flow'of drainii'ge'chmfuels'in<the'easements, or which may obstruct or retard the flow o\,efater thro°'rtgh \the draiilage ci(annels iil'llie easements, shall be placed or permitted to remain withiiJ,any of'these easem~nt~ except as otherwise authorized by the Plat or as specifically.authorizecfbyth~e'om'mittee. \\ a(Apri~ac~s,e~~,on Greenleaf I lots 8, 32, and 33 is for the "' '· ' ' '·· ) . benefit ofslots,.32, 3:3, and 34 for mgress and egress. The owners of said lots 8, 32, 33, and 34 lrr{'hereb~,rci;ponsible for the maintenance and shall share equally in the maintenance iespon;ibilities of said easement. b) A ~ate acceJ Jsemen;shown on Greenleaf I lots 17, 19, and 20 is for the ' ', I I benefit~Klots 1'8, 19, and 20 for ingress and egress. The owners of said lots 17 through 201lf{ hefeby responsible for the maintenance and shall share equally in the mainteiiaJ)_c{responsibilities of said easement. Section 8.2. Maintenance of Common Areas and Tracts. The Association shall be responsible for maintaining, repairing and replacing: a) Any plat entry monuments, lighting, landscaping, and irrigation constructed in a common Tract. b) Landscaping, irrigation, fencing, and any other community improvements that have been or may be constructed in the future within a Common Tract or other Page 13 of20 • • areas designated by the Board, including easements in favor of the Greenleaf Homeowners Association. c) Any landscaping and irrigation systems located within the public rights of way located in the Plat, except that which fronts or sides any individual lot. d) The mailbox stands. e) Any landscaping, and any and all necessary access roads, fences, gates, retaining structures, rockeries, drainage components, splash pads, and any other appurtenances within storm detention tractsand easements in favor of the Greenleaf Homeowners Association. ~ < f) Greenleaf I Tract 'A' is an Open Space tra6'containing an entry monument and landscaping and is owned by th7 Grecllleaf H~m~wner's Association (HOA). Maintenance of all improvements and/landscaping bn 'said Tract 'A' shall be the responsibility of the HOA. Irithe{vent that the HOA,i}dissolved or otherwise fails to meet its property tax"obligations, as evidencild 'by non-payment of property taxes for a period of eighleen'(l 8) rrfuirths, then ea~h~6Un this plat shall assume and have an'equ_~l and undiv-81ect 3-wi'.iership interest,ip) the Tract 'A' previously owned b~,the H(;)~ ha. ve .,the.attendant financial and maintenance responsibilities. \~ ~~ g) Greenleaf/I-Tracts 'B' and 'D' are Open,Space,tracts owned by the Greenleaf Homemfner-'s,A'ssociation \{HOA{ Maintlmanc~of all improvements and landlcapiiig on Traci's 'B' ana;rf shall bethe..r.€sponsibility of the HOA. In the event lhaf'the HOA )is dissolved(or otherwise fails to meet its property tax obligatio~s, its eviaenced by ndn-payment of property taxes for a period of eigli:teen (I 8),ri6nths;-the~ach ldt in this plat shall assume and have an equal a-undivided 'owriership inter~'in th~ Tracts 'B' and 'D' previously owned by e H0A'anil,hav2'th&attendant'finiincial and maintenance responsibilities. Tracts ' and 'D\~dntain'N.rtive Growth Protection Easements. Disturbing any trees and other vegetation willli~the NOPE unless done pursuant to the express written petrnission of the\City ~/Renton is prohibited. Except as provided, cutting, prlmii'lg, pla.cing)fill or removing or damaging vegetation within the NGPA tracts is prdhiBit~) h) Greenl~I(!:ract 'C' is a Public Storm Drainage tract and is owned by the Greenleaf Homeowner's Association (HOA). An easement is granted to the City of Renton over, under and across Tract 'C' for the purpose of conveying, storing, managing and facilitating storm and surface water per the engineering plans on file with the City of Renton. The City of Renton has the right to enter said stormwater easement for the purpose of inspecting, operating, maintaining, improving, and repairing its' drainage facilities contained therein. Only the chain link fence, flow control, water quality treatment and conveyance facilities will be maintained by the City. Maintenance of all other improvements and landscaping on said Tract 'C' shall be the responsibility of the HOA. In the event that the Page 14 of20 • • HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in Tract 'C' previously owned by the HOA and have the attendant financial and maintenance responsibilities. A portion of Tract 'C' contains a Native Growth Protection Easement. Disturbing any trees and other vegetation within the NGPE unless done pursuant to the express written permission of the City of Renton is prohibited. Except as provided, cutting, pruning, placing fill or removing or damaging vegetation within the NGPA tracts is prohibited. i) Greenleaf I Tract 'E' is a Recreation tra~ is owned by the Greenleaf Homeowner's Association (HOA). /M;intehance of all improvements and landscaping on said Tract 'E' shall be the te(p°on;ibility of the HOA. In the event that the HOA is dissolved or othei:wise'f;ils to ineit,its property tax obligations, as evidenced by non-payment /of r,rciperty taxes for \,period of eighteen (18) months, then each lot in this Rl~t.<!ihall assume and hive 'an, equal and undivided ownership interest in the Tracf'~E''P.reviously: owned bY'the,HOA and have the attendant financial and maintenancil.r~.SP.O .. n .. si·b··.1.·f'.i.ties. ""·"" ~v·y v Section 8.3. Maintenanc~Mitigation Plarttings. The Association shall cause individual lot Owners to maintain plantin:gs~installed by,D)clarant and identified in Owner's Sales Agreement with Declarant, to th<i'e~telrt'anyinitigatio~nGmtings do not survive for 2 years y ., '. :---:: "'<:'\. following installation, Owner,shall be requir~d to replace~ Own:erts expense. Failure to replace such plantings shall reslilt insAss'ociation pi:rformingthe-replacemimfat Owner's expense. ({"'\ \V/~') ARTICLE 9~SUMNC:E, CASUA~TY LOSSES, CONDEMNATION Section-9cl-.,Insur~·Qtver~The ~iiation shall obtain and maintain at all times as an Asfo9ation~ense ?iri.)nSuranc'e<p6,l,i<;Y, ar'-policies and bonds written by companies Iicensecl to'do business,in"Washin:gfon whichprovioe: ~ ~9. I. I. In~a~e agiin}lq_ss or d~age by fire and other hazards covered by the standard extended coverage 'l:na'brsemcilt ih;an amount as near as practicable to the full insurable replacement ~alti'e"(without lleduction 'for depreciation) of the Common Areas, with the Association nami:d as~nsured, br iuch other fire and casualty insurance as the Association shall determine will give'substantially e4ual or greater protection. 9.1.2. ~~!omprehensive liability insurance insuring the Association, the Owners, Declarant, and any~managing agent, against any liability to the public or to the Owners and their guests, invitees, licensees, or tenants, incident to the ownership or use of the Common Areas. 9.1.3. Worker's compensation insurance to the extent required by applicable laws. 9.1.4. Fidelity coverage naming the Association as an obligee to protect against dishonest acts by the Board, Association officers, committees, managers, and employees of any Page 15 of20 • • of them, and all others who are responsible for handling Association funds, in an amount equal to three months general assessments on all Lots, including reserves. 9.1.5. Insurance against loss of personal property of the Association by fire, theft, and other losses with deductible provisions as the Association deems advisable. 9.1.6. Such other insurance as the Association deems advisable, provided, that notwithstanding any other provisions herein, the Association shall continuously maintain in effect casualty, flood, and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for Projects established by Federal National Mortgage Association, Government National Mortgage Association, Federal Home')Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration,,s6long as any of them is a Mortgagee or Owner, except to the extent such coverage is not available~r has been waived in writing by Federal National Mortgage Association, Governmen(N,ationa1'¥ortgage Association, Federal Home Loan Mortgage Corporation, Federal HousingAllthority;or Veterans Administration. Section 9.2. Casualty Losses. In the e~4ubstantial ~~,to or destruction of any of the Common Areas, the Association shall,giv~ prompt written ndti~~f such damage or destruction to the Owners and to the holders of,alhFirst Mortgages wh,<hhave requested such notice from the Association. Insurance proceeds for"c!atriage/or destructiori'to"any part of the Common Areas shall be paid to ti{e A's°sociation as i'trustee for the Owners, 'c;;-its authorized representative, including an insuran~e ti'ustci:;---which shall §egregate such proceeds from other funds of the Association. \\~ ~ ~ Section 9.3. Co'nde~tion. In the even1an~part~ tlie_Q:ommon Areas is made the subject matter of any condemnatioh or emitlerit,,domain proceeding, or is otherwise sought to be acquired by any coridefuning authoiity, the Associ~tion sh;;il-'give prompt notice of any such proceeding or proposed'acijuisitioh tb the Ownilrs'and to the holders of all First Mortgages who have requested-from the A"ss~iation.~ification bf ~ny such proceeding or proposed acquisition. All compGisation;,d~ages, 6r<~~ee~~ftJm, shall be payable to the Association. \~ ~~'FICL~O-ENFORCEMENT Section lO. I. Right to. Enfo~he Association, Declarant, and any Owner shall have the right to enforce;~y any approP,riate proceeding at law or in equity, all covenants, conditions, restrictions, reseri>atfons, liens} aitd charges now or hereafter imposed by or pursuant to the provisions of this D'echlration'. Failure or forbearance by any person or entity so entitled to enforce the provisions bf thi~ Dt\claration to pursue enforcement shall in no event be deemed a waiver of the right to do s3'th/reafter. Section I 0.2. Imposition of Fines. (a) Authority to Impose Fines: The Association shall have the right to impose monetary penalties against the owner and/or occupant of any Lot who violates these Covenants, Conditions and Restrictions or the Community Regulations or other rules and restrictions adopted by the Association. The Board shall, from time to time, adopt a schedule for such monetary penalties. The schedule may provide Page 16 of20 • • for penalties that are assessed a single flat rate and may provide for penalties which are incurred on a periodic (daily, weekly, etc.) basis and which accrue until violations are corrected. (b) Procedure for Imposition of Fines: If the Association determines that a violation of the Covenants, Conditions and Restrictions, or the Community Regulations or other rules and restrictions adopted by the Association has occurred, the Association shall send a written Notice of Violation to the owner or occupant of the Lot determined to be responsible for the violation. The Notice of Violation shall identify (I) the location where the violation has,occurred, (2) the name of the person responsible for the violation, (3) the nahlre of the violation, (4) the action or actions required in order to cure the violati6n ancl a deadline for compliance, and (5) the rate or amount of the fine that will be'as~ssed if the violation is not cured by the compliance deadline. In addition>th( Nofice'of Violation shall indicate that the owner or occupant deemed res~on)ible for thl:0·oJation shall be entitled to request a hearing before the Boar<l, prbvided a written request for such a hearing is submitted to the Board within\fourteen calendar days 1lftci'~ issuance of the Notice of Violation. ~ ~ (c) Hearing by Board: If~uest for a hearing is submitted, the Board shall conduct a factual hearing and illlowjnterested partiei'to present evidence relevant to the issues of whether or not ~iiolatioilhas occuried iind what action is required to cure the violation. The Board sh~ll is~e,a'written deci§ion after the conclusion of the factual ;eari3g0ll Notice\ff\Vio~atio9 &_co~e'figill either fourteen days after they are issued 1f,ro~equest \Or"a"hean~1s · submitted, or on the date that the Board issu~s its decision following a~aring. "-:../ (d) eollectio~)hes(uh,Title~UnP.aid fines assessed pursuant to Section 10.2 sha!Lco11stitute'liens1lgainsMhe'Lot,'b,isubject to the terms and conditions of this <Declar';;tion'regardiqg'li~ fo~sse~ments and attorney's fees. Section. 10.3. ~)es ~ulative. Remedies provided by this Declaration are in addition to, cumulative with, andlare nohnlJieu of, other remedies provided by law. There shall be, and there is'he~by created imtli declared to be, a conclusive presumption that any violation or breach or attempted violation )or )breach of the covenants, conditions, and restrictions herein cannot be adequately1'eciedied by an action at law or exclusively by recovery of damages. ""''v / ARTICl.:E 11-AMENDMENT AND REVOCATION Section 11.1. Amendment by Association. Prior to the expiration of the Development Period, any amendment to the Declaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declaration may be amended only by an instrument executed by the Association for and on behalf of the Owners, provided, however, that such amendments shall have received the prior approval of a vote of the Owners having 75 percent of the total outstanding votes in the Association, and provided, however, that the obligation to maintain common areas and improvements may not be revoked without the written consent of the City of Renton. Notwithstanding any of the foregoing, the prior written approval of 51 Page 17 of20 • • percent of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Association's By-Laws of any of the following: voting rights, assessments, assessment liens, and subordination of such liens, reserves for maintenance, repair, and replacement of Common Areas, responsibility for maintenance and repair, reallocation of interest in the Common Areas, or rights to their use, convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lots other than as set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer a Lot; any action to terminate the legal status of the Association after substantial destruction or condemnation occurs, or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of First Mortgages. /'\ Section 11.2. Effective Date. Amendments shaII,fuke/errect only upon recording in the County where the property is located ~ ~ Section 11.3. Additions and Amendments!D'eclarant hereby·reserves the right to add additional properties to or delete properties from' Grdenleaf. Additi~nal'properties may include subsequent phases of Greenleaf, or other proj5erti/s or lots that the De~lar~t may wish to add at Declarant's sole discretion. ~ ~ ~ ARTICLE 12~NERAL PRO~IONS Section 12.1. Taxes. Each oi\~h~,with~abatement, deduction, or offset, all real and personal property-taxes, general'and spe~ial ~sessmeilts~including local improvement d h / h "f 'd ' . . / I . 'd "-./. d . h. Lo assessments, an ot er c arges o every escnptmn ev1e 'on or assesse agamst 1s t, or 1 I,, /d " '· h L' VTh/ A ' . '· h II J'k . . h persona property ocate on or. m t e ot. ,, e ssoc1aJ10n s a 1 ew1se pay wt! out abatement, deduction;'oi'offset, ~II tif the fo~going taxes, assessments, and charges levied or assessed against the Cotrimdn.~e/is. ~\ \ S~on~ive~iver of~y breach of this Declaration shall constitute a wai(~r (of any oth~r~e~h,"''Wfiether of1he/same or any other covenant, condition, or restriction.~ \\ ~ Se~ 12-.3. Covenants Running with the Land. The covenants, conditions, restrictions, liens, easement~iijoyment rights, and other provisions contained herein are intended to and shall run with the land'and shail lie binding upon all persons purchasing, leasing, subleasing or otherwise occupying i!ny'p.9rtion/ of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instrilments granting or conveying any interest in any Lot and all leases or subleases shall rcl'6r to this Declaration and shall recite that it is subject to the terms hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. Section 12.4. Attorneys' Fees. In the event of a suit or action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorney's fees that the prevailing party has incurred in connection with the suit Page 18 of20 • • or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorney's fees incurred in connection with any appeal from the decision of a trial court or any appellate court. Section 12.5. No Abandonment of Obligation. No Owner, through his non-use of any Common Area, or by abandonment of his Lot, may avoid or diminish the burdens or obligations imposed by this Declaration. Section 12.6. Interpretation. The captions of the various articles, sections and paragraphs of this Declaration are for convenience of use and reference only and do not define, / ' limit, augment, or describe the scope, content or intent of tliis Declaration or any parts of this Declaration. The neuter gender includes the feminine and,hJasc'G!ine, the masculine includes the feminine and neuter, and the feminine includes the m/sculin~,and neuter, and each includes a legal entity when the context so requires. The singl(~uthbct,iri'cludes the plural whenever the context so requires. /) ~ ~ Section 12.7. Severability. Invalidation of any one of these .covenants, conditions, .. .. b"d'' d h11·''"" h restnct10ns, easements, or prov1s10ns y JU gment or court or er s a m no way auect any ot er of the same, all of which shall remain in full forc~an{e~cy ~ Section 12.8. Notices. ~ices, demands, or"other communications ("Notices") permitted or required to be given b~\lfiis'D~laration sliall be in writing and, if mail postage prepaid by certified or registered mail~ ril~reci:ipt requ)stcil~f a Notice to Declarant, the Association, or to fewerAhan'all Owners); ar if m';;iledtirst-cl~s,postage prepaid (if a Notice to all Owners), shall bt;,dfemed-gi~n three <lay){fter'the'da~ofmaili~g thereof, or on the date of actual receipt, if sooner1xcept 'as otherwise provided'in th-;;-Go~ming Documents. Notice to an Owner may be given ht any Lot o\vried by su~h Owner; provided, however, that an Owner may from time to time by 'Notice t6 the,Associ~ticii designate such other place or places or individuals'forthereceipt df,futGre/Notic~Notides 'shall be addressee to the last known address f h d/.d -··f· 'h "' 15 "If h"' . '· ; h O f . o t ea ressee 1 not ot erw1se 1'.nown. ·t ere·1s more t an one wner o a Lot, Notice to any one stlch Owner shali'be 's'uffi.cient\__The addri:ss)of Declarant during the Development Period and of tfie~ssociation sh~ll,fe,givcil,til'each Owner at or before the time he becomes an Owner. If the address'of Declarant or 'the Aiso2iation shall be changed, Notice shall be given to all Owners~ectio~\pplicaJe Jaw. :s Declaration shall be construed in all respects under the laws of the State of,Washington. ""' / IN WITNESS WHEREOF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRITTEN. CHG SF, LLC, a Washington limited liability company Page 19 of20 • • By:---------------- Charles F. Conner Its: Manager STA TE OF WASHINGTON ) ) COUNTY OF KING ) On this ___ day of , 20_, before me, the undersigned, a Notary Public m and for the State of Washington, clulor commissioned and sworn, personally amiearecl to me known to be the of CHG SF, LLC, which effl!'ed ill:e foregoing instrument, and -ac_kn_o_w_le_d_g-ed-th_e_s-aid instrument to be the free aifcrwri!untary act and deed of said corporation, for the uses and purposes therein mentioned, and oath stated that fie was authorized to execute the said instrument. Page 20 of20 r ) • Axis • • EXHIBIT A ACCESS & UTILITY EASEMENT DESCRIPTION Tl-IE WEST 30.00 FEET OF THE NORTJ-1 28.00 FEET OF LOT B AS SHOWN ON LOT LINE ADJUSTMENT FILE NO. LUA-14-000190-LLA RECORDED UNDER 20140905900012, FILED WITH KING COUNTY AUDITOR, KING COUNTY, WASHINGTON. Survey & Mapping 15241 NE 90TH ST REDMOND, WA 98052 TEL. 425.823-5700 ~IECIE!VfED AUG O 4 2016 CITY O;-t: .:f•JTON PLANNING DIVISION DATE: 04/27/16 PROJ. NO. 14-156 SHEET: 2 OF 3 • • EXHIBIT B ACCESS & UTILITY EASEMENT • r-------- TPN:3223059088 1 I ACCESS AND UTILITY\ EASEMENT \ I TPN: 3223059080 I I I GRAPHIC SCALE LOTB !LIL~# IL!UJ~aiJ ~Q @@@ii 19J@alLIL~ 1.......J.-'--_Jj j 0 25' so· 1" = 50' [L(D)'jj /A !LIL/A# 1Ll\JI/A0 41 ~ @@@41 ®©,,[LIL/A TPN:6623400050 [L(D)'jj ~ !LILIA# 1Ll\JI/A0 41 ~ @@@41 ®@o[L[L/A ,.-.. ~ C/) ~ ~ .... .,_, V) .... V) i::x: C/) 40' 40' 32 THIS EXHIBIT HAS BEEN PREPARED TO ASSIST IN THE INTERPRETATION OF THE ACCOMPANYING LEGAL DESCRIPTION. IF THERE IS A CONFLICT BETWEEN THE WRITTEN LEGAL DESCRIPTION AND THIS SKETCH, THE LEGAL DESCRIPTION SHALL PREVAIL. FOUND 1 1 /2" BRASS DISC 5 STAMPED WITH "X" IN CONC. Axis Survey & Mapping 15241 NE 90TH ST REDMOND, WA 98052 TEL. 425.823-5700 MON IN CASE, DOWN 0.35'. DATE: 04/27 /16 PROJ. NO. 14-156 SHEET: 3 OF 3 ---------, .. ~ ) • • Parcel Map Check Report Client: GREENLEAFIISHORTPLAT 15-131 Date: 2/4/2016 2:01 :03 PM Parcel Name: BOUNDARY North: 161,349.3509' Segment# 1: Line Course: S 1 °26'2 l "W North: 161,289.3699' Segment# 2: Line Course: N89°59'56"W North: 161,289.3728' Segment# 3: Line Course: N 1 °26'2 l "E North: 161,409.3749' Segment# 4: Line Course: S89°59'56"E North: 161,409.3707' Segment# 5: Line Course: NI 0 26'15"E North: 161,424.3660' Segment# 6: Line Course: S89°59'56"E North: 161,424.3657' Segment# 7: Line Course: SI 0 26'2 l "W North: 161,349.3494' Prepared by: AXIS SURVEY & MAPPING 15241 NE 90TH ST East: 1,302,796.8947' Length: 60.00' East: 1,302,795.3878' Length: 149.93' East: 1,302,645.4578' Length: 120.04' East: 1,302,648.4727' Length: 217.39' East: 1,302,865.8627' Length: 15.00' East: 1,302,866.2390' Length: 12.57' East: 1,302,878.8090' Length: 75.04' East: 1,302,876.9243' JRIECfE!VrED AUG O 4 2016 CITY OF RENTON PLANNING DIVISION .r) Segment# 8: Line Course: N89°59'56"W North: 161,349.3510' Pe1imeter: 729.99' Eirnr Closure: 0.0004 En-or North : 0.0000 l • Precision I: 1,825,000.00 • Length: 80.03' East: 1,302,796.8943' Area: 22,983.56Sq.Ft. Course: N88°33'42"W East: -0.00044 • Parcel Name: SP-ROW DEDICATION North: 161,349.3496' Segment# I: Line Course: NI 0 26'2 l "E North: 161,409.3707' Segment# 2: Line Course: N89°59'56"W North: 161,409.3707' Segment# 3: Line Course: N 1 °26' 15 "E North: 161,424.3660' Segment# 4: Line Course: S89°59'56"E North: 161,424.3657' Segment# 5: Line Course: SI 0 26'21 "W North: 161,349.3494' Segment# 6: Line Course: N89°59'56"W North: 161,349.3496' Perimeter: 175.22' Error Closure: 0.0004 Error North: 0.00001 Precision I: 438,050.00 • East: 1,302,864.4160' Length: 60.04' East: 1,302,865.9239' Length: 0.07' East: 1,302,865.8539' Length: 15.00' East: 1,302,866.2302' Length: 12.57' East: 1,302,878.8002' Length: 75.04' East: 1,302,876.9156' Length: 12.50' East: 1,302,864.4156' Area: 938.99Sq.Ft. Course: N88°33'42"W East: -0.00044 / • Parcel Name: SP-LOT-A North: 161,409.3738' Segment# I : Line Course: SI 0 26'21 "W North: 161,289.3717' Segment# 2: Line Course: N89°59'56"W North: 161,289.3728' Segment# 3: Line Course: NI 0 26'21 "E North: 161,409.3749' Segment# 4: Line Course: S89°59'56"E North: 161,409.3738' Perimeter: 355.12' Error Closure: 0.0000 Error North : 0.00000 Precision I: 355,120,000.00 • East: 1,302,705.9912' Length: 120.04' East: 1,302,702.9764' Length: 57.52' East: 1,302,645.4564' Length: 120.04' East: 1,302,648.4712' Length: 57.52' East: 1,302,705.9912' Area: 6,902.30Sq.Ft. Course: N0°00'00"E East: 0.00000 .. j • Parcel Name: SP-LOT-B North: 161,409.3727' Segment# I : Line Course: SI 0 26'2 l "W North: 161,289.3706' Segment# 2: Line Course: N89°59'56"W North: 161,289.3717' Segment# 3: Line Course: N l 0 26'21 "E North: 161,409.3738' Segment# 4: Line Course: S89°59'56"E North: 161,409.3727' Perimeter: 355.12' Error Closure: 0.0000 Error North: 0.00000 Precision l: 355,120,000.00 • East: 1,302,763.5094' Length: 120.04' East: 1,302,760.4945' Length: 57.52' East: 1,302,702.9745' Length: 120.04' East: 1,302,705.9894' Length: 57.52' East: l,302,763.5094' Area: 6,902.30Sq.Ft. Course: N0°00'00"E East: 0. 00000 ., I • Parcel Name: SP-LOT-C North: 161,349.3509' Segment# I : Line Course: SI 0 26'2 l "W North: 161,289.3699' Segment# 2: Line Course: N89°59'56"W North: 161,289.3705' Segment# 3: Line Course: NI 0 26'2 l "E North: 161,409.3727' Se!,>ment# 4: Line Course: S89°59'56"E North: 161,409.3707' Segment# 5: Line Course: SI 0 26'2 l "W North: 161,349.3496' Segment# 6: Line Course: N89°59'56"W North: 161,349.3509' Perimeter: 444.91' Error Closure: 0.0000 Error North: 0.00000 Precision I: 444,900,000.00 • East: 1,302,796.8947' Length: 60.00' East: 1,302,795.3878' Length: 34.89' East: 1,302,760.4978' Length: 120.04' East: 1,302,763.5127' Length: I 02.41' East: 1,302,865.9227' Length: 60.04' East: 1,302,864.4147' Length: 67.52' East: 1,302,796.8947' Area: 8,239.97Sq.Ft. Course: N90°00'00"E East: 0. 00000 .' Conner Homes Greenleaf II short plat January 20, 2016 • Conner Homes Group LLC Attn: Alison Conner 12600 SE 38th Street, Suite 250 Bellevue, WA 98006 • i\EC\EIVED AUG O 4 2016 e:: ·.. . "·:o,'j t'-.._·..:_.-~1 ~ . ...:.J:~~CN SUBJECT: PROPERTY AT 188th STREET SE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on January 18th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, and overall health. See also Tree Retention Plan Sheet L-1. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 6 2. DEDUCTIONS: A. Trees that are dangerous: 0 B. Trees in proposed public streets: 0 C. Trees in proposed private access tracts: 0 D. Trees in critical areas and buffers: 0 3. Subtract line 2 from line 1: 6 4. Project is in the R-1 zone: 6 trees x 0.3 = 2 5. Quantity of trees proposed to be retained: 0 6. Subtract line 5 from line 4 for trees to be replaced: 2 7. Multiply line 6 by 12" for number of replacement inches: 24 8. Proposed size of trees to meet replacement trees: 2" 9. Divide line 7 by line 8 for number of replacement trees: 12 ., ·i ------ • • Conner Homes Greenleaf II short plat TREE NO. DBH SPECIES RETAIN/REMOVE NOTES 001 42" Douglas Fir Remove Healthy 002 34" Douglas Fir Remove Healthy 003 24" Douglas Fir Remove Healthy 004 30" Deciduous Remove Some cankers, generally healthy 005 20" Pine Remove Shaded foliage, generally healthy 006 28" Western Cedar, Remove Healthy ASSUMPTIONS: 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varleyjeff@hotmail.com ; • • CONNER M O M l I March 1, 2016 RE: Greenleaf II Short Plat We plan to remove all six trees currently on the Greenleaf II property. The lots are constrained by adjacent development, an existing home, and roads. In order to get buildable pad grades for the homes we will be altering the existing grades. This grade change will greatly impact the roots of the trees making them non-viable. If we had to leave them in place the roots would be exposed and they would become a hazard to adjacent homes and public traveling along the road. We will be planting twelve ne_w trees to mitigate for the six trees to be removed. Sincerely, Alison Conner Assistant Project Manager 12600SE381h5t.Suite250 I Bellevue, WA9S006 J P.425.455.9280 I f.425.-162.0426 j/ .. • ,, . Order: 63495-06 ------------ 20160620000375.001 • • 11111111111111111 20160620000375 PIT SOUND EN EAS 78 . IMII P -eet OF M4 ea, 0/ZllB IIIIA:48 ~ING COUNTY, RETURN ADDRESS: Puget Sound Energy, Inc. Attn: ROW Department (AEM) PO Box 97034 / EST-O&W Bellevue, WA 98009-9734 ~~C/EiVIED EXCISE TAX NOT REQUIRED AUG O 4 2016 · -·' i · ,· li::l\!TON By~ De:,uly:«;:,!!;IG DIVISION King Co Rec~o,da "'" • · + PUGET SOUND ENERGY EASEMENT ORIGINAL REFERENCE#: GRANTOR (Owner): CHG SF, LLC GRANTEE (PSE): PUGET SOUND ENERGY, INC. SHORT LEGAL: Portion of SW 1/4 Sec. 32, Twp, 23 N., Rng. 05 E., W.M., K.C. ASSESSOR'S PROPERTY TAX PARCEL: 322305-9088 For and In conslderaUon of good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, CHG SF, LLC, a Washington limited tlablllty company ("Ownef' herein), hereby grants end conveys to PUGET SOUND ENERGY, INC., a Washington corporation rPSE" herein), for the purposes described below, a nonexclusive perpetual easement over, under, along BcrD$9 and through the following described real property (the "Property" herein) In King County, Washington: SEE EKHIBIT "A" ATIACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF, Except as may be otherwise set forth herein PSE's rights shall be exercised upon that portion of the Property ("Easement Area" herein) described as follows: Aro Easement Area Ten (10) feet In width having Five (&) foet of such width on each side of a centerline described as follows: THE CENTERLINE OF GRANTEE'S FACILmES AS NOW CONSTRUCTED, TO BE CONSTRUCTED, EKTENDED OR RELOCATED LYING WITHIN THE SOUTH 10 FEET OF THE WEST 150 FEET OF THE ABOVE DESCRIBED PROPERTY. 1, Purpose. PSE shall have the right to use the Easement Area to construct, operate, maintain, repair, replace, Improve, remove, upgrade and extend one or more utility systems for purposes of transmission, distribution and sale of gas and electricity. Such systems may Include, but are not limited lo: Underground facllltles. Conduits, lines, cables, vaulls, switches and transfonners for electricity; pipes, pipelines, mains, laterals, conduits, regulators, gauges and rectifier,; for gas; fiber optic cable and other lines, cables and facilities for communications; semi-buried or ground-mounted facilities and pads, manholes, meters, fixtures, attachments and any and all other facilities or appurtenances neceuary or convenient to any or all of the foregoing. UG Gas & Electric Eassment 2013 WO# 105081090/107051835/RW-098399/Greanleal II Page 1 au Page1of4 Requested By: CTTSTLNA, Printed: 7/5/2016 10:23 AM Doc: KC:2016 20160620000375 .r ,,· .... Order: 6349~06 --------------- 20160620000375.002 • • Following the Initial construction al all or a portion ol lta systems, PSE may, from time to time, construct such additional facilities as it may require for such systems. PSE shall have the right of access to Iha Easement Area over and across Iha Property to enable PSE to exercise its rights granted in this easement. 2. Easement Area Clearing and Maintenance. PSE shall have the right, but not the obligation to cut, remove end dispose of any and all brush. trees or other vegetation In the Easement Area. PSE shall also have the right, but not Iha obligation, to control, on a continuing basis and by any prudent and reaaonable means, the establishment and growth of brush, trees or other vegetation in the Easement Area. 3. Trees Outside Easement Area. PSE shall have the rlght to cut, trim remove and dispose of any trees located on the Property outside the Easement Area that could, In PSE's sole Judgment, Interfere with or create e hazard to PSE's systems. PSE shall, except In the event of an emergency, prior to the exercise of such right, identify such trees and make a reasonable effort ID give 0,Nner prior notice that such trees will be cut, trimmed, removed or disposed. O,Nner shall be entitied to compensation for the actual market value of merchantable timber (if any) cut and removed from the Property by PSE. 4. Restoration. Following Initial Installation, repair or extension of lta facilities, PSE shall, to the extent reaaonably practicable, restore landscaping and surfaces and portions of the Property affected by PSE's work to the condition existing immediately prior to such work, unless said work was dona at the request of Owner, In which case Owner shall be responsible for such restoration. All restoration which Is the responsibility of PSE shall be performed as soon as raasonably possible after the completion of PSE's work and shall be coordinated with Owner so as to cause the minimum amount of disruption to Owne(a ine of the Property, 5. Owne(s Use of Easement Area. O,Nner reserves the right ID use the Easement Area for any purpose not Inconsistent with the rights herein granted, provided, however, Owner shall not excavate within or otherwise change the grade of the Easement Area or construct or maintain any buildings or structures on the Easement Area and O,Nner ohall do no blasting within 300 feet of PSE's fecllities without PSE'a prior written consent. 6. Indemnity. PSE agrees ID indemnify Owner from and against liability incurred by O,Nner as a result of the negligence of PSE or Its contractors In the exercise of the rights herein granted to PSE, but nothing herein shall require PSE to Indemnify Owner for that portion or any such llablllty attributable to the negligence of Owner or the negligence of others. 7. Termination. The rights herein granted shall continue until such time as PSE terminates such right by written Instrument. If terminated, any Improvements remaining In the Easement Area shall become the property of Owner. No termination shall be deemed to hava occurred by PSE's failure to Install Its systems on the Easement Area. a. Successora and Asalgns. PSE shall have Iha right ID assign, apportion or otherwise transfer any or all of Its rights, benefits, privileges and Interests arising In and under this easement. Without limiting the generality of the foregoing, Iha righta and obligations of the parties shall be binding upon their respective successors and assigns. UG Gaa & Electrtc Easement 2013 WO# 1050.!!1090/107051835 / RW-088389 / Greanleat II Page 2 Of 4 Page 2 of 4 Requested By: CTTSTLNA., Prfnted: 7/5/2016 10:23 AM Doc: KC:2016 20160620000375 I Order: 63495--06 • 7~~ J DATED this day of~~'"'-""-~-------~ 20.!1_. OWNER: ashlngton llmltad llablllty company By:~~~~:!__ Its: MANAGER STATE OF WASHINGTON COUNTY OF J<O:..Je; ) ) ss ) 20160620000375.003 • On this~ day of ( Jt<,tie., , 20./.!tz_, before me, the underaigned, a Notary Public In and for the State of Washington, duly commissioned and swom, personally appeared CHARLES CONNOR to me known to be the person(s) who signed as MANAGER of CHG SF, LLC, the Washington limited llab!Uty company that executed the within and foregoing Instrument, and acknowledged said Instrument to be his free and voluntary act and deed and the free and voluntary act and deed of said fimited liability company for the uses and purposes therein mentioned; and on oath staled that he was authorized to execute the said instrument on behalf of said limited liability company. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year firat above written. SHARON L BRENNAN NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES OCTOBER 9, 2018 at ~ PllW~ for the State of Washington, residing My Appoinbnent Expires: JOjq) / 8 Nolafy 1Ul l111t and 11111otatlo111 IT'UII be Inside 1" margins UG Gas & Electric Easement 2013 WO# 10508109D/107D5183S / RW--0983991 Oreanleaf ti Pago 3 ol 4 Page 3 of4 Requested By; CTISTLNA, Printed: 7/5/2016 10:23 AM Doc: KC:2016 20160620000375 .f Order: 63495-06 • • EXHIBIT"A" THE EAST 270 FEET OF lHE SOUTH 120 FEET ANO lHE NORTH 15 FEET OF lHE SOUTH 135 FEET OF lHE EAST 155 FEET OF THE SOUTH HALF OF lHE SOUTHEAST QUARTI:R OF lHE NORlHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M., IN KING COUNlY; EXCEPT lHE EAST 30 FEET THEREOF CONVEYED TO KING COUNlY FOR ROAD BY DEED RECORDED UNDER RECORDING NUMBER 791759: AND EXCEPT THE SOUTH 60 FEET OP lHE EAST 90 FEET lHEREOF LYING WEST OF SAID COUNTY ROAD; AAD ExCEPT THAT PORTION CONVEYED TD lHE STATE OF WASHINGTON FOR HIGHWAY PURPOSES BY WARRANTY DEED UNDER RECORDING NUMBER 7205250333. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. UG Gas & Electric Easement 2013 WO# 105081090/107051835 / RW-098399 / Greanleaf II Pogo 4 ol 4 20160620000375.004 Page4of4 Requested By: CTISTLNA, Printed: 7/5/2018 10:23 AM Doc: KC:2016 20160620000375 e -~---==-=-DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------~Renton® A. ADMINISTRATIVE REPORT & DECISION DECISION: D APPROVED 181 APPROVED SUBJECT TO CONDITIONS 0DENIED f = REPORT DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: Aprll 20, 2016 Greenleaf II Short Plat AUG O 4 2016 CHG SF, LLC, 12600 SE 38th St, Suite 250, Bellevue, WA 98006 Alison Conner, Conner Homes, 12600 SE 38th St, Suite 250, Bellevue, WA 98006 LUA16-000173, SHPL·A, MOD Clark H. Close, Senior Planner The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22,993 square feet (0 .58 acres) and Is located at 18661 108th Ave SE, (APN : 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes. The property Is In the Residentlal-8 (R-8) zoning district. The proposed residential lots range In size from 6,902 SF to 8,240 SF In area with an average lot size of 7,348 SF . The residential density is 5.9 dwelling units per net acre. Access to the lots would be from SE 188th St. The applicant Is also requesting a modification from street Improvements to retain the existing half-street frontage improvements along 108th Ave SE. Soil consists of silty sand with gravel In a dense condition underlain by native glacial till soil. The slngle family home located on the property was recently demolished under Permit #015006874. The applicant is proposing to remove all six (6) of the significant trees onsite. 18661108th Ave SE, Renton, WA 98055 (APN 322305 -9088) Project Location Map Administrative Short Plat Report 16-000173 e e City of Rtmton Department of Community & Economic Development GREENLEAF II SHORT PLAT Administrative Report & Decision LUA16-000113, SHPL-A, MOD April 20, 2016 I 8. EXHIBITS: Exhibit 1: Exhibit 2 : Exhibit 3: Exhibit 4: Staff Report Short Plat Plan (Sheets 1 & 2) Existing Conditions Boundary and Topographic Survey Page 2 of 18 Exhibit S: Exhibit 6: Arborist Report, prepared by Jeff Varley Landscape Architect (date January 20, 2016) Landscape and Tree Replacement Plan (L1-l2} Exhibit 7: Geotechnlcal Summary Letter, prepared by Earth Solutions NW, LLC (date February 9, 2016) Exhibit 8: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC (date September 23, 2013) Exhibit 9: Conceptual Grading, T.E.S.C. & Utility Plan Exhibit 10: Technical Information Report, prepared by ESM Consulting Engineers, LLC (date February 15, 2016) Exhibit 11: Construction Mitigation Description Exhibit 12: Proposed Lot Layout Exhibit 13: Declaration of Covenants, Conditions, and Restrictions for Greenleaf Homeowners Association Exhibit 14: Building Height Code Interpretation (Cl-73 -REVISED) Exhibit 15: Advisory Notes to Applicant I c. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: Single Famlly Residential, R-8 b. West: Single Family Residential, R-8 CHG SF, LlC, 12600 SE 38th St, Suite 250, Bellevue, WA98006 Residentlal -8 (R-8) Residential Medium Density (RMD) Vacant None c. South: d. East: 6. Site Area: Single Family Residential, Home Occupation Beauty Salon (Beauty Wave), R-8 Single Family Residential, Mu/ti-Family (Morgan Court Condominiums), R-14 0.53 acres Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat • • City of Renton Department of Community & Economic Development Administrative Report & Decision GREENLEAF II SHORT PLAT LUA16-000173, SHPL-A, MOD April 20, 2016 I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Benson Hill Annexation I E. PUBLIC SERVICES: 1. Existing Utilities Land Use FIie No. N/A N/A A-06-002 Ordinance No. 5758 5758 5327 a. Water: Water service is provided by the Soos Creek Water and Sewer District. b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. Page 3 of 18 Date 06/22/2015 06/22/2015 03/01/2008 c. Surface/Storm Water: The existing property does not contain stormwater facilities. 2. Streets: The subject property fronts 1D8th Ave SE (SR 515), which is classified as a principal arterial street and SE 188th Street, which is classified as a residential access road constructed as part of the Greenleaf Short Plat adjacent to the subject property. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent ofZoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF}: 1. The Planning Division of the City of Renton accepted the above master application for review on March 8, 2016 and determined the application complete on March 15, 2016. The project complies with the 120-day review period. Administrative Short Plat Report 16-000173 -Greenleaf II Short Plot I I I I I I I I I I I I I I I ! I I I I I City of Renton Deportment of Commlty & Economic Development GREENLEAF II SHORT PLAT ~dmlnlstratlve Report & Decision LUAlli-000173, SHPL·A, MOO April 20, 2016 Page 4 of 18 2. The project site Is located at 18661108th Ave SE, Renton, WA 98055 (APN 322305-9088), adjacent to the Greenleaf Plat (AKA Panther Lake Preliminary Plat) LUA14-000190. 3. The project site is currently vacant (Exhibit 3). 4. Access to the site would be provided from SE 188th Street. Approximately 12' -6" of street frontage would be dedicated along 108th Ave SE. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site Is located within the Resldentlal-8 (R-8) zoning classification. 7. There are approximately six (6) significant trees located within the proposed development area and all trees are proposed to be removed as part of the short plat. 8. There are no critical areas onslte or within the Immediate vicinity of the property. 9. The project Is estimated to strip 900 cubic yards, Including 510 cubic yards of cut and 260 cubic yards of fill, using the material generated by the cut (Exhibit 9). 10. The applicant is proposing to begin construction on April 2016 with homebuilding finished by August 2016 (Exhibit 11). 11. No public or agency comments were received. 12. Representatives from various city departments have reviewed the application materials to Identify and address Issues raised by the proposed development. These comments are contained In the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 15). 13. Comprehensive Plan Compliance: The site Is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single· family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal Is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysts ,/ Polley L-3: Encourage Infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-1: Utlllze multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside ,/ the City Center, • Infill development on vacant and underutlllzed land In established neighborhoods and multi-family areas. ,/ Goal L-88: Maintain a high quality of life as Renton grows by ensuring that new development Is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual Identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/ Polley L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. Administrative Shart Plat Report 16-000173 -Greenleaf II Short Plat • City of Renton Department of Community & Economic Development • Administrative Report & Decision GREENLEAF II SHORT PLAT LUA16·000173, SHPL-A, MOD April 20, 2016 Page S of 18 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development In the R-8 Zone Is Intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment In existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal Is compliant with the following development standards If all conditions of approval are met: Compliance • R"8 Zone Develop Standards and Analysis 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 net acre. Net density is calculated after the deduction of sensitive areas, areas Intended for public right-of-way, and private access easements. ,I' Stoff Comment: Based on o net density of 22,053 square feet (22,993 sf gross density -940 sf public streets), the proposal for 3 residential lots on the project site would result In o net density of 5.93 dwelling units per acre (3 lots I 0.506 acres = 5.93 du/ac), which meets the minimum and maximum density requirements of the R-8 zone. Lot Dimensions: The minimum lot size permitted In the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed dimensions for Lots 1-3. ,I' Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lotl 6,902 57.52 120.04 Lot 2 6,902 57.52 120.04 Lot 3 8,240 60.04 102.41 Staff Comment: The proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone /Exhibit 2). Setbacks: The required minimum setbacks in the R-8 zone are as follows: front yard Is 20 feet except when all vehicle access is taken from an alley, then 15 feet, side yard is s feet, side yard along the street 15 feet, and the rear yard is 20 feet. Stoff Comment: The proposed lots ore oriented so that the front yards of Lots 1 and 2 would face the public street (SE 188th St). Lot 3 would also gain driveway access from SE 188th St but the orientation of the single family home would orient east/west or towards the public street (108th Ave SE). The applicant is proposing to orient the front of the home of Lot 3 to the west or toward Lot 2 with o hammerhead ,I' turnaround at the end of the single family driveway /Exhibit 12). Stoff recommends, as o condition of approval, that the residence to be constructed on Lot 3 shall hove its front yard and entry oriented to the east or towards 108th Ave SE. A note to this effect shall be recorded on the face of the short plot. The building design of the new residence shall be reviewed and approved at the time of building permit application. The proposed lots appear to contain adequate area to accommodate all the required setback areas and provide o sufficient sized building pad. Campi/once with building setback requirements for the residences proposed to be constructed on Lots 1-3 would be verified at the time of bulldlng permit review. Compliance Building Standards: The R-8 zone has a maximum building coverage of 50%, a Administrative Short Plat Report 16-000173-Greenleaf II Short Plat I \ I I I I City of Renton Department of Com.ty & Economic Development GREENLEAF II SHORT PLAT .Administrative Report & Decision LUAJ6-000J73, SHPL·A, MOD April 20, 2016 Page 6 of 18 not yet maximum impervious surface coverage of 65%, and a maximum building height of demonstrated two (2) stories with a wall plate height of 24 feet. Compliant If conditions of oppro11ol are met Compliant If condition of approval Is met Staff Comment: Building height {os described by Exhibit 14), building coverage, and Impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one (1) street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there Is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual· Landscape Plan, prepared by Jeff Varley Landscape Architect {Exhibit 5}, was submitted with the short plat application materials. A 10· foot onsite landscape strip is proposed along the street frontages of SE 188th St and 108th Ave SE. A Plant Schedule was Included on the Landscape Plan, the fol/awing trees and plants are proposed within the onsite landscape strip: maple, dwarf burning bush, david blburnum, red/ea[ barberry, kinniklnnick, and dune strawberry. In addition, to the anslte landscape planter strip plants, five (5) western red cedar trees were included In the conceptual plant schedule. Landscaping Is also required within the planter strip along 108th Ave SE. Staff recommends that a final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. A continuation of the Greenleaf Plat landscaping schedule would be required within the ±17.5 feet of r/ght- of-way behind the existing sidewalk. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees In a residential development. Significant trees shall be retained In the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, u.nless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or Its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density Is two (2) significant trees for everv five thousand (5,000) square feet. The tree density may consist of Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat • City of Renton Department of Community & Economic Development • Administrative Report & Decision LUAJ6-000J73, SHPL-A, MOD GREENLEAF II SHORT PLAT April 20, 2016 Page 7 of 18 existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.1, Street Frontage Landscaping Required, or a combination. Staff Comment: An Arbor/st Report (Exhibit 5), Conceptual Landscape and Tree Replacement Plan /Exhibit 6) were submitted with the project appl/cation materials. According to the Arborist Report, a total of six /6) significant trees are located within the vicinity of the develapable portion of the project site. Of the existing six /6) trees, none of the trees were deemed dangerous or unhealthy and none of the trees were located within the proposed pub/le street right-of-ways. Of the six /6) significant trees, 3096 or two /2) trees are required to be retained. As a result, the proposed retention of zero trees is less than the minimum tree retention requirement of two /2) trees or 30%. Compliance with this requirement moy be achieved through the installation of additional trees, retention of existing trees, ar a camblnatlon thereof. To meet the tree replacement requirement, the applicant is proposing to plant seven /7) maple trees at 2 inch caliper within the 10-foot onsite landscape strips and five /5) western red cedar trees at 2 Inch cal/per at the back of the lots for a total of 24 caliper inches. However, staff Is recommending, as a condition of approval, that the applicant satisfy the thirty percent (30%) tree retention requirement by retaining two (2) trees (Tree Nos. 005 and 006) on the south portion of Lot 3. The existing trees serve as on established landscape buffer between the resident/al development and the Home Occupation Beauty Salon (Beauty Wave) ta the south. A Detailed Landscape Plan that complies with RMC 4-8-120D.12 shall be submitted at the time of Utility Construction Permit Application to the Current Planning Project Manager for review and approval. The Detalled Landscape Plan shall demonstrate compliance with the thirty percent (30%) tree retention requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to Final Occupancy far the new homes. In addition, to complying with the minimum tree density requirements, the applicant Is required to retain or plant two (2) significant trees, or gross equivalent cal/per inches, per 5,000 square feet of lat area. Based an the lat areas proposed, the applicant would be required to provide a minimum of three {3) trees an Lots 1 and 2 and two /2) trees on Lat 3 provided trees 005 and 006 are retained. The detolled landscape plan shall demonstrate compliance with minimum tree density and tree retention requirements of the zone. On-site landscaping shall be installed prior to Final Occupancy for the individual homes, landscaping within the right-af-woy shall be installed prior ta short plat recording. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum Compliance driveway slopes shall not exceed fifteen percent (15%); provided, that driveways not yet exceeding eight percent (8%) shall provide slotted drains at the lower end with demonstrated positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Stoff Comment: Parking requirements and driveway grades for the new residences proposed would be verified at the time of building permit review. Driveway cuts locations and width would be verified at the time of construction permit application. Administrative Short Plat Report 16-000173-Greenleaf II Short Plot I I I I I i ' I I I I I I I I I I I i I I i I I I I I ! I \ I I I I I I I • • City of Renton Department of Community & Economic Development Administrative Report & Decision GREENLEAF II SHORT PLAT April 20, 2016 N/A LUA16-000173, SHPL-A, MOD Page 8 of 18 Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: Na fences or retaining walls are proposed. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards Implement policies established In the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to Issuance of the building permit for the new single family homes. The proposal Is consistent with the following design standards, unless noted otherwise: lot Configuration: One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or "" 3. A front yard setback variation· of at least five feet (S') minimum for at least every four (4) abutting street fronting lots. Staff Comment: The lot sizes are as high as 8,240 square feet and as law as 6,902 square feet with differences af mare than 400 gross square feet size within the R-8 zone. As proposed, the short plat would comply with lot configuration requirement #2. Garages: One of the following is required; the garage Is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (S') (not Including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Compliance 4. Located so that the entry does not face a public and/or private street or an not yet demonstrated access easement, or s. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance Primary Entry: One of the following Is required: not yet 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height Administrative Short Plat Report 16-000173 -Greenleaf fl Short Plat • • City of Renton Department of Community & Economic Development Administrative Report & Decision GREENLEAF II SHORT PLAT LUA16-000173, SHPL·A, MOD April 20, 2016 Page 9 of 18 demonstrated twelve inches (12") above grade, or 2. Porch: minimum size five feet (S') deep and minimum height twelve Inches (12") above grade. EKception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. As previously recommended by staff, as a condition of approval, the residence to be constructed on Lot 3 shall have Its front yard and entry oriented to the east towards 108th Ave SE. Fa~de Modulation: One of the following Is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on facades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing facade. Staff Comment: Compliance for this standard would be verified at the time af building permit review. Camp/lance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all facades facing street frontage or public spaces. demonstrated Staff Comment: Camp/lance far this standard would be verified at the time af building permit review: N/A Scale, Bulk, and Character: N/A Roofs: One of the following is required for all development: 1. Hip or gabled with at least a siK to twelve (6:12) pitch for the prominent form Compliance of the roof (dormers, etc., may have lesser pitch), or not yet 2. Shed roof. demonstrated Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time af building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve Inches Compliance (12") with horizontal fascia or fascia gutter at least five inches (5") deep on not yet the face of all eaves, and demonstrated 2. Rakes on gable ends must eKtend a minimum of two inches (2") from the surface of eKterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that Compliance is two stories or greater in height, a horizontal band that measures at least eight not yet inches (8") is required between the first and second story. demonstrated Additionally, one of the following is required: 1. Three and one half Inch (3 1/2") minimum trim surrounds all windows and details all doors, or Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat I I I I I I I I I I I I I i I I I I I City of Renton Department of Cam,!ty & Economic Deve/apment GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL·A, MOD April 20, 2016 Page 10 of 18 2. A combination of shutters and three and one half Inches (3 1/2") minimum trim details all windows, and three and one half Inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following Is required: 1. A minimum of two (2) colors Is used on the home (body with different color Compliance trim Is acceptable), or not yet 2. A minimum of two (2) differing siding materials (horizontal siding and demonstrated shingles, siding and masonry or masonry-like material, etc.) Is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding Is used, it shall wrap the corners no less than twenty four Inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). A Geotechnlcal Summary Letter {Exhibit 7) and a Geotechnical Engineering Study (Exhibit 8) was prepared by Earth Solutions NW, LLC and submitted with the short plat application. According to the submitted reports, no critical areas were identified on the project site. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations If all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet {16'). Staff Comment: Access ta the site is proposed from SE 188th St or via the existing emergency access easement /ram the primary intersection a/ SE 187th Pl and 108th Ave SE. 6. The 27.S-faat emergency access easement was recorded with the Greenleaf Plat Campi/ant and did not include direct access from the easement to Greenleaf II. As a result, staff is If condition recommending, as a condition of approval, that applicant obtain an ingress/egress a/approval public access easement from parcel no. 6623400050 In order to gain access to Greenleaf ls met II Lat 3. Alternotlvely, if on access easement is unable ta be attained, access to Lot 3 shall be obtained from SE 188th St. This may require a reconfiguration of the proposed lots or a shored access easement/shored driveway between Lots 2 and 3. Approximately 75 feet of the site fronts 108th Ave SE. The project is proposing to dedicate 12.5 feet of right-of-way along 108th Ave SE {75 feet x 12.5 feet= 937.5 squore feet). The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Tobie for Public Streets and Alleys• in order to modify the requirement from half-street frontage Improvements due to the short nature of the frontage and the surrounding developments In order to maintain the existing street configuration. Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat • City of Renton Department of Community & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUAlfi.000173, SHPL-A, MOD April 20, 2016 Page 11 of 18 Existing improvements consist of four travel Jones, a center turn lone, 5-foot sidewalks located against the curb, and 5-foot wide planter strips on both sides. This modification request is the same as the approved request submitted for the Greenleaf Plot adjacent to the subject property. Stoff Is recommending, as a condition of approval, that the existing driveways fronting 108th Ave SE shall be removed and replaced with vertical curb and sidewalk to match the existing frontage improvements located along 108th Ave SE. The proposed project fronts SE 188th St (a residential access rood}, which was constructed as port of the Greenleaf Plot adjacent to the subject property. The full standard roadway width (53 feet ROW} of SE 188th Street ends approximately at the east property line of Lot 2 before tapering to a dedicated 2 7.5-foot emergency access easement, created as port of the 34-lot Greenleaf Plat for secondary fire emergency access to the 108th Ave SE. The project would complete half street frontage improvements along SE 188th St which Includes, but is not limited to, a 0.5-foot wide curb, a O to 8-foot wide planting strip, and a 5-foot wide sidewalk along the project frontage. Stoff Is recommending, as a condition of approval, that the frontage improvements extend from the termination point of existing frontage, installed as port of the Greenleaf Plot adjacent to the subject property, and end at the east property line of Lot 3. Vehicular access to each of the lots shall be from SE 188th St or on access easement from parcel no. 6623400050. The utility pion (Exhibit 9/ indicates that the public sidewalk would encroach Into a portion of the front of Lot 2; therefore, a public access easement would be required where the sidewalk tapers and continues into the area of the lot or be dedicated as public right-of-way. In addition, the pedestrian sidewalk must also continue across the front of Lot 3 to the east property line. Portions of which front the emergency access easement. Stoff is recommending, as a condition of approval, that the sidewalk frontage improvements (five foot (5'} wide sidewalk, vertical curb, and driveway approach) be constructed along the full frontage of Lot 3. A minimum 20 feet of asphalt for secondary fire emergency access shall be retaining within the 27.5-foot wide emergency access easement located on parcel no. 6623400050. In addition, a separate recorded easement or additional right-of-way dedication along SE 188th St shall be required if the sidewalk encroaches into the area of the lot(s). Driveways shall be designed in accordance with City standard plans 104.1 and 104.2 (RMC 4-4-080). A construction permit for frontage improvements would be required. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff. Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots Compllant meet the requirements for minimum lot size, depth, and width. If condition Staff. Comment: As discussed above under FOF 14 oil lots meet the minimum lot ofappraval dimensional requirements in the R-8 zone. The proposed lots ore either rectangular or ls met L-shoped. Orientation of Lots 1 and 2 hove their front yards facing their respective pub/le street (SE 188th Ave SE} and staff is recommending that the residence ta be constructed on Lot 3 hove Its front yard and entry oriented to 108th Ave SE. The building design of the new residences would be reviewed and approved at the time of building permit application. Campi/ant Streets: The proposed street system shall extend and create connections between Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat i I I ! I I I I I ' I I I I I I I I i I i I I I I I I I I I I ! I I I I I I I ! I I City of Renton Deportment of Comm,ity & Economic Development GREENLEAF II SHORT PIA T .Administrative Report & Decision LUA16-000173, SHPL-A. MOD April 20, 2016 Page 12 of 18 If condition existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. ofopprovol Staff Comment: The proposed project fronts both 108th Ave SE (a prlnclpal arterial ls met street) and SE 188th St (a residential access road). The minimum right-of-way width for a principal arterial street Is 5 travel lanes at 103 feet. The existing right-of-way width on 108th Ave SE is approximately 82 feet. To meet the City's complete street standards, street improvements, Including a pavement width of 27 feet from the center line, curb, gutter, and 8 foot planter strip, 8 foot sidewalk, and storm drainage Improvements In the right-of-way fronting the site (RMC 4-6-060). Therefore, approximately 10.5 feet of right-of-way dedication would be required. The applicant has requested o modification from street Improvements to not only dedicate the required 10.5 feet right-of-way but also two (2) additional feet for a total dedication of 12.5 feet along 108th Ave SE. This modification request matches the approved request submitted for the Greenleaf Plat adjacent to the subject property and would retain the existing configuration of the gutter, sidewalk and planter strip. The full standard roadway width (53 feet ROW) of SE 188th Street ends approximately at the east property line of Lot 2, and then tapers to a dedicated 25-foot emergency access entrance (20 feet paved) installed as port of the Greenleaf Plot. Street frontage along SE 188th Street would Include 0.5 foot curb, 0 to 8 foot landscape strip and o 5 foot sidewalk. Frontage improvements would extend from the termination point of existing frontage, Installed as port of the Greenleaf Plot, through the property frontage to the end of the property at the west property line of Lot 1. The applicant submitted o formal modification request (dated Morch 1, 2016) from RMC 4-6-060F.2 In order to modify the requirement from half-street frontage improvements on 108th Ave SE due to the short nature of the frontage and the surrounding developments to maintain the existing street configuration. See the formal response to the modification request for more Information (FOF 18 Street Modification Analysis). Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City uses the following factors to determine whether the use of alleys is not practical, including size: a) Size: The new development is a short plat; b) Topography: The topography of the site proposed for development Is not conducive for on alley configuration; c) Environmental Impacts: The use of alleys would hove more of a negative Impact on the environment than a street pattern without alleys; d} If site characteristics allow for the effective use of alleys (RMC 4-7-150E.5). The short plat hos pub/le frontage to SE 188th Ave SE and the use of alleys would not be characteristic of the neighborhood or practical. Payment of the transportation Impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation Impact fee Is $2,951.17 per new single fomlly house. The project proposes the addition of (2) new single famlly residences (3 new single family homes, 1 existing home removed). Traffic impact fees would be owed at the time of building permit Issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development would be $5,902.34. The transportation impact fee that is current at the time of building permit application would be levied. Relatlonshlp to Existing Uses: The proposed project Is compatible with existing ,/ surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single faml/y residences north and west of 108th Ave SE located within the R·B zone. To the east is single family residences and condominium project located within the R-14 zone. Administrative Short Plot Report 16-DDD173-Greenleaf II Short Plot • • City of Renton Deportment of Community & Economic Development Administrative Report & Decision LUA16-000173, SHPL-A, MOD GREENLEAF I/ SHORT PLAT April 20, 2016 Page 13 of 18 The proposal would be in harmony with the existing uses. The proposed lots are similar In size and shape to the existing surrounding development pattern in the areo and wauld be consistent with the Comprehensive Plan and Zoning Code, which encourages residential in/Ill development. Compatibility: If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. Staff Comment: The City of Renton Community Services Department has reviewed the ,t' proposal and has determined the site is located along a proposed bicycle lane per the adopted Trails and Bicycle Master Plan for Benson Drive S/SR 515 {aka 108th Ave SE} which extends from S Grady Way to SE 192nd St. The applicant has applied for a street modification that would waive street frontage Improvements along 108th Ave Sf, see FOF 18. The short plat frontage improvements would provide or improve pedestrian connection along Sf 188th St and existing driveways fronting 108th Ave Sf would be removed and replaced with sidewalk and curb ta match the existing improvements. 18. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to modify the requirement from half-street frontage improvements due to the short nature of the frontage and the surrounding developments in order to maintain the existing street configuration. Existing Improvements consist of four travel lanes, a center turn lane, 5-foot sidewalks located against the curb, and 5-foot wide planter strips on both sides. To meet the City's complete street standards 4-6-060.F.2, street improvements including an 8-foot planting strip behind the existing curb, a 12-foot sidewalk (shared bike/pedestrian), a 2-foot strip back of sidewalk, storm drainage, and street lighting would be required. In order to construct this street section, approximately 12.5 feet of right-of-way will be required to be dedicated to the City along the project side of 108th Ave SE. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-2500, if all conditions of approval are met. Therefore, staff Is recommending approval of the requested modification subject to conditions as noted below· • 'compliance Street Modification Crlterla•and Analysis .. a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to Implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address ,t' walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards in order to extend the existing sidewalk at a width of seven feet and eliminate the need for the landscape requirement between the curb and the sidewalk. These policies ore Polley CD-102 and Polley CD-103 which state that the goal is to promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "ore visually attractive, safe, and healthy environments.• The requested street modification is consistent with these policy guidelines. ,t' b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat I i I i I I i I i I I I I I I I I ' I \ I I I I I I I i I I I I I • City of Renton Deportment of Community & Economic Development • Administrative Report & Decision GREENLEAF II SHORT PLAT LUAl6°000173, SHPL 0 A, MOD April 20, 2016 Page 14 of 18 sound engineering Judgment. Staff Comment: The modified street improvements would meet the objectives of a safe walkable environment Intended by the Cade requirements. The improvements provide for o planting strip of sufficient size (5 feet) for landscaping on the backside of the sidewalk. The five foot wide sidewalk at this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. c. Will not be injurious to other property(les) In the vicinity. ,/ Staff Comment: The new improvements would meet the standards for safe vehicular and pedestrian use within the current roadway Improvements. d. Conforms to the Intent and purpose of the Code. ,/ Stoff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and ,/ pedestrians, and would enhance the attractiveness of the new development. Maintaining a consistent appearance along the street frontage would be beneficial to the subject property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: There are no /dent/fled adverse impacts from this modification of sidewalk width and planting strip width for this area. 19. Availablllty and Impact on Public Services: Compliance Availability and Impact on Publlc Services Analysis Police and Fire: Police and Fire Prevention staff Indicates that sufficient resources exist ,/ to furnish services to the proposed development; subject to the condition that the applicant provides Code required Improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee Is paid at time of building permit issuance. Schools: It Is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary (0.68 miles from the subject site), Nelsen Middle School (1.72 miles from the subject site}, and Lindbergh High School (2.54 miles from the subject site). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. While the designated schools are located within a close proximity of the subject site, future students are designated to be transported to school via bus. ,/ According to the onllne Renton School District bus routes WebQuery, the bus stop is located at the intersection of 108th Ave SE & SE 186th St or 108th Ave SE & SE 184th Lane. A 5-foot sidewalk exists along 108th Ave SE and SE 180th St between the subject site and the designated bus stops, which would provide a safe walking route from the proposed subdivision to the bus stop. As part of the proposed project, sidewalks Improvements would be constructed along onsite roadways. The addition of frontage Improvements include a 5-foot sidewalk on the residential access streets constructed as a part of the Green Leaf Plat and adequate provisions have been made for safe walking conditions for students who would walk north to the pick-up and drop off bus stop locations provided by the Renton School District (approximately 0.1 miles). [ Administrative Short Plot Report 16-000173-Greenleof II Short Plot I I • • City of Renton Department of CDmmunlty & Economic Development Administrative Report & Decision GREENLEAF II SHORT PLAT LUA16·000173, SHPL·A, MOD April 20, 2016 Page 15 of 18 A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling Is $5,643.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park ,;' System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Stoff Comment: A Technical Information Report (Exhibit 10}, prepared by ESM Consulting Engineers, LLC, doted February 15, 2016 was submitted with the site plan application. Based on the City of Renton's flow control map, this site foils within the Flow Control Duration Standard for Forested Conditions. The redevelopment Is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements hove been discussed In the provided drainage report. Runoff from the existing site previously Includes one single famlly residence where no stormwoter conveyance system exists. Runoff from the site sheet flows into the yards of neighboring properties. The project proposes to tie in to the existing stormwater detention pond and water quality treatment facility that was designed and Installed as port of the Greenleaf Plat located adjacent to the subject property. The detention pond is set in the southwest portion of the overall "Green/ear site and was designed in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the Manual. The orlginol Greenleaf Plat project Compliant improvements contain o Kirstor Perk Filter Vault following the detention pond to If condition provide water quality for the original project prior to discharge to Panther Creek. The of approval colculotlons provided with the drainage report Include the original Greenleaf project ls met area and the area of the proposed 3 lot addition. The calculations confirm the existing detention pond and Perk Filter would provide sufficient capacity to accommodate the proposed addition to the development. The 3 lat addition to the existing stormwater conveyance system, as currently designed, does nat produce more than 5,000 square feet of new or replaced Impervious surface. As such, additional water quality treatment would not be required for the proposal. Due to shared common improvements between Greenleaf II Short Plat and Greenleaf Plot, staff is recommending, as a condition of approval, that the applicant incorporate the Greenleaf II Short Plat into the established Greenleaf Homeowners Association and assume shared responsible for the ownership and maintenance of all common improvements prior to recording of the short plat. HOA documents (Exhibit 13) shall be approved by the Current Planning Project Manager and the City Attorney prior to short plot recording. A surface water development fee of $1,485.00 per new dwelling unit would apply. The project proposes the addition of two (2) new single fomlly residences (3 new single family homes, 1 existing home removed). The total fee would be $2,970.00. This surface water development fee would be payable prior to issuance of the utility construction permit. ,;' Water: Water service Is provided by the Soos Creek Water and Sewer District. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan from Saas Creek Water and Sewer District Administrative Short Plat Report 16-000173-Greenleaf II Short Plat I I I I i I I I I I I I I I I I I I I I I I I I I I ' ! I I I __ I City of Renton Department of Com,lty & Economic Development GREENLEAF II SHORT PIA T ~dminlstrative Report & Decision LUA16-000173, SHPL•A, MOD April 20, 2016 Page 16 of 18 shall be provided to the City prior to approval of the Utility Construction Permit. Sanitary Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. ,;' The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. I 1. CONCLUSIONS: 1. The subject site Is located In the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation of all conditions of approval are met, see FOF 13. 2. The subject site Is located In the Resldentlal-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. There are no Critical Areas located on the project site, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code or modified by this decision, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. The proposal Is compliant with the modification criteria for a street modification, pursuant to RMC 4-9- 250D, if all conditions of approval are met, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facllltles to accommodate the proposed short plat, see FOF 19. I J. DECISION: The Greenleaf II Short Plat and Street Modification, File No. LUA16-000173, SHPL-A, MOD as depicted in Exhibit 2, Is approved and Is subject to the following conditions: 1. The applicant shall orient the residence to be constructed on Lot 3 to have its front yard and entry oriented to the east or towards 108th Ave SE. A note to this effect shall be recorded on the face of the short plat. The building design of the new residence shall be reviewed and approved at the time of building permit application. 2. A Detailed Landscape Plan that complies with RMC 4·8·120D.12 shall be submitted at the time of Utlllty Construction Permit application to the Current Planning Project Manager for review and approval. The Detailed Landscape Plan shall demonstrate compliance with the thirty percent (30%) tree retention requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to Final Occupancy for the new homes. 3. The applicant shall obtain an ingress/egress public access easement from parcel no. 6623400050 In order to gain access to Greenleaf II Lot 3. Alternatively, if an access easement is unable to be attained, access to Lot 3 shall be obtained from SE 188th St. Administrative Short Plat Report 16-000173-Greenleof II Short Plot • City of Renton Deportment of Community & Economic Development GREENLEAF II SHORT PLAT April 20, 2016 • Administrative Report & Decision LUA16-000173, SHPL-A, MOD Page 17 of 18 4. The applicant shall remove the existing driveways fronting 108th Ave SE and replace with vertical curb and sidewalk to match the existing frontage improvements located along 108th Ave SE. 5. The applicant shall provide a five foot (5') wide sidewalk, vertical curb, and driveway approach along the full frontage of Lot 3. A minimum 20 feet of asphalt for secondary fire emergency access shall be retaining within the 27.5-foot wide emergency access easement located on parcel no. 6623400050. In addition, a separate recorded easement or additional right-of-way dedication along SE 188th St shall be required if the sidewalk encroaches Into the area of the lot(s). 6. The Greenleaf II Short Plat shall incorporate Into the established Greenleaf Homeowners Association and assume shared responsible for the ownership and maintenance of all common Improvements prior to recording of the short plat. HOA documents shall be approved by the Current Planning Project Manager and the City Attorney prior to short plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: TRANSMITTED this 2d• day of April, 2016 ta the Owner/Applicant/Contact: Owner: CHG SF, LLC 12600 SE 38th St, Suite 250 Bellevue, WA 98006 Appl/cont/Contact: Alfson Conner Conner Homes 12600 SE 38th St, Suite 250 Bellevue, WA 98006 TRANSMITTED this 2d• day of Apr/I, 2016 ta the Parties of Record: None TRANSMITTED this 2d• day of Apr/I, 2016 ta the fallowing: Chip Vincent, CED Administrator Brianne Bonnworth, Development Engineering Manager Jan Conk/In, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final If not appealed in writing to the Hearing Examiner on or before 5:00 PM on May 4, 2016, An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Administrative Short Plot Report 16-000173-Greenleaf II Short Plot I I I I I I I I I I I I I i I I I I i I I I ! I I I City of Renton Deportment of Com.tty & Economic Development GREENLEAF I/ SHORT PLAT April 20, 2016 ~dministrative Report & Decision LUA16-000173, SHPL-A, MOD Page 18 of 18 EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision If material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the Initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plat Report 16-000173-Greenleaf II Short Plat • • d; JI "lol 111,9111 .. ·r-...Jl"'---,n,M;;;;, ~;;;-. -.L..ll ~ . i I I I ~ I I ~ I ~ I ~ Ii I " I l!c i I ~ :I d ~ I 1 I ~ I 0 ~ I z ~ b u z ~~ H ~ < Ii! ~ I I ~ I NM~"if I l•:ifl I ~r-1 I ~; I ii! . I I ' I I I I I I • -· - ,~u1 I L~l~i-~ I I.: I 1 ·r I I I ~ I $ KC I I I! I f ~: \ • ~5 I -:.t I ' ii • -.n·tt -J.lf,•LIC* ... 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Iii_'·"·:·'""""',,;. .... , ;~ ---:-;=-=-·,. ~.~ it . -~I-· ·-,: \ 1 1 , ,>"'.-:-. ~ """"" / -/ i· ~ i,,~ j1 ~ .::1va1N~:n::1e I I I I I I I \ • • Conner Homes Greenleaf II short plat January 20, 2016 • Conner Homes Group LLC Attn: Alison Conner 12600 SE 38th Street, Suite 250 Bellevue, WA 98006 • SUBJECT: PROPERTY AT 188th STREET SE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on January 18th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, and overall health. See also Tree Retention Plan Sheet L-1. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 6 2. DEDUCTIONS: A. Trees that are dangerous: O B. Trees In proposed public streets: 0 C. Trees In proposed private access tracts: O D. Trees In critical areas and buffers: O 3. Subtract line 2 from line 1: 6 4. Project is in the R-1 zone: 6 trees x 0.3 = 2 5. Quantity of trees proposed to be retained: 0 6. Subtract line 5 from line 4 for trees to be replaced: 2 7. Multiply line 6 by 12" for number of replacement inches: 24 8. Proposed size of trees to meet replacement trees: 2" 9. Divide line 7 by line 8 for number of replacement trees: 12 EXHIBIT 5 I I ! I ! I I I ! I I I i I I I I I I I ' • • Conner Homes Greenleaf II short plat TREE NO. PBH SPECIES RETAIN/REMOVE NOTES 001 42" Douglas Fir Remove Healthy 002 34" Douglas Fir Remove Healthy 003 24" Douglas Fir Remove Healthy 004 30" Deciduous Remove Some cankers, generally healthy 005 20· Pine Remove Shaded foliage, generally healthy 006 28" Western Cedar, Remove Healthy ASSUMPTIONS: 1. Only the numbered trees In this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or Implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fall required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varleyjeff@hotmail.com SNOIS~ ~N I • __J - i I I I I I I I I I \ I I I I \ I I I I I I I I I i I I I I • • {', >qO:, ,, .:.- -· l ' N N :.;::~11--~~~~~~~~t I~ . _J i I I February 9, 2016 ES-4072.01 Conner Homes • 12600 Southeast 38th Street, Suite 250 Bellevue, Washington 98006 Attention: Ms. Alison Conner Subject: Summary Letter Greenleaf II/Kohr Short Plat 18661 -108th Avenue Southeast Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study Proposed Panther Lake Residential Subdivision 18647 -108th Avenue Southeast Renton, Washington Dated September 23, 2013 Dear Ms. Conner: • Earth Solutions NW LLC • l:eoll1Lhnk:JI Engineering • Coni;tnution Monitoring • Envirunmcnl.tl Sdt'llCL~ As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter to summarize the soil conditions observed at the site. ESNW reviewed the referenced document; and the undersigned project geologist excavated four test pits using hand tools for the purposes of confirming the suspected subsurface conditions on-site February 8, 2016. The property is comprised of a parcel located on the west side of 108th Avenue Southeast, north of the intersection with Southeast 192nd Street in Renton, Washington. The property was undeveloped at the time of site exploration. The topography across the development envelope portion of the site is relatively flat in nature. Plans for the site development include several single-family residential lots, access roads, and associated improvements. Review of geologic maps indicates the site is mapped as being underlain by glacial till. '1805 ~ l.{1,th Pl.1cc I\ EXHIBIT 7 P04 • FAX (42SJ44'J.<17 I 1 I I I I I I ! I ! I I I I I I I I I I I i I I I I I I I I I I I I I I I I I I I I I Conner Homes February 9, 2016 • • ES-4072.01 Page2 ESNW observed up to a foot of fill soil consisting of silty sand with gravel (Unified Soil Classification, SM) in a dense condition. The fill was underlain by native soils comprised of silty sand with gravel in a dense condition. Elsewhere ESNW observed dense native glacial till soil consisting of silty sand with gravel (SM) and poorly graded sand with silt and gravel (SP-SM) in a dense condition. Groundwater seepage was not observed at any of the test pit locations. However perched groundwater seepage is common on sites underlain by glacial till soils, and is typically observed at the contact between the weathered and unweathered glacial till material. Geotechnical Considerations The soils observed within the substrata are considered suitable for support of foundations near the surface. Subsurface conditions suitable for support of the proposed foundation elements will be encountered at depths of approximately one to two feet below existing grades. Based on the observed soil conditions, the recommendations included in the referenced report are applicable for this site. Should you require additional information, or have questions, please call. Sincerely, EARTH SOLUTIONS NW, LLC Stephen H. Avril Project Geologist Kyle R. Campbell, P.E. Principal Earth Solutions tom, LLC • PREPARED FOR The Conner Homes Group, LLC September 23, 2013 Kyle R. Campbell, P.E. Principal • Full Document Available upon Request GEOTECHNICAL ENGINEERING STUDY PROPOSED PANTHER LAKE RESIDENTIAL SUBDIVISION 18647 -108TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2995 Earth Solutions NW, LLC 1805-136TH Place Northeast, Bellevue, Washington 98005 Ph: 425-284-3300 Fax: 425-449-4711 1-866-336-8710 EXHIBITS • '1ii1i :• 1 fl II ,; ' I •I I I f1 ,Iii ~ . lajjli Ii! jB I' I lj ii !jj 1 ;jl • ·1 . I ll·.11 C Q ~ • 'I 11 1··· I I • I • I 1 • i 11 11;111, :112 Ill · ·I ' 1 ' i' ... ·'I i ; i 'II'': l11, :, l• : 11 I :111 •I· I !I ,:!!l!i I l,.l!i 'I•: 11 !! i i! II llii i:I i !! ·~h!J1 I . ·I I I I ,i 5 I I •'1 , •11!11*• I I .. ··-··-1,1, i!il !lj !ii ~ i~ ~ ill ~ i I !11 -• -~ Ii 11 il~1t11 1 :11 . -ti I [~~~ ,11:i!: ,iii Ii, iii ,I 1~ ,I. 1111 Ill: 1• i! IEiiilli ,! I, ,I, II . . -. . -• • :! d ':I t em i ~1 will! 'ii I I I ! ! ih ! : ., ~~ I ~ 'l ( i. I il~il 11 11 i Irr ---,, :t ~ r!l(I "' ~ "' ! '" I I I, :11·• 1 11 ... I I iii ·~ I 111 ... ; ·-Ill- · · , i 111i!ll 1! I! I!!!;~ • l1• . •• l11l '" ~ "' ~ I ::: .. "'ol .. • • '" .! '" " } .. , 1:1 ~: ~;! i....,.:11 i • ., ·1 ,,, '" I "' ... .1 I " ... " ., ! ... " 1 111 • .,, I 0\ "' t• } l ~ I I: .: ~ I ,' ! m ~ ___ ; ri • ... :c •• ~ :1 I ... , .. I 1(·-1 11 • I -'r I' I 1,/ ·I ii ~ --·1·--§ I ~Ii '.· l· I I • .. ! f ! • J~I ~ : I • . l ' i I ~.:fV31N331::1D • EXHIBIT 10 • Full Document Available upon Request GREENLEAF 2 Technical Information Report February 15. 2016 Prepared for . Conner Homes 12600 SE 38 1 h St. Suite 250 Bellevue. WA 98004 Submilled by ESM Consulting Engineers. LLC 33400 8" Avenue S. Suite 205 Federal Way, WA 98003 253.838.6113 tel 253.838.7104 fax www.esmcivil.com I I I I I I I I ! I I I I I I I I I I I ' I I I I I I I i I I • Construction Mitigation Description Greenleaf II • Construction is expected to start April 2016 and with homebuilding finished August 2016, though this is dependent on a steady sales rate and market conditions. Construction hours will follow the City of Renton Code limiting construction activities to between 7am and 8pm Monday through Friday, and 9am to 8pm on Saturdays with no work permitted Sundays. No special hours are proposed for construction or hauling. Hauling and transportation will be on SE 188"' St and onto lots 32 -34 of the Greenleaf plat. No hauling will occur on 108'". Best Management Practices from the Washington State DOE Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other Impacts. During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City standards. Typical measures, which may be employed, Include the use of silt fences, straw bales, and temporary storm drainage features. Hydroseedlng exposed soils and cleared areas after construction will also reduce the potential for erosion. Some heavy machinery exhaust and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual construction of the development. After construction any emissions would be that of a typical residential area. All construction equipment will be In proper working order and regulated for emissions by the manufacturer and local emission laws. Vehicles entering and leaving the site will also be regulated for emissions by state and local emission laws. During construction the site wlll be watered as necessary to keep any dust from impacting surrounding air quality. Short-term noise impacts would result from the use of construction equipment during site development. Construction would occur during permitted construction hours and always in compliance with the City of Renton noise regulations. Equipment will not be allowed to Idle for continuous periods of time, which will help to mitigate the impacts of potential construction noise. Long-term impacts would be those associated with the increase in vehicular traffic from future home owners and typical residential noise. A flagger will be used as needed along SE 1881h street. A type Ill barricade will prevent any access onto 108"' AVE SE. Exhibit attached. EXHIBIT 11 rOUlfJ AXIS REBAR &: CAP (8/15) FOUND AXIS REBAR & CAP (8/l5) , FOi.WO AXIS REBAR ·-P&..CAP-(e/15) .. i 57.-5' ·,----------· ~ ' --,;. ,-.,~':~:5 l·--, ... I' ·-·.. ., ; ' ~ t,r;, -· . · . .::·.C11 g .. . • r-..... \ ,: ~ -::-rz~ J~ct\ - z ·:·-_;·:,~'] ;_! __ . i};h: -.; .. -;. !.., ·r:.. 0:. r --· -\~-•LJ -i =-tt~= . ·-L · : .. ,··~·' . . :_ ' ... ~ ... ...2~ .... ___ i t,' '• ·--·-~ ' .. \ - F'OUND AXlS J.EBAA &; CAP (8/15? i FOUND AXIS REBAR & CAP (B/1!i) ,,J. .. .• ;\.itr"' ~;~ :{ ,1: r,--1 ':i' _JI• .._o"' FOi.MO AXIS R£BAA & CAP (8/15) N89~!i'!lti"w 21I.50' \Od--5'' FOUHO AXIS REBAR &: CAP (8/15) NOJ"28'1~:i-E 15.00"--.........' FOU)I) AXI~ =--------.., -~~ I :.~·· . ~ .. 1· 12.,· z; .. ;• ~ ... . . . , _.:.. . p-r,l~I -····· . i! :i . . ;r7;ft I~~ -:-v·t . ~, ~ § ri 0 < ~ ·~3~ s::~· .., ; I !:'.I J:7 It-· -N . .'.d! ~/;~,ti.:. .. l ...! ~ ij ~ IG I ~ " =·~~~ ~.Cll£tii' ~ a~~ -1~ !i1 ;!. ~ ~ E; 6 12 ~ ~. :--~j I I : z I ... ~ ....... -1nn1:::=:-lti: j ,,.,,,. ~ I :· \ l!...J ~ t'~~-~1-0·~-N89'59'~~ 67,47' ----~_?~!-----------1 N rt CI.FNC CLfNC o.s·s FOUND 1/2" REBAR · • \,t'I ·i=i1 ,· ,, . IDl'IS NCll:lH OF UNE' .t CAP "CPS INC 6l"J f _ ' :; FOUND 1/2" REBAR & CAP 22338" o.e's & O.J'E ,....... ~ O<Ell I ' " \ .... . -···-') • l I "CPS INC 22lJ8" 0.B'S 4: CF CORIER (8/1.5) ta 8 0.2'£ C'F CORNER (8/\5) tn . ,;;-· ll T?N 322:lCS~OBO I g;i ---< ·=· ;:: j ~ IIIOFNC 0.6'E OF l.l<E ~· C s· ~ -,i ~ . "' N15!r.iil':ICI-W-120.M' 1-2-1----l FOUND $/8" REBAR & CJ.P "CPS INC 223,38. 0.8'5 .t 0.4'W (8/15) -r-- L•\9.17' .R•250.00' lF4"23"J4" T•!i.~ MOOUMOIT IN ER PLAT Of EM", SE 188THST FOUND MONUMENT IN CASE. PER PLAT OF GREINLEAF. _!!15702'41"£ 100.1!T ___ _ L•l!.02' R,-25(1.00' bo-2'59'00". T-6.51 N89'58'ZO"W 15.55. !:l "'"' <o ~"' LOT 23 ~ I ~s· ~~ ~i:; 0 z "'"' .;o NO: \,\.\} ... \.01. 'oto.~o ... \)-" ,,,rif' EXHIBIT 12 27,6' EMERGENCY ACCESS EASEMENT PER Pl.AT or GRE£NLLV REC. _•:_amJo-»<~ ; __ ~ ~ ,..... .._, If') ,..... If') ~ en • i ! I I I I I I I I i I I I I I I I ! I I I I i I I I I i I I I I I I I I I • When recorded, return to: CHGSF,LLC 12600 SE 38"' ST, Suite 250 Bellevue, WA 98006 • Full Document Available upon Request DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR GREENLEAF HOMEOWNERS ASSOCIATION TIBS DECLARATION is made on this , 2016, by CHG SF, LLC a Washington Limited Liability Company, referred to herein as ·:oeclarant", which is the owner of certain real property now known as ''Greenleaf' situated in tlie City of Renton, in King County, Washington. The Declarant has created a non-profit corporation known as the Greenleaf Homeowners Association. The Greenleaf Homeowners Association (hereafter referred to as "Association") shall be delegated and assigned the duties and powers of owning, maintaining, and administering any and all Common Areas and related facilities in the Plat, administering and enforcing these covenants, conditions and restrictions, and collecting and disbursing the assessments and charges hereinafter created. The Association shall also have the right and power to promulgate rules and regulations that may further define and limit permissible uses and activities consistent with the provisions of this Declaration. NOW, THEREFORE, the undersigned hereby covenants, agrees, and declares that all of the Plats as defined herein and the buildings and structures hereafter constructed thereon are, and will be, held, sold, and conveyed subject to and burdened by the following covenants, conditions, and restrictions, for the purpose of enhancing and protecting the value, desirability, and attractiveness of Greenleaf for the benefit of the Owners thereof, their heirs, successors, grantees, and assigns. ARTICLE 1 · DEFINITIONS Section 1.1: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Pagel of 20 EXHIBIT 13 • • Full Document Available upon Request Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY /CODE INTERPRETATION ADMINISTRATIVE POLICY/CODE INTERPRETATION#: Cl-73 • REVISED MUNICIPAL CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 REFERENCE: SUBJECT: BACKGROUND: Residential Bulldlng Height (RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing It to three. Docket #116 advocates for increased height and story limits for select zones, Including the RMF zone. The R-14 zone Is transitional between the R-10 and RMF, and therefore R-14 standards are Intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings Is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design (RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. H:\CED\Planning\Title IV\Docket\Adr EXHIBIT 14 erpretatlon -REVISED.docx • • ADVISORY NOTES TO APPLICANT LUA16-000173 -------Renton® Appllcatlon Data: March 08, 2018 Name: Greenleaf II PLAN • Plannlna Review • Land Use Sita Address: 18881108th Ave SE Renlon, WA 98055-6432 Version 11 Police Plan Ravi-Comments Contac:t: Cyndie Parka 1425-430-7521 I cparks@renlonwa.gov Recommendations: Mtnlmal Im--' on --•1ce services. Fire Review· eulldlng Commente Contac:t: Corey Thomas I 425-430-7024 I cthomas@renlonwa.gov Recommandatfona: Envfronmental Impact Commanta: 1. The fire Impact fees are appllcabte at the rate of $495.10 per single family unit. Thia fee Is paid st building pannlt Issuance. Code Related Comments: 1. Tho fire now requirement for o single family homo ls 1,000 gpm minimum for dwslllngs up 11> 3,600 squore feat Oncludlng garage and baaamants). If U,e dwelllng exceeds 3,600 square fest. a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant Is required within 300 feet of tho proposed buDdlngs and two hydrants W the fire flow goes up 11> 1,500 gpm. Ona existing hydrant can be counted toward thesa requirements. A water ovallablllty cortlftcala Is required from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways ara required to be a minimum of 20 feat wide runy paved, with 25 feat 1.-and 45 faat outside turning radius. Fire access roadways shall be constructed to support a 30 ton vahlclo with 75 psi point loading. Access la -·ulrad within 150 feat of all -lnls on the bulldln•s. Planning Review Commente Contec:t: Clark ctosa I 425-430-72891 cclosa@rentonwa.gov Recommsndatians: 1. RMC BBclian 4 4 030.C.2 llmlts haul houra between 8:30 em to 3:30 pm, Monday through Friday unless otherwise approved by the Dovolopment Services Division. 2. New alngle family and other nonresidential construction actlvlUes ehall be resbicted to the houn1 between seven o'dock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays ahall be rastrtcted to tho hauns between nine o'clock (9:00) e.m. and eight o'clock (8:00) p.rn. No work shall be perrnlllad on Sundayo. 3. Within thirty (30) days of oomplotion of grading work, the applicant shall h~ed or plant an appropriate ground cover over any portion of the sHo that Is graded or clean,d of vegetstion and whore no further construction work wlll oa:ur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering ea specified In lhe current King County Surface Water Management Design Manual es adopted by the City of Renlon may be propoBBd between tho dalao of Novomber 1sl end Mar<>h 31st of osc:h year. Tho Dovelopmant Services DMslon's approval of this work Is required prior to final Inspection and approval of tho permit 4. Tha applicant may not fill, excavate, stack or otore any equipment, dispose of any matar1als, suppUos or fluids, operate any equipment, lnstsll lmparvlouo surfaces, or oompact the earth In any way within the area daflnad by tho drip lino of any tree to be retained. 1 5. Tho applicant shsll erect and malnlaln six fool (8') high chain link temporal'( canstrucllon fencing around the drtp lines of all retained , trees, or along tho parimstor of e sland of retained traea. Placanfs shall ba placed on fencing oval'( filly feat (50') Indicating tho words, "ND TRESPASSING -Protected Trees• or on each side of Iha fencing ff 1088 than fllly feat (50'). Site access to lndMdually protected traea or grcups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) aides. In addition, the applicant shall provide suparviaion whenever equipment or truck& are moving near trees. 8. This pannH Is shall comply with the Bald and Golden Eagle Protscllon Act. Tho parrnlllad la responsible far adhering to tho U.S. Fish and WIidlife SeNlce National Bald EanJa Mananamant Guldellnea '2007' and /or uour U.S. Ash and Wlldllfe 5ervlce -nn!L Technical Sen,lces Commente Contact: Amanda Aalcren I 425-430-73891 aaakren@rantanwa.gav Recommendations: Legal description does not match tiUe report provided, however we are aware of the Boundary Une Adjustment '. a-' led for on a --..,on of the lots Involved In this Short Plat ;Engineering Revl-Commante Contact: Ann Fowler 1425-430-73821 afowler@rentonwa.gav · Racommandatlons: I have reviewed lho appllcallon for the Greenleaf II Short Plat at 18861 -108th Ave SE and have the following 'comments: 0 EXISTING CONDITIONS 'water Water service Is provided by the Soos Creek Water and Sewer District. Sawer Water se,vlco Is provided by tho Soos Crook Water and Sswar District. ~l1>rrn Tho existing property does not oontaln slormwater facilities. CODE REQUIREMENTS ' i I Ran:AprilOB,2016 ! EXHIBIT 15 Paae 1 of 4 • • ADVISORY NOTES TO APPLICANT LUA16-000173 ----~Renton® PLAN -Plannlng Review· Land Use Version 11 Englnaarlng Review Cammanta Contact: Ann Fawler I 425-430-73821 afawlet@rentonwa.gov WATER 1. The applicant shall provide a water avallablllty certfflcate from SOOS Creek Water and Sewer Olatrtct. A copy of the approved water plan from Soos Creek Weter end Sewer Dlelrict &hall be provided lo Iha City prior lo approval of !he Ullllty Construction Permll SEWER 1. The applicant shall provide a sewer avallablllty osrtlflcala from Soos Creek Water and Sewsr District. A copy of Iha approved 118W8r plan from Sooe Creek Water and Sewer Dlslrict shall be provided ta the City prior ta approval of !he Utility Construction Penni!. SURFACE WATER 1. A surfaoa water development fee of $1.485.00 per new dwelUng unit will apply. The project proposes Iha addition of (2) now slngle family resldenoss (3 new single family homae, 1 existing home removad). The total fee Is $2,970.00. This Is payable prior lo lssuanos of Iha uUllty oonstrucllon permit. 2. A drainage report. dated February 15, 2016, -submitted by ESM Consulting Englnee111 with Iha site plan appDcaUon. Based on !he City of Renlon'e flow oontrol map, this site falls within Iha Flow Control Duration Standard for Foreeted Conditions. The redevalopment Is subject lo Full Drainage Revlaw In aooon!ance with the 2009 King County Surface Water Dealgn Manual (KCSWDM) and Iha City of Renlon Amendments lo Iha KCSWDM. All oora and spaclal requirements heva bean discussed In the provided drainage report. 3. Runoff from Iha exlating elta lnc:ludea one slngla family resldenos where no &tormweter oonveyanos system exlata. Runoff from !he site sheet flows Into the yards of neighboring properties. 4. The project proposea lo Ue In lo Iha existing &tonnweter detention pond and water quality lnlatmant which was designed and Installed es part of Iha Gn,enleaf Short Pia! adjacent lo the subject property. 5. Tha detention pond Is located In the southwast portion of the ovarall site (Including the original Greenlee! project) end was designed In accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the Manuel. 8. The original Greenleaf project oontelns e Klnstar Perk FIiter Vaull lollowlng Iha detention pond lo provide water quallty for Iha original project prior to discharge lo Panther Creek. 7. The celclllallons provided with the drainage report Include Iha original Greenleaf project area end tho eree of the proposed 3 lot addition end confbm the existing detention pond and Perk FUter wlll provide sufficient capacity to accommodate the proposed addldDn to the developmenl 8. The 3 lot addition to the existing stonnwater conveyance system, as currently designed, does not produce more than 5,000 square feet of new or replaced Impervious surface. As such, additional water quality treabnent Is not required for the proposal. TRANSPORTATION 1. Tha proposed project fronts 108th Ave SE (SR 515), which la clasalfled es e princlpal arterial •-t. Minimum right of way width for this &Inlet ctaaslllceUon with 5 lnlval lanes la 103 feel Existing right of way width In 118th Ave SE la approximately 62 feet. To meat the City's oomplate slnlel slsndenls, street Improvements, Including e pavement width of 27 feet from the center fine, curb, gutter, and 8 loot pf enter slrip, B foot sidewalk, and alarm dralnege Improvements are required ta be constructed In the right of wey fronting Iha site per City code 4 6 080. Approximately 10.5 feet of right of way dedication Is required. 2. Appllcent has requaeted a modlllcation from sbffl lmprovamenle lo dedlcete !he requlnld 10.5 feel right of way plus 2 feel for a total of 12.5 feet of dedicated right of way and retain the exlsUng half street frontage improvements along 108th Ave SE. This modification request malchee lhe approved request submitted for the Greenlee! Short Plat adjacent lo !he subject property end will be supported by staff. Approval shall be provided under a separate cover. 3. The proposed project fronts SE 188th Street. which ls ctasslfied as a reaJduntial access road constructed as part of the Greenleaf Plat adjacent lo !he subject property. The full atendan! roadway width (53 feel ROW) of SE 188th Slnlel ends approximately el !he east p,operty line of Loi 2, then tapering to a dedicated 25 foot emergency access entrance Installed as part of the Greenleaf Plat adjacent to the subject property. 4. Slnlel frontage elong SE 188th Street &hall Include 0.5 fool curb, 0 -8 foot landscape slrip and e 5 fool sidewalk. Frontage &hall extend from the tennlnaUon point of existing frontage, Installed as part of the Greenleaf Plat adjacent to the subject property, and and at the east property line of lot 2, tapered to maintain 20 foot emergency vehicle access et all points. 5. Access ta each of the Iola ehaD be from SE 188th Slnlel. Existing driveways fronting 108th Ave SE ehell be removed and replaced with oldewelk end curb to match the existing sldewalk loceted along 108th Ava SE. 6. Refer to City code 4 4 080 regarding driveway regulatlons. Ortveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. A minimum separation of 5 feet is required between driveway and U,e property line. b. The maximum width of single loaded garage driveway shall not exceed nine feel (9') and double loaded garage drtveway shall not exceed sixteen feel (18'). 7. Driveway locations and designs are not shown on the provided drawings. Acceas to Lot 3 may require Installation of a hammerhead turnaround for emergency access. Fire access is required within 150 feet of all points of the building, measured from the driveway entrance on SE 188th Streel Driveway designs shall be submitted with the building permits for each loL Ran: April 08, 2016 Page 2 of4 • • ADVISORY NOTES TO APPLICANT LUA16-000173 ! -------Renton® 1 1 PE~~~rl::::~::::: . Land Use Contact: Ann FOMer I 425430-7382 I eta.Ae.;::::2 I 8. Payment of Iha transportation Impact faa Is applicable on Iha construction of Iha single family hoU888 at Iha time of application lor Iha I building panmlt. Tho cum,nt rate of transportation Impact fao ls $2,961.17 par new single family house. Tho project propoaoa lho addition of (2) new single family maldencea (3 new single famBy homaa, 1 existing home removed). Traffic Impact faaa will be owed at the time of building pannft laauanoa. Baaed on Iha City's cum,nt fee schedule, estimated traffic Impact faaa lor Iha pn)pC88d davatopmant wfD i ba $5,902.34. Faaa era subject to change. Tho transportation Impact lee that la currant at Iha time of building pennlt applloation will be I lovled. 9. Paving and trench restoration ahaH comply with the City's Trench RestoraUon and Overlay Raqulramants. GENERAL COMMENTS I 1. Separate pennlta and fees for storm connections wlll be required. , 2. Any propoaad rockorles or retaining walls greater than four faet In height moaaurad from the looting, wfll raqulra a aaparata building 1 pennlt. structural plans and spedal Inspection. 3. Adequate oeparation between ufflltias shall be provided In acoordanoa with coda requirements. 4. All conalructlon utility pennlta ror drainage and alraat Improvements will require separate plan aubmlttala. All utility plans shall conflnm to Iha Renton Drafting Standards. A lloanaad Civil Englnaar shall prepare Iha civil plans. 5. A landacaol-man shall be Included with Iha civil plan submittal. Each man ahaD be on a-arata sheets. Community Services Review Commenlll Conlllct: LesUe BaUach I 425-430-8819 I LBatiech@rantonwa.gov I Recommendations: 1. Parks Impact fee par Ordinance 5670 applies. 2. Provide blcyde lanaa per adopted Tralla and Blcyda Master Plan. Plan ahaat #102 -Benson Drive south/ SR 516 B!cyde Lanes. 3. Slraat Frontagaa-lncluda an eight fool wide plantings strip with 4 to 5 atraat lraaa along 108th Avenue and one lraa par lot on new aide atreat aa well as othw planUnga such as turf, graundcover plants, shrubs, etc. 4. Street treas alonn 108th Avenue shall be alnc:ila stemmed, low maturina trees due to overhead cower lines. Englnaerlng Ravi-Commanbl Contact: Brianne Bannwarth J 425-430-7299 I bbannwarth@rantDnwa.gov Rocommandationa: Slraat Modification Analyala: The applicant Is requaating a modlfloation from RMC 4 B OBOF.2 "Minimum Daalgn Standanla Tabla for Pubnc Straata and Alleys' In onlar to modify Iha requirement from half alraat frontage lmpruvomants due to the short nature of the frontage and the aunoundlng davalopmants In order to maintain Iha exlatlng alraat configuration. Existing lmpruvamanta consist of four travel lanes, a center tum lane, 5 foot sidewalks located against the curb, and a 5 foot wide planter sbips on both sides. To maat Iha City's complata Blraal atandarda 4 B 080.F .2, street Improvements lnctudlng an B loot planting strip behind Iha existing curb, a 12 fool aldawalk (shared blke/padaatrian), a 2 fool atr1p back of sidewalk, atonn drainage, and alraat lighting would be n,qulrad. In order to construct this alraat section, appruxlmataly 12.5 feat of right of way will be required to be dedicated to Iha City along Iha project aide of 108thAveSE. The proposal Is compliant with the foUowlng modlflcaUon criteria, pursuant to RMC 4 9 2SOD, If all conditions of approval are met. Therefore, staff Is recommending approval of lhe requested madlflcaUon, subject to conditions as noted below: Compliance Streat Modlfioation Criteria and Analyalo a. Substantially Implements the pollcy direction of the pollclea and objecUves of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification Is the minimum adjustment necessary to lmplamant these policies and objectives. Staff Comment The Community Design Element has applicable polldes listed under a separate section labeled Streets, Slclewalks and Streetscapes. These pollcles address walkable neighborhoods, safety and shared usu. Two specific pollclea support the decision to modify the atraat standards In order to extend Iha axlating sidewalk at a width of aavan feat and ollmlnata Iha need for Iha landscape n,qulrament batwaan Iha curt> and Iha sidewalk. These pollclaa an, Polley CD 102 and Polley CD 103 which state that the goal la to promote new development with "walkable places,· ·aupport grkl and flexible grtd street and pathway patterns,• and ·era vlsually attractive, safe, and healthy environments: The requested street modification is consJstent with these policy guidelines. b. Will maet Iha cbjactlvaa and safety, function, appearanoa, environmental protactlon and malntalneblllty Intended by Iha Coda requirements, based upon sound engineering Judgment. Staff Comment The modified street Improvements Will meet the objectives of a aafe walkable environment. The Improvements provide for a planting abip of suffldent size (5 feet) for landscaping on the backside of the sfdewalk. The five foot wide sidewalk at this locaUon meets the needs of the residents retying on this sidewalk for access to the greater neighborhood. c. WIii not be Injurious to other property(las) In Iha vicinity. Ran:ApnlOB,2016 ' Page3of4 r • • ADVISORY NOTES TO APPLICANT LUA16-000173 --------Renton® PLAN • Planning Review • Land Use Version 1 I Engineering Review.Comments Contact: Brianne Bannwarth l.425-430,7299·1 bbani1warth@rei1tonwa.gov Staff Comment: The new Improvements will meet the standards for safe vehlcular and pedestrian use within the current roadway Improvements. d. Conforms to the inlent and purpose of the Code. Staff Comment: See comments under criterion 'b'. e. Can be shown to be Justified and required for the use and situation Intended; and Staff Comment The revised street standards provide a safe design for vehicles and pedestrlana, and will enhance the attractiveness of the new development Maintaining a consistent appearance along the street frontage will be beneficial to the subject property and surrounding property owners. I. wm not create adverse Impacts ta other property~es) In the vicinity. Slaff Comment: There are no Identified adverse lmoacts from this modification of sidewalk width and olantino strto width far this area. Ran: April OB, 2016 Pege4of4 • • 199®1 CON s u LT ING ENGINEERS. LLC March 1. 2016 Mr. Clark Close City of Renton Renton City Hall 1 055 S. Grady Way Renton. WA 98057 RE: Greenleaf 2 Short Plat Request for Waiver of Street Frontage lmprovemen1s Dear Clark: Job No. 258-044-013 IRfECEIVIED AUG O 4 2016 CITY O:= r-i'.:;'IJYOM PLArl~!!.'!C ')lV:JJON This letter is being submitted on behalf of Conner Homes, requesting a waiver of street frontage improvement requirements per RMC 4-9-250 C.5.d for the Greenleaf 2 short plai located in the Benson neighborhood of the City of Renton. The project is located on the west side of Benson Road S (aka. 1081h Avenue SE and SR- 515), just south of SE 187'h Streei and includes 0.53 acres of R-8 zoned property. The site includes 75' of frontage on Benson Road S, with the majority of the property fronting SE 188th Street Please refer to sheet RW-01 of the short plat drawings (attached) for further information. Benson Road S is classified as a Principal Arterial according to the City's Street Standards and has a right-of-way width of 82°. In order to meet the City's current Complete Street Standards for a 5-lane Principal Arterial, the right-of-way would need to be increased to a total width of 1 03°; therefore, an additional 1 0.5' of right-of-way dedication would be required on both sides of the street This project is proposing to dedicate 12.5' of additional right-of-way to help meet this standard and respect the existing improvements. Principal Arterial improvements required under the City's Complete Street Standards include four 11 '-wide travel lanes. a 12'-wlde center turn lane and two 5°-wide bike lanes, totaling 66'. Behind the curbs. there would also be two 8°-wide planter strips and two a·- wide sidewalks as well. The current improvements on Benson Road S include four travel lanes and a center turn lane that total approximately 60' of travel way, along with 5' sidewalks located against the curb and 5'-wide planter strips on both sides. This project is not proposing to update the existing Improvements along its Benson Road S frontage to meet the City's current Complete Street Standards. and is specifically requesting this waiver pursuant to RMC 4-9- 250 C.5.d. ESM Federal Way 33400 8th Aves, Ste 205 Federal Way, WA 98003 253.838.6113 lel 800.345.5694 toll free 253.838.7104 fax ESM Evurlt 1010 SE Everett Mall Wat/, Ste 210 Everatt, WA 98208 •2s.2,1 .9900 tel 800.345.5694 ton free 425.297.9901 fax Civil Engineering Land Planning Land Surveying Landscape tu-chltecture 30 l.aser Scanning GIS www.eimcivil.com Mr. Clark Close March 1, 2016 Page 2 • • We believe that this request is justified for the following four reasons: 1. The total length of frontage improvements that would be installed are only 75'. This minimal length of improvements would result in awkward transitions to and from the existing improvements and would result in little, if any public benefit; 2. There are no similar improvements along the entire 7-mile stretch of Benson Road S from S Grady Way to SE Kent-Kangley Road (SR-516); 3. It is highly unlikely that the City of Renton will be retrofitting this stretch of roadway in the next 10-years; and 4. We see no need for these improvements within the next 10-years. If you need any additional information, or have any questions, please contact me directly. Thank you for your consideration, and we look forward to your decision, Very truly yours, ESM CONSULTING ENGINEERS, LLC. ~u~!t;;eoo~ Principal Enclosures \ \esm81engr\esm-jobs\258\044\013\document\letter-011.doc DEPARTMENT OF COM.NITV AND ECONOMIC DEVELOPMENT ------~!kentOil E) A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location : Site Area: 0APPROVED (8] APPROVED SUBJECT TO CONDITIONS D DENIED April 20, 2016 Greenleaf II Short Plat CHG SF, LLC, 12600 SE 38th St, Suite 250, Bellevue, WA 98006 Alison Conner, Conner Homes, 12600 SE 38th St, Suite 250, Bellevue, WA 98006 LUA16-000173, SHPL-A, MOD Clark H. Close , Senior Plan ner The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22 ,993 square feet (0.58 acres) and is located at 18661 108th Ave SE, (APN : 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes . The property is in the Residential -8 (R-8) zoning district. The proposed res identi al lots range in si ze from 6,902 SF to 8,240 SF in area with an average lot size of 7,348 SF . The res idential density is 5 .9 dwelling units per net acre . Access to the lots would be from SE 188th St . The applicant is also requesting a modification from street i mprovements to retain the existing half-street frontage improvements al ong 108th Ave SE . So il consists of silty sand with gravel in a dense conditi on underlain by native glacial till soil. The single family home located on the property was recently demolished under Perm it #615006874. The applicant is proposing to remove all six {6) of the si gnificant trees on site . 18661108th Ave SE, Renton, WA 98055 (APN 322305-9088) 22,993 square feet (0.53 acres) Project Location Map Administrative Short Plat Report 16-000173 • • City of Renton Department of Community & Economic Development GREENLEAF II SHORT PLAT Administrative Report & Decision LUA16-000173, SHPL·A, MOD April 20, 2016 Page 2 of 18 I B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1 & 2) Exhibit 3: Existing Conditions Exhibit 4: Boundary and Topographic Survey Exhibit 5: Arborist Report, prepared by Jeff Varley Landscape Architect (date January 20, 2016) Exhibit 6: Landscape and Tree Replacement Plan (Ll-L2) Exhibit 7: Geotechnical Summary Letter, prepared by Earth Solutions NW, LLC (date February 9, 2016) Exhibit 8: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC (date September 23, 2013) Exhibit 9: Conceptual Grading, T.E.S.C. & Utility Plan Exhibit 10: Technical Information Report, prepared by ESM Consulting Engineers, LLC (date February 15, 2016) Exhibit 11: Construction Mitigation Description Exhibit 12: Proposed Lot Layout Exhibit 13: Declaration of Covenants, Conditions, and Restrictions for Greenleaf Homeowners Association Exhibit 14: Building Height Code Interpretation (Cl-73 • REVISED) Exhibit 15: Advisory Notes to Applicant I c. GENERAL INFORMATION: 1. Owner(s) of Record: CHG SF, LLC, 12600 SE 38th St, Suite 250, Bellevue, WA98006 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) Vacant 4. Existing Site Use: 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: b. West: c. South: d. East: 6. Site Area: Single Family Residential, R·B Single Family Residential, R·B Single Family Residential, Harne Occupation Beauty Salon (Beauty Wave), R-8 Single Family Residential, Multi-Family (Morgan Court Condominiums), R-14 0.53 acres Administrative Short Plot Report 16-000173-Greenleaf II Short Plot City of Renton Department of Com.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 i 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Benson Hill Annexation i E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A A-06-002 Ordinance No. 5758 5758 5327 a. Water: Water service is provided by the Soos Creek Water and Sewer District. b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. Page 3 of 18 Date 06/22/2015 06/22/2015 03/01/2008 c. Surface/Storm Water: The existing property does not contain stormwater facilities. 2. Streets: The subject property fronts 108th Ave SE (SR 515), which is classified as a principal arterial street and SE 188th Street, which is classified as a residential access road constructed as part of the Greenleaf Short Plat adjacent to the subject property. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent ofZoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 8, 2016 and determined the application complete on March 15, 2016. The project complies with the 120-day review period. Administrative Short Plat Report 16-000173-Greenleaf II Short Plat City of Renton Department of Com.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL·A, MOD April 20, 2016 Page 4 of 18 2. The project site is located at 18661108th Ave SE, Renton, WA 98055 (APN 322305-9088), adjacent to the Greenleaf Plat (AKA Panther Lake Preliminary Plat) LUA14-000190. 3. The project site is currently vacant (Exhibit 3). 4. Access to the site would be provided from SE 188th Street. Approximately 12' -6" of street frontage would be dedicated along 108th Ave SE. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately six (6) significant trees located within the proposed development area and all trees are proposed to be removed as part of the short plat. 8. There are no critical areas onsite or within the immediate vicinity of the property. 9. The project is estimated to strip 900 cubic yards, including 510 cubic yards of cut and 260 cubic yards of fill, using the material generated by the cut (Exhibit 9). 10. The applicant is proposing to begin construction on April 2016 with homebuilding finished by August 2016 (Exhibit 11). 11. No public or agency comments were received. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 15). 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single- family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: 'com1111arice ,'' ,' '~oi;npr~hensl\/e P,lanAn,alysis , .;'' •'.,:?:tf:: : ' ti' ' ,,,, ;; ' ·, ' ''' ·~ ,,,, .:;c·. '' ' / .... ; , . -· .. 51 •-' ,, .. ,,•/!.•·., ',, ,l. ,, ',, '' ~-., ·_, ' • ' ,i ., . ' ,/ Policy l-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside ,/ the City Center, • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ,/ Goal l-88: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/ Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. I Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Com.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 Page 5 of 18 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if all conditions of approval are met: c:omplianc:e' ' • Fi-s:Zone'.bevelop Standardfand'Artalysls''' ' /' .. :,. ·::'' ,., ; , ,'h·,: ,·.,' ·Y· " '.'' ....... . .." . ·.: .. .'', ' ',..'•· ·,,-} _,: ·_ .. '~~·' ' ! .. ! •• > :·' . ·_"-1 . '',;',; '., ' ' ·~ ·, .. 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 net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. ,/' Staff Comment: Based on a net density of 22,053 square feet (22,993 sf gross density -940 sf public streets}, the proposal for 3 residential lots on the project site would result in a net density of 5.93 dwelling units per acre (3 lots I 0.506 acres = 5.93 du/ac), which meets the minimum and maximum density requirements af the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed dimensions for Lots 1-3. ,/' Proposed Lot lot Size (sq. ft.) lot Width (feet) lot Depth (feet) Lot 1 6,902 57.52 120.04 Lot 2 6,902 57.52 120.04 Lot 3 8,240 60.04 102.41 Staff Comment: The proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone (Exhibit 2). Setbacks: The required minimum setbacks in the R-8 zone are as follows: front yard is 20 feet except when all vehicle access is taken from an alley, then 15 feet, side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: The proposed lots are oriented so that the front yards of Lots 1 and 2 would face the public street (SE 188th St). Lot 3 would also gain driveway access from SE 188th St but the orientation of the single family home would orient east/west or towards the public street (108th Ave SE}. The applicant is proposing to orient the front of the home of Lot 3 to the west or toward Lot 2 with a hammerhead ,/' turnaround at the end of the single family driveway (Exhibit 12). Staff recommends, as a condition of approval, that the residence to be constructed an Lat 3 shall have its front yard and entry oriented to the east or towards 108th Ave SE. A note ta this effect shall be recorded on the face of the short plat. The building design of the new residence shall be reviewed and approved at the time of building permit application. The proposed lots appear to contain adequate area to accommodate all the required setback areas and provide a sufficient sized building pad. Compliance with building setback requirements for the residences proposed to be constructed on Lots 1-3 would be verified at the time of building permit review. Compliance Building Standards: The R-8 zone has a maximum building coverage of 50%, a Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Deportment of Co,.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 Page 6 of 18 not yet maximum impervious surface coverage of 65%, and a maximum building height of demonstrated two (2) stories with a wall plate height of 24 feet. Compliant if conditions of approval are met Compliant if condition of approval is met Staff Comment: Building height (as described by Exhibit 14), building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one (1) street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Stoff Comment: A Conceptual· Landscape Plan, prepared by Jeff Varley Landscape Architect (Exhibit 5), was submitted with the short plat application materials. A 10- foot onsite landscape strip is proposed along the street frontages of SE 188th St and 108th Ave SE. A Plant Schedule was included on the Landscape Plan, the following trees and plants are proposed within the onsite landscape strip: maple, dwarf burning bush, david biburnum, redleaf barberry, kinnikinnick, and dune strawberry. In addition, to the onsite landscape planter strip plants, five (5) western red cedar trees were included in the conceptual plant schedule. Landscaping is also required within the planter strip along 108th Ave SE. Staff recommends that a final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. A continuation of the Greenleaf Plat landscaping schedule would be required within the ±17.5 feet of right- of-way behind the existing sidewalk. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet {60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of Administrative Short Plot Report 16-000173 -Greenleaf II Short Plot City of Renton Department of co4ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOO April 20, 2016 Page 7 of 18 existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.l, Street Frontage Landscaping Required, or a combination. Staff Comment: An Arborist Report (Exhibit 5), Conceptual Landscape and Tree Replacement Plan (Exhibit 6} were submitted with the project application materials. According to the Arborist Report, o total of six (6) significant trees are located within the vicinity of the developable portion of the project site. Of the existing six (6) trees, none of the trees were deemed dangerous or unhealthy and none of the trees were located within the proposed public street right-of-ways. Of the six {6} significant trees, 30% or two (2) trees ore required to be retained. As a result, the proposed retention of zero trees is less than the minimum tree retention requirement of two (2) trees or 30%. Compliance with this requirement may be achieved through the installation of additional trees, retention of existing trees, or a combination thereof. To meet the tree replacement requirement, the applicant is proposing to plant seven (7) maple trees at 2 inch caliper within the 10-faot onsite landscape strips and five {5) western red cedar trees at 2 inch caliper at the back of the lots for a total of 24 caliper inches. However, staff is recommending, as a condition of approval, that the applicant satisfy the thirty percent {30%} tree retention requirement by retaining two (2) trees {Tree Nos. 005 and 006) on the south portion of Lot 3. The existing trees serve os an established landscape buffer between the residential development and the Home Occupation Beauty Salon {Beauty Wave) to the south. A Detailed Landscape Plan that complies with RMC 4-8-1200.12 shall be submitted at the time of Utility Construction Permit Application to the Current Planning Project Manager for review and approval. The Detailed Landscape Plan shall demonstrate compliance with the thirty percent (30%} tree retention requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to Final Occupancy for the new homes. In addition, to complying with the minimum tree density requirements, the applicant is required to retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the applicant would be required to provide a minimum of three (3) trees on Lots 1 and 2 and two (2) trees on Lot 3 provided trees 005 and 006 are retained. The detailed landscape plan shall demonstrate compliance with minimum tree density and tree retention requirements of the zone. On-site landscaping shall be installed prior to Final Occupancy for the individual homes, landscaping within the right-of-way shall be installed prior to short plat recording. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum Compliance driveway slopes shall not exceed fifteen percent (15%); provided, that driveways not yet exceeding eight percent (8%) shall provide slotted drains at the lower end with demonstrated positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Parking requirements and driveway grades for the new residences proposed would be verified at the time of building permit review. Driveway cuts locations and width would be verified at the time of construction permit application. Administrative Short Plat Report 16-000173 -Greenleaf II Shart Plat City of Renton Department of Com.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 N/A Page 8 of 18 Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No fences or retaining walls are proposed. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: ,/ Compliance not yet demonstrated Lot Configuration: One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting Jots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (S') minimum for at least every four (4) abutting street fronting Jots. Staff Comment: The lot sizes are as high as 8,240 square feet and as low as 6,902 square feet with differences of more than 400 gross square feet size within the R-8 zone. As proposed, the short plat would comply with lot configuration requirement #2. Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or 4. Located so that the entry does not face a public and/or private street or an access easement, or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance Primary Entry: One of the following is required: not yet 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height Administrative Short Plat Report 16-000173 -Greenleaf If Short Plat City of Renton Department of Co.nity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOO April 20, 2016 Page 9 of 18 demonstrated twelve inches (12") above grade, or 2. Porch: minimum size five feet (S') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. As previously recommended by staff, as a condition of approval, the residence to be constructed on Lot 3 shall have its front yard and entry oriented to the east towards 108th Ave SE. Fa~ade Modulation: One of the following is required: l. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on fa~ades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing fa~ade. Staff Comment: Compliance for this standard would be verified at the time af building permit review. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all fa~ades facing street frontage or public spaces. demonstrated Staff Comment: Compliance for this standard would be verified at the time af building permit review: N/A Scale, Bulk, and Character: N/A Roofs: One of the following is required for all development: l. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form Compliance of the roof (dormers, etc., may have lesser pitch), or not yet 2. Shed roof. demonstrated Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Eaves: Both of the following are required: l. Eaves projecting from the roof of the entire building at least twelve inches Compliance (12") with horizontal fascia or fascia gutter at least five inches (S") deep on not yet the face of all eaves, and demonstrated 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that Compliance is two stories or greater in height, a horizontal band that measures at least eight not yet inches (8") is required between the first and second story. demonstrated Additionally, one of the following is required: l. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or Administrative Short Plat Report 16-000173-Greenleaf fl Short Plat City of Renton Department of Com.y & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 Page 10 of 18 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color Compliance trim is acceptable), or not yet 2. A minimum of two (2) differing siding materials (horizontal siding and demonstrated shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). A Geotechnical Summary Letter (Exhibit 7) and a Geotechnical Engineering Study (Exhibit 8) was prepared by Earth Solutions NW, LLC and submitted with the short plat application. According to the submitted reports, no critical areas were identified on the project site. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliant if condition of approval is met ' ' Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to the site is proposed from SE 188th St or via the existing emergency access easement from the primary intersection of SE 187th Pl and 108th Ave SE 6. The 2 7.5-foat emergency access easement was recorded with the Greenleaf Plat and did not include direct access from the easement to Greenleaf II. As a result, staff is recommending, as a condition of approval, that applicant obtain an ingress/egress public access easement from parcel no. 6623400050 in order to gain access to Greenleaf II Lot 3. Alternatively, if an access easement is unable to be attained, access to Lot 3 shall be obtained from SE 188th St. This may require a reconfiguration of the proposed lots or a shared access easement/shared driveway between Lots 2 and 3. Approximately 75 feet of the site fronts 108th Ave SE The project is proposing to dedicate 12.5 feet of right-of-way along 108th Ave SE {75 feet x 125 feet= 9375 square feet). The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to modify the requirement from half-street frontage improvements due to the short nature of the frontage and the surrounding developments in order to maintain the existing street configuration. Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Co,.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 N/A Compliant if condition of approval is met Compliant Page 11 of 18 Existing improvements consist of four trove/ /ones, o center turn lone, 5-foot sidewalks located against the curb, and 5-foot wide planter strips on both sides. This modification request is the same as the approved request submitted far the Greenleaf Plat adjacent ta the subject property. Staff is recommending, as a condition of approval, that the existing driveways fronting 108th Ave SE shall be removed and replaced with vertical curb and sidewalk to match the existing frontage improvements located along 108th Ave SE. The proposed project fronts SE 188th St (a residential access road/, which was constructed as part of the Greenleaf Plat adjacent to the subject property. The full standard roadway width {53 feet ROW/ of SE 188th Street ends approximately at the east property line of Lot 2 before tapering to a dedicated 2 7.5-foot emergency access easement, created as part of the 34-lot Greenleaf Plat for secondary fire emergency access to the 108th Ave SE. The project would complete half street frontage improvements along SE 188th St which includes, but is not limited to, a 0.5-foot wide curb, a O to 8-foot wide planting strip, and o 5-foot wide sidewalk along the project frontage. Staff is recommending, as a condition of approval, that the frontage improvements extend from the termination point of existing frontage, installed as part of the Greenleaf Plat adjacent to the subject property, and end at the east property line of Lot 3. Vehicular access to each of the lots shall be from SE 188th St or an access easement from parcel no. 6623400050. The utility pion (Exhibit 9/ indicates that the public sidewalk would encroach into a portion of the front of Lot 2; therefore, a public access easement would be required where the sidewalk tapers and continues into the area of the lot or be dedicated as public right-of-way. In addition, the pedestrian sidewalk must also continue across the front of Lot 3 to the east property line. Portions of which front the emergency access easement. Staff is recommending, as a condition of approval, that the sidewalk frontage improvements (five foot {5'/ wide sidewalk, vertical curb, and driveway approach) be constructed along the full frontage of Lot 3. A minimum 20 feet of asphalt for secondary fire emergency access shall be retaining within the 27.5-foot wide emergency access easement located on parcel no. 6623400050. In addition, o separate recorded easement or additional right-of-way dedication along SE 188th St shall be required if the sidewalk encroaches into the area of the lot(s). Driveways shall be designed in accordance with City standard plans 104.1 and 104.2 (RMC 4-4-080/. A construction permit for frontage improvements would be required. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: As discussed above under FOF 14 all lots meet the minimum lot dimensional requirements in the R-8 zone. The proposed lots are either rectangular or L-shaped. Orientation of Lots 1 and 2 have their front yards facing their respective public street (SE 188th Ave SE) and staff is recommending that the residence to be constructed on Lot 3 have its front yard and entry oriented to 108th Ave SE. The building design of the new residences would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between Administrative Short Plat Report 16-000173 -Greenleaf If Short Plat ~------------------------------- City of Renton Department of Com.ty & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOO April 20, 2016 if condition of approval is met ,/ Page 12 of 18 existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed project fronts both 108th Ave SE (a principal arterial street) and SE 188th St (a residential access road). The minimum right-of-way width for a principal arterial street is 5 travel lanes at 103 feet. The existing right-of-way width on 108th Ave SE is approximately 82 feet. To meet the City's complete street standards, street improvements, including a pavement width of 2 7 feet from the center line, curb, gutter, and 8 foot planter strip, 8 foot sidewalk, and storm drainage improvements in the right-of-way fronting the site (RMC 4-6-060). Therefore, approximately 10.5 feet of right-of-way dedication would be required. The applicant has requested a modification from street improvements to not only dedicate the required 10.5 feet right-of-way but also two (2) additional feet for a total dedication of 12.5 feet along 108th Ave SE. This modification request matches the approved request submitted for the Greenleaf Plot adjacent to the subject property and would retain the existing configuration of the gutter, sidewalk and planter strip. The full standard roadway width (53 feet ROW) of SE 188th Street ends approximately at the east property line of Lot 2, and then tapers to a dedicated 25-foot emergency access entrance (20 feet paved) installed as part of the Greenleaf Plat. Street frontage along SE 188th Street would include 0.5 foot curb, O to 8 foot landscape strip and a 5 foot sidewalk. Frontage improvements would extend from the termination point of existing frontage, installed as part of the Greenleaf Plat, through the property frontage to the end of the property at the west property line of Lot 1. The applicant submitted a formal modification request (dated March 1, 2016} from RMC 4-6-060F.2 in order to modify the requirement from half-street frontage improvements on 108th Ave SE due to the short nature of the frontage and the surrounding developments to maintain the existing street configuration. See the formal response to the modification request for more information (FOF 18 Street Modification Analysis). Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City uses the following factors to determine whether the use of alleys is not practical, including size: a) Size: The new development is a short plat; b} Topography: The topography of the site proposed for development is not conducive for an alley configuration; c) Environmental Impacts: The use of alleys would have more of a negative impact on the environment than o street pattern without alleys; d} If site characteristics allow for the effective use of alleys (RMC 4-7-150E.5}. The short plat has public frontage to SE 188th Ave SE and the use of alleys would not be characteristic of the neighborhood or practical. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. The project proposes the addition of (2) new single family residences (3 new single family homes, 1 existing home removed}. Traffic impact fees would be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development would be $5,902.34. The transportation impact fee that is current at the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single family residences north and west of 108th Ave SE located within the R-8 zone. To the east is single family residences and condominium project located within the R-14 zone. Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Co.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision WA16-000173, SHPL·A, MOD April 20, 2016 Page 13 of 18 The proposal would be in harmony with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Cade, which encourages residential infill development. Compatibility: If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. Staff Comment: The City of Renton Community Services Department has reviewed the ,/ proposal and has determined the site is located along a proposed bicycle lane per the adapted Trails and Bicycle Master Plan far Benson Drive S/SR 515 (aka 108th Ave SE) which extends from S Grady Way ta SE 192nd St. The applicant has applied for a street modification that would waive street frontage improvements along 108th Ave SE, see FOF 18. The short plat frontage improvements would provide ar improve pedestrian connection along SE 188th St and existing driveways fronting 108th Ave SE would be removed and replaced with sidewalk and curb ta match the existing improvements. 18. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to modify the requirement from half-street frontage improvements due to the short nature of the frontage and the surrounding developments in order to maintain the existing street configuration. Existing improvements consist of four travel lanes, a center turn lane, 5-foot sidewalks located against the curb, and 5-foot wide planter strips on both sides. To meet the City's complete street standards 4-6-060.F.2, street improvements including an 8-foot planting strip behind the existing curb, a 12-foot sidewalk (shared bike/pedestrian), a 2-foot strip back of sidewalk, storm drainage, and street lighting would be required. In order to construct this street section, approximately 12.5 feet of right-of-way will be required to be dedicated to the City along the project side of 108th Ave SE. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: . Compliahi:e ; Strli~fModificatlo1'icCrlteriat~nd ,nalysis'i/ : I! "{ .\i ·'. ';' ,.? ·. !, ·.; .. \. ; .. ,; '., ... ' . . . '_,, . •' '' . ' ,. ' . ' . . . a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address ,/ walkable neighborhoods, safety and shared uses. Two specific policies support the decision ta modify the street standards in order ta extend the existing sidewalk at a width of seven feet and eliminate the need for the landscape requirement between the curb and the sidewalk. These policies are Pa/icy CD-102 and Pa/icy CD-103 which state that the goal is ta pram ate new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive, safe, and healthy environments." The requested street modification is consistent with these pa/icy guidelines. ,/ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon Administrative Short Plot Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Com.ty & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOO April 20, 2016 Page 14 of 18 sound engineering judgment. Staff Comment: The modified street improvements would meet the objectives of a safe walkable environment intended by the Code requirements. The improvements provide for a planting strip of sufficient size {5 feet) for landscaping on the backside of the sidewalk. The five foot wide sidewalk at this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: The new improvements would meet the standards for safe vehicular and pedestrian use within the current roadway improvements. d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians, and would enhance the attractiveness of the new development. Maintaining a consistent appearance along the street frontage would be beneficial to the subject property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Stoff Comment: There ore no identified adverse impacts from this modification of sidewalk width and planting strip width for this area. 19. Availability and Impact on Public Services: :compliance! ,, ' ,,, ·,;1:,.,:, , ii;A~a!l~rlli:fi.an~ [TP~~f,on.,f:~1~nc ~!ryic~~:~~,1r1~·;,~,. •:; ,; :: .:': ·. :, ,;; i,< I. i:.' ... .:: Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist ,/ to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary (0.68 miles from the subject site), Nelsen Middle School (1.72 miles from the subject site), and Lindbergh High School (2.54 miles from the subject site). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. While the designated schools are located within a close proximity of the subject site, future students are designated to be transported to school via bus. ,/ According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of 108th Ave SE & SE 186th St or 108th Ave SE & SE 184th Lane. A 5-foot sidewalk exists along 108th Ave SE and SE 180th St between the subject site and the designated bus stops, which would provide a safe walking route from the proposed subdivision to the bus stop. As part of the proposed project, sidewalks improvements would be constructed along onsite roadways. The addition of frontage improvements include a 5-foot sidewalk on the residential access streets constructed as a part of the Green Leaf Plat and adequate provisions have been made for safe walking conditions for students who would walk north to the pick-up and drop off bus stop locations provided by the Renton School District (approximately 0.1 miles). Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Co.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 Page 15 of 18 A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $5,643.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park ,I' System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Technical lnfarmatian Report /Exhibit 10}, prepared by ESM Consulting Engineers, LLC, dated February 15, 2016 was submitted with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Conditions. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM} and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report. Runoff from the existing site previously includes one single family residence where no storm water conveyance system exists. Runoff from the site sheet flows into the yards of neighboring properties. The project proposes ta tie in to the existing stormwater detention pond and water quality treatment facility that was designed and installed as port of the Greenleaf Plot located adjacent to the subject property. The detention pond is set in the southwest portion af the overall "Greenleaf" site ond was designed in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) ond the City of Renton Amendments to the Manual. The original Greenleaf Plat project Compliant improvements contain a Kirstar Perk Filter Vault following the detention pond to if condition provide water quality for the original project prior to discharge to Panther Creek. The of approval calculations provided with the drainage report include the original Greenleaf project is met area and the area of the proposed 3 lot addition. The calculations confirm the existing detention pond and Perk Filter would provide sufficient capacity to accommodate the proposed addition to the development. The 3 lot addition to the existing stormwater conveyance system, as currently designed, does not produce more than 5,000 square feet of new or replaced impervious surface. As such, additional water quality treatment would not be required for the proposal. Due to shared common improvements between Greenleaf II Short Plat and Greenleaf Plat, staff is recommending, as a condition of approval, that the applicant incorporate the Greenleaf II Short Plat into the established Greenleaf Homeowners Association and assume shared responsible for the ownership and maintenance of all common improvements prior to recording of the short plat. HOA documents (Exhibit 13) shall be approved by the Current Planning Project Manager and the City Attorney prior to short plat recording. A surface water development fee of $1,485.00 per new dwelling unit would apply. The project proposes the addition of two (2) new single family residences (3 new single family homes, 1 existing home removed). The total fee would be $2,970.00. This surface water development fee would be payable prior to issuance of the utility construction permit. ,I' Water: Water service is provided by the Soos Creek Water and Sewer District. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan from Soos Creek Water and Sewer District Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat ~----------------------------------- City of Renton Department of Com.y & Economic Development GREENLEAF II SHORT PLAT April 20, 2016 • Administrative Report & Decision LUA16-000173, SHPL-A, MOD Page 16 of 18 shall be provided to the City prior to approval of the Utility Construction Permit. j 1. CONCLUSIONS: Sanitary Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation of all conditions of approval are met, see FOF 13. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. There are no Critical Areas located on the project site, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code or modified by this decision, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. The proposal is compliant with the modification criteria for a street modification, pursuant to RMC 4-9- 250D, if all conditions of approval are met, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. I J. DECISION: The Greenleaf II Short Plat and Street Modification, File No. LUA16-000173, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall orient the residence to be constructed on Lot 3 to have its front yard and entry oriented to the east or towards 108th Ave SE. A note to this effect shall be recorded on the face of the short plat. The building design of the new residence shall be reviewed and approved at the time of building permit application. 2. A Detailed landscape Plan that complies with RMC 4-8-120D.12 shall be submitted at the time of Utility Construction Permit application to the Current Planning Project Manager for review and approval. The Detailed Landscape Plan shall demonstrate compliance with the thirty percent (30%) tree retention requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to Final Occupancy for the new homes. 3. The applicant shall obtain an ingress/egress public access easement from parcel no. 6623400050 in order to gain access to Greenleaf II Lot 3. Alternatively, if an access easement is unable to be attained, access to lot 3 shall be obtained from SE 188th St. Administrative Short Plat Report 16-000173-Greenleaf II Short Plat City of Renton Department of Co.ity & Economic Development GREENLEAF II SHORT PLAT • Administrative Report & Decision LUA16-000173, SHPL-A, MOD April 20, 2016 Page 17 of 18 4. The applicant shall remove the existing driveways fronting 108th Ave SE and replace with vertical curb and sidewalk to match the existing frontage improvements located along 108th Ave SE. 5. The applicant shall provide a five foot (5') wide sidewalk, vertical curb, and driveway approach along the full frontage of Lot 3. A minimum 20 feet of asphalt for secondary fire emergency access shall be retaining within the 27 .5-foot wide emergency access easement located on parcel no. 6623400050. In addition, a separate recorded easement or additional right-of-way dedication along SE 188th St shall be required if the sidewalk encroaches into the area of the lot(s). 6. The Greenleaf II Short Plat shall incorporate into the established Greenleaf Homeowners Association and assume shared responsible for the ownership and maintenance of all common improvements prior to recording of the short plat. HOA documents shall be approved by the Current Planning Project Manager and the City Attorney prior to short plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: TRANSMITTED this 20'" day of April, 2016 to the Owner/Applicant/Contact: Owner: CHG SF, LLC 12600 SE 38th St, Suite 250 Bellevue, WA 98006 Applicant/Contact: Alison Conner Conner Homes 12600 SE 38th St, Suite 250 Bellevue, WA 98006 TRANSMITTED this 20'" day of April, 2016 to the Parties of Record: None TRANSMITTED this 20'" day of April, 2016 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXP/RATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on May 4, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Administrative Short Plat Report 16-000173 -Greenleaf II Short Plat City of Renton Department of Com.y & Economic Development GREENLEAF II SHORT PLAT April 20, 2016 • Administrative Report & Decision LUA16-000173, SHPL-A, MOD Page 18 of 18 EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plot Report 16-000173 -Greenleaf II Short Plat ci z ~ z a 8 :;, I • ~1 z w• ::; > V,. ij I ~! ~I tic i ~! J 1 • • ! V, ~ '1 ! i, i I! $ w " ~ iS ~ 5 ~ " . is • ~ l " § I i i i • i ' ~ I I ~ ~ • " 0 ~ • C ,; ' e < ~ • ' • 0 ! • l I : ~ ~~~ ~ I , g isl ~ ' i ". i :i .;.:,<i,>\ f '.§ §§§ !' ~! i• :ii ;g! "•~ <'' ii~ I ,,, • d; ' '• ~~-~i ; ~il:i ~~ 1 1h • i~ ~ ,r , "' . • ~ " i ~ I, g I I ! z I! J~I ~ ~ ~ 8 ~~ h5 i~ . ' ~ -g~ 0 " U,f ·-: ~i i ~ ~ ~ ., .. ;5 ,~ N I:; m .... :c X w 0 z " z ! ~ z "' " z c:i z 0 z :i: ~ "' z ~ <C ~ ::s 3:: LL Q. z' 0 ~ 0 ~ g§ ~ u ~ ~ ~ (35 3A V H.L80!) SIS 11S (:a:s::IAv l-ll80r) sinrs • ~ 0°~------0:·'°a::°'C.' -''-"·'"'·'e."c:'C----....1.--j-u~t~ON -• ' l§"e'::i ' n1 ; ~~ ' ' ---' it •• I !~ ! \\ I c• ' .,i .,, ' •, ~ ... •< •• \'¥" •• ~! ~! ~ -· _. I I'> ~ ~ .::l'd31N33l:::IE> '11,ln,111 1!1111 i ! ! • ! . ' I I ' I I " ! ~~ j :i ~ 11 ~ ! ~l! M I- I .... m .... :c >< w I ~· 'I' • \ . ~ ii l, h I " !I I I' l -~ ., " .., ~ § ~ ~ ! • I Conner Homes Greenleaf II short plat January 20, 2016 • Conner Homes Group LLC Attn: Alison Conner 12600 SE 38th Street, Suite 250 Bellevue, WA 98006 • SUBJECT: PROPERTY AT 188th STREET SE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on January 18th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, and overall health. See also Tree Retention Plan Sheet L-1. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 6 2. DEDUCTIONS: A. Trees that are dangerous: 0 8. Trees in proposed public streets: 0 C. Trees in proposed private access tracts: 0 D. Trees in critical areas and buffers: 0 3. Subtract line 2 from line 1: 6 4. Project is in the R-1 zone: 6 trees x 0.3 = 2 5. Quantity of trees proposed to be retained: 0 6. Subtract line 5 from line 4 for trees to be replaced: 2 7. Multiply line 6 by 12" for number of replacement inches: 24 8. Proposed size of trees to meet replacement trees: 2" 9. Divide line 7 by line 8 for number of replacement trees: 12 EXHIBIT 5 • • Conner Homes Greenleaf II short plat TREE NO. DBH SPECIES RETAIN/REMOVE NOTES 001 42" Douglas Fir Remove Healthy 002 34" Douglas Fir Remove Healthy 003 24" Douglas Fir Remove Healthy 004 30" Deciduous Remove Some cankers, generally healthy 005 20" Pine Remove Shaded foliage, generally healthy 006 28" Western Cedar, Remove Healthy ASSUMPTIONS: 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varley_jeff@hotmail.com ~! ,- ' I. I • • ' § ! ~ ! ' ' • § ~ 'la ,s ' ' :'i' s, ~ \ "-z ' C) \ <= s 2 ' \" o, ',, 9 fr) 0 ~ ~ ~ , ' - ~ ! ~ 0 >-E I " £ "' if: if: • .:l 0 "' 'l' u, , ~ 0 0 "' 0 0 {\, "' ii .. 8 z 0 ~ z w w .. ,u UC 0 0 ~ >-0 0 ~ ~ 0 0 E j • " ::: " , ;i 0 , "' " , ~ 0 =, 0 " g N ,, ~ C, c, 0 0 ! ' J. • a: lil ~ 0 0 .. ~ • UC • ~ ~ i • • ~ il " 0 0 U) t:; al 1-1 ::c >< w I. § ' ' • § s • l'N1d llll NO"~ "H -JJS lll/);JN\11 I"' J.ilj ,;w ', N N •L-~~~~~ila='--""ctLI'2'--~~~----I~ I~ II Jv';J1Nlltl~ II,! _J i I ! L ' lg i i i • ' i i ! i ~ 'i;, ~ ~{ ~ EB~ February 9, 2016 ES-4072.01 Conner Homes • 12600 Southeast 38th Street, Suite 250 Bellevue, Washington 98006 Attention: Ms. Alison Conner Subject: Summary Letter Greenleaf II/Kohr Short Plat 18661 -108th Avenue Southeast Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study Proposed Panther Lake Residential Subdivision 18647 -108th Avenue Southeast Renton, Washington Dated September 23, 2013 Dear Ms. Conner: • Earth Solutions NW LLC • Ccott)chnic.1! [ngineering • Construction Monitoring • Environment.al Scie1ic~!s As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter to summarize the soil conditions obseNed at the site. ESNW reviewed the referenced document; and the undersigned project geologist excavated four test pits using hand tools for the purposes of confirming the suspected subsurface conditions on-site February 8, 2016. The property is comprised of a parcel located on the west side of 108th Avenue Southeast, north of the intersection with Southeast 192nd Street in Renton, Washington. The property was undeveloped at the time of site exploration. The topography across the development envelope portion of the site is relatively flat in nature. Plans for the site development include several single-family residential lots, access roads, and associated improvements. Review of geologic maps indicates the site is mapped as being underlain by glacial till. ·1805 -"I .?.6th PLKC i\ EXHIBIT 7 li04 • FAX i42S) 44').4711 Conner Homes February 9, 2016 • • ES-4072.01 Page 2 ESNW observed up to a foot of fill soil consisting of silty sand with gravel (Unified Soil Classification, SM) in a dense condition. The fill was underlain by native soils comprised of silty sand with gravel in a dense condition. Elsewhere ESNW observed dense native glacial till soil consisting of silty sand with gravel (SM) and poorly graded sand with silt and gravel (SP-SM) in a dense condition. Groundwater seepage was not observed at any of the test pit locations. However perched groundwater seepage is common on sites underlain by glacial till soils, and is typically observed at the contact between the weathered and unweathered glacial till material. Geotechnical Considerations The soils observed within the substrata are considered suitable for support of foundations near the surface. Subsurface conditions suitable for support of the proposed foundation elements will be encountered at depths of approximately one to two feet below existing grades. Based on the observed soil conditions, the recommendations included in the referenced report are applicable for this site. Should you require additional information, or have questions, please call. Sincerely, EARTH SOLUTIONS NW, LLC Stephen H. Avril Project Geologist Kyle R. Campbell, P.E. Principal Earth Solutions NW, LLC • • Full Document Available upon Request PREPARED FOR The Conner Homes Group, LLC September 23, 2013 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED PANTHER LAKE RESIDENTIAL SUBDIVISION 18647-108TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2995 Earth Solutions NW, LLC 1805-136TH Place Northeast, Bellevue, Washington 98005 Ph: 425-284-3300 Fax: 425-449-4711 1-866-336-8710 EXHIBIT 8 =--ee-$~--e--c C: .:flf31N33t:IE> J~•N 1.:mo~a !!!! fil §!!*~ E r ' 0 l I 1 ti: j § !,11 ---.,, '" '" l '" "' ;! '" --H- i 11: ,, '" 1111 '" I '" '" .! 11,1 "' '! ' "' '" l ~II " '" '" "' '" .1 I '" "' "' 'I ! "' '" • "' '" ,., 'a s • ,; • ,\--, ~ :, ! ~ ___ ; d "• ,. • s • $ -- ' " l ~~ ! s§ i ~ ~~ ~:1 ! !1 I 1N11 0\ ! I- ~ 1-1 I a:I • 1-1 ::c >< w • EXHIBIT 10 • Full Document Available upon Request GREENLEAF 2 Technical Information Report February 15. 2016 Prepared for Conner Homes 12600 SE 381h St. Suite 250 Bellevue. WA 98004 Submitted by ESM Consulting Engineers. LLC 33400 8th Avenue S. Suite 205 Federal Way. WA 98003 253.838.6113 tel 253.838. 7104 fax www.esmcivil.com • Construction Mitigation Description Greenleaf II • Construction is expected to start April 2016 and with homebuilding finished August 2016, though this is dependent on a steady sales rate and market conditions. Construction hours will follow the City of Renton Code limiting construction activities to between 7am and 8pm Monday through Friday, and 9am to 8pm on Saturdays with no work permitted Sundays. No special hours are proposed for construction or hauling. Hauling and transportation will be on SE 188'" St and onto lots 32 -34 of the Greenleaf plat. No hauling will occur on 108'". Best Management Practices from the Washington State DOE Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other impacts. During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary storm drainage features. Hydroseeding exposed soils and cleared areas after construction will also reduce the potential for erosion. Some heavy machinery exhaust and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual construction of the development. After construction any emissions would be that of a typical residential area. All construction equipment will be in proper working order and regulated for emissions by the manufacturer and local emission laws. Vehicles entering and leaving the site will also be regulated for emissions by state and local emission laws. During construction the site will be watered as necessary to keep any dust from impacting surrounding air quality. Short-term noise impacts would result from the use of construction equipment during site development. Construction would occur during permitted construction hours and always in compliance with the City of Renton noise regulations. Equipment will not be allowed to idle for continuous periods of time, which will help to mitigate the impacts of potential construction noise. Long-term impacts would be those associated with the increase in vehicular traffic from future home owners and typical residential noise. A flagger will be used as needed along SE 188'" street. A type Ill barricade will prevent any access onto 108'" AVE SE. Exhibit attached. EXHIBIT 11 I FOUND AXIS REBAR & CAP {8/15) FOUND AXIS REBAR & CAP (8/15) FOUND AXIS REBAR & CAP (8/tS) ,). . .1" S·· FOUND AXIS REBAR & CAP (8/15) N89~9'5S-W 211.50' \Q;;)-.5' fOUNO AXIS REBAR & CAP (8/15) NOJ"215'1S•E 15.00·-----... FOUND AXIS REBAR & Cf'i> (8/15) t & u m ~ ,...: l FOUND AXIS REBAR -1--&.-CA?-(8/15)-,·· l ---;--- ,i .,' '}"' G ,;, ,, I jf-",,,-, ' ---~---.l -.. -.. io ·! ~ ~ "'!.Cl<!),...._ • ,:,·J ; ~ ~ • 0 . !:7.5' g. -,--------_ .--.. --·-··.~--. -- -' [,...:; ..,1, '1> = ,{, ,. .. ::;.:jfj~i'i ii rit:··.,Lj==:Ll;~] cl ri:fV~\, i · "~ ~ ~ r f .1r:r~~!frf~5~_ ... ! \_ f'--1-.·-·.·. ·, ;--i\h &w\ -!'~,,..,:_·.~~ 1t::ti -! =t~i= I : :.::.J 1 =-· J 1,,,~\c=L."';=cc"-'-== I ----l ' I i FOUND AXIS REBAR j &: CAP (8/15} f I I 575' 1.-0' \ . ' I ;tM -F 'b,i > r . ) ! I ( 1 "-I l I NB9"59'56"W -120.86' L-19.17' R .. 250.00' b=-4"23'34" T=9.59 MONUMENT lN ER PLAT Of EAf. SE 188THST FOUND MONUMENT IN CASE PER PLAT Of GREENLEAF. 6.51'~ H87"02"•WE 100.£7' ___ _ L.,.13..02'_). R=-250.00' b-2'59'00" T"'6.51 N89"5a'2o·w 15..55' w ~ ",. "0 """ '; 6.51' LOT 23 -f ' I" ~-Nm ;.."? c~ 0 z in,. .;o NOC §/~ii. !Q N co ~ ~ f;:: N ~ < w ~ l"I k a _c:i -w ~ m 11 m ~ F~"; £ g ~I _ [.! , N89"59'56~W ~,-., ---12.50' C0RNER / IL..__ NB9"59'5s·w 67.47' _____ 5~:'! __________ ~J I ·20.o'· 0 0 g w " ,N ~ 0 z 6' Cl...FNC LEANS NORTH FOUND 1/2" REBAR & CA? •CPS INC 22338" 0.8'S & 0.2'E Cf" CORNER (8/15) TPN 3223059D80 WFNC 0.6'E OF UNE a.FNC o.s's OF LINE ~5' ---f FOUND s;e· REBAR & CAP •CPS INC 223JB" a.e's & o.4'W (B/15) -i- 27.6' EMERGENCY ACCESS EASEMENT PER PLAT OF GREENLEAF REC, ~ N~0151r:O~ -'( <C3 \.-\,I" \.0 · 90.,. ~ t>,_.,.(§)()\ ',)'' '-' EXHIBIT 12 FOUND 1/2• REBAR & CAP •cps INC 2233SM 0.8'5 & O.YE . OF CORNER (8/15) Cil' I~ < ~-~ ..; r N. 00 • 0 -/~ Bl ~-- ~ ::c E-, 00 0 ,-< '-" in ,-< in 1Z r/J • • • When recorded, return to: CHGSF,LLC 12600 SE 33th ST, Suite 250 Bellevue, WA 98006 • Full Document Available upon Request DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR GREENLEAF HOMEOWNERS ASSOCIATION /;r;!J, ,,,<' ,,,'' (,/ THIS DECLARATION is made o~ t~~ ""' , 2016, by CHG SF, LLC a Washington Limited Liability Company, referred io.h~reinr~s «Declarant", which is the owner of certain real property now known as "Greenleaf' situ'ateif'iri/··' City of Renton, in King County, Washington. · ·. '°"·· , ··r .. ). ' ' ,, '•1 :-.. . ·. '. ,, ' '\t.\h The Declarant has created a non-pro.fit corporation knoV:'w~s the Greenleaf Homeowners Association. The Greenleaf Homeowners Association '(hereafie~:referred to as "Association") shall be delegated and a~sigried th'e .. duties and'powe~s of ow'iiing, Iri'~intaining, and administering any and all Common Afeas and related facilitiiis in'the Plat;·administering and enforcing these covenants, conditions'and\estrictions, and collecting and disbursing the assessments and charges hereinafter created, The Assbc}ation'shall.also have !he right and power to promulgate rules and regulations that may further define· and· limit permissible uses and activities consistent with the provisions of this Declaration. . ',, · · ·•. · ··, ' ,. ·• ',' "'·· NOW,, THEREFORE,. the undersigned hereby covenants, agrees, and declares that all of the Plats as defined herein and the buildings and structures hereafter constructed thereon are, and will be, held, sold, and conveyed subject to and burdened by the following covenants, conditions, and restrictions, for the purpose, of enhancing and protecting the value, desirability, and attractiveness of Greenleaf for the benefit of the Owners thereof, their heirs, successors, grantees, and assigns. ARTICLE 1 -DEFINITIONS Section I.I: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Page I of 20 EXHIBIT 13 • ' Full Document vailable upon Request Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY /CODE INTERPRETATION#: Cl-73 -REVISED MUNICIPAL CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 REFERENCE: SUBJECT: BACKGROUND: Residential Building Height {RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-10 and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet {35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design {RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. H:\CED\Planning\Title IV\Docket\Adr 'EXHIBIT 14 erpretation -REVISED.docx • • ADVISORY NOTES TO APPLICANT LUA 16-000173 --------Renton® Application Date: March 08, 2016 Name: Greanleaf II PLAN • Planning Review. Land Use Site Address: 18661108th Ave SE Renton, WA 98055-6432 Version 11 1';;,·:. ''! :u:: .,,i, is\ h '; ·;, j \[', i Fi 1'·,: ''" ·-P''.·'1. ,, :' . Police Plari'Revle\v Commimts••, •.... , ·,·::'1ijnH,;JJ, ., f'(q·Y> ·<;1'/-"~,:·,p.1· h \: ·\; d: > 1.' ::,·/ ···A' ",, ·, ; '· •Contact: Cyndi,iParkslA25-'130-7521'1 cparks@rentonwa.gov Recommendations: ',' :· ·,·. ;:; >' i. .'' ,, '" :. : ·: ' ';'' ··. . ' ' ' i .:· : '. ' ., ,, • ,contact:•,Corey>Thomas 1425-430-7024> j'cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at building permit issuance. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. One existing hydrant can be counted toward these requirements. A water availability certificate is required from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is re uired within 150 feet of all oints on the buildin s. ~lan~i~g R~vlew Camm~~ts .· ? : ; . r ; ·: \.: ,', ''.;;: . ..:.: '.::,'. •,, :·," : .• · .• ·COnlll~t::c1ark'Close I 425-430-72~9 I ~close@rentonwa.gov •. Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (6:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the appllcant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work Is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, MNO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eacle Manaaement Guidelines (2007) and /or your U.S. Fish and Wildlife Service cermit. , • . . ·r • ·,· ... ;,,: • " .. __ .: Technical Services Comments,/ ,1: , .. ,;, .': ;. :;;·: ; . ': ,; ,; ), . · '' ,, ' !' b • . •• • Contact: Amanda Askren I 425-430-7369 i,aaskren@rentonwa,gov Recommendations: Legal description does not match title report provided, however we are aware of the Boundary Line Adjustment annlied for on a nnrtion of the lots involved in this Short Plat. : ·, 't.: -.. .· ' ·' . ' ; ~ ;, : Er,glr,eertng Review Co111ments ;,,.t : .. >... : . : ·~· • : , ... : . ,; , . ,; ,I· :. 'conta'ci: Ann'.Fowler I ~25-430,7382Jafowler@rentonwa.gov Recommendations: I have reviewed the application for the Greenleaf II Short Plat at 18661 -106th Ave SE and have the following comments: EXISTING CONDITIONS Water Water service is provided by the Soos Creek Water and Sewer District. Sewer Water service is provided by the Soos Creek Water and Sewer District. Storm The existing property does not contain stormwater facilities. CODE REQUIREMENTS Ran: April 08, 2016 EXHIBIT 15 Page 1 of4 ----1 • • ADVISORY NOTES TO APPLICANT LUA16-000173 Renton® PLAN • Planning Review • Land Use Version 1 I 'Ehglrie~rlng ~e~1.iw12~1;,,,;~~ts r : ;{ i ' \;' hr/ : :: ' : ;::' :· ' '' '. Ccinta.;t Ann Fowl~; 1425-430,7382'1 aiowler@rentonwa.gov WATER 1. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. SEWER 1. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. SURFACE WATER 1. A surface water development fee of $1,485.00 per new dwelling unit will apply. The project proposes the addition of (2) new single family residences (3 new single family homes, 1 existing home removed}. The total fee is $2,970.00. This is payable prior to issuance of the utility construction permit. 2. A drainage report, dated February 15, 2016, was submitted by ESM Consulting Engineers with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Conditions. The redevelopment is subject to Full Drainage Review In accordance with the 2009 King County Surface Water Design Manual {KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed In the provided drainage report. 3. Runoff from the existing site includes one single family residence where no stormwater conveyance system exists. Runoff from the site sheet flows into the yards of neighboring properties. 4. The project proposes to tie in to the existing stormwater detention pond and water quality treatment which was designed and installed as part of the Greenleaf Short Plat adjacent to the subject property. 5. The detention pond is located in the southwest portion of the overall site (including the original Greenleaf project) and was designed in accordance with the 2009 King County Suliace Water Design Manual (KCSWDM) and the City of Renton Amendments to the Manual. 6. The original Greenleaf project contains a Kirstar Perk Filter Vault following the detention pond to provide water quality for the original project prior to discharge to Panther Creek. 7. The calculations provided with the drainage report include the original Greenleaf project area and the area of the proposed 3 lot addition and confirm the existing detention pond and Perk Filter will provide sufficient capacity to accommodate the proposed addition to the development. 8. The 3 lot addition to the existing stormwater conveyance system, as currently designed, does not produce more than 5,000 square feet of new or replaced impervious suliace. As such, additional water quality treatment Is not required for the proposal. TRANSPORTATION 1. The proposed project fronts 108th Ave SE (SR 515), which is classified as a principal arterial street. Minimum right of way width for this street classification with 5 travel lanes is 103 feet. Existing right of way width in 116th Ave SE !s approximately 82 feet. To meet the City's complete street standards, street improvements, including a pavement width of 27 feet from the center line, curb, gutter, and 8 foot planter strip, 8 foot sidewalk, and stonn drainage Improvements are required to be constructed in the right of way fronting the site per City code 4 6 060. Approximately 10.5 feet of right of way dedication is required. 2. Applicant has requested a modification from street improvements to dedicate the required 10.5 feet right of way plus 2 feet for a total of 12.5 feet of dedicated right of way and retain the existing half street frontage improvements along 108th Ave SE. This modification request matches the approved request submitted for the Greenleaf Short Plat adjacent to the subject property and will be supported by staff. Approval shall be provided under a separate cover. 3. The proposed project fronts SE 188th Street. which is classified as a residential access road constructed as part of the Greenleaf Plat adjacent to the subject property. The full standard roadway width (53 feet ROW) of SE 188th Street ends approximately at the east property line of Lot 2, then tapering to a dedicated 25 foot emergency access entrance installed as part of the Greenleaf Plat adjacent to the subject property. 4. Street frontage along SE 188th Street shall include 0.5 foot curb, 0 -8 foot landscape strip and a 5 foot sidewalk. Frontage shall extend from the termination point of existing frontage, installed as part of the Greenleaf Plat adjacent to the subject property, and end at the east property line of lot 2, tapered to maintain 20 foot emergency vehicle access at all points. 5. Access to each of the lots shall be from SE 188th Street. Existing driveways fronting 108th Ave SE shall be removed and replaced with sidewalk and curb to match the existing sidewalk located along 108th Ave SE. 6. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. A minimum separation of 5 feet is required between driveway and the property line. b. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double loaded garage driveway shall not exceed sixteen feet (16'). 7. Driveway locations and designs are not shown on the provided drawings. Access to Lot 3 may require installation of a hammerhead turnaround for emergency access. Fire access is required within 150 feet of all points of the building, measured from the driveway entrance on SE 188th Street. Driveway designs shall be submitted with the building permits for each lot. Ran: April 08, 2016 Page 2 of4 • • ---, ADVISORY NOTES TO APPLICANT LUA16-000173 --------Renton® PLAN -Planning Review -Land Use Version 1 I . "-, .. "'·' .. ~,' ~ ··,:·t··:.,·· . .-1 ',. { ..... ·, ·: ,.~·',,.,. ,, ,. ' -. Engineering Review Comments ,, , ,·,,, ,,., , ' " ,,,: ,, : ... ,,.,, ,'' ·,, , ·.· ,, , Contact: An~:Fowler j.425-:430073821 afowler@rentonWa.gov 8. Payment of the transportation Impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation Impact fee is $2,951.17 per new single family house. The project proposes the addition of (2) new single family residences (3 new single family homes, 1 existing home removed). Traffic impact fees will b8 owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development wil1 be $5,902.34. Fees are subject to change. The transportation impact fee that is current at the time of buildlng permit application will be levied. 9. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. Any proposed rockeries or retaining walls greater than four feet in height, measured from the footing, will require a separate building permit, structural plans and special inspection. 3. Adequate separation between utilities shall be provided in accordance with code requirements. 4. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A lfcensed Civil Engineer shall prepare the clvll plans. 5. A landscaoina olan shall be included with the civil olan submittal. Each olan shall be on seoarate sheets. ':. ;, ""'. _ '. «,:. _ · ~ ~' ?. , .: :· -· ·'" 'i· .• · . •«, ·,. . . i ., .• ~-, •. i r -,. .· . . Community Servlces,Revlew.,Comments .. , ,, , ·, ,::, , ,;: ' \, t' ':, Coiltact:;Leslle',Betlach f425-:430;6619 I LBetlach@rentonwa,gov, Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Provide bicycle lanes per adopted Trails and Bicycle Master Plan. Plan sheet #102-Benson Drive south/ SR 515 Bicycle Lanes. 3. Street Frontages -include an eight foot wide plantings strip with 4 to 5 street trees along 108th Avenue and one tree per lot on new side street as well as other plantings such as turf, groundcover plants, shrubs, etc. 4. Street trees alona 108th Avenue shall be sinale stemmed, low maturina trees due to overhead cower lines. '. e~;rw~~rl~~ Ra;.,w: c:;;;fu~~i/'. · l':: ;''.,,,_::;·it:';'''.''.·?_'_''', 'I "•i :~-,,-· ·.-.·/; .~~"'·:'., .'fi_tJ'ri~J;:'BriJ~~~':'B~;-~h~~~h i:4~5-43it299 'tb'b'~n~Jart~@r~nt~nw~.gOv Recommendations: Street Modification Analysis: The applicant is requesting a modification from RMC 4 6 060F.2 "Minimum Design Standards Table for Public Streets and Alleys· in order to modify the requirement from half street frontage improvements due to the short nature of the frontage and the surrounding developments in order to maintain the existing street configuration. Existing improvements consist of four travel lanes, a center tum lane, 5 foot sidewalks located against the curb, and a 5 foot wide planter strips on both sides. To meet the City's complete street standards 4 6 060.F.2, street improvements including an 8 foot planting strip behind the existing curb, a 12 foot sidewalk (shared bike/pedestrian), a 2 foot strip back of sidewalk, storm drainage, and street lighting would be required. In order to construct this street section, approximately 12.5 feet of right of way wilt be required to be dedicated to the City along the project side of 108th Ave SE. The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 250D, if alt conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards in order to extend the existing sidewalk at a width of seven feet and eliminate the need for the landscape requirement between the curb and the sidewalk. These policies are Policy CD 102 and Policy CD 103 which state that the goal is to promote new development with "walkable places; ·support grid and flexible grid street and pathway patterns,• and Kare visually attractive, safe, and healthy environments.ft The requested street modification is consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The modified street improvements will meet the objectives of a safe walkable environment. The improvements provide for a planting strip of sufficient size (5 feet) for landscaping on the backside of the sidewalk. The five foot wide sidewalk at this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. c. Will not be injurious to other property(ies) in the vicinity. Ran, April 08, 2016 Page 3 of 4 --·1 • • ADVISORY NOTES TO APPLICANT LUA16-000173 --------Renton® PLAN • Planning Review • Land Use Version 1 I . • , ' " \I' ,,i''," ·.,., Engineering Review Comments . ·, .. ',,., c:°.i~blct: · ~ri~,~~e· B~nn~~rth.1·425:;430, 7299 ,I .bbannwarth@rentonwa:gov Staff Comment: The new improvements will meet the standards for safe vehlcular and pedestrian use within the current roadway improvements. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the attractiveness of the new development. Maintaining a consistent appearance along the street frontage will be beneficial to the subject property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse Im acts from this modification of sidewalk width and lantin stri width for this area. Ran: April 08, 2016 Page 4 of 4 • ---~Itenton ® NOTICE OF APPLICATION A Mullf Appllmlon hu bHn flied and aa1111td wllh tho Dapartmtm al camm11nlty • lconomlc O...,prntnt (CEPI-Pl1nnln1 01111,1.,,, of !1111 City of ~en111n. Th1 tollowins briefly duc:rlbu the 1ppllaotlon and th, nocessa,y Public Appl'IIYal&. OATt o, Nona OW APl'UCATlONt PROJECT N'-ME/NIJMIER: MudlU,21111 G,unlHf II Shon Pl11 / lUA16-0C0173, Sl!Pl·A PROIECT DESCRIPTION, Thi 1pplbnt II ·~ 1pp,vnl cf I Hot short plat .... 0 1UH1 modlffatkUI. Thll 1111 Is H.991 _ .. fat (O.sa ocres) Ind II located 11 1866l 1Cl8th ,._.,. Sf. (Al'N: Jll]OS-,OU~ adj,cont to tho now GrHnl1ar 1ubdM,lon, 1nd wcukl be for tho future d1vah1pment ol thr11 new ,..,.1, family homu. Tho prapart,/ Is In !hi R1,1donl11I-& IR·l) 10nln1 dlltrli:t. Tho P"'?O••d r11ld1nUal loU ran .. In 0111 /ram 6,902 SF to B,2411 Sf In aru with In ovarap lot ,1,. cf 7,J41 SF. The ra~<lon~,I d..,slty 11 S.9 ,!w1llln1 unlU por nll w1. Aa:111 to the loU W<l<lkl '-!rum SE laBth St. Tho app!lant II also ~ a modlnc:,llon lrom Jttfft lmpt11Y1......ts UI retain tho Hl1tln1 half-llrHt frcnta11 lmp,v;1m..,U 1lon1 108th A•• SE. Soll carwm of ollty and with lf".el In • d1n,1 condition und•n11n bv natt,1 il•clal till sell. Thi slnil• family homo lccot1d on !hi prcp1rty wH roton!P'f d1moll1h1d undor P1rm~ H15006a74. Tho appll,;.,nl hH propa11d to r.m°"" 111 sl.o (61 of th• ,1inlflC1nt troa on11t1. The applh:ant ha, 111bmlttld an ""1>artst ,io,.-,_ ~ ~Study and o ProUmlrulry To<:hnlcal lnfDJfflHIDn Jlepcrtwlth thlappll<1ti0n. PRom;r l.llCATION! PUMITS/fllVIEW lltQUUTtD: · 1a&6l toa" Avo SE. Rontcn. WA 911055 Admlolstn-!.hrlrl Plat APPUCANT/PROJECT CONTACT PERSON: Alllcn Conner, O,nnu ~cm11 / 1260C s:E 3!th St., Ste 250 / Boll...,., WA 980Dll / 425-645-«J4 / all,cncOccnnertlom1s.com O>fflffllntl (NI Ille·--llatl<NI -bl IUbm;trod In wrltln( to Clark H. aou.--. Depar1fflllll of Community • Eccnlfflllc Devolo;,m1t11, 1D55 Scud, Grady WI'/, R1t1lcn, WA 98057, by S;OQ p.m. en March 29, JDU. W you hr.1 quHUcn11bcut this prcpc11I. er wl1h le ~ mad1 1 p1JtV of rocord ond recol-. uldltlonal nctlflcatlcn bv mall, contact tho ProJea Manapr 1t (OS) 410-1289 . .....,,.,..., who 1ubmlts wrltton ccmmontl wm autamltitall'f bealm1 1 .-ry of r-,l 1nd wW ~ nDlffled of 1fffY da<ldon <NI this pr<1jlct. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATtOF APPIJU.TlOJrl: MA!IOI I, 1011 If ycu would Jiu ta~ lllldl I pany of record to ..aMr lurthtl lnfcmratlcll en this projKISld project, o,ml)ietl this form 1nd rttum to: City of Rentan, CED, Pla1Wn1 Division, U:ISS South Grady WI'/. Rffltcn. WA 981151. File N1m1 / Ne.: G!'Nnlo•l II Sharl Plat/ WA16·000173. SHJ'i.·A NAME:-------------------------- MAILINGilOORESS. ____________ cITY/5TATl'/ZIP·-------- TELEPHONE NO.: __________ _ \.Cl'\ I lrl\.M. I IUI~ I, C l-/111,;,; !l C-Ul5C-hereby certify that 'J copies of the above document were posted in_]_ conspicuous places or nearby the described property on Date: __ J_/~1c,,~~~/6 ______ _ Signed: _ _J~~~'--'/i'.!'.;:_J~~~==----- STATE OF WASHINGTON ss COUNTY OF KING r------ Alison Conner Charles Conner 300' Surrounding Properties (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Applicant Owner See Attached I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it o be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 3-1 S-., 1 l, \ template -affidavit of service by mailing IH1r~l1111111l.~1iillijllJI.. ALISON CONNER CHARLES CONNER . CONNER HOMES CHG SF LLC 12600 SE 38th St, 250 12600 SE 38th St NE, SUITE 250 Bellevue, WA 98006 Bellevue, WA 98006 ~-------------------------- 3223059202 14734 NE 10TH ST LLC 5415 NE 2ND CT RENTON, WA 98059 3223059365 CURRENT RESIDENT 18639 108th Ave SE Renton, WA 98055 5635900000 CHEN ANDY PEEN+AMANDA CT 10913 SE 187TH LN RENTON, WA 98055 3223059088 CURRENT RESIDENT 18661108th Ave SE Renton, WA 98055 5635900000 FARRISON LERIN 18740 109TH LN SE RENTON, WA 98055 5635900000 GARRIDO MARTHA P 18733 109TH LN SE RENTON, WA 98055 6623400050 CURRENT RESIDENT 18819 108th Ave SE Renton, WA 98055 8950300110 HODGE HAROLD D 19210 121ST PL SE KENT, WA 98031 6623000150 HUSO GERALD E+JOYCE A 18633 109TH AVE SE RENTON, WA 98055 5635900000 LEWIS CHERYL D 2011 NE GUSTAF ST POULSBO, WA 98370 • 3223059202 CURRENT RESIDENT 18635 108th Ave SE Renton, WA 98055 5635900000 ALMOUSSA NIZAR 18709 109TH LN SE RENTON, WA 98055 5635900000 CHEN HENRY+CARRIE 10944 SE 187TH LN RENTON, WA 98055 5635900000 DAVIDSON NIKOLAUS M+REBECCA 10907 SE 187TH LN UNIT #D RENTON, WA 98055 5635900000 FAWCETT JANET 10853 SE 187TH LN RENTON, WA 98055 5635900000 GERARDEN MARILYN 10841 SE 187TH LN RENTON, WA 98055 6623400053 HAWKINS PAUL & ELIZABETH 18825 108TH AVE SE RENTON, WA 98055 8950300110 CURRENT RESIDENT 18636 107th Ave SE Renton, WA 98055 5635900000 KELLER ADELE FAMILY LIMITED 14530 SE 243RD PL KENT, WA 98042 5635900000 LIU SHAO-CHUN 11005 VILLA ROSA LN MUKILTEO, WA 98275 • 3223059365 17434 NE 10TH STREET LLC 65115 NE 2ND COURT RENTON, WA 98059 5635900000 BEYERLEIN MARIE J 10903 SE 187TH LN RENTON, WA 98055 3223059088 CHG SF LLC 12600 SE 38TH ST #250 BELLEVUE, WA 98006 5635900000 DEUTSCH DONNA M 21906 38TH DR SE BOTHELL, WA 98021 5635900000 FISKE MARGARET A 18732 109TH LN SE #24 RENTON, WA 98055 6623400050 GRAVLIN LLC 4641 S HOLDEN ST SEATTLE, WA 98118 8950300090 HEINS WALTER S+NANCY E 10623 SE 187TH ST RENTON, WA 98055 5635900000 HORN BENITA R 7817 S SUNNYCREST RD SEATTLE, WA 98178 5635900000 LEE BING-CHYWAN 18736 109TH LN SE RENTON, WA 98055 5635900000 LOKOSH DAVID J+MARIA E 18720 109TH LN RENTON, WA 98055 ,--------------------- 5635900000 MAIN THOMAS WARREN+KIMBERLY 18700 109TH LN SE #18728 RENTON, WA 98055 5635900000 MORGAN COURT OWNERS ASSOCIA 2010 156TH AVE NE STE #100 BELLEVUE, WA 98007 5635900000 NGUYEN-TRUC XUAN-LI 18741109TH LN SE RENTON, WA 98055 5635900000 PEOPLES DEAN L+KATHERINE N 18724 109TH LN SE RENTON, WA 98055 5635900000 PILICHOWSKI LON R+ TONYA 10845 SE 187TH LN RENTON, WA 98055 5635900000 SECRETARY OF HOUSING & URSA 4400 WILL ROGERS PK #300 OKLAHOMA CITY, OK 73108 6623400041 TEMPLE TAM NGUYEN 18814 108TH AVE SE RENTON, WA 98055 5635900000 TRUONG HAO QUOC 10936 SE 187TH LN RENTON, WA 98055 5635900000 WANG YONG+XIAOHONG HARi LI 2866 HAWKSTONE CT RICHLAND, WA 99354 5635900000 WOLFE DOUGLAS R+BARBARA J 18708 109TH LN SE K30 RENTON, WA 98055 • 5635900000 MCCARRON VICKI M 10939 SE 187TH LN RENTON, WA 98055 5635900000 NEWELL BRIAN JAY+FORSHA PAM S440 44TH AVE SW SEATTLE, WA 98136 5635900000 OLSON TRICIA M+SARSFIELD PA 10980 SE 18TH PL UNIT #42 RENTON, WA 98055 8950300100 PHAN CHI DUNG N 10629 SE 187TH ST RENTON, WA 98055 5635900000 QIUSHAOQI 18712 109TH LN SE RENTON, WA 98055 5635900000 SMITH DAVID L+BEVERLY A 23057 SELK WILDERNESS DRS MAPLE VALLEY, WA 98038 5635900000 TESSEMA AMSALE 10846 SE 187TH LN RENTON, WA 98055 5635900000 VALENCIA LINDA 10917 SE 187TH LN #13 RENTON, WA 98055 5635900000 WILDS CORY R+CARLA M 18705 109TH LN SE #32 RENTON, WA 98055 3223059080 YE JIAYI & CHI MAN WO 18665 108TH AVE SE RENTON, WA 98055 • 5635900000 MCCRAY CARL+JERALDINE 4528 8TH AVE NE #4D SEATTLE, WA 98105 5635900000 NGUYEN HUNG D+HANH K PHAM 18717 109TH LN SE RENTON, WA 98055 5635900000 PADRIGA LESTER+MARIE T 10842 SE 187TH LN RENTON, WA 98055 5635900000 PILICHOWSKI LON R 18704 109TH LN SE RENTON, WA 98055 5635900000 RODOLSAIDA 10922 SE 187TH LN RENTON, WA 98055 5635900000 STOLBERG SARAH B+JASON R 23612 102ND AVE SE KENT, WA 98031 5635900000 TRAN DOAN KIM 10850 SE 187TH LN #10850 RENTON, WA 98055 3223059141 VT REAL ESTATE INVESTMENT L 7325 125TH PL SE NEWCASTLE, WA 98056 6623400043 WILSON RICHARD D 3010 77TH AVE SE #108 MERCER ISLAND, WA 98040 5635900000 YOUNG JESSICA 10932 SE 187TH LN RENTON, WA 98055 -1 • Leslie Betlach --------Renton® Plan Review Routing Slip Plan Number: Site Address: LUAlG-000173 18661108TH AVE SE Name: Greanleaf II Description: The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22,993 square feet (0.58 acres) and is located at 18661108th Ave SE, (APN: 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes. The property is in the Residential-& (R-8) zoning district. The proposed residential lots range in size from 6,902 SF to 8,240 SF in area with an average lot size of 7,348 SF. The residential density is 5.9 dwelling units per net acre. Access to the lots would be from SE 188th St. The applicant is also requesting a modification from street improvements to retain the existing half-street frontage improvements along 108th Ave SE. Soil consists of silty sand with gravel in a dense condition underlain by native glacial till soil. The single family home located on the property was recently demolished under Permit #B 15006874. The applicant has proposed to remove all six (6) of the significant trees onsite. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary Technical Information Report with the application . Review Type: Date Assigned: Date Due: Community Services Review-Version 1 03/15/2016 03/29/2016 Project Manager: Clark Close Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation ---------1-'==--------+'""--"--''-"--'--------+-'-'-'--'-'-'-'"--------1 Air Environmental Health Recreation Airport Environmental ---------1------------+------------t Water Energy/Natural Resources Utilities 10,000 Feet ---------!---'~--------+-----------; Plants Housing Transportation 14,000 Feet ---------1--'-'---''---------+---'-'--'----'--------t Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added , 'f;;~"'{;~ £ ()f/) (5~/L 51,_,/0 ~ cA--, <3c ~ ~ e.:,v-ado -o=c/ -r~ IS a ///Cf --o;, ?JUA'#-.-/ -se -s t':5 1:>,0cLI ~ -~L211ad3~ Signature of Director or Authorized Representative Date )--Terry Flatley -------=-Itenton ® Plan Review Routing Slip Plan Number: Site Address: LUA16-000173 18661108TH AVE SE Name: Greanleaf II Description: The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22,993 square feet (0.58 acres) and is located at 18661108th Ave SE, (APN: 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes. The property is in the Resldential-8 (R-8) zoning district. The proposed residential lots range in size from 6,902 SF to 8,240 SF in area with an average lot size of 7,348 SF. The residential density is 5.9 dwelling units per net acre. Access to the lots would be from SE 188th St. The applicant is also requesting a modification from street improvements to retain the existing half-street frontage improvements along 108th Ave SE. Soil consists of silty sand with gravel in a dense condition underlain by native glacial till soil. The single family home located on the property was recently demolished under Permit #815006874. The applicant has proposed to remove all six (6) of the significant trees onsite. The applicant has submitted an Arborlst Report, Geotechnlcal Engineering Study and a Preliminary Technical Information Report with the application . Review Type: Date Assigned: pate Due:_ Community Services Review-Version 1 03/15/2016 03/29/2016 Project Manager: Clark Close Enviro'nmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews What statuses should be used: Reviewed -I have reviewed the project and have no comments. Light/Glare HI storlc/Cultura I Preservatl on Recreation Airport Environmental Utilities 10,000 Feet Transaortation 14,000 Feet Public Service Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Street Frontages -include an eight-foot wide plantings strip with 4 to 5 street trees along 108 Avenue and one tree per lot on new side street as well as other plantings such as turf, groundcover plants, shrubs, etc. Street trees along 108 Avenue-shall be single-stemmed, low maturing trees due to overhead power lines. Signature of Director or Authorized Representative Date Denis Law May<;>( March 15, 2016 .. Alison Conner· • Conner Homes·.. . . i2600 SE 33th St:, si:e 250 · .. . Bellevue, WA 98006 $ Subject: Notice ofComplete Appllcatitin . Greenleaf II Short Plat, LUA16:000173, SHPL-A _ Dear Ms. Conner:· • I ' ,' • •. • • • . The Planning Division .of the City of Renton has determined that the subject application is complete.according to submittal requirements and, therefore, is accepted for review; . " . . . -\ . You will. be notified if any additional-information is required to continue processing your· . . . . . . . application., Please contact me·at (425) 430-7289 if you have any questions. · Sin·cerely, Clark H. Clcise Senior Planner cc: . CHG SF, LLC / Owner(s) Renton City Hall • 1055 South Grady Way • R~nton, Washington 98057 • rentonwa.gov ---=•~---...... · ItenfOil@ NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Commu·nity & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: March 15, 2016 PROJECT NAME/NUMBER: Greenleaf II Short Plat/ LUA16-000173, SHPL·A PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat and a street modification. The site is 22,993 square feet (0.58 acres) and is located at 18661 108th Ave SE, (APN: 322305-9088), adjacent to the new Greenleaf subdivision, and would be for the future development of three new single family homes. The property is in the Residential-8 (R-8) zoning district. The proposed residential lots range in size from 6,902 SF to 8,240 SF in area with an average lot size of 7,348 SF. The residential density is 5.9 dwelling units per net acre. Access to the lots would be from SE 188th St. The applicant is also requesting a modification from street improvements to retain the existing half-street frontage improvements along 108th Ave SE. Soil consists of silty sand with gravel in a dense condition underlain by native glacial till soil. The single family home located on the property was recently demolished under Permit #615006874. The applicant has proposed to remove all six (6) of the significant trees onsite. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. PROJECT LOCATION: 18661108"' Ave SE, Renton, WA 98055 PERMITS/REVIEW REQUESTED: Administrative Short Plat APPLICANT/PROJECT CONTACT PERSON: Alison Conner, Conner Homes/ 12600 SE 38th St., Ste 250 / Bellevue, WA 98006 / 425-646-4434 / alisonc@connerhomes.com Comments on the above application must be submitted In writing to Clark H. Close, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 29, 2016. lf you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: MARCH 8, 2016 NOTICE OF COMPLETE APPLICATION: MARCH 15, 2016 1f you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Greenleaf 11 Short Plat/ LUA16-000173, SHPL-A NAME:_--------------------------------- MAILING ADDRESS: _______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: ______________ _ .... ,j, - DE,PARTMENT OF COMMl9'rY AND ECONOMIC DEVELOPMENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER($) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: CHG SF, LLC Greenleaf II PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 12600 SE 381" St. Suite 250 18661 1081 " AVE SE, Renton 98055 CITY: ZIP: Bellevue 98006 KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): TELEPHONE NUMBER: 425.455.9280 322305-9088 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S):' Residential PROPOSED LAND USE(S): Residential COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: Residential Medium Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) NA EXISTING ZONING: R-8 TELEPHONE NUMBER: CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: SITE AREA (in square feet): 22,993 Alison Conner SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 940 ' Conner.Homes SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 12600 SE 38th St. Suite 250 NA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 5. 93 Bellevue 98006 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 3 alisonc@connerhomes.com 425.646.4434 NUMBER OF NEW DWELLING-UNIJS·(if~plfcatile): 3 \~tL,CI t..'-' - 1 MAR o ll lUIO G:\PUBLIC\PROJECTS\Greenleaf 11-Kohr\Acquisition, Diligence, and Development\Entitlements\Short Plat\Short Platland l.fse' Appi~fti~ 12.4.15.docx Rev: 08/2015 · . -. ,. -, DN\S,ON •,l, , ., ....... • ~JECT INFORMATION (contlued) r-=..:..:.-->-=-.::..:c=--==.:..::.=L----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 0-1 home recently demolished SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2600-2800 SF IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO 0 FLOOD HAZARD AREA 0 GEOLOGIC HAZARD 0 HABITAT CONSERVATION 0 SHORELINE STREAMS & LAKES 0 WETLANDS LEGAL DESCRIPTION OF PROPERTY __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. (Attach legal description on seoarate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION 32, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) __ , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) D the current owner of the property involved in this application or D the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Q lal)J. J31):£l_e( signed this instrument and acknowledge it to be his/her/their free and voluntary actor the uses and purpose mentioned in the instrument. -r::,Jp 43 I @£2(( t2 Dated ' SHARON L. BRENNAN NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES OCTOBER 9, 2018 Notary Public in and for the State of w~\;'h,ngton Notary (Print): r , appointment expires: 2 G:\PUBLIC\PROJECTS\Greenleaf 11-Kohr\Acquisition, Diligence, and Development\Entitlements\Short Plat\Short Plat Land Use Application 12.4.15.docx Rev: 08/2015 .. • • PRE-APPLICATION MEETING FOR GREENLEAF II SHORT PLAT PRE 15-000438 CITY OF RENTON Department of Community & Economic Development Planning Division ,-p,v.r'!.cl/\..U.AA. ~s . -~ \ CP'f? JUNE 25, 2015 w/ c,\.,.,·\/, ,. t-!o .2n1,..J· ,. \(. \:,~ . Contact Information: -J.<..od -Cv--{}~ Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Kamran Yazdidoost, 425-430-7382 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). RECr-1\fFD MAR OB 2016 C~'l'I C:? '.:".'.t1: !'C:11 PLANN!N.'.; JiVlS.Oi'\ • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----~Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM June 25, 2015 Clark Close, Associate Planner Kam ran Yazdidoost, Plan Review Greenleaf Short Plat II 186611081h Avenue SE PRElS-000438 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-. binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. SANITARY SEWER Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. SURFACE WATER 1. There is limited storm water conveyance system in 108'" Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the City adopted 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. -(S'I' l"-"'-"<. -~JJ,-l.. ( ~ .... l<J\'vv,. &, M r ,"h_ J_,j.,.,v.i)' ,""-· ~---------------------------------.. -• DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • R CJTYOF 0 ----enton~ MEMORAN D U M t tu. ~~" t ~, ~~'1G 3. sJ DATE: June 25, 2015 t.i~ ,~) A ...... ,' '1,A..C..C>.i\..c.\~, 'f\Q\ ,~,.,,.,~ TO: Pre-Application File No. 15-000438 fro a M ~ 6) ;;_Jj I ., .: ~ ~-~1<.J- (.7 ~d-p\J Hnbt SUBJECT: Greenleaf II Short Plat -18661108th Ave SE FROM: Clark H. Close, Associate Planner _____________________ ,;_.,,,.,.._ (} slt el-t General: We have completed a preliminary review of the pre-application for the above-_ ~~I' referenced development proposal. The following comments on ·development and permitting ft\ . i/-zc,<; issues are based on the pre-application submittals made to the City of Renton by the applicant I'.>'-" -'lo.\ 2" ~- and the codes in effect on the_ da_te of review. The applicant is cautioned that information "' • ) ~ t 1<-1 "/11" \"1-\> contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, /,-/ ..X~ l-o Public Works Administrator, Planning Director, Development Services Director; and City h,< ,~"'- • Council). Review comments may also need to be revised based on site planning and other design "'> '""-"') :. changes required by City staff or made by the applicant. The applicant is encouraged to review M , ·cc~ all applicable sections of the Renton Municipal Code. The Development Regulations are ~< "'" "4l- available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall C""4-t. i /\-( ' "' ,l • • . or on line at www.rentonwa.gov. Project Proposal: The subject property is located at _18661 108th Ave SE between SE 186th St and SE 190th St (APN3223059088). The proposal is to demolish the existing single family ~ residence and subdivide the existing parcel into three residential lots for the future construction ~,r" \ of 3 new single family residences. The subject property totals 24,393 square feet (0.56 acres) in ,'\ \ .,,~~ \ area, and is zoned Residential-8 dwelling units per net acre~.-The proposal is located next to 'v, \t-\ 'fi · I-' Greenleaf Preliminary Plat (LUA14--000190), which is a 34-lot subdivision currently being ,,,,l'-( tf _ reviewed for final plat. The subject site slopes from east to west. Access to the site would be C,."'71)) I: gained from the new residential public streets extended through the Greenleaf Plat. {'\ \ \ In addition, to the three lot short plat the project would include a 15-fobt boundary line adjustment with Lots 30 and 31 of the Greenleaf subdivision. Current Use: The site contains one 1,200 sq ft single family residence constructed in 1950. The site gains access from 108'' Ave SE and utilizes an on-site septic system. Zoning/Density Requirements: The subject property is located within the R-8 zoning designation where interim R-8 (effectively R-6) zoning standards currently apply. Interim zoning standards where adopted under Ordinance 5724 and later amended per Cl-64. These standards are scheduled to be updated by City Council with an effective date of July 1, 2015. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre (du/ac). Using the gross square footage, the 3-lot proposal arrives ata gross density of approximately 5.36 du/ac (3 lots/ 0.56 acres = 5.36 du/ac), which is within the range of minimum and maximum density permitted in the R-8 zone. Once again on July 1, 2015, the project site will be subject to the R-8 standards adopted under Ordinance 5744, of which the H :\CED\Pla nning\Curre nt Plann i ng\PREAPPS\15-000438 • • Greenleaf 11 Short Plat, PRElS-000438 Page3of6 June 25, 2015 • feet. The proposed lots would provide adequate oreo for compliance with the required setbacks. Setbacks would be vested at time the City determines the Short Plat application submittal is complete. The setbacks for the new residences would be reviewed at the time of building permit. Building Design Standards -All new dwelling units in the Residential Eight Dwelling Units per Acre (R-8) zone are subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design standards would be verified at the time of building permit review. Lot Configuration -One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)' abutting street fronting lots. Based on the submitted application lot configuration standard #2 above could be met. Garages -The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry-Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the fa~ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space), a feature like; wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Facade Modulation -Buildings shall not have monotonous fa~ades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors -Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined.together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale. Bulk, and Character -A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans; home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs -Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or reflective material, is discouraged. Eaves -Eaves should be detailed and proportioned to complement the architectural style of the home. H :\CED\Pla nni ng\Cu rrent Plannlng\PREAPPS\15-000438 ' • • Greenleaf II Short Plat, PRE15-000438 Page 5 of 6 June 25, 2015 • landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall include, but is not limited to, the minimum 10-foot onsite landscaping strip and street trees within the planting strip of each lot. "1.,-{v, Significant. Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a .. W. iJI tree retention worksheet shall be provided with the formal land use application. Each residential \Ii'~,,-'("" lot to be created by subdivision shall have retained, or newly planted, trees that satisfy the lot's <; '-,_i; ,, minimum treee· requirement. The tree retention plan must show preservation of at least thirty percent (30% of significant trees per RMC 4-4-130H.1.a.i, and indicate how proposed \ ~/ '1> building footpn would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of caliper inches provided by one or more trees) of lot area onsite. Protected trees may contribute to each residential lot's required minimum tree density, but any trees that are in excess of an individual lot's minimum tree density shall not contribute to the total number of trees that are required to be retained for the Land Development Permit. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 18" caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of Preliminary Short Plat application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan as well. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls see RMC 4-4-040. H : I CED IP la n n ing\ Current Plan n in g\P REAP P S\15--000438 102 0 51 102 WGS _ 1984 _Web_ Mercator _Auxiliary_ Sphere ! City of Renton COR Maps Feet lnfonnatlon Technology. GIS RentonMapSuppart@Rentonwa.gov 06/25/2015 This map Is a user generated static output from an Internet mapping site and Is for reference only. Data layers that appear on this map mayor may not be accurate, a.immt, or othefWise reliable. THIS MAP IS NOTTO BE USED FOR NAVIGATION Legend City and County Boundary OU., :-· ! City of Renton , .. Addresses Parcels 1st Floor 1st Floor 2nd Floor 1st Floor Other Buildings Buildings Zoning II RC Resource Conservation R· 1 Residential 1 du/ac R-4 Residential 4 duJac R-8 Residential a du/ac RMH Re&ldential Man.dadunld Homos R-10 Resldentlal 1Ddulac ~ R-14 ResklentialHdulae ~ RM-F Residential MulU-Family ~ RM-T Reslden1ial MufU.Famlly Tradltlon RM-U Rnlderitlal MIJltl.Family Ulbi!lfl C jci: CV Center Wage • CD Center Downtown trj UC-N1 U1ien Canw-North 1 UC-N2 Urban Canter -Nllr1h 2 • COR Convnerdal Oflice/Residentlal CA CornmDrdal Artenal ~ co Conmerclal Office • CN Cornnmrdal Neighborhood lL Industrial • Light ej IM Industrial • Medium Notes 18661108thAve SE 0 CityofR:etltOflr~ Finance & IT Division '· • DEPARTMENT OF COMMUNITY. AND ECONOMIC DEVELOPMENT •• WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY:· Arborist Report, Architectural Elevations 3 AND 4 Biological Assessment 4 ~ Calculations, · Colored Maps for Display 4 (, "<il<-- Construction Mitigation Description 2AN0.i Deed of Right-of-Way D_edication 1 Density Worksheet, Drainage Control Plan, Drainage Report, Elevations, Architectural lAND4 Environmental Checklist , (AIH.- Existing Covenants (Recorded Copy)""", Existing Easements (Recorded Copy)""'' Flood Hazard Data, CM-C--· Floor Plans 3AND4 Geotechnical ReportuNol Grading Elevations & Plan, Conceptual, Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 OiJ-& Improvement Deferral , Irrigation Plan 4 PROJECT NAME: COMMENTS: DATE: b /z'i /tr., -~~-~~-------- 1 RECJ:!VED H: \CE D\Da ta \Forms-Temp la tes\Self-Help Handouts \Planning\ Wa iversub m Itta I reqs. docx MARev, 02/2015 K U !l Z016 C'""':' ,-~ "" .. "'~· ·~ .. .. '• ~ . \. . . . . '". ' .... "' ~---------------------------------~------------------------- ·--'-.. ;, • • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: - King County Assessor's Map Indicating Site, ' . Landscape Plan, Conceptual, Landscape Plan, Detailed 4 - Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions 4 Master Application Form, Monument Cards (one per monument) 1 Neighborhood Detail Map, Overall Plat Plan 4 Olk--- Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs), Post Office Approval 2 Plat Name Reservation 4 Plat Plan, Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan, Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2 ANo 4 Stream or lake Study, Standard 4 C\,t't-' Stream or Lake Study, Supplemental, Stream or lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate tANo4 Topography Map, Traffic Study, Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final, Wetlands Mitigation Plan, Preliminary 4 2 H: \CED\Data \Forms-Templates \Se!f-Hel p Handouts \P!annl ng\ Waive rsu bm itta lreqs. docx Rev: 02/2015 • LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation, Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2AN01 Lease Agreement, Draft z AND 3 Map of Existing Site Conditions 2 ANO 3·--------·- Map of View Area 2AND 3 Photosimulations 2 AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning • WAIVED MODIFIED ! BY: BY: J --·--------- 3 H :\CE'D\Data \For ms-Temp lates\Se lf-H e Ip Ha ndouts\P la n nl ng\ W a Ive rsu bin itta I reqs. docx ., . COMMENTS: -----··-----·· Rev: 02/2015 ---------- • m • CONNER HOM ES. 2/25/16 Greenleaf Phase II Short Plat-Project Narrative The proposed Greenleaf Phase 2 project would consist of a three lot short plat. The site covers 22,993 sq ft. It is located at 18661108'h Ave. SE., (King County tax parcel number: 322305-9088), adjacent to the currently recorded Greenleaf subdivision. The property is zoned R-8 by the City of Renton and there are no critical areas on site. Soil consists of silty sand with gravel in a dense condition underlain by native glacial till soil. Groundwater was not observed at any of the test pit locations. A 1,200 sq ft single family home located on the property was recently demolished under Permit #815006874. Development of the property will consist of site grading and utilities followed by construction of three new single family detached homes. The three lots will have a net density of 5.93 units/acre and range in size from 6,902-8,240SF. The homes are proposed to be connected to the Greenleaf sanitary sewer and water systems, served by the Soos Creek Water and Sewer District, who have indicated adequate capacity to serve the lots. Storm water quantity and quality would be handled by the Greenleaf storm pond which has capacity for the three lots. Homes on these lots would be similar to those proposed in the Greenleaf project, currently being reviewed by City Staff. Access to the homes will be off SE 188th Street. Construction is estimated to strip 900cyds, cut 510 cyds and fill 260 cyds using the material generated by the cut. We will be removing 6 trees; 3 Douglas Firs ranging from 24-42", a 30" deciduous tree, one 20" Pine, and a 28" Western Cedar. A 12.5' strip of land east of lot three will be dedicated to the city for right of way. No job shacks, sales trailers, or model homes will be on site as we will conduct construction and sales activities from the Greenleaf plat to the north. REcr:1\tr:n -~ l· i:..... ,_,J MAR O 8 20'.6 846 I081h Avenue NE I Bellevue, WA 98004 I P. 425.455.9280 I F. 425.462:0426 ~r-o '/\ ,. , '-.... . . ...... ~~ PLP.NN!N8 :-)1V:'.:::C;\J I~. -.. • • Construction Mitigation Description Greenleaf II Construction is expected to start April 2016 and with homebuilding finished August 2016, though this is dependent on a steady sales rate and market conditions. Construction hours will follow the City of Renton Code limiting construction activities to between 7am and 8pm Monday through Friday, and 9am to 8pm on Saturdays with no work permitted Sundays. No special hours are proposed for construction or hauling. Hauling and transportation will be on SE 1881h St and onto lots 32 -34 of the Greenleaf plat. No hauling will occur on 108'h. · Best Management Practices from the Washington State DOE Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other impacts. During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary storm drainage features. Hydroseeding exposed soils and cleared areas after construction will also reduce the potential for erosion. Some heavy machinery exhaust and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual construction of the development. After construction any emissions would be that of a typical residential area. All construction equipment will be in proper working order and regulated for emissions by the manufacturer and local emission laws. Vehicles entering and leaving the site will also be regulated for emissions by state and local emission laws. During construction the site will be watered as necessary to keep any dust from impacting surrounding air quality. Short-term noise impacts would result from the use of construction equipment during site development. Construction would occur during permitted construction hours and always in compliance with the City of Renton noise regulations. Equipment will not be allowed to idle for continuous periods of time, which will help to mitigate the impacts of potential construction noise. Long-term impacts would be those associated with the increase in vehicular traffic from future home owners and typical residential noise. A flagger will be used as needed along SE 188th street. A type Ill barricade will prevent any access onto 108th AVE SE. . MAR C fl ZG1S / ~-;· '''., . v~ ... ·~·. A PORTION OF THE SE 1/4 OF SECTION 32, TOWNSHIP 23N., RANGE 5E, KING CQUN" 27 26 ~ • ;! R fi SDCO 25 STA. •H-46.75, 33.31 RT. TG-478.78' 1[=473.87, 5•, EX YO STA. 4+39-.11, 31.75' RT. TG=473.25 !£:=475.25, 8~\!I !E=471.25. 8"o IE-472.25, 6'"tl CONNECT TO EX YD. CONTRACTOR TO VERIFY LOCATION &: ELEVATION PRIOR TO CONSTRUCTION &: NOTIFY ENGINEER Of ANf DISCREPANCIES. 24 STA. 4+31.68. 26.50' RT. BEGIN SIDEWALK MATCH EXISTING --- CATCH BASIN FILTER (TYP) PER STD PLAN 216.30 ON SHEET DT-02 1 28 1 29 I 3i /,") (\ . ,\,\~ \Y('J{...-L r SILT JE TO BE PIACEO AT -'1'""(..(.)(...J...,, V""~Q I CLEARING LIMITS. SEE STD Pl.AN 214.00 ON SHEET DT-02 {TYP) CLEARING LIMITS TO BE PLACED \ .,;s I ..'.1!;; AT PROPERTY LINE \ 1,"2 -.,_5,. ~a~ J -I - !i r] -----------::""-:::= ' -------< ' -=-=--------::-=~ ---\"'o,; . I ----: I "' I <,o \\\ ' ' . 3 .. \ !; I ! I I PAD•486.00 \ . i - ", 1 PAD=-482.00 i10· PRIVATE l/1llJIY ESllT (!'IP.) "t>,, ~e" 2 PAD='484.00 20')(40' CONSTRUCTION ENTRANCE PER STD DETAIL 215.10 ON SHEET OT-02 \ \ ·SOCO STA. 5+71.17, 28.56 RT. TG=483.55' IE=480.55, 6"• .=.:!.. !i ; : I 11 1 1 I I 0 " II . I I • , ~I • 0 • 0 • ' I I 4--++~ I I L __ ----ilYIY EXISTING WATER METER (lYP.) EXISTING 20' .PAVEMENT EXISTING 25" EMERGENb 11 I I I ~ Jn I ~ ACCE55 EAS8IENT " 4 i=,.....:::::,::-, i ~ t'jf~j[[ I ' I AJb Ac: Ii / r~· • I ' ~ I----,--- 1 I'"" I ~\f w, \ ; • 1 ~ sE: 1 al}TH ? , , 1 , \ • '--' .....-; ) . Q1-. Vi 1 1 'i , v 1 1 u r:~ 2·1 22 l -----'·---· -o-->---------fF .• -·-------'--{!) -.... -.-1·J··tf ~:1~·SEWlf! .EMOVE EXISTING CURB &: ADO I DRIVEWAY APPROAOI PER DETAILS 104.2 &: 104.3 !JI ON SHEET OT-02 (TYP.) STA. 4+85.46, 13.00 RT. II EL=478.31' r:J 23 ~~G WATER I I! '""'°'·" "" ,r -1/ 1 1 I ,e.,ns,, e·, -I ,r-•1a.51, •• , I • I CONNECT TO EX CB. CONTRACTOR TO VERIFY LOCATION &: ELEVATION [ . PRIOR TO CONSTRUCTION &: NOTIFY - jENGINEER OF /JN'( ~~~CREPANOES. i----G ~o O I soco 1 • I I ;,, STA. 5+53.17, 28.55 RT.. I gt 9 TC:48280' I " /; it-479.ao. s'"111 I • • r/. /; 1 , §'. :t en ~ w en w > <( I 1- (X) 0 ~ • • • CONNER HD M E I February 26, 2016 RE: Greenleaf II Short Plat CHG SF, LLC understands and accepts the risk of developing in an unstable area. We will advise prospective purchasers of the site or structures located on the site, in writing, of any unstable potential of the area. Sincerely, Alison Conner Assistant Project Manager ,-..., . -, ,?~ .... ·~ ' ''.~-) --- MAR CB ?J/6 ' ...... ' ... .::.. ',: l2600 SE 38th St. Suite 250 I Bellevue, WA 98006 I P. 425.455.9280 I F. 425.462.0426 .. _.,. __ .,.,~,...---------------------------------------- • • • t .... r=::i.~.rV"l .. lcoNsuL TING ENGINEERS. LLc r ~'c';:::::)V0J ·1 March 1, 2016 Mr. Clark Close City of Renton Renton City Hall 1 055 S. Grady Way Renton, WA 98057 RE: Greenleaf 2 Short Plat Request for Waiver of Street Frontage Improvements Dear Clark: Job No. 258-044-013 f'. r,·:1",r-··:,~ '" -· '-·· . . ·-." MAR C 8 2J:5 C. -.· .. , This letter is being submitted on behalf of Conner Homes, requesting a waiver of street frontage improvement requirements per RMC 4-9-250 C.5.d for the Greenleaf 2 short plat, located in the Benson neighborhood of the City of Renton. The project is located on the west side of Benson Road S (a.ka. 1081 " Avenue SE and SR- 515), just south of SE 187'" Street, and includes 0.53 acres of R-8 zoned property. The site includes 75' of frontage on Benson Road S, with the majority of the property fronting SE 188'" Street. Please refer to sheet RW-01 of the short plat drawings (attached) for further information. Benson Road S is classified as a Principal Arterial according to the City's Street Standards · and has a right-of-way width of 82', In order to meet the City's current Complete Street Standards for a 5-lane Principal Arterial, the right-of-way would need to be increased to a total width of 103'; therefore, an additional 10.5' of right-of-way dedication would be required on both sides of the street. This project is proposing to dedicate 12.5' of additional right-of-way to help meet this standard and respect the existing improvements. Principal Arterial improvements required under the City's Complete Street Standards include four 11 '-wide travel lanes, a 12'-wide center turn lane and two 5'-wide bike lanes, totaling 66'. Behind the curbs, there would also be two 8'-wide planter strips and two 8'- wide sidewalks as well. The current improvements on Benson Road S include four travel lanes and a center turn lane that total approximately 60' of travel way, along with 5' sidewalks located against the curb and 5'-wide planter strips on both sides. This project is not proposing to update the existing improvements along its Benson Road S frontage to meet the City's current Complete Street Standards, and is specifically requesting this waiver pursuant to AMC 4-9- 250 C.5.d. ESM federal Wav 33400 8th Ave 5, Ste 205 Federal Way, WA 98003 253.838.6113 tel 800,345.5694 toll frl!:f! 253.838.7104 fax ESM Everett 1010 SE Everett Mall Way, Ste 210 Everett, WA 98208 425.297.9900 tel 800.345.5694 toll free 425.297.9901 fax Civil Engineering land Planning Land Survevlng L11nds.:ape Architer;ture 3D Laser Scanning GIS www.esmcivil.com ' Mr. Clark Close • March 1, 2016 Page2 • We believe that this request is justified for the following four reasons: 1. The total length of frontage improvements that would be installed are only 75'. This minimal length of improvements would result in awkward transitions to and from the existing improvements and would result in little, if any public benefit; 2. There are no similar improvements along the entire 7-mile stretch of Benson Road S from S Grady Way to SE Kent-Kangley Road (SR-516); 3. It is highly unlikely that the City of Renton will be retrofitting this stretch of roadway in the next 1 0-years; and 4. We see no need for these improvements within the next 10-years. If you need any additional information, or have any questions, please contact me directly. Thank you for your consideration, and we look forward to your decision, Very truly yours, ESM CONSULTING ENGINEERS, LLC. ~If~ LAURA G. BARTENHAG~. PE, ~ED® AP Principal Enclosures \\esmB\engr\esm-jobs\258\044\013\documentlletter-011.doc • -DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton® DENSITY WORKSHEET 1. 2. 3. 4. 5. 6. Planning Division loss South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Gross area of property 22,993 Deductions: Certain areas are excluded from density calculations. These include: Public Streets• 946 square feet Private access easements• square feet Critical Areas•• square feet Total excluded area: 940 Subtract line 2 (total excluded area) from line l for net area 22,05:, Divide line 3 by 43,560 for net acreage 0.506. Number of dwelling units or lots planned 3 Divide line 5 by line 4 for net density 5.°13 *Alleys (public or private) do not have to be excluded. square feet square feet square feet acres units/lots = 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. MAR G 1J 20i6 1 H:\CED\Data\Forms-T emplates\Self-Help Handouts\Plan ning\density .doc I • • CONNER HOM I S March 1, 2016 RE: Greenleaf II Short Plat We plan to remove all six trees currently on the Greenleaf II property. The lots are constrained by adjacent development, an existing home, and roads. In order to get buildable pad grades for the homes we will be altering the existing grades. This grade change will greatly impact the roots of the trees making them non-viable. If we had to leave them in place the roots would be exposed and they would become a hazard to adjacent homes and public traveling along the road. We will be planting twelve new trees to mitigate for the six trees to be removed. Sincerely, Alison Conner Assistant Project Manager MAR CB 'l" , r-,..~-...,.,.... ·• -. ,, .. : '-. '~,- 12600 SE 3su, St. Suite 250 I Bellevue, WA 98006 I P. 425.455.9280 I F. 425.462.0426 Conner Homes Greenleaf II short plat January 20, 2016 • Conner Homes Group LLC Attn: Alison Conner 12600 SE 38th Street, Suite 250 Bellevue, WA 98006 • SUBJECT: PROPERTY AT 188th STREET SE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on January 18th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, and overall health. See also Tree Retention Plan Sheet L-f TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 2. DEDUCTIONS: A Trees that are dangerous: 8. Trees in proposed public streets: C. Trees in proposed private access tracts: D. Trees in critical areas and buffers: 3. Subtract line 2 from line 1: 4. Project is in the R-1 zone: 6 trees x 0.3 = · 5. Quantity of trees proposed to be retained: 6 0 0 0 0 6 2 0 6. Subtract line 5 from line 4 for trees to be replaced: 2 7. Multiply line 6 by 12" for number of replacement inches: 24 8. Proposed size of trees to meet replacement trees: 2" li:A,? C [3 20'~. ,0 9. Divide line 7 by line 8 for number of replacement trees: 12 ,, ..... - Conner Homes • • Greenleaf II short plat TREE NO. DBH SPECIES RETAIN/REMOVE NOTES 001 42" Douglas Fir Remove Healthy 002 34" Douglas Fir Remove Healthy 003 24" Douglas Fir Remove Healthy 004 30" Deciduous Remove Some cankers, generally healthy 005 . 20" Pine Remove ." Shaded foliage, generally healthy 006 28" Western Cedar, Remove Healthy ASSUMPTIONS: 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone:425-466-9430 email: varleyjeff@hotmail.com \._0 I • FOUND AXIS REBAR & CAP (8/15) • FOUND AXIS REBAR & CAP (8/15) -<f>-1--FOUND AXIS REBAR ~~ (8/15)-.--~---- ~ c::i N ; Wi: : ; ;;; <D l" 0 z ~7.5" . "'t -- [~~~.ii, 4 a;··· @1.=.C t:E:l'~i ' w ---Ill-·:' ~: i (tttJ ••D~, ~i ~~~ -.. ,--~"--L"':1: .... ~ \ FOUND AXIS ~EBAR & CAP (8/151 l 65.02' l I J 1 ;• FOUND AXIS REBAR & CAP (8/15) • e1u.;:;.: ,,l d j '""''<F 'if ,If " . C' .. ,-7'7. -.·.·· 5 , K \ y_,/,: . 1,..0 ·~-=-~;~:. r~1r, .........._L _______ _ l, \ i 65.mf 1] J I 1 ·-N89"59'56"W • 120.86' .r-0. tf \'I' t..f \'?d" SE 188THST L=19.17' .R=250.0D' &=4"23'34" T=9.59 FOUND MONUMENT IN CASE PER PLAT OF GREENLEAF. 6.51' ~ CD 3: 4:o 1i2 0::: 4: > N87"02' 41"E 100.07' ----L=13.02' R=250.00' t1=2·ss·oo· T=6.51 -- MONUMENT IN ER PLAT OF SAF. Nss·ss·2o·w 15.55' LOT 23 • FOUND AXIS REBAR & CAP (B/15) I FOUND AXIS REBAR & CAP (8/15) N01"26'15"E 15.DO' D I ---- N89.59'56"W 2,Z.50' / )C:)~5 1 FOUND AXIS REBAR & CAP (8/15) I / ~/s l I -r w 7'. N co -"' ..... ~~ 0 z in :s: ·o ~ 0::: oil ;: q7' 'J.-0'. 1 i ;, 0 c::i "' 12.S'J ;, C, 0 le! .,; L ~ 0 C, z . -" c:: w "' ~ . <(: ,..... cow-N 0) CD .. N .. co- l"') U... N (I) J ~ 33' . 0 11/f: I c-I < > • -~ ,ii • ' 0. @)<. 'I.,-, ·l I . w ' ;; ~ =, C, ' w ~ c, N g O :-j _,Cl)~~ u5 ~ <( N := 13'' "?;5'' ,,,,~, ,) ~ E5 11 ~ w "' OJ !'I "' "? '!~• " -li 'im.;ai p i/'"' 1, rs -. 0 z ~ ~, N89"59'56"W 12.50' f ~ \ y NB9"59'56"W 67.47' 11\ II 11l ( :li_ ... ----5~:?T __________ ~~ I FOUND 1 /2" REBAR - & CAP "CPS INC 22335• o.e·s & o.3'E · I g c::i co w '[.,, N <D l" 0 z 6' 'CLFNC LEANS NORTH • FQUND 1/2" REBAR.& CAP "CPS INC 22338" 0.8'S & 0.2'E OF CORNER (8/15) TPN 3223059080 CLFNC 0.5'5 OF LINE 20.0'-il 19.98" \..\..\)- WDFNC 0.6'E OF LINE FOUND 5/8" REBAR & CAP "CPS INC 22338" o.a·s & o.4'W (B/15) o"' "' o-\..\..1'-c: ooo\9 '\/;/ f 27.6' EMERGENCY ACCESS EASEMENT PER PLAT OF GREENLEAF REC. -N~OJ0500004~ OF CORNER (8/15) ~ I~ FOUND 1 1 /2" BRASS DISC ~-~ ,,; -f-< "' 00 .... 0 ~ ,...... I§: 0::: . tZl IC""T&LJF''\e"l"'l Ull'TlJ •v• n.1 ,..,.....,,,.. l.i,.....1 ? __ " N " N ~ ~ ~ 00 0 .-; "-"' Ir) .-; Ir) ~ Cl) Gl 20' 10 ( DAlUM/BASIS OF Bl HELD NORTH 01"26'21" E THE SOUTH ANO CENTER TOWNSHIP 23 NORTH, RI ORIGINATING BENCHMARK CITY OF RENTON VERTICAL CONTROL MONL [DATABASE ID: 4306 7 / AS PUBLISHED IN WGS S VERTICAL DAlUM: NAVI EL£VATION: 486. LEGEND • 0 EB ·><---XCLFNC WDFNC ---Q ,--;-,r-i-,,_ .· '\ "~ ~ ·,! ·-• ,_ .. '. r, -. ' • ·'.:..1:-.'«._,--1 ~ ___ .., II.AR O 8 ?O !fi r-,. ~ w*, 200 100 0 s 200 400 Feet GREENLEAF II NEIGHBORHOOD DETAIL MAP • February 9, 2016 ES-4072.01 Conner Homes 12600 Southeast 38th Street, Suite 250 Bellevue, Washington 98006 Attention: Ms. Alison Conner Subject: Summary Letter Reference: Greenleaf II/Kohr Short Plat 18661 -108th Avenue Southeast ' Renton, Washington Earth Solutions NW, LLC Geotechnical Engineering Study Proposed Panther Lake Residential Subdivision 18647 -108th Avenue Southeast Renton, Washington Dated September 23, 2013 Dear Ms. Conner: • Earth Solutions NW LLC , • Geotechnical Engineering • Construction Monitoring • Environmental Sciences J"F:C..:.r 1, ''-· :, 1/EJ) MA,q O 8 2016 C·./i~"'., ·-: .,_. .. , .. As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter to sumih;riz~;tl:ii~s6il conditions observed at the site. ESNW reviewed the referenced document; and the undersigned project geologist excavated four test pits using hand tools for the purposes of confirming the suspected subsurface conditions on-site February 8, 2016. The property is comprised of a parcel located on the west side of 108th Avenue Southeast, north of the intersection with Southeast 192nd Street in Renton, Washington. The property was undeveloped at the time of site exploration. The topography across the development envelope portion of the site is relatively flat in nature. Plans for the site development include several single-family residential lots, access roads, and associated improvements. · Review of geologic maps indicates the site is mapped as being underlain by glacial till. 1805 -'136th Place N.E.,. Suite 201 • Bellevue, WI\ 98005 • (425) 449-4704 • Fi\X (4251 449-4711 Conner Homes February 9, 2016 • • ES-4072.01 Page 2 ESNW observed up to a foot of fill soil consisting of silty sand with gravel (Unified Soil Classification, SM) in a dense condition. The fill was underlain by native soils comprised of silty sand with gravel in a dense condition. Elsewh_ere ESNW observed dense native glacial till soil consisting of silty sand with gravel (SM) and poorly graded sand with silt and gravel (SP-SM) in a dense condition. · Groundwater seepage was not observed at any of the test pit locations. However perched groundwater seepage is common on sites underlain by glacial till soils, and is typically observed at the contact between the weathered and unweathered glacial till material. Geotechnical Considerations The soils observed within the substrata are considered suitable for support of foundations near the surface. Subsurface conditions suitable for support of the proposed foundation elements will be encountered at depths of approximately one to two feet below existing grades. Based on the observed soil conditions, the recommendations included in the referenced report are applicable for this site. Should you require additional information, or have questions, please call. Sincerely, EARTH SOLUTIONS NW, LLC Stephen H. Avril Project Geologist Kyle R. Campbell, P.E. Principal Earth Solutions tffl, LLC ~---------------------------- Geotechnical Engineeriflg Geology, Environmental Scientists Construction Monitoring ~ ... ~ . 'GEOTECHNICAL ENGINEERING STUDY:-.., PROPOSED PANTHER LAKE RESIDENTIAL SUBDIVISION 18647 -108TH AVENUE SOUTHEAST· RENTON, WASHINGTON ES-2995 • • PREPARED FOR The Conner Homes Group, LLC September 23, 2013 'Hen ,T. Wright, E.LT; Staff Engineer Kyle R. Campbell, P.E. · Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED PANTHER LAKE RESIDENTIAL SUBDIVISION 18647 -108TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2995 Earth Solutions NW, LLC 1805 -136TH Place Northeast, Bellevue, Washington 98005 Ph: 425-284-3300 Fax: 425-449-4711 1-866-336-8710 • • Important Inf ormalion About Your Geotechnical Engineering Report Geotechnical services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnlcal engineering study is unique, each geotechnical engineering report is unique, prepared sole/yfor the client No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -not even you-should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical • engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Ge!Jlecbnlcal Engllteerlng Report Is Based on A Umque Set or ProJect;.s11ecmc Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for 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 team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes-even minor ones-and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability tor problems that OCCllr because their repolfs do not consider developments of which they were not informed. Subsurtace Conlfnlons can Change A geotechnical engineering report is based on conditions that existed at the time the study was pertormed. Do not rely on a geotechnical engineer- ing reportwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotecbnlcal Findings Are Professional Opinions ' Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurtace conditions throughout the site. Actual subsurface conditions may differ-ometimes significantly- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Nllt 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 recommendations only by observing actual subsurtace conditions revealed during cons ruction. The geotechnical engineer who developed.your report cannot assume responsibilit; or Jiabilit; for the report's recommendations if that engineer does not perform construction observation. A Geoteclllllcal Engineering Report Is Subject to MlslnterpretaUon Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting tile report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation at field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn tor inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable tor unanticipated subsurtace conditions by limiting what they provide for bid preparation. To help prevent co~tly problems, give con- tractors the complete geotechnical engineering repoit, bu/preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not'prepared for purposes of bid development and that the report's accuracy is limited: encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional studY to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to pertorm additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappoilents, claims, and disputes. To help reduce the risk. of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations' many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvlronmental Concerns Are Not Covered The equipment, techniques, and personnel used to pertorm a geoenviron- mental study differ significantly from those used to pertorm a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have fed to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surtaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed i11-this report, the· geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- fonned In connection with the geotechnlcat engineer's study were designed or conducted for the purpose of mold preven- tion. Proper Implementation of the recommendations conveyed in this report wit/ not of Itself be sufficient to prevent mold from growing in or on the structure involved. "ely, on Your ASFE-Member Geotechnclal · 61g111Ber lor AddiUonal Assistance . Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construclion project. Confer with you ASFE-member geotechnical engineer for more information. A5FE TU 1111 flllll ID llrlb 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/569-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copyino of this document, in whole or rn part, by any means whatsOBver, is strictly prohibit/1(/, except with ASFE's specific wrfften permission. Excerpting, quoting, or otherwise extracting wording from this document Is permitted only with the express written permission of ASFE, and only tor purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnfcal engfneerlng report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committfng negligent or fntentlonal (fraudulent) mismpresentation. IIGEA06045.0M September 23, 2013 ES-2995 • The Conner Homes Group, LLC 846 -1081h Avenue Northeast Bellevue, Washington 98004 Attention: Ms. Jieun Shon Dear Ms. Shon: • Earth Solutions NW LLC • Geotechnica1 Engineering • Construclion Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Panther Lake Residential Subdivision, Renton, Washington". This study has been prepared to address the feasibility of the proposed development from a geotechnical standpoint. The proposed 33 residential lot development is bordered to the west by an off-site steep slope. Based on the conditions observed during our fieldwork, the subject site is underlain primarily by native soils consisting of medium dense to very dense glacial till. Groundwater seepage was observed in one test pit at a depth of approximately five feet below existing grade. Based on the results of our study, the proposed development is feasible from a geotechnical standpoint. The residential buildings and associated structures can be supported on a conventional foundation system bearing on competent native soil or structural fill. 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. This report provides recommendations for critical areas assessment, foundation design, structural fill recommendations, and other geotechnical recommendations. 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 ~(~ Henry T. Wright, E.I.T. Staff Engineer 1805 -136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 • .TABLE OF CONTENTS ES-2995 • PAGE INTRODUCTION .. ,, .. , ..... _ .. ,. , ....... _,_ ... ,. __ ..... '·" .· ....... , ...... , ... ,.,_._, .... ,,.,. .. , 1 General : ....... ,· .... , .. · .. · ... , ... , . " ... · .... ·, ...... , .... ,., .. · .• ·. -.•••.. ,. "·' ., .. ,,·. ,·.. 1 Project Description ........... : ....... , ........................ : ........ , ........ 2 Surface ..................... -;,:;. '-,· , ...... , ........ °',. ,: . .-,· .. ," "'· .. ,.-..• ,.-,, ,:, .. ,, .. , ,,·.. 2 Slope Reconnaissance ............ -., ............•.....•..... ·, ..... , ..........•.... ,. 2 .Subsurface, ................. , ... , ... , .... , .. _ .. ,. ... , .. ,_.,,,.,., .... _ .. _ .. _ ... ,.,,. .. ,,. 3 Groundwater ................. ,, ... , .... ,,,., . .,.,·.,-.... "', ...... , •. , ...... :.,.,.,·, •. , .. ,,, 3 CRITICAL AREAS AND GEOLOGIC HAZARDOUS AREAS 'ASSESSMENT ... ~ ...... · .......... :.,: .. .-::, .. ''.·· ... ,,;,." .•. ,,.,., ......•.• :.,· .• , .. -., ..•.. ,·,... 3 Site and Construction Plans ................................................... _...... 3 Landslide Hazard ........................ , ... ,: .. :., .. ,·, ...... ,:.· .... ,.· ........ ,. 3 Steep Slopes .................................... : ............. :.:.::.::.:: .... :.:.:. 4 Erosion Hazard ............................ ,,,_ .. , .... , ..... _,,, .. ,. .. ,, ............. 4 Analysis of Proposal .............................. .o ...... · ... ·, ............ , .......... -..... 5 Minimum.Critical Area Buffer and Setback ......... , ....... , .... , ...... ,... 5 DISCUSSION AND RECOMMENDATIONS ......................................... 5 General ............. .' ...................... _ ... : ..... _., ...... .,., ......... , ... , ....... , ... , .. . Site Preparation and Earthwork.-,,,.,, .. , .. ,, .. ,, .. ., .. , ........ .,, . ., .... , ... ,.,·. Erosion Control ............. , ... _. ........... __ ...................................... . In-Situ Soi Is .............. :· .. ,:.: :o, .... "' .-... , , .... ·., .. , ,_. .,,:.", ·:: ,:,,_. ,,_,_.,, .-, , ... ·.,,, ,,_. Wet Season Grading .......................................................... . Structural Fill ............ _, ....... ,._., .. ,., ... _,:._,., .. , ... ,._,.,, .. _. ...... ,_._., ... ,,._ .... . Excavations and Slopes ..... ·;;.·a.·, ................. ·.,. ,·,·.a..·,."' ... ,· ........ ,-. , F!)~nd~tions .. : .... , ... : .......... _ .. , . .,_,,_, ...... "·''·"·'"'.cc, .. ., .. , .. , ....... ,, ... ,. Se1sm1c Cons1derat1ons . .-.· . .-.• .-. ,,,., ... , . .-,, ........ , ... -.. ,, , ,.,,., .. , ...... , ... -.... ,. .Slab-on-Grade Floors ..................................... , .. _ ........... , ........ , .. .. ~:~~~~:. .~~~~~-·-·.·.·.·.:.·.-.·.·.·.:.-:;:·.-.·.':'.'.·:·:·.·: ;.·'.·.-.·.·:·:.':·.'.'. ·. ·.'. •.·. ·.·. '. ':·. ·.•. ': '.':'.: -~·.·:·:·.: :::·:: -~: Utility Trench Backfill,_ .. ·" .... , ....... ,,._ .. ., ... _. .. , ..... ,.,._ .. ,, ...... ·., .. ,_._,:·,.·, .. ; Pavement Sections .... ·,.-,,·,,.,·"' ..... , ... " .. ,,.,, .... ,.,.·,.,., ... ,· .. ,.· .•••. ,.,. 5 6 6 6 6 7 7 7 8 8 8 9 9 10 LIMITATIONS,:,. 1,-. ,.·, .. , .. ,·., .-, ... _;,;:,: ,, __ . ,,-., . .,., •.. -:,-;, ·"'· .... :, ,., ". ,,, .--.-,.,, , __ , .. , .• _. ,, , ._ .. ,i! 10 Additional Services •. , .. , ..... , ....•......................•....................... 10 Earth Solutions NW, LLC GRAPHICS PLATE 1 PLATE 2 PLATE 3 PLATE4 APPENDICES Appendix A Appendix B • • TABLE OF CONTENTS Continued ES-2995 VICINITY MAP TEST PIT LOCATION PLAN RETAINING WALL DRAINAGE DETAIL FOOTING DRAIN DETAIL Subsurface Exploration Test Pit Logs Laboratory Test Results Sieve Analysis Results Earth Solutions NW, LLC • • GEOTECHNICAL ENGINEERING STUDY PROPOSED PANTHER LAKE RESIDENTIAL SUBDIVISION RENTON, WASHINGTON ES-2995 . INTRODUCTION General This geotechnical engineering study was prepared for the proposed 33 lot residential development at 18647 -1081h Avenue Southeast in Renton, Washington. The purpose of this study was to prepare geotechnical recommendations for the proposed development To complete the scope of services detailed in our proposal PES-2995 dated August 20, 2013, we performed the following: • Subsurface exploration and characterization of soil and groundwater conditions by way of test pits excavated on the accessible areas of the site; • Laboratory testing of soil samples obtained during field exploration; • Engineering analyses, and; • Preparation of this report The following documents and/or resources were reviewed as part of our report preparation; • Geologic Map of the Renton Quadrangle; • Conceptual Site Plan Provided by the Client, dated May 28, 2013; • The City of Renton online GIS property research database, and; • City of Renton Critical Areas Regulations (4-3-050J). Earth Solutions NW, LLC The Conner Homes GrcAI LLC September 23, 2013 Project Description • ES-2995 Page 2 Based on the plans provided to us, the site will be developed with 33 single family residential lots with associated roadways and stormwater facilities. Based on the City of Renton GIS data, sensitive and protected slopes are located along and adjacent to the western margins of the subject site. Grading activities will likely include cuts and fills to establish the planned building lots and access roadway alignments. Site improvements will also include underground utility installations and construction of stormwater detention facilities. Based on the conceptual site plan provided to us, we estimate cuts and fills to establish finish grades throughout the site will be on the order of two to eight feet on average; however, grading plans were not available at the time this report was prepared. Engineered rockeries or modular block walls may also be utilized as part of the overall grading plan. A storm tract is mapped along the western portion of the site. We anticipate the proposed residential structures will consist of relatively lightly loaded wood framing supported on conventional foundations. Based on our experience with similar developments, we estimate wall loads on the order of 2 kips per linear foot and slab-on-grade loading of 150 pounds per square foot (psf). 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 subject site is located south of Southeast 1861h Street at 18647 -1081h Avenue Southeast in Renton, Washington, as illustrated on the Vicinity Map (Plate 1). The site consists of six parcels totaling approximately 7 .18 acres and is comprised of forested land through. the northwestern and southwestern portions of the site with multiple residential structures and cleared land in the central and northeast portions of the site. Topography of the site consists of a slight west facing slope which becomes moderate to steep at the western margins of the site. The Test Pit Location Plan (Plate 2) illustrates the approximate limits of the property. Slope Reconnaissance During our fieldwork, we performed a visual slope reconnaissance across portions of the steep slope areas of the site as well as off-site to the west. The main focus of our reconnaissance was to identify signs of instability or erosion hazards along the slope areas. The typical instability indicators include such features as; head scarps, tension cracks, hummocky terrain, groundwater seeps along the surface and erosion features such as gulleys and rills. During the slope reconnaissance, a gulley aligned perpendicular to Panther Creek was observed adjacent to the northwest corner of the site, as well as a shallow head scarp approximately six to eight feet in height west of the property margins indicating minor surficial instability. In general, based on the slope reconnaissance, stability of the slope areas can be characterized as moderate. Earth Solutions NW, LLC The Conner Homes Gr •. LLC September 23, 2013 Subsurface • ES-2995 Page 3 As part of the subsurface exploration, six test pits were excavated on accessible portions of the site for purpose of assessing the soil conditions. Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered to an average approximate depth of 6 to 12 inches. Underlying the topsoil, medium dense brown sandy silt and silty sand was observed (Unified Soil Classification ML and SM, respectively), transitioning to dense to very dense at an average depth of three to five feet below existing grades. The referenced geologic map of the area identifies glacial till (Qgt) across the site. The soil conditions observed at our test sites generally correlate with glacial till (Qgt). Groundwater Groundwater seepage was encountered during our fieldwork at test pit TP-4. The seepage was observed at approximately five feet below existing grade and likely represents perched groundwater. The presence of groundwater seepage should be expected in deeper site excavations such as deeper foundation and utility trench excavations. 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 elevations and flow rates are higher during the wetter, winter months. CRITICAL AREAS AND GEOLOGIC HA2ARD0l.lS AREAS ASSESSMENT As part of this geotechnical engineering study and critical areas report, the City of Renton Critical Areas Regulations (4-3-050J) were reviewed. Per the City of Renton Critical Areas Regulations requirements, the following topics related to development plans and site conditions are addressed. Site and Construction Plans The attached Test Pit Location Plan (Plate 2) illustrates a conceptual layout of the proposed 33 residential lot development. The building pad elevations will vary according to existing grades. We anticipate the maximum cuts for the proposed development will be on the order of six to eight feet. A storm tract is mapped along the western margins of the site, adjacent to off-site steep slopes. Based on review of the referenced section of the City of Renton Municipal Code, as well as City of Renton GIS data, landslide hazards, steep slopes, and erosion hazards are considered for the subject development. Landslide Hazard With respect to landslide hazard areas, Part 4-3-050J-1 b of the City of Renton Critical Areas Regulations defines landslide hazard areas as the following: Earth Solutions NW, LLC The Conner Homes Gr •. LLC September 23, 2013 • • Low Landslide Hazard: Areas with slopes less than 15 percent. ES-2995 Page4 • Medium Landslide Hazard: Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel or glacial till. • High Landslide Hazards: Areas with slopes greater than 40 percent and areas with slopes between 15 percent and 40 percent and underlain by soils consisting largely of silt and clay. • Very High Landslide Hazards: Areas of known mappable landslide deposits. The off-site natural slope adjacent to the western margins of the site is not mapped as a landslide hazard by the City of Renton GIS data, however, based on a greater than 40 percent slope condition it is considered a high landslide hazard by the City of Renton Critical Areas Regulations. As previously described in the Slope Reconnaissance section of this study, a head scarp approximately six to eight feet in height was observed along the off-site natural slope, indicating recent, minor surficial instability. However, as the slope is underlain by glacial till, the overall global stability of the slope areas can be characterized as moderate. Steep Slopes With respect to steep slope critical areas, the referenced section of the Renton Code defines steep slopes as follows: • Sensitive Slopes: Areas with slopes between 25 percent and 40 percent. • Protected Slopes: Areas with slopes greater than 40 percent. Based on our observations and review of the City of Renton GIS data, sensitive and protected slopes are present along and adjacent to the western margins of the property. In general, based on the slope reconnaissance, stability of the slope areas can be characterized as moderate. Erosion Hazard With respect to erosion hazard areas, the referenced section of the Renton Code defines erosion hazards as follows: • Low Erosion Hazard: Areas with soils characterized by the Natural Resource Conservation Service as having slight or moderate erosion potential, and that slope less than 15 percent. • High Erosion Hazard: Areas with soils characterized by the Natural Resource Conservation Service as having severe or very severe erosion potential, and that slope more steeply than 15 percent. Earth Solutions NW, LLC The Conner Homes Gr •• LLC September 23, 2013 • ES-2995 Page 5 The off-site sloped areas adjacent to the western margins of the site would be severely susceptible to erosion, in our opinion. However, the on-site sloped areas and areas adjacent to the top of off-site slopes are classified as a low erosion hazard and would have a low susceptibility to erosion, in our opinion. In our opinion, the planned development will not increase the erosion hazard at the site, provided appropriate Best Management Practices are implemented during the earthwork and development activities. General guidelines for erosion control are provided in the Site Preparation and Earthwork section of this study. Analysis of Proposal The planned development activity will involve grading and construction of a 33 residential lot development with associated improvements adjacent to the steep slope area to the west. The proposed development activity will include a storm tract adjacent to the off-site slope area west of the site. As previously described, the on-site slopes and areas adjacent to the top of the off- site slopes exhibit good stability, and the planned development activity will not involve alterations to the areas of 40 percent slope. The proposed development activity is feasible in our opinion, and will not decrease stability of the site or surrounding properties. The project designs must comply with the City of Renton Critical Areas Regulations. Minimum Critical Area Buffer and Setback In our opinion, the proposed development activity can be completed as currently planned without adversely impacting the slope area along and adjacent to the western margins of the site. Sections 4-3-050J5 and 4-3-050J6 specify the requirements for development on sites which contain protected and sensitive slopes. The code requires erosion control measures, slope stabilization, and buffer zones. The proposed storm tract structure(s) to be located adjacent to the steep slope area should be setback at least 25 feet from the top of the slope with grading activities setback at least 10 feet from the top of the slope. Given the overall stable characteristics of the on-site slopes and areas adjacent to the top of off-site slopes, it is our opinion that a 25 foot setback of the proposed storm tract structure/s is feasible from a geotechnical standpoint. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, in our opinion, construction of the proposed residential development at the subject site is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include the steep slope setback, foundation support, structural fill placement, and the suitability of the on-site soils for use as structural fill. The proposed structures can be supported on conventional spread and continuous foundations bearing on undisturbed competent native soil or structural fill. Where loose, organic or other unsuitable materials are encountered at or below the footing subgrade elevation, the material should be removed and replaced with structural fill, as necessary. Earth Solutions NW, LLC The Conner Homes Gr •• LLC September 23, 2013 • ES-2995 Page6 This study has been prepared for the exclusive use of The Conner Homes Group, LLC 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 Grading plans were not available at the time this report was prepared. However, given the existing grades, grading for the new development is anticipated to consist of cuts and fills of up to eight feet. Once the existing vegetation and topsoil has been cleared, grading operations can commence. Erosion Control Temporary construction entrances and drive lanes, consisting of at least one foot of quarry spalls can be considered in order to minimize off-site soil tracking and to provide a temporary road surface. Temporary slopes and stockpiles should be covered when not in use. Surface water should not be allowed to flow down the face of any natural or cut slope, nor should water be allowed to pond near the top of any slope. Silt fencing should be installed along the margins of the property as well as at the top of on-site slopes of 40 percent or greater. Proper care and measures should be taken to ensure that development does not adversely affect the natural slope areas. Erosion control measures should conform to the Washington State Department of Ecology (DOE) and city of Renton standards. In-situ Soils The soils encountered throughout the majority of the test sites have a moderate to high sensitivity to moisture and were generally in a moist condition at the time of the exploration (September 2013). The soils anticipated to be exposed at this site will degrade rapidly if exposed to moisture. In general, soils encountered during site excavations that are excessively over the optimum moisture content will require aeration or treatment prior to placement and compaction. Conversely, soils that are substantially below the optimum moisture content will require moisture conditioning through the addition of water prior to use as structural fill. An ESNW representative should determine the suitability of in-situ soils for use as structural fill. If the in-situ soils are determined to not be suitable for use as structural fill, use of a suitable imported soil may be necessary. Wet Season Grading If grading takes place during the wetter, winter or spring months, a contingency in the project budget should be included to allow for export of native soil and/or existing fill and import of structural fill as described below. Earth Solutions NW, LLC The Conner Homes Gr •. LLC September 23, 2013 Structural Fill • ES-2995 Page 7 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 placed in loose lifts of 12 inches or less and 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). For soil placed in utility trenches underlying structural areas, compaction requirements are dictated by the local city, county, or utility district, and in general are specified as 95 percent relative compaction. The upper 12 inches of slab-on-grade and pavement area subgrade should also be compacted to a relative compaction of at least 95 percent. Excavations and Slopes The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Based on the soil conditions encountered at the test pit locations, the weathered native soils encountered in the upper approximately four feet of the test pit locations and where fill and/or groundwater seepage is exposed are classified as Type C by OSHA/WISHA. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than 1.5H:1V (Horizontal:Vertical). Medium dense to dense native soils encountered below about four feet where no groundwater seepage is exposed would be classified as Type B by OSHA/WISHA. Temporary slopes over four feet in height in Type B soils must be sloped no steeper than H:1V. The presence of perched groundwater may cause caving of the temporary slopes due to hydrostatic pressure. ESNW should observe site excavations to confirm the soil type and allowable slope inclination are appropriate for the soil exposed by the excavation. If the recommended temporary slope inclination cannot be achieved, temporary shoring may be necessary to support excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with vegetation to enhance stability and to minimize erosion. A representative of ESNW should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions, and to provide additional excavation and slope recommendations, as necessary. Foundations Based on the results of our study, the proposed buildings can be supported on conventional spread and continuous footings bearing on competent native soil or structural fill. Where loose or unsuitable soil conditions are observed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with granular structural fill may be necessary. Provided the building will be supported as described above, the following parameters can be used for design of the new foundations: Earth Solutions NW, LLC The Conner Homes GrJt LLC September 23, 2013 • Allowable soil bearing capacity • Passive earth pressure • Coefficient of friction • 3,000 psf 300 pcf (equivalent fluid) 0.40 ES-2995 Page 8 A one-third increase in the allowable soil bearing capacity can assumed for short-term wind and seismic loading conditions. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch. The majority of the settlements should occur during construction, as dead loads are applied. Seismic Considerations, The 2009 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. If the project will be permitted using the 2009 IBC, based on the soil conditions observed at the test sites, Site Class C, from table 1613.5.2, should be used for design. The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class C, 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 uniform, shallow groundwater table is the primary basis for this designation. Slab-On-Grade Floors Slab-on-grade floors should be supported on a firm and unyielding subgrade consisting· of competent native soil or at least 12 inches of 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-quarters inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If used, the vapor barrier should consist of a material specifically designed to function as a vapor barrier and should be installed in accordance with the manufacturers specifications. Retaining Walls Retaining walls must be designed to resist earth pressures and applicable surcharge loads, The following parameters can be used for retaining wall design: Earth Solutions NW, LLC The Conner Homes Gn •• LLC September 23, 2013 • Active earth pressure (yielding condition) • At-rest earth pressure (restrained condition) • Traffic surcharge (passenger vehicles) •·· Passive earth pressure • Coefficient of friction • Seismic surcharge 'Where H equals the retained height • 35 pcf 55 pcf ES-2995 Page 9 70 psf (rectangular distribution) 350 pcf 0.40 6H* (active condition) 14H* (at rest condition) Additional surcharge loading from adjacent foundations, sloped backfill, or other loads 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. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. Drainage Groundwater seepage was observed at one test pit location at a depth of five feet below grade during our fieldwork (September 2013). Perched groundwater seepage should be expected in site or utility excavations. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter footing drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 4 of this report. Utility Trench Backfill In our opinion, the soils observed at the test sites are generally suitable for support of utilities. In general, the soils observed at the test pit locations 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 and compaction. 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 requirements of the city of Renton. Earth Solutions NW, LLC The Conner Homes Gr •. LLC September 23, 2013 . Pavement Sections • ES-2995 Page 10 The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions may require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. Cement treatment of the subgrade soil can also be considered for stabilizing pavement subgrade areas. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, for preliminary design purposes, the following pavement sections can be considered: • Two inches of HMA placed over four inches of CRB, or; ·• Two inches of HMA placed over three inches of ATB. Heavier truck-traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. For preliminary design purposes, the following pavement sections for heavy traffic areas can be considered: • Three inches of hot mix asphalt (HMA) placed over six inches of crushed rock base (CRB), or; • Three inches of HMA placed over four and one-half inches of asphalt treated base (ATB). The HMA, ATB and CRB materials should conform to WSDOT specifications. 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 pit locations 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 NW, LLC l .. J~ ...... n.. s Reference: King County, Washington Map 686 By The Thomas Guide Rand McNally 32nd Edition NOTE: This plate may contain areas of color, ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate, •,, :.····· .. '.·. ,'; .,.,.,,. Vicinity Map Panther Lake Subdivision Renton, Washington Drwn, GLS Date 09/16/2013 Proj, No, 2995 Checked HTW Date Sept 2013 Plate 1 I ------------r-----~ ~---------,-------1-----I I I I I I r-----: 1 I I I 1 3 1 2 11! { I al 7 1 6 1 s 1 4 I 1 1 ! , TP-1 i---: I I I I I I ). I storm Tracts : I __ I __ _J ___ I ___ I __ J_ __ J_ ___ , / I 1 //---·1 I ,-----y i /_jTP-3 : 9 / (/--i--l---1---1---r----~\1 I I f------1 I I I I I I I I I / I 29 I 30 I 31 I 32 I 33 -, 1 -I I 10 / 28 I I I TP-5 j I I TP 21 I I I _______ _: I' -----, -~ I I r-I \ -• • I I • f \ I 1 ;_ ---,;rrey -~ -,-·-·'------·----' I I / / 1------,-----l I / stonnTracls / I I I I i I I r ; ! 27 : 26 ! 25 I i \ I I I I I ' I I !TP-4J_ 1 1 1-~.~tou,r =rl ____ _j t I / r-____ _ -1 ------\ -I '! I I 24 . \ 11 \ \ _____ ~ I I I 1-----\ I 23 i I I I I 12 I . -----1 I I 1-----1 I 22 i I 13 I I ----' I ! stonn Tracts L_ __ I I-I ____ ------, I I --I I 21 --/ I ' I I I I I I 14 -•----I I i I ::!'.:..6_1 _I ,--I 19 I 18 ! I I-I I 20 I I ! i I 151 I 1----'----I '1 ( 1 1 ___ ~a~dD~w~y.!_ __ , 1 I J ____ .J I I ' I I I I I ! I 17 I ' I I I 16 I I I I I r 1 1 I L ___ j _ --------- 1 L-------------'-------- uJ uj u..J :J z u..J ~ :r: f-- 00 0 ~ 5,2_ 1,a_ 1"=100'~ LEGEND TP-1-f-Approximat ESNW Tes1 ES-2995, S i---·-·1 i i ·-----1 14 Subject SitE Propotl L NOTE: The graphics shown on this plate purposes or precise scale measurement approximate test locations relative to the existing and I or proposed site features. is largely based on data provided by the study. ESNW cannot be responsible for , or interpretation of the data by others. 111 111 111 NOTES: 18" Min . .. QOQooQ 0 00 oo o oo ,o o J) o oO o oQ o QO 0 o()o ooo O O oo{)ooo (j 0 0 ° o O o o O 0 0 o 0 0 o O oo o oOO oo o o 00 0 O 0 0 0 0 0 0 Q o o,;() 0 0 o O o () o 0 0 0 0 ~ O O O oo o O O o O o o= 0 O 0 o 0 ooooOo00 0 0 0 0 Oo oO O o () o 0 o o0 0 ooQ,og 000°0 g0oooo0° 0 00 0 0 0 0 0 oOoo oDo 0 0 0 0 0 0 0 0 00 oo 0 0 0 0 0 ° 0 0 CJ 0 Q O 0 o O 0 0/; oo O Sl, -o O O O O O O O O ~ u 0 0 0 o 0 0000000 000 Oog0000Q09i 0 OQ O O 00 00 0 C o OgOQ Og O O oQ O O O o_ o O gOo'"g 00 Q o O Oo O o Q o' t70 O s o O Oo 0 o O O°o 0 0 Structural Fill • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: o•o o o "o o O Free Draining Structural Backfill O 0 ·-::.-::;!:_!:. "!:,!:,!:,!:, 1 inch Drain Rock •rl'•.l'•J'•,1'• SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Earth Solutions NWLLc S0lutions1-------------~ NWu.c Gcotechnical Engineering, Construction Monitoring and Environmental Sciences RETAINING WALL DRAINAGE DETAIL Panther Lake Subdivision Renton, Washington Drwn. GLS Date 09/16/2013 Proj. No. 2995 Checked HTW Date Sept. 2013 Plate 3 Slope ... ·.· -t 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-NOTTO SCALE NOT A CONSTRUCTION DRAWING Drwn. GLS FOOTING DRAIN DETAIL Panther Lake Subdivision Renton, Washington Date 09/16/2013 Proj. No. 2995 Checked HTW Date Sept. 2013 Plate 4 • • Appendix A Subsurface Exploration ES-2995 The subsurface conditions at the site were explored by excavating six test pits at the approximate locations illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface explorations were completed in September 2013. The test pits were advanced to a maximum depth of 11.5 feet below existing grades. Logs of the test pits advanced by ESNW are presented in Appendix A. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate bound.arias between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC ' TEST PITNO . . TP-1 I_ DATE_ C\ J~/l '3 -BY HTW . ELEVATION -·--__ , __ -- CONTRACTOR NW E.""c.o.vo:t,(\ . SHEET \ of\ ; Q) .... ·-Q) c..o EE <ti ::, "' C: Q) c.,5• E c. ll! ~ ~ en SURFACE CONDITIONS a.; &l ~ 8ro.'('t'l 'o\iis. . . ,, ~ .!! ::, 8 NOTE: DEPTH 0F.TOPS01L&' SOD I 'l: I ... i{'l'SL ,_T~~SC>\1.:-:":o \'~:·. __ _ _ .. ··--·· ___ ... ___ __ __ ::_· -_ l-=--'--4·~1._5~'.+-c:.6-'.~-'I :: SM -. a~"f}~SJl~~~~:-~l±h~llt\:;,_~Lu~Q~!.'-1,..,7 __ .: :~.S' \S.O - I >- 3->- 4-~ ,~ 8-- +-·-------------,. ----------·-·-------· . -.-· --. ··,"· .. --... I:, •.. +--.----.--. ---__________ .,._. --• -•. -. ------· -···•------. '~-----··-----~-· -. ,_ ...... __ , ____ ----· -----·-·---·--·----~-.. -.. __ ._.,,..,, .. ,. ... _.,.._ .. . :s.s· \t.3 --------· ··-------· ---··-----· ::.·: ::.:· -·:- 9-_ 50\-\ .f-,':---'-'--~~__,--'c_'-_ .. --,-'~-=----'"--=----""--~~-~---=,--I _, -. ,. -~-? •. _,_, --.. -.•. --. ----.--. ------·:---------,---. --·· - o-- .e. 8 "::_ ~: .. :· .. _-_-. ::-. "...:."'..c"-.-·.~~ .:,;-.· .. --_,_ •. ~ .. -· ;,_--_. "J • ---~------·-----• --· . -• -------, ••••• - 1-- -1---·-·----------.. ··-·-·-··-;-·-·· ,• ---, .. ., _, .... ·--' --~ .-.•. -··-·-·~··,. T 2--' .. -'-' 3--1 - 4-~i 7···--·--·----------·-" '··------.--_ ··-.... --·-~·-.. ~---·--=~.-~-:-.· .. -- ' -· .l_,~-~::'.'."':·::::· .. · .... ··---------. ., .. -_. _____ .,-'. ·---···-.-.. ----...... --•--i 5--!' ., i '1-::. I ~-.. --· --. -·--------· •' ---···----. --.--.. -. -. ---.-. ------------- 6->-. . .... 7· .a. : f • '"'.' •. ·•: -~ .. -.~:::·:··;_.'~~:~ ';.·:.··. •:-:" , .. :-.: -.. ',. _, "'-"' • ..... • • ' •'• ~· a • •· _,: • -. ,..... • -• i.;..:.. ·"r·----------. ---------.. ·----·-·· ---------·-,-•--~---·-· -. ·-· 8-, r----~-----------.. -----------. ·----· ---·--------·--·---------·· •• --1 ~-__... __ ,__.... 9->-• .. - .... ' -0 . --Te~t Pii ierminated at_ e.s. feet below existing g1c1de:@Groundwater (table/ seepage) encountered . -"' at feet during excavation. Earth Solutions NW,,c JOB NO. c5·'2.0.0i CLIENT (oo('l!at' ~ TEST PITNO, BY HTW ELEVATION TP-2 CONTRACTOR N w SHEET I of \ C. --~ a, ~ -a, c..o EE "' :, I _U) ,: __ _ a, a.:5 E c. "'cu U) 'O_ .E SURFACE CONDITIONS .r:; U) l a a, ' l;l i F ;e.h:i ~ n,.ss .. -8 .J!! ;:> 8 NOTE: DEPTH .OF TOPSOIL & SOD. \ '2. c . .,.,, L ' ..,,. . -. -. ""'('l'!.L 30.,.so.\ _fo_l:!!··· -_. -· .. ·· ., · --. , -·· -· __ -· .. · ·•·· - I ·-. • • -1 . . . -.. . . .. -... · . ,. ~ ~\.. ·~b-S:,.,ru)..Sj. ""S. L t,.T.,. -~i.~~ ~osi,_ M<b~t ~ -'_-:-_ ~-' L...--L.---JL..-~..J 2-~ .. . . ' ' '2..S-. IS~ I . 4~ "" fr~ "" ' 1'--~-1-~~--1-----11 6-7 ~ 14.'o 8· "- J----1-----1-----1: 9 "-' '- 3· '- .... '----1.----1-----1. 4 Ii:,, 5· ..... L 6+- -:, ··--------.~----.· -....... -·,···· .,.,... _, .. _. ______ ....... -·-----·-----··-... ·-·. ----------- -----~"-------. ··--------,--_-._-~ -----------··· .. --_--.-,_,,-.. _. __ ._-.--~.,--;~~-:;::·:: ',--.. ., ,:. ... ~-.. · '.i....;?.';;:....,:,·4,. .--. .. . ... -... ---- :...:·. ----___ .. , --___ . ., _____ . .,._._ ·-·-----~---....... ·-·-···· ---~-,. ·"·" .. ______ , _ _._ ~---------·J .. ···---·-·--- ~--' ..... --'-·--' ----------------------------------·------ L-: __ .-.. --·---·---. -·--·-·--.. ·-·--.. ---------.--__ -.------·.· ·--- ~-----·· -------------····-· ----· ·---·---·-----~---· -~ ···----·--, , ... -___ .:_._ -. -. _____ , .. ·-· --·· . ----~ ... --.. ·'" . -.-. ···-·····----,. --... L.....-----.-------------·-------------------. -· --· ··-·-·--- ~-····-·-------------------------------------···----- .. . I--····--·----.,._ .. --··.·--··--·--· .. -·-··---·-· --·----,---·.--.--'·- ··-" --.. ,L-a-•~---·•r-,· -•• -.· •---•-·· -_. "•··· •-•C ·--' • .-.· ·.-,-• -• ·--; -,· ••·--_,.. __ ••. .,_-ca.,· -.. -.--.. -............ -,-=--~ .... .... ·---~--c.-,-~-'- t.--· -. --· ·-, ·---.... , ... _ ... -,-·-· -···-·· -----__ .,________ --------.--·-···-- • -~----.-.... --. --··-------··--------------·------------··· .:-__ , .... -. -- ~----... :._ -.. : .. : .. ··-:_ ... -·· .. --·"· .. -----·-···-·---·--~' .. ----------------' -. -· ·-.-----···-- ~l,, ·'"-:--------·-·_;;_-_. ___ ·--·-·---··-···-----··· ···-----------··--·- 0 Test Pit terminated at ,\ \. 5" feet bel~w-e~isting gra9e.· ©G~~ndwater (table/ ~;~page) en~ountered at feet during excav'!tion. Earth Solutions NW,,c JOB NO. l;.~~2~~ TEST PITNO. ,_--.--• ------..o - DATE 0../\~ 1'.3 _§Y _ 1-1 T_W_ --, ELEVATION --"-.. TP-3 CONTRACTOR N w SHEET I of\ Cl> ~ -Q) c..o EE "' :::, u, C: _gi c.:5 E c. "' Cl> II) 'O o' I 1.1, .s i: a.-Q) Q) 'O ,!! ( 1-'- '- 2-L' '- 3-~ ~ 4 .. 1,- en CJ Q) en ,, :::, 8 TY~L SM . f: SURFACE.CONDITIONS Li~'n+. 6n.,&~· ,, NOTE: DEP.TH OF TOPSOIL & SOD -~ ' ~-rzi~~:~·:-;_:.:~.7~...::..~-.;··;:.~.~i.;;'.(;,7"" ·.c_.;.· ,.~ -··• -.. ---------·· -•.. --~-~------- -I L.;. ·_··-···· "._ .. ,.. ___ . __ ·----------·-----------··--~-,---------·-•,.-.• , lo' ':" ,. -.... ,-...... " .•. , .. -... -. --·-. -.--: ·--·:. -,. ·.:': _ .. _. ·., •. • .. ..;.::·.:.:. 5-L' . .. -· -·-· ~. .,.~c;.,q,.~~Y~SNJ-P~~"'-----~------------~--~~-~ ~; i·\'2..b. s .;_· io\'\ Ls. ........... ·. ---· ,, --: ·:: :-,--: :, .• •• •. • ....... : •• . . . 7-c.. I .;,_ '-.. , ----------------.----------------------------··-·· -·--· a-...:... -. ,:.. ~"' ~ I,-_---.-------------------···-·-·------··. ----------·-. ----'"-·----O-L:- .... l.... _____ ,_._, Sa•· .;,-••-• ••,--,. --•• -• ...• ---•... -. -----. -_-,-- 1,L .... I,...·--·--,·,------··--·-----·-·-----____ ... -------·. "------~~---·-.-----~-- 2-'- <,- 3-t,:;..' --.· . ~ i-:-____ ,_,_ ,~~---... -_··~ -. :· .':-_:-:·.·-: .. ,:-.. ·. ·"--·.-:_-, __ --. ·." ... ----·-- 4-"- ~ 7 .... --._ .. __ _,_ ______ ., ___ -----·· ·------·---------·---·---------·----' . -------- 5-~ .. · . ,_ I-, .. -., .. , . --... -----------·. -·-·----·----·-· 5 . .:... . .:. 7-i;. '-'-•.• _:,_·_' ·-"·· ,. --·---.· <" "'·---~-·-.-··--" --· --.• , ..... ·-------·---· -----·--------· -----. • -. __ '- ~ ~----....... ··-·------·.-· .... ___ .. -------. •, "" -·-.--.. --•. ,-·-.. ..,_ . --.-.. --:: - 8· L ~ I-----.·---.. --··-•····-.-----··-·-·· ---· -,·+ ·-._,_,,r•• -·-... , .. .,... ~ ~ ... . o Test Pit terminaied at 'i> ·feet below existing·grade. @Groundwater (table/seepage)encountered ' -.-, ~ .. . -. ' at ___ feet during excav'!tion. Earth Solutions NW,,c • JOB NO. E~-'2.~q --·----- • !1 c~1EN:r_ (0 _ooer .. \-\o~ _. ~\ t'C\ent TEST PIT NO,, • 1 BY r',\J\I ELEVATION 4 05 TP·Li CONTRACTOR NvJ E xc:..ov~+in<3 SHEET I of\ -·- Q) ~ Q) o..8 ' C..c EE '. Ee. .5 . SURFACE CONDITIONS '8. -a; ~ ~ Sro.W\ b\ts . 'l" m :::,c m a, U) i" UJ "C ~ .S! :::, 8 NOTE: DEPTH OF TOPSOIL & SOD \ . · ( ""~L. _JO~~O~\.;-t':' .\~'.·-, :. , ::,· :"' :: . __ , . : _., -:::--. __ _ _ ... _ _ .. -.. 1 ~ :ML ~e,r2~.!'l--~4·su:,.,:,J~1.e:t11~~1~t".s>.i~-ii"~~-'""~-~ 2-....;. 7.' \8::\ - 3-- - 4---, . 4' \l.'-\ ~ · 5- 6--' - l---+---+----1 7--. -, . er: l'i~ '! "'i l-----+-----11----4 9-'": . .. . IC' \1?t -l'---+---1----< 2---3-,- ,-' 1---,,-+.----+---; 4--' - 6--_, 7--' - I, a-- - 1-----+-----lb,---l 9-' - --. --· --. - · ~cp~.:_ _Q\.i-z~-.Y.ifu~~,..~osL ~--... ~ _ -~ _ -~ ... ..:.~-~ ~ ~'-•1----------------~----------,;,Li3,~'""?~~i'~~~--:·_· --. : :. ~--... · . . . ... -------------.. --· -·-----.. ., .. ----'-" . ·•· .. -.. _,, . ----···--"---··-····--·-. ~ -~·-..,.. ,;~ -. s------·· --·-·--·-_,· . .,,..,_. ________ , __ .. .,. --· ,. ---··---··-·--·-····--· . ~ · ~ ... Cii:o-~~"-~~\l~~~J-Ma\S.f: ... ~'"''""---""-- .' --------,.-.--. -------· -······'"····-----------·-·-' ------------·------·-- 1----------·---------·-·. ------------------·---·------- 1-----.----------·-···-· -· ·-·----·--··----·----···-' --···-----.--·-·-·---1 ~--·-···-------·-.-----•· ----.----------------.. -----·--· ------------·. I. ':';'~ ----.-.. -. ,.--.. -. ----·----·--. -· ------------. ----. -----.. -... ~,-.-_____ ...... ----------·----------. --------.-------.-- . "':"------.... --·-----. -·------... ----------------------.. ----- ,_·. --~-----~----------. ------,-.. -----------.... --· -··-·-·. ----···--~ -·_·· -. · .... ·--·' 0 Test Pit terminated at· JO · ·. feet belo~ existi~g grade. (NO) Ground~ter (table ~-encountered at. i5' feet during excavation. · Earth Solutions NWLLC ' -.. ---... JOB N(?. ES-1-C\°' CONTRACTOR NW a, ~ -a, a...c EE ., ::, .. ~ .c. a-., a, CLIENT (. "' "· \ \ --_____ . , _ o .. n~{'. no'('(\ BY H TW ELEVATION SURFACE CONDITIONS TEST PIT NO. TP-5 SHEET \ of I tJ) (.) a, tJ) "C Gro.~s ,. ' , en C -0 .!!. ::, 8 NOTE: DEPTH OFTOPSOIL & SOD-·-'° - ), __ ,: -. ,· '-·--- 'l.S \b.lo · o• "{?.SL 1--ML 2-'-, 3-"-,_ i 4-i.;_ L 5-L- I • '"=-... -... '. --. ... .-.---: ... , --... -·.--~~ '• '-·. -··---,._.,;. ... -.. -. ., .. ,.. --· --- L-:,_ -------. ----.. -. ---.--.-.------------------·---------- 6- 1,-1,---.i--,.,,, -.,., -.:. •1:L.c.~~K ..:,'t\ :-::-.:JJ.'""' ~---: r, -.no.,,:-:,~:-:.=~,,---:.~ .... ~.:-,--~ ' . -,. ~~~ . .. . SI"\ ,_ ., ' , , ~ -., ~: :.-~.=.:· 0--., :. • •• _-. _: .-: .~: •. '• :. :-::-:::: .. -.~;-: ----• • • ' -~ • • ----~' -----. • -• ._. T -~ ' -• --9.l ,_ 7-~ ---,_ ~-----··----··. -·-·------·---------··--·-··· ---·--- 8-'-,_ ' -,_ ·eta :, ~ I-q·· ~' ------··---· -__ ... ·-------·· ···--··---· _ ... __ ..... -'' ~---·--·- Q-7C I- 1-i'.-1-.,-_. -. ·-. '-------------. --------. --,. ... ---.--. -.... --. ----.. ----- ,_ 2-'-.., .L. --.--------. ----.------,--,·-· .-,,--------., '--------- 3-"-- "-~.-•· -.~_;•:-• .-;~:• ~ ,· •,: -_• .:-:: :. ·.·~-~---. -': ---: ·,: .••. -~~. -. ,-·, ----·•c >-•.• '• ~ •'· <• -• -• ,· a. 4-~-. -·. --_ - I-~-. ·-----------------------.. ____ : _.--_ ------------------ 5-1-,_ L... _____ . ----.-··-------------·-·· ··--·. ·------· --:-···--·· -----. -. 6-.i;.... <,-~. ~. -,. --. -·' --. --. -'·; .-·-._ . -·----. -·. -·-:--. ---. -.. -------. -.. - 1-~ ' - - ' I'-L.--·----__________ _, __ ·-·-" -----· -,--• -,-------·-·--·, ---------- -.-' . . . ..:-.;..-. --' ~--- ' --. 8-"-.. --:. I-L-,• --··-•' • ,• •• ••·r-----·· • -''-·-----·•s•O,~ •• ,•,. •"-'•"'••"•, > ···-·. --•'··-• • -~· •, 9-1- l-o . L....,.a.·--', --· •' ._ •. ,-___ . __ , ·---........ ·---. -···-·-· .•. -. --.-•• -. -----. Test Pit terminated at 9. feet below existing grade~ @g> ·Groundwater (table/ seepage) encountered at feet during exca~tion. Earth Solutions NW,,c -, -. -,. CLIENT (o_T)()~ \.\o -_ JOB_N_O. ~-'2.~~-. _ TEST PIT NO_, svJ:lT"'-1 _ ELEVATION TP-6 CONTRACTOR N w SHEET \ of\ Ill~ _ 111 0..C I EE -(U ::, ' "' C: ~ a..c: Ea. (U Ill (/J "C .5 en SURFACE CONDITIONS a ai· (.) ~ t3r<).'C'r'\b\es • . ~ ~ ~ 8 NOTE: DEPTH OF TOPSOIL & SOD -1°2: C O L _i' · \');" . ~ TPSL _lU)"g--"J~ _c,_ __ .. _ ........ _ .-...... , _____ .. __ .... _-, _ 1 : ML ~8tQ~.n.·JQS\.~~-~m~"'~l\,;. ·_M9d~~~~"'M~iSt,,"_-' I-"----+~~-+-, ~-"-j; 2-j""': --. -~-._., -~ .-e' • -_-.- '2.' \b.'o - 3-- -; 4-- t---1--,-;r-~, s-~ 5' \'?,.C - l-=:---+--c--+---,, .. -1_ I 6-~ - -·:·--.. -· --· --' -. ··-·--·----·-. ·--· -------··------. -·-----. ------· --_.~------· ••.. --,----·-···= -------· ---·-·-·-···---·-----· ·····------·--·--- -.. -----·--··-· ..... -·.-~<. -----------.... ~·--·-·--.. '_. -· .-... ---------'. ---.--- -.---.. -.-.' ·-----.-. -.... -----. -. -. ----------. --.--.--- I\:,. s f-~o\-\ --.. ---·--------. -. . --... •---·---.. --- ' g-r' 1,- Q-1,- -; 1-... -' z-- I-; -3-r. - I 1,,-' 4->'--. ':--: 5-~ 1-' a-.:- - 7-!J. i 8-f-' - 1,----+---f----l 9--'I --.. --·-------------------------· --------------------. ~" ... , ... -------· -------. --------' --.,-.-. ----. ------. ~ ~ .-~ ---------• -···-····:-· ""-···---'-~· ·--·· ·-·----·--· .·•» ·-- ":"'. --,,,__ ___ ------~ ------. ------· ....... --.-.-;----·--· -. ' ------·--.------- -- r-. --------.-.. -----·--·--· -.-... -.. -------_____ ._ ------·-·- ~--=-··.:.· . .::.:·---,-M<-•~•::, •',>••• '·'"'-'• •·--••••••• ~-.•< •"-'-•,•~·-••• -.-. •• ---------------·----------. ---·•·· -··•·;-• ----~ .. -------~----... ----,.. --~-----·---·-------·------·-···-· ·--------·-~ --------------.... .;... ,; ~ ::· •:::_ :··:.·-·~ ~ _· ~-· -·:--:-·::_=·:-' .. -' -: __ · ~ _-J: : . -.. ----... ----" . -~--. . _: ·: -· ---_: .. -. ,\ o. ~--- Tes(Pit;temifnated'at :8 · feet below exlstlng._grade. '@Grouni:twater.(iable}seepage) encountered at ___ feet during excavation. . . Earth Solutions NWLLc • • Appendix B Laboratory Test Results ES-2995 Earth Solutions NW, LLC ' --------- • Earth Solutions NW GRAIN SIZE DISTRIBUTION 1805 -136th Place N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-284-3300 CLIENT Conner Homes DevelQQment PROJECT NAME Panther Lake Subdivision PROJECT NUMBER ES-2995 PROJECT LOCATION, Renton U.S. SI.EVE O~ENlf,JG IN INCH~} ! U.S. SIEVE NUMBERS I HYDROMETER -, '6 .4 3 2 1.5 1 1/2 a •• 6 B10 1416 20 30 40 50 60 100 ·.140 200 . 100 .I 'I : I}, :\' ~ -j. I I 1· I ---' 95 \ j, i ' ,: ' 90 . ; I 1, 'I\' : I 85 ·' ! ' \' : , ' '/' ' 80 -" ---. -- I ~ \ l i ' '-' ' : ' '' j 75 '" ----: i -.---" ~ I ! : ; 70 : ' -"' - ! ' " -. \\ .-. : : ' ... 65 ! ' : \ :c i : ' (!) 60 ' i ' ! : \ . ! ' i ,, ' in 55 ' ' : i \ "' i i ' l1J 50. ' ' ' \ ' z : ' ' u:: I -' -... 45 z J ; -- l1J J ' \ i. u : . ' : I ' --- "' 40 --. \' l1J ! i a. ' ' 35 ! -, --, ., -. . ' ' 30 ... : : :-I ! ' : 25 -- i ! ' 20 -- i ' i l ' -' 15 -.. ... -: ' ' i : : : I : -- 10 ' J I i ' ' i .. I .. " : -5 - 0 ' ' -·- 100 10 ---., 1 ----·0.1 -O.D1 -'0.001 GRAIN SIZE IN MILLIMETERS • GRAVEL --" - COBBLES SAND SILT OR CLAY -' I fine coarse I fine coarse medium --.. . -.-- Specimen Identification . -Classification --LL ·pL -· Pl Cc Cu --- 0 TP-2 2.5ft. Brown Sandy SILT, ML : ', l)jj TP-4 1Q:Oft. --Gray Blue Sandy SILT, ML t,, TP-5 6.0ft. Gray SIity SAND with Gravel, SM ' ! -- ----. __ Specimen ldentific:ation D100 D60 D30 D10 %Gravel %Sand %Silt %Clay -- 0 TP.~2 2.6ft. 19 0.086 2.8 39.7 57.6 0 TP-4 10.0ft. 9.5 .. 0.4 37.2 62.3 TP-5 6.0ft. 19 0.374 --. ---16,6 ' 53.3 30.1 " ----- ----- --- • EMAIL ONLY • REPORT DISTRIBUTION ES-2995 The Conner Homes Group, LLC 846 -1081h Avenue Northeast Bellevue, Washington 98004 Attention: Ms. Jieun Shon Earth Solutions NW, LLC • When recorded, return to: CHG SF, LLC 12600 SE 381h ST, Suite 250 Bellevue, WA 98006 • /" . DECLARATION OF COVENANTS, .CONDITIONS, AND RESTRICTIONS FOR , \ ,/ //", ' ' GREENLEAF HOME«RS A:S~O~~A TION THIS DECLARATION is made on th~ /'-.. , 2016;.by·.CHG SF, LLC a Washington Limited Liability Company, referred to,herein'as _;;beclarant", ~hich.is the owner of certain real property now known a('Gree.ple.af' situ'1he<Yin~the City ofRento~>iri King County, '\ ' ',.., '-, Washington. \ , ... ·· .. ~ \ '. "-~ '-,,, The Declarant has created a non-profit corporati9n known,as the Greenleaf Homeowners Association. The Greenleaf'Homeowner~ Associajion (hereafter °?eferred to as "Association") shall be delegated and~ssigned~'e{1uties an~ po~ers/of o"0ing: iriii'intaining, and administering any and all Comm<in Nr~as and related facilities jn/the Plat, administering and enforcing these covenants, conditions 'and restricti6nJ, and collecting and disbursing the assessments and charges hereinafter c_reated. The 'As~c.!,,ati'on "shall~lso have-the right and power to promulgate rules and regulations that. may furthei'define'and'limit-pemiisstble uses and activities consistent with the provisi.ons 9fthis Decl~~ti~n."""" ~ '· "'.' ' ""'·· "'~· NOW, THEREFORE, the undersigned hereby covenants, agrees, and declares that all of ' . \ \ ' ' the Plats as defirn:d herein arid the buildings and structures hereafter constructed thereon are, and will be, held, sold,' and convey~_d subject 0 and burdened by the following covenants, conditions, and restrictions,'· f<:>r ·the purp_ose of enhancing and protecting the value, desirability, and attractiveness ofGreenleaffoJ the,benefit of the Owners thereof, their heirs, successors, grantees, and assigns. · · ./ ARTICLE 1 -DEFINITIONS Section I. I: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Page I of20 ,_,,.. "-. 'i • • Section 1.3: Bylaws. "Bylaws" shall refer to the adopted Bylaws of the Association as now or hereafter amended. Section 1.4: Common Areas. "Common Areas" shall mean and r~fer to all real property that is owned by the Association, as well as any easements in favor of the Association. Section 1.5: Committee. "Committee" is defined as the Architectural Control Committee as provided in Article 6. Section 1.6: Declarant. "Declarant" shall mean and refer to CHG SF, LLC, its successors and assigns, if such successors and assigns should' a'?quire all or substantially all of / / the then undeveloped parcels of the Plats from Declarant for the purpose of development; provided, however, that no successor or assign of Declirant ;hall have any rights or obligations which are not specifically set forth in the instrum{!!.!,,6f ~uc~ssion or assignment or other recorded instrument of passed by operation of law~ Certain rights 'and obligations of Declarant, as set forth herein, shall cease at the end ofth·~, D~}el&pment Period~ Section 1.7: Declaration. "Declaration" shall mean and refer to,this instrument, as the same may be supplemented or amended from tim~ t~ ti'(le.. ) "'-"'-("-.. ' ·, . / "0 Section 1.8: Development Reriod~evelop1T1ent Period" shall mean and refer to that period of time beginning on the date of initial recording ~f,d;-is,Declaration and ending whenever any of the following first occurs: (i) ti\re\S)yea?s-from the'date hereof; or (ii) three (3) months after title has been transferred. to purch~eis of Lot} ~resenting hinety-five (95%) of the total voting power of all O~n.ers ~s 'th.en con~tituted;/or (iii) 'written'notice from Declarant to the Association in whic~ De6laranfelects to terriliriate _!he De~lorinent Period. The "Development Period" may be extended for a period of 5 \additional years or longer at the sole option of Declarant. ' , , . / ~..... , \ \ S~bvemihg Documents .. "Governing Documents" shall mean and refer to this Declarhtion, the krticies oflncorporation,'theBy-Laws of the Association, and the recorded Plat, asllqy'ofthe foregoing rilay bi'arriended from time to time. ~ ~ \, \ "'-. ', Section 010: Lot. "I.:ot'\shall mean and refer to the lots as shown on the Plats as of the date of this Declaration, as well, as\any future lots created through subdivision, short subdivision, site plan approva!)ir 'any otherhegal process for dividing land within the Plats. The word "Lot" as used herein excludes any'/efarcel designated as a Tract on the recorded Plats, unless and until ' / that Tract is later legally, divided into lots through subdivision, short subdivision, site plan approval, or any other legal'process for dividing land. Section 1.11: Mortgage. "Mortgage" shall mean and refer to any recorded mortgage or deed of trust encumbering one or more of the Lots or Living Units. "First Mortgage" shall mean and refer to a Mortgage with priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FNMA"), Federal Home Loan Mortgage Corporation Page 2 of20 • • ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal government. Section 1.12: Native Growth Protection Area. Tracts B, C and D of the Greenleaf plat are Native Growth Protection easement areas. All present and future owners are prohibited fi-om disturbing any trees or vegetation within the NOPE without express written approval of The City of Renton. Section 1.13: Owner. "Owner" shall mean and refer to the record owner (whether one or more persons or entities) of a fee interest in any Lot b1:1Lexcluding mortgagees or other persons or entities having such interest merely as security for ~~ performance of an obligation. Purchasers or assignees under recorded real estate contracts shall be deemed Owners and their respective sellers or assignors shall not be deemed Own/rs.;, ,. , \, / ''-, '"' Section 1.14: Plats: "Plats" shall mean/Cn'9> refer to th~ 'approved plat of Greenleaf contained therein recorded at Volume /, !'ages to' . ·, under King County Recording Number ( (, and other properties, per Section 11.3, if the Declarant amends these CC&Rs with the recording'information within the J;>evelopment Period. Section 1.15: Tract. "Tract"'shall mea~~t?o those porti~ris,,6f the recorded Plats which are so designated and which _are generally field for purposes other than use as lots for construction ofa residence. ·, · ···, .. · ,. ~ ~ ARTICLE 2 COMMUNITYASS0€IA,TION ~ ' ' ', " ' "v Section 2.1. (Description of Asso~i~tion/ ·;_he~~s~ociation is a non-profit corporation organized and existing tmder th~,Ia'ws of tht\Sta!e/of Washington charged with the duties and vested with the powers'pr€scribed 1 by~aw and set forth in the Governing Documents, as they may be amendeg from.time tci'tirlie/No Governing qcicument other than this Declaration shall for any re.a_~?n. · b,e_ am~_11ded or 6therwisechaqg'~ed or i~t9rpreted so as to be inconsistent with this Declarat10n: ·, . ·" ~~ '" ( "" ', ' ' ' Section 2.2. Association Board of Directors. Declarant shall select an initial Board of Directors of not·fewer than 3' persons, ~ho 'need not be Owners. The initial Board shall have the full authority anf a[l rights, re,spc;msibilities, privileges, and duties to manage the Association under the Govemink,.Documents· and shall be subject to all provisions of the Governing Documents. The teim of the iriitia·l directors of the Board shall expire as set forth in the Articles and Bylaws. The Board, shall dect officers of the Association, which shall include a president who shall preside over meetings of the Board and meetings of the Association. Section 2.3. Association Membership. Every Owner shall by reason thereof be a member of the Association as set forth in the Articles and Bylaws. Section 2.4. Votes Appurtenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions of the Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance ofa deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership Page 3 of20 • • interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all terms of the Governing Documents of the Association, and all rules and regulations duly promulgated by the Board. Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use of Common Areas and the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Association may prescribe penalties for the violati9ii of such rules and regulations, including but not limited to suspension of the right to use.the Common Areas or portions thereof. Any such rules and regulations shall become effective,30 days\fter promulgation or amendment and shall be mailed to all Owners within 30 days after, promulgation or amendment. A copy of the rules and regulations then in force shall be retaitied by the ~cr6tary of the Association and shall be available for inspection by any Own6r dufing reasonabl~ b~Siness hours. Such rules ( /. ·, shall have the same force and effect as if set forth•herein. '-, """" ' .. Section 2.7. Architectural Control Commi~"'-Th~ard shall e;tablish and thereafter continuously maintain an Architectural'Control Comtnitt~e t6review and apprilve or disapprove the details and written plans and sp6citkations of all cciis~Aiction, including initial construction, other than new construction exempt ptli;su~t to Sec_tion 5. !'(a);additions or exterior alterations to homes and accessory buildings, fences,' walls, or qtherstructilr~,and all clearing or excavation of Lots, or cutting of treeswHhin the Plat, piirsuant fo Article 6 h'ereiif. The Board ~l~~wer to ~d~ptfrom ti~·e·t~\i:: and to enforce guidelines, criteri~, and _proced;;i.e~~g~vernipg ).the Archi.~ectural Control Committee and the Owners' compliance with the prov1s10ns of Art1cle,6 hereof. , S~~:ion 2.8 .. :Addi~:, ~~~e Board of Directors shall have the authority to create, /from time to .time; additional comfuit(ees that the Board of Directors, in its sole discretion, determines wo~ld be useful for the efficient and proper administration of the duties of the Associatioii,., The Board,~ay del~g~~ such functions and duties to such committees as it deems fit, pr6v(ded, that the Board shall retain the ultimate decision making authority on all issues affecting the Association: '·"" ""-/ . ' -~, / ARTICLE 3·-,ASSO<;:IATION BUDGET, ASSESSMENTS, AND LIENS ' / " ,. Section 3.1. Owner's Covenant to Pay Assessments. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to pay the Association, in advance, all general and special assessments levied as provided herein. Section 3.2. Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The operating Page 4 of20 • • budget shall set forth all sums required by the Association, as estimated by the Association, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Association, operating and maintenance expenses of Common Areas, expenses for services furnished to or in connection with the Common Areas, including the amount of all taxes and assessments levied against, the cost of liability and other insurance on the Common Areas, charges for any services furnished to the Association, the cost of utilities and other services, including the cost of power and maintenance for street lighting within the community from the appropriate power company, and the cost of funding all reserves established by the Association, including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Association's annual expenses shall be raised from a general assessment against each Owner as provided hereatfe'r/The Association may revise the operating budget after its preparation at any time and frorritime to time, as it deems necessary or advisable in order to take into account and defraf additi6nal costs and expenses of the Association. / ,-'-V ~ ~ Section 3.3. Levy of General Assessment/ In order to meet the costs and expenses projected in its operating budget, the Associiitionshall determine an'a,!6vy in advance on every \ \ "" Owner a general assessment. The amount of,each Owner's general assessment shall be the amount of the Association's operating budget divided-among the Lots; pro\\id€d that, any vacant Lot(s) not yet liable for payment of,assessments puisl!,ah(to.Sfction 3.6 shall'nJbe included in this calculation. Notice of the prop6sedj;udget and estif1!ated_ general assessment shall be sent to \ 1'"-' ' ' each Owner as required by RCW cli\ 64.38,025 as Iio~ or hereafter amended; provided, however, that notification to an Owner\of the'am;;-;int of an assessment shall not be necessary to the validity thereof. Tl)e omission by tlie Associatio~before' the' expiration of any assessment period, to fix the amm.int pf-the ·geperal aise}smenfs hereurioer for that or the next period, shall not be deemed a w~iver or mcidification in\air( res-pect 6f,!Q~ provisions of this Article or a release of any Owner,.from the 6bligation td\pay the general assessment, or any installment thereof, for that or any sub~equent assessment period, but the general assessments fixed for the preceding,periodshall coritiml~ until a ~ew assi:s~ent is fixed. Upon any revision by the Associatfon,oftfie'op~ating 'bu,dget during,t~e'a~}edsment period for which such budget was prepa/ed, •fue Association 'shall, if-..necessary, revise the general assessments levied against the Owners'imd'give notice ofth;;-ssame in the same manner as the initial levy of general assessments for an assessment period. ' ·, ' ' \\ ' ' ~~ . / Section 3~4. Rayment of General Assessment. As determined by the Board, installments of general assessm'ents'may be1 coilected on a monthly, quarterly, semi-annual, or annual basis. Any Owner may prep}y~,6r m6re installments on any assessment without discount or penalty. Section 3.5. Non-Di~minatory Assessment. No assessment shall be made at any time that may unreasonably discriminate against any particular Owner or group of Owners in favor of other Owners. Section 3.6. Commencement of Assessments; Limited Exemptions for Vacant Lots. Liability of an Owner for assessments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative (such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on Page 5 of20 • • the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer. The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to exempt Lots which are vacant, from assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy a special assessment or assessments at any time, for the purpose of defraying, in whole or in part, the cost of any -construction or reconstruction, inordinate repair, or replacement of a described capital improvement located upon or forming a part of the Common Areas, including necessary fixtures and personal property related thereto, or for such other purpose as the Association may consid~r appropriate; provided, however, that any such assessment must have the prior favorable vote' of Owners 'representing two-thirds of the Lots affected by the special assessment. If ap\5fopriate, the Association may levy a special assessment against a portion of the Lots in cases/where some b~t. not all of the Lots would ( / ' ' benefit by the special assessment, so long as any,such assessment shall. have the favorable vote of Owners representing two-thirds of the Lots atre?ted by thy,spfcial assessmeqt. The amount of each Owner's special assessment for any year shall,b2the,total,special assessment for such year, / " 'v / ' divided by the sum of the numbe~ of Lots affected,by the special assessment, provided the Association may set different special· ~ssess111ent rates fBl",Lilts if the Association determines that the benefit of the special assessment is'different_for.the Lo~"" \ \ ', "' ~.~ Section 3.8. Effectof'Non-PaymenLof Assessment._ If'anJ) assessment payment is not made in full within 30' daysafter rt,was first due atid payable,· the unpaid amounts shall constitute a lien against the Lilt ahd shall Beai\interest \from the date on which payment was first due and payable at the rate ap~liciibJ.e to jhdgments in Wa~hington. By acceptance of a deed to a Lot, execution ofa contract therefore!or any·other m~ans. of acquisition of an ownership interest, and whether or noJ it s_h'all b_e so)l(pressecfih-a!fy'such\ieed or other instrument, each Owner shall be deemed ·to, grant thereby'to the,Allsociati~it~gents and employees, the right and power to bring all a'ctions against'such Owrler)ersonally"for the collection of such assessments as a debt, and to enforce the liens cr~ated by tliis Declaration in favor of the Association by foreclosure of the continuing '1i~ns in the same form "of)action as is then provided for the foreclosure of a mortgage on real prqperty. The liens provided for in this Declaration shall be for the benefit of the Association ~-!! corporate entity, and the Association shall have the power to bid in at any lien foreclosure sale 'and to acquire, hold, lease, mortgage, and convey the Lot foreclosed against. '· ./ I '· . Section 3.9. Lien to .Secure Payment of Assessments. Declarant hereby creates in the Association perpetually the power to create a lien in favor of the Association against each Lot to secure to the Association the payment to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby subjects all Lots perpetually to such power of the Association. Such lien shall arise in accordance with the terms of this Declaration without the necessity of any further action by the Association, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Association. Such lien shall become a continuing lien in the amount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in interest unless Page 6 of20 • • expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for monthly installments becoming due on or after such date. The foregoing limitation on the duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.10. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terms of the Governing Documents for a period of,30 qays, said Owner's voting rights shall without the necessity of any further action by the Board;be suspended ( except as against . ' foreclosing secured parties) and shall remain suspended until' all payments, including interest ( ' "' "' thereon, are brought current and any other default is.remedied. , " Section 3.11. Reserves for Replacemen~ia common e~;e~se, if required to do so by RCW ch. 64.38, as now or hereafter amended, ,fue Association shall· establish and maintain a reserve fund for replacement of any Commoi'i,Arets and any improv~meht~ and community facilities thereon by the allocation and payment mbntlily toi'uch' reserve funcLof an amount to be designated from time to time by the-Ass_ociation. Su,ch furid shall either b~'d~posited with a banking institution, the accounts ofwhich are insured,bf,any state or by any agency of the United States of America or, in the di~cretion.~f th~ Asso;iatidn, be invested in obligations of or \ ' .. "" " " fully guaranteed as to principal by, the, United·States of America. The reserve fund shall be ......--.... ' '· ' ............. expended only for th~purpose'9f effectirg the r~placement of~e Common Areas and any improvements and (community" facilities thereon, ecfuipf!!eht. replacement, and for start-up expenses and operating<contingenci'es of a nin:irecurring nature/ The Association may establish h h "'<: " h h \ \ ' . ti . . "d sue ot er reserves ,or,suc ot ef purposes as .,t may rom time to time cons, er necessary or appropriat:.:-,-The,Rroporti·o~~kLnt~re~f-any O~ne'c in any such reserves shall be considered an appurtenance o(th~Gwner'sLot andshall~t,be \epiirately withdrawn, assigned, or transferred, or othefu,is~pa~d#om th'e,1-:rit~ wh~h,it 'iipp2ftains and shall be deemed to be transferred with s~ch iot. Declarant'sh~ll not be responsibl'et6 pay into the reserve fund. S~~3.12. Cert~~eas~~t. The Common Areas and all portions of the Plats dedicated to and 'accepted by 1a public authority or other charitable or non-profit Association exempt from ta)atidn under )the laws of the State of Washington shall be exempt from bh ,A"'··; assessments y t e 'ssociahon. ""'V AR!JCLE 4-SUBORDINATION OF LIENS Section 4.1. Intent of Provisions. The provisions of this Article 4 apply for the benefit of each Mortgagee who lends money for purposes of construction or to secure the payment of the purchase price of a Lot. Section 4.2. Mortgagee's Non-Liability. The holder of a Mortgage shall not, by reason of the security interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Page 7 of20 • • Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the encumbered Lot, including but not limited to the right to vote in the Association to the exclusion of the Owner's exercise of such rights and privileges. Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the terms and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. /) Section 4.5. Mortgagee's Title Free and Clear of/Lien( A Mortgagee or other secured party acquiring title to a Lot through foreclosure, sult;./de~d of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title)b-.!Jie en?:u~bered Lot free and clear of any lien authorized by or arising out of the provisions of this Declanrliq_ri;'insofar as such lien secures the Payment of any assessment or charge/ cir installment due but'unpaid before the final conclusion of any such proceeding, excluding th~ expiration date of imy'period of redemption. The Association may treat any unpaid assessments ·against a Lot foreclosed ~ainst as a common expense, in which case it shall prorate such unpaid.assessment; among the'reriiaining Lots, and each such remaining Lot shall be ~~~le~ its pr&a,t~d 9.hare of such expinsbs in the same manner as for any other assessment: \ ~~ ''·<. Section 4.6. Survival of Assessment Gbligation. Aft~r, the foreclosure of a security interest in a Lot, an'lunjiaid·,assessmen\s\shall c"onttt\ue to 'exi~t-and remain as a personal obligation of the Owner/againsf-whom the \am( wa°s'le"0~ied ~d the Association shall use ( / ,, \ \. \/ / reasonable efforts to collect the same from such Owner. S . 4 7 s 0 "b.'--d, . f' A \ \,. Th 1· ,. "d d,. ec!Ion . . u or ma!Ion o · ssessment 01ens. e 1ens ,or assessments prov1 e ,or in this Declaration'shall be•subor_dinate. to'·th~ lien 'o,f any Mortgage or other security interest placed(upon'°aLot'as "a,construction loan securit~-'interest or as a purchase money security interest, 6r refinanci~,th'ereof ·and, .. the Assciciation will, upon demand, execute a written subordin'atian document t&ccilfirm 'the 0 'particular superior security interest. The sale or transfer of any Lo!;'oi'any interest 'thei"ein, shall' not affect the liens provided for in this Declaration except as oth~~i"se specifically p 1 rovided for herein, and in the case of a transfer of a Lot for purposes of realizi~~ security interest, .liens shall arise against the Lot for any assessment payments coming due after the' dale of completion of foreclosure ( excluding the expiration date of any period of redemj)t~/ ARTICLE 5 -BUILDING AND LAND USE RESTRICTIONS Section 5.1. Improvements. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substantial landscaping, change in exterior paint color or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval Page 8 of20 • • shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or alteration shall substantially conform to the plans and specifications as approved by the Committee. Alterations and changes that are not substantial!)'., different from current conditions do not require Committee approval. These include: additional' fenling, patio, or deck that exactly matches existing material and style, back yard landscapil)g; an~or home color that already exists within the community. This provision shall not apply to''the/D,ecl~rant until all homes are initially sold and occupied. /)\' ' ,, · '·, '"' "',, ( c) Once started, the work ot;_constructing, altering; repairing, or reconstructing any structure or improvement on a Lot shalt,be~iligently prosecuted,lltitil_ completion thereof and in any event the exterior of the structure snail be completed and finished.within six months after the work first commences. In the case of la°i'idsi:apin{improvements 'or, n\odifications, the work shall be completed within two:ni6riths after the ~ork first commences. ' ,i (d) All buildings an~l11,1t~o:~~ent~ on ~~hall be of permanent construction, and no temporary structure, trailer, mobile home~terlt,.garag~mrtbuilding or other similar device shall be placed on any l:6(exct,pt with the' permis}ion 'of.the Co~mittee. This provision shall l h l / d . 'th 1' ' P . 'd ' ',/ not app y to t e Dec arant, urmg e Deve opm,ent· eno· ., . , .. ,, () \.._L( h 11\ \ d '1···1./ ,// 'd .> l d l d f: ·1·. e · ots,s a ue use so e y ,or res1 entia purposes an re ate ac1 1ties normally incidental to al"esil:lentidl chmmunity. \Ni> building shall be erected, altered, placed or permitted to·r~~'aiii ·on_ any"bo~xcept·fo;'one (I) \defached single family dwelling and permitted accessory buiJafog. ~ .. '', '~~ ~\/ ( / ' . \, C '"' \,. ',,. (f) Ac~·essory buildings which are appurtenant to the use of an existing permanent re,sid~ntial buildiiig inay b~Rehnitted on a Lot. Permitted accessory buildings may include playhouses, tool sheds; doghous2s; and gazebos. No permitted accessory building shall be placed on a Lot tinless the plans for the accessory building have been first approved as to the . ' ' design and location"mi·the Lot by the Committee. The Committee may refuse to approve a permitted accessory btiil<ling'if, )n the exercise of the discretion of the Committee, the structure detracts from the genera!'visuar'appearance of the neighborhood or other homes. The location of '-/ a permitted accessory building shall be located where it minimizes the visual impact and, as a general guideline, shall be in the rear yard or side yard behind the front of the house. The Committee shall not be bound by the guidelines, but may exercise its discretion in that respect. The Committee may require visual screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in Page 9 of20 • • conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any Lot except as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (20" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible; however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 20" in diameter are required to obtain approval from the Committee prior to installation. / ' ) / / ' ( (i) All mailboxes are to be ofunifopn d~sigh ~s approved by the Committee. \" / ~ "," G) Owners of fences shall be obligated to repair 'and maintain such fences so that.they are structurally sound and painted o7stape'd from time t&'tjriie ,a~ may be neces_sa_iy: to retam a reasonable appearance thereof. Owners of fences shall have the hght to enter adJommg property on a temporary basis for purposes of)m~h,maintenance, provided the, owner seeking to exercise this right of entry shall give two week}s~ittel),;rioti~e to the o~ner'of the adjoining property and further provided that no'da[llage to adjoiriino/.Jiroperty shall be 'permitted and the adjoining property shall be restorelt? a, cohdi!ion reasdnalSly equivalent to its condition prior to such entry as soon as such maintenance' or·repair_work i~coinpleted. Fences may be limited in height and/or extent beyond local cod6 pr?vision]>as, weli'as 'in style, as provided for in the Standards as adopted by,the-Assq_ciation.\\ \, ) , ·---,, ~ / / --. ', \ \ / / ', ' (k) (~ n(e Boa;<lm'ay, in the'<;:~m'Yu~ity Reguliitions, adopt such regulations for the installation, maint~riaqce and \Vatering 'of landscaping, including lawns, as the Board determines ~asonaBly 'n~ces'sary-to, mainiairi ,_the general appearance and value of the properties,within tlie·Rlat. '--~ · --~---, \ \ <s:c~~ls. ~ :·~nimals, -Jh,e;t~i:~/:r poultry of any kind shall be raised, bred, or kept 'on 'aqy Lot except~at usJal household pets such as dogs, cats and similar sized pets typically si\ld 'in pet stores may"be kept, ~rovided that they are not kept, bred or maintained for commercial purp1'ses, and thatith~y do norunreasonably interfere with the use and enjoyment of any part of the Plat~ ) ) Section 5.3~uisance~ /No Lot shall be used or maintained as a dumping ground for rubbish; and trash, garba'ge, or/other waste shall not be kept except for in sanitary containers or composting areas. Equipmait for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. Nothing shall be done on a Lot that may become a nuisance to the neighborhood. Section 5.4. Businesses. No trade, craft, business, profession, manufacturing, commercial enterprise or commercial activity of any kind shall be conducted or carried on upon any Lot or within any building located within the Plats unless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be Page 10 of20 • • assumed to exist if (1) evidence of said use is visible from the street or adjacent Lots; (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No signs for such businesses shall be permitted. Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, right of way, adjacent planter strip or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Association has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temp6rary trash storage sites within the Plat. The restrictions contained in this Section sha11 not e,(clude the temporary parking of automobiles on the designated driveway areas adjacent,fu garag'es on the Lots . . ,V ~~ Section 5.6. Construction and Sale Period. So long as Beclarant owns any property in the Plats for development and/or sale, the restrictibns set forth in~is Article 5 shall not be applied or interpreted so as to prevent, hinder, 6r interfere with develoflment, construction or ' ' ' ' sales activities of Declarant or any builder or developer approved by the Declarant. "· ', / ' ~ ~ Section 5.7. Maintenance./Prop__erty own;rshi~··indudes the responsibility to maintain all structures and grounds that are a i,art,ofthe,Lot. Thi}obligation includes, but is not limited to, such activities as mowing grass, wei:d \~trol;-.vegetation. control, prevention of offensive or noxious odors associated with compostin~, r~ov'aJ,of trash; structural maintenance, including repairing mildewed, wqm ·or date_d siding\n'ci fencin'g, piiinting ~n~ removing moss on roofs. / / .. ' ' \ \ / /"-.._~ . ' ARTICLE 6 -ARCHITECTURAC'CONTROL Section 6.1. The Committee: The Bo~d )hall design:te the Committee herein referred to. The address of the Committee sha11 be the registe'ted office of the Association. / ~6 2 S~b . ~ ' (f, Pl .. P . ·, V . II I d "fi . \Sl;_ct10n . . u m1ss10n o ans. nor Jo construction, a p ans an spec1 1cahons or informatiort'required to be,submitted to,the Committee for approvals shall be submitted by mail to the addiesi'of the Com~ittel\in d~plic:ate, sha11 be in writing, sha11 contain a written request for approval '?in<l'the name and, address of-the person submitting the same and the Lot involved, and sha11 set fb'rth°"the fo11owing\ with respect to a proposed structure: The location of the structure upon the 'bot;,the ei)Jation of the structure with reference to the existing and finished lot grade, the generalile;igo,th)'iriterior layout, the exterior finish materials and color including roof materials, the land~ape plan, and such other information as may be required to determine whether such structure conf6rms with the restrictions established by the Governing Documents and any Community Regulations adopted by the Association. The Committee may require applicants to notify adjacent Lot Owners of their request for approval. Section 6.3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plats, which authority sha11 include but not be limited to determining the height, configuration, location, design and appearance of the home, fences, wa11s, outbuildings, pools, and other Page 11 of20 • • structures and improvements appurtenant to the use of the Lot. Such determinations shall be binding on all persons having any interest in the Lot. Owners shall be responsible for informing contractors, agents and others working on the Lot of the standards and conditions of all approvals issued by the Committee and shall be responsible for correcting any violations of any and all violations of those standards and conditions. Section 6.4. Approval or Disapproval Process. Within 30 days after the receipt of plans and specifications or information with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request that in its opinion does not conform to the Governing Documents and any· Community Regulations adopted by the Association or its aesthetic or other adopted standards. ~ Approval or disapproval of a request shall be made upon one of the copies thereof aryd· retµrned to the address shown on the request. If the Committee fails to approve or disapprove,sub\llitted plans and specifications within 30 days after the plans and specifications have been submitted, which submission shall be evidenced by a written receipt for said plans and/sP,~cifications;-approval will not be required, and this Section will be deemed to have beenAhlly,6omplied with. ·fr\ this event, any such plans and specifications shall nevertheless be in c6mpiiance with all the restrictions contained in the Governing Documents and any Community Reg\Jhrtions adopted by the Ass96ia!ion. S · 65 Ad· To/c· · ~ V.)d · ·d··,.'\ · echon . . visors. ,e om.m1ttee may~p~mt a visors or a vISory committees from time to time to advise on matters·.pertaiQ_ing to theflat. No person on the Committee or acting for it shall be responsible for ariy defect iii any plan or{flecification submitted or approved nor for any defect in any plan or specifipition submitted or appfoved nor for any defect in any work done according to,suchplans and specifications. · · . \) Section 6.6. ari~The Committee shaHhaveJhe authority to approve plans and ~ "' ,, '. ' specifications which d6'.not confohn to these restrictions' i~ order to overcome practical difficulties or ~revent 'ha~ils~ipyinLth~applica!io~ of these restrictions; provided that such vanat10ns.so·approved shall not be,matenally mJ1.1nous to the improvements of other Lots and shall noeco11stitute a_v,,aiyer ~f~h(i-estrictionsherein.contained but shall be in furtherance of the purpos'es arid intent of these restrictions. ~ "· . ··, ' ' '. ~ ~ ' , , ', .ARTICLE 7'-~OM~O~ AREAS AND MAINTENANCE "' ' \ '-./ Section '7 .1., Title to Common Areas. Declarant shall convey to the Association the Common Areas o'w~ed by Declarant, as designated in the recorded Plat(s), including notes thereto. The Com~on Are,\1s 1sh~ll be subject to an easement of common use and enjoyment in favor of the Associatiori, and every Owner, their heirs, successors, and assigns, in accordance with the terms and con<liticms of the Governing Documents. The Common Areas when conveyed to the Association shall be free and clear of financial liens. Section 7.2. Owners' Common Rights. Owners shall have equal rights with other Owners to use the Common Areas, unless certain Common Areas are specifically designated as limited Common Areas on the face of a plat(s) or other recorded instrument. All easements for ingress, egress, utilities, and use of facilities, unless otherwise specifically limited, shall exist in favor of all Owners in the Plat. Page 12 of20 1-• • Section 7.3. Maintenance of Common Areas/Other Maintenance. The Association shall maintain, repair, replace, improve, and otherwise manage all of the Common Areas so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, replacement, construction, or reconstruction as may be determined by the Board to promote the recreation, health, safety, and welfare of the Owners. Any action necessary or appropriate to the maintenance and upkeep of the Common Areas, the landscaping, irrigation, storm drainage facilities, sewer and water systems, all buildings, gas, telephone, or electrical or television facilities applicable to the Common Areas shall be taken by the Board. In addition, the Board may, in its discretion, agree to maintain other improvements within the Plat(s) where the Board finds that such maintenance will provide a general benefit to the Association and the Lots in the Plat. / ARTICLE 8-EASEMENTS ~ND,OfE~ SPACE \ _/ ."" " Section 8.1. Construction, Utility and'O'rai~age E~seriients. Easements for the construction, repair, replacement, reconstru9tion,/and maintenance 'of utilities and drainage facilities have been created along the street front6ges of all lots and ~tabli~hed by the recorded Plat including notes thereto. Furthermore, all ldts shall be s~bject to easem~nts 2.5 feet in width, parallel and adjacent to all interior lot lines and 5'feit,~widJ.h1 parallel and, {ldj~cent to all rear lot lines for the purpose of privatnrainage. Eas6nents /shall move with adjusted lot lines. Maintenance of all private drainag~\easeriients shall &~he responsibility of all lots deriving benefit from said easement, including th~,~efo~e lot on i>hich said easement(s) are located. No structure, including fences and retaihidg w';ills~·rockerii's,,planting or other material which may damage or interfere/with'the installlrtioh and maintenance of~ilities or facilities, or which may change the direction-offlow"of draina'ge\harinels'ih,th'e-easements, or which may obstruct or retard the flow of, w'ter throiigh ·the draiilage ctiannels fu,t1?e easements, shall be placed or permitted to remain withjri· ~ny of'these easem6ntf except as otherwise authorized by the Plat or as specifically.authorized'by, ~he Committee. , \\ a)~p~access, easement shown on Greenleaf I lots 8, 32, and 33 is for the ' " ', ' . benefit ofslots.32, 33, and 34 for ingress and egress. The owners of said lots 8, 32, ' ' ' 33, and 34 are hereby i:esp~nsible for the maintenance and shall share equally in the maintenan'ce iesponsibilities of said easement. b) A ~ate acceJ jsemen: shown on Green leaf I lots 17, 19, and 20 is for the '-' I J benefitf f,lot~.)8, 19, and 20 for ingress and egress. The owners of said lots 17 through 20 ilre hefeby responsible for the maintenance and shall share equally in the mainterl:aiwe'responsibilities of said easement. Section 8.2. Maintenance of Common Areas and Tracts. The Association shall be responsible for maintaining, repairing and replacing: a) Any plat entry monuments, lighting, landscaping, and irrigation constructed in a common Tract. b) Landscaping, irrigation, fencing, and any other community improvements that have been or may be constructed in the future within a Common Tract or other Page 13 of20 • • areas designated by the Board, including easements in favor of the Greenleaf Homeowners Association. c) Any landscaping and irrigation systems located within the public rights of way located in the Plat, except that which fronts or sides any individual lot. d) The mailbox stands. e) Any landscaping, and any and all necessary access roads, fences, gates, retaining structures, rockeries, drainage components~plash pads, and any other appurtenances within storm detention tracts, and easements in favor of the Greenleaf Homeowners Association. / < t) Greenleaf I Tract 'A' is an Open Space traG'containing an entry monument and landscaping and is owned by th7 dre¥leaf HdrnciJwner's Association (HOA). Maintenance of all improveme11ts a9d' landscaping 'on)aid Tract 'A' shall be the responsibility of the HOA. In the/event that the HOA,ii'dissolved or otherwise fails to meet its property ta~' obligations, as eviden2ed 'by non-payment of property taxes for a period of eighteen (18),m~nJ:hs, then ea~h{citjn this plat shall assume and have an'equ~l and undivided ownership interest"-i~ the Tract 'A' previously owned bi,the,HOA and ha~i: the' 11ttendant financial and maintenance responsibilities. \~ '-,,,; ,·· ', g) Greenleiif, 1 Tracts 'B' and 'I?' are Open,Space tracts owned by the Greenleaf Homeown. er's -Asso.ciation \ (HOA( Maint?nance of all improvements and / / "-' ·~"\/ /. '-" lands'c~pi11g on Tracts 'B' ancl(D' shall be the.responsibility of the HOA. In the event that· the HOA is dissolved<or otherwise fails to meet its property tax obligations, as. eyidenced. by ndn-payment of property taxes for a period of eigfiteen (18),JTionths, then eac~ ldt)\1} this plat shall assume and have an equal d-und~ided owifership interest in the Tracts 'B' and 'D' previously owned by e HOA'anil,have the'attendant financial and maintenance responsibilities. Tracts ' and 'D'~6ntain° Native Growth Protection Easements. Disturbing any trees and other vegetation within 'the NGPE unless done pursuant to the express written pefmission of the\City of Renton is prohibited. Except as provided, cutting, p~nii'ig~ pladng)fill or removing or damaging vegetation within the NGPA tracts is prdhil:iitv) h) Greenl)l-..Jract 'C' is a Public Storm Drainage tract and is owned by the Greenleaf Homeowner's Association (HOA). An easement is granted to the City of Renton over, under and across Tract 'C' for the purpose of conveying, storing, managing and facilitating storm and surface water per the engineering plans on file with the City of Renton. The City of Renton has the right to enter said stormwater easement for the purpose of inspecting, operating, maintaining, improving, and repairing its' drainage facilities contained therein. Only the chain link fence, flow control, water quality treatment and conveyance facilities will be maintained by the City. Maintenance of all other improvements and landscaping on said Tract 'C' shall be the responsibility of the HOA. In the event that the Page 14 of20 • • HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen ( 18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in Tract 'C' previously owned by the HOA and have the attendant financial and maintenance responsibilities. A portion of Tract 'C' contains a Native Growth Protection Easement. Disturbing any trees and other vegetation within the NOPE unless done pursuant to the express written permission of the City of Renton is prohibited. Except as provided, cutting, pruning, placing fill or removing or damaging vegetation within the NGPA tracts is prohibited. i) Greenleaf I Tract 'E' is a Recreation tract arid is owned by the Greenleaf / ' Homeowner's Association (HOA). Maintenance of all improvements and landscaping on said Tract 'E' shall be t~e ,responsibjlity of the HOA. In the event that the HOA is dissolved or othepvise 'fails to rileet· its property tax obligations, as evidenced by non-paymen~of eroperty taxes for \,period of eighteen (18) months, then each lot in this P.lat ~hall assume and have an, equal and undivided ownership interest in the Tract',E''P.reviously owned by'the·HOA and have the attendant financial and maintenan2e.r~SP.Onsibilities. '°', ', , , ~v / · .. : Section 8.3. Maintenanct\, of '·Mitigation Plantings. The Associati~n shall cause individual lot Owners to maintain pl(lntings installed by,Declarant and identified in Owner's Sales Agreement with Declarant, to the'extent anytnitigatiori'pl'iintings do not survive for 2 years following installation, Owner-shall be required to 'rep~e.at O~nci'is expense. Failure to replace h I . h II /.I . A" . . ' ti. . • h , I " > 0 ' sue p antmgs s a resu t m-. ssoc\t10n pe\ onmpg /er!?tacement at wner s expense. ARTICL}9~SU~N€E, CASU,~~!y LOSSES, CONDEMNATION Section 9. L Insura~Gtver~'fl:!.e As~oc\ation shall obtain and maintain at all times as an Association expense ?in, insuran~'policy, cir.. policies and bonds written by companies licensed todo business in Washington which"provioe: ·, . . . . . " "' ...._, . 9. I. I. Insurante against loss or damage by fire and other hazards covered by the standard extended coverage endorsemciit in)an amount as near as practicable to the full insurable replacement 'vatue .. (without deduction for depreciation) of the Common Areas, with the Association named. asjnsured, or such other fire and casualty insurance as the Association shall determine will give supstantiaHy equal or greater protection. / 9.1.2. General'comprehensive liability insurance insuring the Association, the Owners, Declarant, and any managing agent, against any liability to the public or to the Owners and their guests, invitees, licensees, or tenants, incident to the ownership or use of the Common Areas. 9.1.3. Worker's compensation insurance to the extent required by applicable laws. 9.1.4. Fidelity coverage naming the Association as an obligee to protect against dishonest acts by the Board, Association officers, committees, managers, and employees of any Pagel5of20 • • of them, and all others who are responsible for handling Association funds, in an amount equal to three months general assessments on all Lots, including reserves. 9.1.5. Insurance against loss of personal property of the Association by fire, theft, and other losses with deductible provisions as the Association deems advisable. 9.1.6. Such other insurance as the Association deems advisable, provided, that notwithstanding any other provisions herein, the Association shall continuously maintain in effect casualty, flood, and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for Projects established by Federal National Mortgage Association, Government National Mortgage Association, Federal Home' Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration, sf long as any of them is a Mortgagee or Owner, except to the extent such coverage is not available or has been waived in writing by Federal National Mortgage Association, Govemmen(National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal HousinitAuthority~or Veterans Administration. / / / ' Section 9.2. Casualty Losses. In the evel)hif substantial damage to or destruction of any of the Common Areas, the Association shalkgive prompt written notice of such damage or ' ' " " ' destruction to the Owners and to the holders of,~ll -first /Mortgages who· have requested such notice from the Association. Insurance proceeds for damage/or destruction to 'any part of the Common Areas shall be paid to tlie A~ociation as ~trustee for the Owners, or its authorized representative, including an insuran~e trilst~;s.which shall 'segregate such proceeds from other funds of the Association./ . \\ ~ '°" ·.·. ' . Section 9.3. /Cond_emnatio_n. Int~~ e,ven7an~p~tkQ[ the Common Areas is made the subJect matter of any condemnation or emment,doll).am proc~edmg, or 1s otherwise sought to be acquired by any condemning authority, the Association shall1;ive prompt notice of any such proceeding or proposed· acqu/sitiqn to the Own/)rs\and to the holders of all First Mortgages who have requested·from the Ass?ciation notification 2if 1ny such proceeding or proposed acquisition. All compfusation;-d~ages, or oth~r proceeds ther2fi:.Jrn, shall be payable to the Association. . \~ ~~TI~,~~.~O:EN;ORCEMENT Section 10. I. Right to Enforce.', The Association, Declarant, and any Owner shall have the right to enf6r~~1Y any appror.riate proceeding at law or in equity, all covenants, conditions, restrictions, reservations, liens! arid charges now or hereafter imposed by or pursuant to the provisions of this Dec])iration'. Failure or forbearance by any person or entity so entitled to enforce the provisions 6f thi; o{claration to pursue enforcement shall in no event be deemed a waiver of the right to do sd'thfreafter. Section I 0.2. Imposition of Fines. (a) Authority to Impose Fines: The Association shall have the right to impose monetary penalties against the owner and/or occupant of any Lot who violates these Covenants, Conditions and Restrictions or the Community Regulations or other rules and restrictions adopted by the Association. The Board shall, from time to time, adopt a schedule for such monetary penalties. The schedule may provide Page 16 of20 • • for penalties that are assessed a single flat rate and may provide for penalties which are incurred on a periodic (daily, weekly, etc.) basis and which accrue until violations are corrected. (b) Procedure for Imposition of Fines: If the Association determines that a violation of the Covenants, Conditions and Restrictions, or the Community Regulations or other rules and restrictions adopted by the Association has occurred, the Association shall send a written Notice of Violation to the owner or occupant of the Lot determined to be responsible for the violation. The Notice of Violation shall identify (I) the location where the violation has~ccurred, (2) the name of the person responsible for the violation, (3) the natfue of the violation, (4) the action or actions required in order to cure the violati6n ancl a deadline for compliance, and (5) the rate or amount of the fine that will be'as~ssed if the violation is not cured by the compliance deadline. In additio11)th{ Noticeb( Violation shall indicate that the owner or occupant deemed responsible for th'e~olation shall be entitled to request a hearing before the Board, pr6vided a written re~est for such a hearing is submitted t? th~ Board within four\een cale.ndar days ltftci-~ issuance of the Notice ofV10lat1on. '· · . . /, · ·, ~ (c) Hearing by Board: If~uest for a h~ari~g is submitted, the Board shall conduct a factual hearing and itllSw,iiiterested parties'to present evidence relevant to the issues of whether or not ~iiolatio~has occu;ed and what action is required to cure the violation. The Board shtlll is~-a"written deci~ion after·the conclusion of the factual hearing. AH Notice\}f\Vio~atiory become' final either fourteen days after they are i~sued if 110 request (.or'-a'hearing'is ilibmitted, or on the date that the Board iss~es ,its decision following aJfuaring. '-J " ·. \\ «d) E:ollection of Fines'.· Lien on Title: UnP,aid fines assessed pursuant to Section I 0.2 shalLco11stitute' liens/again.st the Lo.t,'bisubject to the terms and conditions of this Decla~ion1-egarding liens for assessments and attorney's fees. S 103 R~'\_d. C·· ..... :-..1 . R .. d" "d db h. D 1 . . ectJon. . . eme 1es umu at1ve. eme 1es prov1 e y t ts ec arat10n are m addition to, 2umhlative with, ~ndiare not in:lieu of, other remedies provided by law. There shall be, and there is'he~by created ~ml. declared to be, a conclusive presumption that any violation or breach or attempted violation )or;,1breach of the covenants, conditions, and restrictions herein cannot be adequately're~edied by an action at law or exclusively by recovery of damages. ~'v' / ARTICI:;E 11 -AMENDMENT AND REVOCATION Section 11.1. Amendment by Association. Prior to the expiration of the Development Period, any amendment to the Declaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declaration may be amended only by an instrument executed by the Association for and on behalf of the Owners, provided, however, that such amendments shall have received the prior approval of a vote of the Owners having 75 percent of the total outstanding votes in the Association, and provided, however, that the obligation to maintain common areas and improvements may not be revoked without the written consent of the City of Renton. Notwithstanding any of the foregoing, the prior written approval of 51 Page 17 of20 • • percent of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Association's By-Laws of any of the following: voting rights, assessments, assessment liens, and subordination of such liens, reserves for maintenance, repair, and replacement of Common Areas, responsibility for maintenance and repair, reallocation of interest in the Common Areas, or rights to their use, convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lots other than as set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer a Lot; any action to terminate the legal status of the Association after substantial destruction or condemnation occurs, or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of First Mortgages. / , / , ' Section 11.2. Effective Date. Amendments shall,take·fffect only upon recording in the County where the property is located / , , '·,, v' "' ·, Section 11.3. Additions and Amendments&ec!arant hereby'reserves the right to add additional properties to or delete properties fr?ITI g.rle'nleaf. Addition~i PfOperties may include subsequent phases of Greenleaf, or other properties or lots that the Declarant may wish to add at Declarant's sole discretion. /,' ~ ' '~~~ ARTICLE\~~ ~-~E~E~L PRO~IONS Section 12.1. Taxes. Each Owner shall pay·with~abatement, deduction, or offset, all real and personal property·taxes, general a~d specilJI assessme'i'its;'including local improvement assessments, and ot9e{ charges b( every descriptii:m levied'on J~ssessed against his Lot, or Personal property locatfd on 'or in the Lot. .· The Association shall likewise pay without ~" \\ '' " abatement, deduction, or offset, all of the foregoing taxes, assessments, and charges levied or d . hC''A 1 ~ .. assesse ~gamst t_ e , ommon,0eas. ~~ . , \ .. SecJion 12.2. ~on:~ive~iv~ o~hy breach of this Declaration shall c??stitute a watvC!r of any other,~reach,'wliether of the/same or any other covenant, cond1tton, or restriction,,. "·,.·\ ~ Sectioh.123. Covena~ts Runn~with the Land. The covenants, conditions, restrictions, liens, easements; enjoyment rights, and other provisions contained herein are intended to and shall run with the lal\d apd shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any ·portioJl' of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instruments granting or conveying any interest in any Lot and all ' ' leases or subleases shall refer to this Declaration and shall recite that it is subject to the terms hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. Section 12.4. Attorneys' Fees. In the event ofa suit or action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorney's fees that the prevailing party has incurred in connection with the suit Page 18 of20 • • or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorney's fees incurred in connection with any appeal from the decision of a trial court or any appellate court. Section 12.5. No Abandonment of Obligation. No Owner, through his non-use of any Common Area, or by abandonment of his Lot, may avoid or diminish the burdens or obligations imposed by this Declaration. Section 12.6. Interpretation. The captions of the various articles, sections and paragraphs of this Declaration are for convenience of use and reference only and do not define, / " limit, augment, or describe the scope, content or intent of tliis Declaration or any parts of this Declaration. The neuter gender includes the feminine and'hiasc<uline, the masculine includes the feminine and neuter, and the feminine includes the mlfuculin~,and neuter, and each includes a legal entity when the context so requires. The singt~,nufub~hiri'cludes the plural whenever the context so requires. / // ,~ ~ ~ Section 12.7. Severability. Invalidatiori of any one of these covenants, conditions, restrictions, easements, or provisions by judgm'ent'or court order shall inho 'way affect any other of the same, all of which shall remain in full force' ai:id .eff~ct. ; "'-'\ <"---, . / v Section 12.8. Notices. All notices0 demands, . or, other communications ("Notices") permitted or required to be given b~1his'Declaration shall be in writing and, if mail postage prepaid by certified or registered mail~fetu;:;,-.re?eipt requ~st~ck(if a Notice to Declarant, the Association, or to fewer than all Owners),, dr if m"aile<l"'first-class po~tage prepaid (if a Notice to all Owners), shall be.deemed given three day)~fterthe'dati'of mailing thereof, or on the date of actual receipt, if soci~er, .~xcept as ~therwise p\ovid_9d~n th~Gofaming Documents. Notice to an Owner may be given at, arty, Lot own,ed by such Owner; provided, however, that an Owner may from time to time by 'Notice .to the ,Associiticli designate such other place or places or individuals'f~eceipt offuti'.ire Notices: Noti2es \hall be addressee to the last known address of the lddr7ssee ifbot,clh~ise,kn~wn. If the.re is)n6re than one Owner of a Lot, Notice to any one such Owner shall be sufficient. "The address/of Declarant during the Development Period ~' '-'\. ''. and of tlie~ssociation shall~e,givert .to ·e~ch Owner at or before the time he becomes an Owner. If the address'of Declarant or 'the Association shall be changed, Notice shall be given to all Owners~ectio~~pplicaJe Jaw. Th;s Declaration shall be construed in all respects under the laws of the State of\Washingt6n. ~/ IN WITNESS WHEREOF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRITTEN. CHG SF, LLC, a Washington limited liability company Page 19 of20 • • By: -----------------Ch a r le s F. Conner Its: Manager STA TE OF WASHING TON ) ) COUNTY OF KING ) On this day of , 20_, bef~,i:tme, the undersigned, a Notary Public m and for the State of Washington~t1ly commissioned and sworn, personany apiz~Jta~o me know? to be the _______ of CHG SF, LLC, which. e~1ite~~"-foregomg mstrument, and acknowledged the said instrument to be the free and'voluntary al!t !\~~ deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that'he· was authorized to execute the said instrument. '. , ,_ , / ', ~~ , ' ~, ' / ~~ . Printed'·. 'name:/ ".) :,,9:;:;:il\,-~otary P~bl/c <ir and for the State of Washington · · " Jv!y·commissio~ expires: ;;-' '" ', ------- ', / Page 20 of20 WARRANTY DEED In the MnHer of State Route 515 (, ... _.SH No·-·-·-.. -·) MP 3.87 t.o MP 5.15, llllnton Vicinity: S.E. l.96th Street to Carr Ro.ad KNOW ALL MEN BY THESE PRESENTS, That the Grantor S Angi• R. ~tr!tk and janic• M. Butricij, his vif• for and. in conside1·ation ..if the su.m of TEN and N0/100--------($10.00)----------Dol.lars, and othar ,aluable conddarationa hereby convey and warrant to the STATE or WASKXNGTON, the following described real estate situ- ated in King County, in the State of W~hington, to the same e:i::tent and purpose as ij the rights herein granted had been acquired under Eminent Dama.in statute of tllll State of WasMngton: All that portion of the following da.cdbed l'arcel "A" lying Easterly of a line drawn parallel vith and /iO. feet Westerly vhen maasurad at right angles from the center line of SR 515, Renton Vicinity: S.E. 196th Stuer. to Carr Road. l'ARCEL "A": The East 270 feet of the Sou.th 120 feet. and the North 15 feet o'". the South 135 het of the East 155 feet. of the South Half of the SO\l.to::east Quarter of the Northeast Quart.er of the Sout.hweat Ouarur of Section 32, Township 23 North, Range 5 Eaiit, W,M., in Kin,: County, Washington, EXCEPT the East 30 feet thereof conveyed to King County for l'tlad by deed i:ecorded undei: Auditor's File No, 791759, 11.nd EXCEPT the South 60 feet of the East 90 feet thereof lying Yest of said county i:oad, By initlaling the appropriate space below. the undersigned agree: To surrender posaeuion of the unilnproved pro1)8'9J !"'•in conveyed but not pr4ior to uceipt of payment therefore,__,,!4i!'l,<~<C'----- on March 23, 1972, The. lands herein conveyed contain an area of 750 square feet, more or lees, the specific detail., concerning all of wldch aTe to be found within that certain map of definite location now of Tecord and on file in the offece of t11e DiTector of Highways at Olympia and bearing date of approval August 9, 1971 and the center line of vhich is also shown of Teeord in Volume 5 of llii;hvay PLats, pap;e 33, records of said county. It is ui:ideratood and ap;Teed thllt the State of Yaahin11:ton· will reconstruct the exist.in,: road appl'tlach on 'the Westerly side of said highway at or near Uighvay Engineer's Station 284+30, vhich approach shall be maintained between the right of way line and the 11.houlder line of asid highway by the gi:antors. their heirs, aucceaaon or assigns, The grant.on hereln further p;rant to the State of Washin11:ton, oi: ita a~ents, the rip;bt to enter upon the Rrantor'a, remain1nR lands where necessary to c.onatTUce said approach, It is urnforstood and agreed t!tat the delitie1"Y of tltis deed is hereby lendered and tltat the terrns and vbliga;hm~ hereof shall not become binding upon the State of Washington unless and until accepted and apprp1·ed hereon in writing for t!te State of Washinqto11, Department oJ. Hlghu:ays, by 1lle Cllief Rlght of Way Agent. Dated IM,'I.. .... . :Ur.d. . day o/ .... March •. 191.2. Acc;pted and approt·cd . .:S,-1' Y-~~ STATE OF WASHL.','GTOX DEPAll'Iti,1&.'ff OF HllillW,\'/S B£-P4 r/ ~1'"' ~ A<rnt. -"-~ P:ircel No, 1-8870 f ' .\ .. ---------- ,r;c: ,,. I . -~/ MAR O 8 20:6 l_ • \ ... ,, ' (Jnd!vldual adlnowled,mcnt !orffl) "· STATE Of' WASHINGTON, } Comity of.---Kln«---·- 1, the undersigned, a nota111 public in and f01' the State of Washington, hereby certify that on this .... -2.lNl---d«y of---Marc:h-, .... 1 Q.12--... -... , ............. ·-·-·-···· ·····-........... _personally appeared before me --· .• -Al!.g-k-R...-Blltl'iok-and-~nic.-Hr-Butll-ioll----··--·----------. -----·- {Corpontlan acknowled•mcnt f<>Tm) STATE OF WASHINCTO--N_, ___ }"· County of __ On thi&--·-·····-.,_.day of. ----__ .before me personally appeared to me known to be the•---------- of the corporation that executed the foregoing mst,'Umen.t, and acknowledged said imtrument to be the free and voh1.nta7'Y act and deed of said cr,rporation, f~ the uses and puT-poses therein mentioned, and on oath stated thal.----·----·----·--authorized to execute said instrument and that the seal affb:ed is th.~ corpOTate seal of sa.id corpora.tion. Given unde,-my hand and offi.ci41 seal the day end year ·last above written. N<lCAt'I/ PwbU.c ffl imd /O'f' lht Stall ol W11,hinl1tun, (') (') (') ~ N D ~J r- \ ~ .... ~ ~ I ! ~ "' ~ ·~ ~ I I ~ ~ ~ ~ '1' ~ ' "' \""' 0 "' ! !;; ,n 7 f;; 19i? MAY 25 /1,1 8 00 ,, • •,f ... ~·j •• ·~· .;,. t:.1.t::;,;'i•,.'·!:•A:1tlG CO. ~H. O(FUTY --st:. .• n • • CHICAGO TITLE COMPANY OF WASHINGTON CHG SF LLC 12600 SE 38th St #250 Bellevue, WA 98006 Date: Order No.: Buyer(s): Property: • 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Phone: (425)646-9883 / Fax: (425)646-9879 September 1, 2015 0044942-ETU CHG SFLLC 18661108th Ave SE Renton, WA 98055 Enclosed is your Title Policy or Guarantee in connection with the above referenced transaction. Please call us immediately if you have any questions or concerns. Sincerely, Eastside Title Unit CT-SeaTac Eastside Title Unit CTI BellevueETU@ctt.com kb Policy-Guarantee Product Enclosure Letter (Title) SSCORPD0272.doc / Updated: 07 .21.14 Page 1 10 MAR C B ?n16 ,rs,·· •.• '\,_,.. . -. Printed'.ios.o1:1s@o1:24 PM by KB WA-CT-F N SE-02150 .620780-0044942-ETU • • ALTA OWNER'S POLICY OF TITLE INSURANCE Policy Number: Issued By: IQ\ CHICAGO TITLE INSURANCE COMPANY ~ 0044942-ETU Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term ·encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -.~Mlll.lC:AN ~ '"'"::OATIDN AL TA ONner's Policy (06/17/2006) Page 1 Printed: 09.01.15 @01:25 PM WA-CT-F N SE-02150.6224 75-S PS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized officers. Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Countersigned By: Authorized Officer or Agent Copyright American Land Title Association. All rights reserved. Chicago Title Insurance Company By: President Attest: Secretary The use of this Fam, is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner's Policy (06/17/2006) Page2 Printed: 09.01.15@ 01:25 PM WA-CT-FNS E-02150. 6224 75-S PS-72306-1-15--0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to · (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 1 O); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. · -.\MHI.ICAN Copyright American Land Title Association. All rights reserved. l~NO rllll :.>1<>co.oo;; The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner'!! Policy (06/17/2006) Page 3 Printed: 09.01.15@01:25 PM WA-CT-F N SE-02150 .6224 7 5-SP S-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY SCHEDULE A Name and Address of Title Insurance Company: Eastside Title Unit Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Address Reference: 18661108th Ave SE, Renton, WA 98055 . Da.t.e of Policy./. •,(I"" t! . :::1, .. Amount of Insurance"' · August 28, 2015 at 04:32 PM $250,000.00 1. Name of Insured: CHG SF LLC, A Washington Limited Liability Corporation 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: CHG SF LLC, A Washington Limited Liability Corporation 4. The Land referred to in this policy is described as follows: ') ·i: '.·.· q SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF : POLICY NO. 0044942-ETU . Premiur:n $709.00 THIS POLICY VALID ONLY IF SCHEDULE BIS ATTACHED . END OF SCHEDULE A Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page4 Printed: 09.01.15 @01:25 PM WA-CT-F N SE-02150.62247 5-SPS-72306-1-15-0044942-ETU • EXHIBIT "A" Legal Description • The East 270 feet of the South 120 feet and the North 15 feet of the South 135 feet of the East 155 feet of the South half of the Southeast quarter of the Northeast quarter of?the Southwest quarter of Section 32, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the East 30 feet thereof conveyed to King County for road by deed recorded under Recording Number 791759; AND EXCEPT the South 60 feet of East 90 feet thereof lying west of said county road;? AND EXCEPT that portion conveyed to the State of Washington for highway?purposes by Warranty Deed recorded under Recording Number 7205250333. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -,',.M[llll;;.!'I lANll TITH AUO~lafOO~ AL TA Owner's Policy (06/17/2006) Pages Printed: 09.01.15@01;25 PM WA-CT-F NSE-02150 .62247 5-S PS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B EXCEPTIONS FROM COVERAGE POLICY NO. 0044942-ETU This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees or expenses that arise by reason of: 1. Covenants, conditions and restrictions but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth in the document Recording Date: Recording No.: Regarding: May 25, 1972 7205250333 Maintenance of approach 2. Covenant Contained in Deed, and the terms and conditions thereof: From: George F. Lansing and Dorothy Lansing To: State of Washington Recording Date: May 25, 1972 Recording Number: 7205250333 Regarding: Maintenance of Approach to Parcel E 3. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 322305-9088-06 Levy Code: 2128 Assessed Value-Land: $104,000.00 Assessed Value-Improvements: $87,000.00 General and Special Taxes: Billed: Paid: Unpaid: $2,491.48 $1,245.74 $1,245.74 END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. -AMERICAN ~ ~,o,; The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page6 Printed: 09.01.15@ 01:25 PM WA-CT -F N SE-02150.6224 7 5--SPS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, ~erger, consolidation, distribution, or reorganization; {C) successors to an Insured by its conversion to another kind of Entity: {D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named lnsu~ed are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (8), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Know1edge" or "Known": Actual know1edge, not constructive know1edge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest. estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and INithout Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located·. (j) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long a~ the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii} an obligation secured by a purchase money Mortgage given to the Insured. ' 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowtedge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -AMElllCAN ~ :.,w~,·~;,o-... ALTA Owner's Policy (06/17/2006) Page7 Printed: 09.01.15 @01:25 PM WA-CT-F N SE-02150.6224 7 5-SPS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU (continued) 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured ln litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, casts, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. · {b) The Campany shall have the right, in addition ta the options contained in Section 7 of these Conditions, at its avm cast, ta institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or ta prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. {c) Whenever the Campany brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE {a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right ta so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured far this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit ta examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to.the Campany pursuant to this Section ·shall not be disclosed to others unless, in the reasonable judgment of the Campany, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETILE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Campany up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shalt terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Campany will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that v,.,ere authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) to pay or otherv.ise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Campany up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations lo the Insured under this policy for the claimed lass or damage, other than the payments required ta be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILl:TY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. Copyright American Land Title Association. All rights reserved. -AMEJllC"'N 1. ... NU 'TfTU AS><JCIAflON The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALT A Owner's Policy (06/17/2006) Pages Printed: 09.01.15@01:25PM WA-CT-F NSE-02150.6224 75-SPS-72306-1-15-0044942-ETU • • CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0044942-ETU (continued) (a} The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk Insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by Ten percent (10%), and (ii) the Insured Claimant shall have the right to have the' loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) ln addition to the extent of liability under (a) and (b), the Company Vv'ill also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations YJith respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluritarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY Alt payments under ·this policy, except payments made far costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Campany pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject. or which is executed by an Insured after Date of Policy and which is a charge or lien an the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within thirty (30) days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETILEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subragated and entitled ta the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, casts, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. lf a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, natv.Jithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrabJe matters when the Amount of Insurance is Two Million and No/100 Dollars ($2,000,000) or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of Two Million and No/100 Dollars ($2,000,000) shall be arbitrated only 'M1en agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a INhole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in ~ting and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page9 Printed: 09.01.15@ 01:25 PM WA-CT -FNS E-021 50. 6224 7 5-S PS-72306-1-15-0044942-ETU ' . • • CHICAGO TITLE INSURANCE COMPANY POLICY NO, 0044942-ETU (continued) (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILtTY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall rema~n in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underv.-ritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction INhere the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction INhere the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: Chicago Title Insurance Company P.O. Box 45023 Jacksonville, FL 32232-5023 Attn: Claims Department END OF CONDITIONS Copyright American Land Tltle Association. All rights reserved. -AMrnlCAN ~ANO Till! A,1u~1u10"' The use of this Form is restricted to AL TA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Owner's Policy (06/17/2006) Page 10 Printed: 09.01.15@ 01:25 PM WA-CT -F N SE-02150.62247 5-SPS-72306-1-15-0044942-ETU . .geoAdvantage: King Coly of Washington State (App3) • Page 1 of 1 'I -~ .... u.. 9273 ,1;; ;! . i 5 !'. 0054 G 5 0202 ' ,. ., ' '·"' ,., " ' ,I." ,~, 563590 MORGAN COL ;>i,i,!,SE l VOL J( PHASE 1 v1v --.J.: ~ •IJL/1 ·· ';' •SE 187th Ln ; SJ23 ~j· .•• ,~-',.. 1)05(:i 662340 l)(c'3 O(NS ,, 11 ···"' .,,,,1····· I .. , I ·· I . I ._ .. ._ -. ") 1 .{ Sentry Dynamics, Inc. and its customers make no representations, warranties or conditions, express or implied, as to the accuracy or completeness ~f information geoAdvantage www.sentrydynamics.net http://geo.sentrydynamics.net/WA_King/default.aspx 7/6/2015 .. • • Parcel Map Check Report Client: GREENLEAFIISHORTPLAT 15-131 Date: 2/4/2016 2:01:03 PM Parcel Name: BOUNDARY North: 161,349.3509' Segment# I : Line Course: SI 0 26'2 l "W North: 161,289.3699' Segment# 2: Line Course: N89°59'56"W North: 161,289.3728' Segment# 3: Line Course: NI 0 26'21 "E North: 161,409.3749' Segment# 4: Line Course: S89°59'56"E North: 161,409.3707' Segment# 5: Line Course: NI 0 26'15"E North: 161,424.3660' Segment# 6: Line Course: S89°59'56"E North: 161,424.3657' Segment# 7: Line Course: SI 0 26'21 "W North: 161,349.3494' Prepared by: AXIS SURVEY & MAPPING 15241 NE 90TH ST East: 1,302,796.8947' Length: 60.00' East: 1,302,795.3878' Length: 149.93' East: 1,302,645.4578' Length: 120.04' East: 1,302,648.4727' Length: 217.39' East: 1,302,865.8627' Length: 15.00' East: 1,302,866.2390' Length: 12.57' East: 1,302,878.8090' Length: 75.04' East: 1,302,876.9243' ·---------···-- ~---... ft:' .. . ' ~-~-,,.. • il. -~ .... fvlAR :)8 2Ji5 c·· . - • Segment# 8: Line Course: N89°59'56"W North: 161,349.3510' Perimeter: 729.99' Error Closure: 0.0004 Error North : 0.0000 I Precision I: 1,825,000.00 • Length: 80.03' East: 1,302,796.8943' Area: 22,983.56Sq.Ft. Course: N88°33'42"W East: -0.00044 • Parcel Name: SP -ROW DEDICATION North: 161,349.3496' Segment# 1 : Line Course: N 1 °26'21 "E North: 161,409.3707' Segment# 2: Line Course: N89°59'56"W North: 161,409.3707' Segment# 3: Line Course: NI 0 26'15"E North: 161,424.3660' Segment# 4: Line Course: S89°59'56"E North: 161,424.3657' Segment# 5: Line Course: S 1 °26'2 l "W North: 161,349.3494' Segment# 6: Line Course: N89°59'56"W North: 161,349.3496' Perimeter: 175.22' Error Closure: 0.0004 Error North : 0.00001 Precision 1: 438,050.00 • East: 1,302,864.4160' Length: 60.04' East: 1,302,865.9239' Length: 0.07' East: 1,302,865.8539' Length: 15.00' East: 1,302,866.2302' Length: 12.57' East: 1,302,878.8002' Length: 75.04' East: 1,302,876.9156' Length: 12.50' East: 1,302,864.4156' Area: 938.99Sq.Ft. Course: N88°33'42"W East: -0. 00044 • Parcel Name: SP-LOT-A North:161,409.3738' Segment# 1: Line Course: S 1 °26'21 "W North: 161,289.3717' Segment# 2: Line Course: N89°59'56"W North: 161,289.3728' Segment# 3: Line Course: N 1 °26'21 "E North: 161,409.3749' Segment# 4: Line Course: S89°59'56"E North: 161,409.3738' Perimeter: 355.12' Error Closure: 0.0000 Error North : 0.00000 Precision 1: 355,120,000.00 • East: 1,302,705.9912' Length: 120.04' East: 1,302,702.9764' Length: 57.52' East: 1,302,645.4564' Length: 120.04' East: 1,302,648.4712' Length: 57.52' East: 1,302,705.9912' Area: 6,902.30Sq.Ft. Course: N0°00'00"E East: 0.00000 • Parcel Name: SP-LOT-8 North:161,409.3727' Segment# I: Line Course: SI 0 26'2 l "W North: 161,289.3706' Segment# 2: Line Course: N89°59'56"W North: 161,289.3717' Segment# 3: Line Course: NI 0 26'2 l "E North: 161,409.3738' Segment# 4: Line Course: S89°59'56"E North: 161,409.3727' Perimeter: 355.12' Error Closure: 0.0000 Error North : 0.00000 Precision I: 355,120,000.00 • East: 1,302,763.5094' Length: 120.04' East: 1,302,760.4945' Length: 57.52' East: 1,302,702.9745' Length: 120.04' East: 1,302,705.9894' Length: 57.52' East: 1,302,763.5094' Area: 6,902.30Sq.Ft. Course: N0°00'00"E East: 0.00000 r • Parcel Name: SP-LOT-C North: 161,349.3509' Segment# 1: Line Course: SI 0 26'2 I "W North: 161,289.3699' Segment# 2: Line Course: N89°59'56"W North: 161,289.3705' Segment# 3: Line Course: NI 0 26'2 l "E North: 161,409.3727' Segment# 4: Line Course: S89°59'56"E North: 161,409.3707' Segment# 5: Line Course: SI 0 26'21 "W North: 161,349.3496' Segment# 6: Line Course: N89°59'56"W North: 161,349.3509' Perimeter: 444.91' Error Closure: 0.0000 Error North : 0.00000 Precision I: 444,900,000.00 • East: 1,302,796.8947' Length: 60.00' East: 1,302,795.3878' Length: 34.89' East: 1,302,760.4978' Length: 120.04' East: 1,302,763.5127' Length: 102.41' East: 1,302,865.9227' Length: 60.04' East: 1,302,864.4147' Length: 67.52' East: 1,302,796.8947' Area: 8,239.97Sq.Ft. Course: N90°00'00"E East: 0.00000 ....... ' ---• • -------Renton® DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT AFFIDAVIT OF INSTALLATION OF PUBLIC OUTREACH SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Q '1 Ql:(p..A..Y) sworn on oath, deposes and says: being first duly 1. On the day of (VV+/L.Ll,\ 20-11..L, I installed _L public information sign(s) and plastic flyer box on the property located at ----l;~,_,.v:r.,_.__..~ ... ~ .... CsG:-=\.(,,_,_ _ __.S'-'i.ll.&....:~:__ ___ for the following project: /'6&""4>\ \o't~ !t,.J.e sr ~~ol-l l,eJ 2- Project Name Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs l~ackage. , Installer Signature ;i), ~" \\ 1111M1 IP SUBSCRIBE~~\_~~~ before me this--/-day of ~ , 20_/_. ~ " '"""""" ,,, ~~ :" #~s\ON ~_::,,, ~ 1 := ;:"_~ oiAb ~1 {1: ~ -----+-,,...f' -"--',cf----------------~ ~ 'TJ.. r-~ JO"'. c; ~ [8 _, _ t% ~ NOTARY PU UC in nd for the State of Washington, ,, ,,. l7Ln ~ (/)1 \ '°ua\.'c, j 0-2' E residing at --,-,P<~t'.-,.t/+J;.O.ff...,,e+------------- 1"'. ...... ,,, .:: -~ "Y..>/'1,,,B .. 19.:\~,,..§" A:.. E ,, ~ •• h11,"",,..... ~" .::: t ! I /;, 1 11 11 0,: WAS'<'~ ,#' My commission expires on ;z [ q Iv'.•;::',~--"··~--_-=.'.'\ 77'_,:, "-''111111""''''" , . < ) 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Outreach Sign Handout.docx r,,. ~-...... ~ ~-. ,'::::,~ ,-~e~_._Ol/2016 Pi.._· .. \, .... _, RECEIPT EG00050603 BILLING CONTACT CHARLES CONNER CHG SF LLC 12600 SE 38TH ST NE, SUITE 250 BELLEVUE, WA 98006 REFERENCE NUMBER FEE NAME LUA 16-000173 Technology Fee PLAN -Short Plat Fee LUA16-000173 PLAN -Modification Technology Fee Printed On: March 08, 2018 Prepared By: Clark Close • ---------Renton 0 TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment 1055 S Grady Way, Renton, WA 98057 Transaction Date: March 08, 2016 PAYMENT METHOD Chock #22454 Chock #22454 SUBTOTAL TOTAL Check #22469 Check #22469 SUBTOTAL TOTAL AMOUNT PAID $60.00 $2,000.00 $2,060.00 $2,oeo.OO $150.00 $4.50 $154.50 $154.50 Page 1 of 1