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HomeMy WebLinkAboutLUA-04-149CamWest West Coast LLC 9720 NE 120TH PL ste: 100 Kirkland, WA 98034 tel: (425) 825-1955 (owner) Jason Lee 5100 NE 3rd Street Renton, WA 98059 tel: 425-255-0696 (party of record) Updated: 06/26/06 \ -, PARTIES OF RECO'RD West Coast Property Prel-Plat LUA04-149, PP, ECF Sara Slatten CamWest 9720 NE 120TH PL ste: 100 Kirkland, WA 98034 tel: (425) 825-1955 (contact) Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: (425) 454-8690 (party of record) Tim Burkhardt 4827 197th Avenue E Bonney Lake, WA 98390 (party of record) (Page 1 of 1) I ! ~$~~~~~~~q~ ~ ~~ ~.n'~.~~ , .' '1 IrSSS':';Ii."Gf.i<j,O'",\,,"'''R """~\'~~'k'k' , .. ",' '98655~h ',,:'" ,'1:, ~,,~,~, fj~" ";'~;"B'" ',: ,.Y.,! > ,lJ!',f lO'~ ,Y ,ill ,z;G' " il: """,'1,<:, \;"::~~;~~;:'~i~~~~!!.0\;·f:·1.'··~:~~:~~i~~~~~~~~~~~-~~)~~~;1~e~,(~~¥;i~li~~~~~s~~~~~~ki;t.~~1t~{~~~~_c=;~~~1~f~~f~~~~~q~~:;:1{{~~:;::~~~9~ii;R t~';c~;;i~~~5!~'~i~~ i~~~t:1~;~ ~.,. "''J:J~";.",,,;;I,.::~~~~'''~ " .... ~t.,. .. ·,~~~.." ",J;'f:-:) .. :.r;} "7~':·":·:"""~ / .. ~ ... ;.; ............ .I, ;-;~ ,"/ ~ ~~;~I ,(; ... !··~~,~~:, .. :/'jlr~;i;.. \,;;,;i, .~, .. \ ....... t,.~··/!:t"""~",,~· "'f.,,-~ '\'~ ~.2 .. ,I.'{J;.'!>~~:r..:-~)<-<''?'i: .. l.:l. ';.!'!l1~t.' ~:~-" ,< .; . ,,-" > lOS0031 ~ U. 8. '_-Ga..TAG&: *~ ':;..,,;~ "~~1~ Tim Burkhardt 4827 19th Avenue E Bonney Lake, WA 98390 :(::,,·~~~; .. .b;:ic'i~U.{3 ttJ~0:":3;,,'::"-:; '.'~:Ji.:;~':U(~~'; ·~~li{l';Q;:I~3.;£.i~\':. !""!~)Q:'.i.':-.*;''!,:..:..!...ii...i i III. II U1II /. U,.1f It" .1111111" 1.,11,., II ,"flwl ::;'-' .>-::;'-:1.".;; r:''1,~ ~~~:~~:~<~f1*-¥~i~~;;;~~~1;'~~~~.~,.:~1.~ ",' ,.y.~,.,=,":::~-.; ... ~~--'ifi~~3~"J~:';i,ic September 11, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minntes APPLICANT/OWNER: PROJECT NAME: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: , PUBLIC HEARING: Cam West West Coast LLC 9720 NE 120th PI., Ste. 100 Kirkland, W A 98034 West Coast Preliminary Plat File No.: LUA 04-149, PP, ECF 4.925 NE 4th Street (between Field and Hoq1liam) Approval for a 60-10t subdivision of a 10.82- acre site intended for the development of single- family detached residences. DeVelopment Services Recommendation: Approve subject to conditions The Development Services Report was r~ceived by the Examiner on August 22, 2006. After revit:wing the DeVelopment Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the August 29, 2006 hearing. The legal record is recorded on CD. . ,',.' ... .,' ,. The hearing opened on Tuesday, August 29,2006, at approximately 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the Exhibit No.2: Site Data and Neighborhood original application, proof of posting, proof of Detail Map publication and other documentation pertinent to this project. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Preliminary Clearing and Grading Plan West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September II, 2006 Page 2 Exhibit No.5: Tree Inventory Plan Exhibit No.7: Preliminary Utility Plan Exhibit No.9: Boundary and Topographic Survey (north property) Exhibit No. 11: Zoning Map . Exhibit No. 13;. Aerial Photograph'of the" . Vicinity Exhibit No. 15: Proposed Condition 6 and Revised Condition 6 Exhibit No.6: Preliminary Drainage Con,Q-ol Plan . , ,. Exhibit No.8: Wetland Mitigation Plan , , Exhibit No. 10: Boundary and Topographic Survey (south property) Exhibit No. 12: Landscape Plan /Exhibit. No. 14::Zoning with 3 ,Plats • The hearing opened with a presentation of the staff report by Elizabeth Higgins, AICP, Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The request is for a subdivision of approximately 10.82 acres located in northeast Renton offNE 4th Street. The proposal is for a 60-10t subdivision of which 46 lots would be developed at a density of9.98 dulac in an R-IO zone and the R-8 zone located to the south would have a densitY of 5.58 dulac. The property is currently vacant. The property fronts on NE 4th Street and is adjacent to several developed subdivisions, the area to the west and east is proposed for additional subdivision. There are several new subdivisions south of NE 2nd Street that are currently being reviewed. There are two wetland areas; one on the west part of the property and one on the east side. These areas are proposed to be preserved in Native Growth Protection areas with buffers. Some buffer averaging will be required to create building lots, the applicant has agreed to a wetland mitigation plan in order to compensate for the averaging. , '. . AG~6te6linical Reporf'was sublnitted'ikt indicat'e"s th~propefty does not have any critical areas. The property slopes slightly from the northe,ast to southwest and the grading on site will be minimal. The property is heavily treed, mitigation will be required for the removal of protected trees. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), which included 6 mitigation measures. No appeals were filed. Several Comprehensive Plan elements are applicable to this project including Community Design Element, Environmental Element, Housing Element and Land Use Element. The development standards of both R-IO and R-8 code requirements will be met.' . Lots 12,24 and 28 are split by a zone line division. Wetlands were deducted from each of the zones and density was determined by the net area less the area of the wetlands for each zone. West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 3 -,-•. The·plan meets the development standards in terms of setbacks and building pads, however the landscape plan will need to be revised as it do~s,not meet code requirements in terms of the number of trees required for each lot, there is.no landscaping shown for NE 4th Street and the corwnon area labeled "open space". Th~re is a cul-de-sac in the southeast corner of the property, it has been requested that this be completed as an eventual through street to Hoquiam and then do half street improvement south to NE 2nd Street. The abutting plat th~t should b~ coming in soon would be able to participate in this improvement. '. A homeowner's association or maintenance agreement for all common improvements, including utility and access easements, wetland and buffer tracts was imposed. Traffic, Fire and Parks Mitigation Fees have been imposed on the project. The site is located within the Renton School District and it has been noted that they would be able to handle the; approximately 26 new students. ' .. The proposed development is, within the water service area of Water District 90. There was a question as to whether a Certificate of Water Availability had been made available. Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets. Individual side sewers will be required to be installed to serve the new lots. There are two larger storm drainage tracts, one in the R-IO zone and one in the R-8 zone. They are both on the west side of the plat. There is a small tract adjacent to the alley between Road B and Hoquiam. They have been sized to accommodate all potential runoff, some of the roof drains may be redirected into the wetlands. , , ' .. ..',' .'" , .' " th ,," ,', Sara Slatten,CamWestWestCoastLLC, 97-20NE120 Place, Ste. 100,Kir~aIJ.(I,.WA980}4 c1anfied that they were in agreement with conditions as set forth. She presented EXhibit 15, Proposed Condition 6 and Revised Condition 6. This new condition, in lieu of providing the frontage improvements along Hoquiam from south of Lot 32 to Lot 19 of the plat, they are trading off and providing the half-street improvements down to NE 2nd Street. The area in front of Wetland B is not required to have frontage improvements. Lot 12,24 and 28, the three lots referenced on the split zone, those lots were increased in size to adhere to the R-8 standards. The landscape plan will be revised, at this point it was intended to be somewhat conceptual in nature, the plan will be revised as soon as the fittal engineering plans are reviewed and received. . ."' '. ~ . . --. West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 4 The size of the community and the relative small lots associated with this project, an alley would create an enhanced streetscape with more homes without garages facing the street and be able to provide a variety of homes in this community. Ms. Higgins stated that there still will be buffering averaging, a couple of lots will be removed from the area that needs to be averaged. Part of this is due to the lots not being on a straight road and could not be a regular shape. In order to get a building pad it is necessary to edge into the 50-foot buffer in some places. Kayren Kittrick, Development Services Division stated that the alleys are required in the subdivision code. Development Services has b,een struggling with how to implement ~em. A safe turning radius off of 4th would be required. It appears that the end of the alley will be blocked off and access.will be denied to NE 4th Street. . Hoquiam south to NE 2nd,it is not necessary to have frontage improvements in front of the wetland. NE 2nd has become a much stronger road than ever anticipated, with so much construction going on in that area it will be rebuilt. Ms. Slatten confirmed that Water District 90 has issued a water availability certificate. The Examiner called for further testimony regarding this project. Tl)ere was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 9:56 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Cam West ~~st Coast LLC, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State .Environmental Policy Act (SEPA) t,: i .. dOC;urne!1tationand other p~rtjn.elJ.t.J:tI-ilterials$asepteiedinto tllerecord as Exhibit #1. ;.;: . 3. The Environmental Review Committee (ERe), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by.all departments with an interest in the matter. 5. The subject site is located at 4925 NE 4th Street. The subject site is located south ofNE 4th between Hoquiam Avenue on the east and Field Avenue on the wes.t. The subject site includes five underlying tax lots. A single family home has been removed leaving the site vacant. . .. 6. The map element of the Comprehensive Plan designates the area in which the subject site is' located as suitable for the development of medium density residential uses and single- family uses, but does not mandate such development without consideration of other '. West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 5 7. 8. 9. 10. 11. 12. 13. 14. 15. policies of the Plan. The subjecCsite falls into two comprehensive plan designations with the north, the portion of the subject site closer to the NE 4th Street arterial, designated for medium density residential uses while the south portion is designated for single family detached uses. The subject site is currently zoned R-I0 (multiple or single family -10 dwelling units/acre) and R-8 (Single Family - 8 dwelling units/acre). The northern 6.67 acres are zoned R-I0 while the southern 4.15 acres are zoned R-8. The subject site waS annexed to the City with the adoption of OrdinanceA760 enacted in . ~pril 1998. _.~t, ~':' • ."::.":,. ",:-' .. : .. :-." The subject site is approximately 10.82 acres or 471,319.2 square feet The subject site slopes downward toward its southwest coiner where wetland is located. The subject site contains two Category 2 wetlands. Wetland A, 56,950 square feet, is generally located along the western boundary of the subject site and extends off the site to the west. Wetland B, 6,823 square feet, is located along the east-central portion of the subject site and it extends off the site to the east. The applicant proposes buffering averaging to create more regular building lots. The submitted tree inventory indicates that there are approximately 281 protected trees, that is trees larger than 8 inches in caliper at 4.5 feet above grade. These protected trees contain a wide variety of species including cherry, maple, cedar, fir and hemlock. The applicant proposes removing all vegetation including significant trees from all areas of the site except for those in the protected wetlands and wetland buffer areas. Code requires that significant trees be replaced at no less than 25% of those removed or 70 trees meeting certain standards. The applicant proposes dividing the subject site into 60 separate lots and five tracts. Therew()ul51 be.46.1()ts developed-under the R-lOzoning found on the north portion of --·:the·;site·.afid14:1otS.'devetoped6rrtlie'.R~8;'·of$out~:Pp~§dofth~site;,;:if.ivetfa'~ts(the·. numbers have varied with plat redesign) would be provided for access,open space and stormwater deterition. The western wetland takes up a substantial portion of the southwest quadrant of the site. The eastern wetland intrudes linearly into the central portion of the eastern half of the subject site. Due to the location of these wetlands along the east and west margins of the site, the plat will be traversed by curving streets and will be divided into somewhat irregular blocks. Proposed Lots 12,24 and 28 straddle the line that divides the zoning between R-1O and R-8. These lots will meet the requirements of the R-8 Zone. The remaining lots be they in the R-1O or R-8 Zones will meet the standards oftheir respective zones for lot dimensions and setbacks. The plat will develop two main roads. Both roads will enterthe site at NE 4th Street at the north end ofthe site and run south and then east connecting to Hoquiam or Jericho. I West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 6 The applicant originally proposed thatthe southernmost roadway end in a cul-de-sac but staff recommended that it end at a regular intersection with Hoquiam. A portion of Hoquiam will be developed along the eastern edge of the site but will not be continuous due to the location of Wetland B. Since Code requires plats of20 lots or more to develop standard streets, the applicant will be required to develop Hoquiam along the eastern edge from south of the wetland to NE 2nd Street. The applicant will also be developing two alleys. One win Dlnnorth to south from 4th from near the center of the north property line providing access to the rear of Proposed Lots 41 to 60. This would create a third intersection with NE 4th Street and each one lot apart from the next. This may create turning conflicts along this major arterial street. Staff recommended that the north-south alley Jle re.~tri~.te4 to right-in ap.d right-o.lJ! ~s, 'QIe sec0I!.d alley would be an east to west alley just south :of the eastern half of the north property line providingacc~ss to Proposed Lots 33 and 40.' , , 16. If the cul-de-sac at the southeast comer of the plat is eliminated in favor of a regular intersection, Proposed Lots 16 and 19 would become comer lots and have to meet the larger standards for such lots. 17. Generally, wetland areas and steep slopes are protected by Native Growth Protection easements to make sure that preservation occurs and intrusions are kept to a minimum and staff noted this in their report at Page 17. 18. The density for the plat was calculated separately for each zoning category after subtracting acreage found in the wetlands (63,756 square feet) and dedicated to both public roads (90,831 square feet) and private roads (5,224 square feet). The R-I0 density would be 9.98 units per acre. The R-8 density would be 5.58 dwelling units per acre. The overall density was calculated at 8.4 dwelling units per acre. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 26 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. ' The deve~<?pineritwip increase traffic approximat~ly 10 trips per tinitor,approximate1y .' 600 trips for the 60 single-family homes. Approximately ten percent of the trips, or approximately 60 additional peak hour trips will be generated in the morning and evening. 21. Stormwater will be contained in three detention facilities with some clean stormwater used to recharge the existing wetlands. The stormwater detention tracts will require landscaping per code. There have been storm drainage problems in this area when it was under King County jurisdiction. The ERC imposed conditions on handling stormwater. 22. Sewer service will be provided by the City. Domestic water will be provided by Water District #90. CONCLUSIONS: .' West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 7 1. The proposed platappears to serve the public use and interest. While the applicant will be developing portions of what should be'wetland buffers"in the main both the wetlands , and buffers will be preserved and protected and as a tradeoff to allow reasonable lots to be developed, the applicant will be enlarging and improving other buffer areas. 2. The plat is designed to work with and around the wetlands on the site and with the site's split zoning. The applicant has created a modified street grid, system that has two intersecting curving streets providing access to the plat and its sixty lots. The plat has also accommodated the split zoning and both R-I0 and R-8 standards have been met in the design of the plat. The division of this site will create additional housing opportunities for those seeking both larger and sinaller detached'single-family,lots. Whilihnany of the significant trees wl11'be lost t'd'the' devdoprrierit'of60'l'ots;the applicant will be replanting approximately 70 trees to offset that loss. In addition, street trees and required landscaping will further restore the trees and vegetation lost to development. The applicant will have to comply with code landscaping requirements. 3. The development of new lots and housing will increase the tax base of the City. The mitigation fees imposed by the ERC will further offset impacts that this development will have on area roads, parks and general emergency services. 4. Staff will monitor the three intersections that this plat will be creating along NE 4th Street. The City will reserve the right to close off the alley's intersection with NE 4th if problems are encountered m'tha't area. In order to minimize potential problems, the alley will be limited to right turniIig movements both into and out of the alley. The applicant will have to provide appropriate turning radii on both sides of the alley. 5. The applicant shall comply with staffs recommendation to eliminate the cul-de-sac and create a full intersection with Hoquiam in order to allow both pedestrian and vehicle connections to roads and public facilities south and east of this plat and comply with the City's goals of creating a grid system. 6. The applicant shall create a Native Growth Protection eas~ment for the wetlands and t):leir ~;',·'d)tJtf'ers. " ", ,," ".-,' '" ,:,':.,;,"<'" ,:, ' "'",,' ': ~'" 7. In conclusion, the applicant has created a reasonable plat for this constrained 1 0 acre parcel and the City Council sQould approve the plat. RECOMMENDATION: The City Council should approve the 60-10t Preliminary Plat subject to the following conditions: 1. The applicant shall submit a Wetland Mitigation Plan to demonstrate how the approved buffer averaging would be mitigated in areas abutting the wetland buffers. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording the final plat. .' I West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 8 2. A revised conceptual landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to the issuance of building pennits, detailed landscape plans must be submitted and approved. 3. A homeowners association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4."; ·~T.he proposed alley intetsecting'NE 4th Stre~t shall he signed· for right tlnil in and right turn out only and a median sign shall be installed in NE 4th Street prohibiting a left turn into the alley from the westbound lanes ofNE 4th Street. The City shall retain the authority to close the alley to all turns at NE 4th Street. 5. The outside perimeter of the wetland buffer shall be fenced with a split-rail fence. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. 6. The cul-de-sac shown as the terminal point ofRoadB at the southeast corner of the Plat shall be replaced by a street that intersects R,oad B with Hoquiam Avenue NE and Hoquiam Avenue NE shall be completed with street improvements to the south as far as its intersection with NE 2nd Street except no improvement shall be required across Wetland B. 7. A Certificate of Water Availability from Water District 90 shall be submitted to Development Services Project Manager at the time of civil/utility construction review. 8. . A Native Growth Protection Easement shall be recorded to preserve the wetlands and their buffers and buffer averaged areas and shall be subject to r.eview and approval by the City... . , . 'c' , ,,, ~ • 9. Proposed Lots 16 and 19 shall comply with the lot size and setback requirements demanded of Corner Lots. ORDERED THIS 11 th day of September 2006 HEARING EXAMINER West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 9 TRANSMITTED THIS 11 th day of September 2006 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, W A 98055 Tim Burkhardt 4827 197th Avenue E Bonney Lake, W A 98390 Kayren Kittrick Development Services City of Renton Jason Lee 5100 NE 3rd Street Renton, W A 98059 Sara Slatten Cam West West Coast LLC 9720 NE 120th Place, Ste. 100 . Kirkland, W A 98034 Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation " '~.-~" .• ,,;;'; '.'f Jil _:"~<·r~-,-•• C",' ·~·i· _;~~.: ... ' ~:.,~.,,-' .. "rc" '····1203 114th Avenue SE Bellevue, W A 98004 TRANSMITTED THIS 11th day of September 2006 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex· Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development' S~rvices King County Journal Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division- Neil Watts, Development Services Janet Cohklin, Development Services Pursuant to Title N, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 25, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take furtheraction,as he deemS· proper. . --' . l,·· 1'. An appeal to the City Council is governed by Title N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., September 25, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You inay contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a I West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 10 land use decisiort-may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and . members of the City Council. All communicatiQns concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City CounciL . . :>., .. ' . ~ ... -'-~ . ~,,' 1" ~ ".~~ ... ~ _ ..... "."J.~ .• ~' Project Location: 4925 NE 4th Street (NE 4th St between Field and Hoquiam) * Note: -applicanr is the project proponent and applicant for the current land use action. References to future responsibilities of the -applicant-should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the project/property and not individuals. E6 .. 10 T23N R5E E 112 \ n SE I t _______ '--_--I PI. lJ n r£l '--' en ...- P-. ...c:: -+-' CD ..q. ~ SE 145th PI. G6 .. 22 T23N R5E E 112 15 T23N R5E. 11 e A·· ZONING .~+ :::::S'D!alNlCAL SBIlVICBS - - - -_ton av UmH,I EXHIBIT I May~. 2006 -to:28AM tA.t Sowe4 1JIr: ~ " " q . g a .- ~ (JJ ···::ti."'O •• , •• , ••• __ .~ :r>.i~ .. ~' ... ::~~ .. ~~::.:~ ;~.~~,'·!~;:r~:;:::. WEST COAST r-~~--------------------------~ • ..4 PREUMINARY PLAT MAP 4m CITY OF ~ RENTON WEST COAST PRELIMINARY PLAT PLAN @I . -;;. II f !i ~~ i ~I , I '!I' I.:,: ./ ie, . , ./ 1 I r~ /1 \.I/~ ,~t. ~ /, \~ 1 ' I '- \. ,I z !!! ;. CD m ?J '01 . !'1 ~ it ~.'''"'''""",!~:"-,,,'~:;,;.'':a'' 'IL' _.L.C.,-I'l' ... "-.... _" '_."1..' ~ J,,~:~~ '. \ /~' Site Development Associates. LtC .am. .... __ Ile ....... ~,.,.1 '.': ~/~' ;0:;." ;.,"::-: ;; }:/=.,~~~;;~i>_o ..... , . ;, ' -0\M.\\lfSl' V7lD HE IZOOt PL. s... '100 _ ...... ......--.... "-"-- '. EXHIBIT 3 ~ CITY OF ~ RENTON i;1'!'~=~~="---"""--:=>T;=.",.._=,.....,. t---.~----.---.-.. ----"-4r;;---;,."---- __ ~---~;~!t:~ ... ', .~'!'._: to" ..•.. ~_.: it ! q .. g a • :EB WEST COAST WETLAND MITIGATION PLAN WE8T COA8T WETLAND MlnGA nON PLAN i !~ ~~~~~ II: f ;~ III qCl!~~q ·t;t:io~~i . ~~'==i~ III IIICICI o"a:~ji"'e:8 II ~ EN~'" l;i!III~ II t: S::t;~ \ , '-. QW·WESr Z , 0 \ t72D ME 1 __ ....... #100 ---.. -,---- .~. EXHIBIT 8 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004. ' 2. The project shall comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -Level 2) a(ld water quality facilities. 3. The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south'terminus of the new Road 'B', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. T.he appli~nt shal~ pay the appropriate Parks Mitigation Fee based on $530.76 per new Single-family lot pnor to the recording of the final plat' / PARCEL 1523059231 ~ tf !~"""'" ~ ~~ . I II!!! I ' 1111111°*' I j l- I-W II) W c J: o tJ) u I-~ II: W > o o II [:)~ n 1-< .~ ~z ~..; u~ ~~ ~~ ~ ~! "" </l11 h "" ~~ I " II ~ ---,-- ~!! ~ ~ glltHt- t &- ~ ~I I I I I I Z ! SHEET INDEX '&:~ CONTROL PLAN BENCHMARKS: ORIGINAL 8M: CITY OF RENTON 8M , 1651, 3-'/2' TB~ -A TB~ - B gg~6~Jr:~R~~CS~'r~~C~T ~EK ON INTERSECTION OF NE. 4111 STREET(SE. 12Bth ST.)&: 140th AVE. SE. ELEV ... 398.55' SET RAILROAD SPIKE IN NORll-l FACE IN POWER POLE, SOUTH SIDE OF HE. 4th ST.(SE. 12Bth ST.) [LEV. --405.90' sET RAILROAD SPIKE IN NORTH FACE POWER POLE SOl/TH SlOE OF NE. 4th ST. ± 30 FEET EAST OF THE NORTHWEST CORNER OF SITE. ELEV. -398.91' REFERENCES: 1. PLAT OF WINDSONG DIV. 1 AS RECORDED IN VOL 194 OF PLATS, PAGES 80-83. UNDER RECORDING NO. 2000061200041", RECORDS OF KING COUNT'!'. WASHINGTON. MEIIIQ!M PLAT ~ORG\N PlACE AS RECORDED IN VOL 205 OF PLATS, PAGE 68, UNDER RECORDING NO. 20020228001891, RECORDS OF KING COUNTY. WASHINGTON. lMIlIM CITY OF RENTON (NAVO 88) LEGAL PESCRIPTION' e.BOEU; THE SOUTH HAlF OF Tl1E NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION IS, TOWNSHIP 23 NORTH, RANGE 5 EAST. W.~.: EXCEPT THE WEST JO FEET AND THE EAST JO FEET THEREOF; I'.OBOEU; THE NORTH HALF OF THE SOl/THWEST 1/4 OF THE NORTHWEST 1/4 OF THE ~~~~Elt':srOF;oSErrJN.Jg'T~~= J;3F~~%R~~:5 EAST. W.~.; AND EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 8705050923: ~ THE WEST 19 FEET OF THE EAST 150 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH. RANGE 5 EAST, W.~.: EXCEPT THE NORTH 42 FEET FOR COUtm' ROAD; ~ THE NORTHWEST 1/-4 OF THE NORTHWEST 1/4 Of THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.~.: EXCEPT THE EAST 150 fEET: EXCEPT THE WEST JO FEET; ANO EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING CDUtm' FOR ROAD, BY DEED RECORDED UNDER RECORDING NO. 57"8288: IlIIl<:<U; THE WEST 24 FEET OF THE WEST HAlF Of THE NORTHEAST 1/4 OF Tl1E ~~=E~.\~~H:E2"N~0~v:e:~lk450~~:~~EAST 1/4 OF EXCEPT THE NORTH -42 FEET Tl1EREOF CONVEYED TO KING COUtm' fOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. 56-40155: AND THE EAST 131 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF T11E NORTHEAST 1/4 OF SAID SECTION 15; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUtm' FOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. 58-40155: SITUATE IN THE CIT'!' OF RENTON. COUNTY OF KING, STATE OF WASHINCTOI NW1/4, NE1/4, SEC. 16, T. 23 N., R. 6 E., W.M. WEST COAST PRELIMINARY PLAT May 25, 2006 prepared for I~WE21 VICINITY MAP prepared by -~­~-~ Site Development Associates, LLC 16322 Bothell Way NE; Bothell. Washington 96011 Office: 425.486.6533 Fax: 425.486.6593 www.sdaengineers.com APPLICANT: ENGINEER: SURVEYOR: CamWeat Development, Inc. Sara Slattan 8720 NE 1201h PL, Suite #100 Kirkland, WA 8S034 Phone: (426) 826-1886 Site Development Aaaoolate., LLC Roger Ceall, P.E. 18322 Bolhell Way NE Bolhell. W A 88011 Phone: (428) 488-8683 Mead Gilman & A •• oclst •• Shane Barnaa, P. L. S. P.O. Box 288 Woodinville. WA 88072 Phone: (426) 488-1262 PROPERTY OWNER WEST COAST INVEST\4ENTS 4925 NE -4TH STREET RENTON. WA 98055 TAX PARCEL NUMBERS 152"089096 152"0890-40 152"089132 152J0590"9 152J089001 pROJECT STATISTICS ZONING: GROSS PROPERTY AREA: CRITICAL AREAS (WETlJ,NOS) PUBUC R/W AREAS: AllEYS: DRIVEWAY/ACCESS AREAS: NET PROJECT AREA (SF); NET PROJECT AREA (Ae): PROPOSED LOTS: PROPOSED DENSIT'( (UN~/Ae): ALLOWED DENSIT'( (UNITS/AC): ell!! piNG Srnw;KS' FRONT: GARAGE: REAR; INTERIOR SIDE: CORNER SIDE: 180,757 SF ::59,708 SF" 23.6975f o SF o SF 1011,315 SF 2.51 AC 1. 5.58 . ". ". 20' " ". 290,568 SF 24,048 SF 59,809 Sf 9,558 SF 1,580 SF 200.693 SF 4.81 AC .. 9.ge 10 10' 20' ,,' ,. 10' AECOMMENDED FOR APPROVAL ______ 001.: tsy: Oot.: 1.1)': Date: ! ~ ~ < ~ o'~ ~ 5~~~ ~ ~~~~ ~~Hh I I ! ~ I ~ill ·gn 3 •. Ii al! ~ III ~~ § lif~ ILl ~! • I]~n I-en <C o o I-en W ~ I-W W J: tJ) II: W > o o GN-1 SHEET 1 :<i1+H-H---1 , II I I I I • I loy 001. IOf 10 R:\Projects\ loa(Comwest)\002-04 (We"t Coost)\dwg\3heets\WC U01.dwg -Seale: 40 z < ...I 11. >-z ~ w :::i ..J CI i= w CI ::I < >-l-I!: a: < W :I: ~ :::E :::i W I!: 11. f ~~ ~i ~~ ;~ _~ ~n:: UQ:; l~ ~E ~ II ~ ~~ li~ ~ ." ~!I ~.l i' 1', ' , ~ I I" ",,,~ " :.," CONNECT TO:i(~ ~~ " EXIS11NG sEWER-· ~I~ , r' @LI:~:~] @ @ .@:-.@ /" / NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. \ ~~ r"1 .. ~"b::l--~" -.~~-.:'=~~;::-~~(~'.~~:~,;;;~ ",", ,,~ j , ,,,".---- I _.t_. -------M-~---1· -'-' . .,~J.:...."....",,".,,\ rl ____ ~~~ I '. /' I',' . '," I" ,. I '; . i r· ~ ,,~, ~, : \ \ ·1 f .' I' ,-, "".~,.. '. / I -.' II 'I"··~."·' " j~ ! i,1 o. ~ ® @ @ " ..... @ @ @ / • d .,. • " / I " .... / / @ f', ,:r : ~/; ~ 'J,~~" ~ "l' .... ,.:. ,., ~~~<~.~~ -:~, !\. ~\~ I' Ii :\'h' ~ \'1 .-' \'<' ..... '\ It, . , ~,e @ I. I ,I I' -, 1 -_-//>--->;->!r:;-~,,\ CONNECT TO@@®le"·i@··'·®'I'····I··· .. "-.--;-'-'-.-I} I. /. . c) • , ' 'I' I I 'I, I. EXISTlNGWATER \ ~I .• / ____ /"-. ",/. • .," ~'.'. :~~\'I ~~"l:, ~~ : I. II~I.III~II I 1 , .. , I.~(.· . . , ., • '", 'i I I ~""ST'NC , , _>:' .......... '.', ... , ...... l"1 I I: I " 'I "t ~" ~~ ;,'fi 'I~: " , " ""-lirr~'~!t( @ (~.'. '.; @ @. _ j ~ _~;:i<;,~"~;!/]:;;:<r:;:"~_:J]!-!:~>:;~)~_~'m:j~I: = ~~/j z I;'······!~"tf:~lr! /\:1 \ '. '. I . ',/i '£l,b,~;)';;;f\ 1 .jil.. :;, 8 '" ~~ ! ~~~ . Ii·~· I . ~~~~ ~ ~i~~ D~h8 !l !l ~ I ~i I .gp ~. ~ an §J ~ ~.Q~ ~ [I~n 0,2 .. It~~ ~ I-en « o () I-en W' ;: z < ...I 11. >-~ :::i i= ::I >-I!: < z i :::i '··W 'I!: "11. ~ . .I.'~~\:lr,,~~;., . --;,(.-.--_.-._..' ((~i lllllll' ! ('~li Iy~c' _ I:~-~~' ;.;:,; ... , I I, ~ J,~};1,ijjI1'f"\.. .. ""-'~?F~~ ,cO 40 zffi 40 : Dot.~. DR-1 , /. ,.,.. I c· 1'~40' I ~ R ;; :;J:' )"6, scale fe By; Scale: 40 z < ....I a.. z o ; i= c < o ~ (J i= I-_ r:l ~ iI c r..z 00 I-~z u~ t,i z < ....I I-W ~ ~o ~ o~ .DE 'E ~~ ~~ l~ 3E ~E fi au ~~ q~ PROJECT STATISTICS ZONING: GROSS PROPERTY AREA: cmTICAL AREAS (Wrn.AHOS) PUBUC RfW AREAS; PRr.tATE STREET AREAS: NET PROJECT AREA (SF): NET PROJECT AREA (Ae): PROPOSED LOTS: ~POSED DENSITY (UNITS/AC): ALLOWED OENSITY (UNITS!AC): BUll piNG SfIlWiKS' FRONT: GARAGE: REAR: INTERIOR SIDE: CORNER SIDE: WETL.ANQ R!JffER AVERAGING ~ BUFFER IMPACT ~ BUFFER IoImGATION I8S28888888I VIA AVERAGI NG iii" '-8 180,757 SF ,39,708 Sf 31,982 SF OSf 109,315 SF 2.51 1£ " 5.58 8 15' 20' 20' 5' 15' ~ 7,490 SF 7,528 SF R-10 290,568 SF 24,046 SF 62,524 Sf 3,644 SF 200,89JSF 4.61 AC " 9.98 >0 >0' 20' 15' 5' >0' ~ 354 SF WWtI1. @ LOT DESIGNATION ............... BUILDING SETBACK DISTANCE TD FARTHEST ACCESS POINT r, I ~, ;! :' i '. '\f § , :; ~:+::J, ~-' ~t:5A ""~ -~~ NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. ~~ rJ ""''' l3;"""j ~ Jo.,,-~ /'.1 <<\) ,--~ ~ ----.---~ ---'" /" ,..-"'<I).. . C;IMIiEL OI'I\!.: ". "-~E;.-/ ____ ' / , 2-~-> ::.-~--<~ r-~2T-~_~;;-.,.t " l Of~ \ '-[Ol,[c*l '-..5!I_ '--, ;--.... \ \ "-~. -......,." J:' .J -. ~ 0 I "- ./ I / / Nor;·1"·~r/ &'i7,9' / \~, I / I II "', I 1// ); ----r--,.,.~~/ ;:~ -·--------T--~---l- '" -\ -..... " !-l-/ ,cbB M / Ji~' . : ....... i> .. ,,": _~ __ fA Illig 1/ .\..... SHill .' I l/ ---t\----- ~:;) ~p, l~ ~ .. \ ........ ,,,/ I V n.'·· 'l'i. . [/ .,.... ...,., -" .. " / , . / I .. i91>1 ".\ ! ~ ~;H .~. I . ~~~~ 0 0 , j ~~i~" 5~~§ , t -c "r-'~ J I ~'ccfu ~IJ,- ! ,;~~; ~.;tJ::~;~t 'k~:: f~ • , ~~ t \I~;~~~~~~-; s ~ I 2i ! '8 p ~. ~ I r , .--:::.. -:::--:-.: '~:-~':':;E':"S -= LOTS 12, 24 AND 28 IoIEET LOT I REQUIREMENTS FOR R-8 ZONE zffi 40 40 '-.. 40' scale "', Deltl: "', "''' ao "', Deltl;': __ feet "', Oatl: _ lor c: I ~ m ~~ -.fr~ ~ III ~. ~ ~! ~ .~H I-en c( o o z < ....I a.. z o i= < ~ i= 2 10 ~ z < .... ... .... 0 I!: I-Z 0 .. " OJ « w 0 (!I () < .. Z OJ CC W I!: ~ CI > I!: < z :i ::::J w I!: ... 1j ;:'13 n ~~ ~~ ~U~ ~6 Iii ~~ :r.:Ib ~~ q~ ~ ,'. ~!I ~.i I il~~I"'ill~11 ~ 5 ~ i I e'" ;;~ I ~hl!~ rl ~~~~ : ~., I ";" , I ~i~~ I ~;ih"J 11 I ~;~2" I~ f~~~~ I ~ ~~~:~~ ~.~ I :;i:> "I" - '"I , \ ;; !; , i j ~~~ ! ~\! ~ I ;:~. I 4 ~~~~. " ~)~'l ~~ \).~ DETENTION AND WATER QUAlITY VAULT 2 NW1/4, NE1/4, SEC. 16, T. 23 N" R. 6 E., W.M, i," ~ . r Jj _ ''', .. , ",," F"'''] '---·_lJ·-,z /""-/ 1/ I ~<!tl"""'0=~....cuRM.~.--:::_ ~q_/ ___ --/ / / /\.-. ~'='" ~"~2~. --/ II. \ '-. "' ~ \ '-""""~", '''1 m / / 1,1 '\, / _ -.... "'" .-__ J .~ If/I q. . ~ \J__ "\, N OO'}R'~ f G~i;;"r / ~ /' ») -c_ -I"'" -.--------:.........:-·---1---·-.1.",----------------r------·' ---, I \, /./, ' ',,, \ ~ 1/ •• r ) / [',"" 1\ . '" I ~ I '-1-" ) !, ,( -:'i\' I \,.:;) /1 ~~ ~~"~ / I I '] ,,' , ..• ,';1 ~ .:~~ ,,, I ! '1 ' . . 'I \ ~~ S~;6 ;~~tl--" ,,, (\ ~: :-:<~\,,, \ ® <~"~ •• u~ I ~ @" I '''''J-/. ,)o""~ I ,,~', ~ ~ , \ \ " . ~.,,',' r ~~~~ I" ~, '\," @ "~ , )~. ' \ , .... c\~<J2 i ""-1 ~ ..... .; ':"~ ~\ CB TYPE 1 I I -, "'Ib.:tIVa:oio.,hH . " '-.., J I PROllKinON .~ " @ ./ -~~g.~ ~-~~{INC. 6-·fREEBoMD)~ \" -.. 3.0' WATER QUAlITY (INC. 6' SEDIMENT STOPAGI TOTAL INSIDE HEICHT_12,0' " " ~~ 3t~ @' /' ("""J!'",')' ,:'i,i I __ "'--\ ... ~\J,/ 1'/ ~~ "", ,/ i£, i~ o.:c.~~1 o· ~-~ CONTROL .'-~ ~Y~STRU']G' __ ~ )\~,'\~ . /\ , / \.'/\ / ., / ¥ ,~i @ . / ;0 I, ,', I / / --., '; '--':= :.-/~~ ___ y .' 8,,' -.. :'.: ".l.. ~·~I:; 1TCi "'1< J~ ~;~ ~::::.l :::; r( f;1~~~~: H I' 'U1f 'j:i; I )'''"" e " ;f ,,~l::, 'O~TYP( ~. ~~~~~~~~ ,/ 1.,.-......... 'I -, ·1,/ -----1 ... .--. '-1./ @ I I j./ ;;\ I' CONTRO': "~¥.i~~~~~~H~7i]~i' i: i i CBITYPE 1 STRUCTURE .... f:o-·!JVE·STORACE' (I/'ie. 6," FREEBOAAOt -,';,. ~ ',:1 II I~! / // 3.0' WATER·QUAUTY,'(INC: 6··SEI)I~ stOrE) I I, I g :~, , " ~' , /':-/'~T~~l::: : :?:7:H!:"~X'!13t~~~i(,:f7ll~) I~ ® 1 @,I @ ®F' '1«':[ I-«~ // -_____ ~, ~~ -.n •• , L 'I' ;. .:\-, Tj~''.',OC.'Ji \1,," CBITYPE 1 "') ~ ........ "" ...... .;;E 2 / -..... --../, / ~,t/~ '/ ..............• 1 ... ,,--;'-.... ~~\~:",' IV --:.._~::t 1'-} ~l ' , CB ___ -4 _.. CONTROL / ..... , /. • ."\. • ~ ./.. , • .. • _:':, ~:< ) r.r ',-co 1'f!>' 1 4J /~ .~---STRUCTURE -__ 1v< . , . , .• , ..• ,'/'i I'.:~, ~r:1 , 1111 I CB TYPE 1 , / \ / ~ :J;...r...... " .. . .. . .. . .. .. . '< .,.-~ I I:;, I I , ,~ ~ / ~ ~ -0 /<--.-." .. , ./ ... '~'~' , " ,,,-~, I "~" II I , W' -;. .... -~ -iii--_ '.--. .. • • .. • .. .. ... .. .. .. ~ .. ~ • \. .. f .. ~ n .. I :;::~" ~ "" ~~ / ' ~/ / '. :--~, , •• , , •• nYBoIioWTH ••• ~, • '\" ',~I 'I ."" lell I :;'O~" --~--/; 'f 11'/ .. • .... ·.<~ ...... ~P.ROTIIOl'lOl!iAR&A •• f··'..,,+··/f~II,;--'o I'" v~Q~~ -• 0 ."'-.-.";"" •• "" '" , • T1\AOT~ ••• -I' . ',' " ", I ~,'ri .1 1 I 'gU"" _CBTYPE1 \ '-" ;..---; ..... '" ~." .. ".' .. ' .. +." .. ".+ ·~·,,·.-_~.·.·.~~.·v-:;:-·.:.,.-_·''t·;../~/! '~II\ n:~ 1:1~1:~">1 ~,;!~~ '01'f!>" n' cb l'.,-) //:~~W!~VAULI~,,,,,,,,·,-,,,.·,,,r~)_ .. ,,,,.::...,, 'Jl'~>L'--'-::"-{ :~II \'f 1I1~~~1 "J';~ -,>":CL V/' \ r / .;9~T~=~~NC·6·f'R EloAR6)" " ... "." .................. " .... ---.'f/~1" .( -It ~,"; ('£~~ ~'"'' .', ...... .. 1'C<1),\<\. 0/ 0 ® '.'" 30' WAIT!< oUAu1\> iINC.,i·,s~'~{NT.STvRACI1 • , " , ~ Ie . I '/~.~ : / '\ 4'--L ~,\_J:J ",/ I " ". UY .1 ·,··.t·. "";'.'~I .'1 \ '-.." I \ 1/(" jOtA!, IN~ot~ElCtfT-l20. , • " ' " , • " • '~~. '''/~-,-"" / --1'\ \ . JI' ";~"I ./ .), SaJ';-' ..•• ".,.,. I' -(, .. ,B:: ....,-I" /':;0: I '\ I ",1£'" ./' • . :" .~, ';' .. >.,'J' '\ ~! II '. , " , . " . , . " , , ,," , " , . :.-... I / _...-, ~ --).,'): il '" a ~~~~~I .~r:.I·((::~ I _./~_~f-:-_·~~.,~.":~~-.::;~~.-=~-_·~~_\i __ !.. __ ,'_~w~_-=-____ =-~ ~~-= -.J.", 1',";~ .;: :J: AI \ '-~ ~ ~-~ ~ I '-I /" 'H'" '''l6>O'''' l I \~.=' ~, /'----' ~ ~ ;c.."~ L__ ;'~' \ 'v -.......... /1/ .. lJJ~¥d -< w of:_ rJ VI C-~_~=-=="'~ -=..~ ~ __ _ __ .:=-"'..:::-o //, ROOF RUN OfF FOR LOTS 1-15 SHALl BE En! ! ~ ~ c ~",~ i gm~. • .....<GI i I ~~ih ~I ~I ! ~ I ~i ! '-n t~ ai j ~ In E~ -~~~ . ~. ~ ~H II] ~~ ~ z < .... ... .... 0 l-I!: I-en Z c( 0 " 0 W 0 (!I < z l-CC I!: en CI W > -~. I!: < z i ::J w I!: .... :.......L:... ,----r·;.··~fr,@t~-,-2::-=-~'~~~-=-"~~~ _J7)1~ = -~~ci'; "', ... tl: 11:1[:., ~i! I ---.~ ~'-~---_..rf;' --7 DIREmy DISCHARGED INTO WETlAND A. RECOMMgNDED FOR APPROVAL, " d 1" J5rl·... ---.~-..... ~ --. f --LOTS AO.IACENT TO WETl..AND B SHAll BE ffi' . . ~ > .,.~~ .' ~(. ~ t-':; ~ ~~~; ::---DIREmy DISCHARGED INTO WETlAND 8. Ocrte: ___ '_, ; ~ii ~l::lt~; 1 \1 ~ --~ , ~ ,'=40' 40 Z 40 80 I: ~::~'~ ~ .. i',:" 0 ..t~ scale feet DR-1 SHEET 8 Of 10 ultW)lS O.IDS :~lUO:> "6~-Sl1l-!Ot ... to«lQ6 VIf. 'PUDPIJI>I oo~, 8lIns 'lei IOOt~ 3N OUG , ui 10 Ii 01. .. ' _ JS3:M..WYJ == " \ ** ~ ! I I I I / .. NV1d AI:I01N31\NI 331:11 .LSVO:l .LS3M 90/LO/£O ~'--"" .... it>"'" "" .... "''''''' NV1d AI:I01N31\NI 331:11. 'f't C\I 11D116 ~M·I'IIU08~NJ.DMlMUOIIrztvl I ___________________ ----j I ::>11 'selopossy luewdoleAeo ellS f-a:: Iii I!!J iii .lSVOO .lS.3M <!' ~ ,,"',. .~ , ----'---.. .ii a ., .l! a EB v N a ] v ~ " :... ! ~ ... :,. -~ -~-._---~-! !:IddV 3.lVO NOISIA3!:1 'ON ""'- NO.LN3:lI ~ dO illJ V .o.=.~ ""'- z < ...J 11. l-I-< OJ ...J c 11. 0 () >-l-II: OJ < .. z ;c :i ::::i w II: 11. .0 !~ t:;i§ n I-.~ ~~di -0:: ~::i U H '" ~J '" <111 h ·0 ~~ ~:I ~ I!!a ,Irl..lrl, ~ - ~ Ii; 1-1-1-1++--g t ~ I ~ :'ill III I I PROJECT STATISTICS ZONING: GROSS PROPERlY AREA: CRmCAI... AREAS (WETlANDS) PUBUC R/W AREAS: AlL£YS, DRIVEWAY /I>CCESS AREAS: NET PROJECT AREA (sr): NET PROJECT AREA (I>C): PROPOSED LOTS: PROPOSED DENSITY (UNITS/AC): ALLOWED DENSITY (UNITS/foC): Bun PINg SfTBAGKS· FRONT: GARAGE: REAR: INTERIOR SIDE: CORNER SIDE: I \ I I t "I" ~i :',! R-B 160,757 SF 39,706 SF 23,697 SF o SF o SF 109,315 SF 2.51 I>C 14 5,56 • lS' 20' 20' 5' ,,' :t~~ ~mf R-l0 290,568 SF 2-4,a-48SF 59,a09SF 9,556 SF l,saa SF 200,693 SF -4.611>C 46 9.98 10 10' 20' ,,' S' 10' WiEllil @ lOT DESIGNATION . BUILDING SE"T"BACK OIST~CE TO FARTHEST ACCESS POINT ~2\ NW1/4, NE1/4, SEC. 16, T. 23 N., R. 6 E., W.M. '~ 1_ "I o __ ~~::-"~:I---'. /r -_I / / , ,,.------=:o~'C.:',,A~;~(.:::.-o~~;;~-c;."~~~ I! 1/ ------~ ,/1 ~ \ \ ',l 'l (1,).,,,,.\:-')',,;"!' -,-~ ---, --~T --/ --",-r -, '1-'--:r----,,--- ---Y- , ", -'" I) I! Ir'I.·.t,·, 1\ /\ " " , '. / I,., ~ " i4b" iii 31ll ..........!1 I ! I' I J 'L\ -I . / 'I 'I' .'. ," / 'J' / II ~:I ~ ... ~ ~ . __ ~,,/ / / "~,, " ,I~. ~g.!i, ~"" " .p', 'v k"q,'T,,;, , ,,,';. ," ~~i'.~.i-}>"'::' .. \ ~I'~''-;~; :;~ .... \ ~DW.OAO~ PRO'l'BcTlON I TRillI'·' ,27.1", SF .\¥ ~ "'1.\'1 I' ,ill' I::: , \~)'" \ "?~"1 :,,' / i ;1 I ~;; I I --1- -" --:I 1 ~ / -" -:--:---1 i ,~;---\£,}; irr:~/J-C~ __ /</::":-:-?-~~-:! .j: :b,':~r, , ,'. '~'" • ;'" ,,' ,T 0 ., lll\i~' , / . ,c'.' _' • ' " • • :",-"'1 ~>"'~I hlirl-~~"I ,<' .:. ,'" '\: "1--"I 'WI tt,. ... 1 /. • ,. • .. " '~< I, ~ -__ @: __ ,,', . ", j -I!' I ' I _-• .,. ••••• ~ • I ',' ~ / J __ ~_ ': _ --,..-, I' '.','; ---. , ... -. ,'I,' ),--l " -. ',I, I / / .' '----' .... -:--: .. 'r. -:--:--... '. ~ .. ~ NAT1VB GROWTH .., \ • I' ~I 'i : i ! I' I ;: ~;: ';:''.:., ,,,', )~~~~~~:~:~~>::::::>:i~~~~·:J:::~:~1~~~-:--:lj~>~~:Yi ',.j I: tL l::: .~: 'i"~'! I •• ,. _ •••••. ";58;s,.'I"."':"~'" ),---~' ,I", }11~:OI ! \ I I •• " ••••••• ' , / °ffi I 0 I ,j , > I , .....,....."., 0' ',' .' '_{/ -;~ "i " , ' , 'I~ 'I .. I I • • •• ••.• ~ .... <II • _-< ~ /,,~ ...l.. - -~ ) " ,,'. ,'.', , • • -,..."., ,1'1.' J-~-0 I iii ;/ 1 I \) :' c;' 0 I ~ _ ~~L _~~,~~~:~ ~ ~~ ~ ~ ._:~J~._'~~~+~~~i: __ .:.1 __ ' _ :;::w_" _\ _--=-_____ ~ ~ ~I'~:j~ j I 844.1.3 ~ '\ f II U:. ;:;>/ ___ '~~~~~;'~'~ 0 I '. "_(~)l. 0·" • ,I RECOMMENDED FOR Ap~AO.¥AL ! Iii ~~ • , ~ i:~i ~ ~ ~~~~ ~ L> 5~~~ ~I ~I ! ~ i ~H 'gp ~. ~ :q ~ I] ~~ § _ o;f f ~ ~I ~ 111 ~~ ~ 11. < ~ :::E en I-< < ...J 0 11. 0 >-II: ~ < z en :i w ::::i == W II: 11. J :':1 1 <t:~~~':··lr(1)...IJ "-.::::7':::'---~'2. 24, AND 28 ~EET LOT BUILDING SETBACKS ADJACENT ;t;~~;;; \ ~ :o.~ REQUIREMENTS FOR R-B ZONE TO VAULT TRACTS SHALL BE 10' -' ..... : .. ~j. \ ," FOR WETl..AN0 ANO BUFFER "'- ______ Oate: ___ ""'~ I . SL-1 1 zffi By By SHEET ~~I~:',;~~~ ::.:, [-: IMPAC"ffi ANO MmCiATlON 40 40 B~ ' ..... ..:.'. I ",,~. SEE SHEEr 10 0:-.1 '-=40' !'!'!i~=l"!"""""""""""iiiii __ ;' ':~;. t _1'6 scale fe-' ~u 1-" "' Iu)': ~ ~ ~ ~ • , • • ~ § § ~ !! 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I ~ ~ "qj) ",' @,~ / <'i;"~'-;f;,·:;,,,--~' , 10 1" /'/20'A > " I I .. o . ~ 1 ~ § Ii t ~ ~ , ~ iI g " ~ ~ ~ ~ i ~ E ! .~ ~ & -~ i '--- 'll _ .. r ~i ~, Sl !,\ ie jj~ :~ W ~'!-9::1 Ol'. ~~ ~~ ~~ .; fH ~f !~ t" ~~ I o o c :; l:: » rii " Ix c, A". \ \. ~'>L "'* I', , ':, "',, ":,1 ~ " " I'a'/i",> \. ~;\~,/'''2<':'''~'''I@~''': 14*::H ',.-'.1 y .. \ ",' ,,,,, 'I '. ___ . ! I I " I "\0:\'41" 14~_' 0 C ' ~\ 2atr",-:.-,~~'-:2.~;~ '*-'~~.;-" \ "sI!211"~; ,I /~ 'o" 0.* I', "". __ -tRi\ ,0 C, ' I" W\,. _.--~ -'-_/ ~8"M 8"A _~----_ ~ 16'C~~ ~u ~~ ~ • o 'I "4"'('W~, V '., \ '~",' ~M,c' '~,", ' '~~ <0,' 1a"H ;g, 6 S ", \ 10 A '" " ,'""-~ \', 1~ ~'''i'46CW'~ ~J'c,,-,8\11 \ '\ .'IJ'fJ'", , ' , \ , \ ~~ , "'" "'x ~"', , , ,,~ 1 2 fI -li,'''''",''' "'.,*,-, ~ " , W't, """"""""""Ir"'~ ,. / '" '''' ,1ii".-"~,,, v 'v ___ -. '---, ,", , " ;.' /' __ --:; V" '>-,' "', , . . {> "'-;:C~,2" ".' -20 \ ... 20"~~. ~ '~" /,,~,,'%;, . 2}CW;~:r " "\\ /~\1;-:'~ ...... -.. \" \ -~,', "C7' ,--,,~ _ \ I' I , l ' 0, I ' ",,-" I ill ~ '" , < ' '\. I ii, /" Hl 1 \~=~---=_.;:...-=-~\'\L"/ ~ ~\ l,~ '----L.. ___ -J t" ' v 7' '--,:"<' -~~"""'=~-="--\')' ., \ __ ~ ~~~,' --.:-_ = ~¥. -_j,~ ,,I _ j ~~t,. r' .I~'B ",? ;.", ,!r-"og ~I ~ ~ WEST COAST DEVELOPMENT, RENTON WA TREE PRESERVATION AND REPLACEMENT PLAN 71§cr--- / --- ~<J> ::;!~ ;~~i ~e:; ~g~ ~ ~ :;Jr 16)!, I,) I "-' I @ 10"M I 14"':!r",' ":) , (,',A.j I I ~-- ( 1 \ \ I f / o FER CITy OF RENTON CODE. TUJO TREES WILL 6E PL.:lNTED IN FRONT 1 ARD OF EACI--I LOT U1I-IERE ONL Y ONE STReET TReE PER LOT IS PRoviDED, 4 SECOND TREE, REFRESENTED 6" TI .. ns SYMBOL WILL BE PROviDED. T~E LOCATIONS, FOR T~ESE TREES 15 DI~R~ATlC .:oND WILL BE ADJUSTED 64SEC: ON FINAL I-<OUSE. DRIVEWAY. WALI<WAT uND UTlLlTT PLANS_ TI .. JE5E TREES WILL BE 5ELECTED FROM PLANT SCI-IEDULE BELOW. STAKE TREE LOCATION. FOR. APPROvAL OF LOC.l'ION AND v..!RIEn" FRIOR. TO PLANTING: IN TUE COMMENTS COLUMN H./E UL TIMAlE ~EIClI.-lT )I UJIDTI-I 15 LISTED FOR TI-JE5E TREES 51.!i.KE TREE LOG.:!. liONS: FOR AF'FROVAL PRIOR TO PLANTI~ PLANT SCHEDULE FOR PLANTER STRIPS AND STREET FRONT AGE O~L-QU __ A_N_T'~_B_O_T_A_N_'C_A_L_N_A_M_E __________________ r-C_OMM ___ ON ___ N_A_M_E ______________ -T __ s_IZ_E ____ +c_OMM ___ E_N_T_s~ \' 5 ACER RJBRUM RED SUNSET "'ED SUNSET MAPLE '" CAL 10 AMELANCIER AUTUMN BRILLIANCE AUTUMN BRILLIANCE &ERvICEBERRT 7" CAL O~~~15~~=M~A6N~O=L~I~A~6~,~'L~IT=T~L=E~6~E=M~'------------~L~1T=T~LE~6~E~M~E~V~E=R6~RE==EN~M~AU~N~O~L~I~~-t~~C~A~L--+-~'5~',~~=,~, ~ O~~~8~~~M=A~LU~S~W~IN~TE~R~6~E~M~'----------------fW~IN~T~E~R~6~E~M~FL~0WE~~R~INU~~~R~A~e~A~p~PL~E~t-~~C~A~L~+_~2"~'~,'~5_' ~ O 4 FRUNUS '6ERRj' CASCADE 5t-I.OUJ FLOWERIN6 Ci-IERRY ::: ' CAL 25·)(2IZl' • f-----j---If-------+----l--------1 !5 OXYDENDRUM AR60REUM SOURUJOOD TREE '1 ' CAL 20')(150' (FOR 5EMI·5I-1ADED CONDITIONS, NORT!-I OR EAST SIDE OF I-lOU&ES) o 21 ARBUTU5 UNEDO COMPACT A COMPACT 5TRAWBERRY 6USl-l 2500 AReT05T AP1-4YLL05 UVA UR51 KINNIKINNICK MASSAC..:t.lSETTS 1 (:sAL 24" O.C. €Yf--~15~"~~C=~=AE~N~OM~E~L~E~S~J~E~T~T~R=A~IL~----------~D~W~A~RF~~~IT~E~F~L~0WE~R~INU~QU~IN~C~E~ __ _t--:~'~6=A~L--+3~O~'~'O~~~'~ ~ f--~I~I __ ~M~I5C~A~N~TI-I~U~S~6~RA~C~I~LL~IM~U~S~ __________ ~M~A~ID~E~N~6~RA~SS~ ______________ _t--:~'=6=A~L--+_----~ @ f---'2"OO=--j'-P"INU=S~Mc;:.="'O~PUM="'IL""O"'_ _______________ t'D~We: .. :cRF"-'M-"uc.=O"P"I",N==-" --------------t--.~' ~6= .. =_L __ +3~O~'~' O~,"'C~, ~ 0f--~1"'50"-, __ +P"O"-T"E"N"-T"IL"'L::-'-"A~B~Be:O~T'-'SWOO==D'-"'~=I"'TE=-'------~~='T=E-'-F=LOWE="'R"'I"'NC;"-'-PO=T"'EN"-T""L"'Lo:A'--____ + __ '~C.=:-"'·L~_t3"'O'-"-'O"'~'"'___i $f--~,=OO='~+PRUNU~~~S-'-~,,"T~'~~~RN~ON~--------------__j~M"-T~,V~E~RN~ON~Lo:A~U~RE~L ____________ +__':~C.~--'::L=--_~3"'O'_"_'O"'~~,___i (9 FRUNU5 L. 'OTTO LUYK,EN' OTTO LUYKEN LAUREL @f--~I~,"~-+RO~S~A~'C=:A~R~P~E~T~R~O~S~E~R"'E"'D~' __________ __j~RE~D-'C~A"'R"'P-'E~T~R~O~S~E~ ____________ f---"-'6=:~"'L~_t''''O'-''-'O'''~~'___i G1f--~"~-+V~I~BU~~~~P~,~T,~~~MM~ER~, ~5N~~~L~ .. ~K~E~ ____ -r~~~E~R~5N~~~~L=A~KE~V~IBU~RN~UM~ ____ _f_--'.~c.~-'-~, ---t-------1 PLANT QUANTITY AS INDICATED 0\'01 PL.::.N. OR A5 PER PLANT SCI-IEDULE, UJI.IICI-IEVER 15 6REATER NOTE, PLANT KINNIK.If\NICK IS" MINIMUM FROM PA'./ED 5UFC!FACE5 AND CUReS. PL~NT TREES A MINli"'iu."1 2cD' FROM STREET LlGI-ITS -0---0-----0---b' WOOD ESTATE FENCE ALONG N!:: 4th 5T, 5EE PLAN STREET TREE .j PLAi'-JTii'~G STRIP PLAN, TYPICAL :='LANTINC:: FL ___ ,A_I'-J_~ll5-1 ____ j (~ i":!0'-@" C 2 1& 3: CITY OF RENTON DEVELOPME!:I SERVI~ A-~O\ A. ¥A BY~~ ~~~ at~ 2V -3 t' / .;?c!5c:>q ';r -I -/ / / ~------------------------------------------------------------------------------~----------------------------------------------------~ REVISIONS BY 4-2-07 1"-29-08 19-3-08 Thil;t..tsc.rcpt",D~.all dInocnaionI~~o...--'_be foeldftriflCd. C:l1-I~ l"nd~c;ape Arc.hilSC:U 1417N(e011">:il S[ATTlL WA 3e!115 l£t[ 1%5n~3}~ ru 206526~61 ~ Z w :2 CL a -1 w > W o w ~ <C ~ (/) w -1 <C w 0::::: <{ 3: z o f-Z W 0::: f-Z W :2 (L o --l W > W o ~tn (/)<{ W O SU :2tn <Cw u3: DATE; SCALE; DRAWN; JOB; SHEET; 0::: f-(f) c:> z f--Z S (L ~z wS W(L 0::: f-c:> f-~ Wf-WZ O:::<{ f----l (f)(L 3-16-07 ON PLAN NB L 1.2 of 3 SHEETS 6 ACCESS ------BASKETBALL COUR, C -" .;., .~. ) .. ~ .. - ) .~ 7 ) TR.ACT 'E' LAi'iDSCil.P= FL_.A_· _N~~~~~_ 1",10'-0" > ,~~~ ~';§" <t -~,:CXJ c· ! o , , ... .:;. ) '. )1O ) ) -> -) U FLANT 5Cf.lEDULE FOR DETENTION TR"CT 4RE.t.5 0 eor ~ICAl... NAME N.=.t'1J; 51IE MAI.,US '5UC:o..1R r"rME' SUGAR n ME FLalER!NCa CFCABA~E ~ .. CAL :::':1,.,;: PINUS CONTOR1':' 5~PlNE h-" ~/I\~ 6) M~OI..lA 5H!LLAT":' STA~ MACiNOt.IA MUlll-SiEMFCRM I.....,.. ARC,:T05T.,l,pWYLL05 U'.fA U~I J(."""I<lf<.NICK. M ·C.;..!CIoIUe-ETT5 0 .c1~TU~ l6>IEDO <;;:OMPACTA COMP~T STK.o.u.eERRY eo5+-! • Me €l CQfi:<TLUSC~T":' UJE!HE~ I-IAZELNUT 'GAl. @ '00 C.AULTIooIERIA 51-1~LON SAL A!.. 'GAl- + MISCANTIol,/S 1"1O~INC:ILIc:;.' .. H' MAIDEN c.RASS 'GA<. El '" MTRICA CALIFORNIC.a. PACIFIC WAX MTR'TLE ~ u..a.t. @ OEMLE~IA CER.!I.SIF~15 INDIAN FLUM 'GAc * PANICUM v. ~loIe~ RED SWITQ.l ~ss • GAl. F ,. PloltLADELF'I-lJ5 MIN'ESOTA :.NCuFL~ MOC~ ORANGE 'GAl- e POTENTI!..L":' AeB01SWOOC U)..IITE ~ITE F=Lou.ERINCo FOTENTH .. !..A I GAl.. e RIBE5 S.4NC:IU1NE1.I'1 REO FLou.ERINCo C~T 2 GAl.. e ROSA Ql.ICsOSA ALeA UJ.OITE~AR05E .. RO~A l-EA~ T UJlLC' SEMI-DWARF ~ ~ G.:..L e ROSoA NUTlC.!NA NOOTK.Ao R05E : GAL 9 RUBUS SFEcr..:.eILIS SALMQNBERRT 2 GAL. e 15>1 V~CINIUM OV":'Tt.M EVERC:.R£EN ..vcKLEBERRY ~ '-AI.. 0 V1BURtol.M f" T. 5i,.MMER 5NOu.FLAK.E yjBU/ONJM SU"'MfR 5NOJ.FL.AI<,E 5C, ... L I(JroNIKlNNICIC. IS 1::) ee USEC TO INFILL AMc:t-IG ~S CL05ES TO FLAT AREAS A SIOEWALI(5 DJe 500 PREMILM OREesON R,'E c.RASS SOC, INST ..lLL DvER GIi:<ASSC:.R1D STSTEM PER M~..lCTURER·S SPeCIFICATIONS ::)Q SIMILAR PRODtJC;1 ~ INDIC.!i.TED 0'>1 PL~ _____ 4' C+-IAINLINK FENCE. &'.ACI(. vtNTL COATEC ~ ::~:I~=~~F~:ST:::~2~~U:~" 5FECIFICATI~5 SET LEVEL ~ PACIFIC OUTDOOR ~DUCTS PT_}& I.UOOD SEAT5lMETAL ~ TABLE V SET IN CO£RETE ;:OOTI~5 PE~ MAJ.l.FACTUR;"r=lS 5FECr.=ICATI0N5 SET LEVEL CCll"T1ENT5 REVISIONS BY -2-07 29-08 9-3-08 3-30-09 11Ulanokgpc:pIan;'~.u d~_~imaw __ bc Cocld,'a'lCICIl. G ... ol L6t"oG1~::6;:::e ~:::I"'.,t~Ctt 1417 N( 301" <;1 S(,UHf. W,A. 96115 lEU 106~n:!3~ rAi lO£~Z6~561 I- Z w 2 0... o --.J W > W o z o f--(f) Zz w« et:-.l 0.. L 1.3 of 4 SHEETS 6 CONSTRUCTION NOTeS FOR 4LL 4RE4S EXEMPT WETL4ND BUFFER, SEE S~eET us, -::ClNTR.1CTCR SI-lA!.!.. COMFLETEL"" F..!J"1ILl.1RIZE T~EM5EL vES WIT ... ,!-IE F~JECT .15 WELL. .15 ALL LNDE~ROUND UTILITIES PRIOR TO CONSTRUCTION ALI.. BEDS TO Be UJEED ~D DEBRIS FREE PRIOR TO SOH .. PREPARATION . ..lLL Sl-lRUe BEDS TO se 6" BELOW FINISI-oIED G.R.1DE TO ALLOW Fo.:<. TOPSOIl.. ':'NC! MlJLC .... LAu.N AREAS TO BE ~ .. BELOW uRADE TO ALLOW FOR TOP ~IL I..AU.N AREA WIT'" C:lR.l55GRID SYSTEM TO BE PREPARE PE~ DEl AIL BELOW OR N.iNl);:ACTU'i1E'S SPECIFlC.o.TION5 IN TI-lE FQOP05Et; $l-lFaIe AREA5 ON SITE AND L.AU.N AREA NOT A550CtATED UJITI-I c"RA55 GRID, .... DD 4" OF TOpee11.. MIX CONS-ISTINe:. OF :"/3 COMPOST .:1.NO 1/3 CO.!o.R5E 5~D MI/ OR Ea. TILL INTO TOP I'" OF e,15TlN(,. SOIL. R..lKE SMOOTI-l AND lIC!.~TL. 'r CO'1P":'CT. AL.50 CONFO~ TO GR.1CIJ'.jG PLAN AvOID OI5TLlReINC2 MAJOR ROOTS OF eXISTI",," TREES. ON TOP OF V.1UL. T PL.ANTINC> AReAS 5I-IALL BE eE~C .15 F05516LE TO CREATE DEEFER FLANTINU; AREA5. COORDINATE WIT'"' GENEFi1.~L. CONTFi1.~CTOR PLANT TREE5 PEFi1. DET~IL.·~ TIoI15 5,",EET, PL.~NT 5l-lFi1.UB5 PEFi1. DETAIL. -:! TI-oI15 SIoIEET 6ACK.FIL.L. UJITI-I N~TIVE 501L. AS AMENDED ~eoVE, MUL.e,", BEDS WIT+-I ~"FINE 6ol.Rt<. W~TEQ. PLANTS IN UiEl!... CONTRol.CTQR 15 RE5PON516L.E FOR WATERI~ UNTil FINAL. ol.CCEPTANCE OF Ti-IEIR ~ MUL.C,", TO BE FREE OF Gol.RB.AGE AND WEED5.AND MAT NOT CONTAIN E ..... CE5SlvE !;i1E51N TANNIN, OR OTi-IER MATERI~l DETRIMENTAL. TO PLANT GROWTJ.-l GENTl' L.OO5EN ROOTe. OF CONT~INEQ STOCK TJ.-l~T 15 ROOT601.J-lD ~tOQ Te P~ANTING FERTILIZE u.IITI-oI 6E5T-!=,A<5 FERTiliZER. ol.VAIl. +-IORIZ",,", 425.e2e.s!:>!:>4 ONE PACKET PER 1 Gol.llON ~ PER 2 GAL, 3 PER 50 gtll, 14 FER TREE. EvENl'r SPACE PACI<S ARO\.HP ROOTe":'ll b-e" FROM 50Il SURFACE ALL PLANTS SI-IALL CONFORM TO AMERICAN 5TANDARD FOR NURSERl STOCK, ANLA PROviDE ONE YE..lR UJol.RRANT'r' STARTINCI FROM DATE OF FINAL ACCEPTANCE COORDIN.o\TE ALL ~ UJlTi--I GENERAL CONTR~TOR PL..!i.NT GROl.II'-lC'COvERS A MINIMUM Ie" FROM CONCRETE OR A$PI4Al T 5U~ACES LATC\JT TREE LOC..:l.TION.S FOR ..:l.PPROVAL PRIOR TO PLANTING! PlANTIN::o IN u..ETlAND eu=FER ~ALl FOL.LOUJ T!-lE DETAilS AND NOTES ON 5HEET 111'1 11 COORDINATE AL.L WORt<. WITi-I GENERAL CONTRACTOR FOR DRAINAC'sE IN FLANTINC. ARe..!l.5 ON TOP OF VAULTS ®GRASSROAD PAVERS 5ECTlc:N -- PIN IN PLACE PER MANUFACTURERS SPECIFICATION5 OOOL_ TUFt=TRACK FAVERS FILL CELL5 WIT ... 5CISoO COARSE 5..=..ND -CCMPOST MIX 7015>0 COARSE SAND -COMPOST MI>:' CO"'IPACTED 1/S' MINJS GRAVEL ROAD eASE -e INCI-IES IN 3' LIFTS Co-JFI""" G~vEl DEFTI-I UIITi-I 6EO-TECi-I ':'5 TO T:.IE ..:l.DEQU..!I.CT OF e" COMP..:l.CTED 5U6C:iRADE, IN5T..!LL ?Eli. MANLlFACTURO~:5 SPECIF'IC..!I.TIClN5 .lPPROvED ..!Il TE~ATE 156RA5'SPAvE2 5'r SoTEM. 5-r5TEM MUST eE FOR l-IEAVT TRUCK USE. 1":1'-0" ::..~i~II@~ -- WoodWalw/ --TOT TO 6E P.4CtFtC OUTOOOR ~f~ PM· 1"06. 1""\.il,t-"I-1!: V.ALLET.w.l. PI-IONE, 4~!1-"32·"OOO. / vERIFY DIMEN5iCN5 AND SAFETY ZQt-.!ES WITU M.!.NUFACiURER SEE TI-I15 SJ.-lEET FOR SPECIFIC FLAY TOTS, ATTACl-4ED TO v4JLT LID PER MANUFACTURER'S SFECIFICol.TIC'NS. COORDINATE ALL UJORK UJITi-J GENERAL CONTRACTOR ESPECIALLY TO NOT DAMAGE vAULT LID AND ANT PRE5TRES&ED RElf'o.FORCEMENT USED IN IT_ ALL WORt<. 15 TO BE DQo.IE FER MAl\lUFACTURE'S 5PECIFICATIONS ..wD PER !NOUSTRT STANDARD5 TO INSURE SAFETT ANO INTEGRIT'r· Of INSTALL..!I.TION ,---------ADJ.o.CENT CONCRETE OR C>:ARDEN eED ,---------0" WIDE CONCRETE CURB, SACK F'INIS"', 3,000 Fell CONCRETE II:" RADIUS AT TOF' EDC>:E, 2 !-lORIZONTAL REBAR -4, VERT. REBAR 24" O.c. REBAR TO i-JAVE -r' CLEAR FIBAR ~OO 5YSoTEM, 1:1" COMPACTED DEPTJ.-l MIN, INSTALL TERRAFLOW 'OCI "," DRAINS",' OC. UNDER FILTER FABRIC, SLOFE DRAIN AT I~ TO !-lEADER PIPE FIL TER FABRIC TO EXTEND UNDER ENTIRE AREA OF FI6AR mLJC;;~===-----DEPTIoi TO aE DETEFa'1INED BY I~ ... SLOPE UP TO OFF05ITE END OF &FACE, OPPOSITE END OF SPACE TO I-iAVE MINIMUM 12" COMPACTED DEFTI4 OF FI6AR INST.!.LL FIB.!.RMATS BENEATJ.-l FleAFe ~DER SU.IINC>:S AND AT Tl-!E END OF 5LIDES REQUIRED DEPTH OF F'IBAR TO BE MAQKEC ON ALL EQUIPMENT UFRI6i-JTS TO PRoviDE INDICATOR WHEN FI6AR NEEDS BE REDISTRIBUTED OR ADDITIONAL NEEDS TO 6E IMPOR:TED TERRAFLOUJ 100 b" DRAIN. SLOPING e I~ TYPICAL, C~ECT TO I4EAOER PIPE FIT Rl.N GRAVEL, COMPACT TO ~O!'''' SLOPE 5U~ACE AT I~. \ ~-----TOF OF vAULT '-------b" TERRAFLOIU 100 J.-lEADER DRAIN, UJITl-! TUX:; I" DIAMETER CLASS 200 ?'..-c OUTLETS CClNNECi TO NEAR BT CATCI-l e.!:.51N OR :? CT 6RAVEL 5uMF, COORDINATE T1415 CONNECTIOt-I WITI-I c>:ENEFUL CCNTRACTOR.. PROVIDE GALvANIZED WIRE ME5J..l RODENT SCREEN AT END OF PIPE A!..!.. EQUIPMENT, FISAR DFUtNAUE . .AND CURB5 TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS PL.!:.Y AREA WILL NEED ON C:rOING MAINTENANCE TO IN5URE FROPER'TT LEVEL 0;: SAFETY CD PLAY AREA SECTION j~ANTI~~=J TO BE 1;:' WIDER FOFiM 2" WATER eA51N TOP OF ROOT CROUN 6A~ MULCJ.-l FER 5PECIFICATION& KEEP MULCJ.-l 1·2" AWA"t-FROM SoTEM OF PLANT EXl5TlNU !;OIL DEEPl'C 5C..!~IFY AT 510E5 OF PLANT POCKET e.lCKFI!...L UJITi-J AMENDED NA TI'o""E &oIL AND FERTILIZER FER SPESIF'ICATIONS SET AT 1/2" 1-l16l-!ER Ti-JAN oJROI.I.N IN NURSERT FIRM BACKFILL IN PLACE AND WATER IN UJELl i;...lAN ROOTS..!!.LL FOR 5i-JRU65 AND 8" l1JIOER i;.JAN ROQiSALL FOR GROUNDCOvER5 DEF'TI-I TO BE SAME AS ROOT8ALL OR: J:?" UJl-IICU EvER 15 GREATER CD ;E~~;:B PLANTING DETAIL (i) I" IJJIDE SOFT Fi1.UeSER Ci-IAIN LOO< TREE TIE WR:AP ARCiUND E ACI-I 5 TAKE AND TREE LEAVE 1/2" .CiAF BETWEE.N TI-IE C ... ..!I.INLOC< AN::;' TIJE TREE 2'· DIA. 5T A.<E5 5T.iKE CiUT51CE Of' ROOT6ALL LA -rER OF MUlCIJ FORM r WATERING SA501N AROUND TREE FEEL BURL..!I.P B..lCK FROM TOP OF ~OO.7~'::':"l B..!I.O<FILL PER Fl.!.NT NOTES Pl.Al>.li PIT TO BE ~ TIMES .!.5 WIC·E '::'5 ~OTe..lLL PlANT PIT TO BE So..!l.ME DEPT;..! A5 ~--o7eALL SET AT I" ..!I.60vE C.ro;::":'OE A5 GR.C'"J.N IN NUO:;;::SER' TReE 5T LlKii'lG DETLliL ------ REVISIONS BY 4-2-m 29-07 9-3-08 This .... pbnu.~, .. 1 ~_~im_a.dll1USlbc rlddvc:ri(kd. C:.l-!A L.oIInd6Cdps Arc:.hilec:.u ,.17 N[ 80!" SI. S[,IIITll£. WA. <;tel 15 lEU 106~n,1J}.1 r,lllx 200~]6.~661 f--- Z w :2 CL o -.J W > W o W f---« f--- (f) W -.J « w 0:::: f--- (f) w 5: :2 « U (f) W f-o Z «Z 3:0 f-Zu O~ f-o::: Zf- W(f) o:::z o f--U Z WO 2Z 0...« g(f) W---1 >« Wf-ow o f- (f)W «0... 0« UU (f) f-O (f)Z W« 3:---1 DATE: 3-16-07 SCALE: ON PLAN pD",RA=WN=,,-: ____ N!!_ JOB: SHEET: L 1.4 ~ ____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ --l of 5 SHEETS 6 E- f- UJ o 0:::: ~) w z (j\\-~T:-R=-A--=C=-T~'G=-' -=L~A~N--=D=--=-S~C~A~P--=E=-:..P--=L=-,~_.'\ _N_IliIL-_---" ~) 1":16'-0" " '. 32 ~ \ \ \ I;' / > > ) ,\ 7 .) ~" > ) .. ~ 7 .. " ) ~, / ) .) IRRIGATION SCHEDULE STM ITEM @ RAIN8IRO l6OC-1S ® RAINBIRC leoo·l1 @ RAINeIRC 1800·10 RAINeIRC 1500-0a RAIN!3IRD leoo-1555T RAINeIRO laoo-ISEST 11' e' .' C:lPM • }5 p.'. FULL. .... e.:.p 1bO 1.&0 '" '" .0' o RAIN61RO I.soc: -WITI-l I~O: eU6Bt..ER >-lEAD .~ RAIN61RC 1600 pop-up SF'I=<: .. n I-lEAPS. 180'" FOR L.AUN AREAS. 1&06 FOR SI-IRlJ6 .:.REAS uS£: 'VAN" (VARIAeLE ARC. NOZZL.ES) tlJl.JERE NECESSARY R.;1lNSlRO 4" pop-up STREAM QOTOR:'. NOZ:LE ':'I!E INDICATED IN S'rM6OL @I1i]l€}l RAINeI~ T·~·pC-T12 S WATER METER (1"', 51' OT~ER5, WITI-l 1"' &ERVICE LINE. 6T OTI-lER:5 I:8J TIE-IN ~ 31"'-FE6CO &50 DOJBLE CI-lEC+c:. ' .... .:.LVE (DCv) .. RAINBIRO 33DRC QUICIC COUFL.EfO< [£J CONTROL.I.ERS. l-ILNTER Svc eATTER"'r' OPERATED CONTROLLER5 TUJO -FOUR 5TATION CONTROL.LER. MU5T REPLACE AC SOL.ENOID OF VAL.VES UJITI-I DC 50LENOIOS. ':Iv SATTER'r OPERATED. CI-IANCioE BATTERY YEARL T, CONTROL.L.ER sm; IN VAL. vE eo ...... UJIT'" VAL. YES. 51ZE vAL.. vE BOX ACCORCINGL. T. VALyVE 51ZE CONTROLLER IS WATER PROOF, SEE UW,U.l-UNTERINDUSTRlE&.cCM FOR MORE AL. E ~ I\'oFOR'"'lATION AVAILAet.E i-IORIZON IRRIC.ATION IN IC!~AND. 4J~-828·4S.~~, v ,~V , •• ' "A'Ne'''' F<>A SER'" ELECTRC>I,e "AL YE. '-" LOCATE VAL.vES Toc.ETI-4ER: IN 5+-IRUB BEDS ~RE P05SIBLE --CL. ~"" py.c. LATERAL L.INE. COORDINATE DEPTI-I WlTi-I C.ENERAL CONTRACTOR INTENT OF 5'rSTEM 15 TO eE TEMPORART. SEE P!PE SIZINl::"2 CI-l..:l.RT, TI-4IS PAC2E , , -5Ci-I. ~o P.V,C, MAINliNE. COORPIN..:.TE DEPT!-I WlTI-I GENERAL. CONTRACTOR. INTENT OF STSTEM 15 TO SE TEMPORARY. SEE PIPE SIZI~ CI-IART TI-l15 PA.CJE - - - - - - - -5C1-l. 40 PvC. 5lEEve. SIZE TWICE DIAMETER AS PIPE TRAvel INC. TI-lROl.ICoI-I IT ~ ________ SLEEVL~ 15 NOT 5MOUN ON PLAN. PROVIDE AS NECESSAR'T" VAL. vE5 IN AMETEI<. STD. BOX OR EG. UJlTI-l LOCI<INCI liDS F\..ACE 3" DEFTi-J OF FEA·c"RAvEL. BEL.OW IRRICsATION P..:l.RTS IN vAL \IE eoxES. LEAVINCJ 3" CLEAR U5E RAINSIRO TSJ 5WINCJ JOINTS TO C~CT !-lEADS TO lATERALS USE PRE55URE REDUCI~ VALVE eEFORE O.CY. IF OvER 10 P.5.1. PROviDE ONE EXTRA LOOP Of= WIRE TO END OF MAIN LINE PROviDE RA1NSIRD R5D 5ERIES R:AIN SENSOR OR EQU.o1L USE JOINT COMPOUND OR TEFLON TAPE UJlTI-I Ti-IREADED JO!NT5 IRRIGATION PLAN IS DIAC2~..lTIC. INSTAlL PER INDUSTRT AND MAN..IFACTU~R·S STANOARD5 ~ SFEC1FICATlOO5 AND FOi.LOUJIN::;. CODE& OF L.OC..ll JURISDICTION SET V..:l.L.vE eoxE5 IN sl-I~e SEDS LU-lERE POSSIBLE PROVIDE ONE 'rEAR GU..:l.RANTEE FOR SYSTEM PROVIDE AS BUILT ANC OFER..lTlONS MANUAl TO CUNER NOTE, AT Ol1.NERS OPTION..l LINE VOLTA6S CONTROL.LER CAN BE USED. WI-IICI-lEVER CONTROLLER 15 USED, A RAIN c..wc.e OR SIMIL.AR STSTEM MUST SE PART OF TI-lE CONTROLlER PACKAG:E. GENERAL IRRIGATION NOTES, CONTRACTOF<! S ... Al.L CCMPLETELY FAMILIARIZE T"'EMSEt.vES wn'" .il.LL. e .... ISOTING AND PROPOSED ITeMS ON SITE. INCLUDING eur NOT LIMITED TO W..lLLS p\"AN11NC.:S, RO':'05. UTIL.ITIES ~D C.RAD~. •. TI-fIS DE51GN 13 DIAGRAMMATIC. ALL PIPING. v':'L. '..-ES. ETC. SHOIJ..I'.I UJlTI-IIN PAveD AREAS ~ ON ADJACENT L.OTS 15 FOP;;: DE51CrN CL.ARIFIC..lTIQN ON!.." AND SI-IAL.L Be INST .!loLLED IN PLANTING AReAS IU-OERE POSSIBLE. A'/OID ~.,.. Cor-FUCT5 6E'u.EEN TI-IE SPRINKLER SY5TEM. PLANTI"""'..1ND ARCI-JITECTUR.l.L FEATURES. MINOR FIEL.D .4D.AJ5TMENT5 COULD Be NEeESSAR.,.· eASeD ON e;"-ISTINU ~D PROPOSED CONDITIONS. AVOID lU-lERE P055IBL.E OveR5FRA"T. AN.,. COt-FLICT5 BETII..EEN T!-IE DESIGNED PLAN AND ON SITE CCNDITIQNS, 6OT~ E>'15T~ AND PROPOSED. T~AT WILL NECES5ITATE A CI-l..lNG:E ORDER ~D BE BROUCoI-lT TO T~E ATTENTION OF TI-IE OUNER'S AUTI-lORIZED ~PRE&ENT.o1TlvE, IN HolE EVENT TI-l15 NOTIFICATION 15 NCT PERfORMED. TI-IE IRRIc".:.rIO'l CONT~CTOR SI-lAL.L. ASSUME FUL.L. ~SPONSlellin' FOR ':'NY REVISIONS NECE.5'So':'P\i:T. I~IC:.ATION CONTRACTOR ;'1-l':'L.L VERIF.,. WATER PREs::.uRE AND AVAIL.ABL.E uPM PRIOR TO CONSTRUCTION. REPORT AN.,.' DIFFERENCE 6ETUJEEN U)..IAT 15 NECESSARY TO INSTAlL. TI-lE DE51GNED FLAN AND E)o'ISTING CONDITIONS PRIOR TO CCNSTRUCTlo-I CONTRACTOR 15 RESPCN5IBL.E FOR ALL IRRIc"ArION SL.EE' .... ING 5LEEvl~ 15 NOT ~ ON F\..AN. INSTALL. AS NECES5ART FOR PROPOS£D SoT STEM IN5TALl ':'LL. PIFE MATERIAL.S AND EQUIPMENT AS 5i-1OUN IN DETAIL5. USE TEFL.ON TAPE OR TEFLON PIPE DOPE ON AL.L MAL.E PIPf TI-iREADS ON AL.L. SPRINKLER 5LUINU JOINT AND vAL.vE ASSEMBLIES. ..:l.LL. POP-UP TTPE S~NlQ.ER !-lEADS INST..:l.L.LED IN Si-I!"i'1Je OR G~D COVER AfO<EAS 5I-lAL.l BE INSTALlED 50 TI-lAT TI-IE TOP OF TI-lE 5PRlNitQER WEAD 15 1-ABOve FINIS!-I uRADE, 8. ALL. pop-up TTPE SPRINl<.LER I-IEADS INSTALL.EO IN L..!l.:J.N AREA5 5+-IAL.l BE INSTAL.LED 50 TI-IAT TI-lE TOP OF TI-IE SPRINKLER .... EADS ARE "'L.USI-! WIT!-I .!l.DJACENT S!DEWAL.IC OR CURB, 10, ALL 5PRINK.LER I-lEADS SI-IALL BE SET PERPENDICULAR TO FINIS .. C.RADE OF TI-IE AREA TO BE IRRtc.ATED l.J>.ILE55 OTl-lEfOalJISE DE51UNATED ON T .... e FL~o;. TI-IE IRRIGATION CONTRACTOR 5I-lALL ADJUST ALl SPRINKLER I-IEADS FOR OPTIMUM PE~RMANCE AND TO PRE'llENT OVERSPRAT ONTO WALK.S. IOieOADUJA'rS AND/OR eulL.DrN:::>o5 LU-lERE P05SIBlE. ADJUSTMENTS 5I-iOULD INCll.!DE TI-<e FLOW CONTROL .!l.T EACI-I V..:l.LVE TO OBTAIN TI-OE OPTIMUM OPERATING PRESSURE FOR EACI-l ZONE. !~. CONTRACTOR SI-l..:l.I..L INSTALL. S'r5TEM IN ACCORDANCE UJITI-l ALL APPLlCA6LE NATIONAL. STATE. AND LOCAl CODE5. eRII'G ANT Cet-FLICTS eETl1.EEN PLAN AND CODE TO ATTENTION OF OUNERS AUTI-4QRIZEO REPRESENTATIVE PRIOR TO CONSTRUCTION I'. IN u.ETL.AND 6lFFER MITIGATION AREA5. INTENT IS FOR IRRICoATION l-EADS TO BE DIRECTED TO WATER PROPOSED PLANTINl::"25 a.u... T. SEE 5!-IEET 11M 1J FOR PL.ANTINCi PLAN. SL.EEvlNCo ISo NOT 5+-IOU.N ON PlAN. PROviDE AS NECE55AR" C:.FM VALve SIZE 11&2 I" '0., " 10 18.3 , .. 14.~ 3,' e,' '.3 !3 lo:!!.3 '.3 , ... " ,,-~ ~/~" '3·14 r' !~-j~ J 1/4" ~~-)O II~" X'-so ;2" r' ,-14 182 " '" MAXIMUM PRESSURE L.OS-:; !N .ANT ONE ZONE 15 ~~ FROM vAL ve TO LAST !-lEAP IN ZONE, .o1DJU5T LINE 51ZE TO NEXT L.o1R6ER 51ZE IF NECE55AR"'r TO MINIMIZE PRESSURE LOSoS pVC MAINLINE SJZIN::;. Ct-IART 0-1 314'" 1-10 IO·la 11t4" ~·22 11/2" :?:?·3S, DRIP '" '" MUST ACCOUNT FOR AL.L DOUN STREAM vAL vE5 ~N U51Nc" T...l15 CI-lART ___ -,--,:PPROXIMATE EXTEN 0, SHRUB ARE A TO BE 'RRIGA TEO IN I3UFFER, - ~" -' REVISIONS BY nu.landKapc"",w~aII ~_~..wI_bc rlCld¥CrirlCd. 61-1A L.ard,cape ..!.rchllecu 1417tiEBOIt>St. S[AnlE. WA 98115 1!L( ?O!i52?2J34 fAX 106.~lf~~7 I- Z w :2 D- O --.J W > W o W I-« I- (J) W --.J « w cr:: I- (J) W S :2 « U Z o(/) I-z z« W-l et::o.... I--Z Zo w-2~ 0....0 0-........Jet:: wet:: > WI-Ou « I-et:: (/)1-« 00 UW -l 1-« (/)1-Ww sO DATE: 9-3-08 SCALE, ON PlAN JOB: __ ~ ___ _ SHEET: L 1.5 West Coast prelinary Plat Conditions of Development I-mmary) LUA04-149 PP, ECF Project Condition Source of When Compliance is Party Condition Required Responsible The applicant shall submit a Hearing Prior to final plat Applicant Wetland Mitigation Plan to Examiner recording. demonstrate how the approved Condition buffer averaging would be mitigated in areas abutting the wetland buffers. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. A revised conceptual landscape Hearing Prior to final plat Applicant plan shall be submitted to the Examiner recording. Development Services Project Condition Manager for review and approval. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. A homeowners association shall Hearing Prior to final plat Applicant be created concurrently with the Examiner recording. recording of the final plat in order Condition to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section. The proposed alley intersecting N E Hearing During construction / Applicant/ 4th Street shall be signed for right Examiner prior to final plat Contractor turn in and right turn out only and a Condition recording. median sign shall be installed in NE 4th St prohibiting a left turn into the alley from the westbound lanes of NE 4th St. The outside perimeter of the Hearing During construction / Applicant wetland buffer shall be fenced with Examiner prior to final plat a split-rail fence. Rear yards of Condition approval residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. A Certificate of Water Availability Hearing At the time of civil/utility Applicant from Water District 90 shall be Examiner construction review. submitted to Development Condition Services Project Manager. Notes West Coast preli~ry Plat Conditions of Development 'mmary) LUA04-149 PP,ECF Project Condition Source of When Compliance is Party Condition Required Responsible The cul-de-sac shown as the Hearing During construction! Applicant! terminal point of Road 6 at the Examiner prior to final plat Contractor southeast corner of the Plat shall Condition recording. be replaced by a street which intersects Road 6 with Hoquiam Avenue NE and Hoquiam Avenue NE shall be completed with street improvements to the south as far as its intersection with N E 2nd Street. A Native Growth Protection Hearing Prior to final plat Applicant Easement shall be recorded to Examiner recording. preserve the wetlands and their Condition buffers and buffer averaged areas and shall be subject to review and approval by the City Proposed Lots 16 and 19 shall Hearing Prior to final plat Applicant comply with the lot size and Examiner recording. setback requirements demanded Condition of Corner Lots. The applicant shall comply with the ERC During construction! Applicant recommendations included in the Mitigation prior to final plat geotechnical report, "Subsurface Measure recording. Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004 The project shall comply with the ERC Dur.ing construction! Applicant! 2005 King County Surface Water Mitigation prior to final plat Contractor Design Manual for both detention Measure recording. (Conservation Flow Control - Level 2) and water quality facilities The applicant shall provide half ERC During construction! Applicant! street improvements (Hoquiam Mitigation prior to final plat Contractor Avenue NE) between the south Measure recording. terminus of the new Road '6', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. The applicant shall pay the ERC Prior to the recording of Applicant appropriate Traffic Mitigation Fee Mitigation the final plat. based on $75.00 per each new Measure average daily trip associated with the project. Notes -West Coast preum!ry Plat Conditions of Development (Immary) LUA04-149 PP,ECF Project Condition Source of When Compliance is Party Condition Required Responsible Pay the appropriate Fire Mitigation ERC Prior to the recording of Applicant Fee based on a rate of $488.00 Mitigation the final plat. per new single-family lot. Measure Pay the appropriate Parks ERC Prior to the recording of Applicant Mitigation Fee based on $530.76 Mitigation the final plat per new single-family lot. Measure Haul hours are limited to 8:30 am Code During construction ApplicantiContrac to 3:30 pm Monday through Friday tor/Builder Construction hours are from 7:00 Code During construction ApplicantiContrac am to 8:00 pm Monday through tor/Builder Friday; Saturdays from 9:00 am to 8:00 pm and no work on Sundays The applicant shall retain 25% of Code Prior to recording of the Applicant protected trees; if protected trees final plat cannot be retained the replacement ratio is 1:1; 4 trees are to be retained and 66 to be replaced (min. 2" caliper at 4.5 ft. above grade). Notes •• From: Rocale Timmons To: Date: Subject: Bev Miller Stacy Tucker 4/2/2008 4:24:03 PM Party of Record Request 14109 SE 182nd Street Renton, WA 98058 206-229-2349 Can you please make her a party of record for the following files. LUA07-041 LUA07-012 LUA06-087 LUA07-032 LUA04-149 Thank you, Stacy. Rocale Timmons City of Renton Development Services 1055 S. Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us • Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98057 I 1111 U U I~U 4000048 CITY OF RENTON QCD 46.00 PAGE001 OF 005 02/04/2008 09:08 KING COUNTY, WA Please print or type information WASHINGTON STATE RECORDER'S Cover Sheet (RCW 65 04) Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. Quitclaim Deed 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page_ of document Grantor(s) (Last name first name, initials) 1. The Kenne~ , 2. , Additional names on page _ of document. Grantee(s) (Last name first, then first name and initials) 1. Cit~ of Renton , 2. , Additional names on page _ of document. Legal description (abbreviated: i.e. lot block, plat or section, township, range) Portion ofS 112 of the NW 114 of the NW 1/4 of the NE 1/4 of Section 15, Township 23 N, Range 5 E, W.M.; Portion ofN 112 of the SW 114 of Section 15, Township 23 N, Range 5 E, W.M. Additional legal is on page 3 of document. Assessor's Property Tax Parcel Account Number o Assessor Tax # not yet assigned 1523059039; 1523059001 The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some pare of the text on the original document. E2331213 02/04/2008 09:08 KING COUNTY, WA SATLAEX $10.00 $0.00 __ Signature of Requesting Party PAGE001 OF 001 Grantor: Grantee: QUITCLAIM DEED (to City of Renton) The Ke ney, a Washington non-profit corporation enton, a municipal corporation Reference Number(s) of Do cum en assigned or released: Additional reference numbers are on page_ N/A Abbrev. Legal Description: A p rtion of the S lil of the NW Yo of the NW Yo of the NE Yo of Section 5, Township 23 N, Range 5 E, W.M.; and A porti of the N lil of the SW Yo of Section 15, Township 23 N, Range 5E, W. Tax Account Number: The Kenney, a Washington non-pro t corportion, for and in consideration ofTen Dollars and other good and valuable consideration in h d paid, hereby conveys and quitclaims to the City of Renton, a municipal corporation, all of its inte~st in and to that real property situated in King County, Washington described on the attache legal description and depicted on the attached Exhibit, both of which are incorporated herein as if Jly set forth. GRANTOR'S SIGNA TURE DATED: By~~~~~~~~~+-______ __ Its Y1~~~~L...J"""'¥---+---:------ QUITCLAIM DEED WEST COAST-THE KENNEY Tl THE'CITY OF RENTON PAGE I STATE OF WASHINGTON ) ) s COUNTY OF KING ) I certify that I know or have satisfac ry evidence that s. llet1; V\ '" ~ hoel V is the person who appeared before me and aid person acknowledged that he/she signed this instrument, on oath stated that he/she was authorize to execute the instrument and acknowledged it as the t?(~">idi!!n+ 0 THE KENNEY, a Washington non-profit corporation, to be the free and voluntary act of such corpo tion for the uses and purposes mentioned in the instrument. ,~.A.K.~~ Print Name: 6(1', \ ~. 1c!.0-.~ c>ILb--. Residingat: ~"f"\~, ~~ My appointment expires: ~t ... ~C>-I, \ QUITCLAIM DEED WEST COAST-THE KENNEY TIlE CITY OF RENTON PAGE 2 ~\ • LEGAL DESCRIPTION THE EAST 30.00 FEET OF THE NOR H 207.00 FEET OF THE SOUTH HALF OF THE NORTHWEST QUARTER, OF THE NORTHWEST Q ARTER, OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 E T, W.M.; TOGETHER WITH THE EAST 30.00 EET OF THE SOUTH 122.00 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTIO 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. NORTH LINE OF HE \ I SOUTH HALF OF' I THE NW 1/4 Nw 1/4. NE 1/4 or SEC. 15-23-SE --r-1.---";~-I- T I 1--- LINE TABLE LINE LENGTH BEARING L1 30.01 L2 30.01 L3 30.01 L4 30.01 N 88·24'11- JOB NO. 040 EXHIBIT --_.-/ ~SOU-T-·H-lI-N..LE-O-F-T-HE~ NORTH HALF OF THE SW 1/4 NW 1/4 NE 1/4 OF SEC. 15-23-5E SCALE: 1 "=40) 12.} II/o=/- ~0 w !.Len 0!.L wO :z:. :::::l ........ .... -*~ NW1/4, NE1/4. SEC. 15, T. 23 N., R. 5 Eo. W.M. 'III Mead Gilman & Assoc. Professional Land Surveyors • ~ 1 PO. BOX 289. WOODINVILLE. WA 98072 PHONE: (425) 456-1252 F~: (425) 486-6108 1 , . January 14,2008 CAG: 06-069, Rainier Ave S, Hardie Ave SW & SW 27th StJStrander Blvd Funding, Sound Transit Vacation: Queen Ave NE, Newfourth, VAC-07-003 Utility: West Coast Preliminary Plat, Quitclaim Deed, Hoquiam Ave NE UNFINISHED BUSINESS Planning & Development Committee Planning: Development Regulations (Title IV) Docket Review Finance Committee Finance: Vouchers RESOLUTIONS AND ORDINANCES Resolution #3925 Plat: Cassidy Cove, NE 4th St, FP-07-115 Resolution #3926 Plat: Barbee Mill, Lake W A Blvd N, FP-07-109 • Renton City Council Minutes e Page 14 Transportation Systems Division recommended approval of an amendment to CAG-06-069, agreement with Sound Transit, to formalize revised commitments relative to the Rainier/Hardie Ave. Arterial Improvement Project and the Union Pacific Railroad Relocation Project. Council concur. Technical Services Division reported receipt of appraisal performed for the vacation of portion of Queen Ave. NE (formerly 128th Ave. SE), south ofNE 4th St., and requested Council accept the appraisal and set compensation at $7,000 for the right-of-way. (V AC-07-003; petitioner Newfourth, LLC) Council concur. J! Technical SerVices Division recommended acceptance of a quitclaim deed from The Kenny for additional Hoquiam Ave. NE right-of-way related to the West Coast Preliminary Plat (PP-04-149) due to an error in King County's records. Council concur. ""- MOVED BY PALMER, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Planning and Development Committee Chair Parker presented a report regarding the City Code Title IV (Development Regulations) docket. The Committee recommended concurrence in the staff recommendation to set a public hearing for 2/4/2008 on the following three items within the Title IV docket: 1) Housekeeping Amendments Group I 2) Animal Regulations 3) Center Downtown Code Amendments The Title IV docket referral will remain in Committee for further consideration. MOVED BY PARKER, SECONDED BY TAYLOR, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 267234 -268245 and seven wire transfers totaling $8,941,297.21; and approval of 258 Payroll Vouchers, two wire transfers, and 1,359 direct deposits totaling $4,416,247.72. MOVED BY PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The following resolutions were presented for reading and adoption: A resolution was read approving the Cassidy Cove Final Plat; approximately 68.05 acres located in the vicinitY ofNE 4th St. and Monroe Ave. NE. MOVED BY PARKER, SECONDED BY PALMER, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read approving the Barbee Mill Final Plat; approximately 22 acres located in the vicinity of Lake Washington Blvd. N., N. 40th PI., Williams Ave. N., and N. 42nd PI. MOVED BY PARKER, SECONDED BY TAYLOR, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for second and final reading and adoption: f' __ CITY OF RENTON COUNCIL AGENDA BILL I AI#: Submitting Data: PlanninglBuildinglPublic Works For Agenda of: January 14,2008 DeptiDivlBoard .. Technical Services Staff Contact. .... Karen McFarland, x7209 Agenda Status Consent. ............. X Subject: Public Hearing .. Acceptance of Quitclaim Deed for Additional Correspondence .. Hoquiam Ave NE Right-of-Way Ordinance ............. Resolution ............ Old Business ........ Exhibits: New Business ....... Issue paper Study Sessions ...... Quitclaim Deed Information ......... Map Exhibits (2) Chain of Title Recommended Action: Approvals: Council Concur Legal Dept. ...... . Finance Dept. .. .. Other .............. . Fiscal Impact: N/A Expenditure Required .. . Transfer/ Amendment. .... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project. SUMMARY OF ACTION: During staffs review of Cam West's West Coast Preliminary Plat (LUA-04-149), it was determined that there was an error in King County's records and that Cam West West Coast, LLC did not own the east 30 feet of two of the parcels included. This area is needed as right-of-way to create the extension of Hoquiam Ave NE required for CamWest's development. CamWest Development, Inc. has determined ownership for this 30-foot strip and obtained a quitclaim deed from The Kenney, the identified owner. In order for this strip to be developed as right-of-way, the City needs to accept The Kenney's quitclaim deed for this right-of-way, and authorize the Mayor and City Clerk to complete this real estate transaction. STAFF RECOMMENDATION: Accept the quitclaim deed from The Kenney for this right-of-way and authorize the Mayor and City Clerk to complete this real estate transaction. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0441\agbill1207.doc\KLMtp DATE: TO: PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT MEMORANDUM January 3,2008 Marcie Palmer, Council President Members of the Renton City Council VIA: J..-Denis Law, Mayor 5;?I ()l---Gregg zimmerm&i1iww Administrator FROM: STAFF CONTACT: SUBJECT: ISSUE: Karen McFarland, Engineering Specialist (ext. 7209) Quitclaim Deed for Hoquiam Ave NE Right-of-Way Does Council wish to accept a quitclaim deed from The Kenney for additional Hoquiam Ave NE right-of-way and authorize the Mayor and City Clerk to complete this real estate transaction? RECOMMENDATION: Accept the Quitclaim Deed from The Kenney for Hoquiam Ave NE right-of-way and authorize the Mayor and City Clerk to complete this real estate transaction. BACKGROUND SUMMARY: Marsha Martin, General Counsel for Cam West Development, LLC, has contacted City staff regarding the acquisition of a 30-foot strip of right-of-way associated with the development of Cam West's West Coast Preliminary Plat (LUA-04-149). On October 16, 2006, City Council granted approval of the West Coast Preliminary Plat. During staff's review of this preliminary plat, it was determined that there was an error in King County's records and that CamWest West Coast, LLC did not own the east 30 feet of two of the parcels included in the West Coast Preliminary Plat (Exhibit A, shown in pink). The area is needed as right-of-way to create the extension of Hoquiam Ave NE required for CamWest's development. Having retained the services of lawyers and title officers to resolve this issue, CamWest Development, LLC has determined ownership for this 30-foot strip and obtained a quitclaim deed from The Kenney, the identified owner. In order for this strip to be developed as right-of-way, the City needs to accept the quitclaim deed from The Kenney for this right-of-way and authorize the Mayor and City Clerk to complete this real estate transaction. The attached quitclaim deed (Exhibit B) is for the area depicted in blue in ., CounciVHoquiam Quitclaeeed January 3, 2008 Page 2 of2 Exhibit C. The area shown in green in Exhibit C is not included in the quitclaim deed as it is part of a wetland area. Since this area is a wetland, no road will be constructed in this 30 feet and it is not needed as right-of-way. CONCLUSION: During staff's review of Cam West's West Coast Preliminary Plat (LUA-04-149), it was determined that there was an error in King County's records and that Cam West West Coast, LLC did not own the east 30 feet of two of the parcels included. This area is needed as right-of-way to create the extension of Hoquiam Ave NE required for CamWest's development. CamWest Development, LLC has determined ownership for this 30-foot strip and obtained a quitclaim deed from The Kenney, the identified owner. In order for this strip to be developed as right-of-way, staff recommends that Council accept the quitclaim deed from The Kenney for this right-of-way and authorize the Mayor and City Clerk to complete this real estate transaction. cc: Jennifer Henning, Current Planning Manager Sonja Fesser, Engineering Specialist Jan Illian, Engineering Specialist File H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\044 l\issuepaperl 207. DOC\KLMtp WHEN RECORDED MAIL TO: CITY OF RENTON ATIN. KAREN McFARLAND lOSS SOUlH GRADY WAY ~.WA~805S QUII"CLAIM DEED (to City of Renton) Grantor: I he K ney, a Washington non-profit corpolation Grantee: City Of~enton, a municipal corporation Reference Number(s) ofDocwnen assigned or released: Additional reference numbers are on pagc_ N/A Abbrev .. Legal Description: A Ptrtion of the S ~ of the NW Y. of the NW Y. of the NE Y. of Section 5, Township 23 N, Range 5 E, W M; and A POlti of the N ~ of the SW Y. of Section 15, Iownship 23 N. Range 5E,W . IaxAccountNumber: 152305039; 1523059001 Ihe Kenney, a Washington non-pro Jt corportion, fOI and in consideration of I en Dollars and other good and valuable consideration in ~d paid, hereby conveys and quitclaims to the City of Renton, a municipal corporation, all of its inte t in and to that real property situated in King County. Washington desctibed on the attache legal description and depicted on the attached Exhibit, both of which are incorporated herein as if Ily set forth GRANlOR'S SIGNATURE fit corporation PAGEl srAIE OF WASHINGTON ) ) s COUNIY OF KING ) I certify that I know or have satisfac ory evidence that B. tle\l; '" '"~ n.e.t ~ is the person who appeared before me and said person acknowledged that be/sbe signed this instrument, on oath stated that be/she was authorize to execute the instrument and acknowledged it as the e(<,S4f'wrl" 0 THE KENNEY, a Wasbington non-profit corporation, to be the free and voluntary act of such corpo ation for the uses and purposes mentioned in the instrument . . ~A.¥\~f4- Print Name: 64.',\ ~. K6.±a.. ol(..c,.... Residingat: ~"t'\~, ~~ My appointment ~pire$: ~I-30-I, QUIT'ClAIM DllW WEST COAST-TlmKENNEYT mECfIYOFRENTON PAGE2 i lGAL DESCRIPTION I THE EAST 30 .. 00 FEET OF THE NORlIH 207 .. 00 FEET OF THE SOUTH HALF OF THE NORTHWEST QUARTER, OF THE NORTHWEST Qrll RTER, OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 E T, W.M.; TOGETHER WITH THE EAST 3000 EET OF TliE SOUTH 122.00 FEET OF THE NORTH HALF OF THE SOUTHWeST QUARTER OF SECTIO 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. EXHIBIT I ""'''' 'w' '" ~ 1., \ I ........ SOUTH HAlF OF I THE NW 1/4 NW 11/4. NE 1/4 OF" -L ~15-23-5EI -..... -:( ..., \ ~'" Zl .., ----:('1' -~ ~. T -<Ill;:) "-<II 0,,- wO 3~ . ... - I 1 ~SOUTH UNE Of' THE ~~ i '-. ~~ NORTH HALF OF J~J THE SW 1/4 NW 1/4 NE 1/4 Of' I l<'';' SEC. 15-23-5E ;"'1Il ~~ -SCALE: 1 "=40' p,,-J~ ~~'C.~ SH~~ , f(/~~~ -r it ~~' .. rot --.......... i ~~b l\ :.1-• ];1 \ i ~~~ I I ~ .~t~~ I -! elRES 51191~' -. I 12./II/o:f ! i NW1/4. NE1/4. SEC. 15, T. 23 N., R. 5 E., W,M, UNE TABLE IMI Mead Gilman & AsSOc. LINE LENGTH SEARING L1 30.01 N 88'22'10" Professional Land Surveyors L2 30,01 N 88'22.'10' L3 30.01 N 88'24'11" ~ ~ PO. BOX 289. WOODINVILLE. WA 98072 L4 3O.Q1 N 88'24'11" PHONE: (42:» 466-1252 FA)(: (425) 486-6108 JOB NO. ()4()!4 z .... " } ~ 0 til ~ <-Z OX 0 ()~ Iii~ 0 ...I ~Z ~ ~ Z 0 a:: N '; Ii: 0 :J: l r.:..Z ~ 00 0 >oE-< ~ u E-<Z ~ _Pi! Q. U~ ..... '" c: ;g ~ '5 m ..... '" c: 'c c: ~ i II ~ ~~ q a b ~i! • • i ~ ti ~ i;l ... to i i f ... I I i • 11,1 , IX Z Q. !t: ~ ~ ~ ... ~i:! !< ... ... 0 ., ., :: li li li ~ .;;", '. e ~ III z 0 iii U~ ~ IX EH Hi z z z ...... I;~~ Iii <> z CURVE TABlE CUIWE u:H8TH IWlIII8 DB.TA PC BfA. C1 423.29 275.00 88"11' 102+21.95 C2 61.06 325.00 10"45' 202+59.90 C3 396.29 225.00 0IT54'5S 206+29.59 C4 3.65 35.00 5'58'54 12+10.54 C5 15.93 35.00 26"04'36 12+92.71 C6 14.30 35.00 2.3"24'40 13+30.67 .. PTBfA. 106+45.24 203+20.96 210+25.88 12+14.19 13+08.64 1-'+44.97 " .. ~. NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M . . f : I. SEE SHEET 21 CON11NlJATION , '. " Dote: ___ _ ~ o o I-en w 3: z :5 Q. 0 .... ...I, 0 .... " a: ~ I-Z 0 0 0 0 ...I I-~ en w z 3= 0 N a: 0 IJ: ~ I iJ ~ -cao 5 OF 24 f~ \~ ,o,<:~:.,¥,,"," i~ 30 . ): ____ ::<;::--,";:1<"",,,,,,,- 1/ ". / tt'" ., ,. /. ~ I"~ .' 1 ~,)" " \i, , . I ,, ___ ..:;;';..1 ~~' <, :, s'n' ','.. / ,.. ----.;;;----------/ __ -n. , r.+. ':" ~~ "I~ ~ D •• lgn !IDZ Drawn ~ I &211112007 at. ~ 108-002-04 a Project No. \ ~' ij~i7& ",,'0 ~.'. ""'~4"i ""~ . ~<.,..,>~. C121,LtOO i I Site Development Associates, LLC 101 17 MaIn S1rMt; Bolhen. Washington 98011 '''M'''''«''H'''' __ <+''',''-'' __ <'''.,,,_~,,,,,,,,,,,,",,,,,,_,,,,,,,.-,""''''''''"' •• ''''''{<".,"">,,,,,,.,,,.,,,,,,,", . .,, •• ,, " OffIce: ~A86.6533 fa)c: ~M6.6593 www.sdaengIM«S.com , i > i. i,·;fl!. < \! f m,,,,~ I+-_ t 1 r . f ~""'" \ ! """ in,,'_ R"-T: J R-; I J i / ,~. <.',~ ,'/. ,':"1 >.., "',""., :':f:,;t~!~ R/W NOTE: TOPOGRAPHIC SURVEY SOUTH OF PROPERTY BOUNDARY WAS PROVIDED BY OTHER SOURCES. BECLAN HEIGHTS \ . (FUTUR,E DEVELOPMENT) ; N --- (' WEST COAST I--__ S_U_B_DI_V_I S_I_O_N __ ---11 I:~~ HOQUIAM ROW FIGURE 1 OF 1 -- --- Figure No. R:\Projects\ 1 08(Camwest)\002-04 (West Coast)\dwg\figures\Hoquiam ROW\WC_sI03.dwg • CHAIN OF TITLE WEST COAST PRELIMINARY PLAT Background Exhibit A, attached to this summary, depicts the CamWest property. A 30-foot wide strip of land abuts the eastern boundary ofthe CamWest West Coast Plat and separates access Roads A (NE 3rd Street) and B (NE 2nd PI.) from the public portion of Hoquiam Ave SE. The strip was once part of a larger parcel originally owned by Arthur Dresbach, who was apparently a resident of The Samuel and Jessie Kenney Presbyterian Home, now known as The Kenney, at the time of his death. Mr. Dresbach was in the process of selling portions of his land when he died. After he died, his estate sold off the remaining land owned by Mr. Dresbach and distributed the proceeds to his heirs. Mr. Dresbach left the bulk of his estate, including the residue, to The Kenney. In the conveyances Mr. Dresbach made while still alive, he retained ownership of certain strips of land to be used by his buyers for road purposes. These strips were excepted out when the property was conveyed. The estate continued that pattern. However, the estate never conveyed the road strips to anyone. The chain of title shows The Kenney was the last record owner of the forgotten strip through inheritance from Mr. Dresbach. A history of the relevant facts follows. Chain of Title In 1910, Arthur C. Dresbach bought the entire "Northwest Quarter of the Northeast Quarter of Section 15, Township 23, Range 5 East, W.M." ("Original Dresbach Property") from a man named Fredrick McKenzie, who had acquired this parcel from a man named Charles Smith. A copy of the county records which evidence both transfers and a map of this property are attached as Exhibit B. Dresbach's property included the Cam West property and other land. At the time of his death in 1933, Mr. Dresbach still owned the West Half of the Original Dresbach Property (the "Parcel"). A copy of the Inventory and Appraisement of Mr. Dresbach's estate from the King County probate records showing the Parcel as part of the estate is attached as Exhibit C. The title and probate records show that Mr. Dresbach's estate divided and sold the Parcel over an II-year period. In 1939, the executrix of Mr. Dresbach's estate sold a portion of the Parcel to L.C. Meissner. A copy of the county records which evidence the real estate contract and subsequent deed to Meissner and a map are attached as Exhibit D. Part of the land conveyed to Meissner was the "South Half' of the Northwest Quarter of the Northwest Quarter of the Northeast Quarter of Section 15. This portion is part of the Cam West property. This land, however, did not include the west 30 feet and the east 30 feet, which were excepted for roads. In 1944, the executrix of Mr. Dresbach's estate sold another portion of the Parcel to Lawrence and Mary Dole, husband and wife. This portion of the Parcel is also part of the CamWest property. Exhibit E is a copy of the county records, which evidences the transfer and a map. The portion conveyed to the Doles sits directly south of the portion that had been sold to Meissner, and is legally described as the North Half of the Southwest Quarter of the L:\LND-IO -PJats\0441 \Summary for City.doc\KMgd 1 Northwest Quarter of the Northeast Quarter of Section 15. Again, the county records show that the west 30 feet and the east 30 feet were excepted from the deed to the Doles for road purposes. Meissner later acquired the Doles' interest. A copy of the county records which evidence the transfer is attached as Exhibit F. In 1958, Meissner sold the portions of the Parcel it owned to Greenwood Memorial Park, Inc., which sold to Henry J. and Ada Balko in 1979. The Balkos sold the property (except a small area in the southwest corner) to West Coast Investments, Inc. in 1990. West Coast ultimately sold the property to Cam West. Copies of the deeds, which evidence these transfers, are attached as Exhibits G-J. The aforementioned east 30 feet of South Half of the Northwest Quarter, and the North Half of the Southwest Quarter of the Northwest Quarter of the Northeast Quarter of Section 15 (hereinafter referred to as the "forgotten road tract"), were never conveyed by the Dresbach estate. It appears from the probate records that the executrix was not aware that the forgotten road tract was still a part of the estate at the time of the final distribution. Attached as Exhibit K, is a copy of the Final Account and Petition for Distribution filed by the executrix. It does not mention the east 30 feet (or the west 30 feet). The last will and testament of Mr. Dresbach bequeathed most of his estate, including any property not then known or thereafter discovered, to The Samuel and Jessie Kenny Presbyterian Home (now known as The Kenny). A copy of Mr. Dresbach's last will and testament is attached as Exhibit L, as well as a copy of the probate court's Decree Approving Final Account of Distribution of Mr. Dresbach's estate which is attached as Exhibit M. Based upon this record (and absent claims of adverse possession by Cam West and its predecessors in interest), The Kenney would have record title to the west 30 feet of Hoquiam Avenue SE. Due to the location of wetlands between the Road A and B connection points to Hoquiam, we believe that only a portion of the strip is required for right-of-way. This would be the area abutting and north of Road A (NE 3rd Street), and the area abutting and south of Road B (NE 2nd Pl.). L:\LND-IO -Plats\0441 \Summary for City.doc\KMgd 2 Exhibit A NE 15-23-05 1iI ... ~ _ .. -...... .. --:::::-+ i I, Irr---'-tt-~m.'Jre~1-.:..:..Il.r--L.-L-.f--1.....J..,...1.--I \t----~:-=_:~-.. ...... ..aI i r-~~~~~~----J • . r.~::::::::::::-~.\;-----{ I . bJJ. I I ~~~-L ____ j;__ .l. \ Exhibit B ,., .. "2 i)' ~ ~ ~'" •• ~~ 1r \\ ; v' UlNa ' '2 J .-' /11 0;;0.' • ." •. PI IIMea ' .............. ' .......... O:Dre8'bMl . , ~ • • .It. '.a q ltn ex. alma alld acpa tbt .. &.tI 148ft ia BI .~. . , vi .' . ./ . tJ..~ . ----'fr"\ -=~ ---.:....:::::-- ~ -..... -~----.-.. -;:or.; .--. -.--.-. .-.. - NE 15-23-0511 + .-:::: I d .":-:!Ir-~~ 1h-~_'~'Cy'~,~I ___ 1,,~~, ~.~_~~~.~.~ 1 ~ ..-. .. - • Exhibit C WMH1NoTa. Nt, .•. I; f"!IniF,II:A1'TV OF K1NG f ,. . ." , ___ , n~~ .. $JGie1e~~~~,, __ .......... _ ..... . 6Iin, eMf) ,war" on b .. 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J.U\I_llt: Lo:. -j f' "* ,~. ~ i~p1.t:-... t."~:-+~l ;-..~:, :.;.~~'r9J : ~~1.~~"":.~ ~.>~:~~~,:; i~·4;~J: ... ~t~i1, ,:.,~~ .. : ··L'", :-:.r*Jst· :. ;;one I!qtiu,. . <-f :'f' ('~: ~ : • u..t Z; El/i. . ~~. :!1.tj. !"l'~olfl··.!rf' . t:; L!>t,"l : • p..,.'; ~,' !,fd,':; : "~n!~.. . 1 rtet :.~ ft·: :-f ;'..l~. !. ~.l;; t ';'-3:.! . .:.cn , .,:,. ~.~ 1 r' ::..:~p.r ·'heHCll..'t lP9 oouj)e ............ -....... ~...-.''''~ ...... -~ •• ,,,,-~ < ... '.,.. ... , :fh .. "e:l't1tl1S~te d4t 'in lal Go. t~7~ ~ ~JitiiH';~' ~"i'(!', ~.. ~ ,,' "~elly!;of 'UUil4f, d&Ud 'Oe't. ' • .,< . ~ , ~:".riiint.·1fo'. ' .. ",t~t '~lG.,." ... ~ ...•. ,~ 'Jj!lf.,~~ ~. , H-.... " Exhibit D " , ! , . • t t» acre. to '9ilto .PII1l1 apblll tl'n~ptJ., 4 .. polotldlAJtn 'l'h. Wi ot ~b -1-ot the -JI1i ot the NIi, ... to Ie W 30tt ~or roai • • Ad exoept t~ 00 J"oac! J At$O ~h.sr at tbe!it ~ of t!lellri ot the ~.elt thfJW 3Ot~ and thel 30 tt ., t!l~ toJ" 1'0..1d.; A!.UutO 16. tp23 tm fJ eWIl, . th. P.p1Hu.15 ot wb· fZOC)haa bee 11 ~ ac4bal l'dble .,aD ont~.i..tot .. JIG ooa loy 1 32, IUltilp4 wi thlllt ~ pa and1!lo 1na4 pa,c. Sf to Pl1alltau. and ...... 1Ihar hat beoome tl :1811011 }r ... and tel,p 111GB. tllon tuJ..tJ1,A. '1'0 b. 014 b,WD 8p aaewtot8 aUr1lJkb' t~e OJ" otbtnl.~:)te4.pr ... :~'1JDe 1~h'88 .. no. aDd torte:.ture,prY1alou XL ~.14 ~om'lrx ot tbe •• tot Utbul'O Dr'.baoh 480' L 0 .ella::..e:r ~~t 15 ~;bl I A SObele1 ·.xrx·ot ~h.e8t or~huro Dre.baohdeo4,bt J"W ShoreU JlprrDr ... t.(~31Ul U 40) lIl,ap 8U'1 48th ..... dIla . . +++ I ~ . I ; I 1 J i ., : . ,i 't.~ ,-;~ -1M' i ;~·:b.88." .,tL dQoqualm1t' a orp ~. c:7 . ,).-/0"'1 II 1udd 8Q<1 J ~8S1e J"udd bwr -"" J< j tp fill. pn(l sah "'. dt4 ~u1 24 37 • .m4 by ., tS~lS6~.~5 aDd i.nt &1111 1'80 1atheofo 00 aud k "" 86 37. in',ol 14.!5lJ.!p (97. tl!.e 2g57082 Imtitwb 84 arphu 0114 tht· tobae."'I:.by 1t.properotorhd4.t8 orp a1 tollehrpto Ii txd", (orp.l·, *-e Bankot SaoqlZSb1. BrQ .~on Ball,pr •• 14ent S,.&. .. 40. '; Ball Ouhl." kent M tli84 40b, 0 Bea4oa, Ballan4 lAdora V '.. pre.llD4aa oalhie:r ot .. · Ol'p(ot)of a,4I18,R lawJ ngWJ11'o .. t Snoqua ' l' 12 ·11) II1ltp " ++++ .t toap u4 II> 1ea8ean4 take tn)mlfav 1 39 . .1 laD4 aDd. ap~.art.thon UI S »/D ~ of Tl'ao1i27. otDJlookft.L .. 4Ial1."U %'eo~tecloo at • atbll l'tIltalottlO pabl,oa,1ill.lli . .as inlAnDo. clv1111 .4 ,"*' tlle aI1IIIIOtftO p4 It 1 ~ tor IIIOdJw Dee 3i an4lu. 40' lIoti ... Spallle ldthotn .. ut_oonaatot tp 1f1Jm1, a )(orsen JIa HeD1'70 Xo':'9&J1 11'. dv.1J .ad .. , 0 lit me Jl'eb 8t ~O 14 caraoo np Sedtle (BSaUS 1 4.&.) III LUlie J( liz 171 eU, II 88 40 ~.~ V.l.60ir .. D4'1.GOlt W B S. •• IIIlttot"" toO P ... .I:1M1\o11;11 'J.1la~ ---.. t118 18b all 18 38--1en 18 b: 39---80'.,U· .... Jt pUt 'f' John ., waOl'.l1. a baolljDeJfadh; iT8llD1. 'roll'fIOD u4 0 1 ~oU.'lJOn, 1ft and bila. :rlOl'eDoe 11' (Blrg •• ). t.-l, rloreDo. LeaI'Il. aDQ W1l11U1 a ~l'ger h.b aDd MarJ orl D at'~.nor Dlafta h IP f)--... ·ela 86 39-10A1f.--ep iloae. g-...Apr l • 3V-- Lot. 1,2.3,' and ti lnblk , ot HomeWOQ4 Put vol 1'.0.01 lid 00 , '~ .... tp. 0" aDd .ar.toaptlg4ed1" alt1Dkoa 'Aile. RIft ot the. ot thell!fi ot thent ex ~hlfl ~Ott :'01' 1'0ad; 8eel nalFt tbeoo 1'0&4; alao' . . ~h~ of ih.HW~ ot theRW~ ~t thelfBi;. ex the" 30ft.Dei tbe & ~Ott thot tor 1'oa4, s111ns80 15 tp 23 NR5 ewm. I A SCheld 88 fxrx of tnolat of Arthur " D.t(1abaoh 4804 tcn.!'eb~'1',OaJE It $Oho14 GUX 0' \he~9t:)!'A1'thur'; Dl't.baoh ue:cI. ut J~ .:ihoratt npitD~·e9ats::~:-:.!un 14 (oj mJ. 'P e.a27 48th so 4r.o • I , 4 I 1 I j ! -=~ =-----NE 15-23-05 ----.-.. -=---=----+ .---:"'"_ ..... I I-i I • Exhibit E .-.~.: • :;4014',. i IID1I ua ., all 'lael ~W!~. ~ t.al.;tJlIl.1. Ao.t ...... lel ...... , .a.~ot'n1at :.1' hU JUiTl ..... tCllJlilte , • ; ,- 'I t 1 ~ I' : : if .. :: =::---------..... -.... -- • ~OOOi _.--... . .. . .... . ;.: ~ -... . -'-... "-. 1 NE 15-23-05 I .1 + . ·M""'i""+-t--~----I ., "'-U" . 1 ~;..:. .... ~~~itt1.li~ . __ If B.,.,.."H'"'·-'-----' le TA~ES ------------_.------_.------_._--_._----- Exhibit F I on" "ot :t-40 e 25-46 . 'f.P,drill! ,Ermina ),T.1?e4ri,nl, .1. Sull1vaD 11 aDd sp ag:..ae to pur the l.ot 8 elld t City, as per I of LOl. <t in :n k .> ot r .. or.t.anEi lad to ()"lu~l)1e 90111 of plats pg 29 reo ot ko dt ~"C ~ a kat! F~l e'Jo~s:t 8 r~ 001\ as seller and ~barles lIiJn int at r~te ot 6~ Eo Dlt ot ·~:noo. 8l:'l buh NnraeL ",.L"onard ni, ar, p~r ptl at ~4(). p~.r L40 or Ilt~e re4uo1ne; 0018 "-he iii! is .)5750. at wah b S8 n pd reot. aoked, 6 nd bal Jt pp t~ be p~ 8S tOl; A~ per tIlO or mON a t l'~lttl ot (Jf.: pa ~?SO. dill on tAli. 0011' 1110 lut baa OD raduolng bal.; ~~yt aball be made the lit dl1 ot eaoh mo thatt.r until in tulle pay the above mant; oont E:nd :nli. o o:',t 141 tll the 81'lt1!'{s bt1l. ¢ in tUlle Int. to bepl . -46 8110 on . t; haa bi.en pd Por 8gJ'U to pay bat del ._. 811 •• ---possession taken ~e, 5-4b ~.­Oharlee V.Padrln1 Ermina M.Pedrini kow tiep 2;-1/> by Charles '1.Pec1riI11 and ~rm1Da m.l'edr1.ul SuHhan bef Herllan Krav1k np tor 811 raG at S D8 JI11 12 .. 50 (if.l ~ • .1 • Sullivan, 481S DawsoD. St Stfattle) D Oat 2-46 Jul 20-46 ii700. ,~l.lO 1rax $1. a-t Lloyd Doll, tbru his elf, Wlll1elllf.Dola, to L.O .Meissner, a md .n J!'p 01 ;1d lIrr to .lip the tdre ?-5'33 -----t. 00 Nl ot swt ot NWt of NEt ot ~~o l~ Tp 2) nr 5 ewm exoept the i J~ tt aid the W )0 tt thor tar reac: 14rp aDd exoept miD. era 1 rt. now reserved' to tow sit 14 ka~ Will1ci.a JU.Dole, a11' tfr r 10ld Dole a slngle IBa no. 111 tbs U.8 •• aIr1 kowlul 2o-M by Llo,4 Dole, ttrll bis aU' Wl111811. )'~.Dole, bat .1.7 • .Jroolt np tar all res at Renton DB Deo '9 .. 4.9 (Ul I..O.Me1s::!~~/ / Rt ) T>01 14.0Jr Renton, V/Bsh} /' )61)6' r ~1200. ~1.65 1rax 01.50 s-t aa her sole and sap est a P'isher :l-S".33 o sp the fdra 1n kC\ll -'-6 J Lots )0 81 d )1 Bl . ot Lab Forest .I. aric )ra Add &s per vol 22 ot plats P8 4 reo of lD t:iubj to rt gl'8.ntad t b ill the dad or the pl'"lt to make all ned SlO~8 tar cuts or 1'111 , the tts shown on tile plat 1n the resnbl orlg grading ot all t tSt aves alleys dr1ve. and ulvds "ue plaoes and walks ~boVG tho ··d restriotiYe oov oontained 1n deed tram Sastt19 Tr Co tilly Sa .. L·~e 1J.·ltle Tr Co 'to ":;lizaoeth Nook, dtd .apr 6-)1 tId iLpr 16-)1 as N02b66878 and reo 1.u vol 1500 ot deeds pg IJ1 aatel; In all 08S8S where tht.. prop pur abuts on tree. the pur agrees to build 1 ts bldg. tht the water wUl remain . et and ptl::a and t1t tor drlaklng purp, am he ala-agree. not to eat 0.1' d6lll the r. wstier or to intertere with it turther thaa IDaY be.'l .tor tho uso ot lrrlg and drinking purp III U8,.'" Lu., ~u.r M. h;. violate any ot too rst1l8 contain: tbb dud it 1s hb, agra.,d and t. 4e13d Holt stall 1n add tht the t1 tn ad prop ahall at 01100 revert to the 001llPCY f ita sa eno thl$ 8~t an~ any deed wah ma, be gvn under it ahall oe8S8 to be tho 811'1 ti.U 1f it h'1d. 119'lSr bs.u .. ritt .• :l .. l-iriJ. ~I:U'1!l h 1-4 0 ~er EOW ~~p 23-46 by ~~8h Notar. bar Fr&noa£ O'~~~~ n; for ~~ res et a os d'ln 5-41 (l~l k;'llskln Fisher. 1579 ~ 115tn ~ity) .... ==----------:::---- I ~ ___ I.~:,I ... -.-:--~ .. --- ----... ~ '.---+ . . I NE 15-23-05 . , __ c_ .- Exhibit G" to I , I --....;;'-""~---e L»IIOO Viii. ""4i '-__ \. ~ t .'.~~. -----.:;tr:ll't ..... ~ " p .... :100.00 (taM oa-.... 1'1". SIuI4nt DDllG.ra, I J I f I -..... ~ .... _~ .......... ~ .. »-r1al !':ift. 1Il~ •• e .t..idWlstora oo~rll"oa .......................... ~.a..,,1It '''3& ........ 9IIftk Wt or t .. _'-L°.A ~-tt" or \lI.e Ilortlnlea' 'l1lAZ'\U' Of t-bl 1IOrt.1aI111\ ". rt..~ tit ~9*lS. -:o.I1l&1p !:t .nIt. NflII a ... ,. J. II ... lA UIIs Cowltr • ..... lIIc'O~ ~ ........ , 30 t..t. :..DIl _R :IC? t .. , tv l'Hdl dd SoIml we ot tH --U .. r.. ,1ItIZ'\v or tile IIOrt.lbMat Qlllrt.r of * aa1'tbhat ~ or ... tioa 1&. -.ulbtp U JIIIftk, rap D •• ft, ol. II •• 1A U .. callaQ, ..... lfIst,o •• ~ • ",.n S) t .. , ... u. •. " :II) I'M' or _" NOUoa 16, 'Ill" w. , ....... Ii'" sa eou14 ... U .. ot ""' hli'U.IIeM or til., MZ'\da IlUUMt. 1lilii'1ii ... d •• ____ ..... \M ,.u .. ~. 1IIIIt... Ita ..... 1-.1l1li I(··~t~ STAB CIP .~ f. o..,"liIrI I -:1;.;:' -I-,...:..~"--~ ~~~ ...... ;,;,." '.;....4.4.;;.. ..... _u.._.~ .. __ ,(-.) ----------------~ .. ) .... ., ............... L.c. JIll .... ..................... ................................... -..-. .. adz I,.." -.... _. Ida .... .....,II1II ..... ... _ .......... ....... Ol¥DI.., ... '-hII~WtM KtIl .. " z_. u... ~~;~ .....,.,....... . . ,,;. ,:: ~. .. " 1 ! .J .1 -===------::.-- ...- :' '~[J-"-' .. ' .. I '.>::-'~ r . -. t. .. ="""~'-~-' 1]--[;:~ 1--"1 ._-~~.? p--- -.--,-.--. NE 15-23-05 + -.:,::-~ .. -' -- •• C:' = _ t: .. =t--~--f Exhibit H I. 9 if' . a 01 • ~ Q . It ••• ~ ~:::::.;,,;. .. , ..... " --o f \~S"Da ~¥ If : Ii: ~ r i ~ • I' ~ ! f ~ ! J ; I t r !, G ~ ~ i fli,.·, I !!I i £ filii ~ a t~ 'i I f i Ii I' If! tr~ , I r I [ I [ i Iii 11 I Ii Ittllll~~\il! r ~. t i i '1 ' i! 'I j I . ' i ~ I i; '" c : I , I • , : i ! . i i i I ! • i I I J I; J II I . : ; I .'~""""""'-'-"" : t ' ... ..... ~*!.." ..... ,."'-.... f .. .. II ~rRrll f I It" S .. yiiS!fi II I fl~ fll~ 1 It· .. l ~ f i'" r" J I I .~~ :F:;i t.-! r~!I~~11 d a I J li~' i~ I i I J 'Jfl If I & & I ti ~i i ~ & ~ . ·if'",=' i"I=~ . J I I [ .. 8.' rI'l r~l-=1 fa i Pll'l .. m t; • 0;; ~".!.!t!!' .jIi: . .... ~ 79~4 I. I I f·· ~ I ~ i a I t'I '"" · if ] J Ie fili . ft II ............ , ....... "., ... . 1" i I ; I ~ ~ l: I • • i.";'._ •• _._.::." ....... _ .. N .......... .. ... I I I I • I e I -~ I ~ " ! .; .. -=::---------~==---~.-.... -. .... !,r.; .-:J,~ .. -. . ,,,,' -.---.. + NE 15-23-05 ····~··-· ... :r=~===4J.JJlUW~~i . ____ 1 Exhibit I i---"-----------: 1 • i TII'~PI!O'ftOeDI'OII ~IIIIII I I I i : I I : i ; -! , ! I ...... ! i ! I WIQ 1IIIXIIIIIIDM1UM 1'0 0'-libel,." ... W\1" • ••• 1' ~ .. ~~~~~~~--~------------­ ~ _ 4503':-·1'lI'lCJllIl •• sa ! i : 1 i : i i I i ':srpn;qm--MJ6,.dA REQ) F ~.oo ~ 2.00 § CIIr.Sllle.ZJt t ••• qlUl!l.·. irA 980" C1" Statutorr W • ......." D4tOd CASHSL -.e. 00 :t-tot ................. ., .,n DOJ..Lua lum MaD GOOD .\lID VALVABLII CO •• IDllllAnciw 0 eden ~l •. ~@ ·.u .•.• ,-..." 1hI:1L~ COASlP 1."HllanoS %lIC., • 1I •• M.n9tOIl OOIr'!lOZ'IUoDand .~ ~.~'"\oDBIIfl'IIII!l!I, ~% mlilll'f»"'wqHfIPG%"."'lP,~'~-:.to~!1! !!!i~14.d v tIae~.s.ae.t_ ........... "dii'&e&". ilia· .Sillee(~. --' "f sn LEGAL Dnca:t1'ftOW 1t'llPACam linEN A. axnBI't "A-AJrD BY 'lRIa llBnl.nca ~ NAnI A .A.~ RBI..OP, C SU84~ 'to AG.EIK~'; COYB.AlYS, CO.DITIO.S, lA8&ME1lPB, RIISSRYAlPIOH. A.D u:snxwl'o •• or UCOID.AS 1'OlZmII. ~ AS ucatmiI~1I'IICII1IOMIIIIIIf I'ACJ:rlC UD.AQAD OO!IPMY.tIIIIZII I!:CORIIZIIt; !RI. o. '7322S, uc. '10 JIIID JIIllBISMt &ofII lOa CVJII oa ruz.a ,.. P1ICORMIIO 110. S73I211, "', RIGttr.t'D IINIII 1IIC:IIIIlIU It.oPIS fOIl CUI8 CIa J'!UAJ qaa iIIICDIWJJiG ao,; S8401S5J ~ : :J.i AlII) ClIlIID1UGRB ~ IIICORIJIIC .". 87OS230122 Faa ~ AD U!JJ.rnzs, IIMIIIIIIft' AIID COIIDl'rlCIIS ". ~ MD I)pAt1QCI UlIIIIl ~ 110. 8'10123OSU'AIIJ ItISIIIIft AID eo.DmQ/II lea 1I2':tLUJJIW .. DIADQGI IIJDIIII UCOIIDDIJ ... 81OA3OI24. S'l'A'l'II ~ WAIIHJNCJI'OH J ClOtJHn CII:_..;K;:;I:.:K:;,:O::-__ -1 .. 0II11U.,,....., 8fPIInIl w-.. .!!!!f.!LJ.. ABU AlIA. ILUtkO to _ ...... It .. UlllIaoIIri*MI. ........... wIIo~!IIe.....,. ... ,.....----. IIIctMDIM !i •. tt.l...uu... ... dIe_ .. ~.&.:.,;.. .... ~I!!I .... .... --~_.M!I~IIoet'IIII.....u...t. ,0' ---... ~ .. -.. -.----.. ------~-. ...,.,.. 01' WA8HQfQ'R)lf , .. COUN'l'T OF. ____ .--.-J .... ::~-:*-N&iea,.tIae .... ~ ........, _ !. . ... -,....,..a:, ... " .. , ..... -.' ___ _ eel \ i' ~ .' .. . - - - . ·0 .e o • . -............... -" . ................ JlARCIL AI . -SOU'I8 IfAL,. 0,. '1'tlI tIOR"tIIHBS'l' ~IR or 'lI11 KOR'l'lllflllJ'l.~. ; or TIC NOMlIIAI'r QVAR'l'SR or 81C'l'lOM lS, 'l'ONII8Ia1' 2:1 IIObK, RANG. I 11\8'1', 11.11_, IN XING COUH'J'Y, IfASHIIfGt'OIt, . . • Dour 'lU8 VIIl' 30 rift MD t'U BA8'l' 30 FIft OJ' lAID 81C'rlC1H 15. . I'.uear. •• NOIl'I'H IIMI 0 .. 'l'lI8 8OU'l'HNBS'l' QUARTER OF ~E MoR'l'HWB8'1' QUMftR or "1'Ita NOM'IIEM'l QUAJft"at or 8B1Ct'ro.Jf 15. TOHNsHIP U HORI.'Il, RAHGB 5 1rAST, If.ft., IN lttW C%OUIfTr,~ 1fA8H~, EXCSP'l' 'tHE 11ft' .30 nn AND IfIST 30 1"811' lOR ROAD. l'Al\CBL c. '1'H1C 1I!S'J.' 1. riB'!' OP 'l'Il. BAit' lSD Rn or '1'111 1tOR!HW18'I QUARftR 9" TH.I NORl'ItlfB8'1' QUQ'l'BR or 'litE IIOR"JIIIfBS'l Cl1IMfta OP 'I'tIB IIOM'IfCAft QVARHR OF SBC'fIOM 11, 'I'OIQCSHIP 23 NOAmi, ItAHCIB 5 BU'I', ". H. , 1M JaVel COU~, WAIJRlIlCl'l'OH, UCCft AN! l'OJl'1'loJ/ "rlJlCl Kl'l'llDf SOUTtICM'r 12nJl S'l'RBft. pMteJIL D. '1'11£ NOM'II"1S'l' QUAIl'l'IR or ftl HOR'l'IhIII'l' QUAR'l'a or '1'ltB HORl'IIIf.IH QUNl'l'IR or 'l'IIB KOR'l'IlBU'Z' QIL\R'l'IR or azc:nOH 11, 'l'OIIH8U' U NOf\'rH, MNQ8 S BAft', W,H., 111 taaG COUIftr, WASHllfG'1'OH , DeDI' 'lB1 IAft 1" f'BBI" ~ 'l'ltl 1fES'J' 20 rift', AND 1XCBPl' mJr RORftI 4; ran FOR COUltft ROAD, l"AaCBL BI 'l'ItB "88'1' 14 FQ'J' or 'I'tfB WEft HALl" or 'l'IlB ~ QUAM'Ba. or 'l1f1 lIOaTfllfA'l' QUAUBR of 'l'H8 IIOJmINB8'1'. QC.IAIIftR or "fU HOR'lII!A8'l' QUARrII\, . IfXCIft 'l't1S NOR'l'II 41 PAT· 'J'ItBItBOI' c:oIfWrBO '1'0 kDRI COUH'l'lt I'OJt ROAD UKDD DDI) I8CPIUJICD naauARr 3, 11." UJiDBk RBmJlDDrQ HO. '.401S5. AID . 'TIl. &\at' III l'BE'1' 0 .. 'l'HB tIOR'rII1fB5'l> QUARl'U or 'lUI KOlmIWBS'I' QUAra'IsK or 'l'IIZ NOIml1f!8'l' QUAA'l'ER OP 'lU& NOI\1'HBA8'J' OVAR7.'l8r SXCIP'l' 'l'I11 IIOIl'J'B 41 Rift' '1'IllRlOr COHVnED1'O ICIHQ COWIft roa ROIID UNDBR DB£D RICORD8D FBBRUARr 3, l'lS, UND.£R R£aJlU)IKG tltO. Sa4GlSS. ...... . ... ' PARCB1. F. Atl BA8RMEtIT FOR IIfGRESS, EGR£8B NlD U'l'ILI'1'lB1 OVER, UPoN lIHD ACR0S8 'l'I11 socrtU 30 I'BE'1' AND WIS't 30 Far or 'rIIB soum lOG f"Irft or '1'IUt 1188'1' UO lBft or 'l'K8 HORTH HALf' or 'J'H8 1OU'lHIf8ft' QUARTIIt OF TIlE HOwrtlHBS'1" QIIAItUR or 'till N01mlD8'1' QUAR'rlUl or SJX:'l'Iott 15, TOlfHSlIll" U HOImI, MUGI 5 JtMT, If. ft. , III KING covtnY, NASIlIItG'l'OIf, TOGB'lH!R WITtI 'lUI: t.I\ST 30 'Eft or TJIB HES'l' 220 FEft OF 'rill sotrnt 1.0 nIT or SA (D SUBDIVISION. . .. ALL 81'IUAft Ilf TIf! l:OVIfTY OF' UHG, BTA'lB Of' HASHlKO'l'OH • ... :to ' . . , I + ~ \"1"--'----1 NE 15-23-05 ._-_ .... . - Exhibit J .,... ~ 0', 2004 , -~_' \ .. -->.J ! Ir ! ..: . j l f HOTAlYPAGI ...... " ! ..... -:. .. ~:. ." J' } ... , . NOTARY tAGI ~ : .. ',.,. ... ~!" ;: /. i i ; • l . I NE 15-23-05 --==---+ ~ ------:::.- i -" I-'i .... "::::=:::!J Exhibit K 0: I'" . : .(,:. :1.'11·:: '"" .:(·~.,I' I '. ,,~ .... ,i , . :;:NAL ". _: ,:; c' ,'.:.::-Pt'l'ITlq~ J'e fi ,:~'~.: :~::'': !IOlf _. ---- -.. -. ----_. __ .- •..• ~ .j , :.' .:L. _ ;:' r:.: ;,::: ~ (' • . ~ ' . ~~~ cf the Ie:: ~'ll and teata- .. ' f" ~ sald e::7' ~e. and alleges: . :.':)' c'.cd t_st·;~· 1n King COpr:t1lY, .:.:<. 1·;"\'1l'" his l:·.~::' \'1111 and tesia- ··"~lshed in the lr, seld e~tQte : !" •. returned' Zi1: 0;" the " r : 1. ',.:'" ~.;: f30 . .1 _ " "J~' • I ..1..1. ,., :::(.: t., .:. ,'I. .! .. <)1.":,' .. :.~ :-" " ;~ ! :",' .: , ::' : ~: : ~,hl' .', :!..;.~:::. eXeC\ltr!.;t'. :" .. r.:. attorney's ,',J.e 1.0 .J ", r:'n.' , ~.;';. ~.J I ~'l :,(:!"t.; .1"::( ts, : ... '. ~~_ :-~n r'., )ro)erty on .. , .:: 1 .. :::" \ ... ~ 11 an:;' t.f '. te.~ent ot sald ~ : i "; .• ,' .. ::!l!,6 !~, : '.ld estate in .'.-:, towit: ,:,;.,;::;,.0. llicr.!. 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Otll.:. -110 at Ma ~it4tii.t &nC! lil Mapresenoe and in the pJOeaeno. ot ea. otb,b!'. '"'~ ...... thereto. • , Exhibit M A, .'. I . . .~). .ppef.r1ns to the fl)lU't.: ..... ~."..;.~.".! -,. __ 1;.r., .~llto ba". b •• 11 t'ull.:rr pa1d tUld . OC;~j ~ •. U·'.1lu~~J; ea#,d .ht&t .. ~#.~ ~ ...• " . .,. !.". o~tit q~ «4titm~j~ttol1j that thO e:qeut~.u;. -~. "'--:4 S-:l4 or pm V1dod tori that. the e.t.t.'~,,; ~.~uo. tQ 4~ the State otWaal:W:1g~J ~ . .... . 't S • it t~ a P~ai'lna tbat .11 PJ)'O".d~ ~. ',,'\;lI: -. . .. .~ . •• ~ .., •• 1d account 18 1' •• 47 to~ IUlittle~1i' And •• tat.' ... 1'«IlIciT ~J' d:btio1bu'tiOll, ·and tbAt DO. "Ki'."..,l J ·>1 •• ~1Dg o'tt:b.*'6~~j In tbe aum ot ~, iii ~'~RE oiU$BED, .tl!dtb.i;Q~cn~fol' btber ..... l:I~IJSj,.g;.·l ;:. • . . ~ .~.: .:" i·: t~. . ~O~ J)i'il.li~ deceased .. . ••• . l,tU~l,e .. ~ ~be 3toAI8 b : .. o.~~ O~I 1nS ~~~~~~ ... ~b)' tht teraS' of . ,0'( , ... :ist~~".~. bequeathed tho "_(~"i·.4 . 'O'l'O.~~.~'~»ouvo P811145, be ~ ..... KliO .. hJio,.';';., ", b .• ·i .... f~.ti,.,~ heira. legatee. ~ d., .. _j~l! . '.. -:" , .. . ~.:. 4.O'fte. .. f60.t1tle" to ~ t~t &tlI01UJ'. mil PI'Op~,. •• t oppoll1te thUt rell,"C:;Jl"O( ElliI:er 2. !)te$oach, brother. O'I1lSSo, . tJ. ott, ft~n4. H ..... U&~t~ •• , decea3ed, trl.nd •. ~~~ Jeu1e lenns, ~ab:t'ter.im '110M ,'~1.. ,allbs.ngton . -I- .;a ,",u~ '--ii' 't' CITY.~F RENTON Kathy Keolker. Mayor October 17, 2006 Cam West West Coast LLC 9720 NE 120th PI., Ste. 100 Kirkland, W A 98034 Re: West Coast Preliminary Plat, LUA-04-149, PP 4925 NE 4th Street Dear Applicant/Owner: City Clerk Bonnie I. Walton At the regular Council meeting of October 16,2006, the Renton City Council adopted the . recomrriendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages ofthe platting pr9cess~ . Pursuant to RCW, a final plat meeting all requirements ·of State law and Renton Municipal Code shall be submitted to the Cityfor approval within five years ofthe date of preliminary plat approval. . If! can provide additional information or assistance,please feel free to call . . '. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Connan Ienilifer Heniling, Principal Planner -10~S-S-S-Ou-th-Gra-d-y-w-a-:-y-.--~-en""';'to-n,-w:--as-hin-gt-o-n-9-8-0S-S"'---(4-2'-S)-4-30--6-S-1O-'-F-AX-(-42-S-) 4-3-:-0--6-'SI-6-~ ~ .. AHEAD OF THE CV,RVE VI'J This paper ~ntains50% recycled material. 30% POSt consumer October 16, 2006 ----'------. Renton City Council Minutes e ______ ---;-__ p_a..:::g:..-e_3_5_1 Citizen Comment: Curley- Waiver of Water-Related Charge CONSENT AGENDA Council Meeting Minutes of 10/9/2006 City Clerk: Quarterly Contract In response to Council President Corman's question, Mr. Moore confirmed that there is good participation from all members of the task force. He pointed out that the task force is concentrating on moving forward and not on living in the past. Pam Curley, 1225 Kirkland Ave. NE, Renton, 98056, noted that the poli~e have· been called numerous times regarding the tenant in her duplex. She reported a situation whereby her tenant illegally turned the water on, and when she reported this to the Utility Billing Division, she was charged $170. Ms. Curley explained that she cannot afford to pay the charge. She stressed that she should not be chastised for reporting her tenant's actions, and asked for waiver of the charge. Police Chief Milosevich stated that the Police Department is familiar with the problems Ms. Curley is having with her tenant and is trying to help resolve the issue. He pointed out that the eviction process has begun; however, the process can take a long time. Chief Administrative Officer Covington reviewed Ms. Curley's situation in regards to the water-related charge and noted that the only way the charge can be waived is by legislative action. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL REFER THIS MATTER TO THE FINANCE COMMITTEE. CARRIED. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 10/9/2006. Council concur. . List, 711/2006 to 9/30/2006 City Clerk submitted Quarterly Contract List for period of 7/112006 to 9/30/2006; 62 contracts and 17 addenda totaling $24,392,293.94. Information. - CAG: 06-168, Coulon Beach Log Boom & Transient Moorage Repair, Richard Phillips Marine Finance: Impact Fees, Issaquah & Kent School Districts Budget: 2007, Annual City of Renton Plat: West Coast, NE 4th St, pp-04-i49 City Clerk reported bid opening on 10/1 0/2006 for CAG-06-168, Coulon Beach Log Boom and Transient Moorage Repair; four bids; engineer's estimate $105,000; and submitted staff recommendation to award the contract to low bidder, Richard Phillips Marine, Inc., in the amount of $69,632. Council concur. Economic Development, Neighborhoods and Strategic Planning Department recommended approval to increase the impact fee collected on behalf of the Issaquah School District, and approval to implement an impact fee to be collected on behalf of the Kent School District. Refer to Finance Committee; I set public hearing on 11120/2006. Finance and Information Services Department recommended,! public hearing . be set on 111612006 to consider the 2007 Revenue Sources and Preliminary Budget, and a public hearing be set on 12/4/2006 to consider the 2007 Budget. Refer to Committee of the Whole; set public hearings. Hearing Examiner recommended approval, with conditions, of the West Coast Preliminary Plat; 60 single-family lots on 10.82 acres located at 4925 NE 4th St. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. cttr OF RENTON COUNCIL AGENDALL IAI#: /I.-b Submitting Data: For Agenda of: 10/16/2006 DeptlDivlBoard .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. West Coast Preliminary Plat Ordinance ............. File No. LUA-04-149, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept. ...... . Council Concur Finance Dept. ... . Other. ............. . Fiscal Impact: Expenditure Required... NI A Transferl Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project. SUMMARY OF ACTION: The hearing was held on August 29, 2006. The Hearing Examiner's Report and Recommendation on the Honey Creek East Preliminary Plat was published on September 11, 2006. The appeal period ended on September 25,2006. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 7 & 8 ofthe Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages ofthe platting process. STAFF RECOMMENDATION: Approve the West Coast Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh September 11, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER: PROJECf NAME: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACfION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Cam West West Coast LLC 9720 NE 1 20th PI., Ste. 100 Kirkland, W A 98034 West Coast Preliminary Plat File No.: LUA 04-149, PP, ECF 4925 NE 4th Street (between Field and Hoquiam) Approval for a 60-lot subdivision ofa 10.82- acre site intended for the development of single- family detached residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 22, 2006. After reviewing the Development Services Report, examining available infonnation on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the August 29, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 29, 2006, at approximately 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the Exhibit No.2: Site Data and Neighborhood original application, proof of posting, proof of Detail Map publication and other documentation pertinent to this project. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Preliminary Clearing and Grading Plan I West Coast preliminaAt File No.: LUA-04-149 PP, ECF September II, 2006 Page 2 Exhibit No.5: Tree Inventory Plan Exhibit No.7: Preliminary Utility Plan Exhibit No.9: Boundary and Topographic Survey (north property) Exhibit No. 11: Zoning Map Exhibit No. 13: Aerial Photograph of the Vicinity Exhibit No. 15: Proposed Condition 6 and Revised Condition 6 Exhibit No.6: Preliminary Drainage Control Plan Exhibit No.8: Wetland Mitigation Plan Exhibit No. 10: Boundary and Topographic Survey (south property) Exhibit No. 12: Landscape Plan Exhibit No. 14: Zoning with 3 Plats The hearing opened with a presentation of the staff report by Elizabeth Higgins, AlCP, PI~nner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The request is for a subdivision of approximately 10.82 acres located in northeast Renton ofINE 4th Street. The proposal is for a 60-10t subdivision of which 46 lots would be developed at a density of9.98 ~ulac in an R-IO zone and the R-8 zone located to the south would have a density of 5.58 dulac. The property is currently vacant. The property fronts on NE 4th Street and is adjacent to several developed subdivisions, the area to the west and east is proposed for additional subdivision. There are several new subdivisions south ofNE 2nd Street that are currently being reviewed. There are two wetland areas; one on the west part of the property and one on the east side. These areas are proposed to be preserved in Native Growth Protection areas with buffers. Some buffer averaging will be required to create building lots, the applicant has agreed to a wetland mitigation plan in order to compensate for the averaging. A Geotechnical Report was submitted that indicates the property does not have any critical areas. The property slopes slightly from the northeast to southwest and the grading on site will be minimal. The property is heavily treed, mitigation will be required for the removal of protected trees. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), which included 6 mitigation measures. No appeals were filed. Several Comprehensive Plan elements are applicable to this project including Community Design Element, Environmental Element, Housing Element and Land Use Element. The development standards of both R-IO and R-8 code requirements will be met. Lots 12,24 and 28 are split by a zone line division. Wetlands were deducted from each ofthe zones and density was determined by the net area less the area of the wetlands for each zone. West Coast Preliminarya File No.: LUA-04-149 PP, ECF September 11, 2006 Page 3 a"~ - The plan meets the development standards in terms of setbacks and building pads, however the landscape plan will need to be revised as it does not meet code requirements in terms of the number of trees required for each lot, there is no landscaping shown for NE 4th Street and the common area labeled "open space". There is a cul-de-sac in the southeast comer of the property, it has been requested that this be completed as an eventual through street to Hoquiam and then do half street improvement south to NE 2nd Street. The abutting plat that should be coming in soon would be able to participate in this improvement. A 20-foot wide private access easement would serve new Lots 28 and 29. A homeowner's association or maintenance agreement for all common improvements, including utility and access easements, wetland and buffer tracts was imposed. Traffic, Fire and Parks Mitigation Fees have been imposed on the project. The site is located within the Renton School District and it has been noted that they would be able to handle the approximately 26 new studerits. The proposed development is within the water service area of Water District 90. There was a question as to whether a Certificate of Water Availability had been made available. Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets. Individual side sewers will be required to be installed to serve the new lots. There are two larger storm drainage tracts, one in the R-IO zone and one in the R-8 zone. They are both on the west side of the plat. There is a small tract adjacent to the alley between Road B and Hoquiam. They have been sized to accommodate all potential runoff, some of the roof drains may be redirected into the wetlands. th . Sara Slatten, Cam West West Coast LLC, 9720 NE 120: Place, Ste. 100, Kirkland, W A 98034 clarified that they were in agreement with conditions as set forth. She presented Exhibit 15, Proposed Condition 6 and Revised Condition 6. This new condition, in lieu of providing the frontage improvements along Hoquiam from south of Lot 32 to Lot 19 of the plat, they are trading off and providing the half-street improvements down to NE 2nd Street. The area in front of Wetland B is not required to have frontage improvements. Lot 12,24 and 28, the three lots referenced on the split zone, those lots were increased in size to adhere to the R-8 standards. The landscape plan will be revised, at this point it was intended to be somewhat conceptual in nature, the plan will be revised as soon as the final engineering plans are reviewed and received. I West Coast Preliminaitat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 4 The size of the community and the relative small lots associated with this project, an alley would create an enhanced streetscape with more homes without garages facing the street and be able to provide a variety of homes in this community. Ms. Higgins stated that there still will be buffering averaging, a couple of lots will be removed from the area that needs to be averaged. Part of this is due to the lots not being on a straight road and could not be a regular shape. In order to get a building pad it is necessary to edge into the 50-foot buffer in some places. Kayren Kittrick, Development Services Division stated that the alleys are required in the subdivision code. Development Services has been struggling with how to implement them. A safe turning radius off of 4th would be required. It appears that the end of the alley will be blocked off and access will be denied to NE 4th Street. Hoquiam south to NE 2nd, it is not necessary to have frontage improvements in front of the wetland. NE 2nd has become a much stronger road than ever anticipated, with so much construction going on in that area it will be rebuilt. Ms. Slatten confirmed that Water District 90 has issued a water availability certificate. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 9:56 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, CamWest W~st Coast LLC, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation arid other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review,Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4925 NE 4th Street. The subject site is located south ofNE 4th between Hoquiam Avenue on the east and Field Avenue on the west. The subject site includes five underlying tax lots. A single family home has been removed leaving the site vacant. . 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density residential uses and single- family uses, but does not mandate such development without consideration of other West Coast preliminary.t File No.: LUA-04-149 PP, ECF September II, 2006 Page 5 policies of the Plan. The subject site falls into two comprehensive plan designations with the north, the portion of the subject site closer to the NE 4th Street arterial, designated for medium density residential uses while the south portion is designated for single family detached uses. 7. The subject site is currently zoned R-IO (multiple or single family -10 dwelling units/acre) and R-8 (Single Family - 8 dwelling units/acre). The northern 6.67 acres are zoned R-1O while the southern 4.15 acres are zoned R-8. 8. The subject site was annexed to the City with the adoption of Ordinance 4760 enacted in April 1998. 9. The subject site is approximately 10.82 acres or 471,319.2 square feet. 10. The subject site slopes downward toward its southwest corner where wetland is located. II. The subject site contains two Category 2 wetlands. Wetland A, 56,950 square feet, is generally located along the western boundary of the subject site and extends off the site to the west. Wetland B, 6,823 square feet, is located along the east-central portion of the subject site and it extends off the site to the east. The applicant proposes buffering averaging to create more regular building lots. 12. The submitted tree inventory indicates that there are approximately 281 protected trees, that is trees larger than 8 inches in caliper at 4.5 feet above grade. These protected trees contain a wide variety of species including cherry, maple, cedar, fir and hemlock. The applicant proposes removing all vegetation including significant trees from all areas of the site except for those in the protected wetlands and wetland buffer areas. Code requires that significant trees be replaced at no less than 25% of those removed or 70 trees meeting certain standards. 13. The applicant proposes dividing the subject site into 60 separate lots and five tracts. There would be 46 lots developed under the R-I 0 zoning found on the north portion of the site and 14 lots developed on the R-8, or south portion of the site. Five tracts (the numbers have varied with plat redesign) would be provided for access, open space and stormwater detention. The western wetland takes up a substantial portion of the southwest quadrant of the site. The eastern wetland intrudes linearly into the central portion of the eastern half of the subject site. Due to the location of these wetlands along the east and west margins of the site, the plat will be traversed by curving streets and will be divided into somewhat irregular blocks. 14. Proposed Lots 12,24 and 28 straddle the line that divides the zoning between R-IO and R-8. These lots will meet the requirements of the R-8 Zone. The remaining lots be they in the R-1O or R-8 Zones will meet the standards of their respective zones for lot dimensions and setbacks. 15. The plat will develop two main roads. Both roads will enter the site at NE 4th Street at the north end of the site and run south and then east connecting to Hoquiam or Jericho. West Coast Preliminaeat File No.: LUA-04-149 PP, ECF September 11, 2006 • Page 6 The applicant originally proposed that the southernmost roadway end in a cul-de-sac but staff recommended that it end at a regular intersection with Hoquiam. A portion of Hoquiam will be developed along the eastern edge ofthe site but will not be continuous due to the location of Wetland B. Since Code requires plats of 20 lots or more to develop standard streets, the applicant will be required to develop Hoquiam along the eastern edge from south of the wetland to NE 2nd Street. The applicant will also be developing two alleys. One will run north to south from 4th from near the center of the north property line providing access to the rear of Proposed Lots 41 to 60. This would create a third intersection with NE 4th Street and each one lot apart from the next. This may create turning conflicts along this major arterial street. Staff recommended that the north-south alley be restricted to right-in and right-out turns. The second alley would be an east to west alley just south of the eastern half of the north property line providing access to Proposed Lots 33 and 40. 16. If the cul-de-sac at the southeast comer of the plat is eliminated in favor of a regular intersection, Proposed Lots 16 and 19 would become comer lots and have to meet the larger standards for such lots. 17. Generally, wetland areas and steep slopes are protected by Native Growth Protection easements to make sure that preservation occurs and intrusions are kept to a minimum and staff noted this in their report at Page 17. 18. The density for the plat was calculated separately for each zoning category after subtracting acreage found in the wetlands (63,756 square feet) and dedicated to both public roads (90,831 square feet) and private roads (5,224 square feet). The R-IO density would be 9.98 units per acre. The R-8 density would be 5.58 dwelling units per acre. The overall density was calculated at 8.4 dwelling units per acre. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 26 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately 10 trips per unit or approximately 600 trips for the 60 single-family homes. Approximately ten percent of the trips, or approximately 60 additional peak hour trips will be generated in the morning and evemng. 21. Stormwater will be contained in three detention facilities with some clean stormwater used to recharge the existing wetlands. The stormwater detention tracts will require landscaping per code. There have been storm drainage problems in this area when it was under King County jurisdiction. The ERC imposed conditions on handling stormwater. 22. Sewer service will be provided by the City. Domestic water will be provided by Water District #90. CONCLUSIONS: West Coast Preliminarya File No.: LUA-04-149 PP, ECF September 11, 2006 Page 7 1. The proposed plat appears to serve the public use and interest. While the applicant will be developing portions of what should be wetland buffers, in the main both the wetlands and buffers will be preserved and protected and as a tradeoff to allow reasonable lots to be developed, the applicant will be enlarging and improving other buffer areas. 2. The plat is designed to work with and around the wetlands on the site and with the site's split zoning. The applicant has created a modified street grid system that has two intersecting curving streets providing access to the plat and its sixty lots. The plat has also accommodated the split zoning and both R-I0 and R-8 standards have been met in the design of the plat. The division of this site will create additional housing opportunities for those seeking both larger and smaller detached single-family lots. While many of the significant trees will be lost to the development of 60 lots, the applicant will be replanting approximately 70 trees to offset that loss. In addition, street trees and required landscaping will further restore the trees and vegetation lost to development. The applicant will have to comply with code landscaping requirements. 3. The development of new lots and housing will increase the tax base ofthe City. The mitigation fees imposed by the ERC will further offset impacts that this development will have on area roads, parks and general emergency services. 4. Staffwill monitor the three intersections that this plat will be creating along NE 4th Street. The City will reserve the right to close off the alley's intersection with NE 4th if problems are encountered in that area. In order to minimize potential problems, the alley will be limited to right turning movements both into and out of the alley. The applicant will have to provide appropriate turning radii on both sides of the alley. 5. The applicant shall comply with staffs recommendation to eliminate the cul-de-sac and create a full intersection with Hoquiam in order to allow both pedestrian and vehicle connections to roads and public facilities south and east of this plat and comply with the City's goals of creating a grid system. 6. The applicant shall create a Native Growth Protection easement for the wetlands and their buffers. 7. In conclusion, the applicant has created a reasonable plat for this constrained 10 acre parcel and the City Council should approve the plat. RECOMMENDATION: The City Council should approve the 60-10t Preliminary Plat subject to the following conditions: 1. The applicant shall submit a Wetland Mitigation Plan to demonstrate how the approved buffer averaging would be mitigated in areas abutting the wetland buffers. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording the final plat. I West Coast Prelimim~tlat File No.: LUA-04-149 PP, ECF September II, 2006 Page 8 2. A revised conceptual landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. 3. A homeowners association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. The proposed alley intersecting NE 4th Street shall be signed for right turn in and right turn out only and a median sign shall be installed in NE 4th Street prohibiting a left turn into the alley from the westbound lanes ofNE 4th Street. The City shall retain the authority to close the alley to all turns at NE 4th Street. 5. The outside perimeter of the wetland buffer shall be fenced with a split-rail fence. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. 6. The cul-de-sac shown as the terminal point of Road B at the southeast comer of the Plat shall be replaced by a street that intersects Road B with Hoquiam Avenue NE and Hoquiam Avenue NE shall be completed with street improvements to the south as far as its intersection with NE 2nd Street except no improvement shall be required across Wetland B. 7. A Certificate of Water Availability from Water District 90 shall be submitted to Development Services Project Manager at the time of civil/utility construction review. 8. A Native Growth Protection Easement shall be recorded to preserve the wetlands and their buffers and buffer averaged areas and shall be subject to review and approval by the City. 9. Proposed Lots 16 and 19 shall comply with the lot size and setback requirements demanded of Comer Lots. ORDERED THIS 11 th day of September 2006 ~",~ FREDJoKAUFJili ~ HEARING EXAMINER West Coast PreliminAt File No.: LUA-04-149 PP, ECF September 11, 2006 Page 9 TRANSMITTED THIS 11 th day of September 2006 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, W A 98055 Tim Burkhardt 4827 1 97th Avenue E Bonney Lake, WA 98390 Kayren Kittrick Development Services City of Renton Jason Lee 5100 NE 3rd Street Renton, W A 98059 TRANSMITTED THIS 11 th day of September 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Sara Slatten Cam West West Coast LLC 9720 NE 1 20th Place, Ste. 100 Kirkland, W A 98034 Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 1 14th Avenue SE Bellevue, W A 98004 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmennan, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section 100(G) ofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 25, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action, as he deems proper. An appeal to the City Council is governed by Title N, Chapter 8,Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., September 25, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Faimess Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a I West Coast prelimina.t File No.: LUA-04-149 PP, ECF September 11, 2006 Page 10 land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of there quest by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. Project Location: 4925 NE 4th Street (NE 4th St between Field and Hoquiam) • Note: -applicanr is the project proponent and appli~nt for the current land use action. References to future responSIbilities of the -applicant-should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecVproperty and not individuals. R-10 st \l\\S\. S\.· SE 142nd St. Q) :>-< "'d s:: N ~ ~ : ~ ---------R=-4: Q) ~ o ..d <:.> ....... J-. .--.. ----------4l-- 0-:. R-4 SE 2nd PI Q) :>-< "'d J-. C? ~ ~ - - - -JleDtoa CSt.7 I.bIdt!o ~WNING o ~ uauucAL 8BllVICBS r:.:l r:.:l en U) ...-. ....... 0... p... .c: ~ m ~ ~ SE 145th PI. 6 T no EXHIBIT ,- 15 T23N R5E 11 ! 0 • . g 0 .- ;. g WEST COAST r-J---'-'----------------I Site OeveIoplleill Associafes.LLC PREUMINARY PLAT MAP 1DZl ......... MI!:" ............... ..,., ~-.~ .. WEST COAST • . MINARY PLAT PLAN -i:~~;;it; ! III IllIiIIiI --CNd·\\II5I' nJD ME 1~ fIl. s..a. "00 __ 1m>< ---,.,. ---EXHIBIT 3 lOO6 - ." q -o WEST COAST WETLAND MInGAnON PLAN ~ CITY OF ~ RENTON ~=.:::. --CMt·\VI5r .no .............. '100 ---_.OM --- z m .. .... !- EXHIBIT 8 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004. 2. The project shall comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control-Level 2) and water quality facilities. 3. The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south terminus of the new Road 'B', as shown on the Preliminary Plat, and NE 2nd Street, an existing road~ 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. T.he appli~nt shal! pay the appropriate Parks Mitigation Fee based on $530.76 per new Single-family lot pnor to the recording of the final plat' PLAT CERTIFICATE SCHEDULE A Page 2 (e Order No. 580122 The land referred to in this certificate is situated in the State of Washington, and described as follows: PARCEL A: The north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the east 30 feet and the west 30 feet thereof; EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; TOGETHER WITH an easement for ingress, egress and utilities over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of' the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; TOGETHER WITH an easement for ingress, egress and utilities over, upon and across the east 30 feet of the west 220 feet of the south. 30 feet of said subdivision. PARCEL B: South half of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the west 30 feet and the east 30 feet thereof. PARCEL C: The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the east 150 feet; EXCEPT the west 30 feet; and , EXCEPT the north 42 feet thereof conveyed to King County for S.E 128u Street by Deed recorded May 20, 1964, under Recording Number 5738288. (continued) f .r " . PLAT CERTIFICATE SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: PARCEL D: Order No. 580122 The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet'thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155. PARCEL E: The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter in section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; , EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155; AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, in Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155. ' END OF SCHEDULE A • , AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 11 th day of September 2006, affiant deposited via the United States Mail a sealed envelope( s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this Jl& day of ~tftt«W ,2006. The Decision or Recommendation contains a complete list of the Parties of Record. • , [~_H_E_ARI_N_G_E_XAM __ IN_E_R_'S_RE_P_O_R_T __ J " • • September 11, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER: PRomCf NAME: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: I)EVELOPMENT SERVICES REPORT: PUBLIC HEARING: Cam West West Coast LLC 9720 NE 120th PI., Ste. 100 Kirkland, W A 98034 West Coast Preliminary Plat File No.: LUA 04-149, PP, ECF 4925 NE 4th Street (between Field and Hoquiam) Approval for a 60-10t subdivision of a 10.82 - acre site intended for the development of single- family detached residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 22, 2006. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the August 29, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 29,2006, at approximately 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the Exhibit No.2: Site Data and Neighborhood original application, proof of posting, proof of Detail Map publication and other documentation pertinent to this project. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Preliminary Clearing and Grading Plan I \ West Coast preliminaJat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 2 Exhibit No.5: Tree Inventory Plan Exhibit No.7: Preliminary Utility Plan Exhibit No.9: Boundary and Topographic Survey (north prop_erty) Exhibit No. 11: Zoning Map Exhibit No. 13: Aerial Photograph of the Vicinity Exhibit No. 15: Proposed Condition 6 and Revised Condition 6 • Exhibit No.6: Preliminary Drainage Control Plan Exhibit No.8: Wetland Mitigation Plan Exhibit No. 10: Boundary and Topographic Survey (south property) Exhibit No. 12: Landscape Plan Exhibit No. 14: Zoning with 3 Plats The hearing opened with a presentation of the staff report by Elizabeth Higgins, AICP, Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The request is for a subdivision of approximately 10.82 acres located in northeast Renton offNE 4th Street. The proposal is for a 60-10t subdivision of which 46 lots would be developed at a density of9.98 dulac in an R-10 zone and the R-8 zone located to the south would have a density of5.58 dulac. The property is currently vacant. The property fronts on NE 4th Street and is adjacent to several developed subdivisions, the area to the west and east is proposed for additional subdivision. There are several new subdivisions south ofNE 2nd Street that are currently being reviewed. There are two wetland areas; one on the west part of the property and one on the east side. These areas are proposed to be preserved in Native Growth Protection areas with buffers. Some buffer averaging will be required to create building lots, the applicant has agreed to a wetland mitigation plan in order to compensate for the averaging. A Geotechnical Report was submitted that indicates the property does not have any critical areas. The property slopes slightly from the northeast to southwest and the grading on site will be minimal. The property is heavily treed, mitigation will be required for the removal of protected trees. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), which included 6 mitigation measures. No appeals were filed. Several Comprehensive Plan elements are applicable to this project including Community Design Element, Environmental Element, Housing Element and Land Use Element. The development standards of both R-lO and R-8 code requirements will be met. Lots 12,24 and 28 are split by a zone line division. Wetlands were deducted from each of the zones and density was determined by the net area less the area of the wetlands for each zone. , . 1" p. West Coast Pre Immary tat File No.: LUA-04-149 PP, ECF September 11, 2006 Page 3 • .. , , The plan meets the development standards in terms of setbacks and building pads, however the landscape plan will need to be revised as it does not meet code requirements in terms of the number of trees required for each lot, there is no landscaping shown for NE 4th Street and the common area labeled "open space". There is a cul-de-sac in the southeast corner of the property, it has been requested that this be completed as an eventual through street to Hoquiam and then do half street improvement south to NE 2nd Street. The abutting plat that should be coming in soon would be able to participate in this improvement. A 20-foot wide private access easement would serve new Lots 28 and 29. A homeowner's association or maintenance agreement for aU common improvements, including utility and access easements, wetland and buffer tracts was imposed. Traffic, Fire and Parks Mitigation Fees have been imposed on the project. The site is located within the Renton School District and it has been noted that they would be able to handle the approximately 26 new students. The proposed development is within the water service area of Water District 90. There was a question as to whether a Certificate of Water Availability had been made available. Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets. Individual side sewers will be required to be installed to serve the new lots. There are two larger storm drainage tracts, one in the R-IO zone and one in the R-8 zone. They are both on the west side of the plat. There is a small tract adjacent to the alley between Road B and Hoquiam. They have been sized to accommodate all potential runoff, some of the roof drains may be redirected into the wetlands. Sara Slatten,.CamWest West Coast LLC, 9720 NE I 20th Place, Ste. 100, Kirkland, WA 98034 clarified that they were in agreement with conditions as set forth. She presented Exhibit 15, Proposed Condition 6 and Revised Condition 6. This new condition, in lieu of providing the frontage improvements along Hoquiam from south of Lot 32 to Lot 19 of the plat, they are trading off and providing the half-street improvements down to NE 2nd Street. The area in front of Wetland B is not required to have frontage improvements. Lot 12,24 and 28, the three lots referenced on the split zone, those lots were increased in size to adhere to the R-8 standards. The landscape plan will be revised, at this point it was intended to be somewhat conceptual in nature, the plan will be revised as soon as the final engineering plans are reviewed and received. I • West Coast preliminal.at File No.: LUA-04-149 PP, ECF September 11, 2006 Page 4 • The size of the community and the relative small lots associated with this project, an alley would create an enhanced streetscape with more homes without garages facing the street and be able to provide a variety of homes in this community. Ms. Higgins stated that there still will be buffering averaging, a couple of lots will be removed from the area that needs to be averaged. Part of this is due to the lots not being on a straight road and could not be a regular shape. In order to get a building pad it is necessary to edge into the 50-foot buffer in some places. Kayren Kittrick, Development Services Division stated that the alleys are required in the subdivision code. Development Services has been struggling with how to implement them. A safe turning radius off of 4th would be required. It appears that the end of the alley will be blocked off and access will be denied to NE 4th Street. Hoquiam south to NE 2nd, it is not necessary to have frontage improvements in front ofthe wetland. NE 2nd has become a much stronger road than ever anticipated, with so much construction going on in that area it will be rebuilt. Ms. Slatten confirmed that Water District 90 has issued a water availability certificate. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 9:56 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Cam West W~st Coast LLC, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. , . 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4925 NE 4th Street. The subject site is located south ofNE 4th between Hoquiam Avenue on the east and Field Avenue on the west. The subject site includes five underlying tax lots. A single family home has been removed leaving the site vacant. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density residential uses and single- family uses, but does not mandate such development without consideration of other ' '. •• West Coast Preliminary Plat File No.: LUA-04-149 PP, ECF September II, 2006 Page 5 policies of the Plan. The subject site falls into two comprehensive plan designations with the north, the portion of the subject site closer to the NE 4th Street arterial, designated for medium density residential uses while the south portion is designated for single family detached uses. 7. The subject site is currently zoned R-IO (multiple or single family -10 dwelling units/acre) and R-8 (Single Family - 8 dwelling units/acre). The northern 6.67 acres are zoned R-IO while the southern 4.15 acres are zoned R-8. 8. The subject site was annexed to the City with the adoption of Ordinance 4760 enacted in April 1998. 9. The subject site is approximately 10.82 acres or 471,319.2 square feet. 10. The subject site slopes downward toward its southwest comer where wetland is located. 11. The subject site contains two Category 2 wetlands. Wetland A, 56,950 square feet, is generally located along the western boundary of the subject site and extends off the site to the west. Wetland B, 6,823 square feet, is located along the east-central portion of the subject site and it extends off the site to the east. The applicant proposes buffering averaging to create more regular building lots. 12. The submitted tree inventory indicates that there are approximately 281 protected trees, that is trees larger than 8 inches in caliper at 4.5 feet above grade. These protected trees contain a wide variety of species including cherry, maple, cedar, fir and hemlock. The applicant proposes removing all vegetation including significant trees from all areas of the site except for those in the protected wetlands and wetland buffer areas. Code requires that significant trees be replaced at no less than 25% of those removed or 70 trees meeting certain standards. 13. The applicant proposes dividing the subject site into 60 separate lots and five tracts. There would be 46 lots developed under the R-IO zoning found on the north portion of· the site and'14 lots developed on the R-8, or south portion of the site. Five tracts (the numbers have varied with plat redesign) would be provided for access, open space and stormwater detention. The western wetland takes up a substantial portion of the southwest quadrant of the site. The eastern wetland intrudes linearly into the central portion of the eastern half of the subject site. Due to the location ofthese wetlands along the east and west margins of the site, the plat will be traversed by curving streets and will be divided into somewhat irregular blocks. 14. Proposed Lots 12,24 and 28 straddle the line that divides the zoning between R-I0 and R-8. These lots will meet the requirements of the R-8 Zone. The remaining lots be they in the R-IO or R-8 Zones will meet the standards of their respective zones for lot dimensions and setbacks. 15. The plat will develop two main roads. Both roads will enter the site at NE 4th Street at the north end of the site and run south and then east connecting to Hoquiam or Jericho. I West Coast preliminallat File No.: LUA-04-149 PP, ECF September 11, 2006 • Page 6 The applicant originally proposed that the southernmost roadway end in a cul-de-sac but staff recommended that it end at a regular intersection with Hoquiam. A portion of Hoquiam will be developed along the eastern edge of the site but will not be continuous due to the location of Wetland B. Since Code requires plats of20 lots or more to develop standard streets, the applicant will be required to develop Hoquiam along the eastern edge from south of the wetland to NE 2nd Street. The applicant will also be developing two alleys. One will run north to south from 4th from near the center of the north property line providing access to the rear of Proposed Lots 41 to 60. This would create a third intersection with NE 4th Street and each one lot apart from the next. This may create turning conflicts along this major arterial street. Staff recommended that the north-south alley be restricted to right-in and right-out turns. The second alley would be an east to west alley just south of the eastern half of the north property line providing access to Proposed Lots 33 and 40. 16. If the cul-de-sac at the southeast corner of the plat is eliminated in favor of a regular intersection, Proposed Lots·16 and 19 would become corner lots and have to meet the larger standards for such lots. 17. Generally, wetland areas an,d steep slopes are protected by Native Growth Protection easements to make sure that preservation occurs and intrusions are kept to a minimum and staff noted this in their report at Page 17. 18. The density for the plat was calculated separately for each zoning category after subtracting acreage found in the wetlands (63,756 square feet) and dedicated to both public roads(90,831 square feet) and private roads (5,224 square feet). The R-I0 density would be 9.98 units per acre. The R-8 density would be 5.58 dwelling units per acre. The overall density was calculated at 8.4 dwelling units per acre. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 26 sphool age children. These students would be spread across the grades and would be assigned on a space available basis. ~ 20. The development will increase traffic approximately 10 trips per unit or approximately 600 trips for the 60 single-fflmily homes. Approximately ten percent of the trips, or approximately 60 additional peak hour trips will be generated in the morning and . evening. 21. Stormwater will be contained in three detention facilities with some clean stormwater used to recharge the existing wetlands. The stormwater detention tracts will require landscaping per code. There have been storm drainage problems in this area when it was under King County jurisdiction. The ERC imposed conditions on handling stormwater. 22. Sewer service will be provided by the City. Domestic water will be provided by Water District #90. CONCLUSIONS: • West Coast Preliminary Plat File No.: LUA-04-I49 PP, ECF September 11, 2006 Page 7 • 1. The proposed plat appears to serve the public use and interest. While the applicant will be developing portions of what should be wetland buffers, in the main both the wetlands and buffers will be preserved and protected and as a tradeoff to allow reasonable lots to be developed, the applicant will be enlarging and improving other buffer areas. 2. The plat is designed to work with and around the wetlands on the site and with the site's split zoning. The applicant has created a modified street grid system that has two intersecting curving streets providing access to the plat and its sixty lots. The plat has also accommodated the split zoning and both R-IO and R-8 standards have been met in the design of the plat. The division of this site will create additional housing opportunities for those seeking both larger and smaller detached single-family lots. While many of the significant trees will be lost to the development of 60 lots, the applicant will be replanting approximately 70 trees to offset that loss. In addition, street trees and required landscaping will further restore the trees and vegetation lost to development. The applicant will have to comply with code landscaping requirements. 3. The development of new lots and housing will increase the tax base of the City. The mitigation fees imposed by the ERC will further offset impacts that this development will have on area roads, parks and general emergency services. 4. Staff will monitor the three intersections that this plat will be creating along NE 4th Street. The City will reserve the right to close off the alley's intersection with NE 4th if problems are encountered in that area. In order to minimize potential problems, the alley will be limited to right turning movements both into and out of the alley. The applicant will have to provide appropriate turning radii on both sides of the alley. 5. The applicant shall comply with staffs recommendation to eliminate the cul-de-sac and create a full intersection with Hoquiam in order to allow both pedestrian and vehicle connections to roads and public facilities south and east of this plat and comply with the City's goals of creating a grid system. 6. The applicant shall create a Native Growth Protection easement for the wetlands and their buffers. . 7. In conclusion, the applicant has created a reasonable plat for this constrained 10 acre parcel and the City Council should approve the plat. RECOMMENDATION: The City Council should approve the 60-10t Preliminary Plat subject to the following conditions: 1. The applicant shall submit a Wetland Mitigation Plan to demonstrate how the approved buffer averaging would be mitigated in areas abutting the wetland buffers. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording the final plat. I ~-- West Coast Preliminallat File No.: LUA-04-149 PP, ECF September 11, 2006 • Page 8 2. A revised conceptual landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. 3; A homeowners association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. The proposed alley intersecting NE 4th Street shall be signed for right tum in and right tum out only and a median sign shall be installed in NE 4th Street prohibiting a left tum into the alley from the westbound lanes ofNE 4th Street. The City shall retain the authority to close the alley to all turns at NE 4th Street. 5. The outside perimeter ofthe wetland buffer shall be fenced with a split-rail fence. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. 6. The cul-de-sac shown as the terminal point of Road B at the southeast comer of the Plat shall be replaced by a street that intersects Road B with Hoquiam Avenue NE and Hoquiam Avenue NE shall be completed with street improvements to the south as far as its intersection with NE 2nd Street except no improvement shall be required across Wetland B. 7. A Certificate of Water Availability from Water District 90 shall be submitted to Development Services Project Manager at the time of civiVutility construction review. 8. A Native Growth Protection Easement shall be recorded to preserve the wetlands and their buffers and buffer averaged areas and shall be subject to review and approval by the City. 9. Proposed Lots 16 and 19 shall comply with the lot size and setback requirements demanded of Comer Lots. ORDERED THIS 11 th day of September 2006 West Coast Preliminary .. File No.: LUA-04-149 PP, ECF September 11, 2006 Page 9 • TRANSMITIED TillS 11 th day of September 2006 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, W A 98055 Tim Burkhardt 4827 I 97th Avenue E Bonney Lake, W A 98390 Kayren Kittrick Development Services City of Renton Jason Lee 5100 NE 3rd Street Renton, W A 98059 TRANSMITIED THIS 11 th day of September 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Sara Slatten Cam West West Coast LLC 9720 NE 120th Place, Ste. lOO Kirkland, W A 98034 Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, W A 98004 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker,Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 25, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action, as he deems proper. An appeal to the City Council is governed by Title N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies ofthis ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., September 25, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a I \ West Coast prelimina.at File No.: LUA-04-149 PP, ECF September 11, 2006 Page 10 -.-:--,.. land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. Project Location: 4925 NE 4th Street (NE 4th St between Field and Hoquiam) l' N * Note: "applicanr is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecVproperty and not individuals. , CA ! ZONING PI8IPW 'l'JICIDUCAL IIBIlVICBS 01Il6I'06 - - - -_toR ClV Umitft ~ ~ en en ......... .......... P-. P-. ...c::: -.> co .q. .....-I SE 145th Pl. '--200 ~ EXHIBIT .- 15 T23N R5E. 11 " Z < -' a. ... t-< 0) -' < a. 0 u >-t-a: 0) < ~ ~ I!BQ~Il!U BIAllallll" z_ .. 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" . ,'. .' ,/, ,,; I. " /" Hr~ .~,,:-;,;,;':.::.:.:' •• ::.:.:.:': .• ",t •• '. :~,,: ,.:>,->I~' ._:. .. (: :) 1'1 1r· i":l I :., / ::.:l:~;: .J'.!f.p,j.~._ .........:... • _ .' :" . . .' .~+l. . i ~:.-_-(. "Ii' .,' I ," ~ h1-;' / 'i~~:'.} _,,_ .. ". C-'<--• " " ;, "1' "~I 'j"'" ,rooso(.<', __ ~._ ..... _-~, " .' .,(:1 '1. .• " I,;J' 1""~ , ")0" " j' -,. "r ~"-"',,,/ _ . ",v"" ',' ____ • ~~~I _'_ /' \ I \') ~l~\ . .. .' \ .....-;~ ________ .1" ':7 :\\':;"1"'''/ <' -:--:;;.)I:::..:_.J c CQ ~ M ~ ! I lniH ~ ~ ~.~§ I~;ld l-en < o () l-en w 3: ~ 2 ... ~ >-~ ~ 2 ~ a. , ;~' .. " .. ~""~~~~.:;::~:.~;::~:~~~:~;:~~;:~:~~::;~;:+ "';" ) z6j ft '2, Z4, AHf) II war LOT _ SEllllCICS IOoUoCDIT I"" -__ _ JIIEQUlREWtN11 nlR 111-8 IONt TO VNJ~T lIW:rI I*U. 1£ 10' P'OR wE'nNIg ANti IUmR "'ACTS AND t.fTIQA.TQI sa; SHUT 10 ,'.40' "" 00'''-~I _____ ,""" 40 40 80 I"" 00',, __ -IICET .colt f.et Oote: ___ lor 4 10 " q \ \. WEST COAST .IIEl!WBB; QW'WESI' EXHIBIT e72D ME t2ClOl Pl. s.a. ,'00 --.... -,-........ _--o ....,...-~--,.,-~~------------l SiIe ee...elop",ent Associotes.LLC ca:tZealNlwwc ............. tIIOtl WETLAND MITIGATION PLAN 8 • • 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004. 2. The project shall comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control-level 2) and water quality facilities. 3. The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south terminus of the new Road 'B', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. 4.' The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat.' • • West Coast Preliminary Plat Conditions August 29, 2006 Staff Report Condition #6 The cul-de-sac shown as the terminal point of Road B at the southeast comer of the Plat shall be replaced by a street that intersects Road B with Hoquaim Avenue NE and Hoquaim Avenue NE shall be completed with street improvements to the south as far as its intersection with NE 2nd -Street. Proposed Revision to Staff Report Condition #6 Due to wetland fill constraints, half street frontage improvements are not required along Hoquiam Avenue NE adjacent to lot 32 south to lot 19 of the subject Plat.-The cul-de-sac shown as the terminal point of Road B at the southeast comer of the Plat shall be terminated. Half street frontage improvements shall be installed along Hoquaim Avenue NE from the south terminus of the new Road B to the Plat's south property line. The Plat shall be served by a half street improvement from the southeast comer of the property until its intersection with NE 2nd Street. Exhibit l5 ----- From: To: Subject: Fred Kaufman Elizabeth Higgins Re: West Coast Preliminary Plat LUA04-149 All correspondence with this office regarding pending land use applications must be part of the public record. Your email and this response will be placed in the official file. >>>·Elizabeth Higgins 09/01/064:30 PM »> Was there supposed to be a condition recommended by staff requiring formation of a Native Growth Protection Easement for the wetlands and their buffers? I think so ... (oops!) Thank you! Elizabeth Elizabeth River Higgins, AICP Senior Planner Development Services Division Planning/Building/Public Works Department Renton City Hall, Sixth Floor 1055 South Grady Way Renton Washington 98055 (t) 425-430-7382 (f) 425-430-7300 J From: To: Date: Subject: Elizabeth Higgins Kaufman, Fred 9/1/20064:30:09 PM Re: West Coast Preliminary Plat LUA04-149 Was there supposed to be a condition recommended by staff requiring formation of a Native Growth Protection Easement for the wetlands and their buffers? I think so ... (oops!) Thank you! Elizabeth Elizabeth River Higgins, AICP Senior Planner Development Services Division Planning/Building/Public Works Department Renton City Hall, Sixth Floor 1055 South Grady Way Renton Washington 98055 (t) 425-430-7382 (f) 425-430-7300 STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being flfst duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on August 7, 2006. The full amount of the fee charged for said foregoing publication is the sum of$147.0~ , ... ~,.on ~al Advertising Representative, King County Journal Subscribed and sworn to me this 7th day of August, 2006. ,\\\~WWfPfl ,\' n C-Q II/ " 0, v -Ai!. /; ",-'\ 'I,) ,.,"" ••• " '# ",' /i <. • • .' ~A"~; ,:-: .' o(1\mISs/, • '0 "O~-;..;. ",: " (; 0.., • , <'.. • '\' ~ • ., ,.. ':.1> ~.~ /1.10 ' 't,... ~ . . leI) ~.~ -8tJ ~jC!Y) ~'1J ') 7 ~:-, 0401 0 .. ..j,,"'" B D Cantelon ':., __ 1 '.',~) : ~ ~ Notary Public for the State of Washington, Residing in Kent;,~a~~in'~qVostl"f\~;~:" .f! PO Number: • ','" ~ . " , . '" , ... '':;' ". >;,J ~ t>\~.~~~~ ... >~ .. ~·""~~~oI,1.l~,,,,, NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVlb'W COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Munidpal Code. We,St Coast Preliminary Plat LUA04-149, Pp, ECF Location: West side of Hoquiam Ave NE, south of NE 4th Street. The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant par- cels' of land, totaling 10.82 Il('Tes, into 60 lots suitable for single- family residential development. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 duJa using the R-10 devel- opment standards. The R-lO lots would range in size from ,approxi- mately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 duJa using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on Augnst 21, 2006. Appeals must be filed in writ- ing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Sec- tion 4-8-11O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 4S0-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on August 29, 2006 at 9:00 AM to con- sider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the pub- lic hearing. Published in the King County Journal August 7, 2006. #861255 ... ~ '. ~I ... ~~ __________________________ __ • - CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 22nd day of August, 2006, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Sara Slatten, CamWest Tim Burkhardt Jason Lee Jennifer McCall (Signalure of Sender):/~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Representing Owner/Contact POR POR POR I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~~es and purposes mentioned in the instrument. ..... ""~N~\~II',' ~ \.." rJ~"1. .::t "'"""\\\\I\'I'~.A 'I. -....... ":.t.:.\0 .. • irI"'1 ". V. .: ~'S:f.'<' ·"'i;'_J,;,11 . z".'i' '"':4'11. Dated: 8/~\(Xp d for the State 'slilngtoit 1'1'1\ ~ :;0 _. _ (I)~ ~ (\j ~ ~ = ~ Notary (Print): AW'.\oQ cL"f \"\0 \~~~kV':Q0 \1I'1~'1 ~BL~ Iy My appointment expires: ~-\.C\ ... \. o","?;.}!"( 19-'\'!.:.~tV ., .. ", " 0 I"\\\\", ..... ~,.:oo '" 'F: WA$~ ~,,". 'h\\\\\\",,-.; Project Name: . West Coast Preliminary Plat Project Number: LUA04-149, PP, ECF PROJECT NAME: West Coast Preliminary Plat PROJECT NUMBER: LUA04-149, PP, ECF PROJECT DESCRIPTION: The applicant* is requesting Preliminary Plat approval for a 60-lot subdivision of several parcels of land totalling 10.82 acres. The property is located on the south side of NE 4th Street in the Renton Highlands Plateau area. Several tracts for open space and storm drainage are included. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8. Forty-six lots would be developed at a density of 9.98 dwelling units per net acre (du/a) using the Residential 10 (R-10) standards. Fourteen lots would be developed at a density of 5.58 du/a using the Residential 8 (R-8) development standards. The R-10 lots range in size from 3,000 sf to 4,400 sf and the R-8 lots range from 4,500 to 4,800 sf. Access would be available from the north from NE 4th St via new roads, from the east via an existing section of Graham Ave. NE, and from the south from a new connection to NE 2nd Street. PROJECT NAME: Emerson Short Plat PROJECT NUMBER: LUA06-078, SHPL-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Short Plat approval for the subdivision of a 29,959 sq ft (0.69 acre) parcel zoned Residential - 8 dwelling units per acre (R-8) into five lots intended for the eventual development of detached single-family homes. The resulting density would be 7.27 du/acre. The proposed lot sizes range from 5,101 to 8,101 sq ft. Access to Lots 1 through 3 would be from Field Ave. Lot 5 would be accessed from what is currently an unimproved portion of NE 8th St. Lot 4 would access via a pipestem from NE 8th St. The existing house would be retained on new Lot 1. The applicant has indicated no significant trees on the site. HEX Agenda 8-29-06 PUBLIC HEARING • City of Renton . Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: August 29, 2006 Project Name: West Coast Preliminary Plat Owner: CamWest West Coast LLC; 9720 NE 120th P., #100; Kirkland WA 98034 Applicant: same as above Contact: Sara Slatten at CamWest File Number: LUA-04-149, ECF, PP Project Manager: Elizabeth Higgins, AICP Project Description: The applicant* is requesting Preliminary Plat approval for a 60-lot subdivision of several parcels of land totalling 10.82 acres. The property is located on the south side of NE 4th Street in the Renton Highlands Plateau area. Several tracts for open space and storm drainage are included. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8. Forty-six lots would be developed at a density of 9.98 dwelling units per net acre (du/a) using the Residential 10 (R-10) standards. Fourteen lots would be developed at a density of 5.58 du/a using the Residential 8 (R-8) development standards. The R-10 lots range in size from 3,000 sf to 4,400 sf and the R-8 lots range from 4,500 to 4,800 sf. Access would be available from the north from NE 4th St via new roads, from the east via an existing section of Graham Ave. NE, and from the south from a new connection to NE 2nd Street. . Project Location: 4925 NE 4th Street (NE 4th St between Field and Hoquiam) l' N * Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the project/property and not individuals. City of Renton P/B/PW Departmeme WEST COAST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29, 2006 Page 20f18 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Site Data and Neighborhood Detail Map (dated March 7, 2006) Exhibit 3: Preliminary Plat Plan (dated March 7, 2006) Exhibit 4: Preliminary Clearing and Grading Plan (dated March 7, 2006) Exhibit 5: Tree Inventory Plan (dated March 7, 2006) Exhibit 6: Preliminary Drainage Control Plan (dated March 7,2006) Exhibit 7: Preliminary Utility Plan (dated March 7, 2006) Exhibit 8: Wetland Mitigation Plan (dated March 7, 2006) Exhibit 9: Boundary and Topographic Survey (north property, dated March 8, 2004) Exhibit 10: Boundary and Topographic Survey (south property, dated March 8, 2004) Exhibit 11: Zoning Map -Sheet F 6 East (dated 02/16/06) C. GENERAL INFORMATION: 1. 2. 3. 4. Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: CamWest West Coast LLC Residential -10 (10 dwelling units per net acre) and Residential-8 (8 dwelling units per net acre) Residential Medium Density (RMD) and Residential Single- family (RSF) vacant 5. Neighborhood Characteristics: 6. 7. 8. Access: Site Area: Project Data: North: Windsong single-family development, R-10 zoning East: Developed single-family residential R-10 zone South: Developed as low density single-family residential; zoned R-8 Northwest: Undeveloped Commercial Arterial zone Southwest: Pending single-family development (Magnussen Preliminary Plat), zoned R-8 NE 4th Street and NE 2nd Street to new public roads 10.82 acres (90,831 gross square feet) Area Comments Existing Building Area: N/A N/A N/A N/A N/A N/A New Building Area: Total Building Area: D. HISTORICAUBACKGROUND: HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PtA T • Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DA TE: AUGUST 29. 2006 Action Annexation Comprehensive Plan Zoning Land Use File No. NIA NIA NIA Ordinance No'/Recording No. 4760 4760 4760 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 30f18 Date 04/21/1998 04/21/1998 04/21/1998 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Community Design Element: New Development; Site Planning; Architecture; Landscaping; Streets, Sidewalks, and Streetscape Objectives and Policies 2. Environmental: Wetlands Objective and Policies 3. Housing: Objectives and Policies 4. Land Use Element: Residential Single Family Objectives and Policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed Preliminary Plat consists of five tax parcels totaling approximately 10.82 acres. A single-family residence has been removed from one parcel, therefore all parcels are currently vacant. The proposed land use action is approval of a 60-lot subdivision for single-family residential development. The land subdivision would inClude tracts for stormwater detention (3), open space (1), and Native Growth Protection Easements (2). HEX report West Coast City of Renton P/BIPW Departmen~ WEST COAST PRELIMINARY PIA T PUBLIC HEARING DATE: AUGUST 29, 2006 I Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 40f 18 The property is located on the south side of NE 4th Street in the Renton Highlands Plateau area. Graham Ave NE (Road 'B') abutts the northeast corner of the property. This street was built to access the adjacent residential development. Street improvements to the west side of Graham will be required by the applicant. A new street, Field Ave NE (Road 'A'), will provide additional access from NE 4th Street. A cul-de-sac, proposed by the applicant, will need to be completed as a fully-improved street through to Hoquiam Ave NE for a future connection east to Jericho Ave NE. Hoquiam will be extended by the applicant south to intersect with NE 2nd Street. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8. Forty-six lots would be developed a t adensity of 9.98 dwelling units per net acre (du/a) using the Residential 10 (R-10) standards. Fourteen lots would be developed at a density of 5.58 du/a using the Residential 8 (R-8) development standards. The R-10 lots range in size from 3,000 sf to 4,400 sf and the R-8 lots range from 4,500 to 4,800 sf. Prior to calculating density the area required for public rights-of-way, private access easements, and critical areas is deducted from the gross acreage. The applicant submitted several studies including: a geotechnical report, wetland delineation, and a preliminary storm drainage report. Two Category 2 wetlands were found to be present on the site. Mitigation for buffer averaging, necessary to create buildable lots in certain areas, has been proposed by the applicant. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. Trees and vegetation would remain in wetlands and wetland buffers. Replacement trees, to compensate for protected trees to be removed, will be required. The Comprehensive Plan deSignates the site as Residential Single Family (RSF). 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 31, 2006, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the West Coast Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on August 7, 2006, and ended on August 21, 2006. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004. 2. The project shall comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -Level 2) and water quality facilities. 3. The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south terminus of the new Road 'B', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. HEX report West Coast City of Renton P/BIPW Departmenze WEST COAST PRELIMINARY PLA T PUBLIC HEARING DATE: AUGUST 29,2006 • Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 50(18 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision. (a) Compliance with the Comprehensive Plan The objectives and policies of the Comprehensive Plan form the basis for zoning and development regulations for land use and building construction. Although all elements of the Comprehensive Plan apply, the most applicable elements for review of this preliminary plat are Community Design, Environmental, Housing, and Land Use. Community Design Element -New Development Site Planning Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Due to the configuration of wetlands that are to be preserved, a strict grid pattern of streets would not be feasible in this plat. Planned streets and alleys are arranged in a "flexible-grid" pattern, however, that connect both internally and with streets in adjacent subdivisions. This is consistent with Renton's established street patterns. Policy CD 15. Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. The blocks are arranged to allow vehicular and pedestrian access points to NE 4th Street, where there is considerable pedestrian activity due to commercial uses and bus routes. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single-tier lots with rear yards backing onto a street. Lots are planned to front on streets. Some lots have alleys at the rear (Lots 34 -38 and 41-60) or abutting the side yard (Lots 33 and 40). Policy CD-19. During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. Trees within wetlands and wetland buffers will be preserved within recorded Native Growth Protection Easements, with the exception of those in buffer averaging areas, HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PLA T PUBLIC HEARING DATE: AUGUST 29, 2006 Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 60f18 which must be replaced at a ratio of one to one. "Protected" trees that would be removed for preparation of building sites would be replaced at a ratio of four to one. Policy CO-26. Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. In spite of interruption of the grid pattern by wetland areas, the vehicle and pedestrian circulation system is internally and externally connected. Staff has recommended that the planned cul-de-sac be replaced by a through street that would connect to existing and future streets to the north, south, and east. Internal streets and alleys have different widths, based on their function. Policy CO-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. . New public roads would provide access to transit and shopping along NE 4h Street. The replacement of the planned cul-de-sac with a street connecting to NE ~d Street and Jericho Ave NE to the east would provide both school and park access for vehicles and pedestrians. Landscaping Policy CO-50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. Trees at the ratio of one per lot, approximately, have been proposed for both sides of all internal streets (not including alleys). The Residential 8 zone (Lots 12 -24 and 28) are required to have a minimum of two trees per lot in the front yard setback or within the abutting public right-of way of each lot (see below). In addition, all pervious areas of single-family lots are to be landscaped. Protected trees will either be retained or replaced. Maintenance would be the responsibility of the property owner (individual lots and abutting parking strips) and the Homeowners' Association (common areas including open space and detention tracts and Native Growth Protection Easement areas). Objective CO-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A landscape plan for the West Coast Preliminary Plat has been submitted by the applicant. Completion of the landscaping prior to occupation would be a requirement of the project. Policy C~-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, stormwater detention ponds, and all common areas. The landscape plan includes proposed landscaping of all common areas, public rights- of-way, and detention tracts, with the exception of Tract '0' the open space tract (see below). HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PIA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29, 2006 Page 70f18 Policy C~-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, stormwater retention/detention ponds, and common areas. Maintenance of common areas would be the responsibility of the Homeowners' Association. Maintenance of landscaping is required by Renton Municipal Code. Policy C~-56. Surface water retention/detention ponds should be landscaped appropriately for the location of the facility. The applicant has proposed detention vaults within tracts for the West Coast Preliminary Plat. The tracts would be landscaped. Streets, Sidewalks, and Streetscape Objective CO-M: Develop a system of residential streets, sidewalks, and alleys that serve both vehicles and pedestrians. Policy C~-59. A citywide street and sidewalk system should provide linkages within and between neighborhoods. Such system should not unduly increase pass-through traffic, but should create a continuous, efficient, interconnected network of roads and pathways throughout the City. The proposed internal circulation system would be consistent with the objective of creating a network of roads and pathways that provide efficient linkages, without encouraging pass-through traffic. Policy CO-60. Criteria should be developed to locate pedestrian and bicycle connections in the City. Criteria should consider: a) Linking residential areas with employment and commercial areas; b) Providing access along arterials; c) Providing access within residential areas; d) Filling gaps in the existing sidewalk system where appropriate; and e) Providing access through open spaces and building entries to shorten walking distances. The proposed preliminary plat would encourage pedestrian and bicycle connections through implementation of most of the suggested criteria. Policy CO-61. Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. The streets are planned to be the narrowest allowed by City code (see below). Policy CO-62. Landscaped parking strips should be considered for use as a safety buffer between pedestrians and moving vehicles along arterials and collector streets. Renton Municipal Code requires a five foot (5) landscaped area parallel to and abutting the fronting arterial, NE 4th Street (see below). Policy CO-65. To visually improve the streetscape, increase the safety of perimeter sidewalks, and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Alleys are preferred in small- lot subdivisions to provide higher quality Site-planning that allows garage access from the rear and reduces curb cuts and building mass on narrow lots. The applicant has provided alleys wherever feasible. HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29, 2006 Page 80f18 Policy CD-66. Sidewalks or walking paths should be provided along residential streets. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic. Sidewalks would be provided abutting all internal streets (excluding alleys). Policy CD-71. All utility lines should be placed underground. All utility lines will be placed underground. Environmental Element Wetlands Objective EN-D: Preserve and protect wetlands for overall system functioning Policy EN-S. Achieve no overall net loss of the City's remaining wetlands base. The proposed plat would not result in the loss of wetlands. Policy EN-g. In no case should development activities decrease net acreage of existing wetlands. Development activities associated with the West Coast Preliminary Plat would not decrease the net acreage of existing wetlands. Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for the biological regime, reduce amount and velocity of run-off, and provide for wildlife habitat. Although limited buffer averaging would be necessary, additional buffer area would be enhanced to provide adequate protection of wetlands to remain. Maintenance of buffer areas would be the responsibility of the Homeowners' Association. Policy EN-13. When development may impact wetlands, the following hierarchy should be followed in deciding the appropriate course of action: a. avoid impacts to the wetland, b. minimize impacts to the wetland, c. restore the wetland when impacted, d. recreate the wetland at a ratio which will provide for its assured viability and success, e. enhance the functional values of an existing degraded wetland. Impacts to the wetland should be avoided or minimized during construction and occupancy (see below). If damage occurs, restoration would be required. A mitigation plan to enhance wetland buffers would be required as a condition of approval of a buffer averaging plan. HEX report West Coast City of Renton P/B/PW Departmen_ WEST COAST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29. 2006 Page 90f18 Housing Element Moderate and Middle Income Housing Objective H-D: Encourage the private sector to provide market rate housing for the widest potential range of income groups including middle"" and moderate-income households. Policy H-16. Encourage home ownership opportunities affordable to moderate income households. By allowing single-family detached structures to be constructed on relatively small lots, the houses in the West Coast Preliminary Plat should be affordable to middle- and moderate-income households. Policy H-24. Disperse moderate-income housing in all areas of the City that have vacant land. By approving subdivision of land into parcels of approximately 3,000 to 4,8000 sf each, moderate income housing would be available outside in an area of the City that has traditionally had large lot residential tracts. This provides the opportunity for families to live outside of the Urban Center, in a more "suburban" environment. Land Use Element The West Coast Preliminary Plat consists of two Comprehensive Plan land use designations, Residential Medium Density and Residential Single-family. Residential Medium Density Land Use Designation The northern portion of the site is deSignated Residential Medium Density (RMD) on the Comprehensive Plan map. The RMD designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. Policy LU-160. Support projects that create neighborhoods with diverse housing types that achieve continuity through the organization of roads, sidewalks, blocks, setbacks, community gathering places, and amenity features. It is anticipated that the plat design, coupled with the Homeowners' Association and Renton's active "Neighborhoods Program," will encourage the development of a cohesive neighborhood. Policy LU-161. Support residential development incorporating a hierarchy of streets. Street networks should connect through the development to existing streets, avoid cul-de-sac or dead end streets, and be arranged in a grid street pattern (or a flexible grid street system if there are environmental constraints). The proposed development would use a hierarchy of streets to connect to the existing arterial and off-site collector streets in a flexible-grid configuration. Policy LU-171. Buildings should front the street rather than be organized around interior courtyards or parking areas. Houses will front on streets throughout the plat. HEX report West Coast City of Renton PIB/PW Departmene WEST COAST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29. 2006 Page 100f18 Residential Single-family Land Use Designation The southern portion of the plat is designated Residential Single-family (RSF). The objective established by the RSF is to designate land for quality residential single- family development organized into neighborhoods at urban densities. The intention is that large subdivisions are carefully designed to enhance and improve the quality of single-family living environments. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single-family Land Use. Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would provide 60 residential lots, which would further Growth Management targets. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The fourteen lots within the R-8 zone would be at a density of 5.58 dwelling units per net acre, after the required deductions, and is within the preferred density range of the R-8 zone. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The R-8 zoned portion of the site is larger than one acre, therefore the R-8 lots can be smaller than 5,000. All R-810ts are 4,500 sf or larger. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lot areas do not include access easements. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan has been submitted (see below). Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. Trees and vegetation will be removed outside of the wetlands and their buffers within the plat. However, all pervious areas, except rear yards, are required to be landscaped. This will compensate for the loss of vegetation, to a certain extent. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptual landscape plan has been submitted indicating that common areas, including detention tracts, will be landscaped (see below). HEX report West Coast City of Renton PIB/PW Departmente WEST COAST PRELIMINARY PLA T e Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29. 2006 Page 11 of 18 Policy C~-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retentionldetention ponds, and common areas. The applicant will be required to incorporate a Homeowners' Association (see below), which will be responsible for maintenance of all common improvements. (b) Compliance with the Underlying Zoning Designation. The 10.82 -acre site (gross area) consists of five parcels. Four are within the Residential 10 Dwelling Units per Acre (R-10) zone and one is designated Residential- 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 60 dwelling units along with associated plat improvements. Forty-six lots are within the R-10 zone and fourteen are in the R-8 zone. Density -In the City of Renton, residential density is based on the land area less public streets, private access easements, and critical areas. The West Coast property contains approximately 90,831 sf of public streets, 5,224 sf. of private street area and access easements, and 63,756 sf of critical area. The total deduction would be 159,811 square feet from the gross site area. After the deduction of 159,811 sffrom the 471,319 gross square foot parcel (471,319 gsf site -159,811 sf = 311,508 net sf (7.15 A), the proposed plat would have a net overall density of 8.4 dwelling units per acre. (60 units /7.15 acres = 8.4 dulac). Because the plat has two zones, density must be calculated by zone. The net area of the R-10 zone is 4.61 acres. The allowed density range in the R-10 zone is 7 to 10 dwelling units per net acre (du/a). The density of the forty-six R-10 lots would be 9.98 du/a. The allowable density range in the R-8 zone is between 4 and 8 du/a. The 14 lots in the 2.51 acre R-8 zone would be developed at a density of 5.58 dulac. Both zones would be developed at the allowable densities as proposed. Lot Dimensions and Sizes -The minimum lot width in the R-10 zone requires 30 feet for interior lots and 40 feet for corner lots. The minimum lot depth in the R-10 zone is 55 feet. Although most lots in the plat would be somewhat irregular in shape, lot widths in the R-10 zone as proposed would generally range from 32 feet to 45 feet and lot depths are proposed to be from 70 to 80 feet. Most lots would be larger than the minimum of 3,000 square feet. All lots in the R-10 zone comply with minimum lot dimension and size requirements. The minimum lot width in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots with a minimum lot depth of 65 feet. Because roads are curved, to avoid wetlands and wetland buffers, lots are somewhat irregular in shape. Average lot widths for lots in the R-8 zone as proposed would range from 50 to 72 feet and average lot depths are proposed from 65 to 86 feet. Lot sizes would be between 4,502 and 4,874 square feet. All lots in both zones comply with lot dimension and size requirements. The plat would create 60 lots and five tracts with the following zone, sizes, access, and alley availability: HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PLA T PUBLIC HEARING DATE: AUGUST 29. 2006 Lot Table Zone Lot R-10 1 R-10 2 R-10 3 R-10 4 R-10 5 R-10 6 R-10 7 R-10 8 R-10 9 R-10 10 R-10 11 R-8 12 R-8 13 R-8 14 R-8 15 R-8 16 R-8 17 R-8 18 R-8 19 R-8 20 R-8 21 R-8 22 R-8 23 R-8 24 R-10 25 R-10 26 R-10 27 R-8 28 R-10 29 R-10 30 R-10 31 R-10 32 R-10 33 R-10 34 R-10 35 R-10 36 R-10 37 R-10 38 R-10 39 R-10 40 R-10 41 R-10 42 R-10 43 R-10 44 R-10 45 R-10 46 R-10 47 R-10 48 R-10 49 HEX report West Coast Area (square feet) 3,708 3,307 3,307 3,309 3,383 3,232 4,194 3,618 3,104 3,027 3,173 4,561 4,532 4,517 4,568 4,503 4,531 4,504 4,658 4,538 4,517 4,590 4,502 4,874 3,235 3,282 3,734 4,777 3,950 4,403 3,504 3,575 3,354 4,039 3,240 3,240 3,240 3,398 4,063 3,119 3,558 3,026 3,026 3,026 3,026 3,026 3,001 3,001 3,002 Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 120f18 Proposed Access Alley Available Road A no Road A no Road A no Road A no Road A no Road A no Road A no Road A no Road B no Road B no RoadS no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no Road B no· Road B no Road B no Road A via T raet C no Road A no Road A no Road A no Road A no H~quiam Ave NE yes Road A yes Road A yes Road A yes Road A yes Road A yes . Road A yes Road B yes Road B yes Road B yes Road B yes Road B yes Road B yes Road B yes Road B yes Road B yes Road B yes City of Renton PIB/PW Departmene WEST COAST PRELIMINARY PiA T PUBLIC HEARING DATE: AUGUST 29,2006 Zone Lot Area (square feet) R-10 50 3,008 R-10 51 3,352 R-10 52 3,015 R-10 53 3,000 R-10 54 3,028 R-10 55 3,000 R-10 56 3,021 R-10 57 3,020 R-10 58 3,020 R-10 59 3,019 R-10 60 3,489 Tract Table Tract Purpose C Access D Open Space E Detention F Detention Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 13 of 18 Proposed Access Alley Available Road B yes Road B yes Road A xes Road A xes Road A yes Road A yes Road A yes Road A xes Road A yes Road A yes Road A ~es Size (sf) 1,580 1,508 6,273 8,390 Setbacks -The R-10 zone requires minimum front yard setbacks for the primary structure of 15 feet and 20 feet for attached garages that access from the front yard street. The side yard setback for detached single-family structures is 5 feet, except when the side yard abuts a street, in which case the setback is 10 feet for the primary structure, and 20 feet for attached garages that access from the side yard street. Rear yard setbacks, when an attached garage is accessed from the street are 5 feet. If garages are accessed from an alley, however, the rear yard setback is 3 feet, provided sufficient distance is provided to allow a 24 foot back-out space. The R-8 zone requires minimum front yard setback of 15 feet for primary the structure and 20 feet for attached garages which access from the front yard street. Side yard setbacks along a street (corner lot) are 15 feet and interior side yard setback is 5 feet. Setbacks are shown on the Preliminary Plat plan and appear to comply with the setback requirements. The exception is where the cul-de-sac is currently shown on the plan. Lots 16 and 19 will become corner lots in the R-8 zone and therefore, require 15 foot side yard setbacks for the primary structure and 20 feet for attached garages accessed from the street, Hoquiam Avenue NE. A correction of the Preliminary Plat plan will be required. All setbacks would be verified prior to the issuance of individual building permits. Building Standards -Both the R-10 and R-8 zones permit one single-family residential structure per lot. Accessory structures are permitted, in both zones, at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. The 60 proposed lots would support one primary structure on each lot. Building height in the R-10 and R-8 zones is limited to 2 stories and 30 feet for primary structures and one story and 15 feet for detached accessory structures. . HEX report West Coast City of Renton P/BIPW Departmene WEST COAST PRELIMINARY PtA T PUBLIC HEARING DATE: AUGUST 29, 2006 e Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 140f18 Maximum building coverage in the R-10 zone is 70 percent for detached structures. Because all lots in the R-8 zone are less than 5,000 sf each, the maximum building coverage would be 50 percent. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Landscaping -Both the R-10 and the R-8 zones require off-site landscaping where the plat abuts public streets. The West Coast Preliminary Plat will abut NE 4th St, Graham Ave NE, Hoquiam Ave. NE, and new public streets in the plat (Roads A and B). A five foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y2 inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. Landscaping is required for this subdivision (RMC 4-4-070). General landscape requirements include: on-site landscaping along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of-way; landscaping of all pervious areas in the Plat including detention ponds, and installation of underground irrigation systems or use of drought resistant plant materials. Specific landscape requirements are also applicable to the preliminary plat including those related to: trees, soils, drainage, plants, and berms as outlined in the landscaping regulations. A revised Conceptual Landscape Plan was submitted on August 11, 2006. It indicates a 4 foot planted area along NE 4th Street, which is less than the amount required and no landscaping is shown in areas abutting the other public streets. An Open Space tract is not shown as being landscaped on the conceptual landscape plan. To ensure that landscaping requirements are met, staff recommends as a condition of plat approval that a revised conceptual landscape plan be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are generally at right angles to street lines. All lots would have access to public roadways, or in the case of Lot 28, by a private access easement. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Due to the necessity of using a flexible grid street pattern (because of wetlands to be preserved) the lots are irregular in shape. Lot width averaging is used to meet the minimum lot width as required by the appropriate zone development standards. It will be HEX report West Coast City of Renton PIB/PW Departmente WEST COAST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP PUBLIC HEARING DATE: AUGUST 29, 2006 necessary to demonstrate that all lots meet the required width, depth, and size requirements when building permits are requested. Page 150f18 The Preliminary Plat plan includes setback lines for each lot showing potential building envelopes and the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lots 1, 16, 19, 27, 32, 34, 39, 41 , 51, and 60 to be located at the intersections of public rights-of-way. Each of these lot corners would have a radius equal to or greater than 15 feet. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Primary access to the site is proposed via two new public roads intersecting with NE 4th Street, to the north of the plat, and providing half street improvements along Hoquiam Ave NE. Hoquiam would also be built with half street improvements, or improvements as necessary to create a useable road, from the Plat to NE 2nd Street to the south. Per City of Renton code, projects that are more than 20 residential units in size are required to provide full pavement width per standard (with 36' of pavement total face of curb to face of curb) with curb, gutter and sidewalk on the project side (west) of Hoquiam Ave NE. A 20 ft. wide private access easement would serve new Lots 28 and 29. Street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. . To ensure common improvements are maintained, staff recommends the establishment of a homeowners' association for all common improvements, including but not limited to: utility and access easements, wetland and buffer tracts, as a condition of preliminary plat approval. An alley that extends north -south accessing NE 4th Street has been proposed by the applicant. Alleys are a preferred street type in the City of Renton and are supported by Comprehensive Plan policies. Curb cuts along NE 4th Street, however, are a concern due to safety issues related to additional turns off the principal arterial. The proposed alley would be less than 70 feet in distance from the two primary access roads to the Plat (Roads A and B). As a precaution, staff recommends that a condition of the Hearing Examiner approval be a condition that the proposed alley be signed for right turn in and right turn out only and that a median sign be installed in NE 4th St prohibiting a left turn into the alley from the westbound lanes of NE 4th St. The Preliminary Plat plan also shows Road B terminating in a cul-de-sac. Cul-de-sacs are not preferred street types in the City of Renton and are not supported by the policies of the Comprehensive Plan. Through streets are preferred when it is possible to provide them, as is the case with this plat. Therefore, staff recommends to the Hearing Examiner that a condition be placed on the Plat approval whereby the cul-de-sac shown as the terminal point of Road B at the southeast corner of the Plat be replaced by an . intersection of Road B with Hoquiam and that Hoquiam Ave NE be completed with street improvements to the south as far as its intersection with NE 2nd Street. HEX report West Coast City of Renton PIB/PW Departmene WEST COAST PRELIMINARY PtA T PUBLIC HEARING DATE: AUGUST 29, 2006 Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 16 of 18 This connection would provide access for vehicles and pedestrians to Maplewood Heights School and the large park located at NE 2nd Street and Jericho one block to the east. Topography: The site slopes gradually toward the southwest corner where a King County surface water pond is located. There are no steep or otherwise protected slopes present on the site. A large number of trees, shrubs and groundcover are present throughout the site. An inventory submitted by the applicant indicates approximately 281 "protected" trees, those 8 inches or greater in size measured 4.5 feet above grade, would be removed to prepare the site for construction. Protected trees include cherry, maple, cascara, cedar, fir, and hemlock. All vegetation from the plat will be removed, with the exception of that in the wetlands and wetland buffers. To compensate for the loss of the 281 protected trees, the applicant is required to provide 25 percent of total, 70 trees, at a minimum of 2 inches in caliper measured at 4.5 feet above grade. The approximate location of these trees will be required to be shown on the revised conceptual landscaping plan to be submitted prior to recording the final plat. The soils are classified Lodgement till. The applicant has indicated that required cut and fill should be less than 5 feet to create final grades for building sites. The Environmental Checklist indicates the amount of cut at 6,669 cy and the fill at 15,576 cy. Relationship to Existing Uses: The subject site formerly had at least one residence, since demolished, so the property is currently vacant. The surrounding neighborhood is comprised of new small and older large lot single family properties. The Windsong development, zoned R-8, is adjacent to the north. A new subdivision, the Magnussen Preliminary Plat, is being reviewed concurrently with this project. The Magnussen Plat is located to the east, on the other side of a stream that feeds Westland 'A' of the West Coast Plat. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staffs indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: The applicant has proposed on site recreational areas as amenities for residents in the form of children's' play equipment installed at detention facilities within the plat. These amenities are not required. If constructed, liability and maintenance would be the responsibility of the Homeowners' Association. It is anticipated, however, in spite of these potential amenities, that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would result in approximately 26 additional students (0.44 x 60 = 26.4). The schools would include: Maplewood Heights Elementary, McKnight Middle School and Hazen High School. The school district has indicated that they would be able to handle to additional stUdents coming HEX report West Coast City of Renton PIBIPW Departmena WEST COAST PRELIMINARY p(p,l/' PUBLIC HEARING DATE: AUGUST 29. 2006 Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 170f18 from the proposed development. However, the District has noted that Hazen HS is nearing capacity and McKnight is at capacity. Storm Drainage/Surface Water: Drainage improvements would include curbs, gutters, catch basins, and pipe network for collection of surface water on-site. Runoff would be directed to stormwater vaults located in three designated storm drainage tracts. A wetland recharge analysis would be used to determine which roof drains would be connected to dispersion trench systems and which would be tight-lined to detention vaults. Vaults have been sized to handle the total potential runoff however. The Preliminary Drainage Report, by Site Development Associates LLC, dated March 8, 2006, used specifications that conform to the detention and water quality standards as delineated in the 2005 King County Surface Water Design Manual. Landscaping of stormwater tracts is required by RMC 4-4-070. The applicant is to submit a revised conceptual landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. The applicant is subject to the Surface Water SDC fees of $715.00 per new single family home. Wetlands are present at this site in two locations, one (Wetland 'A') at 56,582 sf borders the west property boundary and the other (Wetland 'B') at 7,174 borders on the east. Staff recommends that Native Growth Protection Easements (NGPE) be recorded to preserve the wetlands and their buffers and buffer averaged areas. Additionally, staff recommends that a Homeowners' Association be incorporated for the Plat to manage and maintain the NGPE. Staff recommends as a condition of approval that the outside perimeter of the wetland buffer be fenced with a split-rail fence. Rear yards of residential property abutting the wetland buffer should not be fenced with sight-obscuring fencing, but rather should utilize the split-rail fence. Water and Sanitary Sewer Utilities: The proposed development is within the water service area of Water District 90 (WD 90). The applicant has not submitted a Certificate of Water Availability with the land use application. Staff recommends as a condition of approval that the applicant provide a Certificate to the City of Renton at the time of civil/utility construction review to ensure the availability of water. Existing and new hydrants are required to be retrofitted with Storz "quick disconnect" fittings. Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District # 90 and City of Renton standards. The applicant must verify all fees, permits, submittal and review of water main improvements plans with the District. Final design plans for water main improvements must be approved by the District with concurrence from the City of Renton. Individual side sewers will be required to be installed to serve the new lots. Dual side sewers are not allowed. The site is subject to the East Renton Interceptor Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SDC). HEX report West Coast City of Renton P/B/PW DepartmenA WEST COAST PRELIMINARY PLA'" PUBLIC HEARING DATE: AUGUST 29, 2006 H. RECOMMENDATION: Preliminary Report to the Hearing Examiner LUA-04-149, ECF, PP Page 180f18 Staff recommends approval of the West Coast Preliminary Plat, Project File No. LUA-04-149, ECF, PP subject to the following conditions: 1. The applicant shall submit a Wetland Mitigation Plan to demonstrate how the approved buffer averaging would be mitigated in areas abutting the wetland buffers. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording the final plat. 2. A revised conceptual landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. 3. A homeowners association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. The proposed alley intersecting NE 4th Street shall be signed for right turn in and right turn out only and a median sign shall be installed in NE 4th St prohibiting a left turn into the alley from the westbound lanes of NE 4th St. 5. The outside perimeter of the wetland buffer shall be fenced with a split-rail fence. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight- obscuring fencing, but rather shall utilize the split-rail fence. 6. The cul-de-sac shown as the terminal point of Road B at the southeast corner of the Plat shall be replaced by an street that intersects Road B with Hoquiam Avenue NE and Hoquiam Avenue NE shall be completed with street improvements to the south as far as its intersection with NE 2nd Street. 7. A Certificate of Water Availability from Water District 90 shall be submitted to Development Services Project Manager at the time of civil/utility construction review. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEX report West Coast ... w w :z: II) ~z ~ 00 n ~~ !~ u~ II ~n ~~ SHEET INDEX BENCHMARKS' ORIGINAL. alii: CITY Of RENTON 8W , 1~1. 3-1/2- T1iII -A ""' -0 ~~BRASS~~~~~T~EK ON INTERS£CTION or HE. 4th STREET(S£. 128th ST.). 140th AVE. SE. ELEV .• 3a8.M' SET RAlI.R(W) SPIKE IN NORTH rACE IN POWERPOl£,SOIJTHSIOEOFN[.4th ST.(SE. 128th ST.) [LEV. -~,to· SET IWl.ROAD SPIKE IN NORTH rACE POWER POlf SOUTH SlOE Of HE. 4th sr. ~ JO FEET EAST Of THE NORTHWEST CORNER Of' SITE. D.EV. -m.o,' REFERENCES: 1. PlAT OF" WlNOSONG DIY. 1 AS RECORDED IN VOl.. HI4 OF PlATS, PAGtS BO-aJ, UNDER RECORDING NO. 200001112000413, RECORDS Of KINO COUNTY, WASHINGTON. MiBlI!IAIi PLAT MORGN<4 PLACE 1>5 RECORDED IN VOL 2~ OF' PLATS. PAGE 68, UNDER RECORDING NO. 2OO2022SOO11!1n, RECORDS OF KING COUNTY, WASHINGTON. MIlIM. an (S RENTON (HAW M) LEGAL DESCRIPTION' .......... THE SOUTH HAlf' Of THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF TKE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE :, EtST, W.N.: EXC£pT THE WEST JO FEET AND TH( EAST JO FEET THEREOf'; ~ THE NORTH HAlf' OF THE SOllTHWESl' 1/4 OF THE NORTHWEST 1/4 Of' THE ~~E'~~st~N~g,~ Jt~RTHr6R~:' EtST, WOW.; ~D EXCEPT THAT PORTION Tt£RE0F' COfNEYED TO KINO COUNTY BY DEED RECORDED UNDER RECORDING NO. 870506OD23; ~ THE WEST 10 FEET or THE EAST 150 f[E1' OF THE NDR'THWEST 1/4 Of' ~~~~IPOF23 ~~~~,I0..sr.:w~~; NORTH£AST 1/4 OF OCCEPT THE NORTH 42 Fm f'OR COUNTY ROAD; B!IIIn..lt THE NORTHWEST 1/4 Of' THE NORTHWEST 1/4 Of THE NCIft'TJM£ST 1/4 OF' THE NORTH£AST 1/4 OF 5[C11ON ". TOWNSHIP 23 NOfmI, RANc:E , EAST. W .... : EXCEPT THE EAST 150 FEET; EXC£pT THE WEST 30 FEET: AND EXCEPT THE NORTH 42 FEET THEREOf COHYEVED TO KING COUNTY FOR RCWI. BY DEED RECOROED UNDER RECOROINC NO. "l8288: B!BO£U; fliE WEST 24 FEET OF THE WEST HALF Of' THE NORTHE'JST 1/4 OF THE ~.'~~23~~450f'£A5f~:~ 1/4 Of' EXCEPT THE NORTH 42 FEET THEREOF' CONVEYED TO KINO COUNTY FOR RCW) UNDER DEED RECORDED UNDER RECORDING NO. 5&4015&: AND THE EAST IJ I FEET OF THE NORTHW£ST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTH£AST 1/4 OF SAID SECTlON I 5: EXCEPT THE NORTH 42 FEET THEREOF COtM;YtO TO KING COUNTY FOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. aa..Ol '5; SIT\JATE IN THE aTY OF RENTON, COUNTY Of KING, STATE Of WASHlNCTOI NW1/4, NE1/4, SEC. 16, T. 23 N., R. 6 E., W.M. WEST COAST PRELIMINARY PLAT May 25, 2006 prepared for CAM·WEST .,._ .. , .. , ....... . VICINITY MAP prepared by 111111 Site Development Associates. LLC 18322 BothoU Way NE; Bolhell, Washington 98011 Office: 42S . ...a6.6533 Fax: 425.486.6593 www.sdaengineers.com APPUCANT: ENGINEER: SURVEYOR: CamW •• t Development, Ina. Sor. Slatten 8720 NE 120111 PL. Suit. #100 Kirkland, WA 88034 Phone: (4211) 8211-181111 81ta Development A •• oolat •• , LLC Roger CooD, P,E, lS322 BolII.1I W.y NE Bothell, WA 88011 Phon.: (4211) 48S·81183 M.ad Gilman l A •• ool.t •• Shan. Barne., P. L. 8. P,O, Box 288 ~~~::nvll:211'f~8:.m~ PROPERTY OWNER WEST COAST INVES1\CENTS 4825 NE 4TH STREET RENTON. WI. 8805.5 TAX PARCEL NUMBERS 1523088080 1523088040 15230811132 152~IIOJII 15230811001 pROJECT STATISTICS ZONING: OOOSS PROPERlY AREA: CRITICAl.. AREAS (WET1..NmS) PUBLIC R/W AREAS: AUlYS, DRNEWAY/ACCFSS AREAS: ~=~g=l!:1~ PROPOSEO LOTS: PROPOSED DENSITY (UNITS/AC): AU.OWED DENSITY (UNIlS/,tC): FRONT: CARAGE: ..... INTERIOR SIDE: CORNER SIDE: R-O 180.757 SF 3!i1.7Q8 SF 23,O!il7SF OSF OSF 100,31' SF 2.51 AC .. '.58 • ,.' ZO' zo' " ,,' R-IO 280,508 SF' 24.048 SF' 58,DOIt SF 11,558 SF' 1~0 SF 200,803 SF' 4.01 AC .. l1.li8 10 10' ZO' '" " 10' RICQMMINPID fOR APPROYAL By: OOt.: By: Dote: By: Oate: ~ ~ ~ ~ ~ N ~ ! i ~~M I ~;dJ ~ I ;i" I -~ ip 1: I ~ .l~ ! ~f~ • 81 ~ lJJ~g~ .... en < o o .... en w ~ SH<ET ... W w :z: II) a: w > o (.) '" -___ lor 1 10 2006 -IO:2SAW lost SaviO !,; !, Ff ( II '11" II, :, I/'/ ' " ~ . g 0 " WEST COAST PRELIMINARY PLAT MAP CITY OF RENTON • COAST PRELIM Y PLAT PLAN m;.~~~~~;~ Z 'II Iqlqlq = CMVM:ST 8720 HE 12Ott1 PL. Sub '100 _"" 98034 425-825--1955 Contact: Saro SIott.n 'EXHIBIT 3 2006 -lO;JQAt.I Lest Sove<I AID CITY OF ~ RENTON ell COAST ," q WEST COAST Site Development Associates. lie PREUMINARY CLEARING & GRADING PLAN ta322toe.1~~IoeMI.~ 91011 ~ \ \ \ " 0\M.\\lfST \ 11720 HE ,20th PI.. Suit. ,'00 _ ......... ~I ... """""" .... -EXHIBIT 4 ~ ..J IL ... > '" a: < 0 II w w a: I- \:)~ H ~!i ~. .... r.l i Ull:: ~ !Kj ~~ ji\l~ ~~~ In' "~,~~ ,:: \ ! \ J.WNI!: *" 0 EXISTING TREE TO BE REWCJY[O -4a8 '* • EXISTING TREE TO RDWN -118 - - --CLtARlNG Ulllns • ALDER '" N'PI.E B BIRCH C CEDoIR r:::w COTTONWOOD CY CHERRY o UNKQWN OECIDUOUS , '" H HEMLOCK " IW'I.£ we IW'I.£ ClUSTER .. """' ..... 5 SPRUCE P PINE '--.. ~ .. ; ... -Seal,,: ocr I \ N., R. 6 E., W.M. ~ ~ ~ ,~ ~ ~ ~ ,-- 8 / I ~!II I . ~i~.i ~~ih ~ ~ I 11 ~ I u; H~ • 8.w g .1(; III iU § z I-< ..J en IL < > 0 a: 0 0 I-Z I-w > en ! W :tl' 3: a: 1-, ,y". RICOMM'NOID fOR APPROVAL I"', Dot" .-. I _ .. - By: Oot.:_.~_ SHaT 7 19y: Oat.: 1~="O' .... ' ___ 1 .. 10 " ~ WEST COAST PREUMINARV DRAINAGE CONTROL PLAN !JD CITY OF ~ RENTON _COAST PREUMINARV-.AGE CONTROL PLAN -1-nc.YfftASSDlSCDllcct DIH'lERS£CTiO.'O 0" N£ 4l'H{ o!r '411, .. Avo.u~ !:Eo atNG" ~l'ED(]/\l'1 \ '-. \ Jl£l/IlJlf£II; QW.Wf'Sr 9720 HE 120th Pl,. Sub "00 _"" 98034 4~1955 Conta<t .... _ --I EXHIBIT I 6 Ii' Ii' Ii' WEST COAST PRELIMINARY UTILITY PLAN MD CITY OF ~ RENTON . ~; ~.'.,-.,,~: .. Site Development Associates. LLC 1&122~Wf:t(HE:loIhIl.wast*'gton9a)11 -- _GEGlEN PRELIMI UTILITY PLAN \ ! " f(ltl.J·~~~~CCt (":r,u;s;::--:,'.:--'.:or,,, '" .• ~.~ ~ .. : .... ' "'-.• ~.:>­;'~'r::,>(~n~' , \ ! ( '" \ / ! i ~\, "- '~-'- ll<l/Il.IlfEB; ?J 01 !II ~ ~ CAM·~ ~~~ Sun. ,'00 "'~1955 Conta<t ........... EXHIBIT 7 2006 -10:J.oIAU Last Saved ~2;;~;:"'·;'·· :~~~~f~,~:j? ~~~ WEST COAST WETLAND MITIGATION PLAN _COAST WETLAN IGATION PLAN i i~ ~~~~~ ~ "! : ~ ;! ~ q"!t.!~~ c.uo-...,-oc..ow-t:·~~!(li~~ ~o i!?l .q ~II!II! °E~;!i~l! li~!(l· m ~ ~1I!.q .il£lI£I.Ilf£& \ \ \ '- CAM·WEST I z , 0 i720 NE 1:zoth PL. Sub ,'00 -,..,..". 43-825-11;55 Conta<t .......... EXHIBIT 8 6 :lJHIHX3 ~ 1& ~~i!; ~ ~ d i! ! ~ ~ o~~ ! • f R;: i ~~! go ~ ~ -'~R Q. • i~, C1> ! 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City IJmit.o 1:4800 PIBIPW TBCIINICAL 8BIlVlClS 0U16f06 15 T23N R5E. 11 I 74 , i!81 2J~~~N R4E 22N R4E RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential 4 dulac ~ Residential 8 dulac I RHH I Residential Manufactured Homes I R-IO I Residential 10 dulac I R-14 1 Residential 14 dulac I RM-rl Residential Multi-Family IRH-T I Residential Multi-Family Traditional IRH-U I Residential Multi-Family Urban Center* MIXED USE CENTER @J Center Village IUC-Ntl Urban Center -North 1 ~c-N21 Urban Center -North 2 Q!] Center Dcnrnlown* ~ Commercial/Office/Residential COMMERCIAL ~ Commercial Arterial- ~ Commercial Office* o Commercial Neighborhood 35 T23N ~E··--., 36 833 ! J~ 2T22N R?E \ INDUSTRIAL ~ Industrial -Heavy o Industrial -Medium. o Industrial -Light <p> Publicly oll'lled --Renton City Limits --Adjacent City Limits _ Book Pages Boundary LA YOUl 1 T2 KROLL PAGE • May include Overlay Districts. See Appendix maps. For additional reaulatioDs in Overlay Districts. please Bee RMC .-3. PAGE# INDEX SECTfTOWN/RANGE Printed by Print & Mail Services, City of Renton Kathy Keolker, Mayor' August 22; 2006 Sara Slatten CamWest 9720 NE 120TH PL #100 Kirkland, WA 98034 SUBJECT: West Coast Preliminary Plat LUA04.,149, PP, ECF . Dear Ms. Slatten CIT~F. RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the. appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced . project. No appeals were filed on the ERCdetermination. This decision is final: The applicant must cqmply with all ERC Mitigation Measures outlined in the. Report and. DeCision dated July 3.1 " . . 2006; : A Hearing Examiner Public Hearing has been scheduled,for'August 29~ 2006,The applicant or representative(s) of the applicant'are required to be pre-sent..Enclosed is a copy 'of . the Preliminary Report to the Hearing Examiner for ypur review .. " ... . ' .. If yo~ have any questions; pl~ase feel free to contact me at (425) 43.0-73.82 .. . ' For the Environmental Review Committee, a7~J~~ Elizabeth Higgins,' . SeniOr Planner' . . cc: CamWest West Coast LLC I Owner .. Tim Burkhardt, Jason Lee, Jennifer McCall I Parties of Record . , . .", ~ ... ' ," ~, . ~ . ~ . ~ ~ ~. ~ .~ -,..,----'----·-l-O-SS-s-o...,..uth-' -Gr-'-ad~y-w-aY-'--R-e-nt-on,-w-as-hin-' -gt-on-9-S0-SS--'------,.----.:.-R E N T()N . . '(i)ThiS paper c<:intains 50% re~~aterial. 30%0051 consumer AHEAD 'OF ·THE CURVE ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: We.t Co .. t Preliminary Plat PROJECT NUMBER: LUA04-149, PP, ECF LOCATION: On the weat side of Hoquiam Avenue NE. south. of NE 4th Street DESCRIPTION: The proponent of the Weat Coast Preliminary Plat la requesting SEPA environmental review and Preliminary Plat approval for 8ubdlvlslon of .everal vacant parcels of land, totaling 10.82 acr.s, Into 60 Iota 8uttable for alngl&-famlly residential development Because the property is bisected by • zone line, the north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 acrea are zoned Residential 8 (R-8). Forty .. lx Iota would be developed at a density of 9.98 duJa using the R-10 development atandardB. The R-10 lota would range In liz. from approximately 3,000 sq ft to 4,400 aq ft. FourtH" Iota would be developed at a density of 5.58 du/a using the R-B standards. The R-B lots would be between 4,500 sq. ft. and 4,800 aq. II. . THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on August 21, 2006. Appeals must be flied In writJng together wtth the required $75.00 application fee wlth: Hearing Examiner, Clty of Renton, 1055 South Grady Way. Renton. WA 98055. Appeals to the Examiner are governed by City of Renton" Municipal Code SectIon ~·110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's OffIce, (425) 430-8510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 29, 2006· AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. -"r' CERTIFICATION I, 5"E-TH GEi5£(2... , hereby certify that.3 copies of the above document were posted by me in 3 conspicuous places or nearby the described property on ---~ ~"'\\\\\\\\" . ~ i¢;z ~"""'i"'N ~"'I DATE: "3 ~ 1-ofcJ SIGNED: ~ .:--:.~ ':"'~'\~~\')}t~I"~~I.~ J -r-y =hY$[-. ....,...A'I~ ;:~ff~· O"tA., ~ ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in ~ « fft ~ J.. at\ ~ ~ ~o _. -~ ~ .. ~ ~ .c. j~E bUB\.~() ~ffEE ~~~~~~~~~~~~~."~"~'19~\~,~~~ . 'I ~ II"\I\\\"""~~~ I" OF Wp..9 ':'<. .... ~. 1\1,\\\\\\\",' ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: West Coast Preliminary Plat PROJECT NUMBER: LUA04-149, PP, ECF LOCATION: On the west side of Hoquiam Avenue NE, southe of NE 4th Street DESCRIPTION: The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-family residential development. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R-10 development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 21, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 29, 2006-AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Kathy Keolker, Mayor . August 3, 2006 Sara Slatten CamWest 9720 NE 120TH PL #100 Kirkland, WA 98034 SUBJECT: West Coast Preliminary Plat LUA04-149, PP, ECF Dear Ms.' Slatten: CITY~F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC)to advise you that they have completed their review of the subject project and have issued a threshoid Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section B for a list of the Mitigation Measures. Appeais of the environmental determination must be filed in writing on or before 5:00 PM on . August 21,2006. Appeals mustbe filed in writing together with the required $75.00 application fee with: Hearing Exaniiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are govemedbyCity of Renton Municipal Code Section 4':'8:-110.B. Additional information regarding the appeal process may beobtaine~fromthe Renton City Clerk'sOffice, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the. Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on August 29, 2006 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise . your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. . For the Environmental Review Committee, Elizabeth Higgins Senior Planner cc: Tim Burkhardt, Jason Lee, Jennifer McCall I Party(ies) of Record Enclosure ----~-1-(j5-5-S-o-uth-.-Gra-dy-W-ay-,---R-en-to-n,-w-as-hin-· -gt-on-98-0-55---'---~'--· ~ . ~ This paper contains 50% recvcled material. 30% post consumer AHEAD OF THE CURVE August 3, 2006 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITYtpF RENTON PlanningIBuilding/PublicWorlcs Department' Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 31,2006: DETERMINATION' OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: West Coast Preliminary Plat LUA04-149, PP, ECF On the west side of Hoquiam Ave NE, south of NE4th Street The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for'single-family residential development. Because the property is. bisected by a zone line, the north 6.67 acres are zonedResidential10 (R- 10, ten dwelling ,units per net acre) and the south 4.15 acres are zoned Residential 8 (R-B). Forty-six lots would be developed at a density of 9.98 du/a usingthe,R-10 development standards. The R-10 lots would range in size from, approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a using the R-S standards. The R-B lots would be between 4,500 sq. ft. and 4,800 sq. ft. Appeals of the environmental determination must be filed. in writing on or before 5:00 PM on August 21, 2006. Appeals must be filed in writing together with the required $75,00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton MuniCipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office; (425) 430-6510. . If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) . Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers . Stephanie Kramer, Office of Archaeology & Historic Preservation ~E""Oc .... IQ""SLUlllr""p.---I-O-S-S-S-OU-th-Gr-ad-Y-.-W-a-Y---R-en-to-n-,-W-as-h-in-'gt-o-n-98-0-S-S ------~ . t+') This Dacer contains 50% recvcled ma1erial, 30% cost consumer AHEAD OF THE CURVE e CITY OF RENTON _, DETERMINATION OF NON-SIGNIFICANCE-MITIGA TED , 'IVIITIGA il'oN MEASURES ' ' APPLICATION NO(S}: LUA04~149, PP, ECF APPLICANT: CamWest West Coast LLC PROJECT NAME: West Coast Preliminary Plat DESCRIPTION OF PROPOSAL: , The proponent of the West Coast Preliminary Plat is requesting SEPA ' environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-'family resiqential development. Because the property is bisected by a zone line, the, north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 ' acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R-10 , development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. ' LOCATION OF PROPOSAL: LEAD AGENCY: On the west side of Hoquiam Avenue NE, south of NE4th Street ,'Tffi~:City,of, Renton ""',:., MITIGATION MEASURES: Department of Plannil)g/BlJilding/Public Works DeveI9pment,P,lanniI)9 Se«;;tio'n, "). . . ., -:~~ .. -"' .... "> ~~~{--:(~~~;'M :~.:<.<: ~;~, :~' . <", ;..~; ~;~~;;,-:;:, :.~.'. ".~' <:.:.; . .;:. ~. 1. The applicant shall comply withlhe recomme,pp~y<?jl~,incIUde~in the 'geo!echnical report, "Subsurface Exploration, Geotechnical Hazard, ,and PrelirpinarY\ Geotect1nical~~ng!tieef;i11g Report vv'~st Coast Property,~ by Associated Earth Sciences, Inc. dated December 3.2004. ' ,h $g: '~;::\". ,,', , 2.' The project shall comply with the;2005I$ingGOUn~!:$'UrfaceWater Qesign M~nual for both detention (Conservation Flow Control -Level ~) and water'qualitY fapBities. '/' , ' 3. The applicant shall provide half street impr~vements (Hoquiam Aven~e N~l between the south terminus of the new ' Road 'B', as shown on the Prelimina.yPlat,"and NE,2nd Street. an exi~tiQg"froad. , " ,? 4. The applicant shall pay the appropriate Traffic Mitigation Fee bC!s.ed on $75.00 per each new average daily trip , associated with the project prior to the recordingofit/:le'~l"laJplak:' , ' 5. The applicant shall pay the appropriate Fire Mitigation Fee based ona rate of $488.00 per new single-family lot prior to the recorciing of t~e final plat. ' 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single~familylot prior to the recording of the final' plat., ERC Mitigation Measures Page 1 of 1 • CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED . ADVISORY NOTES APPLICATION NO{S): LUA04-149, PP, ECF APPLICANT: . CaniWest West Coast lLC PROJECT NAME: West Coast Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the west Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-family residential developmeht. Because the property is bisected by a' zone line, the north 6.67 acres are zoned Residential 10 (R-1 O~ ten dwelling units per het acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R·10 . development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sqft. Fourteen lots would be developed at a density of 5.58du/a using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. LOCATION OF PROPOSAL: On the west side of Hoquiam Avenue NE, south of NE 4th Street LEAD AGENCY: "TtleCiWofRenton ~ Dep_artmeflt of PlanniQg/Buil9ing/Public Works Develppment Planning S~~ti6r1 ';':~ . - -:' , Aqvisory Notes to Applica~t:" " The following notes are supplemfmtatinformatiO,n P!}~v~f!e.cUn,(;onju,!cti6n'wtth the environmental determination. Because these notes.are provided as in(ormatiqif'on.1Y,'they arenotsuoject to the appeal process for . environlruJiit'afileterrri,nations. ' ;;:~1n· ;~~~~0f}~4f:~,~~ , . Planning, ;!,( ,'. , " 1. RMC section'4-4,:030,C:2 limits haul hours be~~eA8:30 '~1'1l!0 3:39pm, Mqriday through Friday unless otherWise approved by the Development Services.,Division. The DevelopmentServi~es Division reserves the right to rescind the approved extended haul hours at anytime ,if c0r:!lplaints are received.,,';"'''' ". . . 2. Within thirty (30) 'days of completion of gr~ding W()rk; the applicant"'~hclneh'ydroseed or plant an appropriate ground cover over any portion of the site that is graded or"cleared of vegetati,cm"and where no further construction work will occur within ninety (90) days. Alternative measures such as mul<;h;:i'sodding, or plastic covering as speCified in the current King County SiJrface Water Management De~jgfl M~nual 'cis 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. 3 .. ' Commercial, multi-family, 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 t<fthe hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be '. permitted on Sundays. '4. Applicant should contact King County Department of Transportation, Metro Transit Route Facilities regarding Metro possible requirements for a transit stop along NE 4th Street. . 5. Regarding the wetland and wetland buffers: a. The applicant sh,af( maintain a fifty-foot wide buffer around Wetlands 'A' and 'B', with a minimum twenty-five foot (25'), buffer where buffer averaging has been approved (Preliminary Plat plan WM-1 dated May 25, 2006). b. The applicant shall submit a "Wetland Enhancement Plan" prior to approval of the Preliminary Plat. Wetland and buffer enhalJcement to be implemented prior to recording the' final plat. Plan shall include enhancement of delineatedwetl~:mds, wetland buffers, and created wetland buffer areas to compensate for wetland buffer averaging. c .. The applicant shall ensure that educational signs are installed in appropriate numbers and locations within the , buffers of Wetland 'A' and Wetland 'B'that provide information regarding protection of wetlands. ERe Advisory. Notes Page 1 of2 • d. The applicant shall rec9rd a Native Growth Protection Easement that includes Wetiand 'A' and Wetland. 'B' and the associated buffers for these areas. . . e.lf streetfrontage improvements are required along the undeveloped portion of Hoquiam Ave NE, which would result in additional impacts to wetland or wetland buffer areas, the applicant shall submit a revised site plan and a revised wetland mitigation plan to address the additional impacts. Fire Prevention 1. A fire hydrant with 1,000' GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire floW increases to 1,500 GPM and requires. two hydrants within 300 feet of the structures. . 2 .. Fire Department access roads are required to be paved, 20-foot wide. Dead. end roadways over 150 feet in length are . required to have an approved turnaround. . . 3. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. Lots 20 through 23. 4. Street ac;Jdresses shall be visible from a public street. Plan Review -Surface Water 1. The Surface Water System Development Charge is $759 per buiiding lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water : . '" .....: ... , :;'\];' 1. Existing and new hydrants will be requiredt9 be retrofitted'with Storz "quicK1Qisconnect" fittings. , ",'-' "~~. ,> Plan Review -Sewer ~$-,t 1., Asewer main extension to conne,ct to theexisting,S~~~'HYhl~iK:~iII b~lJ~qUireJ~ The sewer main shal,1 be installed at minimum slope andat.a depthtl1at will aliowse"YerV1~l[ls::~~e:n,sions int~the !utu(~. . '. . .'. t. _ ~~~.' , /; :->'):~ ',:~k:;~ .. i·':<.f!0l;:·'j~,~\,_v .. itf.~»~", & .,.:;{Xll:;. ~:; 2. '. Separate side sewersstu.b~:are tequired in eachbuilqing:!ot:. 'No dual side sewers are allowed .. • . < : • ' ~.'" " .' \\'~f "<'~'f;':i<...... t",' ";/ . 3. This project is subject to the East RentonlnterceptoeSpeci~l~sess,m~nt DisJrict (SAD). Fees are collected at the time the utility construction permit is issued. '.' ." .... . " :" . 4. The Sanitary Sewer System Development Charges (SDC) is $1,017,:per!b~iiciing lot. This fee is payable at the time the utility construction permit is issued.', .~ /,} ) '. : .;,fJ> 5. These parcels are subject to the CENTEX Latecomer fee. Feella~d)een determined to be $32,139.79. Fees are collected at the time the utility construction permit is issued. ,', . -. • . ,'-', ~7, -{"""'.,, ,_, Plan Review-Street Impr~)Vements 1. 'Staff is concerned with theptoposed alley accessing from NE4th Street.. RMC 4-7-150D references access to major arterials to be held to a minimum. 2. Street improvements including, but not limited to paving; sidewalks, curb and gutter, storm drain, landscape, street lighting, and street ,signs will be required along the new proposed streets, along Hoquiam Ave NE, and along the frontage of the parcel with NE 4th Street. '. 3. Corner lots shall dedicate a minimum radius of fifteen feet. . 4. Dedication of a minimum of 25-feet (possibly 30 feet) of right-of-waywill be required along Hoquiam ave NE. 5. Channelization will be required along the frontage of the parcels with NE 4th StrEiet. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. ERe Advisory Notes Page 20f2 • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-149, PP, ECF APPLICANT: CamWest West Coast LLC PROJECT NAME: West Coast Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-family residential development. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R-10 development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. LOCATION OF PROPOSAL: LEAD AGENCY: On the west side of Hoquiam Avenue NE, south ofNE 4th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. -An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 21, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Planning/Building/Public Works August 7, 2006 July 31, 2006 ar Rude, Interim Fire Chief Fire Department Alex Pietsch, Administrator EDNSP Date • • To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator Larry Rude, Interim Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Agenda listed below. West Coast Preliminary Plat (Higgins}· LUA04-149, PP, ECF The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-family residential development. . Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential· 10 (R-10, ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R-10 development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a using the R-8 standards. The R-8 lots would be between 4,500 sq. ft. and 4,800 sq. ft. WALK-ON ERC REPORT: Milfoil Control in Lake Washington (Henning} LUA06-086, SME, ECF City of Renton Parks Department proposes to conduct milfoil control annually for ten (10) years in Lake Washington via the application of an aquatic herbicide. Treatment would occur in three locations: 1) near the seaplane base at the Renton Municipal Airport; 2) at the swimming beach and boat launch at Gene Coulon Park; and, 3) at Kennydale· Beach Park. The proposal requires SEPA Environmental Review and a Shoreline Exemption, prior to approval by Department of Ecology. cc: K. Keolker. Mayor J. Covington. Chief Administrative Officer EDNSP Director ® J. Gray. Fire Prevention N. Watts. P/B/PW Development Services Director ® F. Kaufman. Hearing Examiner S. Engler. Fire Prevention ® J. Medzegian. Council P. Hahn. P/B/PW Transportation Systems Director R. Lind. Economic Development L. Warren. City Attorney ® REPORT & DECISION City nton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: July 31,2006 Project Name: Applicant: Contact: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area SF: Site Area: West Coast Preliminary Plat CamWest West Coast LLC, 9720 NE 1 Place, Suite 100, Bellevue, WA 98034 Sara Slatten LUA04-149, PP, ECF Elizabeth Higgins, Senior Planner The proponent of the West Coast Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of several vacant parcels of land, totaling 10.82 acres, into 60 lots suitable for single-family residential development. Because the property is bisected by a zone line, the north 6.67 acres are zoned Residential 10 (R-10, ten dwelling units per net acre) and the south 4.15 acres are zoned Residential 8 (R-8). Forty-six lots would be developed at a density of 9.98 du/a using the R-10 development standards. The R-10 lots would range in size from approximately 3,000 sq ft to 4,400 sq ft. Fourteen lots would be developed at a density of 5.58 du/a' using the R-8 standards. The R-8 lots would be between 4,500 sq. ft .. and 4,800 sq. ft. Continued next page On the west side of Hoquiam Ave, south of NE 4th Street. To be removed Proposed New Bldg. Area SF: N/A 10.82 acres Total Building Area SF: N/A RECOMMENDA TlON: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map West Coast ERC REPORT (final) City of Renton P/BIPW Department WEST COAST PRELIMINARY PLA REPORT OF JUL Y 31, 2006 Review Committee Staff Report PP ECF Page 20'8 IlpART ONE: PROJECT DESCRIPTION/BACKGROUND, CONTINUED As indicated in a preliminary geotechnical report (see Earth section, below) the majority of the site is currently forested. The entire site would be cleared, which may require a Forest Practices Application to the Washington Department of Natural Resources. The applicant has not submitted a conceptual landscaping plan, but is required to do so, indicating trees and street frontage plantings, including in the NE 4th St public right-of-way in accordance with City code requirements. Wetland delineation has also been performed on the site resulting in the identification of jurisdictional wetlands. Two wetland areas, with their associated buffers, would be dedicated as Native Growth Protection Areas. The total NGPA acreage would be 132,753 sq. ft. (3.05 acres). The applicant is proposing wetland buffer averaging as part of the development proposal. There are three detention tracts proposed at 3,119, 3,354, and 6,273 sq. ft. each and. one open space tract at 1,508 sq. ft. Access to the rear of some lots would be available by means of alleys and two lots would be access exclusively by an access tract or easement. The subdivision would be accessed from the north by two streets, Field and Graham, off NE 4th Street, and from Hoquiam Ave NE on the east, via NE 2nd Place, a new street. Coordination with existing and potential future subdivisions in the vicinity would be required for efficient and safe planning of street circulation. The preliminary plat application was submitted on November 24,2004, but was not found to be complete and accepted for review until November 17,2005, because of deficiencies in information provided on the onsite wetlands. The project review was subsequently placed "on hold" in December 2005, due to additional deficiencies with the application. Following resubmittal of information, the review was resumed in July 2006. If approved, the development project will be required to comply with the City of Renton development regulations in effect as of November 17, 2005. IlpART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible OffiCials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14-da A eal Period. B. Mitigation Measures DETERMINATION OF NON -SIGNIFICANCE -MITIGA TED. x Issue DNS-M with 14-da A eal Period. 1. The applicant shall comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3,2004. 2. The project shall comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -Level 2) and water quality facilities. 3. The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south terminus of the new Road 'B', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. West Coast ERC REPORT (final) II City of Renton P/B/PW Department A WEST COAST PRELIMINARY PLA W REPORT OF JUL Y 31, 2006 c. Environmental Impacts Envi.,ental Review Committee Staff Report .. LUA-04-149, PP, ECF Page 30f8 The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the fol/owing probable impacts: 1. Earth Impacts: The topography of the site has a vertical change of about 25 feet as it slopes toward the southwest from NE 4th Street. Required cuUfili should be typically less than five feet (5') to create final grades for building sites. No sensitive slopes that would require mitigation are present on the site. A geotechnical study (see below) included excavation at 21 locations across the site. Relatively recent (covered by shallow topsoil) man-made fill was found at depths up to eight feet (8') in several locations on the site. In locations where natural material was evident, soils consist of Lodgement till, which is suitable for the proposed construction. There are wetlands on the site (see "Water," below) and high water table conditions are known in the vicinity of this property. The geotechnical study reported groundwater seepage into test pits where fill material was found. Dewatering during construction, temporary drainage controls during construction, and footing-elevation drainage as part of the construction are all recommended for this project. The geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," (Report) by Associated Earth Sciences, Inc. dated December 3, 2004, was provided by the project applicant. The Report addressed soil and groundwater conditions, geologic ~azards, site preparation, foundations, retaining walls and slabs, stormwater detention, drainage, utilities, and pavement. The Report makes specific recommendations regarding site preparation including removal of artificial fill material; removal of topsoil and its reuse in landscape and non-structural areas; decommissioning of abandoned septic systems, wells and underground storage tanks (if they are present); and backfilling of unwanted depressions with structural fill. Additional recommendations address mitigation of potential erosion during construction. Mitigation Measures: The applicant will be required to comply with the recommendations included in the geotechnical report, "Subsurface Exploration, Geotechnical Hazard, and Preliminary Geotechnical Engineering Report West Coast Property," by Associated Earth Sciences, Inc. dated December 3, 2004. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2; Air Impacts: It is antiCipated that some adverse air quality impacts would be associated with site work and building construction required to develop this property. ~roject. development impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary erosion control measures and the sprinkling 'of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site speCific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 3. Wetlands Impacts: Wetland analysis completed in 2004 determined that wetlands were present on the property. Identification of wetland areas was based on the predominance of hydrophytic vegetation in certain locations West Coast ERC REPORT (final) City of Renton P/B/PW Department WEST COAST PRELIMINARY Review Committee Staff Report LUA-04-PP. ECF REPORT OF JUL Y 31,2006 Page 4 of 8 on the site, presence of hydric soils, and observed wetland hydrology. Based on wetland delineation completed in 2004 and subsequent reports, two wetland areas on the site, 'A' (56,950 sq. ft.l1.3 acre) and 'B' (6,823 sq. ft.lO.16 acre) have been classified as Category 2 and, therefore, require protection with 50 foot wide buffers (RMC 4-3-050M6, "Wetland Buffers"). The applicant indicates that Wetland A contains variations in sensitivity due to past land clearing and filling, that the Wetland A buffer on the north side of the site has been degraded, and that the southwest portion of Wetland A and its buffer appear to have been developed for a stormwater facility (this stormwater tract is owned by King County). . A wetland recharge analysis, per Guide Sheet 2B of the 2005 King County Surface Water Design Manual will be required (see Storm water section, below). The project proponent has requested the City consider allowing averaging of wetland buffers in order to reduce buffer impact on some lots that abut wetlands. Renton Municipal Code (4-3-050M.6J, "Averaging of Buffer Width") allows buffer averaging when all criteria in the referenced section are met, including the following requirements: 1. The wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; 2. The width averaging will not adversely impact the wetland function and values; 3. The total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; 4. A site-specific evaluation and documentation of buffer adequacy have been conducted based on consideration of the best available science; 5. The buffer shall not be reduced by more than 50% of the standard buffer or be less than 25 feet wide. Greater buffer width reductions require review as a variance. 6. Buffer enhancement in the areas where the buffer is reduced shall be required on a case-by-case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. The "Wetland Determination & Wetland Buffer Averaging" report (by C. Gary Schulz, dated May 28, 2006) and proposed Wetland Mitigation Plan (sheet WM-1) indicate Wetland 'A' would have the 50 foot buffer reduced 7,490 sq. ft. and Wetland 'B' would have a 339 sq. ft. reduction of the 50 foot buffer. Creation of wetland buffer area is proposed at a replacement ratio greater than 1 :1. The replacement areas would be 7,528 sq. ft. and 354 sq. ft. respectively. A previous wetland mitigation plan was revised so that no portion of the 50 foot wide buffer is reduced more than 50% (25 feet). In addition to replacement of buffers, mitigation for averaging would include enhancement of existing buffers and installation of educational signage; rear yard fencing; best management practices related to surface water runoff, herbicide and pesticide application, and residential waste disposal. . Although the applicant did not address the issue in the application, the proposed half-street improvements and right-of-way dedication for Hoquiam Ave. on the east side of the property may also result in impacts to Wetland B on the east side of the property and offsite. The proponent will be required to redesign 'Road B' (NE 2nd PI) at its intersection with Hoquiam Ave NE, eliminating the proposed cul-de-sac (see Streets and Transportation section, below). This may provide the opportunity to relocate Lot 19 out of the buffer of Wetland 'B'. It may also provide additional mitigation area for wetlands disturbed by street improvements along Hoquiam. The wetlands, with their associated buffers, would be dedicated as Native Growth Protection Areas. Maintenance would be the responsibility of a Homeowners' Association. Mitigation Measures: None Nexus: Not applicable West Coast ERe REPORT (final) City of Renton P/BIPW Department WESTCOASTPRELIMINARYPLA REPORT OF JUL Y 31, 2006 4. Stormwater Review Committee Staff Report PP Page 50f8 Impacts: The applicant submitted a "Preliminary Drainage Report: by Site Development Associates, LLC, dated March 8, 2006. The specifications of the report conform to the detention and water quality standards as delineated in the 2005 King County Surface Water Design Manual (KCSWDM). On-site drainage improvements will include curbs, gutters, catch basins, vaults, and pipe network for collection of surface water runoff. The wetland recharge analysis (see Wetlands section, above) will be used to determine which roof drains will be connected to dispersion trench systems and which will be tight-lined to detention vaults. Detention vaults will discharge via level spreaders to the wetland buffer and sheet flow to Wetland 'A'. 1 Mitigation Measures: This project shall be subject to the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -Level 2) and water quality facilities. Nexus: SEPA Regulations 5. Streets and Transportation Impacts: The project would be accessed primarily from NE 4th Street by two internal streets and an alley. Graham Ave NE, the westerly of the two streets, has half street improvements completed on its west side by a previous project. Field Place NE, on the east, is currently undeveloped at this location. An alley is planned between these two streets. There is a question whether traffic volumes on NE 4th are too high to accommodate access to and egress from this alley. Staff recommends the alley be signed for exiting traffic as "right turn only." An additional sign should be placed in the median of NE 4th street, facing westbound traffic, stating that no left turn into the alley is allowed. If traffic volumes prove to jeopardize safety, the alley could be blocked off on the NE 4th St end until such time as NE 4th St is widened. The extension of Field Ave NE would become NE 3rd St, internal to the site, prior to its intersection with Hoquiam Ave NE. The extension of Graham Ave NE would become NE 2nd PI, internal to the site, p~ior to its intersection with Hoquiam Ave NE. The proposed site plan indicates NE 2nd Place ending in a CUl-de-sac. The proponent would have to finish this street through to the center of Hoquiam where it would be continued westerly by the abutting future subdivision. A condition of approval would be that half-street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscaping, street lighting, and street signs will be required on Hoquiam Ave NE from the intersection of Road 'B' (NE 200 Place), where the former cul-de-sac was planned, south to NE 2nd Street. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscaping, street lighting, and street signs will be required along the new pro~osed streets, along Graham Ave NE and Hoquiam Ave NE, and along the frontage of the parcel with NE 4t Street. If five feet (5') of public right-of-way is not available for landscaping along and parallel to NE 4th Street the width of the project, fences will have to be set back from the curb and sidewalk sufficiently to provide this space for landscaping. A pedestrian walkway would be required from Road 'B' (NE 2nd PI) to NE 2nd St to provide public access to Maplewood Heights School and the public park at NE 2nd St and Jericho Ave NE. The project would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day with credit given for 1 existing residence. For the proposal, the Traffic Mitigation Fee is estimated at $42,347.25 (60 new lots -1 existing residence = 59 x 9.57 trips x $75 per trip = $42,347.25). Staff recommends that this fee be payable prior to the recording of the final plat. West Coast ERe REPORT (final) City of Renton PIBIPW Department WEST COAST PRELIMINARY PLA Review Committee Staff Report PP REPORT OF JULY 31,2006 Page 6 of 8 Mitigation Measures: The applicant shall provide half street improvements (Hoquiam Avenue NE) between the south terminus of the new Road'S', as shown on the Preliminary Plat, and NE 2nd Street, an existing road. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 59 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit given for 1 existing residence. The total fee is estimated at $28,792.00 (60 new lots - 1 existing residence = 59 x $488.00 = $28,792.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $31,845.60 (60 lots x $530.76 = $31,845.60). Staff recommends that this fee be payable prior to the recording of the final plat. ' Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: )"he site is largely forested with second growth evergreen and deciduous trees. This environment, in spite of increasing urbanization, probably provides habitat for various wildlife species. Mammals such as deer, raccoon, skunk, squirrel, rabbit, and coyote utilize similar habitats and may exist onsite. No threatened, protected, or endangered mammal or avian species are known to be on site however. The applicant proposes to clear the entire site of existing trees and vegetation outside of protected wetland and buffer areas, to accommodate grading for roads and building site preparation. A Forest Practices Permit may be required from the Department of Natural Resources prior to clearing the site. A tree inventory submitted by the applicant indicates approximately 281 "protected" trees (8" caliper or larger measured at 4.5 feet above grade) will be removed. This count does not include populus or alnus species, trees in wetlands or wetland buffers, or trees of any type smaller than 8" caliper. Trees proposed to be removed from this site include cherry (7), maple (182), cascara (3), and "unknown deciduous" (2). Protected evergreens proposed to be removed include cedar (16), fir (64), and hemlock (9). Renton Municipal Code requires the retention of protected trees during development. Twenty-five percent of protected trees must be retained. For the West Coast preliminary plat, 25% of the protected trees would be 70 trees to be retained. Four protected trees are proposed to be retained. If protected trees cannot be retained, the replacement ratio is 1 :1. Therefore, 66 trees will need to be planted on site. Replacement trees must be a minimum 2 inches in caliper at 4.5 feet above grade. West Coast ERC REPORT (final) City of Renton PIB/PW Department WEST COAST PLA Review Committee Staff Report PP ECF REPORT OF JUL Y 31, 2006 Page 7 of 8 All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots, detention tracts and open space. The Renton Municipal Code requires that two street trees be provided for each residential lot, located in front of the primary structure. Consistent with RMC 4-10-11 OA, the applicant will also be required to provide 5 feet of landscaping along the frontages of NE 4th Street, Hoquiam Ave, and the internal plat roads (see Streets and Transportation section, above). The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development. Mitigation Measures: None Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. ..1.. Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, August 21, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton MuniCipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, 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 (8:00) p.m. No work shall be permitted on Sundays. 4. Applicant should contact King County Department of Transportation, Metro Transit Route Facilities regarding Metro possible requirements for a transit stop along NE 4th Street. 5. Regarding the wetland and wetland buffers: a. The applicant shall maintain a fifty-foot wide buffer around Wetlands 'A' and 'B', with a minimum twenty- five foot (25') buffer where buffer averaging has been approved (Preliminary Plat plan WM-1 dated May 25,2006). b. The applicant shall submit a "Wetland Enhancement Plan" prior to approval of the Preliminary Plat. Wetland and buffer enhancement to be implemented prior to recording the final plat. Plan shall include enhancement of delineated wetlands, wetland buffers, and created wetland buffer areas to compensate for wetland buffer averaging. c. . The applicant shall ensure that educational signs are installed in appropriate numbers and locations within the buffers of Wetland 'A' and Wetland 'B' that provide information regarding protection of wetlands. West Coast ERC REPORT (final) City of Renton PIB/PW Department WEST COAST PRELIMINARY Review Committee Staff Report PP REPORT OF JUL Y 31, 2006 Page 8 of 8 d. The applicant shall record a Native Growth Protection Easement that includes Wetland 'A' and Wetland 'B' and the associated buffers for these areas. e. If street frontage improvements are required along the undeveloped portion of Hoquiam Ave NE, which would result in additional impacts to wetland or wetland buffer areas, the applicant shall submit a revised site plan and a revised wetland mitigation plan to address the additional impacts. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. Lots 20 through 23. 4. Street addresses shall be visible from a public street. Plan Review -Surface Water 1. The Surface Water System Development Charge is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. Existing and new hydrants will be required to be retrofitted with Storz "quick-disconnect" fittings. Plan Review -Sewer 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at minimum slope and at a depth that will allow sewer mains extensions in the future. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This project is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. 5. These parcels are subject to the CENTEX Latecomer fee. Fee has been determined to be $32,139.79. Fees are collected at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Staff is concerned with the proposed alley accessing from NE 4th Street. RMC 4-7-150D references access to major arterials to be held to a minimum. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting, and street signs will be required along the new proposed streets, along Hoquiam Ave NE, and along the frontage of the parcel with NE 4th Street. 3. Corner lots shall dedicate a minimum radius of fifteen feet. 4. Dedication of a minimum of 25-feet (possibly 30 feet) of right-of-way will be required along Hoquiam ave NE. 5. Channelization will be required along the frontage of the parcels with NE 4th Street. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. West Coast ERe REPORT (final) .' ~l .... .. w ., w 8 il5 .. a: ., w .~ ~ (,) .~~ n b~ ~~ ull:: ~, ~~ ,......,......, ~I!I ~.I BHEET INDEX BENCHMARKB: ORIGlIW. BYI l1III -• 1\111 -• CITY or RENTON BN , 1851, ~-1/2· ~BRASSsnJhlSC~~T~ ON INTDUIlCTlON 0' HE. 4th mm(u. 128th ST.>* 140th AVE. S[. ELlV. -lI8.&5' SEt' RAlLR(W) SPtJ([ IN NORTH rACE .. POWER POLE. SOUTH SIDE Of HE. 4th ST.(S(. 128th sr.) nE.V. _ 4Q&.80' SET ~ SPlItt IN NORTH rACE POWER POLE SOUTH SID[ Of 1£ 4th ST. *' 30 rm ~ Of THE NORTHWEST CORNER Of SITE. EL.£V. -3811.Jl' AEFEAEN CE8: ,. P\AT Of" WlHDSONa DIV. I AS RECORDED IH '¥'OL 184 Of PLATS, PAOtS aO-al, UHDER R[COROINO NO. zooooel2000413, RECOROS OF" IONO OOUNlY, WASHIHOTON. MJIIIImMI. P\AT .. ~ PLACE AS RECORDED IN VOl. 206 Of" PlATS. PAD[ ea, UNDER RECOftDINO NO. 2OO2022B0011181, RECORDS Of" KING COUNTY, W~H. IWlIM. QTY or RENTON (HAW U) LECIAL DEBCAIPTION: ~ THE SOUTH HALF" OF Tl£ NORTHWEST 1/4 Of" Tl4E HORTHWEST 1/4 OF 111E NOATHEAST 1/4 Of" SECmH 15. TOWMSHIP 2J NORTH, IWfOE 5 WT, W ... .; EXC£PT THE WEST JO rm AND TME EAST 30 F"tET THEREOf'; ~ 1Ht NORTH HAlF or THE SOIJTHWEST 1/. or THE HORTHWEST 1/4 OF THE ~'l:sror30~N1g,~ ~~~ a fASJ, W .... : AND EXCEPT ~T POR11ON THER£Of' COtM"I'ED TO lONG CCIOHlY BY DaD RECORDED UNtJ(R R£CORDiNg NO. 870005082J; ~ 1H[ WEST 18 FUT OF" THE wr 150 FtET or THE HORTHWtSf 1/4 OF ~~~u ~5''6:~ w':: HORMAST 1/4 OF EXCEPT THE HORTH 42 rm ,OR COUNTY ROAD; -.Jl: THE NOR1'HWtST 1/4 or THE NORTHW£IT 1/4 or THE NORTHWEST 1/4 or THE NORfH£AST 1/4 OF SECI10N la, TOWNSHIP 2J NORTH, RANCE a EAST, W ... .; £XC[PT THE EAST 150 I'tETj EXCIPT tHE WEST JO Fm; NoID EXCEPT 1H[ NORTH 42 FaT THEREOF" ~ TO IQHO COUNTY rcR RC»D, BY DEED RECOROED UN)£R RECORDIHC NO. 57382aa; ~ THE WEST 24 FEU Of THE WEST tw.f" OF THE HORTHtAST 1/4 OF·1m: ~5.'~E2J~RAHlt\OF£AST~W~£AST 1/4 Of' EXCEPT THE NORTH 42 FEET THtRtOF' COIfo'EY£D TO KINO COUNTY F"OR RCW) UHOtR DEED ~ UHO£R RECOIUW4G Nl. a8401a5; :O:HO~ FffJ:::: ~.tY.4: ~ ~O; 1/4 EXCEPT THE HORTH U Fm' THEREOF" COfrM"Im TO KINO COUNTY P'OR RIW) lJND[R DEED RECORDED UNDER RECOROtHO NO. sa.Q'55; smMT[ .. THE CITY OF RENTON. COUNTY or KH;, STAT[ OF WASH/HGTOI NW1/4, NE1/4, SEC. 115, T. 23 N., R. 15 E., W.M. WE.eT COAST PRELIMINARY PLAT May 25, 2006 prepared for r~~ VICINiTy MAP prepared by 111111 Site Development Associates. LLC 18322 Bolhell Way HE; BoIheG. Washlnglon 98011 OffIce: .25..486.6533 Fax: .25..486.6593 www.sdaengIneeB.com ij~V[L,Or:1MENT '~L.ANNlrvG ('Try Of'-F1!'::f'..'TOr>! MAY 262006 BfCEIVED APPUCANT: CamWI.t Dlvllopment, lno. Bar. Blattan 11720 NE 120111 PL. Bultl #100 Klrldand, WA IIB084 Phone: (428) B28-11188 ENGINEER: Bit. Dlvllopmlnt A.,oolatl" LLC AOIII' CloD, P.E. lB322 BolII,O W • ., NE Bolllall, WA lIaOll Phone: (428) 4a ... 8113 BUAVEYOA: Mlad GUman .. A_lat .. =~cr"B::r;;~ P.L.B. ~':.~~~1':ie1~e:~~U PROPERTY OWNER WEST CQqf IIMSTWENTS 4825 ME 4TH sntEEr .............. TAX PARCEL NUMBER8 IBZ308tOIa 'W000040 1523Oa132 , ......... ,........." pROJECT 8TATlBTlC8 -GRaSS PRoPERTr NtrA: C1V!1CAL ..... ~ PU1IUC R/W ...... 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Dear Ms. Slatten: As you are aware, the "hold" ()n the review of the above:..refereneed project was removed July 14, 2006. Project review has recommenced, . . .' The following schedule has been tentatively established: . .... Environmental Review Committee determination .. He'aring Examiner p,ublic hearing , . July 3·1 , 2006, August 29; 2006 We will be accepting comments.on,the revised plan until July26, 2006. . . . Thepublic"hearing before the Renton Hearing Exarl1in~r will be heldaf 9 am on August 29, 2006, .in the City Council chambers 011 the 7th 'floor of Renton City Hall. . " .'., ,'" . . Please contact me at (425) 430-7382 if you have any questions. Sincerely, if:/I~~ Elizabeth Higgins, AICP Senior Planner cc: Parties of Record ------------1-O-55-S-o-u-fu-ili-a-d-y-w-a-y---Re-n-to-~-W-~--hln-~-o-n-9-8-05-5------------~ .n'IIo. AHEAD OF THE CURVE Kathy Keolker, Mayor July 14, 2006 Sara Slatten CamWe'stWest Coast LLC 9720. NE 120th Place, Suite ,100 Kirkland,WA 98034 Subject: West Coast Preliminary Plat LUA04-149, PP, ECF Dear Ms. Slatten: -y~ h·IL..-d¥--It,l-~ CIT~F RENTON PlanningIBuildingIPubHc Worles Department _ Gregg Zimmerman ~.E., Administrator This letter is sent to inform you that the "hold" on the review of the above-referenced project has been removed. Project review will recommence as of the date of this letter. If additional information is found to be required youwill be notified as sOQn ~s possible. , If the review cannot continue without it, a hold will'againbe placed on the review -- , " pro,cess~, " 'Please Cqntact me at (425)430-7382 if you have-any questions. $incerely; , . . . ~ ElizabetlJ Higgins, AICP SeniorPlanher --~---------10-5-5-S0~U-th-ili--M-y-W~a-Y---R-~-to-~--W-~-h-in-~-on--9-80-5-5------------·~ ~Q Th~ ~nAr r.OntAin~ fiOo/n tP.cVded ~teriai_ 30°io oost cej~sumer AHEAD ,OF THE-CURVE June 20, 2006 Keri Weaver Project Manager Development Services 1055 South Grady Way Renton, WA 98055 Dear Ms. Weaver. • • LOll JUN 23 2006 RECEIVED I am writing to request that I be made a Party of Record on City of Renton File Number LUA04-149, known as West Coast Property Prelim Plat Thank you. Sincerely, LOZIER HOMES CORPORATION ~?n~ Jennifer McCall Land Acquisitions Assistant cc: file LOZIER HOMES CORPORATION 1203 114TH AVENUE SOUTHEAST BELLEVUE.WA 98004 425·454·8690 LOZIEHC315MM FAX 425·646·8695 Site Development Associates, LLC MAY 262006 RECEHVED 18322 Bothell Way NE, Bothell. Washington 98011 www.sdaengineers.com May 24,2006 Keri A. Weaver, AICP City of Renton 1055 South Grady Way Renton, WA 98055 RE: West Coast Preliminary Plat -File # LUA04-149, ECF Response to Comments Dear Keri: The following letter is in response to your comment letter dated April 13, 2006. Each item below addresses the corresponding comment in the letter: ~ The assumptions in the revised preliminary drainage report dated March 8, 2006, do not appear to be consistent with the KCSWDM. The KCSWDM requires that for R-8 developments, 75% of the lot shall be considered as impervious surface. For R-10 developments, 80% shall be considered as impervious surface. The report assumed that the R-8 portion of the development would be 50% impervious and the R-10 portion would be 75% impervious. The drainage report must be revised to indicate appropriate detention calculations and requirements per the KCSWDM. Additionally, the report based calculations on all lots being tight lined to the storm sewer system, which would not allow for wetland recharge. Per our discussions with Julianna at the City of Renton, the allowable impervious surface for lots is based on the Renton Municipal Code (RMC). Per the RMC (4-2- 110A) the maximum impervious surface coverage for R-1 0 is 75%. No change to this number is proposed. The impervious surface coverage assumption for the R-8 lots has been revised. Originally we had assumed a 50% impervious surface coverage. The revised impervious surface coverage for the R-8 lots is 65%. This is based on the City of Renton Code (4-2-11 OA). The maximum building coverage for R-8 is 50%. We have 14 of the R-810ts for a total area of 59,240 square feet. The average lot area is 4,230 square feet. The impervious area per lot would be as follows: Bui/dings -50% x 4,230 sf Driveways -20 feet x 20 feet WalkwayS/Patios Total Page 1 108-002-04 = 2,115 sf = 400 sf = 235 sf = 2,750 sf (or 65% lot coverage) Office: 425.486.6533 Fax: 425.486.6593 );> The Preliminary Drainage Control Plan (sheet 8) shows dimensions for the detention vaults that are different from those modeled in the detention calculations. It. appears that the vaults may not fit within the tracts reserved to accommodate them. Additionally, please note that a 5 ft interior setback for vaults from the tract, boundary lines is required per the King County Stormwater Design Manual (KCSWDM). Adjacent building setback lines are 10 ft from the tract boundary. Please indicate how the vaults can be located within the proposed drainage tracts and/or if any revisions will need to be made to the site design in order to accommodate necessary setbacks. Vault sizing may also be affected by any revisions resulting from required detention recalculations. The detention vaults on this site are irregular in shape. It was not practical to model the vaults to the actual dimensions so instead we modeled the vaults to match the actual square footage of the vaults footprints. This has no impact on the model since the plan square footage has not changed and the depth remains unchanged. );> The proposed development is within the water service area of King County Water District 90. A Certificate of Water Availability from the District is required. Acknowledged. This certificate will be routed to you as soon as it is issued. );> The wetland determination and conceptual mitigation report dated October 1, 2005, and supplemental memorandum, dated March 8, 2006, both by Gary Schulz, do not meet City requirements for a preliminary wetland mitigation plan. Per Renton City Code, the requirements for preliminary and final wetland mitigation plans are the same with regard to baseline information, environmental goals and objectives, and performance standards. It is necessary to provide complete information consistent with code requirements regarding the proposed mitigation areas. The original wetland report must be revised as necessary to address the current site design and wetland impacts/mitigation proposal. Please refer to RMC 4-8-120.D for the required information that must be addressed in a preliminary wetland mitigation plan. Please see revised wetland mitigation plan, and report. We trust that these responses, and the associated plan revisions, will address your concerns. If you have any further questions, or need additional information, please call me at (425) 486- 6533. Regards, Page 2 108-002-04 r 'J .-. ' • Kathy Keolker, Mayor ' April 13, 2006 Sara Slatten CamWest West Coast LLC 9720 NE 120th Place, Suite 100 ' , Kirkland, WA 98034 Subject: West Coast Preliminary Plat LUA04-149, PP, ECF Dear Ms. Slatten: 'CIT"'F RENTON Planning/Buildirlg/plIblicWorks Department, Gregg Zimmerman P.E., Administrator: Thank you for 'the additional information that was submitted to the Development Planning Section on March 17,2006. Staff hasdetermined that additional information is required to continue our review of the above-described project. The assumptions in the revised preliminary drainage report dated March 8, 2006, do not appear to be consistent with the KCSWDM. ' The KCSWDM requires that for R-8 developments, 75% of the lot shall be considered as 'impervious surface. For R-10 develqpments, 80% shall be considered as impe..vibussurface. The report assumed that the 'R-8' portion of the development' would be 50% "impervious and the R-10 portion would be 75% impervious.': The drainage report must be revised to indicate appropriate 'detention calculationsc:mdrequirements per the KC8WDM. Additionally; the report based calculations' on' all lots being tightlined to the. storm sewer system, which would not allow for wetland recharge. The Preliminary Drainage Control Plan (sheet 8) shows', dimensions for the detention. vaults that are different from tho~e modeled 'in the detention calculations. It appears that the vaults may not fit within the tracts reserved to accommodate them. Additionally, please note that a 5ftinterior setback for vaults from the tract boundary lines is required per the King:County Stormwaler Design Manual' (KCSWDM).Adjacent building setbac~"lines"are 10 ftfrom'the tract boundary. 'Pleaseindicate how the vaults can be',located within 'the proposeddrairiage tracts' and/orifany revisions will neep lobe made to the site .. design in order: to accommodate necessary setbacks. Va(Jltsizing, may also be affeCted by any revisions resultingfrom required detention recalculations. The proposed development is within the water service areabf King County Water District 90. A Certificate of Water Availability from the District is required. The wetland 'd~ter;nination and conceptual mitigation' report dated October ,1, 2005, and supplemental memorandum, dated March 8, 2006,I:>oth by Gary Schulz, do not meet City requirements for a preliminary.wetland mitigation plan. ' Per Renton CitY, Code, the requirements for preliminary "alid final· wetland mitigation plans .arethesame with regard to baseline information, environmental goals andbbjectives, and performance standards. ' It is necessary to provide ~~~~~---10-55--S0-u~ili-G-m-d-y-W~a~Y---R-en-to~n-,W--~-h-m-~-on--98-0-55--------~--~·~ . AHEAD OF THE CURVE 'I: '. " " Ms: S~ra Slatten LUA04..:149 April 13;2005 " , Page2,of2 " ',. '-, ',,:., . , cornpleteint6rm~tion consistent witl;l 'tode,r~quj'~~ir1~nts rega~ding the. proposed" "" mitigation'areas. The originarwetland repbrtmusf~e" r~visedas necessary to , ""', addressJhe:curr~nt sitedesignc;lnd ,wetl.andirhpacts/mitigation proposal. Please . refEktoRMC4~~';120.Dforthe·requir'~dinforrnatiorithatmustbeaddressed:in a preliniinary-wetl~md mitigation plan. ". " . . ' ',' ". "", .', " .. . " .... Afthis:time, y6urproject~remaills onhold pending receipt of the r~'qlJest~diilforrhatiorL . Please coritacfmea(:425) 430-7382'if you haveanY-9uestiohs. Sincerely, -!(~~~ . . . . . o· . . KerL A." Weaver; AICP " ·Senior Planner .. ,:._;. .;: -,~, .. :; .... :.,,':,';',', ' . . ",:'. ,J .• ",. _ " . ~ 1': " " '.,. DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM April 7, 2006 Keri Weaver Juliana Fries (x: 7278) West Coast Preliminary Plat -LUA 04 -149 4925 NE 4th Street I have reviewed the application for this 60-lot plat, located at the 4925 NE 4th St, and the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS The proposed development is within the water service area of Water District 90 (WD 90). The applicant did not provide a Certificate of Water Availability from the Water district No. 90. The proposed project is located outside an Aquifer Protection Zone. There is an existing 24" sewer main in NE 4th Street. There is also an 8-inch sewer main along Graham Ave NE. A storm drainage plan and drainage report was provided. The applicant is proposing three detention and water quality vaults. This project drains to Maplewood Creek. There are no curb/gutter, sidewalk or streetlights on NE 4th street, fronting the site. There are no improvements on Jericho Ave NE, fronting the site. CODE REQUIREMENTS WATER 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. SANITARY SEWER 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at minimum slope and at a depth that will allow sewer mains extensions in the future. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fee~ are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SOC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. ". 5. These parcels are sUbjlt to the CENTEX Latecomer fee. Fe~as been determined to be $32,139.79. Fees are collected at the time the utility construction permit is issued. SURFACE WATER 1. The Surface Water System Development Charges (SDC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION 1. Staff is concerned with the proposed alley accessing from NE 4th St. Code section 4-7-150-D references access to major arterials to be held to a minimum. 2. Staff recommends that the proposed cul-de-sac at the end of Road B be modified (removed). Instead the applicant should provide 20-foot pavement plus a walkway connecting this development to NE 2nd St. The walkway would provide pedestrian access to the school and park further to the south. 3. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets, along Hoquiam Ave NE and along the frontage of the parcel with NE 4th Street. 4. Corner lots shall dedicate a minimum radius of fifteen feet. 5. Dedication of a minimum of 25-feet (possibly 30-foot) of right-of-way will be required along Hoquiam Ave NE. 6. Channelization will be required along the frontage of the parcels with NE 4th Street. 7. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards CONDITIONS 1. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 2. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control-Level 2) and water quality improvements. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. 4. Staff recommends that fencing and landscaping be provided along detention/water quality ponds when abutting Right-of-Way. 5. The applicant shall provide a complete Geotechnical Report. The applicant shall comply with the recommendations contained in the "Preliminary Geotechnical" dated October 10, 2005, regarding Site Preparation and Grading, and Stormwater Pond. 6. The applicant shall provide a Certificate of Water Availability from Water District No. 90. The Certificate shall show that the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. cc: Kayren Kittrick City olnton Department of Planning / Building / PUb' Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: AM ~evt' (,.) COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149, PP, ECF DATE CIRCULATED: NOVEMBER 18,2005 NT\I r\l= D" ..... ,... APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver R E CE I V E 0 PROJECT TITLE: West Coast Preliminary Plat PLAN REVIEW: Juliana Fries . -...... SITE AREA: 10.82 acres BUILDING AREAJgross): N/A LOCATION: 4925 NE 4th Street I WORK ORDER NO: 77352 tlUILUING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.82-acre (gross area) site. The site is located within the Residential - 8 and 10 (R-8, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Infonnation Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Infonnation Impacts Impacts Necessary Earth Housing Air Aesthetics Water UqhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS See-~ We have reviewed this application "th particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional informati i needed to properly assess this proposal. Date City o!nton Department of Planning / Building / pUb'works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149, PP, ECF DATE CIRCULATED: NOVEMBER 18, 2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: West Coast Prelimina Plat PLAN REVIEW: Juliana Fries SITE AREA: 10.82 acres BUILDING AREA ross: N/A LOCATION: 4925 NE 4th Street I WORK ORDER NO: 77352 BUILDING ~VISION SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.82-acre (gross area) site. The site is located within the Residential - 8 and 10 (R-8, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~~ We have re ·ewed this applicatio wi particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional informati eeded to properly assess this proposal. 'Itt/Of; Date Cf\M·WEST DEVELOPMENT· INC March· 17, 2006 Keri Weaver, Planner City_of Renton 1055 South Grady Way Renton, W A 98055 . RE: West Coast Property: LUA04-149 Preliminary PlafResubmittal #3 Dear Ms. Weaver, -- -Enclosed is the resubmittal for the West C9ast preliminary plat. We have revised the plat to incorporate alley-loaded product and are including a sketch to show eonceptuallot orientation, dimensions, and the proposed setbacks. ' As a result of this ,revision; we have omitted the rain garden concept and further refined the wetland proposal. -No wetland buffer encroachments exceed'fifty percent of the buffer -width. The additional mitigation area also exceeds the proposed buffer impacts .. En:closed are-the ~ollowing for yom: review: ' 1) Five copies of the revised plat & letter addressing your comments fromSDA. ' 2) 'Five copies of the reyised wetland report by Gary Schulz .. 3) Five copies of the typical alley exHibitfrom Dahlin. 4) Three copies of the revised storm drainage report. Our architect will be in town next week arid we were hoping to get your initial thoughts on the new concept as we proceed with site planning refinement. Please , call me with any questions or if you would like to meet to review anything further (425) 825-1955~ _' - , Sincerely, Cam West Development, Inc. -enclosures Site Development Associates, LLC 18322 Bothell Way NE, Bothell, Washington 98011 www.sdaengineers.com Keri A. Weaver, AICP Senior Planner City of Renton, Planning Department 1055 South Grady Way Renton, WA 98055 RE: Westcoast Preliminary Plat -File # LUA04-149, PP, ECF SDA Proj. No 108-002-04 Response to 1st Review Comments Dear Ms. Weaver: March 7, 2006 The following letter is in response to your comment letter dated December 2, 2005. Each item below addresses the corresponding comment in the letter: ~ A preliminary drainage report in compliance with Level 2 standards for both water quality and water detention, according to the 2005 King County Surface Water Design Manual, is required for this project. The drainage report prepared by Site Development Associates, LLC, dated September 10, 2004, is based on the 1990 Manual for water quality requirements, and the 1998 Manual for detention requirements. Calculations revised to reflect design requirements of the 2005 King County Surface Water Design Manual ~ The preliminary Drainage Control Plan, dated October 10, 2005, indicates that Lots 1-19 and Lots 22-34 will have individual runoff infiltration trenches on each lot. The number of infiltration trenches appears to exceed the probable capacity of existing soils and adjacent wetland areas to accommodate the amount of runoff that is proposed to be infiltrated. A wetland recharge analysis, per Guide Sheet 28 of the 2005 KCSWDM, will be performed during final design to determine which lots roof drains will disperse directly into the wetlands and which will be tight lined into the detention vaults. ~ As noted on page 4 of the geotechnical report dated December 3, 2004, prepared by Associated Earth Sciences, Inc., the site appears to have "a perched ground water condition where vertical infiltration of surface water is impeded by low permeability soil at depths." Office: 425.486.6533 Fax: 425.486.6593 ... Keri Weaver 108-002-04 March 7, 2006 In conjunction with the geotechnical consultant, please provide a suitability analysis of the location and number of the proposed infiltration trenches, based on existing soil conditions and/or remedial soil preparation requirements, the amount of water anticipated to be infiltrated on each lot, and the recharge needs of adjacent wetlands. Wetland recharge analysis should be consistent with Guide Sheet 28 of the 2005 Manual. A wetland recharge analysis, per Guide Sheet 28 of the 2005 KCSWDM, will be performed during final design to determine which lots roof drains will disperse directly into the wetlands and which will be tight lined into the detention vaults. );> The Preliminary Drainage Control plan shows a "rain garden" stormwater facility. Please provide additional information on the rain garden design and function, consistent with Section 5.2 and Appendix C of the 2005 Manual. If the overall plat is proposed to be developed according to the Low Impact Development Standards in the 2005 Manual, please indicate what other BMP measures are proposed and how they will function. Not Applicable -Rain Garden removed from project. );> Please note that when parcels are split by a zone boundary (e.g., R-8 and R-10), Division policy requires lot sizes and other requirements of each zone to be met within the zone mapped. Where possible, individual lots should not be divided by zones; however, if this is not feasible, the split lots shall comply with the development standards for the less intense zone (R-8). Lots 12, 24, and 28 are divided by zones. This could not be feasibly avoided due to site constraints. These lots meet the development standards of the R-8 zones. );> Pursuant to RMC 4-3-050M.6.f, the required 50-foot buffer for a Category 2 wetland may not be reduced by more than 50%, or 25 feet, Lots 8 and 9 must be revised consistent with this requirement. The revised site plan meets the objectives of this requirement .. Please see the revised lot layout. No lots cause a reduction in the buffer of more than 50%. ~ Any remaining onsite reductions to the 50-foot wetland buffer areas will be required to be mitigated through buffer creation and/or buffer enhancement at a minimum 1: 1 ratio. Please submit a revised wetland mitigation plan that addresses these requirements. The wetland mitigation plan is included as sheet 10 of the plan set. This plan addresses appropriate mitigation measures for buffer impacts. Page 2 Keri Weaver 108-002-04 March 7, 2006 We trust that these responses, and the associated plan revisions, will address your concerns. If you have any further questions, or need additional information, please call me at (425) 486- 6533. Regards, ~ment~LLC Roger$.~ Cc: Sara Slatten, Camwest Page 3 DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM December 14, 2005 Keri Weaver Sonja I. Fesser-)r:f! West Coast Plat, LUA-04-149, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant pertaining to the preliminary plat submittal: Identify the "COMMON ARENOPEN SPACE" with a tract name (A, B, or other). Also, identify the stormwater tract, the detention tract and the NGPA tracts in the same way. What access is to be provided to get to the common area/open space tract? Identify the 30' wide parcel on the east side of the plat. "Parcel B", as noted in the legal description block on the "COVER SHEET" of the subject plat submittal, does not agree with the legal description for said same parcel (Parcel A) noted in the Pacific Northwest Title Company Plat Certificate, Order No. 580122, dated October 28,2004. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0441, respectively, on the plat drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare, stamp, sign and date the final short plat drawing(s). \H:\File Sys\LND -Land Subdivision & Surveying Recoros\LND-IO -Plat<;\044I\RV05 12 I 2.doc December 15,2005 Page 2 Tie to the City of Renton Survey Control Network. The city will check the geometry when the ties (2) are provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. There are various errors noted on the cover sheet for the DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS FOR THE WEST COAST PROPERTY document. See the attachment. Also, note that a complete legal description of the property is needed for "EXHffiIT A". Remove all references to the building setback lines currently noted on the proposed lots. Setbacks will be determined at the time that building permits are issued. Remove all references to density information. Required City of Renton signatures, on the final plat drawing, include the Administrator of PlanningiBuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include a dedication/certification block on the drawing. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-\0 -Plats\0441 \RVOS1212.doc\cor December 15,2005 Page 3 Note that ![there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. The following statement concerning ownership of open space/common areas, storm water tracts, detention/underground vaults and the NGPE tracts apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract _ and Tract _ are hereby granted and conveyed to the West Coast Plat Homeowners Association (HOA) for stormwater and detention tracts. Ownership and maintenance of said Tracts 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 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 the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Repeat the previous paragraph, as needed, to identify the remaining tracts, noting ownership of said tracts, and pertinent maintenance responsibilities therein. Reference the CC&Rs document on the plat map and provide a space for the recording number thereof. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO· Plats\044I\RVOSI212.doc\cor Foster Pepper & Shefelman PLLC Attention: Gary N. Ackerman 1111 Third Avenue, Suite 3400 Seattle, Washington 98101-3299 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS FOR THE WEST COAST PROPERTY A Subdivision GrantorlDeclarant: CAMWEST WEST COAST, LLC., a Washington limited liability corporation Additional names on pg. Nt A Grantee: WEST COAST PROPERTY; WEST COAST HOMEOWNERS ASSOCIATION Additional names on pg. Nt A r~ 15 23 Legal Description: 14ft 6ov't bot 3, NW Y4 oyrw Y4, S )I. T J6N, R 5 E, W.M. KING COUNTY Official legal description on Exhibit A 5 . Assessor's Tax Parcel 10#: 15230,9096,9040,9132,9039,9001 Reference # (if applicable): TBD NT PLANNING DEV~~~~ RENTON NOV 242004 RECE\VED 10129/04 5:57 PM 50341785.01 Additional numbers on pg. Nt A PROPERTY SERVI_ FEE REVIEW FOR SUBDIVISIONS N<4it05 -___ G=4~ __ APPLICANT: CAMWFSf WEST coAsT 1 LC. RECEIVED FROM ___ --:~-,--_ (date) JOB ADDRESS: 49 ~ 5 bJE 4TH« or. WO#_7-'---'7 .... .3......-5.LJ.e~ _____ _ NATURE OF WORK: «00-1 Cf1= I Ob.IQ PLA-rL(WE:5T COA5"C 1='J ~) LND # 10 -0.4.41 x: PRELIMINARY REVIEW Oi?SunDlViSlV'n U 1 "'ONG PLAT, NEEb MORElrtFORMAT-IO--'-N""":~""""·""· ""L"'I!E'-JGL-A-L-D-ES-C-R-I-PT-ION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s .. VICINITY MAP -FlNAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT pm# 152?05-909<P,-Q04Q )< NEW KING CO. TAX ACCT.#(s) are required when -q I 3Z,. ,-QO,3q J -qoo I assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice. that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the ti!lle the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities. street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid SOC fees, due to connection to City utilities prior to existance of SOC fee Ord. SP Lot# will be ----:-~--:-subject to future SOC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation . The following quoted fees do NOT include inspection ees, stde sewer permtts, r w permtt ees or t e cost 0 fi . fi h f water meters. SPECIAL ASSESSMENT DISTRICT PARCEL. METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER (,.. ..... , , ..... ~ 4-,.... ... - Latecomer Agreement (pvt) WASTE WATER 0018 ZO,c1 22 ZJ="F'~ 75.7151 22q)..3e)1~ i '2' s:\,l":)I' i:; Latecomer Agreement (pvt) OTHER 4; IZ,457.&; Special Assessment District/W ATER r=A.'='T 'Re::uT~ 1~u:.btbA OO(!;)e ~ea4. 5Z. X UJ..l1J9 T ~ ,..ab Sj>ecial Assessment District/W AST WATER I~ .~ Joint Use Agreement (METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -\VATER .. Estimated # OF UNITSI S[)C FEE .. Pd Prevo .. Partial~ Pd (Ltd Exemption) .. Never Pd SQ. fiG. Single family residential $1,525/unit x -, ~\'I~ Mobile home dwelling unit $l220/unit in park ~OvIDED 'By WA~ Apartment, Condo $9lS/unit not in CD or COR zones x 'DIeT. CIa Commercial/Industrial, $0.213/sq. fL of property (not less than $1,525.00) x Boeing. by Special AgreementlFootprint of Bldg plus 15 ft perimeter (2.800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -\\'ASTEWATER" Estimated .. Pd PreVo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x cPO .$ 54 000. ex Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/industrial $0. L26/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. Pd Prevo .. Partially Pd (Ltd EX~lIlption) .' Ne\·er·Pd Single famil\' residential and nwhile home dwellillg ullit $715/unit x Sq $4C IS5.DC All other properties $0.249/sq ft of Ilew impcnious area of property x (not less than $715.00) l PREUI\HNARY TOTAL S '< N (1) 0 OJ .., 0 (J1 .., 'Ir suhject propcrty is \\ithin all LID, it is dnclopcrs responsihility to check with the Finance Dept. for p3id/un-paid status. (1) < ... Square footage figures arc takl'n frolll the "ing Coullty Assessor's map and are suIJjcct to change. <D >: Current Cit}' SHC fee charges ;IJlJlly to ________________ _ ;:J 0 EFTECTI VE .January I, .!O05 City of ReIn Department of Planning / Building / Public As ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 2, 2005 DATE CIRCULATED: NOVEMBER 18, 2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: West Coast Prelim ina Plat PLAN REVIEW: Juliana Fries SITE AREA: 10.82 acres BUILDING AREA ross: N/A LOCATION: 4925 NE 4th Street I WORK ORDER NO: 77352 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.82-acre (gross area) site. The site is located within the Residential - 8 and 10 (R-8, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Rein Department of Planning / Building / Public ,,*"S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (3)J'zIAAbL 'Y7~'P'jn APPLICATION NO: LUA04-149, PP, ECF APPLICANT: CamWest West Coast LLC PROJECT TITLE: West Coast Preliminary Plat SITE AREA: 10.B2 acres LOCATION: 4925 NE 4th Street COMMENTS DUE: DECEMBER 2, 2005 DATE CIRCULATED: NOVpAol ~0d5 PROJECT MANAGER:~ri Weaver ~ '-~ PLAN REVIEW: Juliana t-nes \0 .. BUILDING AREA Jgross): N/A I WORK ORDER NO: 77352 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.B2-acre (gross area) site. The site is located within the Residential -Band 10 (R-B, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a CUl-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UahtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services V" Energy/ Historic/Cultural . Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. S;,,,,,,"," of o;~, h~od Rep""",lalNe It-£ 'O~ Date City of R!n Department of Planning / Building / Public IkS EN V I RON MEN TAL & DE VEL 0 PM E NT A P P L I CA T ION REV lEW SHE E T REVIEWING DEPARTMENT: ftbJ1Ls;. COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149. pP. ECF DATE CIRCULATED: NOVEMBER 1B. 2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: West Coast Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 10.B2 acres BUILDING AREAJgross): N/A LOCATION: 4925 NE 4th Street WORK ORDER NO: 77352 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.B2-acre (gross area) site. The site is located within the Residential -Band 10 (R-B. R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals T ransparlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ~A~~ Date ~ i .. . t • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee } Mayor . CITY ~. RENTON PlanningIBuildinglPublic Works Departni~t Gregg Zimmerman P.E., Administrator . December 2, 2005 Sara.Slatten . CamWest West Coast LLC 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Subject: West Coast Preliminary Plat LUA04-149, PP, ECF Dear Ms. Slatten: . . . . ' .. The Development Planning Section of the City of Renton has determined thatadditional information is required to continue our revi~w of the above-described project: . . .", :' "',"." A preliminary drainagereport'inoompliance' with Level 2 standards for both water quality and·water detention, aC:cordingio-the200~KingCountySurface Water. Design_Manual,.is,required for this project. :rhe drainage report prepared by Site D~velopment Associates"lLC, dated September:tO,' 20Q4,is, based on, the 1990 Manual for water quality requirements;' and the' 1998 Manual for detention . requirements. .-. ThePrelirTlinary.br~inage ~o~trol Plary, :<;Jated OC!Ob~~1 Q'; 2,o05,ihdicates that -- Lots 1-19 andL9ts 22-34will_:haveindivid~al runoffinfiitr~~ion-trenches ()n each' lot. The number of infiltratioritrenthes appearstb e~ceedthe probable capacity- ofeXl,sting soils al'ldadjaeentwetland areastoacCorllniOdate the amol,lnfof . runoffthafis proposed to be infiltrated. . . ---'- As noted on page 4 of th~' geotechnical report dat~(f December 3, 2004, prepared by Associated Earth Sciences, Inc" -the site appears to have "a . . perched .ground water condition where vertical infiltration of surface water is impeded by low permeability soil at depths." .'. . . In. cOnjunction with the geotechnical consultant, please provide a suitability analysis oltha location and number of the proposed infiltration trenches, -based , on existing sbil conditions and/or remedial soil preparation requirements, the amount 'of water anticipated to be infiltrated on each lot, and the recharge needs of adjacent wetlands. Wetland recharge analysiS should be consistent with -Guide Sheet 2B of the 2005 Manual. -- The Preliminary Drainage Control Plan shows a "rain garden" stormwater facility. Please provide additional information on the rain garden design and function, consistent with Section 5.2 and Appendix C of the 2005 Manual. If the Qverall plat is proposed to be developed according to the Low Impact Development . -------------IO-S-S-s-ou-t-h-G-ra-d-y-W-a-y--R-e-n-to-n-,w--as-h-in-gt-o-n-9-80-S-S------------~ ® This paper contains 50% recycled material, 30",(, post consumer AHEAD OF THE CURVE r l :~ I: • , I j: ".~ , I, Ms .. Sara Slatten LUA04:.149 December 2, 2005 '., . P'ilge20f2' '. 'StandardS in the 2005 Manu~J, please indicatewhatoth'erE3MPmeastires are .• .... proposed and. how theywm .function.. '. . ', . .pleC1sen9tethatwhenparcelsaresplitby.a~oneboundary(e,g~, H-B.and R·10);' .' .. . ' Divi$'ion policy req!Jir~5IQtsizesand ott'ler'reqLiirE!lTI¢ntspfeach zon~ topemef. ". within the zdneaSi11apped.Where'PQssil:>l~jindividuallots should' not be divided: . I:>yzones; hbWev~\", 'if tbis ls'notfeasible" tnesplit lotssh'aHcomply with the .' . developme~t stalldard!5f9r..thelesslrlteris~· :zone (R-8). .... . . .' '.. .' '. ~. " :, .. '. . -'., ru~uc:mttoRMCA~3-050M;6J; ther~tJire'd$O.;foot l>ufferfor cfCategory.2 .. wetjand' rriaynot bt:r'reducedbirnqretha,h500/0,or2S feet Lots Band 9 must be, revisedconsistenfwiththi~ requirement.; , '. .. .' '.. ,/'" .' .. -:.: ';., .' -.,' .':: ,.", . ·.·····:· .. AnY.remail1iogOr)$iter~ductioJj.sto:ihe:~)Q;.foofwetland·.btifferar~as·.wlnbe· '. . . required to be mitigated througn buffer-creatipn and/or buffer enhanqement a,t. a ' . . ' minimum ,1:1 ratio .. Please. submit a revised site plan and a revised wetland '. ·.'mitigation 'plall' thafaddressesthe'~e_ requirements...; .. ..' . ' . '., Attttis tirrie, yburprojeCt ;hasbeell·pl~c~d. bit holdpehdiflgreceiplofthe: requested :. ·"infonnation: .. PI·easeoontact.me af(445) 430-7384 .' iLYou. b~we ~ny q,*stions:' .'-. " . , "' -, ~ • .!. '"., • ",.: ' . \iw~ .......... . :".-," ",:.,:, ",' . ':.' . .' ;" ~ ',' , .'J{erfA.:Weciver; AICP' 'S~niQtJ?lanner .' ,. :",: :.-'" '. -\ ~ . . : .' , . ~ .;. :' ."',': -.' . . -~ ~ . ," '"/". 'roo , .. .":, \ .~ S# loS'::' Project Name:V~\0\ C,ol\OC £e Project Address: 4qd.5 ~ ~ L\~ ~. Contact Person: C~M ItJ\Pr \ ... \8>1 Col\>( u.c... Permit Number: Luf\ oy -I L\~ ~~~~~--~------------------------------------ Project Description: '00' Lol 12f1?.. £RW"'\~~ fUK W l1"\\ eu6 ~lS1UJ~ OOtMa Land Use Type: ~esidential o Retail o Non-retail Calculation: Method of Calculation: d:lI: ITE Trip Generation Manual, 7th Edition l2f--Traffic Study tllc) S~ q, S7j 1»-o Other ( l"lAlJS~lI!-n\noJ ~l~ U, f..J4F "/d)trui (rY\)® eN vu ') Transportation (l Mitigation Fee: _(ij.:.;..._l\~~~1?J:::...~~' :l~I...:::;t)=-_____________ \ Calculated by: tb~ Date: 1+1 JPS'" Date of Payment: _________________ _ City olnton Department of Planning / Building / pUb'workS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:frzl.f'l"2...n(Jtxn 'h r\ COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149, PP, ECF DATE CIRCULATED: NOVEMBER 1B, 2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: West Coast Preliminary Plat PLAN REVIEW: Juliana Fries RECEIVED SITE AREA: 10.B2 acres BUILDING AREA (gross): N/A lin\! i 0 ')nr- LOCATION: 4925 NE 4th Street WORK ORDER NO: 77352 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Pla1~~~~6%~ Pot~~i?-~t subdivision of a 10.B2-acre (gross area) site. The site is located within the Residential -Band 10 (R-B, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14;000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS SR0 ~ We have reviewed this applicatio ith particular attention to those areas in which we have expertise and have identified areas of probable impact or additional informati n' needed to properly assess this proposal. Date City olnton Department of Planning / Building / pu&orkS ENVIRONME~TAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CAns+n lFfr N(\ COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149, PP, ECF DATE CIRCULATED: NOVEMBER 18, 2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: West Coast Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 10.82 acres BUILDING AREA (gross): N/A LOCATION: 4925 NE 4th Street I WORK ORDER NO: 77352 NOV 1-.8 2005 SUM.M.A.RY OF PROPOSAL: The applica.nt is requ.est~ng Environl"!le!1tal (SEP~) Reyiew and Preliminary ~1.9D~@)I~6KJN-lot subdivIsion of a 10.82-acre (gross area) site. The site IS located within the Residential - 8 and 10 (R-8, R-10} zOning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicantis proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housinq Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe dditional information is need to property assess this proposal. Date I " ., DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM November 21, 2005 Keri Weaver, Senior Planner J ames Gray, Assistant Fire Marshat\.' Jd ' West Coast Preliminary Plat, 492~E 4th St 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. Lots 20 through 23. 4. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\ercplatdoc e' City olnton Department of Planning / Building / pUblworkS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: +=i rf..-COMMENTS DUE: DECEMBER 2, 2005 APPLICATION NO: LUA04-149, PP, ECF DATE CIRCULATED: NOVEMBER 18,2005 APPLICANT: CamWest West Coast LLC PROJECT MANAGER: Ked rwe-av~~ rF' r.i:~ :! ~\ 7 f-~ ,,1 .iL'j i: L"::J ::V l!=:, U ,.J.;" --I fIll L~ PROJECT TITLE: West Coast Preliminary Plat PLAN REVIEW: JUliana Fri~Js.-'-:; I SITE AREA: 10.82 acres BUILDING AREA (gross): ~U III In .. ! /11/ I I: 1'.; li! I~UV I 0 LUU~ I~I LOCATION: 4925 NE 4th Street WORK ORDER NO: 7735 i SUMMARY OF PROPOSAL, The apphcan! is mQuesting En~ronmental (SEPAl Review an, pmhmina'l'!!J~". • •••• 60-~ subdivision of a 10.82-,acre (gross area) site. The site is located within the.Resident!al - 8 and 10 (R-8.rRr1g __ ;~q~'~~l!1f~signations The proposed lots are Intended for. the eventual ~evelopmen! of detached slngle-!amlly home. . .~ . Ai iii",' ::I'_new Dubli street off NE 4th St. to connect with the extension of HoqUiam Ave. A second Internal pubhc street will end In a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffer averaging with mitigation. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energyl Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet r 1;/1 IJC/~ ti, Ie)' B. POLICY-RELATED COMMENTS C. We have reviewed this application wit particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional nformation is eded to property assess this proposal. 'A. j. ~ Da~ P0~ • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 18th day of November, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA, Acceptance Letter, Environmental Checklist, PMT's documents. This information was sent to: Name Representing - Agencies -Env. Checklist, PMT's See Attached Sara Slatten, CamWest -Accpt. Ltr. Contact CamWest West Coast LLC -Accpt. Ltr. Owner Tim Burkhardt -Accpt. Ltr. Party of Record Surrounding Property Owners See Attached (Signature of Sender): ~L ~~h. ',' :, .... r, , r,.<1 . ! .... . -:-' f." . ., '" ./ )c .. ~. ~ STATE OF WASHINGTON :. .' !,~-.. ; .~. ,~~ ) SS COUNTY OF KING ) . CFW~cmm ~ ~ . RES I certify that I know or have satisfactory evidence that Stacy Tucker <18" 200e -. .". signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: It /7A/v (' I Notary Public in and for the Sate of Washington Notary (print): __ ~O~/~T" .v:......;L7--.:......f_· ~~IA_'ff, _______ _ My appointment expires: 3(1? {ora:. :::Project Name::;' West Coast Preliminary Plat Project Number: LUA04-14q. PP, ECF template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olym~ia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. * clo Department of Ecology 3190 160th Ave SE Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation * Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner .. 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template ~ affidavit of service by mailing Jam Free Printing , ' Use Avery® TEMPlATE 5960™ 1023059351 WASHINGTON RESTAURANT PROPERTIES 13800 128th Ave NE Kirkland Wa 98034 1023059425 WASHINGTON RESTAURANT PROPERTIES 7525 SE 24th St #315 Mercer Island Wa 98040 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059048 Ricardo Q Beltran 2108 Blaine SE Renton Wa 9805~ ./ . "\\~ 1523059082 . \.\\fL Frederick Judy R Busch 13843 S 132nd St Rent Wa 98059 1523059109 Matt S Moczulewski 14218 SE 129th PI Renton Wa 98059 1523059117 Shane D & Carrie A Schulke PO Box 491 Sumner Wa 98390 ~\ uu096S ®AHaAY ~ www.avery.com • -1-80D-GQ-AVERY 3059351 WASHINGTON RESTAURANT PROPERTIES 13800 128th Ave NE Kirkland Wa 98034 1523059002 Robert A & Pamela W Minkler 5 LummiKy Bellevue Wa 98006 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059045 NORRIS HOMES INC 10516 172nd Ct SE Renton Wa 98059 1523059061 BASIC VENTURES INC 7517 Greenwood Ave N Seattle Wa 98103 1523059099 JasonRLee 14200 SE 129th PI Renton Wa 98059 1523059112 Brent Erickson 201 Union Ave SE #18 Renton Wa 98059 1523059130 Stephanie Lynn Hays 14217 SE 129th PI Renton Wa 98059 AH3AV-091JOB-1. WO,.AlaAe"MMM \j\ AVERV® 5960™ .3059351 WASHINGTON RESTAURANT PROPERTIES 13800 128th Ave NE Kirkland Wa 98034 1523059019 NORRIS HOMES INC 10516 172nd Ct SE Renton Wa 98059 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 1523059032 Wesley & Alice Pearl 124 141st PI NE Bellevue Wa 98007 . 152305 9032 Wesley & Alice Pearl - 124 141st PI NE Bellevue Wa 98007 1523059047 NORRIS HOMES INC 10516 172nd Ct SE Renton Wa 98059 1523059065 Craig Landon 10520 169th Ave SE Renton Wa 98059 1523059108 Steve L & Linda L Pelletier 14212 SE 129th PI Renton Wa 98059 1523059113 RJ Belala 14224 SE 129th PI Renton Wa 98059 1523059154 Christopher D & Kelly A Campbell 14205 SE 129th PI Renton Wa 98059 &0965 llVldWll q/tJaAV asn 6u!~!Jd aaJ:I wer Jam Free Printing .' Use A'Very® TEMPLATE 5960™ 1523059178 , Robert & P la Minkler '~uu~·~~y (~~~ eWa98006~~d? . 1523059217 Clyde Yahn 14100 SE 132nd St Renton Wa 98059 '1523059222 Beth Shewchuk ~t\\ 2105 N Marguerite Rd Spokane Valley Wa 99212 . 947570 0290 Soupaphon Xayasen 4925 NE 4th PI Renton Wa 98059 9475700320 Anthony K & Christine H Soh 419 Graham Ave NE Renton Wa 98059 '9475700350 Kevin Tran 401 Graham Ave NE Renton Wa 98059 9475700380 Maureen A Powers 5031 NE 4th PI Renton Wa 98059 '9475700410 . Feisal & Fahreen D Ramjee 5049 NE 4th PI Renton Wa 98059 1lU0965 @AHaAY .~ .305;:- Paul A Lindberg 13836 SR131st St Renton Wa 98059 1523059218 www.avery"com 1-80o-GQ-AVERY Michael T & Jodi E Snow 14114 SE 132nd St Renton Wa 98059 1523059223 Timothy J Lindberg 13845 SE 131st St Renton Wa 98059 9475700300 WeiZ Chen 4939 NE 4th PI Renton Wa 98059 9475700330 Gregory J & Sharon M Robertson 9475700360 Timothy W & Sandra D Evans 5013 NE 4th PI Renton Wa 98059 '9475700390 I HaNgo 5035 NE 4th PI Renton Wa 98059 9475700420 CENTEX HOMES 2320 130thAve NE #200 Bellevue Wa 98005 AH3J\V-09-0OS-I. WOJ"NaAe"MMM -- ~ AVERV® 5960™ .3059206 . . Paul A Lindberg 13836 SE 13 1st St RentonWa 98059 1523059219 Norman W & Cynthia A Green 14128 SE 132nd St Renton Wa 98059 1523059227 KING COUNTY 500 4th Ave Seattle Wa 98104 9475700310 Michael R & Shelly A Williams R~ Cam-Nhung & Thuy T Nguyen 4114 198 St SW #4 II \/lll\"/ Lynn od Wa 98036 '£-M \lJ ~7570n370 Larry J Gretty 5027 NE 4th PI Renton Wa 98059 9475700400 Nicholas V & Khanhly T Nguyen 5041 NE 4th PI Renton Wa 98059 . 947570 043 )(.A1Cl".l'- Hoa W· song , \q" \ 2600 Commodore Way #2 S Ie Wa 98199 WJ.0965 llVldWll filtJaAv asn 6u~U!Jd aaJ:I wer IIlandAmerica Single Line List Report Area is: r----------.-~. --Camwest Fruin Name: BASIC VENTURES INC CENTEX HOMES KING COUNTY NORRIS HOMES INC NORRIS HOMES INC NORRIS HOMES INC Site Address I Mail Address: 5001 NE 4th St Renton 98059/7517 Greenwood Ave N S:attle WA 98103 *no Site Address* Renton 12320 130th Ave NE #200 Bellevue WA 98005 *no Site Address*1500 4th Ave Seattle WA 98104 *no Site Address* Renton 110516 172nd Ct SE Renton WA 98059 5051 NE 4th St Renton 98059 1 10516 172nd Ct SE Renton WA 98059 14205 SE 128th St Renton 98059/10516 172nd Ct SE Renton WA 98059 WASHINGTON RESTAlRANT PROPER *no Site Address* Renton 17525 SE 24th St#315 Mercer Island WA 98040 .............................................. WASHINGTON RESTAlRANT PROPER 13800 128th Ave NE Kirkland 98034/13800 128th Ave NE Kirkland WA 98034 WASHINGTON RESTAlRANT PROPER 13800 128th Ave NE Kirkland 98034/13800 128th Ave NE Kirkland WA 98034 WASHINGTON RESTAlRANT PROPER 13800 128th Ave NE Kirkland 98034/13800 128th Ave NEKirkland WA 98034 RJ Belala Ricardo Q Beltran Frederick L & Judy RBusch Christopher D & Keny A Campbell ............................ WeiZChen Brent Erickson Timothy W & Sandra D Evans Norman W & Cynthia A Green Larry J Gretty Stephanie Lynn Hays Craig Landon Jason RLee Paul A Lindberg Paul A Lindberg Timothy J Lindberg 14224 SE 129th PI Renton 98059/14224 SE 129th PI Renton WA 98059 *no Site Address* 12108 Blaine SE Renton WA 98055 13918 SE 132nd St Renton 98059/13843 SE 132nd St Renton WA 98059 . 14205 SE 129th PI Renton 98059/14205 SE 129th PI Renton WA 98059 4939 NE 4th PI Renton 98059/4939 NE 4th PI Renton WA 98059 4801 NE 4th St Renton 98059/201 Union Ave SE #18 Renton WA 98059 14217 SE 129th PI Renton.98059 1 14217 SE 129th PI Renton WA 98059 *no Site Address*/I0520 169th Ave SE Renton WA 98059 14200 SE 129th PI Renton 98059 ( 14200 SE 129th PI Renton WA 98059 13832SE 131st St Renton 98059/13836 SE 131st St Renton WA 98059 13836 SE 131st St Renton 98059/13836 SE 131st St Renton WA 98059 13845 SE 131st St Renton 98059/13845 SE 131st St Renton WA 98059 . . The InformatilJD Provided ia deemed reliable, but is Dot guaranteed. LandAmerica Customer Service/Donna Dinsmore-Supervisor 14450 NE 29th Place #101 Bellevue. WA 98007 Phone: 425-688-9363 Fax: 425-688-9370 ddinsmore@hndam.com Phone: Bed I Bath: Assessed: Sale Date: Price: 3/1.5 425-255-0696 ................................. _ .......... . I $82,000 $5,000 $115,000 $165,000 $116,000 $539,900 $4,082,600 I $1,290,000 $750,000 $750,000! e $7,738,725 $7,738,725 $4,082,600 .1 6/15/1999. I $7,738,725 !-~ii~!T???:] .-~-?:!~~;?~:~J i I i .1 $101,000 ==:~~~§~-:-] $379,000 $35,000 $190,000 $188,000 11127/19951 $118,000 $157,000 $228,000 $107,000 $257,000 $88,000 I i 112212002 I 1 Name: Robert & Pamella Minkler Robert A & Pamela W Minkler Matt S Moczulewski HaNgo Cam-Nhung T & ThuyT Nguyen Nicholas V & Khanhly TNguyen Wesley & Alice Pearl Wesley & Alice Pearl Site Address! Mail Address: 13839 SE 121st St Renton 9805915 Lummi Ky Bellevue WA98006 4815 NE 4th St Renton 98059/5 Lummi Ky Bellevue WA98006 14218 SE 129th PI Renton 98059/14218 SE 129th PI Renton WA 98059 5035 NE 4th PI Renton 980591 5035 NE 4th PI Renton WA 98059 407 Graham Ave NE Renton 98059/4114 198th.St SW #4 Lynnwood WA 98036 5041 NE 4th PI Renton 98059/5041 NE 4th PI Renton WA 98059 4745 NE 4th St Renton 98059/124 141st PI NE Bellevue WA 98007 4745 NE 4th St Renton 98059/124 141st PI NE BellevueWA 98007 Phone: Bed 1 Bath: Assessed: Sale Date: Price: \ ..... "'J $153,300, I il13i1993i • 425-430-9549 I 3 11.5 .. i H.I. ! $179,000 i 10/17/19951 $127,90~ ... 1 $263,000 $258,000 .. 112112/20~31 ..... _ ...... _ .. _._ ........ w·_--·····l r'-....................... _ ....... , -••. -..... -••.• -••.• -_ •••. " $3,384,000 $2()(),0001 Wesley & Alice Pearl ..... ....,.,.--.. . ......................... _--...... ....... ...:::_-,--:----;. :::::::::::---===~:~:.~:::~~~;§§§~::] 4745 NE 4th St Renton 98059/124 141st PI NE Bellevue WA 911UU7 Wesley & Alice Pearl Wesley & Alice Pearl Wesley & Alice Pearl Wesley & Alice Pearl Wesley & Alice Pearl Wesley & Alice Pearl Wesley & Alice Pearl Steve L & Linda L Pdletier Maureen A Powers Feisal & Fahreen D RlI11liee Gregory J & Sharon M Robertson Shane D & Carrie A Schulke Beth Shewchuk Michael T & Jodi E Snow Anthony K & Christine H Soh Kevin Tran 4745 NE 4th St Renton 98059/124 141st PI NE BellevueWA 98007 4745 NE 4th St Renton 98059/124 141st PI NE BellevueWA 98007 4745 NE 4th St Renton 98059/124 141st PI NE Bellevue WA 98007 4745 NE 4th St Renton 98059/124 141st PI NE Bellevue WA 98007 4745 NE 4th St Renton 98059/124 141st PI NE BellevueWA 98007 4745 NE 4th St Renton 98059/124 141st PI NE Bellevue WA 98007 4745 NE 4th St Renton 98059/124 141st PI NE BellevueWA 98007 14212 SE 129th PI Renton 98059/14212 SE 129th PI Renton WA 98059 5031 NE 4th PI Renton 980591 5031 NE 4th PI Renton WA 98059 5049 NE 4th PI Renton 980591 5049 NE 4th PI Renton WA 98059 413 Graham Ave NE (No Mail ) Renton 980591 ··············14;~~··~·~···i;~~;;·~~~~~9~i~r.!;~~~~~~~~~~;-;~9~390····················-······················-.................. . 13844 SE 13lst St Renton 98~~.~j :rt05 ~gUeri~ Rd Spokane Valley WA 99212 ............................... , ...................................................................... ; ... ~;fi't;: .. ~ .... :;.~_ ... !:~: .. : .. ;; ........... ;~ ..................................................................................................................... . 14114 SE 132nd St Renton 98059 1 14.114' SE 132nd St Renton WA 98059 419 Graham Ave NE ~entf~, 9~~59/.1i~praham A~~NE-~~~ton WA 9~059---- ... . .... !.~-;O!;; .. '..;.' ; .. :,1";........ ...... . 401 Graham Ave NE Renton 98059/40tOtaiiam.Ave NERenton WA 98059 .................................... -....................................... -............................... ·····································~'i;?;.l' .... ········ .................................... ~ ................. -.... -............... . Michael R & Shelly A Williams 425 Graham Ave NE (No Mail) Rent6f{98059 1 i.": Hoa W indsong ·no Site Address* Renton 12600 W Commodore Way#2 Seattl~.~A 98199 Soupaphon Xayasen 4925 NE 4~h;;~~~~~~9~O;9/~~2~~~d~PI~~~~~w~98a~r . Clyde Yahn 14100 SE 132nd St Renton 98059/14100 SE 132nd St Renton WA 98059 The InformatioD Provided is deemed reliable, but is Dot guaranteed, $3,384,000 $3,384,000 $200,000 1 ~~~g;~?~:] e ~~.~.~.~~~g_.J $200,000 L.. . .... ;---$2-00:000] $3,384,000 'I 912012000 1 $200,000 ·'· ___ ·_··_·_'H_·._ .. __ ·· __ . ___ "H··_H~·_ .............. _ .......... . ::-::-:-::-:--: r-::::----l-~~?~§§§] $233,000 : \912511992 I $121,345 I $280,298 .I Ie • 425-204-0334 ,. 3/2.75 $364,000 ..: .................................... , $40,000 ................. __ ...................... _ ... _ ...... . j' i.···· I· 4/2.5 I. $270,000 I 9/14/2001 $265,361 ! 3/1.75 ! $279,000 'i 3/16/1982! $24,000 2 DATE: November 18, 2005 LAND USE NUMBER: LUA04-149, pp, ECF PROJECT NAME: West Coast Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-10t subdivision of a 10.82-acre (gross area) site. The site Is located within the Residential-8 and 10 (R- 8, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St. to connect with the extension of Hoquiam Ave. A second internal public street will end in a culoode-sac, Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffter averaging with mitigation. PROJECT LOCATION: 4925 NE 4" S1reel OPTIONAL DETERMINATION OF NON-5IGNIFICANCE, MmGATED (DNS-M): As 1he Lead Agency, 1he City of Renton has determined that significant environmental Impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS·M process to give notice that a DNs.M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period followtng the issuance of the Threshold Detennination of Non-. Significance-Mitigated (DNs-M), A 14-day appeal period win follow 1he issuance of 1he DNS-M, PERMIT APPUCA TlON DATE: November 24, 2004 NOTICE OF COMPLETE APPLICATION: November 18, 2005 APPUCANTIPROJECT CONTACT PERSON: Sara Slatten, CamWest; Tel: (425) 825-1955; Eml: sslatten@camwest.com PennHs/Revlew Requested: Environmental {SEPAl Review, Preliminary Plat approval Other Permits which may be required: Fire, BUilding, Construction. Grading and Final Plat approval Requested Studies: Wetland, Geotechnical, Traffic and Drainage Location where application may be reviewed: PlannlnglBulldlnglPublic Works Department. Development Services Division, Sixth Floor Renlon City Han, 1055 South Grady Way, Ranlon, WA 98055 PUBUC HEARING: public hearing is tentatiyely scheduled for January 17 2006 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: ZonlnglLand Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project MItigation: The subject site Is designated ReSidential Single Family and Residential Medium Density on the City of Renton ComprehensiVe Land Use Map, and ReSldential-B (R-B) and Residential-10 (R-10) on the City's loning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Chapter 4 Land-Use, Critical Areas Ordinance and other applicable codes and regulations as appropriate. Proposed Mitigation Me.sures: The following Mltlgation Measures will likely be imposed on the Proposed project. These recommended Mitigation Measures address project impacts not covered by extstlng codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriate ParKs Mitigation Fee; The applicant will be required to follow the recommendations contained in the geotechnical report; The applicant will be required to install and maintain temporary erosion and sedimentation control measures during the construction period for both onsite and offsite improvements. Comments on the above application must be submitted In writing to Kert Weaver, Senior Planner, Development Services DiviSion, 1055 South Grady Way, Ranton, WA 98055, by 5:00 PM on December 3, 2005, This mattar Is also tentatively scheduled for a public heanng on January 17, 200S. at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. tf comments cannot be SUbmitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional Infonnatlon by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notifled of any decislon on this project. CONTACT PERSON: Kert Weaver, Senior Planner; (425) 430·7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ~ f» i-~. I~" .' if» .. ~f ~~: ,. ~t.-. c If you would like to be made a party of record to receive further information on this proposed project, complete this fonn and return to: City of Renton, Development Planning, 1055 So, Grady Way, Renton, WA 98055. Name/File No.: West Coast Preliminary PlatlLUA04-149, PP, ECF NAME: MAILING ADDRESS: _________________________ _ TELEPHONE NO.: ________ _ CERTIFICATION I, Jkd'-Jor~~· , hereby certify that 3 copies of the above document were posted by me in ~ conspicuous places or nearby the described property on DATE: loll~/o~ --~,~~~~~-----SIGNED: ffk.~ ,. ATIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Was .L~:":="\'--Ifl-=-W:...;~:..:-._, on the NOTARY PUBLIC SIGNATURE: • NOTICE OF APPLICATION AN:D PRO'POSED DETERMINATION OF NON-SIGN:IFICANCE-M:ITIGATED (DNS .. M) DATE: November 18, 2005 LAND USE NUMBER: LUA04-149, PP, ECF PROJECT NAME: West Coast Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 60-lot subdivision of a 10.82-acre (gross area) site. The site is located within the Residential-8 and 10 (R- 8, R-10) zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access is proposed via a new public street off NE 4th St to connect with the extension of Hoquiam Ave. A second intemal public street will end in a cul-de-sac. Two Category 2 wetlands are located within the site. The applicant is proposing wetland buffter averaging with mitigation. PROJECT LOCATION: 4925 NE 4th Street OPTIONAL DETERMINATION OF NON-8IGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS.M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated'(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November 24, 2004 NOTICE OF COMPLETE APPLICATION: November 18,2005 API?LlCANTIPROJECT CONTACT PERSON: Sara Slatten, CamWest; Tel: (425) 825-1955; Eml: sslatten@camwest.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat-approval Other-Permits which may be-required: Fire, Building, Construction, Grading and Final ,Plat approval Requested Studies: L.oc:ation where application may be. reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development ,Regulations Used For Project Mitigation: Wetland, Geotechnical, Traffic and Drainage PlanninglBuildinglPublic Works Department, Development Services DiVision, Sixth Floor-Renton City Hall, 1055 South GradyWay, Renton, WA 98055 Public hearing is, tentatively scheduled for Januarv 17, 2006 before, the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Single Family and Residential Medium Density on the City of Renton Comprehensive Land Use Map, and Residential-8 (R-8) and Residential-10 (R-10) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Chapter 4 Land-Use, Critical Areas Ordinance and other applicable codes and regulations as appropriate. I ·' • Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriate Parks Mitigation Fee; The applicant will be required to follow the recommendations contained in the geotechnical report; The applicant will be required to install and maintain temporary erosion and sedimentation control measures during the construction period for both onsite and off site improvements. Comments on the above application must be submitted in writing to Keri Weaver, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM'on'December 3,2005. This matter is also tentatively scheduled for a public hearing on January 17,2006, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the, date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing,Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically' become a party of record and will be notified of any decision on this project CONTACT PERSON: Ker:i; Weaver, Senior Planner; (425) 430-7,382 If you would like to be made a' party of record to receive further information on this proposed project, complete this formand:retui'n to: City, of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: West Coast PreliminaryPlatlLUA04-149, PP, ECF NAME: MAILING ADDRESS: __________________________ _ TELEPHONE NO.: • CITY,. RENTON 'PlanniilgIBuildinglPublic Works Department . .' . 'Kathy Keolker-Wheeler, Mayor, , Gregg Zimmerman P.E., Administrator November 18, 2005' Sara Slatten CamWest West Coast LLC 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Subject: , West Cqast Preliminary Plat LUA04-149, PP, ECF Dear Ms. Slatten: . 'The Development Planning' Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is aceeptedfor review. As discussed in our meeting of November 10,' 2005, the application was not previously found' to be complete since the Department required and requested additional information , regarding wetland impacts that was necessary to review the proposed development. The, most recent submittal, including a revised site plan, supplementary wetlandraport; and'other documentation, is sufficient to complete the application for review purposes. ' ' Based upon theaccaptance date of November ,18, 2005, the development proposal will be requiredto comply with the davelopment regulations in effect as of this date,· including zo~ing and: Critical Areas Ordinance requiremen:ts as adopted , in the City's,' Municipal Code. Additional revisions may be necessary to the site plan, such as proposed wetland hnpacts , arid buffers, in, order to comply with code requirements. ' The application is tentatively scheduled for' consideration by the Envirollrnental Review 'Committee on December 13, 2005., Prior to thatreview, you will be notified if any additional information is required to continue processing your-application: ' " ~. . 111 Additipn, this matter is tentatively schedul~d for a Public Hearing on January 17, 2006 at "'9:00 AM; COl,incil: Chambers, Seventh Floor; Renton City Hem, 1()55 South ~rady Way, Renton, The applicant or representative(s) of th~ applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before theheadng. , Please contaCt me at (425) 430-7382 if you have any questions, Sincerely, {w4t~ Keri A. Weaver, AICP Senior Planner -------lO-S-S-s-ou-t-h-G-ra-d-y-W-a-y-.-R-en-to-"n-,-W-a-sh-in-g-to-n-9-g-0-SS------~. * This paper contains 50% recy,cIed material, 30% post consumer AHEAD OF THE CURVE ~ ~ .~', ~ •• '. :' .. ';:1" ",-.... ',~ . ',-'. , ;,' '-.' .. ~ • ~~I • I • DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton. WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 ·~WfvrENr . " OF or:t:MNNIA'"" "-''IION '1/~ APR 15 2005 R-IO RECEIVEn 290,568 square Teet 1. Gross area of property: 1. 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 30r more dwelling units, and critical areas.* Total excluded area:** 2. __ 8=9:::':'1.::::8~7.::::5 __ square feet 3. Subtract line 2 from line 1 for net area: 3. 200.693 square feet 4. Divide line 3 by 43,560 for net acreage: 4. __ 4:.:..6::..1.:.-_ acres 5. Number of dwelling units or lots planned: 5. __ -,-4.=..6 __ units/lots 6. Divide line 5 by line 4 for net density: 6. __ ...::9=.9=8::.-_ d.u./acre 46 lots or units would result in a net density of _-::9::.:..9::..8=--__ dwelling units per acre. *Critical Areas are defined as "Areas determin,ed by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\Projects\108(Camwest)\002-04 (West Coast)\Calcs\R-1O density calc fonn.doc 1 Last updated e e DENSITY WORKSHEET '/)€V€"l.a r.'h. ~~4t:flj~ . , I' 0.1::-':)l:{J;.ANN'f.'" "~'\t'Otv 'VI,; APR 152005 Ii£CJ;II~"", City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 R-8 .,." 1. Gross area of property: 1. 180,757 square feet 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas. * Total excluded area:** 2. 71,441 square feet '3. Subtract line 2 from line 1 for net area: 3. 109,315 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 2.51 acres 5. Number of dwelling units or lots planned: 5. 14 units/lots 6. Divide line 5 by line 4 for net density: 6. 5.58 d.u./acre _--..-.:1'--!4_lots or units would result in a net density of 5.58 dwelling units per acre. *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. ~ R:\Projects\J08(Camwest)\002-04 (West Coast)\CaJcs\R-8 density calc (rev).doc Iwt~ ""r,'lELOPMENT PNTLAOr:ING ~ITYOF RE City of Renton NOV 2 ~ 2004 RECElVED LAND USE PERM'IT'" ',',J; .,' MASTER APPLICATION .,~. " .. ". : , . PROPERTY OWNER(S) PROJECT INFORMAT,IIQ~ NAMECAMWBSI We:srCC!r5T LLC , PROJECT OR DEVELOPMENT NAME: ~ST (AJAST\ :pf-DPf5ILTV ADDRESS: IJ..O-t'h PL ~,20 NE. #>{OO CITY: WNIP:~~D34 ILI~~LA10D ' , , , PROJECTIADDRESS(S)lLOCATION AND ZIP C6DE: 4~2-5 NE-4-th ST ~ONIWA q::tO DS, I TELEPHONE ~MBER: (4)'S~2S-1455 APPLICANT (if other thim owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): l?2~ofi90~ h) q04O, 9 13.:1) 4 02>,9) 400.1) -- NAME: AbDvE:-" 8A1V1E. AS EXISTING LAND USE{S): , . i: : ~.~ jZES 1 DI3N1lA' L ,'.\,' , " ' ; ;' ; .. l ~. j :.' COMPANY (if applicable): ~ PROPOSED LAN~S): , p...e:S ID 'At-. J ... j ',' ADDRESS: " EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ~F ,;V15C> ~ V N\ ~ CITY: ZIP: • .,' PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): SkME TELEPHONE NUMBER EXISTING ZONING! :. ~'¢6rl. ~" .,If-l OJ:j ,. ·C,Otfr~CI.1~ERSON PROPOSED ZONING (if applicable): SAME NAME: ~ SVr-rr5i'J I Cft.lV'vV~ I . . ~. . . SITE AREA (in square feet): Ld7\1\'3\ 9 '~'. " \ . . ' . ' . SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED "- COMPANY (if app'IiCable):': ; r ~e'" t.. ~,,~ ,,~ , " ... ' ..•. ,." , :. . .. .' ADDRESS: FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE I.,OTS OR MORE (if applicable): J ,I ; .,,' 40,~3\ bF --. ' .. , . -;.-. " ' .~"" PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): CITY: .' ' ,,' ZIP: .. " "1) I, ; ~ i NUMBER OF PROPOSED LOTS (if applicable): L,O TELEPHONE NUMBER AND E-MAIL ADDRESS: ~ S \A: iT s:.r-J D U<l'V\~'C-0.fy':\ NUMBER OF NEW DWELLING UNITS (if applicable): 59 ' \Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp,doc08I29/03 / ' I p INFORMATION (contin.) r-------------------------~~--------_, - NUMBER OF EXISTING DWELLING UNITS Of applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): '" SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN [If applicable): ' SQUARE FOOTAGE OF PROPOS!=D NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN [If applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N ... A NUMBER OF EMPLOYEES TO BE NEW PROJECT (if applicable): BY THE IS THE SITE LOCATED IN ANY TYPE OF .' _ .. ". /'./ .. j. ,:.;. I ,. ~. ~# '.' ENVIRONMENTALLY CRITICAL AREA. PI::EASEiINCLUDE:;' SQUARE FOOTAGE Of applicable): ;1ii{}\ ;~ ~I \;;-;; ~ o AQUIFER PROTECTION AREA ONE" ,.' . ~.' o AQUIFER PROTECTION AREA lW6T7~ Vr::.: l :'~:~ -... _.1 I. o FLOOD HAZARD AREA sq. ft. o GEOLOGIC HAZARD sq. ft. o HABITAT CONSERVATION sq. ft. o SHORELINE STREAMS AND LAKES sq. ft. 1!r:W~~~S \ 1 .\_., . . ,b3, a~~ , , . ~~. ft. LEGAL DESCRIPTION OF PROPERTYl ". : '.' . Attach legal description on 'separate $heet with the f~lIowing' infomi~tion inci~ded) ". . SITUATE IN TH~ '--: Nt:· , ,:.: QUJ,\RliER:OF:SECTION.lli... TOWNSHIP.23 t-! RANGE SE;-IN THE CITY. OF RENTON. KING COUNTY, WASHINGTON. '. . ' ". ' '.' "lTYPE OF:..~PPLICATION & FEES List all land 'use applications' being applied for:" 1. 8peA .; ,.rr S (p-O, . l '.; 2. I?H?vIMINM.-y ~ flA'-T . .t.,:: ,', ' .. "'-. 3. 4. .:. Staff will calculate applicab'e fees.,a.nd post~ge: $ ___ _ . " •• \ ; ; , j" 1. , I . AFFIDAVIT OF OWNERSHIP :'.'] " , ' r • ~ -. , , I. (Print Namels) Sh1i4 SlIflTE?tV . declare that I am (please check one) _ the current owner of the property involved in this application or ~ the authoriZed representative to ad for a corporation (please attach proof of authorization) and that the foregoing statements and al)swers herein contained and the information herewith are in all respeds true and corred to the best of my knowledge and belief. • • I \ , .... I certify that I know or have satisfadory evidence that SA-LA .51-,. rre:N Signed this instrument and acknowledged it'to be hislherltheir free and voluntary ad for the uses and purposes mention~ il'! the instrument • , , , .. : .. '. .. .., ,.~ • l • ... ~ of -' ~ (Signature of OwnerlRepresentative) My appOintment expires: . .. : I'· . Q:\WEB\PW\DEVSERV\Fonns\Planning\masterapp.doc08129/03 / "7 / . / , ;' ( '. • Order No. 580122 PLAT CERTIFICATE SCHEDULE A Page 2 The land referred to in this certificate is situated in the State of Washington, and described as follows: 'PARCEL A: The north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township'23 North, Range 5 East, W.M., in King County, Washington; , EXCEPT the east 30 feet and the west 30 feet thereof; EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, ToWnship 23 North, Range 5 East, W.M., in King County, Washington; AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; TOGETHER WITH an easement for ingress, egress and utiliti,?s over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., ,in King County, Washington; , TOGETHER WITH an easement for ingress, egress and utilities over, upon qnd across the east 30 feet of the west 220 feet of the south, 30 feet of said subdivision. PARCEL B: South half of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., inKing County, Washington; EXCEPT the west 30 feet and the east 30 feet thereof. PARCEL C: .The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the east 150 feet; EXCEPT the west 30 feet; and , EXCEPT the north 42 feet thereof conveyed to King County for S.E 128~ Street by Deed recorded May 20, 1964, under Recording Number 5738288. (continued) , , i II 'I II \ ,/ , ( PLAT CERTIFICATE SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: PARCEL D: ( Order No. 580122 The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet-thereof conveyed to King County for road by Deed'recorded February 3, 1965, under Recording Number 5840155. PARCEL E: The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter in section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155; AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, in Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155. END OF SCHEDULE A • FILED SECRETARY OF STATE [ 6024 •. ] 08/0~"'004 455552 $1~ Chc.a 117160 Tr~~ ID: 159651 Doc No: 455552-{)01 AUGUST 3, 2004 .ATE OF WASHINGTON CERTIFICATE OF FORMATION OF CamWest West Coast LLC Kelly J. Price, Chief Financial Officer of CamWest Development, Inc., hereby executes this Certificate of Fonnation for the purpose of forming a limited liability company under Title 25 of the Revised Code of Washington. . .. I 1. The name of the limited liability company is: Cam W est West Coast LLC 2. The name of the initial registered agent is: CamWest Development, Inc. 3. The street address of the initial registered office is: 9720 NE 120th Place, Suite 100 Kirkland, W A 98034 4. . The address of the principal place of business ofthe limited liability company is: c:Jo CamWest Development, Inc. 9720 NE 120th Place, Suite 100 Kirkland, W A 98034 5. The latest date on which the limited liability company is to dissolve is December 31, 2053. 6. Management of the limited liability company is vested in one or more managers: [X] YES [ ]NO 7. The name and address of the person executing this certificate offonnation is: Kelly J. Price, ChiefFmancial Officer CamWest Development, Inc. 9720 NE I 20th Place, Suite 100 Kirkland, W A 98034 DATED this ? O~ day of J oJ\.. f .2004. Executer ial Officer of Cam West Development, Inc. , . ( < '. .. i '. ' . . ',' AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) ___ ----J."oS:L.!Af!A.l=---.; __ S'---.,;.(Jf_1TI.-----'erJ...:....-__________ , being first duly sworn on oath, de~~s and says:,.. I 'LOot .', 1. On the 3v I' day of rvO VI?M~ %'.. , I installed OIVE. public information sign(s) and plastic flyer box on the property located at 4425 pJ[5 q-;-t, ST. for the following project: 3. This/these public information sign(s) waslwere constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. . ~ ,>"-. SUBSCRIBED AND SWORN to before me this :!;of1'a day of t/oV13fYlt?e(l.-:\\\\'"",,,,,,, ~\~~ S. GlJ'Ill/. ~ ~~.~~\SSIO,;;,~~~~ £ ~ ~ 1~" ~ ".(,)0 '1".o.1-~ ~ \ ~"'_~ . g*{S AJ.,R ~;~ TAAYPUBCC in and for the Washington, ::. fA 2005 • * -residing -~ i/:.:::: S;S9~ If; J(o~: ,i::. State of at Ii ~ ()!:oJ:WAS~\~. ',0 ~ DEVELOPMENT PLANNING ~/'j:4';iy p'\J~~'~ My commission expires on __ 4 ...... ~....;;2:-_-:]....::.-.....;:O:...-5 __ , CITY OF REmON "'""111\\\\\\\ NOV 242004 RECEIVED Q:\WEB\PW\DEVSERV\Fonns\Planning\pubsign.doc08I27/03 ···f·-···~#t·--] .. ; ~~::~==~~::.~:~~':> l~~'~'~~~e: .. ~'~J . fnst{Jl1er; InsttUc.tiOii!!; . , ", . . ; 'A'~iJM~';,(~d~:l:"'" . \ , .. ~ .. ...., I . 'U$e"'~x ""X 1ZPc:>sT!P , ·,;~j~!~.~~~W!WASH!;R$' ; .. ~.;.;_~.~6~; ::; .. : ..... ~. '. [4" t." ', .. =~;~="~p11tt}~~~ Q:\WEB\PW\DEVSERV\Fonns\Planning\pubsign.doc08I27/03 ",. O' .\. 1 .,' -' ~.,'" .' ';'~": ... .. 0 • 'N ~ . 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Solto ,'00 KIrtdand, WA 811034 425-825-1955 Contact: Sara SIotton DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way:'Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. LJ 11,31 ~ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets·· Private access easements·· Critical Areas· Total excluded area: 3. Subtract line 2 from line 1 for net area: 4 .. Divide :line·3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: ~o. g~l square feet + square feet "313{''1 square feet 2. . .151 {2tO square feet 3... .3""7;'11., . sqaare feet 4... :7. 2 B . . acres ...... 5. ____ . ...::::fo;....::oO'---__ · unitsllots 6. Divide line 5 by line 4for ~et density: 6. &7,.1' = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (Dublic or private) do not have to be excluded. DEVELOPMENT PLAN~'NG CITY OF RENTON . NOV 242004 REG~SERV\Fonns\Planning\density.dOC Last updated: 1110812004 1 West Coast Property City of Renton Project Narrative for 60 single-family homes October 29, 2004 Acreage: 10.82 Acres Location: 4925 NE 4th Street Zoning Designation: R-8 & R-lO Current Site Use: Vacant with one abandoned homes. Site Features Summary: The site is rolling to hilly with trees & vegetation. The site contains two wetlands to the east and west of the site. - Soil Types & Drainage Conditions: Soils types range from silty sand with some gravel . and fill is located on site as well. Please refer to the soils report by Associated Earth Sciences dated November 10,2004 for additional information. Proposed Use: Creation of60 single-family lots with a storm detention facility. Proposed Density & Lot Sizes: 7.28 dwelling units / per net acre Proposed off-site Improveinents: None proposed at this time. Total estimated construction cost & fair market value of the project: $1,500,000 Estimated Cut & Fill Quantities: Approximately 6559 CY cut and 15,576 CY fill Tree Removal Proposal: All trees wjthin the site outside of the associated wetlan~s ~ buffers are proposed for removal Proposed Modifications: None ROW proposal: A 42-foot ROW section is proposed for the site. Our proposal is provide the same improvements i.e.; vertical curb, gutter, and sidewalks on both sides of the street as with the full required ROW section. A utility easement is proposed along each side of the street in order to provide the city and other utility purveyors with necessary access to the underground utilities. DEVELOPMENT PLANNING CITY OF RENTON . NOV 2 42004 RECEIVED • West Coast Properly City of Renton Construction Mitigation Description for 60 single-family homes October 29, 2004 Proposed Construction Dates: Clearing & Grading: ~ April 1, 2005 Utilities: ~ May 1, 2005 House C'onstruction: ~ October 1,2005 Hours & Days of Operation: Hours to comply with the City of Renton's approved construction hours. Proposed Hauling & Transportation Routes: Access will be gained by NE 4th Street: East & West 148th Avenue NE; North to SR 900 and May Valley Road Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise, and other noxious characteristics: All construction practices to meet City of Renton codes & standards. Erosion control measures to include; temporary detention pond, straw bales, filter fence, and hydro seed. During summer months, a watering truck to be used to keep the dust down. Transportation and haul routes to be utilized ill order to minimize . impacts to existing residents and will be coordinated during engineering review. Any special hours proposed for construction or hauling: Not known at this time. If proposed, the City of Renton will be contacted for approval. Preliminary Traffic control plan: Propose to submit at the engineering review stage. DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 RECEIVED , . DEVELOPMENT SERVICES' DIVISION ENVIRONMENTAL' CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 RECEIVED, The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposed before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from y,our proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required.' INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of ~n EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations , or project plans without the need to hire experts. If you really do not know the, answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions, apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc11122104 For nonproject actions (actions involving decisions on policies,plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 2 A. BACKGROUND 1. Name of proposed project, if applicable: West Coast Property 2. Name of applicant: CamWest West Coast LLC 3. Address and phone number of applicant and contact person: 9720 NE 120th Place, suite 100 Kirkland, WA 98034 Sara Slatten, (425) 825-1955 4. Date checklist prepared: November 18, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Infrastructure & utility construction start: Spring 2005 Home construction start: Fall 2005 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Preliminary drainage report by Site _Development Associates dated September 10, 2004 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary Plat, Engineering, Final Plat, NPDES & Building Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site~ Development of 60 new single-family homes on approximately 10.82 acres zoned R-8 & R-10 with a Residential Comprehensive Plan designation. One J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04_doc 3 existing home is located on site and will be removed. Eventually, engineering plans for clearing, grading, streets and utilities to be applied for construction approval.- 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Addresses: 4925 NE 4th Street Complete legal descriptions attached to land use master application. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other ______ _ b. What is the steepest slope on the site (approximate percent slope?) 25% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Silty sand with varying gravel content with some man made fill placement. Please refer to the soils report by Associated Earth Sciences "AESI" dated November 10,2004 for complete results. d. Are there'surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known e. Describe the purpose, type, and approximate quantities of any filling ·or grading proposed. Indicate source of fill. Approximately: cut= 6559 cy fill = 15,576 cy f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes,erosion can occur as a result of clearing & grading activities on the property. Erosion control measures as approved by the City of Renton will be followed during site construction. J:\ 113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 4 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 60% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Filter fence, hydroseed, straw bales, and other temporary erosion control measures as approved by the City of Renton. a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust, diesel and gasoline emissions during construction. Natural gas emissions from fireplaces will increase after construction due to this proposal. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe: None known c. Proposed measures to reduce or control emi~sions or other impacts to air, . if any: Construction vehicles will be in proper working order to minimize emissions. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state . what stream or river it flows into. An offsite wetl'!nd is located to the east of the property. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water orwetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None proposed J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 5 b. e. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 1 DO-year flood plain? If so, note location on the site plan. 6) 1) No Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None proposed Ground Water: Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the- general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None proposed c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If ,so, describe. Site drainage will be collected by on site catch basins and routed to a detention facility located within Tract E as shown on sheet 9 of 9, preliminary utility plan. From there it is proposed for discharge to an adjacent wetland, depicted within Tract A. Please refer to the Preliminary Drainage Report by SOA dated September 10,2004. 2) Could waste material enter ground or surface waters? If so, generally describe. Oil from automobiles could enter the storm system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 6 The storm conveyance and detention vault will be designed to meet or exceed the requirements, codes, and guidelines set forth by the City of Renton. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other cherry & apple trees == evergreen tree: fir, cedar, pine, other shrubs __ grass pasture == crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation Please refer to the wetland determination by Gary Schulz dated October 31, 2004 for additional detail. . b. What kind and amount of vegetation will be removed or altered? Site disturbance associated with clearing & grading for the construction of building pads, streets, and utilities will require removal of existing trees & vegetation. . c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: None known 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfis'h-, -o70th-e-r------- Not known b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain Not known J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 7 d. Prop?sed measures to preserVe or enhance wildlife, if any: No 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Construction will meet all codes, requirements, and guidelines that pertain to site development b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not likely c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Washington state energy code to be complied with building permits and home construction. 7. ENVIRONMENTAL HEALTH b. a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. ·No· 1) Describe special emergency services that might be required. Fire, ambulance, and police services. 2) Proposed measures to reduce or control environmental health hazards, if any: 1) Compliclnce with City of Renton codes and regulations throughout all phases of construction. Noise What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Existing traffic noise associated with a residential community. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term. basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 8 Short term noise will be created by construction equipment and automobiles accessing the site. Not aware of any long term noise impacts associated with the proposal other than residential traffic associated with occupied homes. 3) Proposed measures to reduce or control noise impacts, if any: Short term measures include keeping all machinery in proper working order and on site work is to occur only with in approved operating hours as determined by the City of Renton. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Vacant with one abandoned house. b. Has the site been used for agriculture? If so, describe. Not likely c. Describe any structures on the site. One abandoned house d. Will any structures be demolished? If so, what? Yes, the existing house e. What is the current zoning classification of the site? R-8 & R-10 f. What is the current comprehensive plan designation of the site? Residential g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified·as an "environmentally sensitive" area? If so, specify. There is wetland buffer associated with an offsite wetland system. i. Approximately how many people would reside or work in the completed project? Approximately 150 based on 2.5 people per home (60). j. Approximately how many people would the completed project displace? N/A k. Proposed measures to avoid or reduce displacement impacts, if any: J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 9 None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Future residential homes to be designed and constructed to be compatible with the style and scale associated with the surroundi~ community. Landscaping & fencing to be installed along the NE 4 Street corridor. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 60 detached, middle income single-family homes b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One abandoned house c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. . What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Approximately 30 feet b. What views in the immediate vicinity would be altered or obstructed? Not aware of any view impacts. c. Proposed measures to reduce or control aesthetic impacts, if any: . A variety of exterior elevations will be provided for future homes and will contain materials such as siding, board & batten, cedar shakes with stone or brick accents. A variety of exterior colors will be provided for as well. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Normal street lighting associated with a residential community will be constructed to city standards. b. Could light or glare from the finished project be a safety hazard or interfere with views? J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 10 Not likely c. What existing off-site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: Proper placement and specification for street lighting as determined at engineering review. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? May Valley County Park is within close proximity t~ the project. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Payment of park mitigation fee as required by the City of Renton. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. . None known b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The West Coast site will be served by NE 4th Street and will provide a connection to SE 129th Place. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 11 Public transit provided for along NE 4th Street. c. How many parking spaces would the completed project have? How many would the project eliminate? On-street, residential driveway and garage parking provided. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Frontage improvements will be constructed along NE 4thth Street and will link to SE 129th Place. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. N/A f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Please refer to the Traffic Analysis provided by Curtis Chin, Transportation Engineers Northwest "TENW" dated November 1, 2004 for additional information. g. Proposed measures to reduce or control transportation impacts, if any: Traffic Impact fees will be assessed. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Police, fire, ambulance b. Proposed measures to reduce or control direct impacts on public services, if any. Payment of impact fees as required by the City of Renton 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. electricity, natural gas, water, telephone, phone, cable, sanitary sewer J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 12 C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Date: J:\113 West Coast\Jurisdiction\SEPA Checklist 10-29-04.doc 13 " Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report WEST COAST PROPERTY Renton, Washington Prepared for CamWest Development, Inc. Project No. KEo4125A November 10, 2004 SUBSURFACE EXPLORATION, GEOLOGIC HAZARD, AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT WEST COAST PROPERTY Renton, Washington Prepared for: CamWest Development, Inc. 9720 NE 1201b Place, Suite 100 Kirkland, Washington 98034 Prepared by: Associated Earth Sciences, Inc. 911 Sib Avenue, Suite 100 Kirkland, Washington 98033 42S-827-7701 Fax: 42S-827-S424 November 10,2004 Project No. KE0412SA DR FJ West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration. geologic hazard. and preliminary geotechnical engineering study for the proposed new residential development. Our recommendations are preliminary in that project plans are still under development at the time of our exploration and preparation of this report. The existing topography. proposed development, and the locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 1. If there are any substantial changes in the nature, design, or locations of the proposed improvements, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary . 1.1 Purpose and Scope The purpose of this study was to provide subsurface data to be used in the preliminary design of the project. Our study included a review of selected geologic literature, excavating exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and shallow ground water conditions. Pre]iminary geotechnical engineering studies were completed to formulate our recommendations for site preparation, site grading, house construction, drainage, and paving. This report summarizes our current fieldwork and offers development recommendations based on our present understanding of the project. We recommend that we be allowed to review project plans prior to construction to verify that our geotechnical recommendations have been correctly interpreted and incorporated into the design. Additional exploration or design modifications/review may be required to finalize our recommendations. 1.2 Authorization Verbal authorization to proceed with this study was granted by Sara Slatten of CamWest Development, Inc. (CamWest). Our study was accomplished in general accordance with our scope of work letter dated March 1, 2004. This report has been prepared for the exclusive use of CamWest and their agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. 2.0 PROJECT AND SITE DESCRIPTION DR FT November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. ==n:u=rv:== Page 1 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions This report was completed with an understanding of the project based on a conceptuill site plan provided to us by CamWest. The project site is irregularly shaped in plan view, and includes a total of approximately 7 acres. Based on the survey provided to us, significant areas of the site have been determined to be wetlands. The site is bordered on the east by existing residences, undeveloped property, and an undeveloped road right -of -way. The site is bordered on the south by developed residential properties, on the west by residential and commercial development, and on the north by Northeast 41h Street. The site slopes generally down to the southwest, with overall vertical relief of approximately 25 feet. At the time of our exploration program, the site was occupied by an existing house, mature trees, and moderate undergrowth. Trash had been dumped at various locations around the property. We understand that the proposed project will include construction of sixty new home sites, paved access roads, buried utilities, a detention I open space tract, and other typical improvements. Although grading plans were not available when this report was written, we anticipate that homes and roads will be constructed close to existing elevations, with cuts and fills typically less than 5 feet needed to achieve final grades. 3.0 SUBSURFACE EXPLORATION Our field study included excavating a total of 21 exploration pits to gain subsurface information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths -indicated on the logs where conditions changed may represent gradational variations between sediment types in the field. The conclusions and recommendations presented in this report are based on the 21 exploration pits completed for this study. The number, locations, and depths of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field' explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re- evaluate specific recommendations in this report and make appropriate changes. 3.1 Exploration Pits The exploration pits were excavated with a tracked excavator. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by an engineering geologist from our firm. All exploration November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. ==ruuo:nxr=== Page 2 R FT West Coast,Property Renton, Washington Subsurface Exploration, Geologic Hazard, and . Preliminary Geotechnical Engineering Report Project and Site Conditions pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected geologic literature. As shown on the field logs, the explorations encountered medium dense grading to very dense silty sand with varying gravel content interpreted as lodgement till sediments. In six of the exploration pits, the natural sediments were covered with man-placed fill material up to approximately 8 feet thick. 4.1 Stratigraphy Topsoil A surficial layer of organic topsoil was encountered at the location of most of the exploration pits. In all but one area of existing fill, little topsoil had formed on the fill surface. The topsoil layer, where present, ranged from approximately 0.3 to 1.0 feet thick. Due to the high organic content, these materials are not considered suitable for foundation or slab-on-grade floor support, or for use in a structural fill. Stripped topsoil can be placed in landscape or other non-structural areas. Existing Fill Six of the exploration pits encountered medium dense brown silty sand with varying gravel content. A small amount of asphalt paving rubble was observed in one of the exploration pits. This material was interpreted to represent existing man-placed fill. The existing fill was of similar gradation to the native lodgement till sediments, but was typically less dense ·and had a more oxidized (brown) color. Existing fill is not considered suitable for foundation support, and will require remedial preparation to support floor slabs and paving. Excavated existing fill material should be expected to be moisture-sensitive and near or above optimum moisture content for compaction purposes. Based on our exploration pit observations, most of the existing fill materials could be moisture-conditioned and reused in structural fill applications. Vashon Lodgement Till R FT Each of our exploration pits encountered medium dense grading to very dense silty sand with gravel interpreted as lodgement till. The lodgement till observed in our explorations graded from mottled brown in the weathered zone near the surface, to gray at depth where weathering November 10, 2004 ASSOCIATED EARIH SCIENCES, INC. Page 3 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions was less. Lodgement till was deposited at the base of an active continental glacier, and was subsequently compacted by the weight of the overlying glacial ice. Lodgement till typically possesses high strength· and low compressibility attributes that are favorable for support of foundations, floor slabs, and paving with proper preparation. Lodgement till is silty and moisture-sensitive. In the presence of moisture contents above the optimum moisture content for compaction purposes, lodgement till can be easily disturbed by vehicles and earthwork equipment. Careful management of moisture-sensitive soils, as recommended in this report, will be needed to reduce the potential for disturbance of wet lodgement till soils and costs associated with repairing disturbed soils. Our interpretations of subsurface conditions on-site are consistent with a published geologic map of the area (Geologic Map of King County, Washington, (Draft), compiled by Derek B. Booth, Ralph A. Haugerud, and Jill B. Sacket, 2002). The referenced map indicates that lodgment till is expected at the ground surface on the site. 4.2 Hydrology Ground water was observed in existing fill materials above the lodgement till in two exploration pits. The observed groundwater is interpreted to represent a perched groundwater condition where vertical infiltration of surface water is impeded by low permeability soils at depths. It should be noted that seepage conditions at the site may vary in response to such factors as changes in season, precipitation, and site use. 4.3 Laboratory Test Results Laboratory testing was not completed in time to be included in this draft report Laboratory testing on selected soil samples from explorations was completed in accordance with the requirements set forth in the request for proposal issued by CamWest. The following table summarizes the laboratory results. RAFT November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. Page 4 West Coast Property Renton, Washington Exploration Pit EP-l EP-2 EP-3 EP-4 EP-5 EP-6 EP-7 EP-8 EP-9 EP-I0 EP-ll EP-12 EP-13 EP-14 EP-15 EP-16 . EP-17 EP-18 EP-19 EP-20 EP-21 Approximate Ground Surface Elevation (feet) 400 400 402 403 400 406 397 404 411 402 397 409 420 406 419 416 410 410 398 417 417 Depth to Bearing Soil (feet) 8 8 3 4 5 0.3 1.5 0.6 0.5 0.5 0.5 0.5 0.6 0.5 0.4 1.0 0.5 0.4 0.5 0.5 0.5 Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions Approximate Existing Bearing Soil Moisture Elevation Content (feet) (percent) 392 392 399 399 395 405.7 395.5 403.4 410.5 401.5 396.5 408.5 419.4 405.5 418.6 415 409.5 409.6 397.5 416.5 416.5 * Samples above optimum moisture content The maximum dry density of three soil samples were determined using the modified Proctor test procedure (ASTM:D-1557). The results are as follows: DRAfT Maximum Dry Density Optimum Moisture Content Sample Location Sample Type (pcl)* (percent) Existing Fill Weathered Lodgement Till LodKement Till . pef = pounds per cubic foot November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. t::n:Xyrtrnxrrurrn:rtxrurrrrrrrrrrrx.rxxc:o:r Page 5 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repon Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope, and shallow ground water conditions as observed and discussed herein. 5.0 SEISMIC HAZARDS AND MITIGATIONS Earthquakes occur in the Puget Lowland with great regularity. The vast majority of these events are small and are usually not felt. However, large earthquakes do occur as evidenced by the 1949, 7.2-magnitude event, the 2001, 6.8-magnitude event, and the 1965, 6.5- magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20- year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 5.1 Surficial Ground Rupture DR FT The nearest known fault trace to the project is the Seattle Fault Zone, located approximately 6 miles north of the site. Recent studies by the U.S. Geological Survey (USGS) (e.g., Johnson et al., 1994, Origin and Evolution of the Seattle Fault and Seattle Basin, Washington, Geology, v. 22, p.71-74; and Johnson et al., 1999, Active Tectonics of the Seattle Fault and Central Puget Sound Washington -Implications for Earthquake Hazards, Geological Society of America Bulletin, July 1999, v. 111, n. 7, p. 1042-1053) have provided evidence of surficial ground rupture along a northern splay of the Seattle Fault. The recognition of this fault is relatively new and data pertaining to it are limited, with the studies still ongoing. According to the USGS studies, the latest movement of this fault was about 1,100 years ago when about 20 feet of surficial displacement took place. This displacement can presently be seen in the form of raised, wave-cut beach terraces along Alki Point in West Seattle and Restoration Point at the south end of Bainbridge Island. The recurrence interval of movement along these fault systems is still unknown, although it is hypothesized to be in excess of several thousand years. Due to the distance from the site to known surficial faults, and to the suspected long. recurrence interval, the potential for surficial ground rupture is considered to be low during the expected life of the structures. November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. ===rrr Page 6 West Coast Property Renton, Washington 5.2 Seismically Induced Landslides Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations It is our opinion that the risk of damage to the proposed structures by seismically induced landsliding is low due to gentle slope inclinations and the presence of medium dense to very dense soils observed below the site. 5.3 Liquefaction Liquefaction is a temporary loss in soil shear strength that can occur when loose granular soils below the ground water table are exposed to cyclic accelerations such as those that occur during earthquakes. The observed site soils were generally dense and silty, and are not expected to be prone to liquefaction. A detailed liquefaction analysis was not completed as a part of this study, and none is warranted in our opinion. 5.4 Ground Motion Based on the encountered stratigraphy, it is our opinion that any earthquake damage to the proposed structures when founded on suitable foundation bearing strata in accordance with the recommendations provided in this report would be caused by the intensity and acceleration associated with the event and not any of the above-discussed impacts. Design of the project should be consistent with 2003 International Building Code (IBC) guidelines. In accordance with the 2003 me, the following values should be used: Site Class e (Table 1615.1.1) S5 = 137% (Figure 1516[1]) SI = 48% (Figure 1516[2]) 6.0 EROSION HAZARDS AND MITIGATIONS The sediments underlying the site generally contain silt and fme sand and will be sensitive to erosion, especially in the sloping portions of the site. In order to reduce the amount of sediment transport off the site during construction, the following recommendations should be followed. 1. Silt fencing should be placed around the lower perimeter of all cleared area(s). The fencing should be periodically inspected and maintained as necessary to ensure proper function. November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. ====t=n:.t= Page 7 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations 2. To the extent possible, earthwork-related construction should proceed during the drier periods of the year and disturbed areas should be revegetated as soon as possible. Temporary erosion control measures should be maintained until permanent erosion control measures are established. . 3. Areas stripped of vegetation during construction should be mulched and hydroseeded, replanted as soon as possible, or otherwise protected. During winter construction, hydroseeded areas should be covered with clear plastic to facilitate grass growth. 4. If excavated soils are to be stockpiled on the site for reuse, measures should be taken to reduce the potential for erosion from the stockpile. These could include,but are not limited to, covering the pile with plastic sheeting, the use of low stockpiles in flat areas, and the use of straw bales/silt fences around pile perimeters. 5. Interceptor swales with rock check dams should be constructed to divert stonn water from construction areas and to route collected stonn water to an appropriate discharge location. 6. All storm water from. impenneable surfaces, including the driveways and the roofs, should be tightlined into approved facilities and not be directed (Jnto or above steeply sloping areas. 7.0 LANDSLIDE HAZARDS AND MITIGA nONS The project site was characterized by gentle slopes. Topographic survey information was provided to us on the conceptual site plan, but did not present slope classifications. The site does not appear to contain slopes with inclinations greater than 25 percent, which would trigger Sensitive Slope regulations, or inclinations greater than 40 percent, which would trigger Protected Slope regulations in accordance with City of Renton Municipal Code. In our opinion, the observed slope inclinations do not present a significant landslide risk. If recommendations contained in this report are incorporated into project design and construction, no detailed landslide hazard analysis is warranted, in our opinion. November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. rra:n:rT'fXrtTt'trrurrruo::o::rn:t' ) 'I t a » II t I ' I Page 8 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations In. PRELIMINARY DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Our exploration indicates that, from a geotechnical engineering standpoint, the proposed project is feasible provided the recommendations contained in this report are incorporated into the design and construction of the project. The bearing stratum is covered by existing fill up to 8 feet thick in some places. Existing fill is not suitable for support of foundations, floor slabs, or paving without remedial preparation. In areas of suitable native soils, or of existing fill soils prepared as described in this report, conventional shallow foundations and stanctard pavement sections should perform well. 9.0 SITE PREPARATION Site preparation of building and pavement areas should include removal of all existing buildings, foundations, existing buried utilities, trees, brush, debris, and any other deleterious materials. If the existing structures are not part of future development plans, the stnictures should be demolished and any remaining foundation elements or buried utilities that are not to remain operational should be removed. All existing fill around structures that are to be demolished should be removed. County records suggest that the house on site is served by a septic system. Any existing septic systems that are in use or abandoned in place and are not to be reused should be decommissioned in accordance with King County Health Department requirements and removed from beneath any areas where structures or paving are planned. We are not aware of any water wells on site, however if any water wells are present, they should be decommissioned by a licensed well driller in accordance with Washington Administrative Code Section 173-160. If any heating oil storage tanks or other similar structures are present on-site, they should be decommissioned and removed in accordance with applicable Washington State Department of Ecology regulations. Any depressions below planned final grades caused by demolition activities should be backfilled with structural fill as discussed under the Structural Fill section. The existing topsoil and sod should be removed from areas where new buildings, paving, or other structures are planned. These materials will "swell" some 25 to 30 percent upon excavation. The actual observed in-place depth of topsoil and sod at the exploration locations is presented on the exploration logs in the Appendix. After stripping, remaining roots and stumps should be removed from structural areas. All soils disturbed by stripping and grubbing operations should be recompacted as described below for structural fill. FT November 10, 2004 ASSOCIATED EARU! SCIENCES, INC. Page 9 West Coast Propeny Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations Once excavation to subgrade elevation is complete, the resulting surface should be proof-rolled with a loaded dump truck or other suitable equipment. Any soft, loose, or yielding areas should be excavated to expose suitable bearing soils. The subgrade should then be compacted to at least 90 percent of the modified Proctor maximum dry density as determined by the ASTM:D-1557 test procedure for home sites and fills more than 4 feet below paving, and to 95 percent of ASTM:D-1557 for subgrades less than 4 feet below fmal grade. Structural fill can then be placed to achieve desired grades, if needed. After initial site preparation as recommended above, existing fill on-site should be addressed wherever it is present below planned finished grade. S~ of the exploration pits encountered existing fill extending up to 8 feet below existing grade. Existing fill should be completely removed from beneath foundation areas, and replaced with structural fill as needed to achieve desired grade. Where structural fill must be removed from beneath building foundation areas, existing fill removal should extend outside of the planned building footprint by a distance equal to half of the overexcavation depth. Beneath floor slab and paving areas, existing fill removal should extend 2 feet below planned subgrade elevation, then the resulting surface should be proof-rolled and compacted as recommended above. Any soft, yielding, or organic areas should be excavated further to expose suitable firm and unyielding soils. The planned grade can then be restored with structural fill. We estimate that approximately 75 percent of the excavated material will be acceptable for reuse in structural fill applications when field conditions allow moisture-conditioning by drying during favorable weather. Existing topsoil should be excluded from structural fill use. If field conditions are not favorable for drying excavated materials, excavated existing fill materials are not expected to be suitable for reuse in structural fill applications. The contractor should be made aware of the requirement to excavate, moisture-condition, and replace existing fill materials and should include this work in his cost estimates. 9.1 Temporary and Permanent Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the lodgement till can be planned at 1.0H: 1 V (Horizontal:VerticaI) or flatter. Temporary slopes in existing fill can be planned at 1.5H:IV or flatter. Permanent cut or structural fill slopes that are not intended to be exposed to surface water should not be steeper than 2H: 1 V. Permanent cut or structural fill slopes that will be exposed to surface water, such as· bioswales or detention basins, should be designed with inclinations of 3H: 1 V or flatter. These slope angles are for areas where ground water seepage is not encountered, and assume that surface water is not allowed to flow across the temporary slope faces. If ground water seepage or flowing surface water is present when the temporary excavation slopes are exposed, November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. Page 10 DR fT West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations . flatter slope angles will be required. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WlSHAlOSHA regulations should be followed at all times. 9.2 Site Disturbance Most of the on-site soils contain substantial fme-grained material, which makes them moisture- sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. 9.3 Winter Construction Contingent on laboratory test results that are not completed. 10.0 STRUCTURAL FILL Structural fill may be necessary to establish desired grades. All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After stripping, planned excavation, and any required overexcavation have been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to 90 percent of ASTM:D-1557. If the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break: between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free-draining layer by silt migration from below. DR FT After recompaction of the exposed ground is tested and approved, or a free-draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8-inch loose lifts with each lift being compacted to 95 percent of ASTM:D-1557. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with City of Renton codes and standards. The top of the compacted fill should extend horizontally outward November 10, 2004 ASSOCIATED EAR11J SCIENCES, INC. • (' (' • I ( I » I rrtrnrtxrtrn:n:xrrxXtl'1'XTxxrrn:tx Page 11 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations a minimum distance of 3 feet beyond the location of the perimeter footings or roadway edges before sloping down at a maximum angle of2H:IV. The contractor should note that any proposed fill soils must be evaluated by Associated Earth Sciences, Inc. (AESI) prior to their use in fills. This would require that we have a sample of the material at least 72 hours in advance to perform a Proctor test and determine its field compaction standard. We have completed three such tests on representative samples of the site soils, and the results are included in the Appendix of this report. Soils in which the amount of fine-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No.4 sieve size) should be considered moisture-sensitive. Use of moisture-sensitive soils in structural fills should be limited to favorable dry weather and dry subgrade conditions. The on-site soils contained substantial amounts of silt and are considered highly moisture-sensitive when excavated and used as fill materials. At the time of our exploration program, soil moisture content tests indicated that XXXX of the XXXX samples tested were at moisture conditions above optimum for structural fill use. We anticipate that some of the excavated site soils will require aeration and drying prior to compaction in structural fill applications. Construction equipment traversing the site when the soils are wet can cause considerable disturbance. If fIll is placed during wet weather or if proper compaction cannot be obtained, a select import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No.4 sieve fraction and at least 25 percent retained on the No.4 sieve. 11.0 HOUSE FOUNDATIONS DR FT Spread footings may be used for building support when they are founded on approved structural fill placed as described above, or on lodgement till soils that are prepared as recommended in this report. The depths to suitable foundation bearing soils at the exploration pit locations, and the corresponding elevations, are presented in a table in the Subsurface Conditions section of this report. For residential structures, footings may be designed with an allowable foundation soil bearing pressure of 2,500 pounds per square foot (pst) including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection. However, all foundations must penetrate to the prescribed bearing stratum and no foundations should be constructed in or above loose, organic, or existing fill soils. In addition, all footings must have a minimum width of 18 inches. November 10, 2004 ASSOCIATED EARTH SCIENCES, INC. axa:rrn::tttrrrrOTt'f..UtD7n:rtrmxtx:a:n:XXI Page 12 West Coast Propeny Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations Anticipated settlement of footings founded as recommended should be on the order of * inch or less, with differential settlement of Ih inch or less. However, "disturbed material not removed from footing trenches prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the foundation subgrades are undisturbed and construction conforms to the recommendations contained in this report. Such inspections may be required by the City of Renton. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. It should be noted that the area bounded by lines extending downward at IH:IV from any footing must not intersect another footing or intersect a filled area which has not been compacted to at least 95 percent of ASTM:D-1557. In addition, a 1.5H:IV line extending down and away from any footing must not daylight because sloughing or raveling may eventually undeImine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. 12.0 FLOOR SUPPORT If crawl space floors are used, an impervious moisture barrier should be provided above the soil surface within the crawl space. Slab-on-grade floors may be used over medium dense to very dense native soils, or over structural fill placed as recommended in the Site Preparation and Structural Fill sections of this report. Slab-on-grade floors should be cast atop a minimum of 4 inches of pea gravel to act as a capillary break. The floors should also be protected from dampness by covering the capillary break layer with an impervious moisture barrier at least 10 mils in thickness. Floor slabs that are supported by site soils prepared in accordance with the Site Preparation section of this report, or by structural fill should experience Ih inch or less of settlement. 13.0 DRAINAGE CONSIDERATIONS FT We observed groundwater seepage within fill soils above lodgement till soils. Removal of existing fill from such areas might require temporary dewatering. Prior to site work and construction, the contractor should be prepared to provide temporary drainage and subgrade protection as necessary. All footing walls, basement walls, and reciUning walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set at the bottom of the footing at all locations and the drain collectors should be constructed with sufficient gradient to allow gravity discharge away from the walls. In addition, all foundation walls taller than 3 feet November 10, 2004 ASSOCIATED EARm SCIENCES, INC. Page 13 West Coast Propeny Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations should be lined with a minimum 12-inch-thick washed gravel blanket provided to within 1 foot of fInish grade that ties into the footing drain. Roof and surface runoff should not discharge into the footing drain systems but should be handled by a separate, rigid, tightline drain. In planning, exterior grades adjacent to foundations should be sloped downward away from the structures to achieve surface drainage. These recommendations apply to cOIiventional shaIlow foundation walls and landscape walls less than about 4 feet tall. One should refer to the foIlowing section for walls up to 12 feet taIl. 14.0 CAST-IN-PLACE RETAINING WALLS AND BASEMENT WALLS Ail backfIll behind foundation walls or around foundation units should be placed as per our recommendations for structural ffiI and as described in this section of the report. HorizontaIly backfilled walls, which are free to yield laterally at least 0.1 percent of their height, may be designed to resist an active lateral earth pressure represented by an equivalent fluid equal to 35 pounds per cubic foot (pct). Ful1y restrained, horizontally backfilled rigid walls that cannot yield should be designed for an at-rest pressure represented by an equivalent fluid of 50 pcf. Walls with sloping backfill up to a maximum gradient of 2H: 1 V should be designed using an equivalent fluid of 55 pcf for yielding conditions or 75 pcf for fully restrained conditions. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet Of soil should be added to the wal1 height in determining lateral design forces. R FT The lateral pressures presented above are based on the conditions of a uniform backffil consisting of excavated on-site soils, or imported structural fIll compacted to 90 percent of ASTM:D-1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. A lower compaction may result in settlement of the slab-on-grade or other structures supported above the walls. Thus, the compaction level is critical and must be tested by our fIrm during placement. Surcharges from adjacent footings or heavy construction equipment must be added to the above values. Perimeter footing drains should be provided for all retaining walls as discussed under the section on Drainage Considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum I-foot-wide blanket drain to within 1 foot of fInish grade for the full wall height using imported, washed gravel against the wal1s. Foundation wall footings/keyways cast directly against undisturbed lodgement tiIl soils in a trench may be designed for passive resistance against lateral translation using an equivalent fluid equal to 350 pcf. The passive equivalent fluid pressure diagram begins at the top of the footing; however, total lateral resistance should be summed only over the depth of the actual November 10, 2004 ASSOCIATED EARnJ SCIENCES, INC. nx;rtt' t Ii). i I. tttnxxrrttrrXXXXXXIXXXl7x.n:tr Page 14 West Coast Property Renton, Washington Subsurface Exploration. Geologic Hazard. and Preliminary Geotechnical Engineering Repon Preliminary Design Recommendations key (truncated triangular diagram). This value applies only to footings/keyways where concrete is placed directly against the trench sidewalls without the use of forms. If footings are placed on grade and then backfilled, the top of the compacted backfill must be horizontal and extend outward from the footing for a minimum lateral ~ distance equal to three times the height of the backfill, before tapering down to grade. With backfill placed as discussed, footings may be designed for passive resistance against lateral translation using an equivalent fluid equal to 250 pcf and the truncated pressure diagram discussed above. Passive resistance values include a factor of safety equal to 3 in order to reduce the amount of movement necessary to generate passive resistance. The friction coefficient for footings cast directly on lodgement till or structural fill soils prepared as described in this report may be taken as 0.35. This is an allowable value and includes a safety factor. Since it will be difficult to excavate these soils without disturbance, the soil under the footings must be recompacted to 95 percent of ASTM:D-1557 for this value to apply. 15.0 PAVEMENT RECOMMENDATIONS DR The pavement for this project is expected to be supported by lodgement till sediments or structural fill placed over these materials. With proper preparation, these soils will be suitable to allow the use of standard paving sections. The City of Renton minimum pavement section consists of 4 inches of asphaltic concrete paving (ACP), underlain by 6 inches of crushed rock base. We recommend that the paving materials and placement procedures be consistent with the current Washington State Department of Transportation Standard Specifications for Road, Bridge, and Municipal Construction. If approved by the City and desired by CamWest, an alternate paving section could be used. The roads could be graded, and crushed rock base placed. A 3-inch layer of asphalt treated base (ATB) could then be placed and compacted to serve as a construction surface. At the end of construction, any construction damage to the ATB should be repaired, followed by final paving with 2 inches of ACP. All depths given are compacted depths. All paving materials~ base course materials, and placement procedures should comply with City of Renton standards. All structural fill, and all native subgrades less than 4 feet below finished grade for a planned roadway should be compacted to 95 percent of the modified Proctor maximum dry density as determined by ASTM:D-1557. Prior to structural fill placement, or to placement of base course materials over native subgrades, the area should be proof-rolled under the observation of AESI with a loaded dump truck or other suitable equipment to identify any soft or yielding areas. Any soft or yielding areas should be repaired prior to continuing work. November 10. 2004 ASSOCIATED EARTH SCIENCES, INC. n:xrrxUtXlXXn:nnxn:.t:trtn:nt.tt.o:x:uW"ttU Page 15 West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repon Preliminary Design Recommendations 16.0 PROJECT DESIGN AND CONSTRUCTION MONITORING At the time of this report, site grading, structural plans, and construction methods have not been fInalized, and the recommendations presented herein are preliminary. We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. We recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundations for buildings and of new pavement depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the fIeld in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of the current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington LR FT Bruce W. Guenzler, P.E.G. Project Geologist Attachments: Figure 1: Site and Exploration Plan November 10, 2004 Appendix: Exploration Logs Laboratory Test Results oR FT Kurt D. Memman,~.E. Principal Engineer ASSOCIATED EARTH SCIENCES, INC. Page 16 West Coast Property Renton, Washington November 10, 2004 rn:x;a:xrrUXX:D'X1"txrax:xn:rxn:xx:t. t t t IOC' I I' U Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations ASSOCIATED EARTH SCIENCES. INC. Page 17 APPENDIX WETLAND DETERMINATION WEST COAST PRELIMINARY PLAT OEv~g~~WEWtJ4ING NOV 242004 RECEIVED Residential Development City of Renton, Washington Prepared for: Ms. Sara' Slatten CamWest Development 9720 N.E . .l20th PI. #100 Kirkland, Washington 98034 425-825-1955 Prepared by: C. Gary Schulz Wetland Ecologist 7700 S. Lakeridge Drive Seattle; Washington 98178 206·772·6514 . October 31, 2004 Introduction .................................................................................................. 2 Site Description Purpose Methodology Wetland Determination ................................................................................... 4 Soils Hydrology Wetland Description Summary References ...................................................................................... ~~ ............ 7 Appendix A ................................................. ~ ................................................. 8· Data Plot Fonns 1 A wetland investigation has been conducted on the West Coast Property for a preliminary subdivision plat application in the City of Renton. The proposed project includes residential development of 60 new, single-family lots. This report is intended to be preliminary for the City of Renton and wetland verification of "rating" and area. Numerous site visits occurred from February to June, 2004 to investigate the entire site. Two wetlands were delineated on the subject property. A preliminary site plan for development is included in the plan subniittal. Site Description The West Coast Property is approximately 7.29 acres in size and located along the south side of- N.E. 4th Street between the alignments of l40th Avenue S.B. and 142th Avenue S.B. in the City of Renton, Washington (Section 15, Township 23N., Range SE., WM). The subject property is comprised of several parcels and is zoned for residential use. The majority of the subject property is undeveloped forest land with previously cleared and filled area evident on the northern most -portion. Residential development ~ders the site to the south and eaSL The subject property has flat and moderate sloping topography. In general, the site slopes from east to west with an overall, elevation change of about 20 fee~. The property has a mixed forest habitat comprised of mostly native species. Mature conifer trees of Douglas fir (Pseudotsuga menziesii) and western red cedar (ThujapUcata) are present throughout most of the site. The deciduous tree cover includes mature bigleaf maple (Acer macrophyllum) with scattered red alder (Alnus rubra) and black cottonwood (Populus balsamifera). Cascara (RJuminus purshiana) trees were observed adjacent to wetland areas. Salmonberry (Rubus spectabili~) is a dominant shrub on the majority of the site. Vine maple (Acer circinatwn), an.d Indian plum(Oemleria cerasiformis) also provide significant shrub cover. Himalayan blackberry (Rubus discolor) and Scot's broom (Cytisus scoparious) are shrub species present as dominant cover on the north site area. Dominant groundcover species observed include sword fern (Polystichum munitum), bleeding heart (Dicentraformosa), and Pacific blackberry (Rubus ursinus). Purpose The purpose of this report is to provide the applicant a wetland determination study that can be approved by the City. The intent of this report is to provide required information for the application, and to initiate preliminary planning related to wetland use and protection. 2 Methodology Typically defined, wetlands are ... "those areas that are inundated or saturated by surface or groundwater at a frequency and duration to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas n. Through the State Environmental Policy Act (SEPA) and the Growth Management Act (GMA), the City reviews proposals which may potentially impact wetland and other sensitive areas. Because of observed site conditions, combined with jurisdictional wetland regulations, wetland presence and extent must be determined for the permitting process . . The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of, growing in saturated soil· conditions), hydric soils, and observed wetland hydrology as desCribed in the Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997). This manual was developed to address regional conditions and is consistent with the 1987 Cprps of Engineers Manual (Environmental Laboratory 1987). The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be met for an area to be identified as wetland. A total of9 wetland data plots, approximately 0.01 acres in size, were installed on the project site as a relative sampling of the property's existing conditions. The associated data plot forms are inCluded in Appendix A. A base topographic and wetland survey, provided by Mead Gilman Associates, was used to prepare a wetland delineation map. The wetland delineation map is included in the plat application submittal as Sheet 4 of 9. The King County Sensitive Areas Map Folio (1990) and the City's wetland inventory mapping were reviewed for this report. The Soil Conservation Service (SCS) (USDA 1973), King County Area Soil Survey, was used to reference soil mapping and classification. Determination of wetland area was based on observed plant species, topographic relief, soil profiles, and hydrology. Pink plastic flagging was used to mark the site's wetland boundaries and data plot locations. The wetland boundaries were professionally land surveyed (Sheet 4 of 9). 3 The sensitive area map inventories do identify wetlands on the West Coast Property. two wetland areas were delineated as part of tbisstudy. The delineated wetlands are located at an area crossing the east bound3iy and along the west boundary of the site. The wetland investigation was conducted during the wet season, February 2004, and later in the growing season during June 2004. Two distinct~ wetland depressions exist on the property. Both of the wetlands originate or extend off-site. Nine, wetland data plots were installed in and adjacent to these wetlands and are included in Appendix A. Soils The SCS (USDA 1973) Soil Survey -King County Area has mapped one soil series on the subject property. The soil map unit is Alderwood gravelly sandy loam - 6 to 15 percent slopes (AgC). The Alderwood series is comprised of moderately, w~ll-drained soils associated with a glacial till at depths of 20 to 40 inches. These soils are on uplands but have inclusioris of other 'soils that are not large enough to map. Some included soils are Norma, Bellingham, Seattle, Tukwila, ~d Shalcar series. Investigation of portions of the site's upland area confirmed soil that closely·resembles the AlderwOod series. . The soil inclusions mentioned above are poorly drained and found in depression areas and drainage ways on till and outwash plains. These soil map units are listed in the Hydric Soils of Washington (1985). Hydric soils are generally associated with wetland habitats. Hydric mineral soils observed in soil pits excavated within the wetland areas appeared to be the Norma series. Hydrology The inventory data has mapped wetlands on the West Coast Pro~erty. The subject Property is located at the upper, western portion of the Maplewood Creek drainage basin. Wetland hydrology was observed during the winter field visits. The site's hydrology appears to be seasonal surface water runoff combined with some influence from shallow groundwater in wetland areas. Water moves onto the site from two separate locations. A channelized ditch conveys surface water from . the north onto the west side of the site into Wetland A. This surface water flow may originate in a wetland north of N.E. 4th Street but likely includes runoff associated with roadway pavement and other developments existing north of the subject site. Wetland B appears to be receiving surface water from off-site wetland area at the east boundary where it collects in a shallow depression on the site. 4 Wetland Description Wetland A Wetland A is a forested depressiQn area located along western portion of the West Coast Property. The on-site portion of this wetland has an area of 56,950 square feet (1.3 acres). Total area is unknown as this wetland extends off-site to the west. Sloped areas drain into the wetland from the east side of the Property. Ponding from groundwater influence and surface water runoff was observed throughout this wetland. Soil excavations found hydric conditions as low chroma values -very dark brown, mineral soil (Wetland Data Plot 7). The forested habitat is comprised of young red alder with scattered black cottonwood trees and western red cedar growing in the wetland. CaSC?ara was observed growing along much of the wetland edge. Shrub cover is dense in the wetland and dominated by salmonberry and Douglas' spirea (SpiraeadouglasU). Willow (Salix spp.) and vine maple are also present. The observed dominant, emergent vegetation is slough sedge (earex obnupta) and may lily (Maianthemum dilatatuni). Lady fern (Athyriumfelix-femina) occurs as scattered cover throughout the wetland. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et a1. 1979), this wetland is classified as palustrine, forested, scrub-shrub, persistent and non-persistent emergent, and seasonally flooded. In accordance with Renton's wetland regulation standards (Critical Areas Regulations Section 4-3-050 B.7.), the wetland rating appears to be Category 2 because it is greater than 2.200 square feet in size and has high quality vegetative cover. Category 2 wetlands have a standard buffer requirement of:SO feet (Critical Areas Regulations Section 4-3- 050 M.5.c.). WetlandB Wetland B is a linear drainage area that appears to be influenced by a shallow, groundwater table. The wetland extends from a forested area east of the site into the central West Coast Property area. The on-site wetland area is surveyed as 6,823 square feet (+ 0.16 acres). Four wetland data plots were installed around the wetland to confmn the boundary (Wetland Data Plots 3-6, Appendix A). The flow direction of surface water was not determined but dryer conditions were observed on the west side of the wetland. The on-site portion of Wetland B is described as relatively narrow and dominated by shrub and emergent vegetation. Western red cedar, red alder, and big leaf maple trees border the wetland throughout. The shrub cover is a mixture of salmonberry, vine maple, and spirea. Observed emergent vegetation is predominantly slough sedge and fowl mannagrass (Glyceriastriata). Lesser amounts of lady fern and skunk cabbage (Lysichiton americanum ) are present. 5 Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, scrub/shrub, persistent and non-persistent emergent, and is influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards, the wetland rating appears to be Category 2 because it is grea~r than 2,200 square feet in size and has . . high quality vegetative cover. Category 2 wetlandS have a standard buffer requirement of 50 feet (Criti~al Areas Regulations Section 4-3-050 M.5.c.). Summary A total of two wetland areas (A & B) were identified and delineated on the West Coast Property. Both wetlands are regulated by.the City as Critical Areas. This report has only described existing, pre-development conditions. Proposed wetland buffer use and impacts will be addressed in a future report / mitigation plan. The preliminary site plan proposes to preserve the areas and functions of Wetlands A and B. The limitations of this report and the work performed are that generally accepted professional practices were followed for the type of work completed in the same or similar localities, at the time the work was performed. The jurisdiction(s) with authority reviewing the report must verify the fmdings in order to complete development feasibility and site planning. This report is not intended to represent a l~gal opinion. No other warranty, express or i,mplied, is made. 6 Cowardin, L., V. Carter, F. Golet, and E. LaRoe .. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, Fish and Wildlife Service, United states Department of the Interior, fWSIOBS-79-31 .. '- Cooke, S. 1996. Wetland and Buffer Functions, A Semi-Quantitative Assessment Methodology, Draft Users Manual. Cooke Scientific Services. May, 1996. Environmental Laboratory., 1987. "Corps of Engineers Wetlands Delineation Manual," Technical , . Report Y -frl-l, U.S. Anny Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, c.L., A. Cronquist, M. Ownbey, and J.W. Thompson. 1977. Vascular Plants of the Pacific Northwest. University Press, Seattle, Washington. King County. 1990. Sensitive Areas Map Folio. Mead Gilman & Associates. 2004. a topographic & wetland survey base map (attached, Wetland Delineation Map for West Coast Property). ' Renton, City of. 2000. Environmental Regulations & Special Districts, Chapter 3 -Critical Areas RegulationS, Section 4-3-050. Soil Conservation Service. 1985. fJydric Soils of the Sbtte of Washington. U~S. Department of Agriculture, Washington, D.C. . United States Department of Agriculture, Soil Conservation Service. 1973. Soil Survey of King County Area, Washington. Pr~pared in cooperation with Washington Agricultural Experiment Station. United States Department ofInterior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. Washington State, Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. 7 DATA PLOT FORMS 8 . DATAFORM o NE ONSITE DETERMINATION METHOD1' .. Field Investlgator(s): Z-Date: --::~r...;-f-(....-~g"L,.~=P'- ProJeCVSIte: ' State: , County: -p....Ja:~. t..-,........-llJ~r..u..!), AppUcantlOwner: .' 'Plant Community 'lName: . '. ' . Note: If a more detailed site description is necessary, use the back of data form or a field notebo o.~ ':iPj';;n-;;;"-;.;;;,;.~.;.;; th.-;~ ~~u~~ --?rAI ';j. ~ ~ 7 --t! ,--Dr -fA Ves No ~ (" no, explain on back) .' IYe.5 f :>/~(jIL. or Wt-,1cU\<!-. Has the vegetati~n, 8~" and/or hydrology been significantI)' distU~. . ctf f) ~ A tsl., 5 .' Yes _ No _V_ (if" I yes, e~in on 'oacfr.) .5tHvL(}1 d hiJ . . '. VV ' . . . -~ -&-i~~-~-~-tr. ~ ~ --V;~~~;'O-" --~ ---- ---------- . . II, indICator . Domin • Status Stratum Dom~ ~ant Sp8cies 1 ¥-5dh 1. riffle, WL 11.j(UbliS I1f~ InM< 2. . . 12. . ..J,I.. 30% 3. FlIe.,; '.' n 13. ' ' . . . /-4.~~14. */c!hS. ·~~.lS.-.--. --- (£) 6. ., , , 16. --"'--------./ ofJo 7. f!8t2 p. 17. -----.:.------- )0$:: .'. tAd4I t1 ~:: --'-' -' -' -~- 10. 20. ; . Percent of dominant species that are OBI.. FACW;andlortAC 6 ~.'k . . ' Is the hydrophytic vegetation Criterion met? Yes -tL-No __ . Rmiona~: __ ~-~--~-",--____ -__ ---__ ------",--------- Series/phase: . EiilJ/p,sil),Jrbf.!:LS Subgroup:2 --7"/~-' ---:---:----_ " Is the soil on the hydric soils Ust? ve~'" No _.' _ Undetermined l7 /' Is th" soil a ,Histosol? Yes . No Histic epipedon present?' Yes . No ~ Is the soil: MOttlecjl~~~. No· Gleyed? Yes __ No ~ Matrix Color: ~ . Mottle Colors: __ '-. _. _____ "-_____ _ Other hydric soU in' tors:' ..' ~ . Is the hydric soU crlte1i9n met? YfJfJ.A-4l No V· J . J tI rJi:iL' . 1/ A I Rationale: _ 0-.10" . /l~ ... ~ .rr;/~ 1~:~i£"~?lft.~1 '. '. " HYDR0j.&GY . tt; YM/~~tJ.,1. . Is the ground surface inundated? Yes __ No 1L-A2 Suu ace water depth: . Is the son saturated? Yes V No . Depth to free-standing water in pillsoil probe hole: __ --L..L;...lOtff1~-'-l£ .... ./"__ ___________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? ~ Rationa.: ________ T7~~~--~_:7.7.~~--T_~~~~~~~~~~~--~~~ . JURISDICTIONAL DETERMINA)lO~ AND RATIONALE Is the plant community a wetland? Yes __ No _V_ 'Rationale forJurisdiclional decision: ______ ---....,-------------------- 1 This data formesn be used for the Hydric Soil ~sessment Procedure and the Plant Community' . AssessrTient Procedure. . 2 Classification according to ·Soil Taxonomy,· B-2 , DATA FORM " Flokl _vato~. : TE ONSITE DETEIMNATIONMen:: Wi/-ifJ. ~ ProJedlSlte: , 'State: Coun~: ~~ ApplicantlOwner: " Plant Community.lName: d-' ',', ~ Note: If a more detailed site description is' necessary, use the back of data form or a field notebook • . ~~~~,;..-.;..;;;;. ~,~ a~ t~e-p~~ ~~~u~;; - -~A-~--,?7dff*--, ..." -11-~lJ -9---- Ve. ,No __ " (If no, explain on back) " ,7 r /0 VY- Has the veget~9nr8011s .. and/or hydrology been significantly disturbed? ' ' , Ye. __ No _V __ (If yes, explain on back), . --------------------------------------------------- VEGETAnON Indicator' Indicator Dominant Plant =L ....f.= / Status mum" Dominant Plant Species f'~ 1./-fCAi ~;'/ILA1=-FlTL-11.--' ---'--- 2 J.. # I !:..--, . r:1J;tb 12. Status' Stratum I 3: f}o14r/.9j.loc' CmtlI4hY11~~ If 13. '-----__ _ yC4 ~~tuif!Pk ~:~ ---..:....- /}tfh 7~Eh rIle:.., i\ 17. ----------ate 8.,4,' ~ () 18. ________ _ '/ 9./PIuAfliIft<ttifiMScl< nJCJi{ f1 19. --'-------~_ 10. 20. £t B-2 Percent of dominant species that are OSL. FACW,'andior FACb'J-,.",A&~;::;,.;.b~ __ _ Is the hydrophytic vegetation Criterion met? Yes __ No_Y __ Rationa~: ____ --...,_-~--~----~-----------,-_,_-------~----------------- { SOILS Serieslphase:' ' (JO ~ SubgrouPi2 __ ' __ ...,--_____ _ Is the soil on the hydric soils list? Yes /No Undetermined' '/" Is t.,.., loil a Histosol? ves, 'No ~~ic epipedon preSent?' Ve~:Z No :JZ, ' Ia the Soil: Mottled1 1'f/j.J?:;il, aNO, " leyed? . Yes _ No.lL-' Matrix Color: ~ ~ Mottle Colors: ' , Other hydric SOU indio&tors:' , " '/'" , ' lathe hydric soil • erio m.»t? Vt s " . ,Rationale· ' HY~GV ' Is the ground surface inundated? fis __ No , Surface water depth: Is the soillaturated? Yes ~ No A /A A ' Depth to free-standing water in pit/soil probe hole: ___ ' __ ~/Y(I~2' ~"t~<'__ ___________________ _ List other field evidence of surface lnundatJon or soil saturation. ' / IS the wetland hydrology criterion met? Yes =tZ' No __ ' RatiQnale: ' , JURISDICTIONAL DETERMI~O~ AND RAnONALE Is the plant community a wetland? Yes __ No 1L ' 'Rationale forJurisdidional decision: _____ ,.--___ .....,.. ______________ ...:..-. _________________ _ 1 this data formesn be used for the Hydric Soil Assessment 'Procedure and the Plant Community AssesSnient' Procedure. 2 Classification according to ·Soil Taxonomy.'; .~.iI .,-1' DATA FORM NE ONSITE DETERMJNAnON METHOD1 .' ~. ~.. ." _ "-. . FIeld -lgatoJlll: Date: ~1J o'f ~ . .Jr. ProJectlSite: . State: ' Cou.!JIY: . t Jd1~ AppUcantlOwner: . . . Plant Community 'lName: ~ .'. = .' Note:. If a more detailed site description is necessary, use the back of data' form or a field notebook. . . ~ -n~r;~ ~;n~~n;a~~~it~~S ~~ a~ t~e-p~;'~;~u~;; - -;;;'v-;;;l-l!:>-~ ~ ~/U-h . Ve • .J,LN.0 ~ __ (" no, explain on back) . . ,,~ 1/ VII' E I, Has tlfe vegetation, soi .• and/or hydrology been significantly disturbed? ; /~ 5 Mn'tJIeJ > t/f:J.;I..fL-. Yes ~ No If yes. explain on back) '" ~ .' . . ---------~----~------------------------------------ VEGETAnON IncflC8tor Indicator Ooml"! status Stratum Dominant~!lt ~s ~ L' Status ~ /~ 1. . P'1/ClA. 1kU,.-11.1i4¢;e.(rJ,ifJM;JJI$t1f71C< ~/tj; -iI' Qo~ ::' ~ 7T.-:;-;-L~}fJ;(~~.FlIc.Lt II lot /' '~~4 "., J ::' f:dt < n 15: ---__ _ .....,.". 6. n 16. ,. 7. 17. ----------_ -* 2S1; :. 1/i:i;J;~:: ---.;....;..;....;--~- '10.. 20. . PerCent of do~inantsp8c1es that are OB~ FACW,'andlor FAC ./ 0 ;6/ ---'<18 the hydrophytic vegetation. Criterion met? '188 __ No t.?' ~na~: __ --~----~-------~---_---------- /J / I· I . SOILS . Series/phase: dlrIP¥:JA/@ C!.r .' -/ Subgroup:2 . Is the soli on the hydric soils list? . Ves v-GS' " V .' Urldetermined < ~ Is t~ soil a Histosol? Ves No _. _ . tic epipedon present?' Ves ::L'No:Jl2'" Isthesoll: Mo .0 __ Gleyed? Ves_ No-JL.. . 'Matrix Color: . Mottle Colors: __ ~ _______________ _ Other hydric soU I Cators:~' ..L-__ ~---'-~--::;""'-==~---------_----'--_ Is the hydric SOU . erio Ra 'on :-~~~n-7f-jH~~~H~h~f-Z'-"'--"'I=d-'''''---'''~-~~-+'~~~--. ,/. 1/' ,.-- HV9."OJ,.QGY . '. • Is the ground surface inundated? Ves ~o ~ Surface water depth: -----___ _ Is the,oU saturated?' Ves __ No JZ::.. Depth '0 fl'88~st8nding water In pit/soil probe hole: _____ . _______________ --" List other field evidence of'surface inundation or soil saturation . . Is the wetland hydrology criterion met? Ves '_'._ No ~< Rat~na.: __ · __________ ~ _________________ ~-~--~------~-------- . JURISDICTIONAL DETERMINA.!JS»:" AND RAnONALE Is the plant community a wetland? Ves _. _. _ No _J,/'_. . . 'Rationalefor'Jurisdidional decision: __ ---.., ___ ..,....-_____ .....;", __________ _ 1 This data form Can be used for the Hydric Soil Assessment Procedure and the Plant Community . Assessment' Procedure. . . 2C1asslflcation aCcording to ·Soil Taxonomy .. 8-2 DATA FORM FIoId _Igalo~.): un ~ ONSilE DETERMINAnON Mm:.:: ~{;z t /0 't . Project/Slte: . State: County: ~ tfZ~dfL Appllcant.Owner: Plant Community '/Name: $; !I- Note: If a more detailed site description is necessary, use the back of data form or a field n~tebook. ~o-n~r~~ ~~,:m~n~. -~~It~~s ~;~ a~ t~e-p~~ ~o~~u~;'; ~ -~~AY7~;[ ~J. ---~ -7, ~--F n ~A-4 . Yes KN~': __ (If no, explain on back). fYfC. _/ fO J ('JeL } U'L>V"1l ' Has the vegetati~.andlor h~drology been significantly disturbed? -tt j-/fj1 1t 11'2 -?u '.' " Yes __ ' No (If yes, explain on back),. . 0··, ------------~----~-----------------------------~--- VEGETATION . Indicator . . Indicator , Domloant fIan-==sf Status Stratum Dominant Pla"\ ~ . • Status ~/ ',-;() , I~ 1. A.GW.~1!.Vrt< FA~ 1i'9{) A1·747ii'1~~%I!iJ1 ,F/fC.r ~ J/tl 2. -zj •• -4=-~,~ ,/12. . -y'fo~ 3. /it Q¥,C W'CI,,4I' ({[ii&\I~-0 81""'3. '------- lOb:: tZ~ztri'<t( f" ~ru Ii ~:: ------ ~ ~:i$~;Ji:------- 10. 5. 20. -----O'-~---- Percent of dominant species that ant OeL. FACW,andior FAC ../ /0 Is, the hydrophytic vegetation criterion met? Yes __ No ..1::::::::-+---::::...4:~--- Rationa~: ____ ~ __ ~_~ _______ ~ __ -----~-----_ SeriesfPhase:J(/lJfJl, SOILS ubgroup:2 , Is the soli on the hydric soils Ust? Ye~NO ndetenriined , ~/' Is t~ soil a Histosol? Yes _ No . tic epipedon present?-Yes~o ~ ,Is the soli: Mo~? )' .... ~ ?~O __ GIeYed? . Yes _ No ~. ' Matrix Color: -.Lf) ~ . Mottle Colors:' __ ';"'-____ -_~--___ "--- Other hydric soU ind~tors: -. _ b-L _ ' . Is the hydric soU '11 Ves ' Rationale: HYDROLgGY ., Is th. e ground surface1nundat~? ~s __ No _V'_ S Suurface water depth: Is the soD saturated? Yes --t,..L" ~o A/ ~ Depth to free-standing water inpitlsoilprobe hole: . ___ ..... ff~....I~~~U-l;....<O:::::---" __________ _ List other field evidence of'surface inundation or soil saturation. .: . JURISDICTIONAL DETERMINA;nO~ AND RATIONALE Is the plantcommunity a wetland? Yes __ No _~_ 'RaUonale for'jurisdidional decision: _---, _____ ----------------- 1 this data form Can be used for the Hydric Soil Assessment Procedure and the Plant Community . Assessment Procedure. . 2 Classification according to ·Soil Taxonomy .. 8-2 DATA FORM NE ONSITE DETERMINATION MeTHOD1 . ~., I IL·. .~ ..... · FIoId lnvastIgatO«s • Z-. . Date: ~ Ill/ d7 ~ t;; · ProJec:tlSlte: .. State:. County:~ i. ~ ~ AppHcantlOwner: ... Plant Community IIName: .'~'. 2 . Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ~~-------------------~----------~--~-------.. . Do nOI11)81 ~Ironmental conditions ,xlst at the. plant ccimmunity? ·WL-{fdfJi/J~J -vi . Ves ~No ~ (" no, explain on back) .. . . I~I! Has the vegetati~ andIor hydrology been significantly disturbed? cJ...+ Lo· ... A-. 1'/ /tJIJ.e.... h~' .Yes ~ No (If yes, explain on back) ... . "f' J(ff J' 7/ . • ------------~----~-------~----------~~--~------~--- VEGETATION Indicator . Indicator ~ ~ Domin· tPlan m:tt: ~ , * :l..Qb 1.· rLtL-I~-·11.· ~;,.~-7t ..;f • .;?~ ~ fl/aI. n -A:: '. .' . ---I---,J..-, ~ . 11 ~5'~ *" * ;(~:: f71E-.~~::715cJJ1ANb ~dJ., u 50-X, }(- .~b;: flit,· II 17. --------.---- .. ~::. . . ,p1cJ1 /I ~:: _--.;. _______ --.;...;..._ 10. . 20. ---...... .",..-----.;.--- .' Pen:entof dominant species that are OBlo FACW, . and/or FAC....,tJI!<~/~1~j;:.....-__ _ · .Is the hydrophytic vegetation Criterion met? Yes No V·' 8-2 . Rationale: . . . .. HYDRO~Y . Is the ground surfac:e inundated? Ves ~o _V_ S Suurfac:e water depth: -. ------__ _ Is the soD saturated? Ves No -::JZ.. ... .. /.. . D8pthto free~sfandlngwater In pit/soli probe hol8: _'-. _ .... IIM~~~_· ____________ _ List other field evidenc:e ofsurfac:e Inundat~on or soil saturation . ..<: Is the wetland hydrology criterion met? Ves· No V .. Ratlonale: ____________ ........:... ____ -,-_........:... __ ~-.....,..._........:...----- JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes_· _. No ~ 'Rationale forJurisdictional decision: ___ . __ --..,..--~---------------- 1 This data form Can be used for theHydr~_S6i1 Assessment Procedure and the Plant Community . Assessment Procedure.· . 2 Classlflc8tlonaccordlng to ·Soll Taxonomy.- . DATA FORM . . R~unNE ONSITE DETERMINATIONMETHOD1 .' field Investlgator(s): t-Z-' . . Date: .----'''=T:-r''T-~~-~,.... ProjectlSite: . . State: . County~: -P~~--64~~4I--l- AppRc:antlOwner: . Plant Community .lName: >-Note: If a more detailed site ~scriptlon is 'necessary, use ttle back of data form-o-r-l;a~f1~eld:-:'-no-#.ebo~o':'""k.---"""- 'D;n:r;~~r;n~;;sJ-~~~~s~~~ a~t~e--p~; ~;~:n;.; --~ -~:~ W'J:~.J--/I} V .. 12::..: No M no, explain on back) ... . IV" . ~~~~-~~~~~~~=~-~::?---~~~!~~~~-. VEGETATION . Indicator' . . , Status ~ Dominant ~ §P:!-~ . = 7(-3~}:J 1. . . jJc.c /kt R,< .11.flU/.ii;(I'Sl4n~ ~ . 2. ~ TI . 124·..L • ~ c'b 3~ . ,;;elf" II 13ifJi'''\t.,~ yt<IdiM3 Ii 5:.". -X-. 741 j:: f7Ic; ,.~:: _--.,...... __ ---:... k? ;;:~ ~=~3!~ ji~ ---'------.--- ~ 10. 20. , Percent of dominant species that are OBI.. FACW,'andlor FAC J"~ . Is. thehydrophytic vegetation Criterion met? Ves __ NO 1L-• Ratlonal8:_--·-.,....-----------"'-------_---_--.,---_ 80-.,., ... : !l!i.v /OJ cLSOILS.csubgroup:' .. . .... . .. Is the soil on the hYdric. ..lis liSt? ves@S.o V . Undetermined / Ist~ soli a Hi&tosol? Ves ~ No· 'epipeclon present?' Ves ~ No ~ Is the soli: Mottled?JI,!,sJj 14 No . Gleyed? Ves _ No ~ Matrix Color. .. 1I2J--I!f.,. ':F. ./-+ Mottle Colors: __ .:......_.:...... __ --'-_-____ _ Other hydric so~ ~icators:.-· ----....;....,-----::~.:......-------::--.:......------- Is the hydric soli erlo~? Yes Ratip"aIe: . ~ Is the ground surface 1nundated? Ves --...:..,.... fio __ Surface water depth: -. --------- Is the 800 saturated? Yes __ No_ -----:z:;;r._. . A/_ . . Depth ~o free-standing water In pit/soli probe -hole: ___ ....... N4nU;lliit,£.L.,..:=V=::;.... ___ ·._-.,. ___________ _ list other field evidence of surface InundatJon or soil saturation. . /' Is the wetland hydrology criterion met? Ves . __ . _ No Z . Rationale: . '. . . JURISDJCTIONAL DETE.R RMMIINANA yo. .~ AND RATIONALE Is the plant community a wetland? Yes_·· __ . No ~ . 'Rationale fo(jurlsdldional decision: _---, ___ ....,--___ .,--______________ _ .' . . '. 1 This data form Can be used for the Hy~ricSoil Assessment Procedure and the Plant Community . Assessment' Procedure. . 2 Classification according to ·Soll Taxonomy.· B-2 8-2 •.. f/;f 7 DATA FORM ONSITE DETERMINAnON METHOD1 . field Investigator( • Date: ~::Sr7r+-:---'-----,-J~";"::::;;t.....;_ ProJect/Slte: . State: . County: ,-P.Ja.L7tr--A.:JICJr..j..L8. ApplicantlOwner: . ' . . Plant Community 'lNa",e: . . , . Note: If a more detailed site description is necessary, use the back of data fon:n or a field no ebook. ~o-n-~'r;~ ~ ~'r~~~n~eJ -~~;'~s ~;is~ a~ t~e-p~~ ~~~u~;; --w d ~ l A : --Pt/I-' ~I Ves. No ~. (If 0, explain on back) '. ..' ?>f~ . ~ Hast e vegetation, ." andlo.r hYd. rology been significantly disturbed? ,..-1r:J:9i1I1' / ~ . .' Ve.s ~ No __ (If yes, explain on back) . . . It .. · . . ' . ------------~----~-------~-----~----~~~---~---~~---.. VEGETAnON . .. . /J / L . a / / ~ « LSOILS Serleslphase: otCJllrYY'tf)G-.d;/diIrT· Subgroup:2 ..< ' Is the .011 on the hydric soils!ist? ·Ves ---.."./No __ Undetermined J;?' , Z . Is t~ soil a Histosol? Yes ~ No ~J:listic epipedon present?' Ves 6 --r-No P' Is the soil: Mottled 0 VGleyed?·. Yea _ No ~ . 'Matrix Color: Mottle Colors: __ .:--. ____ ....,.;........._-....;.... ___ _ ~erhymicsoUmd~t :~'--~-~~-------~~-----------­ Is the hydric son criterion met? Rationale: .., I, ." HVDRO GY " Is the ground surface inundated? Yes ~ _._ ~Urf .. water depth: . Is the Ion saturated? Yes No ~ • n.. . ~ . . Depth to free-standing water In pit/soli probe hole: ___ . _....L.J~.It.L...,;~::::. ___________ _ List other field evidence of·surface Inundat.ion or soil saturation • . Is the wetland hydrology criterion met? Yes ~ ';0 __ Rationale: .... '. . JURisDICnON.y.,oETERMINA nOt-.l AND RAnONALE Is the pl~nt community a wetland? Ve~_· _ ,No __ . ·'Rationale for "jurisdictional decision: _---: ___ _.__-------------------- 1 This data form Can be used for the Hydric Soil Asse~sment· Procedure and the Plant Community . Assessment Procedure. ., ' 2 ClassificatIon according to ·Soll Taxonomy .. DATA FORM ~ ONSITE DETERMINATION METHOD1. . field Investigator(s ?.- ProJec:tlSlte: State: ~~, t..-_ AppllcantlOwner: . Plant Community '/Name: --W~~--lii---__ _ Note: If a more detailed site description Is necessary, use the back of data form or a field note ;;'~n~;;;;';;"-; •• ~;.;-; t~.~pI:;; ;;;;~~u~;; --~ #Mt.--[A~= -O~+ ;;~ Yes . No _ (If no, explain on back)' '. ' f1 . . .' , Has the vegetation, so, ,and/or hydrology been significantly distuibed?· 14.1J:" /}--/ tf. ", , Ve.s ~ No (If yes, explain on back),. ' IJ ,', ------------~----~-------~------~---~~~--------~---. VEGETATION Indicator . . ' . Indicator Domin Status Stratum OomJnl!. nt Plant~! -= ~ ;'£'b.' : 0 . V '/'?i 1. F?ku.1FRf2.-11./l.C.!J.rC/~ri~ r~ ~OP'" /o~!: ~I/ l!:~'tt~'''< C~ Fl/dJ ~ ~$ 51 5.' .. f+U-'4-~ II· . 15.,ff}ciJi ifh/;. w> a;, f71C.. ~ s: j, . 6. 16. -;~' 'd::r:. t). .. ....,.,. .. Q /tJ'i 7 . flIe,· II 17~ l./i~TktL,t;;f}iltJ$lL-fdC14H u Jop · , 8 ,{} .../. -'--'-al, ...J 18~ ~ . . . ,~. 1/ )'h,~!fiihlU ~J<i~{js' f-/PLSAyUh~: ~*I~4i fI1fl: ~t-.r Percent of dominant species that ant OBL. FACW, andlor FAC~_.,e... __ .;:.i1 __ J.L..rc:._~ __ Is the hydrophytlc vegetation Criterion met? Ves __ No , R~iona~:-.-----~----~------------------~------__ ~------__________ _ SOILS Series/phase: t!'D. . Subgroup:2 ____ ' ___ . _____________ _ Is the soil on the hydric soils !Ist? Ves,·./ No Undetermined . . . _____ Is t~ soli a Histosol? Ves 'No V-~Ic epipedon pAtsent?' Ves ---L""No22:0..: Is the soli: MOttled~"'I!R (1No ~Gleyed? Ves _. ' No JL Matrix Color: ~ MOttle Colors: ___ '--_______ '--_--________ _ Other hydric sOn I . tors:· . .. . ~<' Is the hydric son er,lo et? Ves· , .. ~. , // Ration It 1 'I Y ,iiYORptOGY . Is the ground surface inundated? Ves _~oY __ Sui1ace water depth: Is the 80H saturated? Ves. No ~. . . -:-A~ , Depth to free~standlng water In pit/soil probe nole: _ ..... ~/~".:;. ~vLJ....;"..:L---~ _______ . _______________ _ list other field evidence of surface inundat.ion or soil saturation. Is the wetland hydrology criterion met? Ves '__ No E. Ratlonale: _________ -..:.. __________ -..:.. _____ -,-________ ,..--__________ _ JURISDICTIONAL DETERMINA T10~ AND RATIONALE Is the plant community a wetland? Ves_: ___ ' No ~ I Rationale forjurlsdlctional decision:. _---, ______ ....,--__________________ ~~ _______ _ • .1 This data fo~m Can be used for the Hydric SoH Assessment Procedure and the Plant Community . Assessnient Procedure. ., . 2 Classification according to ·Soll Taxonomy.· 8-2 . DATA FORM . OynNE ONSITE DETERMINATION METHOD1 ~.~ 'IL '. ~ FIeld Investigator Iv Date: ~ _~T ~ ProJactlSlte: . State:. Cou~: a.-t:U4:/1iiS AppUcantlOwner: Plant Community .lName: . . Note: If a more detailed site description Is necess8IY. use the back of data form-o""~a-fi-:-e-Id-n-t;otf-ebo-ok-.---- Do~n;r~~ ~ ~r~n~;;'sJ-;~it~~s~~ a~ t~e-p~~ ~~~u~;; --11/ d1i:n-;J,1f ~~ f-'~'1~ If /I if Ve. No~(". explain on back) '. . . . ./1-' /) Has t e vegetation, s . .. and/or hydrology been significantly disturbed? . . .' . . . Ves No' (if yes, explain on back) .. '. . ------------~----~-------------~----~----------~---. .... ' VEGETATION Indicator . . . . Indicator . . ,'. OomlllanlPlant =-. ~tus. Stratum Dom8)Ina Pla~!:!:1 ~ = . Status '.' Str. I, Q U-' .. 1> 1. /ll.14,J< ~~ tpR< 11.r-~I4~( ... t:a~JJ4~./4JJ 7\'" r 2 • ""19., 12. . I . . . rIP 3: . . . /'lim H 13. . . . . _ . '. '. ~ . 4. . .., , ~. _/14. ~2ro~ S~ . I.(..~ . . . /2ZL-sJiub1S. ------ 6.' • . ~ 16. ~ Q"2; 7. . . . .' ~~ 17~ -------.-------7\.1" 8. 4 ~ {L' -41-. 18.----·---.· --....;.~-"/~P 9:,0 dMJiih~;d~9rifI~ ILrf.Hf'.ltl H . 19. ---' ---~-10. . . 20. . ,.. . Pe~ntof dominant sp8~es th~ ~ OBI.. FACW~~C /0:> It) . Is. the hydrophytic vegetatIOn criterion met? Yes ~'N~ ~ __ . Rm~n~: ___ --~'~------__ ------____ --------~~ __ --~------_________ __ Serleslph~:' AlckrVlmtL1Ir:sy/cJlfLS Subgroup:2 --:---::: ........ <_. __ ---...; __ _ Ia the soli on the hydric solls!lst? Yes' 7'> ~o _. _ Undetermined P' . ,,/ Iat~80lIaHistosol? Yes . No ~ticePipedonpresent?'Yes' No i7' .lathe,SOIl:. MO~~' V~ :;;:].1. No Gleyed? Yes _ NO~. Matrix Color: -A-~..D4f-/. Mottle Colors: . . . Other hydric son In icators: . . ;' . . .' . Ia the hydric sol' e. n me ? e t:::;;: 0 . Ration n ~~~~tt-----:5~Q~~~~~~----~~~L-----____ _ HYI?R~GY " Isthegroundsurfaceinundated? Yes~oV __ " ~ Surfacewaterdepth: ----_____ __ Is the son saturated? Yes No .-.. / jJ Depth '0 free-standing water In pit/soil probe hole: _'-' -,-t/lhl)U£..""'l1I-'-C.--=-____ . ______________ ~- LIst other field evidence of'surface inundaUon or soil saturation. Is the wetland hydrology criterion met? Yes· No Ra~na.: ________________________ ~ _____ ~~~~~~~~~~~~uw~~ , . . JURiSDJCTJONAL j)EtERMINA TlO~ AND RATIONALE Is the plant community a wetland? Yes _ .. V'___ 'N Noo __ . 'Rationale fOr"jurisdlctional decis~n: _---, ______ ...,--__________________ ~ ________ _ 1lhls data form Can be used for the Hydric Soil Assessmerit Procedure and the Plant Community . AasessmentProcedure.· . 2 Cl8sslficatlonaccordlng to ·Soil Taxonomy.· B-2 Foster Pepper & Shefelman PLLC Attention: Gary N. Ackerman 1111 Third Avenue, Suite 3400 Seattle, Washington 98101-3299 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS FOR THE WEST COAST PROPERTY A Subdivision GrantorlDec1arant: CAMWEST WEST COAST, LLC., a Washington limited liability corporation Additional names on pg. Nt A Grantee: WEST COAST PROPERTY; WEST COAST HOMEOWNERS ASSOCIA nON Additional names on pg. Nt A Legal Description: Ptn Gov't Lot 3, NW '14 ofSW '14, S 18, T 26 N, R 5 E, W.M. KING COUNTY Official legal description on Exhibit A Assessor's Tax Parcel ID#: 1523089096,9040,9132,9039,9001 Reference # (if applicable): TBD DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 RECEIVED 10/29/04 5:57 PM 50342785.02 Additional numbers on pg. Nt A DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS 10129/04 5:57 PM 50342785.02 FOR . THE WEST COAST PROPERTY A Subdivision This Declaration is made as of this _ day of ,2004, by CamWest West Coast, Inc., a Washington limited liability corporation, hereinafter referred to as . "Declarant. " RECITALS A.. Declarant is the owner of that certain real property and improvements located within the· City of Renton, County of King, State of Washington, commonly known as the West Coast Property, referred to hereinafter as "West Coast" or the "Property," which was platted as the West Coast Property Plat and is more particularly described in Exhibit A attached hereto. B. Declarant desires to create an association at West Coast to provide for the maintenance, preservation, and architectural control of the Lots , Private Joint Use Driveway Tracts, Private Joint Storm Drainage Easement and Common Areas (all as defined below) within the community and to promote the health, safety, happiness, and welfare of the residents of the community. C. For the benefit and protection of the Property, to enhance its value and attractiveness, Declarant provides herein for a comprehensive system of land-use and building controls Within the Property. . . SUBMISSION OF THE PROPERTY TO TmS DECLARATION Declarant, being the sole owner of the Property, hereby makes this Declaration for the . purpose of submitting the Property to this Declaration, and declares that the Property described above shall be held, sold, conveyed, encumbered, leased, rented, occupied and improved subject to the following covenants, conditions, restriction, reservations, grants of easement rights, rights of way, liens, charges and equitable servitudes, which are for the . purpose of protecting the value and desirability of the Property and shall be binding on all parties having any right, title or interest in the Property or any part thereof, and shall inure to the benefit of each owner thereof. This Declaration shall run with the land and bind Declarant, its successors and assigns, ail subsequent owners of the Property or any part thereof, together with their grantees, successors, heirs,executors, administrators, devisees or assigns. Any conveyance, transfer, sale, assignment, lease or sublease of a Lot in the Property, shall and hereby is deemed to incorporate by reference all provisions of this Declaration. The provisions of this Declaration shall be enforceable by Declarant, any Lot Owner, the Association, and any first Mortgagee of any Lot. Article 1. DEFINITIONS 10/29/04 5:57 PM -3 - 50342785.02 Section 1.1 DefInitions. For the purposes of this ,Declaration and any amendments hereto, the following defInitions shall apply. "Architectural Control Committee" shall mean the Board, as defmed below, or a committee by that name designated by the Board. "Articles" shall mean· the articles of incorporation of the Association, as defmed below. "Assessments" shall mean all sums chargeable by the Association again~t a Lot, including, without limitation: (a) general and special assessments for maintenance, repair or replacement of the Common Areas; (b) special assessments for maintenance, repair or reconstruction of the Private Joint Use Driveway Tracts; (c) special assessments for maintenance, repair or reconstruction of the storm drainage facilities with the Private Joint Storm Drainage Easement; (d) special assessments against a Lot Owner for work done on the Owner's Lot; (e) fmes imposed by the Association; (t) interest and late charges on a delinquent Owner's account; and (g) costs of collection, including reasonable attorneys' fees, incurred by the Association in connection with the ,collection of a delinquent Owner's account. "Association" shall mean the West Coast Homeowners Association, a Washington non-profIt corporation, as described more fully in Article 3, and its successors and assigns. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article 3. "Bylaws" shall mean the bylaws of the Association as they may from time to time be amended. "City" shall mean the City of Renton, in the County of King, State of Washington. "Common Area" shall mean all real property and improvements described in Section 2.1. . "Declarant" shall mean Cam West West Coast, LLC., a Washington limited liability corporation, and its successors and assigns if such successors or assigns should (i) acquire more than one Lot from the Declarant for the purpose of development, and (ii) be specifIcally assigned the rights and duties of Declarant by written instrument in recordable form. "Declaration" shall mean this Declaration of Covenants, Conditions, Restrictions, and Reservations for Shamrock, and any amendments thereto. 10129/04 5:57 PM 50342785.02 -4- "Home" shall mean a structure located on a Lot which is designed and intended for use and occupancy as a residence or which is intended for use in connection with such residence. "Lot" shall mean and refer to any of the 60 numbered lots shown on the recorded Plat of the Property. Ownership of a Lot shall include ownership of the Home and improvements now or hereafter constructed on the Lot. . . "Member" shall mean a person entitled to membership in the Association pursuant to Section 3.5. "Mortgage" shall mean a recorded mortgage or deed of trust that creates a lien against a Lot and shall also mean a real estate contract for the sale of a Lot. "Mortgagee" shall mean the beneficial owner, or the designee of the beneficial owner, of an encumbrance on a Lot created by a Mortgage and shall also mean the vendor, or the designee of vendor, of a real estate contract for the sale of a Lot. For the purpose of determining the percentage of first Mortgagees approving a proposed decision or course of action, a Mortgagee shall be deemed a separate Mortgagee for each Lot on which it holds a Mortgage which constitutes a first lien on said Lot. Mortgagees shall have the same voting rights as the owners of any Lot subject to such Mortgage. "Notice and Opportunity to be Heard" shall mean the procedure wherein the Board shall give written notice of the proposed action to all Owners, tenants or occupants of Homes whose interest would be significantly affected by the proposed action. The notice shall include a general statement of the proposed action and the date, time and place of the hearing, which shall be not less than five days from the date notice is delivered by the ,Board. At the hearing, the affected person shall ha,:,e the right, personally or by a representative, to give testimony orally, in writing or both (as specified in the notice), subject'to reasonable rules of procedure established by the Board to assure a prompt and orderly resolution of the issues. Such evidence shall be cOIisidered in making the decision but shall not bind the Board. The affected person shall be notified of the decision in the same manner in which notice of the meeting was given. "Owner" shall mean the owner of record, whether one or more persons or entities, of a fee simple title to any Lot and, except as may be otherwise expressly provided herein, shall, in the case of a. Lot which has been sold pursuant to a real estate contract, include any person of record holding a vendee's interest under such real estate contract, to the exclusion of the vendor thereunder. Any person or entity having such an interest inerely as security for the performance of an obligation shall not be considered an owner. "Person" shall include natural persons, partnerships, corporations, associations and personal representatives. 10129/04 5:57 PM 50342785.02 -5 - "Plat" shall mean the West Coast Property Plat recorded at TBD, records of King County, Washingt<;m. "Private Association Storm Drainage Easements" shall mean storm drainage easements benefiting all Lots, as shown on the Plat and referred to in Plat Restrictions 2,5,6, 7 and 8 of the Plat. "Private Joint Storm Drainage Easement" shall mean the storm drainage easement benefiting certain Lots, as shown on the Plat and referred to in Plat Restriction 14 of the Plat. "Private Joint Use Driveway Tracts" shall mean Tracts A, B, and C which provide access and utilities to certain benefited Lots, as shown on the Plat and referred to in Plat Restrictions 1, 2, and 3 of the Plat. "Property" shall mean that real property and improvements located within the City of Renton, County of King, State of Washington, commonly known as Shamrock, which was platted as Shamrock Plat and is more particularly described on Exhibit A attached hereto. "Structure" shall mean any building, fence, wall, pole, driveway, walkway, patio, swimming pool, or the like. "Transition Date" shall mean the earlier of the following: (i) the date on which the votes of the Class A members of the Association equal the votes of the Class B member or (ii) the seventh anniversary of the date of recording of this Declaration. . Article 2. COMMON AREAS Section 2.1 Description of Common Areas. The Common Areas, as shown on the Plat, are comprised of the following: To be liste4 later Section 2.2 Dedication of Common Areas. Declarant, by recording the Plat, dedicates, transfers and conveys the Common Areas to the Association. Section 2.3 Use of Common Areas. Each Owner shall have the right to use the Common Areas in common with all other Owners, subject to this Declaration, the Bylaws, any rules and regulations adopted by the Association, and the following: 2.3.1 The Association may totally bar or restrict use of portions of the Common Areas where ordinary use could be dangerous, unreasonably increase Association 10/29/04 5:57 PM 50342785.02 -6- costs, or be detrimental to. the envIronment, or is inconsistent with its designation as a Sensitive Area on the Plat. 2.3.2 The Association shall have the right to suspend the voting rights by any Owner for any period during which any assessment against such Owner's Lot remains unpaid, and for a period not to exceed 60 days for any, and for each separate, infraction of the Association's published rules and regulations. 2.3.3 The Association shall have the right to dedicate or transfer all or any portion of the Common Areas, including easements thereon, to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the Members. No such dedication or transfer shall be effective unless two-thirds of each class of Members vote or consent in writing to such dedication or transfer. The instrument dedicating or transferring all or any portion of the Common Areas shall be executed by the president and secretary of the Association who shall certify that the requisite vote or consent has been obtained. Section 2.4 Sensitive Area. A certain portion of the Common Area (Tracts A & B) have a special designation on the Plat as a sensitive area tract. That tract may not be used for the disposition of yard clippings or other debris and is subject to any special use restrictions set forth on the Plat and to any supplemental rules or regulations adopted by the Association consistent with the Plat restrictions. Section 2.5 Drainage Tract. A certain portion of the Common Areas (Tract ?) has a special designation on the Plat as a drainage tract. Section 2.6 Private Association Storm Drainage Easements. Certain Lots are subject to Private Association Storm Drainage Easements, which benefit all Lots. The Association shall be responsible for maintenance of the Private Association Storm Drainage Easements. Section 2.7 Landscape, Monument Easement. To be listed later. Section 2.8 Private Joint Use Driveway Tracts. Tracts? are Private Joint Use DJjveway Tracts serving certain specified Lots. Declarant, by recording the Plat, dedicates and conveys an undivided interest in each Tract to the Owners of the Lots served by that Tract. The Association, at the request and cost of the Owners served by a partiCUlar Tract, shall be responsible for the maintenance of that Tract, as provided in Section 2.13. Section 2.9 Private Joint Storm Drainage Easement. Declarant, by recording the Plat, grants a storm drainage easements to the Owners of the Lots benefited. The Association, at the request and cost of the Owners served by a easement, shall be responsible for the maintenance of the storm drainage facilities within the easement, as provided in Section 2.13 10/29/04 5:57 PM 50342785.02 - 7 - Section 2.10 Delegation of Use. Any Member may delegate, in accordance with such rules and regulations as the Association shall promulgate, his or her right of use and enjoyment of the Common Areas to family members, guests, and tenants of such Member. Each Owner shall be responsible for informing such Owner's family members, guests, tenants, and service personnel of the contents of this Declaration as well as any rules and regulations that may be adopted by the Association as they may relate to the use and enjoyment of the Common Areas. Each Owner shall be personally liable for any damage to any Common Areas or any other area maintained by the Association or to any other property of the Association, whether real or personal, caused by the Owner or the Owner's family member, guest, tenant, agent, workman, contractor or other licensee or invitee. The Association may have a lien upon the Owner's Lot for the amount of such damages as determined by the Board after Notice and Opportunity to be Heard. Section 2.11 Fencing. The Association shall have full responsibility for the maintenance, repair and replacement of such fencing. The Declarant has also installed split rail fencing, as required by the City, between the sensitive area tract and respective lots. Maintenance, repair and replacement of that split rail shall be the responsibility of the Owner of the Lot on which or adjacent to which the fence is located. Section 2.12 Landscape Strip. The Association shall be responsible for maintenance of the landscape strip within the public right-of-way within the property. Section 2.13 Maintenance. The Association shall have full responsibility for the maintenance, repair, replacement and improvement of the Common Areas, and upon request of the Owners served by a Private Joint Use Driveway Tract or Private Joint Storm Drainage Easementas provided below, the Private Joint Use Driveway Tracts and Private Joint Storm Drainage Easement. All such areas and facilities shall be ~easonably maintained for their intended use, subject to applicable governmental restrictions. The Association shall, upon the written request of a majority of the Owners of the Lots served by a Private Joint Use Driveway Tract or benefited by a Private Joint Storm Drainage Easement, perform such maintenance, repairs or reconstruction of the portion of the facilities within the tract or easement used in common as may be requested by the Owners: If one or more of the Owners served by a Private Joint Use Driveway Tract or benefited by aPrivate Joint Storm Drainage Easement, but less than a majority of those served or benefited, makes a written request to the Association to have maintenance, repairs or reconstruction of a portion of the facilities within the tract or easement used in common, the Board shall, after Notice and Opportunity to be Heard given to all of the Owners served by that tract or benefited by the easement, decide whether it is reasonably necessary for the maintenance, repair or reconstruction to be done. The cost of such maintenance, repairs or reconstruction shall be assessed equally against each of the Lots serVed by the Private Joint Use Driveway Tract or benefited by the Private Joint Storm Drainage Easement. Street trees within the Property shall be maintained by the Association until the City or its successor has adopted a maintenance program. 10129/04 5:57 PM 50342785.02 - 8 - Article 3. HOMEOWNERS ASSOCIATION Section 3.1 Establishment. There is hereby created an association called the Shamrock Homeowners Association or such other name" at Declarant shall determine (the "Association") . Section 3.2 F onn of Association. The Association shall be a nonprofit corporation fonned and operated under the laws of the State of Washington. Section 3.3 Articles and Bylaws. Declarant will adopt Articles of Incorporation and will propose to the initial Board of Directors the adoption of Bylaws to supplement this Declaration and to provide for the administration of the Association and the Property and for other purposes not inconsistent with this Declaration. In the event of any conflict between this Declaration and the Articles for such nonprofit corporation, the provisions of this Declaration shall prevail. Bylaws for the administration of the Association and the Property, and to further the intent of this Declaration, shall be adopted or amended by the Owners at regular or special meetings; provided that the initial Bylaws shall be adopted by the Board of Directors. In the event of any conflict between this Declaration and any Bylaws, the provisions of this Declaration shall prevail. " " Section 3.4 Board of Directors. The Association shall be managed by a Board of Directors who are members of the Association. They shall be elected as set forth in the Articles of Incorporation and Bylaws of the Association. Section 3.5 Membership "and Voting Rights. The Association shall have two classes of voting membership: 3.5.1 Class A Members shall be all Owners except the Declarant, and each Class A Member shall be entitled to one vote" for each Lot owned, whether improved or not. When more than one Person holds an interest in any Lot, all such Persons shall be members. The vote for such Lot shall be exercised as the joint owners may decide among themselves, but in no event shall more than one vote be cast with respect to any Lot. 3.5.2 The Class 13 member shall be the Declarant who shall be entitled to three votes for each Lot owned by it. The Class B class of membership shall cease and be converted to Class A membership upon the occurrence of the earlier of the following events: (i) the votes of the Class A members equal the votes of the Class B member; or (ii) ~e seventh anniversary of the date on which this Declaration is recorded. Section 3.6 Transfer of Membership. The membership in the Association of each Owner (including Declarant) shall be appurtenant to the Lot giving rise to such membership, 10129/04 5:57 PM 50342785.01 -9- and shall not be transferred in any way except upon the transfer of title to the Lot and then only to the transferee of title to the Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association to the new Owner. Section 3.7 Books and Records. The Board shall cause to be kept complete, detailed, and accurate books and records of the receipts and expenditures of the Association, in a form that complies with generally accepted accounting principles. The Board or a majority of the Owners may at any time require an annual audit prepared by an independent certified public accountant which shall be paid for by the Association. Section 3.8 Inspection of Association Documents, Books, and Records. The Association shall make available to Owners, Mortgagees, prospective purchasers and their prospective mortgagees, and the agents or attorneys of any of them, current copies of this Declaration, the Articles, the Bylaws, and other rules, books, records, and fmancial statements of the Association, and the most recent annual audited fmancial statement, if one is prepared. "Available" shall mean available for inspection upon request, during normal business hours or under other reasonable circumstances. The Association may require the requesting party to pay a reasonable charge to pay the cost of making the copies. Article 4. MANAGEMENT OF THE ASSOCIATION Section 4.1 Administration of the Property. The Members covenant and agree that the administration of the Property shall be in accordance with the provisions of this Declaration and the Bylaws of the Association which are made a part hereof. Administrative power and authority shall be vested in the Board. Section 4.2 Authority and Duties of the Board. On behalf of and acting for the Association, the Board, for the benefit of the Property and the Members, shall have all powers . and authority permitted to the Board under this Declaration including, but not limited to, the following: . 4.2.1 Levy, collect~ and enforce the collection of, assessments, as more particularly set forth in Article 7 hereof,' to defray expenses attributable to carrying out the duties and functions of the Association hereunder. 4.2.2 Require any "officer or employee of the Association handling or responsible for Association funds to furnish adequate fidelity insurance, the premiums for which shall be paid by the Association. 4.2.3 Enter into agreements with one or more qualified persons to provide for the maintenance and repair of the Common Areas, Private Joint Use Driveway 10/29/04 5:57 PM 50342785.02 -10 - Tracts and Private Joint Stonn Drainage Easement, the collection of assessments, the sending of all required notices to Owners, the operation of Association meetings, and other regular activities of the Association. 4.2.4 Contract and pay for any materials, supplies, labor or services which the Board should detennine are necessary or proper for carrying out its powers and duties under this Declaration, including legal, accounting, management, security patrol or other services; however, if any materials, supplies, labor or services are provided for particular Lots, Private Joint Use Driveway Tracts or Private Joint Storm Drainage Easement, or their Owners, the cost thereof shall be specially charged to the Owners of such Lots, Tracts or easement. The Board may pay the Declarant a reasonable fee for any services it perfonns on behalf of the Association. 4.2.5 All checks, drafts, or other orders for the payment of money, notes, or other evidences of indebtedness in the name of the Association shall be signed by such officer or officers, agent or agents of the Association and in such manner as is from time to time determined by the Board. Section 4.3 Adoption of Rules and Regulations. When and to the extent it deems advisable, the Board may adopt reasonable rules and· regulations governing the maintenance and use of the Common Areas and the Property and other matters of mutual concern to the Members, which rules and regulations are not inconsistent with this Declaration and the Bylaws and which treat all Members fairly and in a non-discriminatory manner. Section 4.4 Additional Powers of the Association. In addition to the duties and powers of the Association, as specified herein and elsewhere in this Declaration, but subject to the provisions of this Declaration, the Association, acting through its Board, shall have the power to do all other things which may be deemed reasonably necessary to carry out its duties and the purpose of this Declaration. Article 5. 'ARCHITECTURAL CONTROL Section 5.1 Construction and Exterior Alterations or Repairs. 5.1.1 All Structures (including, without limitation, concrete or masonry walls, rockeries, driveways, fences, hedges, swimming pools, if any, or other Structures) to be constructed, erected, placed or altered within the Property, all exterior alterations and repairs (including, but not limited to, re-roofing or repainting) of any Structures on the Property and visible from any street or other Lot, and any construction or alteration of landscaping on the Property must be approved by the Board or an Architectural Control Committee ("ACC") composed of three or more representatives appointed by the Board; provided, that until completed Homes have been constructed on all of the Lots, Declarant shall act as the ACC. 10129/04 5:57 PM 50342785.02 -11 - Complete plans and specifications of all such proposed buildings, structures, exterior alterations and repairs, or landscaping together with detailed plans showing the proposed location of the same on the particular building site and other data requested by the ACC shall be submitted to the ACC before construction, alteration or repair is begun. Construction, alteration or repair shall not be started until written approval thereof is given by the ACC. 5.1.2 The ACC will review submittals as to the quality of workmanship and materials planned and for conformity and harmony of the exterior design with proposed or existing structures on the Lots and, as to location of the building, with respect to topography, finish grade elevation and building setback restrictions and compliance with the Plat, in accordance with architectural guidelines to be adopted by the ACC. Depending upon the proposal, the plans may require additional review by engineers, architects, other design professionals and/or governmental agencies. 5.1.3 All plans and specifications submitted for approval by the ACC must be submitted in duplicate at least 30 days prior to the proposed construction or exterior alteration or repair starting date. In the event the ACC fails to approve or disapprove such design and location within 30 days after said plans and specifications have been submitted to it, the ACC will be deemed to have given its approval. . Approval by the ACC does not preclude or replace any required governmental agency approval. 5.1.4 The maximum height of any building shall be established by the ACC as part of plan approval and shall be given in writing together with the approval. If the ACC has fruled to disapprove such design and location within the 30 day limit, and such design and location is thereby deemed approved, the maximum height of any building shall be no greater than 30 feet and must also comply with local zoning, land use and building codes. 5.1.5 The ACC may require that all plans or specifications be prepared by an architect or a competent house designer approved by the ACC. One complete set of the plans and specifications shall in each case be delivered to and permanently left with the ACC. All buildings or structures shall be erected or constructed, and all exterior alterations or repairs made, by a contractor, house builder or other person or entity approved by the ACC. The ACC shall have the right to refuse to approve any design, plan or color for such improvements, construction or exterior, alteration or repair visible from a street or other Lot which is not suitable or desirable, in the ACC's opinion, and such refusal may be based entirely on aesthetic or other factors. 5.1.6 In evaluating any design, the ACC may consider the suitability of the proposed building or other structure, the material of which it is to be built, the exterior color scheme, the site upon which such buildings or structures are proposed to be built, the harmony thereof with the surroundings, and the effect or impairment that such building or structure will have on the view or outlook of surrounding Lots, compliance with the Plat, and . 10/29/04 5:57 PM 50342785.02 -12 - any and all other factors which, in the ACC's OpInIOn, shall affect the desirability or suitability of such proposed structure, building, improvements, or exterior alteration or repair. 5.1.7 The ACC shall have the right to disapprove the design or installation of a swimming pool or any other recreational structure or equipment deemed undesirable, in the ACC's reasonable opinion, based on aesthetic factors or otherwise. The ACC may consider the visual impact of the proposed s~cture or equipment and the noise impact of the related activities upon all nearby Lots or Common Areas. Any enclosure or cover used in connection with such a recreational structure or equipment whether temporary, collapsible, or seasonal, shall be treated as a permanent structure for purposes of these covenants, and shall to be subject to all the conditions, restrictions, and requirements as set forth herein for all buildings and structures. 5.1.8 The ACC may require, at the Owner's expense, the trimming, topping or, if deemed necessary by the ACC, removal of any tree, hedge or shrub on the Owner's Lot which the ACC determines is reasonably blocking or interfering with the view or access to sunlight of another Lot or any Common Area. . 5.1.9 Declarant (including any successor in interest to Declarant's status as Declarant) shall not be subject to the restrictions of this Section 5.1 as to any Lot owned by . Declarant. 5.1.10 By majority vote, the ACC may adopt or amend architectural guidelines consistent with this Declaration for making its determinations hereunder. 5.1.11 No Structure shall be erected, altered, placed or permitted to remain on any Lot unless the Structure complies with the Plat and with applicable building codes. The ACC may require that the Owner furnish the ACC with evidence that all necessary permits have been obtained from the City for any work on a Lot for which ACC approval is required under this Section prior to commencement of the work. Section 5.2 Declarant Facilities. Notwithstanding any provIsIon in this Declaration to the contrary, Declarant and its agents, employees and contractors shall be permitted to maintain during the period of sale of Lots or Homes upon such portion of the Property (other than Lots sold by Declarant) as Declarant may choose, such facilities as in the sole opinion of the Declarant may be reasonably required, convenient or incidental to the construction, sale or rental of Lots and Homes, including but not limited to a business office, storage area, signs, model units, sales office, construction office and parking areas for all prospective tenants or purchasers of Declarant. Article 6. USE AND MAINTENANCE OBLIGATIONS OF OWNERS 10129/04 5:57 PM -13 - 50342785.02 Section 6.1 Home and Yard Maintenance. Except for such maintenance and repairs which are to be performed by the Association pursuant to the provisions of this Declaration, each Owner, at said Owner's cost and expense, shall promptly and continuously maintain, repair, replace and restore the Home and other Structures or improvements on the Owner's Lot in a good, clean, attractive, safe and sanitary condition and in full compliance with all applicable laws, the provisions of this Declaration, and any rules and' regulations of the Association. If any Owner fails to maintain, repair, replace or restore the Owner's Home, other Structures located on the Lot, or the Owner's Lot, the Association may, after Notice and Opportunity to be Heard, at the Owner's cost and expense, maintain, repair, replace or restore such items or areas and the Owner shall payor reimburse the Association on demand for all such costs and expenses. All trees, hedges, shrubs, and flowers shall be kept in an attractive, neat, trimmed and pruned condition. Owners shall not allow their Lots to become overgrown or unkempt so as to create a visual nuisance. Leaves, clippings, dead plants' and other yard waste shall be placed in a compost pile or appropriate containers for disposaL' Section 6.2 Restrictions on Storage. No Owner shall store or allow any occupant or tenant to store any trailers, boats, motor homes, recreational vehiCles, motorcycles, or trucks over two tons (except those used by Declarant in connection with the development of the Property or construction of the Homes) or any disabled or inoperable motor vehicle on the Property unless any such vehicle is completely enclosed and hidden from view within a garage or within such other enclosure as may be approved in advance by the ACe. Violations of this Section shall subject such vehicles to impound, at the expense and risk of the owner thereof. Section 6.3 Roads and Sidewalks. The road and sidewalks located in Vineyard Crest shall be used exclusively for normal access, ingress and egress, and no obstructions shall be placed thereon or therein except by express written consent of the Board. The Board may adopt rules and regulations governing parking by Owners and their guests in Vineyard Crest. Section 6.4 Residential Use. All Lots and Structures located thereon shall be used, improved and devoted exclusively for residential purposes only, including: (i) sleeping, eating, food preparation for on-site consumption by occupants and guests, entertaining by occupants or personal guests, and similar activities commonly conducted within a residential dwelling (without regard to whether the Owner or occupant uses the Home as a primary or secondary personal residence, on an ownership, rental, lease or invitee basis) or such other reasonable ancillary purposes commonly associated with residential dwellings and otherwise in compliance with this Declaration and all applicable laws for residential dwellings; (ii) for use as a home office or for a home occupation not involving use by nonresident employees or regular visits by customers or clients; (iii) for the common social, recreational or other reasonable uses normally incident to such purposes; and (iv) for purposes of operating the Association and managing the Property: , 10129/04 5:57 PM 50341785.01 -14- Section 6.5 No Nuisances. No noxious or offensive conditions shall be pennitted upon any Lot or improvement thereon, nor shall anything be done thereon which is or may become an annoyance or nuisance to other occupants on the Property. Section 6.6 Restriction on Further Subdivision. No Lot, or any portion of a Lot in the Property, shall be divided and sold or resold, or ownership changed or transferred whereby the ownership of any portion of the Property shall be less than the area required for the use district in which the Property is located; provided, the foregoing shall not prohibit deeds of correction, deeds to resolve boundary disputes and similar corrective instruments. Section 6.7 Garbage and Trash Removal. No Lot, Private Joint Use Driveway Tract, or Common Area shall be used as a dumping ground for rubbish, trash, garbage, litter, junk and other debris. All· garbage, trash and yard waste shall be placed in appropriate sanitary containers for regular disposal or recycling. Each Owner shall be responsible for the prompt and regular disposal of all of garbage, trash, junk and yard waste from the Owner's Lot. All containers for garbage, trash and yard waste may be placed in public view only on the designated collection day. . Section 6.8 Animal Restrictions. No insects, reptiles, poultry or aniinals of any kind shall be raised, bred or kept in or on any Home or Lot, or on any Private Joint Use Driveway Tract, or on any Common Area, except that domesticated dogs, cats or other usual household pets (hereinafter referred to as "pets") not exceeding in aggregate two per Home may be kept on the Lots· subject to rules and regulations adopted by the Board. No dog houses, kennels, dog runs or the like may be kept or maintained on any Lot or on the outside of any Home. All pets when outside a Home shall be maintained on ~ adequate leash or other means of physically controlling the pet, by a person capable of controlling the pet at all times or by a suitable invisible electronic confmement system not dangerous to humans. Pets shall not be allowed to leave excrement on any Lot or on any portion of the Common Areas or Private Joint Use Driveway Tracts. Any Owner whose pet violates these provisions or who causes any unreasonable noise or damage to persons or property shall be liable to all such harmed Owners and their families, guests, and invitees. The Board may, after Notice and Opportunity to be Heard, require the removal of any pet which the Board fmds is disturbing other Owners unreasonably, and may exercise this authority for specific pets even though other pets are permitted to remain. . Section 6.9 Signs. No signs shall be displayed to public view on any Lot except (i) one professionally created sign of not more than one square foot displaying the resident's name; (ii) one sign of not more than five square feet advertising the Lot for sale or rent, (iii) signs used by Declarant or other home builders to advertise Lots or Homes for sale, or (iv) the permanent entry signs for Vineyard Crest. Section 6.10 10/29/04 5:57 PM 50342785.02 Renting and Leasing. -15 - 6.10.1 With respect to the leasing, renting, or creation of any kind of tenancy of a Home, the Owner (except for a lender in possession of a Lot and improvements located thereon following a default in a first Mortgage, a foreclosure proceeding, or any deed of trust sale or other arrangement in lieu of a foreclosure) shall be prohibited from leasing or renting less than the entire Home, and for any term less than 30 days, and all leasing or rental· agreements shall be in writing and be subject to this Declaration, the Articles and Bylaws, with a default of the tenant in complying with this Declaration, the Articles or Bylaws constituting a default under such lease or rental agreement. 6.10.2 If a Home is rented by its Owner, the Board may collect, and the tenant or lessee shall pay over to the Board, so much of the rent for such Home as is required to pay any amounts due the Association hereunder, plus interest and costs~ if such amounts are in default over 30 days. The renter or lessee shall not have the right to contest payment over to the Board, and such payment Will discharge the lessee's or renter's duty of payment to the . Owner for rent to the extent such rent is paid to the Association, but will not· discharge the . liability of the Owner (and the Home under this Declaration for assessments and charges) or operate as an approval of the lease. The Board shall not exercise this power where a receiver has been appointed with respect to the Home or its Owner, or in derogation of any rights which a Mortgagee of such Home may have with respect to such rents. Other than as stated herein, ther~ are no restrictions on the right of any Owner to lease or otherwise rent his Home. Section 6.11 Zoning Regulations. Zoning regulations, building. regulations, environmental regulations and other similar governmental regulations applicable to the Property subject to this Declaration shall be observed. In the event of any conflict between any provision of such governmental regulations and restrictions of this DeClaration, the more restrictive provisions shall apply. Section 6.12 Business Use. No business of any kind shall be conducted on any Lot with the exception of (i) the business of the Declarant in developing and selling Homes or Lots, and (ii) home occupations approved by the Board which do not involve employees, regular· visits by customers or clients, create excess traffic, parking problems, noise, or otherwise violate this Declaration. Owners shall also comply with all of the requirements of the appropriate local government concerning the operation of such home occupations. No business materials, supplies or equipment shall be stored on any Lot within the view of another Lot, except for items relating to an improvement which is under construction in conformance with this Declaration. Section 6.13 Temporary Residence. No outbuilding, tent, shack, garage, trailer, shed Of' temporary building of any kind shall be used as a residence either temporarily or permanently, except for trailers used by Declarant, builders, or contractors during the construction period. 10129/04 5:57 PM 50342785.02 -16- Section 6.14 Satellite Dishes. Except as approved by the ACC, no antenna, satellite dish or similar equipment shall be affixed to the exterior any Structure or otherwise placed on any Lot. The ACC may regulate the location and screening of any antenna, satellite dish or similar equipment which the Owner may have a right to install on the Owner's Lot pursuant to the federal law. Section 6.15 Governmental and Plat Reguirements. All. Structures and other Lot improvements shall comply with the Plat and all applicable governmental requirements including, without limitation, minimum setback requirements .. Section 6.16 Oil and Mining Operations. No oil drilling, oil development operations, oil refining, quarrying or mining operations of any kind shaJI be permitted upon or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavations or shafts be permitted upon or in any Lot. No derrick or other structure designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. Section 6.17 Use and Disposal of Hazardous Substances. The Owner of each Lot shall comply with all state, federal and local laws and regulations governing or in any way relating to the handling, storage, use, dumping, discharge or disposal of any hazardous substance or material. The owner of each Lot shall not dispose of or discharge any hazardous substance or materials on any Lot, Private Joint Use Driveway Tract, Common Area, public street or other area located within the Property. ~ Section 6.18 Completion of Projects. Any Structures or improvements, including any repairs or replacement thereof, constructed on any Lot shall be completed as to external appearance, including finish painting, within six months from the commencement of construction except for reasons beyond the control of the Owner, in which case a longer period may be permitted by the ACC. This period may be extended by the ACC due to inclement weather. Section 6.19 Mailboxes. Each of the mailboxes and mailbox structures shall be placed in locat~ons approved by the United States Postal Service. Owners may not damage or otherwise interfere with a mailbox structure. Section 6.20 Exterior Add-ons. No awnings, air conditioning units, or other projections shall be placed on or hang from the exterior surfaces of any Home unless they have been approved by the ACC. Notwithstanding the foregoing, basketball hoops may hang from exterior surfaces of a Home as long as the hoop is hidden from view from the road located within the Property. Section 6.21 Outdoor Fires. Outdoor barbecues may be used for cooking on the Lots when permitted by law. Reasonable and adequate precautions against fires must be taken. Excessive smoke or soot accumulation from fires shall not be allowed. No other 10/29/04 5:57 PM 50342785.02 -17 - ·e outdoor fires shall be permitted on the Property, except for fires by Declarant or contractors forburning construction wastes where all necessary government permits have been obtained. Section 6.22 Screened Service Areas. Unsightly items must be hidden from view within a Home or garage or within a fenced or screened area where they will not be seen from any Lot or road. Unsightly items shall include, but shall not be limited to, garbage and trash, clothes lines, bicycles, recreational gear, outdoor maintenance equipment, firewood and ladders. The design and materials used for any fenced or screened area shall be consistent with the general appearance of the Home and must receive prior approval from the ACC. Section 6.23 Damage and Repair of Property. Upon any Substantial Damage (as defined below) to any Home or Lot, the Owner shall promptly restore and Repair (as defmed . below) the Home to substantially the same size and design as the original Home. The prior written consent or vote of the Board and a vote of 67% of the total votes entitled to be cast by the Owners of the Lots is required to rebuild in accordance with a plan that is different from the original plan as it inay have been modified by alterations approved by the Board. As used in this Section, Substantial Damage shall mean that in the judgment of a majority of the Board the estimated damage for the Home exceeds ten percent of the full, fair market value of the Home before the damage occurred, as determined by the then current assessment for the purpose of real estate taxation. . Article 7. . ASSESSMENTS Section 7.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any assessment duly levied by the Association as provided in this Declaration. Such assessments, together with interest, costs, late charges and reasonable attorneys fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such assessment is made. Each such assessment, together with interest, costs, late charges and reasonable attorneys' , fees, shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment fell due. The personal obligation for delinquent assessments shall not pass to his successor title unless the lien for such delinquent assessments 'had been properly recorded prior to title transfer or unless expressly assumed by that party. When ownership of a Lot changes, assessments payable in installments which have been established for the current fiscal year shall be prorated between the Buyer and Seller based on a 365 day year. Section 7.2 Liability for Assessments. Any assessments which may be levied from time to time pursuant to the authority of the Board shall be estalJlished in accordance with this Article 7, except for assessments levied against an Owner for the purpose of paying or reimbursing the Associatio!l for costs incurred or to be incurred in connection with 10129/04 5:57 PM 50342785.02 -18 - performing requested maintenance, repairs or reconstruction· of facilities within the Private Joint Use Driveway Tracts or Private Joint Storm Drainage Easement or for the purpose of paying or reimbursing the Association for costs incurred or to be incurred in connection with bringing an Owner's Lot into compliance with the provisions of this Declaration. Declarant shall not be obligated to pay any assessment levied against any Lots owned by it unless a Home has been constructed on the Lot and the Home is occupied. No Owner may exempt himself or herself from liability for his assessments by abandoning the Owner's Lot. Section 7.3 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. The operating budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual costs and expenses. Assessments on each Lot shall commence upon a date specified by the Declarant by notice to the Association or the Owners. The member~ of the Association who are obligated. to pay assessments based on a particular budget may reject said budget at a special meeting of the Association by a vote of 51 % of the votes of each class of Members. Until assessments have commenced, the Declarant shall pay the actual expenses of the Association. Section 7.4 Levy of General Assessment. In order to meet the costs and expenses projected in its operating budget, the Board shall determine and levy on every Owner a general assessment. The Association's operating budget shall be divided by the number of Lots to determine the amount of one assessment unit. Except as provided in Section 7.3 with respect to unoccupied Lots owned by the Declarant, each Owner's general assessment shall be calculated by multiplying the number of Lots owned by the Owner by one assessment unit. Section 7.5 Amount of General Assessment. The Board shall make reasonable efforts to determine the amount of the general assessment payable by each Owner for an assessment period at least 30 days in advance of beginning of such period. Notice of the general assessment shall thereupon be sent to each Owner subject to assessment; provided, however, that failure to notify an Owner of the amount of an assessment shall not render such assessment void or invalid. Any failure by the Board, before the expiration of any assessment period, to fix the amount of the general assessment hereunder for the next period, shall not be deemed a waiver or modification in any respect of the provisions of this Article or a release of any Owner from the obligation to pay the general assessment, or any installment thereof, for that or any subsequent assessment period. Section 7.6 Assessment Period. The general assessment fixed for the preceding period shall continue until a new assessment is fixed. Upon any revision by the Association of the operating budget during the assessment period for which each budget was prepared, the Board shall, if necessary, revise the general assessment levied against the Owners and give notice of the same in the same manner as the initial levy of a general assessment for the assessment period. 10/29/04 5:57 PM 50342785.02 -19- Section 7.7 Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy an assessment or assessments at any time against all Lot Owners, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a Common Area, or for such other purposes as the Association may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of a majority of each class of Members. The amount of each Owner's special assessment for any year shall be calculated like the general assessment, except that the total special assessment shall be substituted for the operating budget amount and shall be payable in one or more installments, as determined by the Board. In addition, costs of the Association incurred pursuant to Section 2.13 for maintenance, repair or reconstruction of facilities shared in common within any Private Joint Use Driveway Tract or Private Joint Stonn Drainage Easement shall be a special assessment against the Owners served by that Tract or benefited by that easement payable in one or more installments, as determined by the Board; and costs incurred by the Association for work done on the Owner's Lot pursuant to Section 6.1 shall be a special assessment against the Owner of that Lot. Special assessments may be levied either before or after the work is done, in the discretion of the Board. . Section 7.8 Manner and Time ofPavrnent. Assessments shall be payable in such reasonable manner as the Board shall designate. Any' assessment or installment thereof which remains unpaid for at least 15 days after'the due .date to thereof shall bear interest at the rate of 12% per annum, and the Board may also assess a late charge in an amount not exceeding 25% of any unpaid assessment which has been delinquent for more than 15 days. SectIon 7.9 Accounts. Any assessments collected by the Association shall be deposited in one or more Federally insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts and shall maintain accurate records thereof. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. / Section 7.10 Lien. In the event any assessment or installment thereof remains delinquent for more than 30 days, the Board may, upon 15 days' prior written notice to the Owner of such Lot of the existence of the default, accelerate and demand immediate payment of the entire assessment. The amount of any assessment assessed or charged to any Lot plus interest, costs, late charges and reasonable attorneys' fees, shall be a lien upon such Lot. A notice of assessment may be recorded in the office where real estate conveyances are recorded for the county in which this property is located. Such notice of assessment may be filed at any time at least 15 days following delivery of the notice of default referred to above in this Section. The lien for payment of such assessment and charges shall have priority over all other liens and encumbrances, recorded or unrecorded, limited as provided in Section 9.1. Suit to recover a money judgment for unpaid assessments or charges shall be maintainable without foreclosure or waiver of the lien securing the same. Said liens may be foreclosed as a mQrtgage. 10/29/04 5:57 PM 50342785.02 -20- Section 7.11 Waiver of Homestead. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any assessment or installment thereof become delinquent or any lien is imposed pursuant to the terms hereof. Section 7.12 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any assessments, . a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent assessments identified by the number of the . Lot and the . name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or a majority of the Owners. The Board shall cause detailed and accurate records of the receipts and expenditures of· the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available for examination by any Owner at convenient weekday hours. Section 7.13 Certificate of Assessment. A certificate executed and acknowledged by the treasurer or the president of the Board (or an authorized agent thereof, if neither the president nor treasurer is available) stating the indebtedness for assessment and charges or lack thereof secured by the assessments upon any Lot shall be conclusive upon" the Association as to the amount of such indebtedness on the date of the certificate, in favor of all persons who~"rely thereon in good faith. Such a certificate shall be furnished to any Owner or any Mortgagee of. a Lot within a reasonable time after request, in recordable form, at a reasonable fee. Unless otherwise prohibited by law, any Mortgagee holding a lien on a Lot may pay any unpaid assessments or charges with respect to such Lot, and," upon such payment, shall have a lien on such Lot for the amounts paid of the same priority as its lien. Section 7.14 Foreclosure of Assessment Lien; Attorneys Fees and Costs." The Board (or authorized agent), on behalf the Association, may initiate an action to foreclose the lien.of, or collect any assessment. In any action to foreclosure the lien of, or otherwise collect delinquent assessments or charges, any judgment rendered in favor" of the Association shall include a reasonable sum for attorneys' fees and all costs and expenses reasonably incurred in preparation for or in the prosecution of said action, in addition to all· costs permitted by law. Said liens may be foreclosed as a mortgage. Section 7.15 Curing of Default. The Board shall prepare and record a satisfaction and release of the lien for which a notice of assessment has been filed and recorded in accordance with this Article upon timely payment or other satisfaction of all delinquent assessments set forth in the notice and all other assessments which have become due and payable following the date of such recordation with respect to the Lot to which such notice of " assessment was recorded, together with· all costs, late charges and interest which have accrued 10/29/04 5:57 PM 50342785.02 -21 - thereon. A fee of twenty-five dollars ($25.00) or such other amount as may from time to time be set by the Board covering the cost of preparation and recordatiOll shall be paid to the Association prior to such action. The satisfaction and release of the lien created by the notice of assessment shall be executed by the president or treasurer of the Association or by any authorized representative of the Board. For the purpose of this paragraph, the term "costs" shall include costs and expenses actually incurred or expended by the Association in connection with the cost of preparation and recordation of the notice of assessment and any efforts to collect the delinquent assessments, including a reasonable sum for attorneys' fees and costs. Section 7.16 Delinquent Assessment Deposit; Working Capital. 7.16.1 A Lot Owner may be required by the Board, from time to time, to make and maintain a deposit up to three months' estimated monthly assessments, which may he collected as are other assessments and charges. Such deposit shall be held in a separate fund, be credited to the Lot owned by such Owner, and be for the purpose of establishing a reserve for delinquent assessments . . 7.16.2 Resort maybe had thereto at any time when such owner is ten days or more delinquent in paying his or her monthly or other assessments and charges. Said deposits shall not be considered as advance payments of regular assessments. In the event the Board should draw upon said deposit as a result of a Lot Owner's delinquency in payment of any assessments, the Owner shall continue to be responsible for the immediate and full . payment of said delinquent Assessment (and all penalties and costs thereon) and thus t4e full restoration of said deposit, and the Board shall continue to have all of the rights and remedies for enforcing such assessment payment and deposit restoration as provided by this Declaration and by law. 7.16.3 Upon the sale of a Lot, the seller/Owner thereof shall not be entitled to a refund from the Association of any deposit or reserve account made or maintained with respect to such Lot pursuant to this or any other section of this Declaration; rather, any such deposit or reserve account shall continue to be held by the Association for the credit of such Lot, and the seller/Owner shall be responsible for obtaining from the. purchaser appropriate compensation therefor. 7.16.4 The first purchaser of any Lot shall pay to the Association, in addition to other amounts due, an amount equal to three months of monthly assessments as an initial contribution to the Association's working capital. Such working capital contributions shall not be used to defray Declarant's expenses in completing the construction or development of the Property, to pay Declarant's contributions to Association reserves or to make up any deficits in the budget of the Association. 10129/04 5:57 PM 5Ol42785.02 -22- Article 8. COMPLIANCE AND ENFORCEMENT Section 8.1 Enforcement. 8.1'.1 Each Member, Board member and the Association shall comply strictly with the provisions of this Declaration and with the Bylaws and administrative rules and regulations adopted by the Association (as the same may be lawfully amended from time to time). Failure to comply shall result in a claim for damages or injunctive relief, or both, by the Board (acting through its officers on behalf of the Association and the Owners) or by the aggrieved Owner on his own, against the party (including an Owner or the Association) failing to comply. 8.1.2 In any action or arbitration to enforce the provisions of Section 8.1 or any other provision of this Declaration, the Articles or the Bylaws, the prevailing party in such action or arbitration shall be entitled to an award for reasonable attorneys' fees and all costs and expenses reasonably incurred in preparation for prosecution of said action or arbitration, in addition to all costs permitted by law. Section 8.2 No Waiver of Strict Performance. The failure of the Board or Declarant, as applicable, in anyone or more instances to insist upon or enforce the strict performance of any of the terms, covenants, conditions or restrictions of this Declaration, or of any Bylaws or administrative rules or regulations, shall not be construed as a waiver or a relinquishment for the future of such term, covenant, condition or restriction, but such term, covenant, condition or restriction shall remain in full force and effecL No waiver by the Board of any provision hereof shall be deemed to have been made unless expressed in writing and signed by the Board. Section 8.3 Arbitration. Any dispute between the Owners, between an Owner and the Board or the Association or between an Owner, the Board or the Association and Declarant .shall be determined by arbitration in the King County, Washington, under the American Arbitration Association (AAA) Commercial Arbitration Rules with Expedited Procedures in effect on the date hereof, as modified by this Declaration. There shall be one arbitrator selected by the parties within seven days of the arbitration demand or, if not, then selected pursuant to the AAA Rules.· The arbitrator shall be an attorney with at least five years owners association, subdivision or real estate law experience. Any issue about whether a claim must be arbitrated pursuant to this Declaration shall be determined by the arbitrator. At the request of either party made not later than 45 days after the arbitration demand, the parties agree to submit the dispute to nonbinding mediation which shall not delay the arbitration hearing date. There shall be no substantive motions or discovery, except the arbitrator shall authorize such discovery as may be necessary to ensure a fair hearing, which shall be held within 90 days of the demand and concluded within two days. These time limits are not jurisdictional. The arbitrator shall apply substantive law and may award injunctive relief or any other remedy available from a judge including attorney fees and costs to the 10/29/04 5:57 PM 50342785.02 -23- prevailing party, but the arbitrator shall not have the power to award punitive damages. This arbitration provision shall not cover claims by the Association for collection of assessments; such claims shall be governed by Article 7. Section 8.4 Remedies Cumulative. Except for claims which must be arbitrated pursuant to Section 8.3 above, the remedies provided herein are cumulative, and the Board may pursue them concurrently, as well as any other remedies which may be available under law although not expressed herein. Article 9. LIMITATION OF LIABILITY Section 9.1 No Personal Liability. So long as a Board member, Association· committee member, Association officer, or authorized agent(s) has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such person, no person shall be personally liable to any Member, or other party including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error, negligence (except gross negligence), any discretionary decision or failure to make a discretionary decision, by such person in such person's official capacity; provided, however, that this Section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance or bond obtained by the Board . pursuant to Article 4 or Article 14 hereof. Section 9.2 Indemnification. Each Board member or. Association committee member, or Association Officer, and their respective heirs and successors, shall· be indemnified by the Association against all expenses and liabilities, including attorneys' fees, reasonably incurred by or imposed in connection with any proceeding to which he or she may be party, or in which he or she may become involved, by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such· cases wherein such person is adjudged guilty of intentional misconduct, or gross negligence or a knowing violation of law in the performance of his or her duties~ and except in such cases where such person· has participated in a transaction from which said person will personally receive a benefit in money, property, or services to which said person is not legally entitled; provided, however, that in the event of a settlement, indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interests of the Association. Nothing contained in this Section 9.2 shall, however, be deemed to obligate the Association to indemnify any Member who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him or her under and by virtue of the Declaration as a Member or Owner of a Lot. Article 10. MORTGAGEE PROTECTION 10129/04 5:57 PM 50342785.02 -24- Section 10.1 Priority of Mortgages. Notwithstanding all other provisions hereof, the liens created under this Declaration upon any Lot for assessments shall be subject to tax liens on the Lot in favor of any assessing and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by fIrst lien mortgages or deeds of trust which were made in good faith and for value upon the Lot. A mortgagee of a Lot, or other purchaser of a Lot, who obtains possession of a Lot as a result of foreclosure or deed in lieu thereof will be liable for any assessment accruing after such possession. Such unpaid share of common expenses or assessments shall be. deemed to be common expenses collectible from all of the Lot Owners including such possessor, his successor and assigns. For the purpose of this Article, the terms "mortgage" and "mortgagee" shall not mean a real estate contract (or the vendor thereunder), or a mortgage or deed of trust (or mortgagee or benefIciary thereunder) securing a deferred purchase price balance owed with respect to a sale: by an individual Lot Owner other than Declarant. Section·10.2 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change or limit or alter the rights expressly conferred upon mortgagees in this instrument with respect to any unsatisfIed mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such mortgage. Any provision of this Article conferring rights upon mortgagees which is inconsistent with any other provision of this Declaration shall control over such other inconsistent provisions. Section 10.3 Rights of Lien Holders. A breach of any of the provisions, conditions, restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fIde mortgage made in good faith for value on any Lots; provided, however, that any subsequent owner of the Lot shall be bound by these provIsIons whether such owner's title was acquired by foreclosure or trustee's sale or otherwise. Section 10.4 Copies of Notices. If the fIrst mortgagee of any Lot has so requested of the Association in writing, the Association shall give written notice to such fIrst mortgagee that an Owner/mortgagor of a Lot has for more than 60 days failed to meet any obligation under this Declaration. Any fIrst mortgagee shall, upon written request, also be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend such meetings. Section 10.5 Furnishing of Documents. The Association shall make available to prospective purchasers, mortgagees, insurers, and guarantors,. at their request, current copies of the Declaration, Bylaws, and other rules governing the Property, and the most recent balance sheet and income/expense statement for the Association, if any has been prepared. Article 11. EASEMENTS AND SPECIAL TRACTS 10129/04 5:57 PM 50342785.02 -25- Section 11.1 Association Functions. There is hereby reserved to Declarant and the Association or their duly authorized agents and representatives such easements as are necessary to perform the duties and obligations of the Association as are set forth in the Declaration, or in the Bylaws, and rules and regulation~ adopted by the Association. Section 11.2 Utility Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rule and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, water, sewer, gas and drainage and accessory equipment, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot benefited, except for those improvements for which a public authority or utility company or which Association is responsible, as provided on the Plat or in this Declaration. The Owner shall maintain the portion of any utility on the Owner's Lot that serves oruy the Owner's Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair and replacement of the portion of the private storm drainage system which serves more than one Lot up to the point of connection to the public drainage system. Section 11.3 Entry by Security Patrol. If the Board contracts for security patrol service, said service, and its employees, shall in have the right to enter onto any of the Lots, Private Joint Use Driveway Tracts, and Common Areas in order to carry out their duties.under such security patrol agreement; provided, however, that, said patrol service can enter a Lot only if it is either (i) doing so with reasonable cause, or (ii) acting with the consent of the Owner or tenant of such Lot. . . Article 12. ABANDONMENT OF SUBDIVISION STATUS ) Section 12.1 Duration of Covenants. The covenants contained herein shall run with and bind the land and be perpetual, unless modified by an instrument executed m accordance with Article 13. Section 12.2 Abandonment at Subdivision Status. The Association shall not, without the prior written approval of the governmental entity having jurisdiction over the Property and without prior written approval of 100% of all first Mortgagees and Owners (other than the sponsor, developer or builder) of record, seek by act or omission to abandon or terminate the subdivision status of the Property as approved by the governmental entity having appropriate jurisdiction over the Property. 10129/04 5:57 PM 50342785.02 -26- Article 13. AMENDMENT OF DECLARATION OR PLAT MAP Section 13.1 Declaration Amendment. Amendments to this Declaration shall be made by an instrument in writing entitled "Amendment to Declaration" which sets forth the entire amendment. Until the Transition Date, this Declaration may be amended by an instrument approved and executed by Declarant and approved by the 67% of each class of member in the Association. Thereafter, amendments must be approved by Owners, including Declarant, having over 67% of the votes in the Association. The members' approval may be obtained by a special vote of the members at a meeting of the Association, or the written consent of the requisite percentage of members. The amendment shall be executed by the president and secretary of the Association who shall certify that the requisite vote or consent has been obtained. Notwithstanding any of the foregoing, the prior written approval of 51 % of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Bylaws of any of the . following: voting rights; assessments, assessment liens, and subordination of such liens; reserves for maintenance, repair, and replacement of Common Areas; insurance or fidelity insurance; responsibility for maintenance and repair; the boundaries of any Lot; convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lots other than set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer his Lot; a decision by the Association to establish self-management when professional management has been required previously by the· Mortgagees; or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of first Mortgages. It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration unless otherwise specifically provided ill the section being amended or the amendment itself. Section 13.2 Plat. Except as otherwise provided herein, the Plat may be amended by revised versions or revised portions thereof referred to and described as to affect an amendment to the Declaration adopted as provided for in Section 13.1. Copies of any such proposed amendment to the Plat shall be made available for the examination of every Owner. Such an amendment to the Plat shall be effective~ once properly adopted, upon having received any governmental approval required by law and recordation in the appropriate city or county offices in conjunction With the Declaration amendment. Section 13.3 Amendments to Conform to Construction. Declarant, upon Declarant's sole signature, and as an attorney-in-fact for all Lot Owners with irrevocable power coupled with an interest, may at any time, until all Lots have been sold by Declarant, file an amendment to the Declaration and to the Plat to conform data depicted therein to improvements as actually constructed and to establish, vacate and relocate easements. 10129/04 5:57 PM 50342785.02 -27 -. • Article 14. INSURANCE Section 14.1 Association Insurance. The Board shall cause the Association to purchase and maintain at all times as a common expense a policy or policies necessary to provide comprehensive liability insurance; fidelity insurance; worker's compensation insurance to the extent required by applicable laws; insurance against loss of personal property of the Association by fire, theft, or other causes with such deductible provisions as the Board deems advisable; and such other insurance as the Board deems advisable. The Board may also, in its sole discretion, cause the Association to purchase and maintain insurance, if available, for the protection of the Association's directors, officers, and representatives from personal liability in the management of the Association's affairs. The Board shall review at least annually the adequacy of the Association's insurance coverage. All insurance shall be obtained from insurance carriers that are generally acceptable for similar projects and licensed to do business in the state of Washington. All such insurance policies and fidelity bonds shall provide that coverage may not be cancelled or substantially modified (including cancellation for nonpayment of premium) without at least 30 days' prior written notice to any and all insureds named therein, including Owners, holders of mortgages, and designated servicers of mortgagees. Section 14.2 Owners' Insurance. 14.2.1 All Owners shall obtain and maintain property insurance, liability insurance, and such other insurance as the Board deems advisable. All insurance shall be obtained from insurance carriers that are generally acceptable for similar residential properties and authorized to do business in the state of Washington. All such insurance policies shall provide that coverage may not be cancelled or substantially modified (including cancellation for nonpayment of premium) without at least 30 days' prior written notice to the Association. All Owners shall provide the Association with proof of insurance upon the request of the Association. 14.2.2 The property insurance maintained by each Owner shall, at the niinimum, provide all risk or special cause of loss coverage in an amount equal to the full replacement cost of each Home and all fixtures and improvements located thereon, with such reasonable deductibles and exclusions from coverage as the Board may from time to time approve or by rule or regulation establish. 14.2.3 The liability insurance coverage maintained by each Owner shall cover liability of the insureds for property damage and bodily injury and death of persons arising out of the operation, maintenance, and use of the Lot and such other risks as are customarily covered for similar residential properties with a limit of liability of at least $300,000. 10129/04 5:57 PM 50342785.02 -28- 14.2.4 Any portion of the Home or Lot for which insurance is required under this Article which is damaged or destroyed shall be repaired or replaced promptly by the Owner pursuant to Section 6.23 unless the subdivision is terminated or repair or replacement would be illegal under any state or local health or safety statute or ordinance. Article 15. MISCELLANEOUS Section 15.1 Notices. 15.1.1 Any written notice or other documents as required by this Declaration, may be delivered personally or by certified mail. If by mail, such notice, unless expressly provided for herein to the contrary with regard to the type of notice being given, shall be deemed to have been delivered and received 48 hours after a copy thereof has been deposited in the United States mail, postage prepaid, addressed as follows: 15.1.1.1 If to a Member, other than Declarant: to the mailing address of such Member maintained by the Association, pursuant to the Bylaws. 15.1.1.2 If to Declarant, whether in its capacity as a Member, or in any other capacity, the following address (unless Declarant shall have advised the Board in writing of some other address): Cam West West Coast, LLC 9720 NE 120th Place, Suite 100 Kirkland, Washington 98034 15.1.1.3 Prior to the organization of the Association, notices to the Association shall be addressed as set forth above. Thereafter, notices to the Association shall be addressed to the official mailing address furnished by written notice from the Association. In addition, from and after the organizational meeting, notice of the address of the Association shall be given by the Board to each Owner, within a reasonable time after the Board has received actual notice of such Owner's purchase of a Lot. Section 15.2 Conveyance: Notice Required. The right of an Owner to sell, transfer, or otherwise convey his or her Lot shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. If a Lot is being sold, the Board shall have the right to notify· the purchaser, the title insurance company, and the closing agent of the amount of unpaid assessments and charges outstanding against the Lot, whether or not such information is requested. 10/29/04 5:57 PM 50342785.02 -29- Section 15.3 Successors and Assigns. This Declaration shall be binding upon and shall inure to the benefit of the heirs, personal representatives, successors and assigns of Declarant, and the heirs, personal representatives, grantees, lessees, sublessees and assignees of the Member. Section 15.4 Joint and Several Liability. In the case of joint ownership of a Lot, the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners, set forth in or imposed by this Declaration, shall be joint and several. Section 15.5 Mortgagee's Acceptance. 15.5.1 This Declaration shall not initially be binding upon any Mortgagee of record at the time of recording of said Declaration but rather shall be subject and subordinate to said Mortgagee's Mortgage. 15.5.2 Declarant shall not consummate the conveyance of title of any Lot until the Mortgagee of the Lot shall have accepted the provisions of this Declaration and made appropriate arrangements for partial release of the Lot from the lien of the Mortgage. The issuance and recording of the first such partial release by said Mortgagee shall constitute its acceptance of the provisions of this Declaration and the status of the Lots remaining subject to its Mortgage as well as its acknowledgment that such appropriate arrangements for partial release of Lots has been made; provided, that, except as to Lots so released, said Mortgage shall remain in full force and effect as to the entire. property. Section 15.6 Severability. The 'provisions hereof shall be deemed independent and severable, and the invalidity or partial invalidity or unenforceability of anyone provision or portion thereof shall not affect the validity or enforceability of any other provision hereof. Section 15.7 Construction. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation and maintenance of the Property. Section 15.8 Captions. Captions given to the various articles and sections herein are for convenience only and are not intended to modify or affect the meaning of any of the substantive provisions hereof. Section 15.9 Effective Date. The Declaration shall take effect upon recording. IN WITNESS WHEREOF, Declarant has executed this DechU'ation on the day and year first herein above written. DECLARANT: 10/29/04 5:57 PM 50342785.02 Cam West West Coast, LLC a Washington limited liability corporation -30- \ 10129/04 5:57 PM 50342785.02 By~-=~ __ ~~ ______________ __ Eric H. Campbell -31 - STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that ERIC H. CAMPBELL is the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as a member of Cam West West Coast, a limited liability corporation, to be the free and voluntary act of such corporation for the uses and purposes mentioned in the instrument. Dated this __ day of _________ , 2004. 10129/04 5;57 PM 50341785.01 (Signature of Notary) (Legibly Print or Stamp Name of Notary) Notary public in and for the state of Washington, residing at _----'-___________ _ My appointment expires ..:;,.' ________ _ -32- 10129/04 5:57 PM 50342785.02 EXHIBIT A Legal Description of the Property r ". ." , '. CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: January 23, 2004 TO: Jason Jordan, Senior Planner FROM: Jim Gray. Assistant Fire Marshal J Q SUBJECT: West Coast Preliminary Plat, NE 4th & Hoquiam Ave. NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family . structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 RECEIVED I To: • CITY OF RENTON MEMO PUBLIC WORKS From: Jason Jordan Juliana Fries Date: Subject: February 4, 2004 Pre Application Review Comments PREAPP No. 04-010 West Coast Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: . The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this 66~lot plat, located South of NE. 4th Street and East of Hoquiam Ave NE and have the following comments: WATER 1. The proposed development is within the water service area of Water District 90 (WD 90). The applicant shall obtain a certificate of water availability from the District and provide it the City prior to the approval of the proposed project. A fire flow analyses will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. Fire hydrants shall be within 300 feet 0 f t he buildings. Results of analysis shall be submitted to the City along with the certificate of water availability to ensure that adequate flow rate and pressure is available to serve the development. 2. The proposed project is located outside an Aquifer Protection Zone. SANITARY SEWER 1. There is an existing 24" sewer main in NE 4th Street (see drwg 2790). 2. A sewer main extension within the new streets, and to the south-east property line will be required. 3. Existing septic systems shall be abandoned in accordance with King County Health Department prior occupancy. 4. This parcel iss ubject tot he East Renton Interceptor Special Assessment District (SAD). Fees are $224.52 per lot + interest. As of 2/04/04 ERl fees are $ 294.30 per lot. Fees are collected at the time the utility construction permit is issued :J"IIi'Y~8:H i i·'J.Ji·lt,.J::;\:~l, . • 't'.): '1f. 'i) Y i I': 5. This parcel is subject to the CENTEX Latecomer fee. Fees for parcels N0i.lr~1?\7~p~.9B?'\~~ 9040,9132,9045 are approxImately $ 45,000.00. ' "-.1. .' • "W. -;1 ~~~ .~i. (! f, I ~~ I~_:'; ~!; ~ ~Y .'X,:~~_. \ .• ~ t .. _:.n,..." Ii • West Coast Plat 02/0512004 Page 2 6. The Sanitary Sewer System Development Charges (SDC) is $900 per lot. The fee is payable at the time the utility construction permit is issued. SURFACE WATER 1. The site drains to Maplewood Creek. 2. A storm drainage plan and drainage report is required with the formal application for the project Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 3. The Surface Water System Development Charges (SDC) is $715.00 per lot. A credit will be given for lot with an existing single-family house. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home at a rate of9.57 trips per house. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcels with NE 4th Street, along Hoquiam Ave NE and along the new streets interior to the plat. 3. Dedication of a minimum of 30-foot right-of-way along east boundary of parcels No. 1523059039 and 9001 will be required for the extension of Hoquiam Ave NE. Dedication of 5 feet along the east boundary of parcel No. 1523059045 may be required. Half street improvements (28 feet paving, curb, gutter, sidewalks, streetlights, street signs on the project side) will be required along Hoquiam Ave NE within 35 feet of Right-of-Way. 4. Dedication of 15-foot right-of-way will be required along the east boundary of parcel No. 1523059132 to provide for street approved within Lauri's Meadow development. Lauri's Meadow development will expire on April 23, 2004. This requirement may change if Lauri's Meadow is not recorded prior to expiration. 5. The location of the proposed east/west access streets from Hoquiam Ave NE is too close to SE 129th Place intersection (on the opposite side of Hoquiam Ave NE). The new street shall be aligned with SE 129th Place. 6. Minimum right-of-way width for new streets within the subdivision is 42 feet and requires Development Services Department approval. 7. The City code states that private streets are allowed for access to six (6) or less lots, with no more than four (4) of the lots not abutting a public right-of-way. The private street easement shall be a minimum of 26-feet wide with 20-feet paved. 8. All wire utilities shall be installed underground per the City of Renton Under grounding Ordinance. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards. 2. When the utility plans are complete, please submit three (2) copies of drawings, two (2) copies of the drainage report, and an itemized cost of construction estimate and application fee at the counter on the sixth floor. I • West Coast Plat 02/05/2004 Page 3 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. cc: Kayren Kittrick .. DATE: TO: FROM: SUBJECT: • CITY OF RENTON Planning/Building/Public Works MEMORANDUM February 5, 2004 Pre-Application File No. 04-010 Jason JOrd~~nior Planner, x7219 West Coast Preliminary Plat Pre-App General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00, plus tax, from the Finance Division on the first floor of City Hall. Development Regulations are also available for review at no charge in the office of the City Clerk, on the 6th floor and at the Renton Library. Project Proposal: The subject property is comprised of four parcels, which total approximately 7.98 gross acres. The site is currently designated Residential Options on the Comprehensive Plan Map and Residential 10 dwelling units per acre (R-10) on the City's zoning map. The applicant is proposing a 66 lot detached single-family development within the project site. The proposed lots would range in size from 2,280 square feet up to approximately 3,500 square feet in size. Access to the lots is proposed from two new public roadways intersection with NE 4th Street. The first public roadway is proposed to begin near the northwest corner of the site and parallel the western property boundary (inside a proposed row of single-family lots). . The second new roadway is proposed to intersect with NE 4th Street near the northeasJ corner of the site and follow the eastern property boundary to the southeaster. corner of the project. The applicant has also depicted two additional public roadways, proposed to connect the eastern and western roadways, along with three private streets serving multiple parcels within the interior of the site. The applicant has indicated that the parcel directly south of the subject site may also be developed with this project or in the future. That parcel is designated Residential - 8 dwelling units per acre (R-8) and is within the Residential Single-Family Comprehensive Plan Land Use Designation. Because the proposal did not include a site layout depicting this area . Pre-app 04-0 10 (west coast R -I 0 Plat wetlands ).doc • of the proposed project site, staff did not prepare any written comments. However, I have attached a copy of the R-8 development standards for your use and review. ZoninglDensity Requirements: The proposed development is located within the Residential -10 dwelling units per acre (R-10) zoning designation. The density range required for the R-10 zone is a minimum of 7 to a maximum of 10 dwelling units per acre (dulac). However, a bonus density of 13 dulac is allowed if all units are detached single- . family dwellings. The proposal submitted is for the subdivision of four lots into 66 lots for the eventual development of detached single-family homes. In order to calculate net density, the applicant would be required to deduct any required right-of-way dedication, any portion of a private street that serves three or more units and any areas identified as environmentally critical. Based on City records, it appears that a large wetland is located along the western boundary of the subject site. Furthermore, staff did not have enough information to calculate the amount of roadway to be dedicated and/or the area of the private streets, which serve more than two lots. Therefore, we strongly encourage the applicant to calculate the total property area that would need to be deducted from the gross property area, so that the appropriate number of lots can be determined based on the density limitations of the R-10 zone. If the proposal falls below the minimum density permitted in the R-10 zone, the development regulations allow the decision-making body (in this case it would be the City's Hearing Examiner) to reduce the minimum density requirements if the applicant can demonstrate that there are site-specific constraints that preclude the development from meeting minimum density. As the site may contain a large wetland andlor its associated buffer, staff may support the proposed reduction in density if necessary. However, a variance is not an option if tlie density exceeds the maximum permitted within the R-10 zone. Development Standards: The R-10 zone allows both single and multi-family development. Parcels greater than %-acre in size must have a minimum of 50% of the units as detached or attached single-family units. In this case, the applicant is proposing all detached units, which is acceptable within the R-10 zone. Minimum Lot Size, Width and Depth -The minimum lot size for detached single-family units within the R-10 zone is 3,000 square feet. In addition, detached dwellings in the R-10 zone require a minimum lot width of 30 feet for interior lots and 40 feet for corner lots. A minimum lot depth of 55 feet is also required. The proposal appears to meet the minimum lot width and depth requirements for detached single-family lots; however, many of the proposed lots appear to be smaller than the minimum size allowed within the R-10 zone. At this time, staff would not support a variance to reduce the minimum lot sizes permitted within the R-10 zone, instead staff encourages the applicant to revise the preliminary plat lot configurations. Alternatively, you may contact the City's Economic Development, Neighborhoods and Strategic Planning Department to seek a code amendment. Building Standards -The R-10 zone allows a maximum building coverage of 70% of the lot area for detached units and up to 75% impervious surface coverage. Building height is restricted to 30 feet and 2-stories. Based on the information submitted, some of the lots do not appear to provide sufficient area for a detached single-family residence (i.e. they do not meet the minimum lot size and may be over the maximum allowed lot coverage). These standards would also be checked at the time a formal building permit is submitted for each individual lot. Pre·app 04-010 (west coast R-IO Plat wetlands).doc .', • Setbacks -Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-10 zone are 20 feet in the front for the garage, 10 feet for the house (when fronting streets that were created after 9/1/95), 15 feet in the rear . yard, 10 feet on the side yards along streets, and 5 feet on interior side yards. Again, attached garages where access is obtained from the front yard must be setback a minimum of 20 feet. These standards will also be reviewed at the time of formal building permit submittal. Sensitive Areas: Based on a site visit and a review of the City's Critical Areas Inventory, the site appears to contain a regulated wetland. As noted above, regulated wetland areas will need to be deducted from the gross property area. With the preliminary plat application, the applicant will be required to submit a geotechnical analysis report and a wetland delineation. At a minimum, no development will be allowed within the regulated wetland without approval of a Critical Areas Variance, unless appropriate wetland creation and enhancement or wetland buffer averaging is requested. If necessary, the variance application can be made with the preliminary plat application and would be heard by the City's Hearing Examiner. Staff strongly encourages the applicant to conduct a wetlalJd delineation and accompanying report prior to the formal preliminary plat submittal. At the applicant's expense, staff may forward that report to the City's wetland consultant in order to verify the boundaries and any other pertinent wetland information. By doing this prior to formal plat submittal, additional predictability can be given on the final lot layout. Access: The subject site would be served via NE 4th Street. Specifically, the applicant is proposing two public roadways that would intersect with NE 4th Street. The roadway would continue through the eastern and western portions of the site towards the southern property boundary. Ultimately, the roadway would link to two other public roadways, along with three private streets that are proposed to serve some of the internal lots. Staff does not support any direct access to NE 4th Street from a single-family lot. Therefore, staff would request that the applicant provide a "stub" road to the southern property boundary of the undeveloped lot in the middle of the subject site (adjacent to NE 4th Street). Permit Requirements: The project would require Environmental (SEPA) Review and Preliminary Plat approval. The review process would be completed within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two- week appeal period is completed, the project would go before the City's Hearing Examiner for a recommendation to the City Council on the preliminary plat. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two- week appeal periods. The application fee is $2,500 ($2,000 preliminary plat and $500 environmental review) plus $0.37 per mailing label required for notification to surrounding property owners within 300 feet of the site. The applicant will be required to install a public information sign on the property prior to submittal of the application. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before submitting for Final Plat approval. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Pre-app 04-010 (west coast R-IO Plat wetlands).doc • Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project, with credit given for the existing residences; • A Parks Mitigation Fee based on $530.76 per new single family residence with credit given for the existing residences; and, • A Fire Mitigation Fee based on $488 per new single family residence with credit given for the existing residences. A handout listing all of the City's Development related fees in attached for your review. Applicants are required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. Please refer to the final short plat form for more information. cc: Jennifer Henning Pre-app 04-010 (west coast R-IO Plat wetJands).doc '. • A ErTCeYvED JAN 2;j 20lij MEMORANDUM SWI-OINGO/V/S/ON DATE: TO: Construction Services, Rre Prevention, Plan Review, EDNSP, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: &Jtst tp~ Si-er-t { PI4 lj{P .-Ms LOCATION: 6£C of t¢-4"" 4 ~/{id>1. ~ 4e.. PREAPP NO. 'prcJYf -D L 0 A meeting with the applicant has been scheduled for :=' .. ,. , Thursday, FeJ3 Sf<-, in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the ·11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit lever review at this time. Note only rna/or Issues that must be resolved prior to formal land use and/or building permit application submittal. ' ' Plan Reviewer assigned is ~~ . Please submit your written comments to :l a,JJ..o N least two (2) days before the meet~ng. Thank you. H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 9/00 . (Planner) at Q) !~~ i~ I : tl SE itj f ~ §: ~ I t!j ~ N C/) ,...... t::j ~ .~ ~ 0+:>-01 ~ t ~ ~8 :::::r Z ... "1:::1 I--' ~ Vt t'Jj t'Jj ~ '---- 0\ 140th Ave. SE 'L-l! C/) t::j ~ r! c..u N 142 J lnd ::J IIAve.J ~ //0.. 143rd Ave. SE /I ~ ~ c..u o:l 144th Ave. SE ~ :::::r C/) ~ 148tb-J CPl. SE 149th II PI. SE , ;::::::::: t:~;:m.: Renton City Limits Parcels Wetlands Renton Aerial l"!'!!I -200 • SCALE 1 : 3,196 ~ I 0 200 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton • N A I 400 600 Thursday, January 29,2004 10:51 AM DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 Printe~~~~!YID *ITY OF RENTON 1055 S. Grady Way Henton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-149 Payment Made: 11/24/200412:50 PM , Receipt Number: R0406388 Total Payment: 2,500.00 Payee: Camwest West Coast LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Payment Check 1603 Account Balances Trans Account Code 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Description Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 Amount 2,500.00 Amount 500.00 2,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R-al --_ ....... . E6 -10 T23N RSE E 112 '1:;1<'01 iii :L R-8 ''''''. ".,iLI_ -........ ,-'--,---T·i-··r-··"·T" C·;,.IN·_i,:, .•. 'r : Rj4--~ --, R-l0 !_ ............ - ~ (J) Q) ~ "'t:l J::;~ n "<:t' ......... ) !:::--:? SE 139th PI. b - () ~tv ~ [;=:=::=:-::: 0:: u n G6 -22 T23N RSE E 112 '--------.:..~ ~ U SE 145th PI. :::---..... o 200 tgo A ZONING - - - -Renton City UmitIo 1:4800 SE ~ ~ (J) .......... 0... '-- ,-- ,..q -+-> i ~~ O':l "<:t' il~ ......... ~ ~ ~ 0 F6 e +~+ ~ TBCIINICAL SDVlCIS 15 T23N R5E E 1/2 S315 EXrl 11- I 22NR4E ! ~"'1' ,~ ..•. :.:;" f' .t .... \_ ...... 1 ZONING MAP BOOK RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential .. dulac ~ Residential 8 dulac I RHH I Residential Manufactured Homes I R-I0 I Residential 10 dulac I R-14 I Residential 14 dulac I RM-rl Residential Multi-Family IRM-T I Residential Multi-Family Traditional I RH-U I Residential Multi-Family Urban Cenlere MIXED USE CENTER @] Center Village luc-NII Urban Center -North 1 ~ Urban Cenler -North 2 [E!J Center Downto ..... n· I COR I Commercial/Office/Residential COMMERCIAL o Commercial Arterial- ~ Commercial Office- ~ Commercial Neighborhood 833 ( J:~\ 2 T22NR5E INDUSTR!AL Cit!] Industrial -Heavy o Industrial -Medium o Industrial -Light (P) Publicly owned --Renton City Limits --Adjacent City Limits _ Book Pages Boundary KROll PAGE 36 \. \ yOU! 1 T2 • May include Overlay Di8tri,:ts. S~e Appendix maps. For additional regulatioDs ID Overlay Districts. please see. RMC 4-3. PAGE# INDEX SECTIT~E Printed by Print & Man Se!vices, QIy of Rentoo ..... I ~ j; Z < ..J IL Z 0 .... ~ <1) < < 0 " 0 ~ .... ., i W ~ Q Z < ..J I-W 3: :H r..Z .f 00 f£ E-< ~l >-Z ;l..J ~~ ~a: uQ! II ~ ~h .~ I ij~ ~ ~ ~:I ~!i !llfl,'lfll i ~ ~ II I I I I Iii E _.' NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. PROJECT STATISTICS I£.IWIR ZottNG: R-' @ Lor D£SICNATION GROSS PROPDn'Y AREA: 180.7~7 Sf 290,~ Sf' CRltlCAL AREAS (wrTU.NOS) 39,70& Sf 24,048 Sf' BUILDING SETBA.CK PUBUC A/W ~ Jl,982 SF 62.52. Sf' PRIVATE STR[[T ARrAS: osr 3,644 SF H[T PROJECT ,t,REA (SF'): 109,315 SF" 200,693 sr . DISTANCE TO FARTHEST NO PROJECT AREA CAe): 2.51 J£ 4.151 N:. ~CESS POINT PROPOSED LOTS: .. .. ~,. 9." PROPOS[I) DENSITY (UHITS/AC): 8 .0 AllOWED DENSITY (UNfTS/AC): euBPffi 5fJBt{Xt)-". .0' ~T: 20' ,ct GARAC[, 20' " . ...... INTERIORS.I)[: ,. ,. CORNER SlOE: ,,' '0' ~BlIEItBi!vnu.t':INC 0/_ ~ ~ r:, .. \ --------~r----r-!I\\---\-----i •• ,.. ... -~, ( OR J I· " ".-\ .... ( I .. -_ .. _. • ~ ~ ~Bl.I'fTER"PACT 7,460 SF' JJ9 sr II1II BUfTER MITIGATION 7,552 Sf' J" sr 1M AVERAGING r • !/ iI • ')"11. w"' ;> .. ~[-:.~,. -. %1;':':"ROA~ B 21" atCO . ~j -·~·~:=-R:'~~:' =-==--~--=-=-= ~~ --~ ~ "I"d iL4ii I ,SUD I Sil, [ klid I Ali I 1Qi I :siJe I :I.; / ./ "//,1 /// " ,---_..- rp'~;;;CTION AREA TRACT . ..; I I' 5' WETLAND ~A" I ." CA'TEGORY 2 sr " 56.582 SF I f ' (. !.! .,~-----.~ --_..-.--'" • • I I I I r-:-:I .. j -\~'----.-. I \:, I ~J . I /--{ ", I .( .. I I (, . /; \..,1 1 . I ___ I , 'I _-,_-1 "1 1 1 1 I ; I I I I _ _ -' .""-_ -1 "n tUI( filM!' eM Mr aM' ...cmr~ 1 : . -~ ..... --;-_,-__________________ ~_-_________ """ !!!l!! / ,//' I r~G , \f'l -:r . '-><-(j~ l\l ~ § • ~ ~~ 1 I -~!~~ ~~"i:(!' 2~!i ~i'~.s !I !I j j $ t~ ; :;S::i .-~ !jl~i i_ :: ,,: 1. !~J!. 1mI.; o.~ ". m·.l1~·' 17R\!e'L mi~1 ~i"U liIl!lliiii_ ..... C/) ex: 0 U ..... C/) w 3: ~ < ii ~ ~ < c ~ - ~ :ii BEiCOMMENDED FOR ApPROVAL 0llJt; z69 By: Oot., WM-' ~ \ LOTS 12. 24 ANO 28 ~[ET LOT REOl.lR[W,[NTS fOR R-8 ZONE By: eo eo 80 18 " ~IIIIII g I '-.40' scole Ie.' I·, R:\PrO;.d'\lOe(COm ..... I)\OO2_~ ('Nut Coosl}\dfI'q\shHtl\WC_"rnOl,dlf<J -XaM; DclI.: ___ 1~[1 10 ~ClI'! ___ ' 10 .... , •.. ----~ / ......... 0. ROAD B rJ (j) CONCEFTUAL LANDSCAFE FLAN ~ (~ 1"~30'-0" III & ~ .e KEY cP ·""'·" .. ·· • ANt> .""""",'"" ,"" •• OJ"::: [3;8'- tN ~' ::=: .-. -, m_~ Renton City Limits Parcels ~ Renton Aerial 500 0 Renton SCALE 1 : 7,659 500 1,000 1,500 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf N A Tuesday, August 29,20064:33 PM • • • • • • • • • • • • • • • • • • • • • i. • •• • • • • • • • • • • • • • • • • • • • • OEv~g~~WE~t~ING NOV 2 ~ 2004 RECEIVED Table of Contents Introduction ........................•.•................................... 1 Existing Conditions ................ ~ .....................••........ 5 . Soils ................................................................ 5 Existing Onsite Drainage Basin ........ ~ .......... 5 Developed Conditions .........•...........................• ~ ..... 5' Proposed Drainage Plan .•................... · ........... 5 Detention Calculations ................................... 8 Water Quality Calculations ..................... ~ ...... 8 Downstream Analysis .................... ~~ ...........•... 8 Conveyance ........................................ ;~ .. ~ ....•..• 8 References.... ...... .................. ................. ........... ... .... 9 .. Appendix A Appendix B-Excerpts from the King County Surface Water Design Manual, 1998, 1990 Soil Survey for the King County Area, Washington List of Tables and Figures Figure 1. Vicinity Map 2 . Figure 2. Existing Site 3 Figure 3. Proposed Site 4 Figure 4. Soil Survey Map for Project Site 6 Figure 5. Index to Mapping Units 7 Table 1. 24-hour precipitation volumes for design storms _ 8 • • .' • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • INTRODUCTION The West Coast proposed subdivision lies within the City of Renton in the northwest ~ of the northeast ~ of section 15, township 23 north, range 5 east, Willamette Meridian, in King County, Washington. The site is bordered by NE 4th St (S.E. 128th St)to the north, a future plat to the east and large lots. containing few structures to the west and south. Figure 1 is the vicinity map showing the project location. The site contains approximately 10.82 acres, with a square piece of 2.1 acres north of a large 8.7-acre square piece of land. The northern section slopes mildly to the west. The southern section contains two mounded areas on the eastern property line with a wetland (Wetland 'B') between. The southern section slopes moderately west of the mounded areas to another wetland (Wetland 'A') along the western property line. The site is covered with mostly second growth vegetation consisting of deciduous and evergreen trees. Existing improvements include one home with a gravel access drive and a detached shed. Figure 2 shows the property and existing site features. The proposed project will subdivide the site into 60 single-family hbusing lots. Zoning for the site includes 2.57 acres of developable area at R-8 and 4.72 acres at R-10. Access for the proposed subdivision will be by a two public roads intersecting with NE 4th and a public road connecting to SE 129th St. to the east. The proposed access drives will ~e two 16-foot lanes with vertical curbs and sidewalks. The main access drive (Road B) will travel due south from the intersection at NE 4th and curve to run due east to a tee intersection 550 linear ,feetfromNE 4th. The other access from NE 4th (Road A) will travel south for approximately 490 to the same intersection. From this intersection, Road A will continue south for 500 feet to a cul-de-sac. Road B, running east of the intersection, will travel 300 feet to the eastern property line where it will eventually connect to SE 129th St which is to be improved by a plat being constructed east of the West Coast property. The access drives, curbs sidewalks, and cul-de-sac will be constructed to City of Renton standards and will create 42 feet of new City right-of-way along their alignments. The proposed lot layout, access roads and preliminary home footprints are shown on Figure 3. In addition to the roadways, the proposed project will include all utili~ies and other improvements necessary to accommodate the new lots. This report addresses the storm drainage issues associated with the subdivision of the property and construction of the new homes and access roads. The design standards addressed in this report are contained in Renton MuniCipal Code Section 4-6-30. Section 4-6-30 specifies that the drainage design analysis shall conform to the standards set forth in the King County Surface Water DeSign Manual, 1990; however, per City of Renton requirements, the detention standard for this property is taken from the 1998 Manual. - 1 - Scale: NTS Site Development Associates, LLC 1------1 estco8stPropert PRELIMINARY DRAINAGE REPORT •• • • • • • • • • • .. ____ ...L _________ .....,.... __ J.::==L_~P~R~OJECT VICINITY , • • Scale: . 1-.150' Site Development Associates, LLC I---~ Job No. 11i8-dIf!ao:o4 estco8st Propert PRELIMINARY DRAIN AGE REPORT EXlSnNG SITE Figure ~ :J!;f.¢A I Jfjt~ EVELOPED AR 1.52 ACRES • I Scale: '-.150' • • • • • • • • • • • • • • • • • Site Development Associates, LLC t---~ Job No. 108-002-04 -I ( estcoast Propert PRELIMINARY DRAINAGE REPORT . PROPOSED SITE Rgure .~ • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • EXISTING CONDITIONS Soils The soil on the project site is' classified as Alderwood Gravelly Sandy Loam (AgC) with a band of Everett Gravelly Sandy Loam (EvB). These soil types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Figures 4 and 5 contain the portion of the SCS map in the vicinity of the project site and the index to soil units. Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches, and gravelly, sandy loam with organics between 12 and 27 inches.· This gravelly, sandy loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers and very slow in the till layer, runoff is slow to medium, and the potential for erosion is moderate. The Everett Gravelly Sandy Loam (Ev8) soil is described as gravelly sandy loam with many organics to a depth of 32 inches underlain by gravelly coarse sand with few organics to a depth of 60 inches below the surface. Permeability is rapid, runoff is slow, and the potential for erosion is slight. For purposes of KCRTS calculations, the till soil classification will be used. Existing On-site Drainage Basin The existing site contains a single-family residence and other structures. Roof runoff for the residence is collected by gutters and downspouts and is discharged to the ground. The existing surface runoff travels by way of overland flow to the southwest corner of the site discharging to a wetland adjacent to the property line. The predeveloped site is assumed to be forest for purposes of the detention calculations in this report. DEVELOPED CONDITIONS , Proposed Drainage Plan The proposed subdivision will redevelop 7.52 of the 10.82 acres of property. The proposed on-site drainage improvements will include a curb, ·catch basin and pipe network for collection of surface runoff from landscape, driveways, roads and sidewalks. Roof drain downspouts' will be connected to individual infiltration systems on the lots or tight-lined larger infiltration or dispersion trenches. It is assumed that roof runoff will be infiltrated or dispersed and assist in maintaining the quality and function of the onsite wetlands. Roof areas will be counted as pervious in detention calculations, and the total of impervious and pervious will match the total developable area of 7.65 acres. The detention vault will be designed to KCRTS Level 2 standard which matches storm durations between the 2 and 50-year storm. This detention method is described in the 1998 King County Manual. - 5 - Site Development Associates, LLC C' Scale: 1:24,000 Job No. 108-002-04 KING COUNTY AREA, WASHINGTON· (RENTON QUADRANGLE) 8StC08St Propert PRELIMINARY DRAINAGE REPORT 801 8urvey Map tor Projeot 81te Rgure ~ v , , Map synbol Mapping mit Described on page AgB AgC AgD AkF AmB AmC An BeC BeD BeF Bh Br Bu C> Ea Ed EvB Eve EvD BfC InA InC InD KpB KpC KpD KsC Ma NeC Ng NIt No Or Os' 0vC OvD OvF Pc Pk Pu Py RaC Ran RdC RdE Alderwood gravelly sandy loam, 0 to 6 percent slopes----------10 Alderwood gravelly sandy loam, 6 to 15 percent slopes--------~ 8 Alderwood gravelly sandy loam, 15 to 30 percent slopes--------10 Alderwood and Kitsap soils, very steep------------------------10 Arents, Alderwood material, 0 to 6 percent slopes 1/----------10 Arents, Alderwood material, 6 to 15 percent slopes-l/---------10 Arents, Everett material l/-------------~----~-----~----------11 Beausite gravelly sandy loam, 6 to 15 percent slopes----------11 Beausite gravelly sandy loam, 15 to 30 percent slopes---------12 Beausite gravelly sandy loam, 40 to 75 percent slopes---------12 Bellingham silt loam-----------------------------------------'-12 Briscot silt loam---------------------------------------------13 Buckley silt loam---------------------------------.------------13 Coastal beaches-----------------------------------------------14 Earlmont silt loam--------------------------------------------14 Edgewick fine sandy.loam------------------------------------~-15 Everett gravelly sandy loam, 0 to 5 percent slopes------------15 Everett gravelly sandy loam,S to 15 percent .slopes-----------16 Everett gravelly sandy loam, 15 to 30 percent slopes----------16 'Everett-Alderwood gravelly sandy loams, 6 to 15 percent slopes-.--------------------------------------..:.--------------16 Indianola loamy fine sand, 0 to 4 percent slopes--------------,17 Indianola loamy fine sand, 4 to 15 percent slopes-------------16 Indianola loamy fine sand, 15 to 30 percent slopes------------17 Kitsap silt loam, 2 to 8 percent slopes-----------------------17 Kitsap silt loam, 8 to 15 percent slopes----------------------18 Kitsap silt loam, 15 to 30 percent slopes----------~-----~----18 Klaus gravelly loamy sand, 6 to 15 percent slopes-------------18 "Mixed alluvial land-------------------------------------------18 Neilton very gravelly loamy sand, 2 to 15 percent slopes----~-19 Newberg silt loam---------------------------------------------19 Nooksack silt loam--------------------------------------------20 Norma sandy loam----------------------------------------------20 Orcas peat----------------------------------------------------21 Oridia silt loam-~-----~--------------------------------------21 Ovall gravelly loam, 0 to 15 percent slopes~------------------22 Ovall gravelly loam, 15 to 25 percent slopes------------------23 Ovall gravelly loam, 40 to 75 percent slopes------------------23 Pi 1 chuck loamy fine sand-----~--------------------------------23 Pilchuck fine sandy loam--------------------------------------23 Puget silty clay loam-----------------------------------------24 Puyallup fine sandy loam--------------------------------------24 Ragnar fine. sandy loam, 6 to 15 percent slopes----------------25 Ragnar fine 'sandy loam, .15 to 25 percent slopes---------------26 Ragnar-Indianola association, sloping: 1/----------------------26 Ragnar soil-----------------------~---·------------------­ Indianola soil---------------------------------------·---- Ragnar-.Indianola association, moderately steep: 1/------------26 Ragnar soil--------------------------------~-------------' Indianola soil------------------------------------------- Scale: N/A·· Site Development Associates, LLC Job No. 108-002-04 estco8st Propert PRELIMINARY DRAINAGE REPORT Index to u ........ Unite Rgure ~ • • • • • • • • • • • • • • • • • • • • • i. • • • • • • • • • • • • • • • • • • • • • • Detention Calculations Please see Appendix A for the predeveloped and developed KCRTS inputs, the peak flows from KCRTS, the vault dimensions and stage-storage relationship, the control structure design and stage-discharge relationship, duration curve matching, and duration matching table. Water Quality,'Calculations In addition to the detention volume, water quality "dead storage" volume will be provided in the vault. The dead storage volume will be equal to the SBUH runoff ' volume of the six-month storm. The 1990 King County manual specifies that the six-month storm is equivalent to 1/3 of the 2-year precipitation total. The water quality calculations are contained in Appendix A. Downstream Analysis The proposed vault will discharge via level spreader to the wetland buffer and sheet flow to Wetland 'A'. The roof areas will drain to infiltration or dispersion trenches. The level spreader for the vault discharge, and the infiltration or ) 'dispersion trenches will assist in wetland recharge. Conveyance The site conveyance systems, including the system downstream of the vault, will be designed to convey the 1 DO-year runoff calculated using the Rational Method. , , - 8 - • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • REFERENCES City of Renton Municipal Code, current through Ordinance 5020, passed September' 29, 2003 King County Surface Water Design Manuals, 1990, 1998 Soil Conservation Service Soil Survey King County Area Washington, 1973 -9- , . v. '<'J-\ "., \ < '~-,:..... -j,' ·i~.. :.t. '. -r'" '.' -: .-. :J" ;.,. :-" ~,;,! '. . ;,-~.~,/.\~ ~,.( i '.~ !~'"4 ~ .' ':';,:~, /.:;':'~' .. :,':::"'.:. ;.r";" •. ," -,. / ~~.~:~.'. '~;:~', .. ~,.~;:~ .. ,;,;:~: j,',< (.:.~ . • ,:. ,., •.. ~~.: j ." . ~ . ., . -: .~, .. ,~.-~ .. :.:.:~~.:.,>.I .. ~".:},-~.':)::.:.' ~\ .. ' ::.~.'. :: :: .~ ., . .. -... .'1', .r':~' ... _.~.;.\;_:,' · ... ,; .. ~.i.:~_.~.'. 'i~ ;. F:. , '. ~.' ,;' ~;'. ~ t . --' " :..~' ',_"',." \"~':."~" ~-. ,t':~r .' .. ~ •• '. '~;'t ,~ \. " , , : '".':J. ", " {-.- ;.:.~~~,:~.,.---~j. ~~~.\~:<;, :.:',~ ~';-" ... , r • ~ :t~~;~:, . '.~ \~:2~/;Y:;:~'<·::.::~;,:':' • • • • • • • • • . ' ., • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Page 1 of2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT trlR) WORKSHEET PART 1 PROJECT OWNER AND . PROJECT ENGINEER PART 3 TYPE OF PERMIT APPLICATION S SLibd.ivision D Short Subdivision D Grading D Commercial D Other _________ _ PART 2 PROJECT LOCATION AND DESCRIPTION Project Name VUs; U,41r-- Location Township ;{.J N . Range ___ S-:~~_"--_~ Section N...:JY~ "'A'%"~ Sed! /S" Project Size 7. $'il . AC __ _ Upstream Drainage Basin Size 0 AC PART 4 OTHER PERMITS D DOF/GHPA D COE404 D DOE Dam Safety D FEMA Floodplain D COE Wetlands D Shoreline Management D Rockery ~ Structural Vaults .. DOther D HPA PART 5 SITE COMMUNITY AND DRAINAGE BASIN Drainage Basin ~. C A c..-o tA/e., ~4 r A. ~,. ~r PART 6 SITE CHARACTERISTICS DRiver ____ ----' _______ _ D Stream ___________ _ D Critical Stream Reach D Depressions/Swales o lake -_----------o Steep Slopes o lakesidelErosion Hazard PART7 SOILS ~oilType Aj' Slopes 0-10?" 0-~-". o Additional Sheets Attatched D Aoodplain_---________ _ ~ Wetlands ____________ ----'-_ o Seeps/Springs D High Groundwater Table o Groundwater Recharge D Other -----, ______________ _ Erosion Potential /l1c1~6. .. 1/90 • • • • • • • • • • • ., • • • • • • • • • • ,. • • • • • • .' • • • • • • • • • • • • • • King County Building and Land Development Division ' TECHNICAL INFORMATION REPORT (TIR) 'WORKSHEET PART 8 DEVELOPMENT LIMITATIONS REFERENCE' LIMITATION/SITE CONSTRAINT Page 2 of 2 D Ch. 4-Downstream Analysis ~ 1AI~1-/4 .. JS· ,Oe';.¥~' ,« A~rs !til-II ~ ,,";~,;t:Vh:« D D D G:=:J D Additional Sheets Attatched PART 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ~ Sedimentation Facilities gJ Stabilized Construction Entrance ~ Perimeter Runoff Control I&J Clearing and Grading Restrictions -~ . Cover Practices ~ Construction Sequence D Other PART 10 SURFACE WATER SYSTEM D Grass Uned Channel D J8I Pipe System ~ D open Channel 0 D Dry Pond 0 D Wet Pond D Facility Related Site Umitations Reference . Facility PART 11 STRUCTURAL ANALYSIS (May require special structural review) t:8t Cast in Place Vault D Other D Retaining Wall D Rockery> 4' High D Structural on Steep Slope MINIMUM ESC REQUIREMENTS , FOLLOWING CONSTRUCTION 8l Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities gJ Clean and Remove All Silt and Debris I8J Ensure Operation of Permanent Facilities ~. Rag Umits of NGPES D Other· Method of Analysis KC~rs L..~ "'~I ~ Compensation/M*rtigation of Eliminated Site Storage AI/A , PART 12 EASEMENTStTRACTS ~ Drainage Easement ~ Access Easement D Native Growth Protection Easement ~ Tract D Other PART 14 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet end the attatchments. To the best of my knowledge the information provided here is accurate. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • CamWest-West Coast Preliminary Detention Calculations Site Development Associates, LLC 9-07-04 Calculation Summary Vault Volume Required Detention Volume = 185' x 40' x 9' = 66,600 cubic feet Plus freeboard depth 1 foot = 7,400 cubic feet Total Including l' freeboard = 74,000 cubic feet Assumptions Proposed Subdivision • 60 lots (46 RIO, 14 R8) • Soil Type AgC or Glacial Till • 1100 sf roof area for RIO, 1200sfforR8, • 3200 sf average lot area RIO, 4600 sf for R8 • 1760 sf impervious per RIO lot (based on 55% impervious allowed. KCSWDM requires use of 4000 sf for urban residential, or max impervious lot area allowed by code) • 2300 sf impervious per R8 lot (based on 50% impervious allowed.) • Roadways per SDA layout 08-16-04 Area Calculations Predeveloped Pervious Developable area (includes property area minus wetlands and buffers) '333,364 sf /43,560 sf/acre = 7.65 acres Developed Effective, Impervious (roof areas will be infiltrated but are counted as pervious) Total impervious per lot -Roof Area = effective impervious per lot 1760 sf -1100 sf= 660 sf 2300 sf -1200 sf= 1100 sf (46 lots x 660 sf per lot) + (14 lots x 1100 sf per lot) = 45,760 sf • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Roadway and Sidewalk 8691f + 3011f= 1,170 Ifx 42' = 71,883 sf Effective Impervious (45,760 + 71,883) / 43,560 = 2.70 acres Developed Pervious 7.65 acres -2.7 acres = 4.95 acres • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • RetentionlDetention Facility (summary) Type of Facility: Detention Vault Facility Length: 40.00 ft Facility Width: 184.00 ft Facility Area: 7360. sq. ft Effective Storage Depth: 9.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 66240. cu. ft Riser Head: 9.00 ft Riser Diameter: 18.00 inches Number of orifices: 2· Full Head Pipe Orifice # Height .Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.25 0.127 2 5.50 2.33 0.274 6.0 1rE!1llm.&:l~~"""~"~, ~~~,~.;m'm'~.~' ~-"-R't-kill f, ,I, &f.M Jm!!IT{{m;rpwi'j:r'n~~~i~'~' ~~j! target,dur • -fIJ ..... C"l ~ o~----------------------~-------------------------------- 4) e (II ~ N. Q +-------------------------~~------------------------en ·0 i5 00=,._, __ _ --o+-----------------------------------L-~~~----~---------- o '0 OJ 11111111 10 -5 10 -4 I I 11111 10 -3 ProbabiDty Exceedence I fllill '10 -1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ". • • • • • • • • • • • • • Duration Comparison Anaylsis Base File: predeveloped.tsf New File: prelimouttsf Cutoff Units: Discharge in CFS -----Fraction of Time----------Check of Tolerance----- Cutoff Base New %Change Probability Base New %Change 0.107 0.93E-02 0.62E~02 -33.2 I 0.93E-02 0.107 0.097 -8.9 0.136 0.62E-02 0.53E-02 -15.41 0.62E-02 0.136 0.107 -21.3 0.165 0.49E-02 0.45E-02 -7.0 I 0.49E-02 0.165 0.148 -10.4 0.194 0.37E-02 0.38E-02 4.4 I 0.37E-02 0.194 0.200 3.1 0.223 0.28E-02 0.32E-02 13.2 I 0.28E-02 0.223 0.238 6.9 0.252 0.22E-02 0.24E-02 10.41 0.22E-02 0.252 0.257 2.2 0.281 0.15E-02 0.16E-02_ 7.91 0.15E-02 0.281 0.289 2.9 0.310 0.99E-03 0.11E-02 9.81 0.99E-03 0.310 0.313 1.3 \ 0.339 0.62E-03 0.60E-03 -2.6 I 0.62E-03 0.339 0.338 -0.3 0.368 0.34E-03 0.39E-03 14.31 0.34E-03 0.368 0.370 0.7 0.396 0.21 E-03 0.98E-04 -53.8 I 0.21 E-03 0.396 0.384 -3.2 0.425 0.16E-03 O.OOE+OO -100.0 I 0.16E-03 0.425 0.390 -8.3 0.454 0.82E-04 O.OOE+OO -100.0 I 0.82E-04 0.454 0.398 -12.4 Maximum positive excursion = 0.017 cfs ( 8.0%) occurring at 0.208 cfs on the Base Data:predeveloped.tsf and at 0.225 cfs on the New Data:prelimouUsf Maximum negative excursion = 0.030 cfs (-22.3%) occurring at 0.135 cfs on the Base Data:predeveloped.tsf and at 0.105 cfs on the New Data:prelimouUsf • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Computed Peaks Flow Frequency Analysis Time Series File:predeveloped.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.483 .2 2/09/01 18:00 0.131 7 1/06/02 3:00 0.358 4 . 2/28/03 3:00 0.012 8 3/24/04 20:00 0.212 6 1/05/05 8:00 0.371 3 1/18/06 21:00 0.313 5 11/24/06 4:00 0.617 1 1/09/08 9:00 Computed Peaks Flow Frequency Analysis Time Series File:developed.tsf project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1.46· 6 2/09/01 2:00 1.21 8 1/05/02 16:00- 1. 75 3 2/27/03 7:00 1.32 7 8/26/04 2:00 1.58 4 10/28/04 16:00 1.55 5 .1/18/06 16:00 1. 91 2 10/26/06 0:00 2.94 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 0.617 :1 100.00 0.990 0.483 2 25.00 0.960 0.371 3 10.00 0.900 0.358 4 5.00 0.800 0.313 5 3.00 0.667 0.212 6 2.00 0.500 0.131 7 1.30 0.231 0.012 8 1.10 0.091 0.572 50.00 0.980 ~----Flow Frequency Analysis---~--- - -Peaks Rank Return Prob (CFS) Period 2.94 1 100.00 0.990 1.91 2 25.00 0.960 1. 75 3 10.00 0.900 1. 58 4 5.00 0.800 1. 55 5 3.00 0.667 1.46 6 2.00 0.500 1. 32 7 1.30 0.231 1.21 8 1.10 0.091 2.60 .50.00 0.980 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • RetentionlDetention Facility (complete) Type of Facility: Detention Vault Facility Length: Facility Width: Facility Area: Effective Storage Depth: Stage 0 Elevation: Storage volli~e: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 5.50 40.00 184.00 7360. 9.00 0.00 66240. 9.00 18.00 2 Diameter (in) 1.25 2.33 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage ft ft sq. ft ft ft cu. ft ft . inches Full Head Discharge (CFS) 0.127 0.274 Pipe Diameter (in) 6.0 Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 o. 0.000 0.000 0.00 0.01 0.01 74. 0.002 0.005 0.00 0.03 0.03 221. 0.005 0~007 0.00 0.04 0.04 294. 0.007 0.008 0.00 0.05 0.05 368. 0.008 0.010 0.00 0.07 0.07 515. 0.012 0.011 0.00 0.08 0.08 589. 0.014 0.012 0.00 0.09 0.09 662. 0.015 0.013 0.00 0.10 0.10 736. 0.017 0.014 0.00 0.26 0.26 1914 . 0.044 0.021 0.00 0.41 0.41 3018. 0.069 0.027 0.00 0.56 0.56 4122. 0.095 0.032 0.00 0.71 0.71 5226. 0.120 0.036 0.00 0.87 0.87 6403. 0.147 0.039 0.00 I 1. 02 1. 02 7507. 0.172 0.043 0.00 1.17 1.17 8611. 0.198 0.046 0.00 1. 32 1.32 9715. 0.223 0.049 0.00 1.48 1.48 10893. 0.250 0.052 0.00 1. 63 1. 63 11997. 0.275 0.054 0.00 1.78 1. 78 13101. 0.301 0.057 0.00 1. 93 1.93 14205. 0.326 0.059 0.00 2.09 2.09 15382. 0.353 0.061 0.00 2.24 2.24 16486. 0.378 0.063 0.00 2.39 2.39 17590. 0.404 0.066 0.00 2.54 2.54 18694. 0.429 0.068 0.00 2.70 2.70 19872 . 0.456 0.070 0.00 2.85 2.85 20976. 0.482 0.072 0.00 3.00 3.00 22080. 0.507 0.073 0.00 3.16 3.16 23258. 0.534 0.075 0.00 3.31 3.31 24362. 0.559 0.077 0.00 3.46 3.46 25466. 0.585 0.079 0.00 • • • • • • • • • • • • • • • • • • • • • I. • • • • • • • • • • • • • • • • • • • • • • 3.61 3.77 3.92 4.07 4.22 4.38 4.53 4.68 4.83 4.99 5.14 5.29 5.44 5.50 5.52 5.55 5.57 5.60 5.62 5.65 5.67 5.69 5.72 5.87 6.02 6.18 6.33 6.48 6.63 6.79 6.94 7.09 7,24 7.40 7.55 7.70 7.85 8.01 8.16 8.31 8.46 8.62 8.77' 8.92 9.00 9.10 9.20 9.30 9.40 9.50 9.60 9.70 9.80 9.90 10.00 10.10 10.20 3.61 3.77 3.92 4.07 4.22 4.38 4.53 4.68 4.83 4.99 5.14 5.29 5.44 5.50 5.52 5.55 5.57 5.60 5.62 5.65 5.67 5.69 5.72 5.87 6.02 6.18 6.33 6.48 6.63 6.79 6.94 7.09 7.24 7.40 7.55 7.70 7.85 8.01 8.16 8.31 8.46 8.62 8.77 8.92 9.00 9.10 9.20 9.30 9.40 9.50 9.60 9.70 9.80 9.90 10.00 10.10 10.20 26570. 27747. 28851. 29955. 31059. 32237. 33341. 344;4.5. 35549. ' 36726. 37830. 38934. 40038. , 40480. 40627. 40~48. 40995. 41216. 41363. 41584. 41731. 41878. 42099. 43203. 44307. 45485. 46589. 47693. 48797. 49974. 51078. 52182. 53286. 54464. 55568. 56672 . 57776. 58954. 60058. 61162. 62266. 63443. 64547. 65651. 66240. 66976. 67712. 68448. 69184. 69920. 70656. 71392. 72128. 72864. 73600. 74336. 75072 . 0.610 0.081 0.637 0.082 0.662 0.084 0.688 0.086 0.713' 0.087 0.740 0.089 0.765 0.090 0.791 0.092 0.816 0.093 0.843 0.095 0.868 0.096 0.894 0.097 0.919 0.099 0.~29 0.099 0.933 0.101 0.938 0.105 0.941 0.112 0.946 0.122 0.950 0.134 0.955 0.149 0.958 0.161 0.961 0.166 0.966 0.170 0.992 0.192 1.017 0.210 1. 044 0.226 1.070 0.240 1.095 0.253 1.120 0.265 1.147 0.277 1.173 0.287 1.198 0,.298 1.223 0.308 1.250 0.317 1.276 0.326 1.301 0.335 1.326 0.344 1.353 0.352 1.379 0.360 1.404 0;368 1.429 0.376 1.456 0.383 1.482 0.391 1.507 0.398 1.521 0.401 1.538 0.868 1.554 1.720 1.571 ,2.820 1.588 4.120 1.605 5.590 1.622 7.020 1.639 7.550 1.656 8.050 1.673 8.510 1.690 8.950 1.707 9.370 1.723 9.770 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 .. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 • • • • • • • • • • • • • • • • • • • • • • I. • • • • • • • • • • • • • • • • • • • • • 10.30 10.30 75808. 1.740 10.160 0.00 10.40 10.40 76544. 1. 757 10.530 0.00 10.50 10.50 77280. 1. 774 10.890 0.00 10.60 10.60 78016. 1. 791 11.230 0.00 10.70 10.70 78752. 1. 808 11.570 0.00 10.80 10.80 79488. 1. 825 11. 890 0.00 10.'90 10.90 80224. 1.842 12.210 q.OO Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 2.32 ******* 1. 71 9:20 9.20 67704. 1. 554 2 \ 1.10 0.48 0.40 9.00 9.00 66232. 1.520 3 1. 08 ******* 0.32 7.47 7.47 54977. 1.262 4 1. 34 ******* 0.32 7.46 7.46 54889. 1.260 5 1.15 ******* 0.24 6.39 6.39 47003. 1. 079 6 0.67 ******* 0.17 5.70 5.70 41917. 0.962 7 0.80 ******* 0.09 4.96 4.96 36492. 0.838 8 0.76 ******* 0.07 2.45 2.45 18051. 0.414 ---------------------------------- Route Time Series through Facility Inflow Time Series File:developed.tsf Outflow Time Series File:prelimout Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 2.32 1.71 9.20 9.20 67704. 1. 554 CFS at 6:00 on Jan 9 CFS at 9:00 on Jan 9 Ft Ft Cu-Ft Ac-Ft Flow Duration from Time Series File:prelimout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.007 34439 56.163 56.163 43.837 0.438E+00 0.020 7429 12.115 68.278 31.722 0.317E+00 0.033 5429 8.854 77.131 22.869 0.229E+00 0.0.47 4936 8.050 85.1.81 14.819 0.148E+00 0.060 3885 6.336 91. 517 8.483 0.848E-01 0.073 2025 3.302 94.819 5.181 0.518E-01 0.086 1370 2.234 97.053 2.947 0.295E-01 0,100 1288 2.100 99.154 0.846 0.846E-02 0.113 81 0.132 99.286 0.714 0.714E-02 0.126 38 0.062 99.348 0.652 0.652E-02 0.139 27 0.044 99.392 0.608 0.608E-02 0.153 29 0.047 99.439 0.561 0.561E-02 0.166 23 0.038 99.477 0.523 0.523E-02 0.179 38 0.062 99.538 0.462 0.462E-02 0.192 31 0.051 99.589 0.411 0.411E-02 0.206 26 0.042 99.631 0.369 0.369E-02 0-.219 19 0.031 99.662 0.338 0.338E-02 0.232 21 0.034 99.697 0.303 0.303E-02 0.245 32 0.052 99.749 0.251 0.251E-02 0.259 14 0.023 99.772 0.228 0.228E-02 in in Year 8 Year 8 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 0.272 0.285 0.299 0.312 0.325 0.338 0.352 0.365 0.378 0.391 0.405 0.418 0.431 0.444 0.458 0.471 29 0.047 19 0.031 12 0.020 16 0.026 22 0.036 5 0.008 4 0.007 8 0.013 9 0.015 7 0.011 7 0.011 0 0.000 0 0.000 0 0.000 1 0.002 0 0.000 99.819 0.181 0.181E-02 99.850 0.150 0.150E-02 99.870 0.130 0.130E-02 99.896 0.104 . O. 104E-02 99.932 0.068 0.685E-03 99.940 0.060 0.603E-03 99.946 0.054 0,538E-03 99.959 0.041 0.408E-03 99.974 0.026 0.261E-03 99.985 0.015 0.147E-03 99.997 0.003 '0.326E-04 99.997 0.003 0.326E-04 99.997 0.003 0.326E-04 99.997 0.003 0.326E-04 99.998 0.002 0.163E-04 99.998 0.002 0.163E-04 '. • • • • • • • • • • • • • • • • • • • • • • • i. • • • • • • • • • • • • • • • • • • • • Water Quality Calculations Dead Storage in Vault equal to the volume of the 6-month storm. 6-month storm equivalent to 1/3 of the 2-yr, 24-hour precipitation total using the SBUH method (King County Surface Water Design Manual, 1990) 2-year, 24-hour rainfall = 2.00 inches I 6-month, 24~hour = 2.00 in. X 1/3 = 0.66 inches See SBUH calculation attached. • • • • • • • • • • • • • • • • • • • • • • :. • • • • • • • • • • • • • • • • • • • • • 9/8/04 10:20:10 am Dra.inage Report RN Parnell Company West Coast SBUH Water Quality Calculation page 1 ===================================================================== BASIN SUMMARY BASIN ID: wq SBUH METHODOLOGY NAME: water quality calculation TOTAL AREA .. : .... : RAINFALL TyPE .... : PRECIPITATION .... : . TIME INTERVAL .... : 7.65 Acres TYPE1A 0.66 inches 10.00 min BASEFLOWS: AREA .. : CN .... : TC .... : 0.00 cfs PERV 4.95 Acres 86.00 6.33 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.29 cfs VOL: 0.13 Ac-ft TIME: 480 min IMP 2.70 Acres 98.00 6.33 min t # ;.~',f ,~... l '''''\'' -,;r,',., '#''j'',! " "\ • '( .~'1' l? :"j.';r.. ".~!." . .' ', .. r,~':~ "~'.': _:" .. ; ,. '.r',~; '.' :: '.,: ~, ' ~ ,.'::' .; ,:( ': '; :~;"~.~,\,':',~:.~'.':':""~,.:":,::.':;:,',~,'~',,:: ;.{?,;,::;i:~,:,:,:'.';~'·.'.',~ ~.l;~,' ,~"i~".,_: '",:,,~ :~,', ~~':~( " <:,; ';~1:' "~' ,;, ~, , 'L . :~ :.;',:.~~.:.: ~::~!>~~: ! . ,1" " "--"" ,_.' -,,:,' ~ ,.~,: '<~:'" ,1~.·:.· "",.'~" ,: ".';::~:::: ',: ;.:,:,'~.". ;.~;-:;:.{':~;:}~,;: '. ",\ .~~ ~,'. '.',~,1~,:-.','-.;~:::,~ ~::.",,'.'.:-', '.:.'"I.t; ,~:~{.',.',; ••• -•• ' ,~I ~ ~ .. • ;,:.-t # ~,_,,~ ,,-'-;'::."~:~;;~":~:'.::,:~.~ •• ( " :--''',. 'u • . ',,;,,'-" _ • J • ~[r .' j •.... .••. A~,'.:.":.';.~;~':'~.~. :,'" '::",:, __ .\:,.;.', .. ~." '" '\ ~ . ;·,:;~t>~~~:' ~ ~.".' 1; , ... ~ .,'« : ~, • '/J. "' . ... : .,~ ;1. \..';' :;'" .' :,:"',' • .1. ~ I , ",.'\<J;,:, . .. 1, .. ' "," '-.' ,',~' .... • • • • • • • • • • • • • • • • • • i. • • • • • • • • • • • • • • • • • • • • • • • • • KIN G C 0 U N T Y. WAS H I N G TON. SUR F ACE W ATE R DES I G N MAN U A L FIGURE 3.S.Ie 2-YEAR 24-HOUR ISOPLUVIALS t' ; ,. \-------)~3ttll'J'"t!I~. .-\ \\ 7~ l~ 'ti_··_~ Ii 'r'_~ t, ~~~ l~ / \. ~ i " \ .-\ -i .; i i _ .. , c;. - \'to * / _/' ·i -i I-t' i i ~AII---~"-V"I i i i i ; . -------f (~-"tH-~:::---___ \ .\ j""= i i= \ \. --.'~J tV ------a; 2·YEAR 24-HOUR PRECIPITATION ;3.4---ISOPLUVIALS OF 2-YEAR 24-HOUR 3.6 TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 78Mlles .---• • • • • • • • • • • • • • • • • • • .' i. • • • • • • • • • • • • • • • • • • • • • • DESCRIPTIONS OF nIE SOILS This section describes the soil series and map- ping units in the King County Area. 'Each soil , series is described and then each mapping unit in that series. Unless it is specifically mentioned otherwise, it is to be assumed that what is stated about the soil series holds true for the mapping uni ts in that seri-es. Thus, to get full information about anyone mapping unit, it is necessary to read both the description of the mapping unit and the description of the soil series to which it 'belongs. An important part of the description of each soil series is the soil profile, that is, the sequence ,of layers from the sUrface downward to rock or other underlying material. Each series contains two descriptions of this profile. The first is brief and in terms familiar to the layman~ The second, detailed and in technical terms, is for scientists, engineers, and others who need to make thorough and precise-studies of soils. Unless it is otherwise stated, the colors given in the descriptions are those of a moist soil. As mentioned in the section "How This Survey Was Made," not all mapping units are members of a soil series. Urban land, for example, does not belong to a soil series, but neverthel~s,' is listed in alphabetic order along with the soil series. Following the name of each mapping unit is a symbol in parentheses. This symbol identifies the mapping unit on the detailed soil map. Listed at the end of each description of a mapping uni t is the capability unit and woodland group in which the mapping unit has been placed. The woodland desig- nation and the page for the ,description of each capability unit c~ be found by referring to the "Guide to Mapping Units" at the back of this survey. The acreage and proportionate extent of each mapping unit are shown in table 1. Many of the terms used 'in describing soils can be found in the Glossary at the end of this survey, and more de- tailed information about the terminology ,and methods of soil mapping can be obtained from the Soil Survey Manual (19). Alderwood Series The Alderwood series is made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches.' These soils are'on uplands. They formed under conifers, in glacial deposits. Slopes are 0 to 70 percent. The annual precipitation is 35 to 60 inches, most of which is rainfall, between October and May. The mean annual air temperature is about 50° F. The frost-free season is 150 to 200 ' days. ' Elevation ranges from 100 to SOO feet. In a representative profile, the surface layer and subsoil are very dark brown, dark-broWn, and grayish-brown' gravelly sandy loam about 27 inches thick. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of 60 inches and more. 'S Alderwood soils are used for timber, pasture berries~ row crops, and urban development. Th are the most extensive soils in the survey Alderwood gravelly sandy loam, 6 to 15 slopes AgC .--This soil is rolling. Areas ar irregular in shape and range from 10 to about acres in size. Representative profile of Alderwood gravelly sandy loam, 6 to 15 percent slopes, in woodland 450 feet east and 1,300 feet south of the north quarter corner of sec. IS, T. 24 N., R. 6 E.: AI--O to 2 inches, very dark bro~~ (IOYR 2/2) gravelly sandy loam, dark grayish brown (IOYR 4/2) dry; weak, fine, granular stru ture; slightly hard, friable, nonsticky, nonplastic;many roots; strongly acid; abrupt 1 wavy boundary. 1 to 3 inches thi B2--2 to 12 inches, dark-brown (IOYR 4/3) grave sandy loam, brown (IOYR5/3) dry; moderat medium, sub angular blocky structure; sli hard, friable, nonsticky, nonplastic_; man roots; strongly acid; clear, wavy bounda 9 to 14 inches thick. ,. B3--12 to 27 inches, grayish-brown (2.5Y 5/2) gravelly sandy loam, light gray (2.5Y 7/2 dry; many, medium, distinct mottles of Ii olive brown (2.5Y 5/6); hard, friable, n sticky, nonplastic; many roots; medium a abrupt, wavy boundary. 12 to 23 inches IIC--27 to 60 inches, grayish~brown (2.5Y 5/2), weakly to strongly consolidated till, Ii gray (2.5Y 7/2) dry; common, medium, dis mottles of light olive'brown and yellowis brown (2.5Y 5/6 and 10YR 5/6); massive; roots; medium acid. Many feet thick'. " I The A hori zon ranges from very dark brown to~' dark brown. The B horizon is dark brown, graYi~1 brown~ and dark yellowish brown. The COnSOlida:(,',',:,' C hOr1zon, at a depth of 24 to 40 inches, is mo { grayish brown mottled with yellowish brown. S~F layers in the C horizon slake in water. In a felf areas, there is a thin, gray or grayish-brown ~( horizon. In most areas, this horizon has been t des troyed through logging operations. ,~ Soils included with this soil in mapping mak~i no more than 30 percent of the total acreage.lf:, areas are up to 3 percent the poorly drained NOtf!Z Bellingham, Seattle, Tukwila, and, Shalcar soils·~' '.,., .. some are up to 5 percent the very gravelly EvereW: and Neilton soils; and some are up to 15 percen~: Alderwoodsoils that have slopes more gentie or r steeper than 6 to 15 percent. Some areas in NewK castle Hills are 25 percent Beausite soils, somek northeast of Duvall are as much as 25 percent ~& soils, and some in the vicinity of Dash Point arr 10 percent Indianola and Ki tsap soils. Also \: included are small areas of Alderwood soi Is thatf, have a gravelly loam surface layer and subsoil. r ~:: • • • • • • • • • • • • • • • • • • • • • • • I. I. • • • • • • • • • • • • • • • • • • • Permeability is moderately rapid in the surface layer ,and subsoil and very slow in the substrat\.Ull. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surfa~e. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is' low. Rtmoff is slow to medi\.Ull. and the hazard of erosion is moderate. This soil is used for timber. pasture. berries. and row crops, and for urban development. Capability unit IVe-2; woodland group 3dl.' . Alderwood gravelly sandy loam. 0 to 6 percent slopes (AgB).--This soil is nearly level and undulating. It is similar to Alderwood gravelly sandy loam. 6 to 15 percent slopes. but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. , Some areas are as much as 15 percent included Norma. Bellingham. Tukwila. and Shalcar soils. all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow. and the erosion hazard is slight. This Alderwood soil is used for timber. pasture. .berries. and row crops, and for urban development. Capabili ty unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, 15 to 30t&ercent slopes (AgD).--Depth to the substratum in is soil varies within short distances. but is commonly about 40 inches. Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more than 30 percent of, the total acreage. Some areas are up to 25 percent Everett soils that have slopes of 15 to 30 percent. and some areas are up to 2 percent Bellingham. Norma. and Seattle soils. which are in depressions. Same areas, especially on Squak MOuntain, in Newcastle Hills, and north of' Tiger Mountain. are 25 percent Beausite' and Ovall soils. Beausite soils are underlain by sandstone, and Ovall soils by andesite. Rtmoff is medium. and the erosion hazard is severe. The slippage potential is moderate. This Alderwoodsoil is used mostly for timber. Some areas on the lower parts o( slopes are used for pasture. Capability unit VIe-2; woodland group 3d!. Alderwood and Kitsap soils. very steep (AkF).-- This mapping unit is about 50 percent Alderwood gravelly sandy loam and 25 percent Kitsap silt loam. Slopes are 25 to 70 percent. Distribution of the soils varies greatly within short distances. About 15 percent of some mapped areas is an included, unnamed. very deep, moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage and permeability vary. Runoff is rapid to very rapid, and the erosion hazard is severe to very severe. The slippage potential is severe. These soils are used for timber. Capability unit VIIe-1 ; woodland group 2dl. 10 ~~'.:~:~ Arents. 'lderwood Matedol I'tl Arents. Alderwood material consists of A1~*~~" . ~oil~ that have been so disturbed through urlf~t\> .. nahon that they no longer can be classifie&~~V'" the AI~e:wood series ~' These soils, however j I~/ . many s1m1lar features. . The upp:r part of th'~Ji. to a depth of 20 to 40 1nches, 1S brown to d8):\i"~: brown gravelly sandy loam. Below this is a dw.i, brown. consolidated and impervious substratllllltt;:< ·rY.'.'·, Slopes generally range from 0 to 15 percent. >,;fU These soils are used for urban developmen~K; I!) Arents. Alderwood material. 0 to 6 percenti,i; , (AmB) . - -In many areas this soil is level. as fi!:Jj; result of shaping during construction for ur~h facilities. Areas are rectangular in'~hap~afgr range from 5 acres to about 400 acres 1n s1Ze~;i. R~resentative profile of Arents. Alderwo"W mater1al. 0 to 6 percent slopes. in' an urban t~. 1.300 feet west and 350 feet south of the no~« corner of sec. 23, T. 25 N .• R. 5 E.: l\ o to 26 inches. dark-brown (lOYR 4/3) gravelli. sandy loam, pale brown (lOYR 6/3) dry-;m'i massive; slightly hard, very friable. ~i sticky, nonplastic; many roots; medium ~l abrupt, smooth boundary. 23 to 29 incht1t thick W; 26 to 60 in~es. grayish-brown (2. 5Y 5/2) weJ,: consolidated to strongly consolidated &!~: till, light brownish. gray (2.5Y 6/2) drs~ common. medium, pr~inent mo!t1es of ye~t; brown (lOYR 5/6) m01st; mass1Ve; no roo!)" medium acid. Many feet thick. . Kr: 1t~ The upper, very friable part of the. soil J~} to a depth of 20 to 40 inches and rang~s from~{ grayish brown to dark yellowish brown~~ fur Some areas are up to 30 percent included s~; that are similar to this soil material. but e~ shallower or deeper over the compact substratf~h and some areas are 5 to 10 percent very gravel?:, . Everett soils and sandy Indianola soils. ~'." This Aren ts. Alderwood soil is moderately ~i. drained. Permeability in the upper, disturbetl~: material is moderately rapid to moderately sl&: . depending on i t~ compaction during constructi~\, The substratum 1S very slowly permeable. Roo~, penetrate to and tend to mat on the surface of>" consolidated substratum. Some roots enter thJ;; substrat\.Ull through cracks. Water moves on topt !he substrat\.Ull in winter. Available water ca~' 1S low. RWloff is slow, and the erosion haza~?: slight. : This soi 1 is used for urban development. & pability unit IVe-2; woodland group 3d2. Arents, Alderwood material. 6 to 15 percent' slopes (AmC) .--This soil has convex slopes. k are re~tangular in shape and range from 10 acti' about 450 acres in size. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • • • • gravelly coarse sand to very gravelly loamy sand. Depth to the IIC horizon ranges from 18 to 36 inches. I Some areas are up to 5 percent included Alderwood soils, on the more rolling and undulating ·parts of the landscape; some are about 5 percent the deep, sandy Indianola soils; and some are lW to 2S peTcent Neilton very gravelly lo~y sands. Also included in mapping are areas where consolidated glacial till, which characteristically underlies Alderwood soils, is at a depth of 5 to 15 feet. Permeability is rapid. The effective rooting depth is 60 inches or more. Available water capac- ity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for timber and pasture and for urban development. Capability unit IVs-l; woodland group 3£3. Everett gravelly sandy loam,S to.lS percent slopes (EvC).--This soil is rOlling. Areas are irregular in shape, have a convex surface, and range from 25 acres to more than 200 acres in size. Run- off is slow to medium, and the erosion hazard is slight to moderate. Soils included with this soil in mapping make up no more than 25 percent of the total acreage. Some areas are up to 5 percent Alderwood soils, which overlie consolidated glacial till; some are up to 20 percent Neilton very gravelly loamy sand; and some are about 15 percent included areas of Everett soils where slopes are more gentle than 5 percent and where they are steeper than 15 percent. This Everett soil is. used for timber and pasture and for urban development. Capability unit Vis-I; woodland group 3f3. Everett gravelly sandy loam, 15 to 30 percent slopes (EvD).--This soil occurs as long, narrow areas, mostly along drainageways or on short slopes between terrace benches. It is similar to Everett gravelly sandy loam, 0 to 5 percent slopes, but in most places is stonier ~d more gravelly. Soils included with this soil in mapping make up no-more than 30 percent of the total acreage. Some areas are up to 10 percent Alderwood soils, which overlie consolidated glacial till; some are up to 5 percent the deep, sandy Indianola soils; some are up to 10 percent Neilton very gravelly loamy sand; and some are about 15 percent included areas of Everett soils where .slopes are less than 15 percent. Runoff is medium to rapid, and the erosion hazard is moderate to severe. Most of the acreage is used for timber. Capa- bility unit Vie-I; 'woodland group 3f2. Everett-Alderwood gravelly sandy loams, 6 to 15 percent slopes (EwC) .--This mapping unit is about equal parts Everett and Alderwood soils. The soils are rOlling. Slopes are dominantly 6 to 10 percent, but range from gentle to steep. Most areas are irregular in shape and range from 15 to 100 acres or more in size. In areas classified as Everett soils, field examination and geologic maps indicate 16 the presence of a. consol1dated Suost:rat:um al: a aep'Ul of 7 to 20 feet. This substratum is the swme mate- rial as that in the Alderwood soils. Some areas are up to 5 percent included Norma. Seattle,< and Tukwila soils. alI of which are poorly drained~ Runoff is slow to medium, and the erosion ha7.ard is Slight to moderate. Most of the acreage is used for timber. Gapabil. ity unit VIS-I; woodland group 3f3. Indianola Series The Indianola series is made up of somewhat excessively drained soils that formed under conifer! in sandy, recessional, stratified glacial drift. These. undulating, rol1~ng, and hummocky soi Is are O! terraces. Slopes are 0 to 30 percent. The annual precipitation is 30 to 55 inches, and the mean annual air temperature is about 50° F. The frost- free season is 150 to 210 days. Elevation ranges from about sea level to 1,000 feet. In a representative profile, the upper 30 inches is brown, dark yellowish-brown, and light olive- brown loamy fine sand. This is underlain by oliVe sand that extends to a depth of 60 inches or more (pI. I, right). Indianola soils are used for timber arid for urba development. Indianola loamy fine sand, 4 to 15 percent slope (InC).--This undulating and rolling soil has convex slopes. It is near the edges of upland terraces. Areas range from 5 to more than 100 acres in size Representative profile of Indianola loamy fine' sand, 4 to 15 percent slopes, in forest, 1,000 feet west and 900 .feet south of the northeast corner of sec. 32, T. 25 N., R. 6 E.: 01--3/4 inch to 0,-leaf litter. B2lir--0. to 6 inches, brown (lOYR 4/'3) loamy fine sand, brown (lOYR 5/3) dry; massive; soft very friable, nonsticky, nonplastic; many' roots; Slightly acid; clear, smooth boundary. 4 to 8 inches thick. B22ir--6 to 15 inches, dark yellowish-brown (lOYR 4/4) loamy fine sand. brown (lOYR 5/3) dry; massive; soft, very friable, nonsticky, non- plastic; common roots; slightly acid; clear, smooth boundary. 6 to 15 inches thick. Cl--lS to 30 inches, light olive-brown .(2. SY 5/4) loamy fine sand, yellowish brown (lOYR 6/4) dry; massive; soft, very friable, nonsticky, nonplastic; common roots; slightly aCid; gradual, smooth boundary. 12 to 17 inches thick. C2--30 to 60 inches, olive (SY 5/4) sand. light brownish gray (2.SY 6/2) dry; single grain; loose, nonsticky, nonplastic; few roots' Slightly acid. Many feet thick. ' There is a thin, very dark brown Al horizon at the :surface in some places. The B horizon ranges • floors in the vicinity of North to 3 percent. The annual pre- on is 70 to 80 inches, and the mean anlUlal is about 500 F. The frost-free season ISO days. Elevation ranges from 400 to 500 In a representative profile, the surface layer is dark grayish-brown to dark grayish-brown fine loam that extends to a depth of about 34 . The underlying' layers are black gr~velly and gravelly sandy loam that extend to a d,epth 60 inches or more. Edgewick soils are used for pasture. ~~~~~~~~~~lo~am~.(Ed).--This soil is as are irregular in to more than 300 acres 3 percent. Edgewick fine sandy 1,430 feet east and 1,000 feet quarter corner of sec. IS, T. 23 to 9 inches, very dark grayish-brown (lOYR 3/2) fine sandy loam, grayish brown (lOYR 5/2) dry; weak, fine, granular structure; slightly hard, very friable, nonsticky, non- plastic; many roots; strongly acid; abrupt, smooth boundary. 8 to 11 inches .thick. to 34 inches, dark grayish-brown (2.SY 4/2) and olive-brown (2.sy 4/4) fine sandy loam, grayish brown (2.sy 5/2) dry; massive; soft, very friable, nonsticky, rionplastic; couunon roots; medium acid; abrupt, smooth boundary. 24 to 30 inches thick. . IC2--34 to 60 inches, black (SY 2/2)', stratified gravelly sand and gravelly sandy loam, grayish brown (2.sy 5/2) dry; massive; soft, very friable, nonsticky, nonplastic; neutral. The C horizon range's from dark grayish brown to ve brown. The content of gravel is as much as percent in places in the A horizon and the Cl zon. The lIe horizon, at a depth below 32 to inches, ranges from dark grayish brown to black from stratified sand to fine sandy loam that has in some places. Soils included with this soil in mapping make no more than IS percent of the total 'acreage. areas are up to ·10 percent Nooksack and Si Is; some are up ,to 5 percent Pil chuck soils, ch occupy the natural levees along streams and higher swells and undulations; some are~ are to 2 percent the poorly drained Puget S01ls; and are 1 percent the poorly drained Seattle soils. Permeability is moderately rapid. The effective depth is restricted by the gravelly sand tratum. There is a seasonal high water table a depth of 3 to 4 feet. Available water capac~ty is moderately high. Runoff is slow, and the erOS10n is slight. The hazard of stream overflow is modelrat:e to'severe. soil is use4 for pasture. Capability unit woodland group 201. 468-268 0 -'13 -2 Everett Series The Everett series is made up of somewhat exces- sively drained soils that are underlain by very gravelly sand at a depth of 18 to 36 inches. These soils formed in very gravelly glacial outwash de- posits, under conifers. They are on terraces and terrace fronts and are gently undulating and mod- erately steep. Slopes are 0 to 30 percent. The annual precipitation is 35 to 60 inches, and the mean annual air temperature is about 500 F. The frost-free season ranges from ISO to 200 days .. Elevation ranges from about sea level to 500 feet. In a representative profile, the surface layer and subsoil are black to brown, gravelly to very gravelly sandy loam about 32 inches, thick. The substratum extends toa depth of 60 inches or more. It is multicolored black to gray very gravelly sand (pI. I, left). Everett soils are used for timber and pasture and for urban development. Everett gravelly sandy loam, 0 to 5 percent slopes (EvB).--This nearly level to very gently undulating soil is on, terraces. Areas are irregular. in shape and range from 5 acres to more than 2~O, acres in size. Representative profile of Everett gravellY,sandy loam, 0 to 5 percent slopes, in forest, 450 feet west and 250 feet north of the southeast corner of sec. 30, T. 22 N., R. 7 E.: 01--1 to 3/4 inch, undecomposed roots, twigs, and moss; abundant roots. -1 to 2 inches thick. 02--3/4 inch to 0, black (lOYR 2/l),decomposed organic matter; abundant roots. 3/4 of an inch to 1 1/2 inches thick. Al--O to 1 1/2 inches, black (lOYR 2/1) sandy loam, gray (lOYR 5/1) dry; massive;. soft, very fri~ able, nonsticky, nonplastic; many roots; slightly acid; abrupt, distinct boundary. 0 to 1 1/2 inches thick. B2ir--l 1/2 to 17 inches, dark-brown (7.sYR 3/4) gr~velly sandy loam, yellowish brown (lOYR 5/4) dry; massive; soft, very friable, non- sticky, nonplastic; many roots; slightly acid; clear, smooth boundary. 10 to 18 inches thick. B3--l7 to 32 inches, brown (lOYR 4/3) very gravelly sandy loam, pale brown (lOYR 6/3) dry; massive; soft, very friable, nonsticky, nonplastic; many roots; medium acid; 'clear, wavy boundary. 8 to 18 inches thick. IIC--32 to 60 inches, black and dark grayish-brown (lOYR 2/1 and 4/2) very gravelly coarse 'sand, gray, grayish brown, and brown (lOYR 5/1 arid 5/3) dry; single grain; loose, nonsticky, nonplastic; few roots; medium acid. The A horizon ranges from black to dark gray. The Bir horizon ranges from dark brown and brown to dark yellowish brown and the B3 horizon from brown to dark brown. The IIC horizon ranges from black and very dark brown to olive brown, and from very IS I I Ii ,I ,II I I I I , I I) I: I' I I I I I' West Coast Development Traffic Impact Analysis Table of Contents FINDINGS & CONCLlTSIONS .................................................................................... III INTRODUCTION .............................................................................................................. 1 Analysis Approach ....................................................................................................... : .. 1 Primary Data and Information Sources ........................................................................... 2 EXISTING CONDITIONS ................................................................................................ 5 Roadway Netwo~k ........................................................................................................... 5 Peak-Hour Traffic Volumes ............................................................................................ 5 Pedestrian and Transit Facilities .................... : ................................................................ 8 Planned Transportation Impro~ements ........................... : ............................................... 9 DETERMJNATION OF FUTURE CONDITIONS ........••.•••.••••...•••••....•........................ 9 Trip Generation ............................................................................................................. :.9 Trip Distribution and Assignment ................................................................................ 1 0 future Levels of Service ................................................... , ........................................... 12 Access Analysis ............................................................................. ' ............................... 15 Levels of Service and Queuing. .................................................................................. 15 MITIGATION ................................. ~ .................................•.•. ~ ........................................... 16 Level of Service ............................................................................................................ 16 Impact Fees ................................................................................................................... 16 Appendix AppeJ?dix A -Existing Traffic Volumes Appendix B -Level of Service Calculations at Study Intersections' Appendix C -Site Access Level of Service and Queue Calculations Transportation Engineering NorthWest DEVELOPMENT PLANNING CIiY OF RENTON NOV 242004 aECEIVED Page i November 1, 2004 I, 'I I' " I I I I ,I I I I· I I, 'I I I: I I west Coast Development Traffic Impact Analysis List of FigUres and . Tables Figure 1 Project Vicinity .................................................... , ... , ........... : ....................... : ..................... 3 Figure 2 Proposed Site Plan ...................................................................... ~ ............................. , ....... 4 Figure 3 2004 PM Peak Hour Traffic Volumes .............................................................................. 6 Figure 4 PM Peak Hour Project Trip Distribution and Assignment.. ........................................... ll Figure 5 2007 Without Project PM Peak Hour Traffic Volumes ........................................ ~ ....... : 13 Figure 6 2007 With Project PM Peak Hour Traffic Volumes ....................................................... 14 Table 1 LOS Criteria for Signalized and Unsignalized Intersections ............................................ 7 Table 2 2004 Existing Level of Service Summary -PM Peak Hour.. ..................................... ; ...... 8 Table 3 Trip Generation Summary .............................................. : ............. ..'~ ...... : ......................... 1 0 Table 4 2007 Level of Service Summary -PM Peak Hour .......................................... ! •••••••• ..' ••••• 12 Table 5 PM Peak Hour Site Access Level of Service ................................................................... 15 Transportation Engineering NonhWest Page ii November 1, 2004 I \1 I ,I f I I· I, ,I. I ,I I .'.r' I I I, I I, I I West Coast Development Traffic Impact Analysis FINDINGS & CONCLUSIONS This report documents the transportation analysis for the proposed West Coast development. The West Coast development includes 60 single-family homes located on the south side ofNE 4th Street west of Hoquiam Avenue NE in the City of Renton. Access to the development would be provided onto Jericho Avenue NE via the extension of SE 129tl1 Place and two new streets intersecting with NE 4th Street. The year of occupancy is anticipated to be in 2007. Trip Generation. The completed project is expected to generate 574 net new daily trips with 45 trips (11 entering, 34 exiting) occurring during the a.m. peak hour and 61 trips (38 entering, 23 exiting) occurring during the p.m. peak hour. Intersection Operational Analysis. A p.m. peak hour operational analysis was conducted at six study intersections in the project vicinity. The results showed that under 2007 future conditions with or with the proposed project, all signalized study intersections and stopped controlled movements at un-signalized study intersections are expected to operate at level of service (LOS)' D or bener. Therefore, no off-site mitigation is proposed. Access Analysis. An assessment of the proposed access points to/from the site on ,NE 4th Street was completed including LOS and queuing. During the p.m. peak hour, the northbound shared left-right tum movement at the proposed west access on NE 4th Street is expected to operate at LOS E with a 95th percentile vehicle queue of one vehicle. The remaining controlled movements at the proposed site access locations on NE 4th Street are expected to operate at LOS C with a 95th percentile vehicle queue of one vehicle. Mitigation. The current long-tenll mitigation required by the City of Renton is payment of a $75 per daily trip impact fee. The proposed West Coast development is expected to generate 574 daily trips which would result in an impact fee of $43,050 (574 daily trips X $75/daily trip): Transportation Engineering NorthWest Page iii November t, 2004 I I I' west CoaSt Development Traffic Impact Analysis INTRODUCTION This traffic impact analysis has been prepared for the proposed West Coast development which includes 60 single-family homes. The site is located on the south side of NE 4th Street west of Hoquiam Avenue NE in the City of Renton (see figure 1). Access to the development would be provided. onto Jericho Avenue NE via the extension of SE 129th Place arid two new streets intersecting with NE 4th Street. The year of occupancy is anticipated to be in 2007. A preliminary site plan tor the development is shown in figure 2. Analysis Approach To analyze potential tratlic impacts from the West Coast development, the' following tasks were undertaken based on direction from City of Renton staff: • Assessed existing conditions through field reconnaissance and reviewed existing planning documents • Documented pedestrian and transit facilities within the project vicinity • Estimated the weekday daily, a.m. and p.m. peak: hour trips generated by the West Coast development CiI Assigned project-generated trips to the street network, based on the existing travel patterns in the area and discussions with City of Renton staff • Analyzed the p.m. peak hour operations at the following study intersections: » NE 4th Street / Monroe Avenue NE };;-NE 4th Street / Union Avenue NE };;-NE 4th Street / Duvall Avenue NE » NE 4th Streel! Hoquiam Avenue NE » NE 4th Street! Jericho Avenue NE (1 44th Avenue SE) » SE 129th Place / Jericho Avenue NE (144th Avenue SE) ., Evaluated the operations at the proposed site access onto NE 4th Street including LOS and queuing. • Identified traffic mitigation to the City of Renton. Transportation Engineering NorthWest Nov~mber t I 2004 . Page t I I I I I II I I I I I: I I I, I I' I -I West Coast Development Traffic Impact Analysis - Primary Data and Information Sources • Institute of Transportation Engineers (ITE), Trip Generation Afanual, th Edition, 2003 • lnstitut~ of Transportation Engineers (ITE), Trip Generation Handbook, 2nd Edition, June 2004 • Highway Capacity Manual, Special Report 209, Transportation Research Board, Updated 2000 • City of Renton 2003-2004 Traffic Counts • King CountyiMetro webpage as of October 2004 • City of Renton's Six Year (2005-2010) Transportation Improvement Program (TIP) T ransponation Engineering NorthWest November 1, 2004 -Page 2 I I I I I I I ,I I I ,I I I I I West Coast Development @2003 Thomas Bros. Maps Transportation Engineering Northwest T ransponation Engineering NorthWest Figure 1 Vicinity Map Traffic Impact Analysis West Coast Renton, WA Oaobor 27, 2004 November 1, 2004 Page 3 I I I I I: I I I I I I I I I I I, I West Coast Development " , ""t---",,_ I ~ 1\ I' , " , " , , . , I . . I \ I t- I I ti , · I t I : I · , , , . , , · , . . , , , NE 4th St ,','i®' , .. ~ Preliminary Site Plan provided by CamWest on September 13, 2004. Transportation Engineering Northwest Figure 2 Preliminary Site Plan T i'ansportation Engineering NorthWest I 'I ,', , .. I Traffic Impact Analysis 129th Place West Coast Renton, WA, October 27, 2004 November 1, 2004 Page 4 I I I I I I I I I 'I I' I I I' I I I I I West Coast Development . Traffic Impact Analysis EXISTING CONDITIONS Roadway Network The following describes existing arterial roadways that would be used as routes to the site. 'Roadway characteristics are described in terms of facility type, number of lanes, and posted speed limits. NE 4th Street is' a five lane east-west principal ru.terial which provides a link between 1-405 and the City of Renton east City limits. Along the West Coast development project frontage, the posted speed limit is 35 mph. Jericho Avenue NE (144tb Avenue NE) is a two lane north-south street which provides access to residential developments south ofNE 4th Street., In the project vicinity, the posted speed limit is 30 mph. Peak-Hour Traffic Volumes Weekday p.m. peak hour traffic volume data was provided by the City of Renton at the following study intersections with exception to the intersection of SE 129th Place/Jericho Avenue NE (traffic counts provided by Ail Traffic Data). Study intersections were determined based on discussions with the City of Renton. • NE 4th Street I Monroe Avenue NE • NE 4th Street / Union A venue NE • NE 4th Street / Duvall Avenue NE • NE 4th Street I Hoquiam Avenue NE, • NE 4th Street / Jericho Avenue NE (144th Avenue SE) • SE 129th Place I Jericho Avenue NE (144th Avenue SE) Figure 3 shows the 2004 p.m. peak hour traftic volumes at the study intersections. The p.m. peak hour turning movement count sheets are included in Appendix A. Transportation Engineering NorthWest November t, 2004 . Page 5 I I I I I I I I I I I I I I I I I I I West Coast Development w z ~ ~ c o ::0 1,~_ 11~ z NE4thSt ~ "-19 mmN,g ....... 629 ) ~~~r23 NE4thSt S4,J t r 1,139 _ 331 ~ Legend 865 _ 131~ D = Intersection Number _ XX = PM Peak Hour Traffic Volumes w z .t c: o 'c :::> .. on .., co CD <> 906 _ 44~ Figure 3 Transportation Engineering Northwest 2004 PM Peak Hour Traffic Volumes ~ TransPortation Engineering NorthWest w z .t E .!!! :::J g :z: Traffic Impact Analysis 1---".'11-SE 129th PI 47 J 1,529 _ NOT TO SCALE West Coast Renton, WA 0ct00t>r 27. 2004 November t, 2004 Page 6 I I I I I I I I I I, I I I I I, I I I, I West Coast Development Traffic Impact Analysis Existing Level of Service An existing 2004, weekday p.m. peak hour level of service (LOS) analysis was , conducted at the study intersections. Level of service refers to the degree of congestion on a roadway or intersection. It is a: measure of vehicle operating speed, travel time, travel delays, and driving comfort. Level of service' is generally described by a letter scale from A to F. LOS A represents free-flow conditions-motorists experience little or no delays, and LOS F represents forced-flow conditions where the number of vehicles arriving exceed the capacity of the intersection. The LOS at stop-controlled intersections is based on average control delay (sec/veh) and is reported,tor each movement. Therefore, the reported LOS at unsignalized intersections does not represent a measure of the overall operations of the intersection. The LOS reported for signalized intersections represents the average control delay per vehicle entering the intersection. Table 1 outlines the LOS criteria for signalized and unsignalized intersections. Table 1 LOS Criteria for Signalized and Unsignalized Intersections Signalized Intersection Unsignalized Intersection Level of Service Delay Range (sec) Delay Range (sec) A < 10 <10 B >10 to 20 >10to 15 C >20 to 35 , >15 to 25 'D >35 to 55 >25 to 35 E >55 to 80 >35 to 50 F >80 >50 Source: "Highway Capacity Manual", Special Report 209, Transportation Research Board, 2000 Intersection LOS were calculated using the methodology and procedures outlined in the 2000 Highway Capacity Manual, Special Report 209,' Transportation Research Board (TRB), using the Svnchro 6 and Highwav Ca[,'acifY Soflware (HCS2000) software programs. The p.m. peak hour LOS analysis results for the study intersections are summarized in Table 2. Transportation Engineering NorthWest , November I, 2004 , Page 7 I I I I I I I I I I, I I I I 'I I I I I West Coast Development Traffic Impact Analysis Table 2 2004 Existing Level of Service Summary -PM Peak Hour 2004 Existing Delay Intersections LOS (sec/veh) VIC Signalized Intersections 1. NE 4th StlMonroe Ave NE C 22.2 0.63 2. NE 4th StlUnion Ave NE 0 37.4 0.75 3. NE 4th StlDuvall Ave NE C 34.9 0.79 5. NE 4th StlJericho Ave NE B 11.6 0.76 Un-Signalized Intersectionsl 4. NE 4th StlHoquiam Ave NE Southbound Left .C 21.1 0.09 Southbound Right A 9.6 0.06 6. SE 129th Place/Jericho Ave NE Eastbound shared Lt-Thru-Rt C 15.2 0.02 Westbound shared Lt-Thru-Rt B 10.4 0.01 I The level of service at stop-controlled intersections is reported for each movement. Theretore, the reported LOS does not represent a measure ofthe overall operations of the intersection Pedestrian and Transit Facilities Pedestrian facilities in the project vicinity include sidewalks on the north side of NE 4th Street and on the east side of Jericho Avenue NE. Crosswalk are also provided at the signalized study intersections along NE 4th Street. No pedestrian facilities exist on SE 129th Place. As part of the West Coast development, pedestrian facilities including sidewalks are proposed throughout the development. Transit service to and from the project vicinity is provided by Metro Transit. There is currently a Metro bus stop at the intersection of NE 4th Street/Jericho A venue NE which serves route Ill. Route 111 provides service to and from the project vicinity and downtown Seattle. Transportation Engineering NorthWest . November I, 2004 Page 8 I I I I I I I I I I I I I I I I I I I West Coast Development Traffic Impact Analysis Planned Transportation Improvements The purpose of this section is to document the known planned transportation improvements in the study area. There are two planned transportation improvement projects identified in the City of Renton's six-year 2005-2010 . Transportation Improvement Program (TIP) in the study area. City of Renton 2005-2010 TIP e TIP #8: NE 3rd INE 4''' Corridor Improvements (from 1-405 to just east of Union Avenue NE) Description: This project involves a series of key improvements in this corridor to improve traffic operations such as rechannelization and traffic signal modifications, possible construction of an eastbound hill-climbing lane from Monterey Ave to east of Edmonds Ave, possible transit priority signal treatments and possibly queue jumps. This project will seek to meet pedestrian, transit, and bicycle needs. The total estimated cost of the project is approximately $10,700,000. • TIP #15: NE 4'h Street/HoquiamAvenue NE Description: Tilis project involves installing a new fully actuated traffic signal, including poles, signal and pedestrian displays, detection lops, emergency pre-emption, a new signal controller, interconnect to master computer and associated channelization. The total estimated cost of the project is $400,000. Based-on discussions with the City of Renton, construction of this project is unknown. DETERMINATION OF FUTURE CONDITIONS Trip Generation The \Vest Coast development is proposed to consist of 60 single-family dwelling units. Vehicular trip generation for the proposed use was based on rates published in the lTE Trip Generation A1anual for Land Use Code (LUC) 210, Single-Family Dwelling Units. The daily, a.m. and p.m. peak hour trip generation associated with the proposed West Coast development is shown in table 3. Transportation Engineering NorthWest November 1, 2004 -Page 9 I I I I I I I I I I I I I I I I I I I West Coast Development Traffic Impact Analysis Table 3 Trip Generation Summary ITE TriJ!s Land Use Units LUC1 In Out Total Daily Single-Family 60 210 287 287 574 AM Peak Hour -, Single-Family 60 2lO 11 34 45 PM Peak Hour Single-Family 30 2lO 38 23 61 Note: 1 Institute of Transportation Engineers Land Use Code As shown in table 3, the West Coast development is estimated to generate 574 daily trips with 45 net new trips (11 entering, 34 exiting) occurring during the a.m. peak hour and 61 net new trips (38 entering, 23 exiting) occurring dill'ing the p.m. peak hour. Trip Distribution and Assignment The distribution of project-generated p.m. peak hour traffic was estimated based on existing travel patterns in the study area and discussions with City of Renton staff. The following summarizes the general distribution of the project-generated p.m. peak hour traftic. • • 70% tolfrom the west on NE 4th Street 15% tolfrom the north on Duvall Avenue NE -5% tolfrom the north on Union Avenue NE 5% tolfrom the north on Monroe Avenue NE 10% destination retail along NE 4th Street 35% tolfrom west of Monroe Avenue NE 30% to/from the east on NE 4th Street Based on these distribution patterns, the p.m. peak hour project generated traffic was assigned to the local street system. Figure 4 illustrates the p.m. peak hour trip distribution and assignment. Transportation Engineering NorthWest November 1, 2004 Page 10 I I I I I I I I I I I I I I I I I I I West Coast Development w z .i ~ c 0 ::. HE 4e11 StlMonroe Ave NE w w z Z GI ~ .i c Qj .2 > C :::J ~ 0 ,;,N.E .. 4;=eII~S:::.tIUnIon==rA:::;ve::..;N:..::E=------, NE 4e11 Sc/DuvaD Ave NE NE.uhSl 17_ ... z 21_ w z .i E .!!! :::J £" Traffic Impact Analysis 1P~~J.EK:tI~_""1-SE 129th PI NE 4dI StlHoquIam Ave NE !J! ~ ~ :J: -3 NE4thSl .. N.E .. 4dlr-:-S;;:.tII.<,;:eridto=r. ... r.r-:Ave:..::....:.N:::E-----, SE 129e11 PII)~ Ave NE Proposed Aruss on NE 4e11 Street z z ~ ~ ....... 3 ~ , r 8 NE4thSl E ,29th PI r 3 NE4thSlreet - 3 Legend • = Intersection Number _ XX = PM Peak Hour Traffic Volumes ~ = Disbibution Percent Figure 4 Transportation Engineering Northwest PM Peak Hour Project Trip Distribution and Assignment ~ Transportation Engineering NorthWest g NOT TO SCALE West Coast Renton, WA ~27.2004 November t, 2004 Page t t I I I I I I I I I I -I I I I I I I I I West Coast Development Traffic Impact Analysis Future Traffic Volumes Future traffic volumes with and without the proposed the proposed West Coast development were estimated for p.m. peak hour conditions in the year 2007. Future weekday p.m. peak hour traffic volumes used for the LOS analysis at the study intersections were developed based on existing traffic counts increased to account for both background growih pipeline project trips. The City of Renton identified an annual growth rate of 2 percent to account for the anticipated future traffic growth. The weekday p.m. peak hour traffic volumes in the year 2007 without the project are shown on Figure 5. Future year 2007 p.m. peak hour traffic volumes with the West Coast development were estimated by adding the p.m. peak hour project trips (Figure 4) to the 2007 baseline traffic volumes (Figure 5). Figure 6 shows the year 2007 p.m. peak hour traffic volumes with the West Coast development.· Future Levels of Service Future 2007 level of service was analyzed at the study intersections with and without the West Coast development. The p.m. peak hour LOS analysis results for the study intersections are summarized in table 4. Detailed level of service summary worksheets are provided in Appendix B. , Table 4 2007 Level of Service Summary -PM Peak Hour 2007 Baseline 2007 With Project Delay Delay Intersections LOS (sec/veh) VIC LOS . (sec/veh) VIC Signalized Intersections 1.-NE 4th StJMonroe Ave NE C 23.4 0.67 C 23.5 0.67 2: NE 4th StlUnion Ave NE D 39.5 0.80 D 39.8 0.81. 3.NE 4th StJDuvall Ave NE D 42.6 0.84 D 44.2 0.86 5. NE 4th StJJericho Ave NE B 13.4 0.80 B 14.9 0.80 - Un-Signalized Intersections I 4. NE 4th StlHoquiam Ave NE Southbound Left C 22.7 0.10 C 22.9 0.10 Southbound Right A 9.6 0.07 A 9.7 0.07 6. SE 129th PlIJericho Ave NE Eastbound shared Lt-Thru-Rt C 15.9 0.02 C 16.5 0.04 Westbound shared Lt-Thru-Rt B 10.5 0.01 B 10.5 0.01 I The level of service at stop-controlled intersections is reported for each movement Therefore, the reported LOS does not represent a measure of the overall operations of the intersection T ransponation Engineering North West _ November I, .2004 Page 12 I I I I I I I I I I I I I I I I I I I West Coast Development NE4th St w z .i E ~ ! Traffic Impact Analysis 1---1IIr.'11-SE 129th PI HE 4cb St/Monroe Ave NE .. N.E .. 4cb;;;;..,;;.;stI;.,..;UnIon="TA..;,;;v,,;..e N;;.;.;E,,"-_ •• NiiiE .. 4cb=stIDuv::.=.:::3II,A:..:;IIe=N=..E _---. NE 4cb StlHoquiam Ave NE w w 155 J ') t r 1,366 -+-.:g ~ ~ 12~ ~ . ... '" D ~76 ~ iIi ~ ~ -+-746 ) ~\..~r135 NE 4th 51 139~ oiiN .. E _4cb=stIJ~eridJ:=;:;;.IO.;.;Av:;.;:e...:..HE=--_-, sE 129cb pv)erkho Ave HE ~ ~ 00 .l"--20 • ~ £"'-4 -"''''2_667 "''''''2_0 ) ~ \..~r24 ) ~ \..~r1 NE 4th 51 SE 129t11 PI 57 J ') t r 4.J ') t r 1,209 _ 351 ~ Legend D = Intersection Number 0_ 1~ -XX = PM Peak Hour Traffic Volumes -<> i ~ 184 ~ 2~~=+-646 ~ ~i"-40 ) ~ \..0 r 10 ) \..! _ 914 HE 4th 51 x: NE 4th St t r soJ 1,623 _ 47~ g NOT TO SCALE Transportation Engineering Northwest Figure 5 -West Coast 2007 Without Project PM Peak Hour Traffic Volumes ~ . Transportation Engineering NorthWest Renton, WA 0CI0IJer 21, 2004 November I, 2004 Page 13 I I I I I I I I I I I I I I I I I I West Coast Development w z ~ ~ r:: o ::!' NE 4th St NE 4d1 StlMonroe Ave NE 155 J " t r 1,319 ~ :g ~ ~ 12", w z ~ c .Q c ::> .. N .. E .. 4d1::.'.=stIJ:..:.ertdIo::.::;w;;;..:..:Ave:=.:N=.E _---, sE 129d1 PVJ~ Ave NE 00 1~20 • "'~ i~4 ...... ..-('0,10_ """..,.co.i"--o ~ 670 'I! ) ~~~r32 ) ~~~r1 NE 4lh St SE 1291hP' 57 J " t r a J " t r 1.212 -+-~ C'ooI ~ 351", legend D = Intersection Number 0_ 0 ill N 1", -XX = PM Peak Hour Traffic Volumes 982_ 47", o '" on '" N N w z ~ E .!!! ::I 0-o :I: Traffic Impact Analysis IP~?~e~ctl __ ~1-SE 129111 PI soJ 1,626_ Proposed A«.ess on NE 4d1 Screet: _884 r 3 NE 4lh Street _887 1,619 -, r 7", 'II 'il-,« :! NOT TO SCALE Transportation Engineering Northwest Figure 6 West Coast 2007 With Project PM Peak Hour Traffic Volumes ~ Transportation Engineering NorthWest Renton, WA 0c:tdIer 27, 2004 November 1, 2004 Page 14 I I I I I I I I I I I I I I I I West Coast Development Traffic Impact Analysis As shown in table 4 all signalized study intersections and stopped controlled movements at un-signalized study intersections are expected to operate at level of service (LOS) D or better with or without the proposed West Coast development. Access Analysis Access to the West Coast development would be provided via the extension of SE 129th Place and two new streets intersecting with NE 4th Street. Level of service and queuing were assessed at the proposed site access on NE 4th Street. Based on discussions with the City of Renton, the proposed East Access onNE 4th Street was assumed to be restricted to right-in, right-out only movements in the future. Levels of Service and Queuing The p.m. peak hour operations at the two proposed site access locations on NE 4th Street was analyzed using the methodology outlined in the 2000 Highway Capacity Manual, Special Report 209. The following table 5 summarizes the calculated LOS and 95th percentile queues at the proposed site access during the p.m. peak hour. Level of service calculation worksheets are included in Appendix C. Table 5 PM Peak Hour Site Access Level of Service , 2007 With Project Delay 95th Percentile Intersection LOS (seclveh) Queue (veh) NE 4th StreetlWest Site Access Westbound Left C 16.6 1 Northbound-Shard Left-Right E 45.8 1 NE 4th StreetlEast Site Access Northbound Right C 18.5 1 Note: Analysis based on methodology outlined in the 2000 Highway Capacity Manual. As shown in table 5 the northbound shared left-right tum movement at the proposed West Access on NE 4th Street is expected to operate at LOS E with a 95th percentile vehicle queue of one vehicle. The remaining controlled movements at the proposed site access locations on NE 4th Street are expected to operate at LOS C with a 95[h percentile vehicle queue of one vehicle. Transportation Engineering NorthWest November j 1 2004 . Page 15 I I I I I I I I I I I I I I I I I I I West Coast Development Traffic Impact Analysis -MITIGATION Level of Service The installation of site-specific improvements under SEP A is primarily determined by the results of the LOS analyses conducted at study area intersections. Based on the results shown in Table 4, with or without the proposed project all signalized study intersections and stopped controlled. movements at un~signalized study intersections are expected to operate at LOS D or better. Therefore, no off-site mitigation is proposed. Impact Fees To mitigate long-term impact traffic. impacts of the proposed West Coast development, the City of Renton requires payment of a traffic impact fee based on the nunlber of trips a project is estimated to generate during a typical w"eekday. The City's adopted impact fee is $75 per net new average daily trip. The proposed West Coast development is expected to generate 574 daily trips which would result in an impact fee of $43,050 (574 daily trips X $75/daily trip). Transportation Engineering NorthWest November 1 , 2004 Page 16 I I I I I I I I I I I I I I I I '1 I I West Coast Development Appendix A: Existing Traffic Volumes ~ Transportation Engineering NorthWest . Traffic Impact Analysis November 1, 2004 I I I I I I I I I I I I I I I I I I I 09/22/2004 14:54 FAX 425 430 7376 !f .. Weather ' .clEAR AZURE SlUES Coulted by:RKR/RPF ,~ard' :04-1128 'rface :PARCt£D RENTON TRANS. SYS. City of Renton Transportation Systels Division Traffic ~atians ~ Studies CARS/PEDESTRIANS, ~ VEHICLES T ' 19J012 Study Huel nE871P Sib Code:""" Start Datel 87113114 Page : 2 IOR£E AV fE ItE 4TH ST IIIJIR(E AU tE IME 4TH ST I Southbound I Westbound INorthbalJ?ld IEastbellftd Start I 1 1 I Tilt I Left thY'll Right other 1 left ThrU Right Other 1 left, Thru Riaht Otherl left Peak Hour Analysis By Entire Intersection for the Period: 15181 Dn 87/13/1\ to 16;45 on 67/13/14 nle I 16:18 1 16:88 I 16:88 1 16:. Vol. I 95 24 131 71 25 821 85 41 55 28 87 21 1% Pet. I 36.' 9.3 st.9 2.71 2.6 87.8 1).111 III.~J 31.1) 16.25111.5 1.11 1e.6 ~I ~ I ~ 1m I~, High I 1&:45 I 16:38 11&:38 I 16145 Vol. 1 24 7 4111 31 S 24111 22 81 18 8 31 81 J9 Total 1 74 1 267 I 57 I 385 PHF 1 8.8&8 I fU75 I e.754 I ,.1)43 ~CARS/PEDESTRIANS tt MONROE AV NE AHEAVY VEHICLES ~ 7#~ 1301~ 241~ 921 A #~ llA 01A 31 =====#=====1=====1=====1 7 # 131,-I 24 I 95 I # 1 I .' ._"", (:',~-) 85 28 14& ===== 4t .. 4t # ~ # IInhl. Thru Right other' Total 1287 88.6 341 11 8.7 3 4 I 81 111.51 I I 21 I 4 .. Inbound ###########*####*###### IOutbound 4* ###################### NE 4THST Total '" 84 131 1007 821' 55 ====================== '" 145 146 " 1 Inbound , -------------Outbound "'1259 Total 1287 -. .... 28 11 11 "..' 0. ~ttlttt***tt####tttt##tt#tttttttttt 8 " '" B 4* /". tt # It It # 4* 1452 1007 2459 .... 1 85 ---------------------... 792 29 821 935-------------Inbound Outbound Total 14o~ '" 19 2404 A 6 25 ========~============ 87 1287 95 14&9 Inbound 172 NE 4TH ST Out bo und 60 tt#####4UUt#####tUt###### Total 232 # 11 I~ 531~ 281~ e7tt~ 2 24 I"" 21.... 01A 0ltA 0 25 1===== 1 =====I=====tt===== ===== 1 55 I 28 187 It 2 60 II # 11\ I I \ I MONROE AV NE I It North I 09/22/2004 14:54 FAX 425 430 7376 RENTON TRANS. SYS. . ., ... Wtatlltr :1l.£AR AZURE SlUES Counted b,:RHRIRPF 'oard. :04-1828 'rfBCI! :PARD£D 1I0Il& All t£ 1 Southbound Siart I Tile (I ltft Thru Right 17113/84 15:881 151151 15:381 ·151451 Houri I 16:891 161151 1&:381 161451 Houri I latall • Apr. I , Int. I I I : -',.) ... >J 21. 19 19 3J 98 23 J2 16 24 CJ5 193 36.8 3.5 It J8 5 ~ 3 ~ 7 51 19 168 5 39 4 19 8 33 7 48' 24 131 43 291 8.' S..3 8.8 5.4 Cit, of Renton Transportation SyshlS Division , r" Traffic Operations .~ 281M Studies F CARSIPEDESTRIIlNS, HEAIIY IJBHClEE lIE 4rn ST 10RtE AV r£ Itftstbound INorthbound I 1 Otherl Left Thru Right Other I left Thru Right I I ill 7 194 10 11 27 .. 16 11 8 216 14 31 14 6 13 81 " 179 21 81 24 6 23 81 14 220 J4 11 5 3 13 11 JJ 889 '65 51 78 19 65 I I 11 CJ 199 21 11 18 6 Ii 81 5 172 18 31 15 8 33 31 5 248 22 01 18 8 31 31 6 210 24 01 12 (, 13 71 25 821 85 41 55 28 87 I I 81 sa 1631 170 91 125 47 152 1.41 3.1 81.3 9.1 18.41 Ja.l 14.J 46.3 8.11 1.' lI.3 ' 3.1 8.11 2.3 8.8 2.8 I I I I T 14I011 071P I study Malt: 11071P Sih Codl!:"" I Start Date: 87/13/84 Page : 1 irE 4rn 51 I IEastbound I IIntvl. ,nth,rl left ' Thru Right Other I Total I I .1 21 27 252 81 JJ 254 '1 21 262 11 J9 280 21 128 1848 I 01 23 385 81 ~ 311 81 42 331 21 39 341 21 146 1287 I . 41 266 2335 1.21 1'.' 88.3 -I 4.' 43.4 I I I 7 11 2 21 4 21 (, 01 19 51 I J 3 21 1 21 " 21 3 21 11 81 I 30 131 1.1 fl. 41 8.5 8.21 I 1 623 624 605 70& 2558 657 664 763 732 2816 5374 I I I I I I I I I I I I I I 09/22/2004 14:55 FAX 425 430 7376 RENTON TRANS. SYS. I /. I T ~Ult5 Weather :SUNNV I :.~unhd bV:MMC J \ )ar<!' :T-6'lI«.l ··Surface :DRY RPF City of Renton Tran~portdtion Systels Division Traffic Operations 2m Studies Study Naae: TMC072P Site Cade : 00000000 Start Date: 06/25/04 • oj .... I I I I I I I I I I I I I I IIJ\IIION All NE I Southbound CAR& / PEU£STRIANS,HcHVY VEHICLES IME 4TH 51 I!.BIIION All NE I Westbound 1 I Not,thbound 1 lNE 4TH ST I Eastbt!llnd I Tile I left Thru Right Other I Left Thru Right Otherl left Thru Right Otherl left P~aK Hour Analysis By Entire Intersection for the Period: 15:00 on 0&/25/04 to :6:~S on 0b/E~/04 Till! I Ib:~ ! 1'-'~00 ! 10:00 1 Ib:~ Vol. I 168 79 151 61 1?7 703 72 151 qa &5 103 31 209 Pct. I 48.9 19.2 38.2 1.41 13.8 76.6 7.8 I.E..I 3£..~ 24.1 38.2 1.11 17.3 Total I 410 I 1)17 269 1 120& High I 1£';30 I 1&:15 I 16:15 I 1&:45 Vol. I 30 27 4«.l 11 34 197 21 31 25 18 33 21 63 Total 1 113 I 25S . I 78 1 329· PII= 1 0.907 1 0.899 1 0.862 1 0~918 ~CARS ( PEDESTRIANS . # UNION AU NE , # AHEAVV VEHICLES &#-1511~ 771~ 1&31 72· . # A #A 61A alA 51 65 =It =====#=====1=====1=====1 209· # 6 4* 157 .1· 7·9 1 1&8 , ===== .. # 1 . I I. 346 # llntvl. Thru Right Otherl Total 8&5 131 31 71. '-' 10.8 0.21 I I 230 34 21 I 1 '" 15 ."'. 15 # Inbound .410 . #######tHHt#.############ lOut bound 34£. =It • . NE 4TH-ST . Total. 75& ·####D##########~###### ",. 70· 157· 703 98 =====~======~~~~====== . ~ ··2~~./·~:· . . .. .'. 209 ... ,:;.-. 5 .' . ..:.,: ... :I"nb~und ---:.--------~-,Outbound '" B4B Total 865 ... 17 '" 128 131 "1208 958 21b& ..,~: '. r . 2 72 .-----~.----------.. --..:.~.:.. ,-·:··""~;:l~;~:u:}~ ~'~:,'7[ij:!~~~~~~;i?·.: Outbol . .md· Total 1136 '" 124· 3 127 ===~~~====~~====~==~= . . 103 865 . 113.& .168 .. ··· Inbollrici 269 NE: 4TH ST· ##~.#.#.##.########.### Outbound 337 ######~.############## •.... ~ . # Total &06 # . # 131 '''' q51~ 651-102#-3 # 79 ,-31A 01A I#A 0 # 127 I=====I==~==I==~==#~=~== # ===~= I 98 I 65 I 103 # 3 # 337 1 I # # UNION AU NE # 11\ / I \ I N01·-th I. I __ --~09=/~2=~/2004 14:55 FAX 425 430 7376 RENTON TRANS. SYS. .. W~atl;fl' : SUNNY , .. 4unted by!t:IMC I RPF L.,)ir·d 1I :T~l~ .... Surface :I}RV IUNION AV Nt ISrilJthbo~m:: I City of R~iltvli Tran~gortatjon Systels Divisinn_ ~l~ TI'affic Operations it"'- 2004 Studies CARS I PEDESTRliINS,HEAVY VEHICLES INE 4TH ST IUNION AU NE !W!!~tbou!ld !N::n'tr,ou\lnd I T INE 4TH ~T I Eastb{lund 1 Start lile l:ft Thru Right Other I Left Th,'u Ri ght other! left Thru Rioht Otherl Left 15:00! 15:151 l5:30J lS;45; HDUI-I 1 Ib:~1 16:151 16:301 16:451 HourI I Ifi 41 31 44 151 51 3S J(, 43 168 Total! 325 J Apr. I ~.6 110 Int. 6.0 2(" ~ 22 17 74 14 l~ 27 llj 19 153 18.6 2.6 178 39 3S ~9 34 157 I 01 01 01 ~! 01 I it 31 11 11 61 I 61 0.71 0.11 I I 3i 33 ·22 19 105 25 34 29 39 127 232 13.5 4.2 137 I£,0 158 153 608 176 11}7 157 173 103 1311 76.8. 24.2 10 - 19 15 jlJ (.3 16 21 18 17 72 135 7.'1 2.5 3! 41 4! 31 1~1 I 31 31 5i 41 151 1 25 21 ~ 24 105 . 27 25 21 25 98 16 ·18 It. 18 bS 15 18 1.q 65 291 203 133 1.61 37.4 24.5 0.51 . 3.7 2.4 I I .,",' -." 21 33 28 2i 103 201 37.0 3.7 01 21 01 01 2' I 01 21 01 11 31 51 0.91 -1 46 4B 48 .", ~'" 19& 49 53 '" 63 209 -'Ire 11.3. 7.4 ~015 0711> I study Nat@: 1MC0?~~ Sitf Cr·pp : ~000000 Sta1"t [late: 0&/3/04 Pagf, : 1 Ilntv!. Thru Fight t1thl'ri Total 1 174 27 01 ~~0 227 32 21 671 177 ':I(; ... , 0~ £38 230 ':.Q ...... 31 &~ &08 11& ~I 2597 183 32 ~1 652 ~ 34 11 745 223 31 01 683 230 34 21 724 8&5 131 31 2804 1 1 £.73 247 81 5401 71.7 10.5 0.31 30.'l 4.5 0.11 I I I I I I I I I I I I I I I I I I ~ 09/22/2004 14:56 FAX 425 430 7376 RKN1'Ul'I TKANS. SYS. T I' Weather :auNNV City of R'enton Tran~portationiSystels Division I r.:~O\lnted by:~/Jii:tf t;··,.· arel' :»4-1027 .. ". IIY'face :IlHY Traffic Operations . ~ Studies Study Nate: OCl03P Site Code : 000V.0000 Start Dah: 0&/17/04 Pag" : 2 I I I I I I I I I I I I I I I I r~R5/PEDESTR!ANS1"EAVY VEHIClES INE 4TH 5T . :DUVALL. All HE INE 4TH ST I Southoound . 'Westbound !Nilrthbound I Eastbound Start I I . : I I lia" I: Left Thru Right Other I Left Thru Right other I Left Thru Right Other I Left Thru Riqilt Peak Hour Analysis By Entire Intersection for the Period: 1~:00 on 0&/17/04 to 16;45 un 0~/11104. nat I 16:00 I 1[.:00 . I 16:00 Vol. I: 405 53 21t£! 51 I) f!09 173 141 2B ·26 24 Pd. 1.57.1 1.1t 31t.b 0.71 1.1 75.£. 21.1+ 1.71 35.8 33.3 38.7 Total· I 70S· I 805 78 High I .16:45 I 16:30 I 1~:15 Vol. I 10& 17 1& 11 " 1&0 .1j6 121 12 11 £, Total 1;280 I 218 2'l fW ·')0.88& I 8.9Z3 I 0..G72 .... CARS/~ED~STRIANS . ti= DUVALL AV NE ., ·AHEAV~ VEHICLES ~ 5#~ 2391~ 531~ ~9ri~ 173 A #A 71A 01~·~ jl 26 =====#===== I ===,;,,= I ~=.;::.:= I ·:23.5 5 *I: 246 I 53. 1·405 I ===== # I. I ,-J 434 • *I: I Inbou~~ 709 I 16:00 01 235 0.01 19.7 I 1187 . I 1&:30 01 65 I 317 . I I. C)J6 "# # # #. ~0& 44 7L.3 3.7 235 17 # ... ·14 41" '" .# . IIntvl. other I Total I 21 0.11 1 01 14 #.##-tull#tuut##tt###tttt##tt## I Outbound 434· NE 4TH. ST Tot~l . 1143 i 24E.-: .::: ·.c ###################### '" 16C3 883 : &09 ;:. · . . :.. ; . . _. ~.:" a 33 . .. '.. _. 235·' .. "" .. 2 ..... . -..... . =====lJ==",,=~!=======~== . . .• t :.... Inbound . ·1187- .. -~":"...,--l--.-----cil..ltbound C183 -; 894 Total 2070 90& ! .'" 12 -----~----------------· 44 1 ,-, 44 o 4- 24 '3-06 ·40.5 173 1335 Inbol..t1d O.;,t·bol.\nd Tot~:( 78" ·10G 184 .. NE 4TH ST' *~~~~#~~############## # 2 # 44 1-281-2&1-22#-0 # 5i IA 01-01~ e#A 0 # 9 I~====I=====I=====#===== # ~=~;~! 28 I 26 I 24 # 0 # 10&. l. t* # DUVALL AV NE # /1\ / I \ North I 09/22/2004 14:55 FAX 425 430 7376 KHN'llJN TKAN~. ~I~. . Weathet' sSUNNY ..... rllihd by:~EV/RPF t' . rd t :04-1027 . S~t'face :ORY I DUVAll RV HE 1 Soutttbound Start I Tin I 00/l1J81t 15:001 15:151 . 1'5:301 15:451 . Houri 1 16:801 1£':151 1(,:301 : 16:451 t Houri i 1 : Totall : 2t Apr. I, ~ Int. I 1 0) 1 : '5~:'5":-_'" -.,:::- /.:.-) .. , ~ ... " .. . . I .. ' . , left lhru 94 c: .. 75 15 87 (, 90 1l 34& 3C) 94 5 110 19 95 12 10& 17 485 . 53 751 92 55.9 ~.8 13.7 1.6 Right 42 60 £.D 19 247 52 68 50 76 246 493 Jc..1 9.0' City of. Renton Transportation SysteD5 Divi;ion ~~ Traffic OpErations ~ . C004. Studies CARS/PEDESTRIANS~ HEAVY VEHICLES IME 4TH ST IWestbound I Ot-herl left Thru I ~I 5 159 11 5 157 01 2 1&8 01 It 152 11 16 6~~ I 01 5 :158 01 1 151 41 0 168 11 3' 1:Y. ' 51 I) 68'} '1 61 '25 1245 0.41 .1.5 76~8 0.11 0.4 2c.7 I DUVAll AI} HE 1 Northbound I Right other 1 Left Thru I 42 21 3 e 46 0! 12 5 37 11 9 It 48 51 13 15 173 81 ~ 26 1 4:3" ':,. II i" 5 " r, 33 46 51 173 346 :21.1 6,3 21 .. " .. ! ... 121 01· 1'41 1 221 1.31 0.,4,1 . ,. : I ,. 12 11 1 4 10 ·5 28 26 65 ;52 38.6 33.9 1.1 0'. C) . , Right 11 4 5 (, 26 b 6 (, (, 24 50 2').7 '0.9 T ' 1031'1 IN!: 4lH ST IEastbDund I Study Nail!: TMCI03P Sih Code: 00000000 ·Start Oat.: 0b/17J0~ Page : 1 Ilntvl. Other-! ll'ft Thru Right othff'1 Total I I 01 44 2li0 £, 01 &55 01 ~ 203 13 . 11· 64'.1 01 55 Z38 11 01 6B9 11 42 ~ 13 01 £'90 11 193 890 43 11 2683 I ,I 0( 70 22S 10 11 6fI0 01· 41 223 'UI 11 694 01 65 2J5 17 01 7Vfl , 01 59 223 T 01 698 01 2'35 900 44 21 2119 I I 11 42~ . 1796 87 31 54f,2 8.51 18:4 77.~ 3.7 0.11 -I 7.8 32.S 1.5 -I 1 I I .. "' " ~ .- I 1 I 1 I I 1 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 09/22/2004 14:53 FAX 425 430 7376 RENTON, WASHINGTON HOQUIAM AVE NE ,~~4THST J;# 11P DKSO~129TMl 0 0.0 0 0 (--~) -: i 16 55 37 29.1 4.2 2 8 14 04:30PM 3 18 7 0.784 RENTON TRANS. SYS. TRAFFlCOUNT, INC. 4820 YELM HWY 8-195 lACEY, WASHINGTON 98503 360-491-8116 ---144 1 882 0 0 15.7 0.1 0.0 0.0 184 0 208 0 0 3:4UOPII 228 0 as 0 0 G.838 KOQUIAM AVE ME ~ :1" T ~ T 0-0 0 0.0 0.0 0 0 0 05:00PM 0 0 0 ljZJ007 File Name: DKS14111P Site Code : 00000011 Start Date : OS/21/2003 Page No :2 1499 46 1545 248l 87.0 3.Q 427 ·IS 442 658 Q.943 421 IS 442 0..&74 I 09/22/2004 14:53 FAX 425 430 7376 7 .• RENTON, WASHINGTON HOQUIAM AVE NE '-41HST ! .. ~ 11P OKS031291Ml RENTON TRANS. SYS. TRAFFlCOUNT, INC. 4820 YaM HWY 8-195 T LACEY, WASHINGTON 98503 .J r" -360-491·8116 -(l= - ~~ Printed-PRJ MARY HOQUIAM AVE NE NE4THST DRVWY From North From East FramSouth NE4THST From West ~006· _ ~,t' I Ale Name : DKS14111P Site Code : 00000011 I Start Date : OS/21/2003 I Page No : 1 SlIIIl1llRe __ I 11InI I lift I Tna I App. RiIIt I lin I taft 11111Ck I AIIP. IIJCIIt I 1hnI I "'1 TRICk I App. ~ Inn I La1t I TIICk I App. :1 Indu., r!1 Talal TGIIII Talal faIaI falal I fIICIar 1.01 1.01 1.0.1 1.01 1.11 1.11 1.111 La 1 1.0 1 1.11 1 1JI I 1.11 1 1.01 1.0 1.0 1.0 I i .J CI4:CIOI'M • 0 8 0 14 4 215 1 6 220 0 0 0 0 0 0 311 12 4 323 10 6!H 661 04:15PM 8 0 5 1 13 3 193 0 1 196 0 0 0 0 0 0 US • 3 354 & &&3 588 ~PM t 0 , 0 18 7 228 0 3 235 0 0'-0 0 0 0 3n 10 2 382 5 633 818 04:45PM t 0 4 0 13 4 218 0 2 223 0 0 0 0 0 0 3t5 10 4 325 • 5&1 581 I tIIaI 32 0 24 1 58 18 -855 1 12 874 0 0 0 0 0 0 1348. 38 13 1384 26 2314 2340 ~PM • 0 2 0 8 14 194 0 0 2G8 0 0 0 0 0 0 427 15 2 442 2 858 860 05:15PM 15 0 3 0 18 12 203 1 1 216 0 0 0 0 0 0 3IS 11 2 S98 3 830 633 05:30PM 8 0 3 0 11 t2 '231 0 2 243 0 0 0 0 0 0 348 18 3 3S1 6 621 82& I 05:45PM 5 0 8 I) 13 17 205 0 2 222 0 0 '0 0 I) 0 320 11 1 331 3 588 518 TOIl! 34 I) 18 0 511 55 833 1 5 189 0 0 0 0 0 0 1480 56 8 1536 13 24711 2488 GlandTollll G6 0 40 :\ 73 1688 :z S7 1763 1 0 0 0 0 ~l o 2826 114 21 2920 I 39 4789 4828 I AIIIRII" 62.3 0.0 37.7 4.1 95.1 0.1 0.0 0.0 0.0 0.0 16.8 3.2 TGIII" lA 0.0 0.8 1.5 35.2 0.0 -'8 0.0 0.0 0.0 0.0 59.0 2.D &1.0 0.8 98.2 I DRWIY From South TImI Left TaIIII a 16 55 37 844 1 882 0 0 0 0 0 14!19 46 1545 2482 I 0.0 29.1 4.2 95.7 G.l 0.0 0.0 0.0 0.0 8'.0 10 0 2 I 14 194 0 208 0 0 I) 0 0 427 15 442 6S8 -- 0.943 j--~-') 05:UiPM 04:30PM 3:45:00"" as:GOPM I 1& I) 3 18 7 228 0 235 I) 0 0 0 0 421 15 442 0-764 G.838 G.874 PBakllourfftllll 04:00 PM ID 1ISl45 PM -1'I8k 1 of 1 By ApfrIIICII 04:00 PM ValIne 32 Q 24 I'InIenI 51.1 0.0 42.9 1IiCh'" 04:30 PM 04:45PM 04:00PM 0430 PM 56 42 141 1 8!lO 0 0 0 0 0 1499 4& lliC6 4.7 95.2 D.l 0.0 97.0 3.0 05:30PM 05:00PM I 1/aIuIIe e 0 7 I. 12 231 0 243 0 427 -15 442 .... FaIr' 0.875 0.118 0.&14 I I -,I I I -; ._--j I I I I 09/22/2004 14:53 FAX 425 430 7376 RENTON TRANS. SYS. T I RENTON. WASHINGTON I .~~~AVENE . TRAFRCOUNT, INC. - 4820 YaM HWY 8-195 lACEY. WASHINGTON 98503 .n~ ~ 360-491-8116 ,- Ale Name: DKS14111P . Site Code : OOOOOOl1 StattDate : OS/21/2003 PageNo : 1 I I I I I I I I I I I I I I I I . 1 ... ~ctll1P DKS031291Ml G .rouas PIi eel P ESTRIANS nt -EO HOQUIAM AVE NE NE4l1iST From North From East SIBrl1llll --111llu' LeA I T .... I App. RI-1 1IInI I Left l Truct J TaIBI ,... 1.0. 1.0 I 1.D I 1.0 I ' . 1.0 I l.O I 1.0 I 1.0 I O4;CJOPM 04:15PM 04:30PM 04:45PM MIl 05:00PM 05:15PM 05:30PM 05:45"" tallll 0 2 a 1 0 1 0 1 0 5 a 0 0 0 0 2 0 1 0 3 o 8 0.0 100. o 0.0 100. o O· 0 0 0 0 0 0 0 0 0 o 0.0 0.0 0 2 0 1 0 1 0 1 0 & 0 0 0 0 0 2 0 t 0 3 o • lDD.O HOQUtAM AVE NE FromNDI1h 0 0 0 0 0 0 Q 0 0 0 o 0.0 0.0 Pull KNftIIIIlM:OIIPMfD 05:4& PM -Peak 1 of 1 ......... IM:ClllPil VIIIIIIe 0 5 0 5 .... o.ci 100.0 0..0 .... '04*IVGIIma 0 2 0 2 .>.) ...... ,.. . :.;. IICII~ CIUIIIPM ...... 0 2 0 2 ..... FecIIr 0.&25 ........ ,...II4lOOPM .CI5c45P11-Peele 1 af t Br~ 04:00PM ..... 0 5 0 & ,.. , 0.0 10D.O 0.0 ...... 04:00PM VGIiIne ,.. 0 2 0 2 Pall r.i:tar 0.825 -.... ; 0 0 0 Q 0 0 0 0 0 0 o 0.0 0.0 o 0.0 o 0 Q 0 0 0 0 0 0 0 0 o 0.0 0.0 3;45:00 PM 04:00PM o o 0.0 o o 0 0 0 0 0 0 Q 0 0 0 o -. talal 0 0 0 0 G Q 0 0 0 D o 0.0 o 0.0 o o DRWIY From South IIl#C I 1!IIu 1 Left 1 TnICk 1 1.0 L 1.0 I 1.0 I 1.oJ 0 0 0 0 0 0 0 0 0 0 o 0.0 0.0 o o o 0 0 0 0 0 Q 0 0 0 0 o o.D 0.0 0 0 0 Q 0 Q 0 0 0 0 o 0.0 0.0 o 0.0 o ,,45:00 PM 04:00PM o 0 0 0 0 0 0 0 0 0 0 o o 0.0 o o -TaIIII 0 Q 0 0 0 0 0 0 0 0 o 0.0 o 0.0 o o NE4THST From West RWIt 111n I Left, T_I 1.0 1 l.O I 1.0 I 0 0 0 0 0 0 0 0 0 0 o 0.0 0.0 0 0 0 Q 0 0 0 0 0 0 o 0.0 0.0 o o o 0 0 0 0 0 0 0 o· 0 0 o 0.0 0.0. o 0.0 o 04:00PM o 1.G 0 0 0 0 0 0 0 0 0 0 o o 0.0 o o --lGDII 0 Q 0 0 0 0 0 0 0 0 o 0.0 o 0.0 o o ':1 I 0 0 0 0 0 0 0 0 0 0 o 0.0 - :f 1Id.1 T1IIIII I I 2 2 1 I 1 1 1 1 5 5 0 0 0 0 2 2 1 1 3 3 8 8 100.0 o 5 o 2 o ., 09/22/2004 14:56 FAX 425 430 7376c <:t. RENTON TRANS. SYS. T , " e~. \i . City of Rfnton Weather :~, Counted by:'SlC Transportation Sv~te.s Di~ision Traffic Ope~atiQns '::::001; Sttiili es . Study Nan: TMCBIP Site Code : 00000001l Start Cate: ~~J18/04 ,~ard It ( ,,)rface l.L'\4-10c8 r.ARS/~!EDE:STRIANS! HEAVY IJEHl CLE~ Page . ~ ... ", ,;' :JERICHO AV NE. !NE 4THST . I JERICHO AI) NE lNE 4TH H ! SI!uthbt.llOd I Westbound I Nor.thbound I Eastboun!! Stay·t !' I :,:1 1 TiEe I: left Thru Right Other I Left Thru Right Oth'~1 'left ,Thrll Right Othey'l Left Piak Hour. Analysis By Entire Intersection fur the Period: lS:00,on:~&/18/04 to 16:45 on 0&/18/04 Till! I 1&:00 11&:00 I 16:00 1 16:00 Vol. I 2 q I) 11 23 629 1'l :11·: 11}5 2 30 II :54 Pet. 1 9.5 42.8 42.8 4.71 3.4 c)3.~ ".8 €I.:11,85.S 0.8 ~3.1 0.41 3.5 Total 1 21 1672 .i,1 ,228 I 1524 High 1(0: 15 I l!i:4S : 1 16:45· I 16:30 Vol. 2 5 2 ' 11 5 151 16 :01, 58 0 I] 01 . 4 Total I 10 I 174 ~ .. : I, . 67 I 388 PHF I 0. 52S I 0.%& :. I 0.551 I 0.1)82 19 2 54 75 # # # # # # lIntv 1. Thrll RiQht Otherl Totai I I 113q 331 0; 74.7 21.7 0,0! 80 01 1 .', 1 # ##############*####### 9 833 &29 195 ========;=======~=~=== 54. ; ..... l' , I Inbound --~--~-------Outbdund "'1120 ,Total 1139 ' .. h. 19 327 331 ..... 4 . :~;:" ·1524 ,:833 2357 . .:: . ~' .. " ' ;"1 nbollnd Otit bound To'tal ..... '18 ." 1 ... 615 14 &29 . :~ .-. . ~ \" , . .;,". ~72--~-~------~~· UTt1 . .;" 23 1843':-0 23 30 1139 1.171 Inbo1;.1ll9;·' '-;.228 NE 4TH ST ####1UH*tH~#tH·Ht-########## Out 00 l,mC! :::: 363 ###################### ..... ) # Total" .' 591 ** # 331 1 ..... ··1921~ 21~ 30#..... 1 # 9 I-~ 31~ 01-0#A 0 :It 23 I =:ii:=== I '::==:::::0: I :::;::::===tt==""::;:" # ===== 1 t95 I 2 I 30 # 1 # 363 I:: I # # JERICHO AV NE # II\. /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 q~ Ca/22/2004 14:56 FAX 425 430 7376 RENTO~ TRANS. SYS. .T ~023 .. 'f , " i.' :f. Weather ~SUNNY ;,~-. Counted by:SLC ' ~ard:t :D4-1028 ('(. )rfade :DRY (~, !JERICHO AIJ NE ISDutr.OOllTtd stat~ I Ti.~ I . L~ft Thru 0£.i18/04 . ~ "; 15:001 2 15:151 0 0 :';(i. 15:301 0. 0 ,.t.1 .:lS:lt51 ':. ~ ,Houri 3 3 l6':001 0 2 i&:151 2 5 i6:301 : 0. 0 . 1£':451 0 2 Houri 2 9 I Total I . 5 i2 y; Apr. I' 10.8 26.0 ~ into 1-e.l 0.2 I I: . "." --t . ..' 1 ... ,j' •. . ! "j, . I ; f '., CARS/PEDESTRIANS,HEAVY VEHID_ES INE 4TH ST 'IJERICHO AI) NE IWestbound I Northbound .1 INE 4TH ST lEastbound I 13(P St.udy Naif: 1MC131P Site Code : 00000000 Start Dah: 0b/18/04 Page : 1 llntvL Right Other! Left Thru Right Otherl Left Thru Right Otherl Left Thru Right. othtl"! T\ltal I \ .' 1 5 2 0- 2 9 1. 2 1 5 9' 01 11 51 41 11 1 18 ill' 39.1 23.91' 0.3 0.21 1 1 . ;:.-:-.. ... : ..... B 8 4 7 21 '5 7 (. 5 23 :l6 3.{, 1.0 lb5 0 lEo! 0 153 0 172 1 £.51 1 1$ 0. -1113 " 159 1 151 18 629 ·11} 1200 20. 1}4.3 1.4 27.4 0.4 1:1 65 21 57 31 53 0' 45 . £-1 ·220 .', JI, 48 11 3ft 01 '5';) '01 58 11 195 . I iI. ·'~15 0~:SI: :.M.8 i~1'1 .. ··8.·8· :;1, :.' :: I .. :! •. :.': , . "" " i . ~ .'. " ., .' :1" . i:~ . 0 0 3 . 1 " 2 0 0 0 2 6 1.2 :0.1 12 b 9 & 33 7 8 {, 9 30 &3 12.8 1.3 11 01 21 11 41 I 11 01 II 01 11 51 1.01 0.11 .. ,.:' o 11)1) 67 1 251 84 2 257 58 4 251 79 7 9~ ~87 5 zql . 83 1 278 ·98 1\ J04 80 38· 26& 70 54 1139 331 61 20'J7 £.18 2.1 .: 75.4-Z2.2 1.3 44.9 13.2 I 0\ ~-'£. ~. 515 ~. 01 549 0! S75 21 2225 .1 01 £.02 . 01 605 01 £.16 01 £.22 01 2445 21 4670 -I -I I All Traffic Data Services Inc. 2225 NE 27th St Renton, WA 98056 Ph. 206-251-0300 SE 129TH PL I 144TH AVE SE Southbound Westbound 144TH AVESE Northbound I Start Time Leftl Thru I Right I ::;~i I ' Left I Thru I Right I k:pe"'aC;:k'H;:-oC::lIr:rF"=Crom=-CO!;--:4;:-',O"'Orp;oM~t::oru05"'":4"5hp"M'--'P"'e':::a""k.1 '='of""1"-'---L- ;~~i I Left I Thru I Right I Intersection 05:00 PM I Volume 3 445 B 461 f 1 Percent 1,7 95,S 1.7 I 20,0 05:00Vo!umt? 2 117 2 121 I (I Peak Factor I High Int 05:30 PM 05:00 PM Volume 1 ,119 3 1231 0 Peak Factor 0,937 1 o 0,0 (. I I I J , , ! i r I I I \ 0 4 80,0 2 2 5/ 0 ~! 0,0 £ I (; 105:00 PM 2 0 0,6251 1"'" "Wt:.'>t:. Out In Total om qITl ~ , 445! Left , 8j Ihru I ,). 4 T North ... ..., i r+ . I I , Len Thru Right 1 ,01 213! 21 I I I I 4471 ! 2151 ! 6621 Cut In Tela! 144TH AVF SF 213 2 99,1 0,9 5? 57 File Name Site Code Start Date Page No : 144th&129th : 00000000 : 10/14/2004 :2 SE 129TH PL Eastbound I App, Total Left! Thru I Right! App, I Total '-inn Total J 2151 0 1 5 686 I 80,0 0.0 20,0 SS i 2 (l (; 2 183 0,937 ! 05:00 PM 58 2 0 0 2 0,927 0,625 I 'I I I I I I I I I' I I I I I I I I I j i 144TH AVE SE j Southbound i HV i . I Left 1 SlartTime Left Th, Rigi "\>P'l U hi Total Factor 1.0 1.0 1.0 1.0 1.0 I 04:00 PM 1 88 3 2 92 1 1 04:15 PM 2 89 3 4 ~ 1 04:30 PM 5 92 0 3 1 04:45 PM 3 84 1 0 381 0 Total 11 353 7 9 371 3 I 05:00PM 2 117 2 0 :~! \ 0 05:15 PM :2 111 1 1 0 05:30 PM 1 119 3 2 123 0 05:45 PM 3 98 2 0 103 1 Total 8 445 8 3 461 1 I Grand Total 19 798 15 12 832' 4 Appreh % 2.3 95.9 1.8 30.8 Tota!% 1.5 62.7 12 654 ! 0.3 I I I I I I I I All T rafflc Data Services Inc. 2225 NE 27th St Renton, WA 98056 Ph. 206-251-0300 Groups Printed-Unshifted SE '1 29TH PL I 144TH AVE SE J Westbound Northbound Th, Rig Th'l Rig I\pp. \ Left HV I\PP'1 Left HV u ht Total u ht Total 1.0 1.0 1.0 1.0 1.0 I 1.0 1.0 1.0 0 0 0 1 ' 0 55 0 1 551 0 0 2 0 3! 0 41 0 3 41 1 0 2 0 ;1 0 59 0 1 59 0 0 1 0 O. 47 0 0 47· 2 0 :> 0 s· 0 202 0 5 202 ! 3 0 2 0 2' O. 57 1 ~~\ 2 0 1 0 11 0 51 0 :2 0 0 0 0 0 0 57 1 0 58 1 0 1 0 2 0 4?, 0 2 48, 1 0 4 0 5 0 213 2 5 215 4 0 9 0 13 I 0 415 2 10 4171 7 0.0 69.2 10 i 0.0 99.5 O.S 70.0 0.0 07 0.0 32.6 0.2 32.8! 0.6 File Name Site Code Start Date Page No : 144th&129th : 00000000 10/14/2004 : 1 SE i29TH PL i Eastbound R~l .1 App' Excfui lei I It \ \h, HV' n u. n. u ht Total T olai I Total Total 1.0 1.0 1.0 I I 0 0 0 0 3 148 151 .0 0 0 1 7 139 146 0 2 0 2 4 161 165 0 0 0 2 0 139 139 0 2 0 S 14 588 600 0 0 0 2j 1 183 184 0 0 0 0' 3 165 169 0 '0 0 1 2 182 184 0 1 0 2 2 155 157 0 1 0 5 8 886 694 0 3 0 0 1 : ! 22 1272 1294 0.0 30.0 0.0 0.2 1.7 98.3 I I I I I I I I I I I I I. I I I I I I West Coast Development Traffic Impact Analysis Appendix B: Level Of Service Calculations at Study Intersections Transportation Engineering NorthWest November I, 2004 I I West Coast Development Traffic Impact Analysis I I I I I I I I 2004 Existing I I I. I I I I I ~ Transportation Engineering NorthWest November I, 2004 I I I I I I I I I I I I I I I I HCM Signalized Intersection Capacity Analysis 1: NE 4th St & Monroe Av NE t 10/25/2004 Movement ESl EST EBR W8l WBT WBR NBL NBT N8R SBl SBT S8R Lane Configurations Ideal Flow (vphpl) ; +f. ,+t. 4j. 4' '(I 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane \l\fldth 10 1Q 12 10 10 12 11 Total Lost time (s) Lane Util. Factor Frt FIt Protected Satd. Flow (piat) Fit Permitted Satd. Fiow (perm) Volume (vph) Peak-hour (actor, PHF Adj. Flow (vph) RTOR Reduction (vph) Lane Group Fiow (vph) Heavy Vehicles (%) I urn I ype Protected Phases Permitted Phases .Actuated Green, G (s) Effective Green, 9 (s) Actuated g/C Ratio Clearance Time (5) Vehicie E"i6n5ion (5) Lane Grp Cap (vph) . v-/s Ratio Prot vIs Ratio Perm vic Ratio tjnifofTn De~ay ~ d-l Progression Factor Incrementa! Detay. d2 Delay (5) Levei of Service Approach Delay (s) ~~pprcach LOS Intersection Summary 3.0 3.0 1.00 0.95 1.00 1.00 0.95 1.00 1652 3299 0.95 ·1 (V) •. vV 1652 3299 146 1287 0.94 0.94 155 1369 o 0 i55 1381 2% 2%, Prot 16,0 17.0 0.14 6 74.2 0.62 4.0 5.0 3.0 5.0 234 2040 . cO.09 -cO.42 0.66 0.68 4.8 .. 8 15.0 1.00 '1.00 6.9 1.2 .55.7 16 .. 2 t: 8 20.2 c HeM Average Control Delay 11 0.94 12 o o 2% HCt,,1 \/ofurntrto Capacity ratio 0.63 Actuated Cycle Length (s) intersection Capaclty Utilization Analysis Period (min) c Critical Lane Group 120.0 3.0 3.0 1.00 0.95 1.00 0.99 0.95 1.00 1620 3194 0.95 1 ~OO 1620 3194 25 821 0.88 0.88 28 933 o 5 28 ;025 4% 4% 5-2 5.1 61.3 6.-1 63.3 0.05 0.53 4.0 5'.!J 3.0 5.0 82 1685 0.02 0.34 '1.30 2.0 E 0.32 0.61 0.42 1.3 97 11.4 85 0.88 97 o o 4% 55 0.75 73 o o 1% Spiit Herv1 Leve! of Serv~ce Sum of lost time (s) iCU Levet of Service CamWest West Coast 5:00 pm 10/25/2004 2004 Existing PM Peak Transportation Engineering Northwest 3.0 0.95 0.92 0.98 3138 0.98 3138 28 u.{~ 37 105 i21 1%' 10.5 11.5 0.10 4·0 301 . cO.04 0.40 l:."i r, .J i , ...... 1.00 1.2 .52.2 , . v 52.2 [) 12 87 0.75 116 o o 1% 9.0 '12 1112 3.0 3.0 1.00 1.00 95 0.87 109 o o 2''10 Spiit 4 1.00 0.96 1732 0.96 0.85 1.00 1583 -1 (''if\ I.U.., 1732 1583 24 131 0.87 0.87 28 151 o 131, . 137. 20 2% 2% Perm 4 15.2 15.2 16.2 16.2 0.13 0.13 4.0 4.0 234 cO.08 0.59 48.7 -1400 4.4 53.1 u- 49.3 4.0 4.0 214 0.01 0.10 1.00 0.3 45.7 u Synchro6 Report ~ Page 1 I HeM Signalized Intersection Capacity Analysis 2: NE 4th St & Union Av NE t 10/25/2004 Movernent EBl EST EBR WBL· WBT WBR NBL NBT NBR SBlSBT SBR tt.. '; +t.' 4' (I 4' r Lane Configurations !deal Flow (vph~'>I) '1 1900 12 1900 1900 .1900 1900 1900 1900 1900 1900 1900 1900 1.900 Lane Width Total Lost time (5) Lane Uti!. Factor Frt Fit Protected Satd. Flow (prot) F\( Permitted Satd. Flow (perm) Volume {v ph) Peak-hour rador, PHF Adj. Flow (vph) RTOR Reduction (v ph) Lane Group Fiow (vph) Heavy Vehicles (%) Tum Type . Protected Phases Permitted Phases Actuated Green; G (s) Effective Green. g (5) Actuated glC Ratio Cla3rance Time (5) Vehicle Exiension {s) Lane Grp Cap (vph) vIS Ratio Prot vis Ratio Perm vic Ratio Unitonn De\ay~ d1 Progression Factor Incremental Delay, d2 Delay (5) Level of Service Approach Delay (s) intersection Summary 1.00. 0.95 1.00 0.98 0.95 1.00 1770 3354 1770 3354 209 865 0.92 0.92 227 940 o 9 227 r073 2%' 2% Prot '1 6 18.6 51.8 19.6 53.8 0.16 0.45 4.0 5.0 4.0 6.0 289 1504 cO.13 0.79 48.2 0.96 11.0 57.3 E cO.32 0.71 26.8 0.75 1.8 21.9 28.0 HCM Average Control Dela}' HeM Volume to Capacity ratio Actuated Cycle Length (s) intersection Capadty UtHizatlon Analysis Period (min) c Critical Lane Group 131 0.92 142 o o 2% 37c4 0.75 120.0 65.2% 15 12 11 3.0 3.0 1.00 0.95 1.00 0.99 0.95 1.00 1752 3341 0.95 1.00 1752 3341 127 703 0.90 0.90 141 781 o 6 141 855 3% 3% Prot 5 L. 13.1 46.3 14.1 48.3· 0.12 0.40 4.0 5.0 3.0 6.0 206 1345 0.08 0.28 0.68 0.64 50,8 28 .. 8 '1.00' 1.00 9.1 2.3 5'tL9 31.1 E C 35.1 D 12 72 0.90 80 o O· 3% 98 0.86 114 o o 2% Split 4 HC:i~~ Leve; of Service Sum of lost time (s) ICU Level of Service CamWest West Coast 5:00 pm 10/25/2004 2004 Existing PM Peak Transportation Engineering North"vest .... I! 12 3.0 3.0 . 1.00 1.00 1.00 0.85 0.97 1.00 1748 1583 0.97 '1.00 1748 1583 65 103 0.86 ·0.86 76 120 o 101 HlO 19 2% 2% Perm 4 4 . 17.6 17.6 18.6 18.6 0.16 0.16 4.0 4.0 4.0 4 () 271 245 cO.11 0.70 0.08 1.00 1.00 8.5 0.2 56 .. 6 43 .. 5 E D 51.5· D 9.0 C 12 168 0.91 185 o o 3% Spiit "'} " 11 3.0 3.0 1.00 1.00 1.00 0.85 0.97 1.00 1725 1516 0.97 1.00 1725 1516 79 87 o 272 3% 20.5. 0.18 309 cO.16 0.88 48.0 24.5 72.5 t:: 60.5 E 157 0.91 173 142 31 3% Perm 3 20.5 0.18 4.0 4.0 272 0.02 0.11 1.00 0.3 -f)- Synchro 6 Report Page 2 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 HeM Signalized Intersection Capacity Analysis 3: NE 4th St & Duvall Av NE Movement Lane Configurations Ideal Flow (vphp!) Lane \!Jidth Total Lost time (s) Lane Uti!. Factor Frt Fit Protected Satd, Flow (prot) Ftt Perm\tted Satd. Flow (perm) Volume (vph) Peak-hour factor, PHF Adj. Flow (vph) RTOR Reduction (v ph) L.ane Group Flow (vpil) Heavy Vehicies (%) i urn 1 ype_ Protected Phases Permitted Phases Actuated Green, G (5) Effective Green, 9 (s) Actuated g/C Ratio Clearance Time (5) Vehicie Extension (s) Lane Grp Cap (vph) vIs Ratio Pro:! vis Ratio Perm vic Ratio lJniforrn Deiay, til Progression Factor Incremental Delay, d2 De.lay (5) Level of Service Approach Delay (s) intersection Summary EBl EBT EBR WBl WeT WBR ; +~ ; ++ (I 1900 1900 1900 1900 1900 1900 11 3.0 3.0 1.00 0.95 1.00 0.99 0.95 1.00 1728 3431 0.95 1.00 1728 3431 235 906 0.94 0.94 250 964 {) 4 250 i007 1% 1% Prot ., , 13.1 14.1 0.24 4.0 4f) 29,7 0.52 4.0 4.0 412 1779 cO.14 0.61 20.1 'LOO 2.9 cO.29 0.57 '1.00 0.5 8 12.8 12 44 0.94 47 o o 10/0 34,f) 0.79 11 3.0 3.0 3.0 1.00 0.95 1.00 1.00 1.00 0.95 1.00 1711 3421 0.85 1.00 1531 1711 3421 1531 9 609 173 0.92 0,92 '0.92 10 662 188 000 10 662 i88 2% 2% 2% Prot Free Free' 2.4 19,0 59.2 0.04 0.32 i .00 4.0 4.0 4.0 4.0 69 1098 1531 0.01 0.19 0.14 \ 0.60 0.12 1.3 2.8.7 C: 16.9 1.00 1.1 o w 14.2 LOO 0.2 i""'i .-" lJ.£ NBL 1900 12 28 0.67 42 o o 3% Perm 8 HCM Average Coniro! Deiay HCf\il Voiurne to Capacity ratio Actuated Cycle Length (5) Intersection Capacity Utiiization P.~naiysis Period (min) 59.2 Sum of lost time (s) 1CU Leve1 of Service, c Critical Lane Group CamWest\lVest Coast 5:00 pm 10/25/2004 2004 Existing PM Peak Transportation Engineering t..Jorthvvest NaT NBR * 1900 1900 11 12 .3.0 , 1.00 0.9S 0.98 1679 0.90 1538 26 0.07 39 26 91 3% 8 16.1 17.1 0.29 4.0 4.0 444 0.06 0.21 15.9 1.00 0.3 16.2 B 16.2 8 24 0.67 36 o o '3% c 6.0 C SBL i 1900 3.0 1.00 1.00 0.95 1711 0.70 1261 405 0.89 455 o 45.5 2% Perm 4 16.1 ,17 ., j,. ; 0.29 4.0 4.0 364 cO.36 1.25 133.4 1.544 F 10/25/2004 SST SBR· 1900 1900 3.0 3.0 1.00 1.00 1.00 0.85 1.00 1.00 1801 1531 1801 53 0.29 60 Q 60 -,7 ~ ~ 1 , l 0.29 4.0 520 0.03. 0.12 ... ".... ,.... .; ... ..l._' -15.6 B 95.6 1531 246 0.89 ~," t!iO 196 80 Perrn 4 16.1 0.29· .4.0 4.0 442 0,18 1 t:: Q ; ·-.i.i...." 0.3 Synchro 6 Report Page 3 I HeM Signalized Intersection Capacity Analysis 5: NE 4th St & Movement Lane Configurations Ideal Flow (vphpl) Totat Lost time (5) lane Uti!. Factor Frt Fit Protected Satd. Flow (prot) Fit Peimitted Sate. FtO\fJ (perm) Volume (vph) . Peak~hour factor, PHF Adj .. Flow (vph) . RTOR Reduction (vph) lane Group Flow (v ph) Heavy Vehicles ("!o) I urn Type Protected Phases Permitted Phases . Actuated Green, G (5) Effective Green, 9 (5) Actuated g/C Ratio Clearance Time (5) yeh~c!e Exte~sion (5) Lane Grp Cap (vph) vis Ratio Prot vis Ratio Perm vJc. Ratio Uniform Delay, d1 Pfogress~on F ector inct6mentai Delay. d2 Delay (5) Levef of S~rv.tce Approach Dei~y (5) Approach LOS Intersection Summary ESl , 1900 3.0 1.00 1.00 0.95 1770 0.34 EST .y.~ 1900 0.95 0.97 1.00 3420 1.00 642 3420 54 1139 0.98 0.98 .55 1162 o 37 55 1463 pm+pt 5 2 2 23.7 22.4 25.7 234 0,57 0.52 4.0 4.0 3.0 3.0 423 1774 cO.01 c0.43 0.07 . 0.13 0.82 4.4 9.1 1,00 1.00 4.6 12.4 A 8 12'.1 B ESR WBL WBT WBR , +t. 19001900 1900 1900 331 0.98 338 o . 0 2% 3.0 3.0 '1.00 0.95 1.00 1.00 0.95 1.00 1770 3523 0.18 1.00 328 3523 23 0.97 o 24 2% pm+pt 6 22.3 24,3 0.54 4.0 3~O 228 0.00 0.05 6.9 0.2 7.1 A. 629 0.97 648 3 665 6 21.7 22.7 0.50 4.0 3.0 1773 0.19 O.~,8 6.9 0.1 7.0 A 7;0 A' 19 0.97 20 o o 2"/0 NBL 1900 195 0.85 229 o o 1% Perm 8 HCM Average Control Delay HeN1 Voiume to Ca.pacity ratio Actuated Cycle length (s) Intersection capacity Utilization I~naiysls Period (rnin) 11.6 0.75 HCM Level of Service 45.1 Sun1 of iost tin1e (s) 69.1% ICU Level of Service 15 c Critical Lane .Group CamWest West Coast 5:00 pm 10/25/20042004 Existing PM Peak Transportation Engineering t~Jorth\'vest f NBT 4 1900 3.0 1.00 1.00 0.95 1792 0.71 2 0.85 o 231 i% 8 10.1 11,1 0.25 4.0 3.0 330 cO.P 0.70 15.5 6.6 22.0 20.8 C 10/2512004 NBR SBL SST fI 1900 4' 19001900 3.0 'LOO 0.85 1.00 1599 1.00 1599 30 2 0.85 0.53 26 0 9 0 Perm Perm 8 10.1 11 1 0.25 4.0 3.0 394 0.01 0.02 12.9 0.0 12.9 B 9.0 c <) ,-, • ...]:.1_' '1.00 1.00 1792 0.94 -1702 9 0.53 . ... I ( o 21 4 -10.1 11.1 4.0 3.0 0.05 13.0 "1.00 0.0 13.0 . 13.0 B BBR r 1900 3.0 '1.00 0.85 1538 1.00 '1 ;:;'1Q ! ..... ...;.- 9 0.53 17 13 4 Perm 4 10.1 . '11 ..4 , •. ! 0.25 4.0 3.0 379 o~·oo 0.01 12;9 0.0 12.9 Syncnro. 6 Report. Page 4 I I I I I I I I I I I I .1 I I I, I I I I I I I I I, I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY General Information Site Information ,,' , Analyst TENW Intersection NE 4th St & Hoquiam Agency/Co. Jurisdiction Date Performed 1012512004 Analysis Year 2004 Analysis Time Period 5:00pm Project Description Cam West West Coast EastlWest Street: NE 4th Street North/South Street: Hoquiam Ave NE Intersection Orientation: East-West Study Period (hrs : 0.25 Vehicle Volumes and AdjustmentS Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T' 'R Volume (veh/h) 47 1529 0 0 861 38 Peak-hour factor, PHF 0,87 0.87 1.00 1.00 0.94 0.94 Hourly Flow Rate (veh/h) 54 1757 0 0 915 40 Proportion of heavy 1 0 vehicles, P HV ------ Median type Raised curb RT Channelized? 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 1 Minor Street Northbound Southbound Movement 7 8 9 10 11 . 12 L T R L T R Volume (veh/h) 0 0 0 16 0 40 Peak-hour factor, PHF 1.00 1.00 1.00 0.76 1.00 0.76 Hourly Flow Rate (veh/h) 0 0 0 21 0 52 Proportion of heavy 0 0 0 0 0 0 vehicles, P HV Percent grade (%) 0 0 Flared approach N N Storage 0 0 RT Channelized? 0 0 -Lanes 0 0 0 1 0 1 Configuration .L R Control Delay, Queue Length, Level of-Service Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R Volume, v (vph) 54 21 52 Capacity, cm (vph) 821 244 833 vIc ratio 0.07 0.09 , 0.06 Queue length (95%) 0.21, 0.28 '0.20 Control Delay (s/veh) 9.7 21.1 9.6 LOS A C' A Approach delay (s/veh) --12.9 . Approach LOS --B Copyright CO 2003 University of Florida, All Rights Reserved Version4.ld I TWO-WAY STOP CONTROL SUMMARY, Site Information --I General Information .' ... " ...... ,.: .. "'"" ...... : ' SE 129th Place & Jericho AVE Analyst TENW Intersection N Agency/Co. Jurisdiction I Date Performed 1012512004 Analysis Year 2004 Existing Analysis Time Period PM Peak Project Description Cam West West Coast ·1 EastlWest Street: SE 129th Place North/South Street: Intersection Orientation: North-South Study Period{hrs : 0.25 Vehicle Volumes and Adjustments --, , -jl Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R il Volume 0 213 2 8 445 8 Peak-Hour Factor, PHF 0.93 0.93 0.93 0.94 0.94 0.94 Hourly Flow Rate, HFR 0 229 2 8 473 8 jl Percent Heavy Vehicles 2 --1 --- _ Median Type Undivided RT Channelized 0 0 ~I Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream SiQnal 0 1 I Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R I' Volume 1 0 4 4 0 f Peak-Hour Factor, PHF 0.63 0.63 0.63 0.63 0.63 0.63 Hourly Flow Rate, HFR 1 0 6 6 0 1 I Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 I Flared Approach N N I Storage 0 0 RT Channelized 0-0 Lanes 0 1 -0 0 1 0 I Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound 11 Movement 1 4 7 ,8 9 10 11 12 Lane Configuration LTR LTR LTR LTR v (vph) 0 8 7 7 I C (m) (vph) 1082 1343 679 360 vIc 0.00 0.01 0.01 0.02 I 95% queue length -' 0.00 0.02 0.03 0.06 Control Delay 8.3 7.7 -10.4 15.2 LOS A A B C I Approach Delay --10.4 15.2 Approach LOS --B C Rights Reserved version4.J I HCS2000™ Copyright © 2003 University of Florida, All Rights Reserved Version 4_ld I I I I I I I I I I· I I I I I I I I I I West Coast Development . 2007 Without Project ~ Transportation Engineering NorthWest Traffic Impact Analysis November t, 2004 I I I I I I I I I I I I I I I I I I I HCM Signalized Intersection Capacity Analysis 1: NE 4th Street & Monroe Av NE i 10/25/2004 Movement E8l E8T EBR WBL WBT WBR NBl NBT NBR SBl SBT SBR '1 +~ Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 Lane Width 10 10 12 Totai Lost time (s) Lane Util. Factor Frt Fit Protected Satd. Flow (prot} Flt Psrm\tted Satd. Fiow (perm) Volume (vph) Peak-hour factor, PHP Adj. Flow (vph) RTOR Reduction (vph) lane Group Fiow (v ph) Heavy Vehicles (010) i urn i ype Protected Phases Permitted Phases Actuated Green; G (.5) Effective Green, g (5) Actuated glC Ratio . Ciearance Time (5) Vehicle Extens~on {s) Lane Grp Cap (v ph) vis Ratio Prot vis Ratio Perm vic Ratio tjniforrn Delay ~ ~j 1 Progression Factor Incremental Delay. d2 Delay (s) level ofSerJice Approach Delay (s) ;A.pptoach LOS Intersection Summary 3.0 3.0 1.00 0.95 '1.00 1.00 0.95 1.00 1652 3299 0.95 1.00 1652 3299 155 1366 0.94 0.94 165 1453 o 0 165 1466 2% 2% Prot 16,6 "17.6 0.15 71.2 73.2 0.61 4.0 5.0 3.0 5.0 242 2012 cO.10 cO.44 0.68 0.73 48.5 16,4 7.7 t: 1.00 1.7 18.1 8 21.9 r-'-' HeM Average Controi Oeiay 12 0.94 13 o o 2% 23.4 .HC~i;~ \/olun18 to Capacity ratio 0.67 Actuated Cycle Length (s) intersection Capacity Utilization ft .. naiysis Period (min) c Critical Lane Group 120.0 58.QO/o 15 +~ 4'~ 4' fI 'i 1900 10 3.0 1.00 1.00 0.95 1620 0.95 1620 1900 1900 1900 1900 1900 1900 1900 1900 12 11 27 0.88 31 o 31 4% Proi 5 5.3 6.3 0.05 3.0 0.95 o OQ 1.00 3194 3194 8[1 0.88 990 5 i087 4% 59.9 61.9 0.52 4.0 S.O 3.0 5.0 85 1648 0.02 ".. ""'>..1 U.,54 0.36 0.66 54,9 21 2. 1.31 2.0 742 c '- -i t': £:~ ! iJ.'"_,' 1') A .""'.~ 90 0.a8 102 o o 4% 58 0.75 77 I] o 1% SpHt 3 Her-V! Level of Service Sum of lost time (s) 3.0 0.95 0.92 0.98' 3139 ·0.98 3139 30 0.75 40 111 ;29 1% 3 10.7 11.7 0.10 " " "t.U 4.0 306 cO.04 0.42 51 . .0 1.00 1.3 52.2 52.2 D 12 92 0.75 123 o o 1% 9.0 101 0.87 116 o Split 4 3.0 3.0 1.00 1.00 1.00 0.85 0.96 i .00 1731 1583 0.96 'LOO 1731 . 1583 25' 139 0.87 0.87 29 160 o 'j38 145 22 2% 2% 4 15.8 16.8 . 0.14 Perm 4 16.8 0.14 4.0 4.0. 4.0 4.0 242 222 cO.De n 01 0.60 0.10 48.4' 45.0 "1.00 1.00 4.6 .0,3 D 0 49.0 [) CamWest West Coast 12:00 pm 10/25/2004 2007 \iVithout Project PM Peak Transportation Engineering Northwest Synchro 6 Report Page 1 HeM Signalized Intersection Capacity Anaiysis 2: NE 4th Street & Union Av NE Movement Lane Configurations !dea! Flow (vphpl) Lane Width Totai Lost time (s) Lane Util. Factor FIi Fit Protected Satd. Flow (prot) F!t Perm~tted Satd. Flow (penn) Volume (vph) Peak-hour factor, PHF Adj. Flow (vph) RTOR Reduction (vph) Lane Group Flow (vph) Heavy Vehicies (%) Tum I ype Protected Phases Permitted Phases . Actuated Green: G (5) Effective Green, 9 (s) Actuated g/C Ratio elBa-ranee Time (5) Vehicie Ex1ension (s) Lane Grp Cap (vph) vis Ratio Pro~ \!i-s Ratio Perm vIc Ratio Uniform Delay, d1 Progression Factor Incremental Delay. d2 EBl " 1900 EST +t. 1900 . 12 11 3.0 3.0 1.00 0.95 1.00 0.98 0.95 1.00 1770 3354 0.95 1.00 1770 3354 222 918 0.92 0.92 241 998 o 10 241 1139 2% 2% Prot 1 6 18,9 50.7 19.9 52.7 0.i7 0.44 4.0 5.0 4.0' 6.0 294 1473 cO.14 cO.34 0.82 0.77 48,3 28.6 '1.00 0.74 12.9 2.4 Delay .(s) 61 AJ 23.-5 Level of Service E .A.pproach Delay (s) .t..ppf03th LOS Intersection Summary HeM A verage Control Delay C 30.0 EBR WBL WBT WBR '1 +~ 1900 1900 1900 1900 139 0.92 151 o o 2% 12 -11 3.0 3.0 1.00 0.95 1.00 0.99 0.95 1.00 1752 ,3341 0.95 "1.00 1752 '3341 135 746 0.90 0.90 150 829 o 6 150 907 3% 3il/o Prot 5 2 13.4 45.2 14.4 47.2 0.i2 0.39 210 0.09 0.71 50~8 '1.00 10.9 5.0 6.0 1314 0.27 0.69 ~n ~ "'~'J •.. ~ LaO 3,0 61 .. 8 33.3 E C 37.3 D 12 16 64 o .-. v 3% NBl 1900 t NBT 4' 1900 11 NBR r 1900 3.0 3.0 1.00 1.00 1.00 0.85 0.97 1.00 1748 1583 0.97 1.00 1748' 1583 104 69 109 0.86 0.86 0.86 121 80 127 o 0 107 O' 201 20 2% 2% 2% Spilt Perm 4 4 4 18.0 18.0 19.0 19.0 0.16 0.16 4.0 4.0 271 cO.11 0.73 48.0 1.00 9.7 4.0 4.0 251 0.01 0.08 1.00 0,2 57.7 43.2 E 0 52.1 D 39.S HCfvl Leve! of Service o HC1\1I Voturne to Capacity ratio 0.80 Actuated Cycle Length (s) intersection Capacity Utilization Analysis Period (min) c Critical Lane Group 120.0 Sum of lost time (5) iCU Level of Service CamWest West Coast 12:00 pm 10i25i2004 2007 VVithout Project PM Peak Transportation Engineering Northwest 9.0 c 10/25/2004 S8l ssr B8R 4' fI 1900 1900 1900 178 0.91 196 o o 3% Split 3 4-! , . 3.0 1.00 1.00 0.97 1724 0.97 1724 84 0.91 92 o 288 30/0 20.9 21.9 0.18 4.0 4.0 cO.1J 0.91 48.1 30.0 ~ .. i I 3.0 1.00 0.85 1.00 1516 i.OO 1516 167 0.91 184 150 34 3% Perm 3 20.9 21.9 0.18 4.0 4.0 277 0.02 0.12 41,0 1.00 0.3 JELl 413 E D 63.7 E Synchro 6 Report Page 2 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 HCM Signalized Intersection Capacity Analysis 3: NE 4th Street & Duvall Av NE Movement EBL EST EBR WBL WBT WBR N8L Lane Configurations Ideal Flow (vphpl) '1 1900 +~ 'i ++ r 1900 1900 1900 1900 1900 ,1900 Lane \Nidth Total Lost time (8) Lane Uti!. Factor Frt Fit Protected Satd. Flow (prot) Fit 'Permitted Satd. Flow (perm) Volume (vph) Peak-hour factor, PHF Adj. Flow (vph) . RTOR Reduction (vph) Lane Group Flow (vph) Heavy Vehicles (%) Turn i ype Protected Phases Permitted Phases Actuated Green, G (5) Effective Green, 9 (s) Actuated g/C Ratio Clearance Time (5) Vehicie Extension (s) Lane Grp Cap (vph) . vIs RatIo Prot vis Ratio Perm vic Ratio tJniforrn Oeiay! 01 Progression Factor !ncremental Delay, d2 Delay (s) Level of Service Approach Delay (s) Approach LOS Intersection Summary 11 11 3.0 3.0 1.00 0.95 1.00 0.95 0.99 1.00 1728 3431 ·0.9S 1728 249 0.94 265 o 265 1°/0 Prot 13.5 14.5 0.24 3431 961 0.94 1022 4 i068 101 10 3L3 0.52 4.0 4.0 418 1793 0.63 0.60 1.00 ~ .00 3.5 0.6 23.8 10.5 c 8 13.2 HeM Average Control Del3Y Her .. ll Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity UtHization Analysis Period (min) c Critical Lane Group 12 47 0,94 50 o o '1% 42.6 0.84 59.9 .11 11 11 12 3.0 3.0 3.0 1.00 0.95 1.00 U)O 0.95 1711 1.00 1.00 3421 0.95 1,00 1711 . 3421 10 646 0.92 0.92 11 702 o 0 11 702 2% 2% Prot 5 2 1.5 18.3 2.5 19.3 0.04 0.32 4.0 4.0 4.0 4.0 0.85 1.00 1531 -1.00. 1531 184 30 0.92 0.67 200 45 o 0 200 0 2% 3% Free Perm Free 8 59.9 59.9 i.OO 71 1102 1531 OJY~ 0.21 0.15 0.64 0.13 Lf, f 1.00 1.4 "1.00 1.4 0.2 18.7 ...... -. U.L A 14.8 B HCfv1 Levei of Se~v!ce \ Sum of lost time (5) ~CLJ Level of Serv~ce CamWest West Coast 12:00 pm 10/25/20042007 Without Project PM Peak Jransportatio[l Engineering ~JorHlvvest 10/25/2004 t NBT NBR SBL SBT SBR * '1 1900 1900. 1900 + r 1900 1900 11 3.0 1.00 0.96 0.98 1681 0.90 1533 28 0.67 42 26 98 3% 8 '17.1 0.29 4.0 4.0 438 0.06 0.22 1.00 0.4 16 .. 7 8 16.7 . B 12 3.0 1.00 1.00 0.95 1711 0.69 1239 3.0 1.00 11 3.0 1.00 1.00 0.S5 1.00' 1.00 1801 1531 1.00 1801 1531 25 430 0.67 0.89 37 483 o 0 o 483 3% 2':;;0 56 0.89 63 o 63 2% 261 0.89 293 209 84 2% D· -6.0' C Perm 4 17.1 0.29 4 16.1 17.1 0.29 4.0 4.0 4.0 4.0 354 514 0.03 cO.:39 1.36 0.12 Perm 4 "16 . .1 17.1 0.29 4.0 437 0.05 0.19 21,4 15.8 16.2 "1.00 :1.00 "1.00 181.2 0.1 0.3 202 .. 6 16.0 16.5 F B 8 123.6 F Synchro 6 Report Page. 3 I HeM Signalized Intersection Capacity Analysis 5: NE 4th Street & Jericho Ave NE. 10/25/2004 . Movement Lane Configurations Idea! Flow (vphpl) Total Lost t~me (5) Lane Uti!. Factor Frt Flt Protected Satd. Flow (prot) Fit Permitted Satd. FtoV-i (perm) Volume (vph) Peak-hour factor, PHF Adj. Flow (vph) RTOR Reduction (vph) Lane Group Flow (vph) Heavy Veilicies ('Yo) Turn Type EBl EST 'i +~ 1900· 1900 3.0 3.0 1.00 0.95 1.00 0.97 0.95 1770 0.32 602 57 0.98 58 o 58 2% pm+pt 1.00 3420 1.00 3420 1209 0.98 1234 37 1555 2% 5 2 EBR WBl WBT WBR ; +~ 1900 1900 1900 1900 351 0.98 358 o o 3.0 3.0 '1.00 0.95 1.00 1.00 0,95 1770 0.17 325 24 0.97 25 o 25 2% pm+pt 1 6 1.00 3523 1.00 3523 667 0.97 688 3 706 2% 6 20 0.97 21 o o 2% 23.9 22.6 22.5 21.9 f NBL NBT N8R SBL r 1900 4' 1900 1900 1900 3.0 1.00 1.00 0.95 1792 0.71 3.0 '1.00 0.85 "l.00 1599 1.00 '1338 1599 207 2 32 2 0.85 . 0.85 0.85 0.53 244 2 o 0 o 246 1% 1% 38 29 10 4 o o 5% Perm Perm Perm 8 8 8 10.4 10.4 4 25.9 23.6 24~S 22.9 11 <4 11.4 0.57 0.52 0.54 0.50 0.25 0.25 S8T .t 1900 3.0 1.00 1.00 0.99 1794 0.94 1709 10 0.53 19 o 23 5~'o 4 10.4 11.4 0.25 4.0 4.0 4.0 4.0 4.0 4.0 4.0 SBR r 1900 ~. " ...... t.J '1.00 0.85 1538 1.00 1538 10 0.53 19 5 Perm 4 10.4 .025 4.0 3.0 Protecied Phases Permitted Phases Actuated Green, G (s) Effective Green, 9 (5) Actuate(j giG Ratio Clearance Time (s) Vehicle E>::tension (s) Lane Grp Cap (v ph) . 3.0 3.0 3.0. 3.0 3.0 3.0 3.0 .=-----------~--------~------------------------------~ 401 1770 225 1769 335 400 427 . vIs Ratio Prot vis Ratio Peril'] vic Ratio Uniform Delay, d1 cO.01 cO.4S 0.07 0.14 0.88 4.6 9.7 Progfess~on Factor -1.00 1.00 tllcrernental Delay, d2 0.2 5.3 Delay (5) 4.7 15.0 Level of Service A.8 Approach De!ay(s) 14.7 Approach LOS B . Inter3ection Summary HCM Average Control Delay 13.4 HC;t'"~ Volume to Capacity raho 0.80 ,ll~ctuated· Cycfe Length (s) Intersection Capacity Utilization Analysis Period (min) c Critical Lane Group 45.6 72.3% 15 0.00 0.06 0.11 7.6 0.20 0.40 7.1 1.00 1.00 0.2 0.1 7.9 7.2 A A 7.2 A HCM Level of Service StHTI of tost t!rne (s) ICU Level of Service CamWest West Coast 12:00 pm 10/25/20042007 Without Project PM Peak Transportation Engineering Northwest cO.18 0.01 0.73 0.02 15.7 . 12.9 1.00 8.1 23.8 c 22.3 C 1.00 0.0 12.9 8 8 9.0 c 0.0·1 0.05 13.0 1.00 0.1 13.1 8 B 385 0.00 0.01 12.9 '1.00 0.0 12.9 B Synchro 6 Report ·Page 4. 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 TWO-WAY STOP CONTROL SUMMARY General Information . , ' Site Information '. ,< '. Analyst TENW Intersection NE 4th Street & Hoquiam Agency/Co. Jurisdiction Date Performed 10125'12004 Analysis Year 2007 Baseline Analysis Time Period PM Peak Project Description Cam West West Coast East/West Street: NE 4th Street, North/South Street: Hoquiam Ave NE Intersection Orientation: East-West Study Period (hrs): 0.25 Vehicle Volumes and Adjustments , Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 50 1623 0 0 914 40 Peak-hour factor, PHF 0.87 0.87 1.00 1.00 0.94 0.94 Hourly Flow Rate (veh/h) 57 1865 0 0 972 42 Proportion of heavy . 1 0 vehicles, P HV ----- Median type Two Way Left Tum Lane RT Channelized? 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 1 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 0 0 0 17 0 42 Peak-hour factor, PHF 1.00 1.00 1.00 0.76 1.00 0.76 Hourly Flow Rate (vehlh) 0 0 0 22 0. 55 Proportion of heavy 0 0 0 0 0 vehicles, P HV 0 Percent grade (%) 0 0 Flared approach N N Storage 0 0 RT Channelized? 0 0 Lanes 0 0 0 1 0 1 Configu ration L R Control Delay, Queue Length, Level of Service Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10, 11 , 12 Lane Configuration L L R Volume, v (vph) 57 22 55 Capacity, cm (vph) 787 225 834 , vic ratio 0.07 0.10 0.07 Queue length (95%) 0.23 0.32 0.21 Control Delay (s/veh) 9.9 22.7 9.6 LOS A C A Approach delay (s/veh) --13.4 Approach LOS --B HCS1000™ Copyright © 2003 University of Florida. All Rights Reserved Version4.1d I TWO-WAY STOP CONTROL SUMMARY General·lnformation ... Site Information .... . I . ',', . ,: ", TENW Intersection SE 129th Place & Jericho Av~ Analyst N Agency/Co. Jurisdiction II Date Performed 10/2512004 Analysis Year 2007 Baseline Analysis Time Period PM Peak Project Description Cam West West Coast I EastlWest Street: SE 129th Place' North/South Street: Jericho Ave NE Intersection Orientation: North-South Study Period hrs): 0.25 ... VehicleVolumes and Adjustments j I Major Street Northbound Southbound Movement 1 2 3 4 5 6 l T R l T R JI Volume 0 226 2 8 472 8 Peak-Hour Factor, PHF 0.93 0.93 0.93 0.94 0.94 0.94 Hourly Flow Rate, HFR 0 243 2 8 502 8 II Percent Heavy Vehicles 2 --1 -- Median Type Undivided RT Channelized 0 0 ~I lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 1 I Minor Street . Westbound Eastbound Movement 7 8 9 10 11 12 l T R l T R I Volume 1 0 4 4 0 1 Peak-Hour Factor, PHF 0.63 0.63 0.63 0.63 0.63 0.63 Hourly Flow Rate, HFR 1 0 6 6 0 1 Percent Heavy Vehicles 0 0 0 0 0 0 I Percent Grade (%) 0 0 I Flared Approach N N II Storage 0 0 RT Channelized. 0 0 lanes 0 1 0 0 1 0 jl Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound 11 Movement 1 4 7 8 9 10 11 12 lane Configuration LTR LTR LTR LTR v (vph) 0 8 7 7 II C (m) (vph) 1055 1327 658 337 vIc 0.00 0.01 0.01 0.02 jl 95% queue length 0.00 0.02. 0.03 0.06 Control Delay 8.4 7.7 10.5 15.9 lOS A A B C il Approach Delay --10.5 15.9 Approach lOS --B C Rights Reserved Version 4.1 HCS2000™ Copyright © 2003 University of Florida, All Rights Reserved Version4.1d I I I I I I I I I I I I I I. I I I I I I West Coast Development 2007 With Project Transportation Engineering NorthWest Traffic Impact Analysis November I, 2004 I HCM Signalized Intersection Capacity Analysis I 1: NE4th St & Monroe Av NE 10/25/2004 ". -I .-"-, t r-'. ~ . .1 --t;o. l- I Movement EBl 'EBT . EBR WBl WBT .• WBR' NBl· NBT: NBR ·.SSL .SBT SBR Lane Configurations , +t.. '1 +t.-4'~' 4' (I Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 I Lane Width 10 10 12 10 10 12 12 11 12 12 11 12 Total Lost time (5) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Uti!. Factor 1.00 0.95 1.00 0.95 0.95 1.00 1.00 I Frt 1.00 1.00 1.00 0.99 .0.92 1.00 0,85 Fit Protected 0.95 1.00 0.95 1.00 0.98 0.96 1.00 Satd. Flow (prot) 1652 3299 1620 3194 3139 1731 1583 Fit Permitted 0.95 1.00 0:95 1.00 0.98 0.96 1.00 I Satd. Flow (penn) 1652 3299 1620 3194 3139 1731 1583 Volume (vph) 155 1379 12 27 880 91 58 30 92 103 25 139 Peak-hour factor. PHF 0.94 0.94 0.94 0.88 0.88 0.88 0.75 0.75 0.75 0.87 0.87 0.87 I Adj. Flow (vph) 165 1467 13 31 1000 103 77 40 123 118 29 160 RTOR Reduction (vph) o· 0 0 0 5 0 0 111 0 0 0 137 Lane Group Flow (vph) 165 1480 0 31 1098 0 0 129 0 0 147 23 I Heav~ Vehicles (%) 2% 2% 2% 4% 4% 4% 1% 1% 1% 2% 2% 2% Turn Type Prot Prot Split Split Perm. Protected Phases '1 6 5 2 3 3 4 4 Permitted Phases 4 I Actuated Green, G (5) 16.6 71.1 5.2 59.7 10.7 16.0 16.0 Effective Green, 9 (5) 17.6 73.1 6.2 61.7 11.7 17.0 17.0 Actuated glC Ratio 0.15 0.61 0.05 0.51 0.10 0.14 0.14 I Clearance Time (s) 4.0 5.0 4.0 5.0 4.0 4.0. 4.0 Vehicle Extension (s) 3.0 5.0 3.0 5.0 4.0 4.0 4.0 Lane Grp Cap (vph) 242 2010 84 1642 306 245 224 ., I vIs Ratio Prot cO.10 cO.45 0.02 0.34 cO.04 cO.OS vIs Ratio Peim 0.01 vIc Ratio 0.68 0.74 0.37 0.67 0.42 0.60 0.10 Uniform Delay, 01 48.5 16.6 55.0 21.6 51.0 48.3 44.8 I Progression Factor 1.00 1.00 1.31 0.42 1.00 1.00 1.00 Incremental Delay, d2 7.7 1.7 2.1 1.6 1.3 4.7 0.3 Delay(s) 562 18.4 742 10.7 522 53.0 45.1 I Levei of Service E 8 E 8 D D 0 Approach Delay (5) 22.2 12.4 52.2 48.9 Approach LOS C 8 D D I Intersection. Summary . -'.t .. HCM Average Control Delay 23.5 HCM Level of Service C HCM Volume to Capacity ratio 0.67 I Actuated Cycle Length (s) 120.0 Sum of lost time (s) 9.0 Intersection Capacity Utilization 68.5% leu Leve! of Service C Analysis Period (min) -1&: h' C Critical lane Group I I I Cam West West Coast 12:00 pm 10/25/2004 2007 With Project PM Peak Synchro 6 Report Transportation Engineering Northwest , Page 1 I HCM Signalized Intersection Capacity Analysis I 2: NE 4th St & Union Av NE 10/25/2004 I / "'"\--I 4-, , t !> \. l ./ ~ Mpv~nient . EBl EST EBR .WBL WBT' WBR~j:\'NBC;,,'\NBT NBR SBL SST' SBR I Lane Configura,lions ; +~ .'1 +~ 4' l' 4' ., Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 12 11 12 12 11 12 12 11 ~ " 12 11 11 I !L Totai Lost time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 / Frt 1.00 0.98 1.00 0.99 1.00 0.85 1.00 0.85 Fit Protected 0.95 1.00 0.95 . 1.00 0.97 1.00 0.97 1.00 I Satd. Flow (prot) 1770 3355 1752 3341 1748 1583 1724 1516' Fit Permitted 0.95 1.00 0.95 1.00 0.97 1.00 0.97 1.00 Satd. Flow (perm) 1770 3355 1752 3341 1748 1583 1724 1516 I Volume (vph) 222 935 139 135 757 77 104 69 109 180 84 167 Peak-hour factor, PHF 0.92 0.92 0.92' . 0.90 0.90 0.90 0.86 0.86 0.86 0.91 0.91 0.91 Adj. Flow (vph) 241 1016 151 150 841 86 121 80 127 198 92 184 I RTOR Reduction (vph) 0 9 0 0 6 0 0 0 107 1'\ 0 150 u Lane Group Flow (vph) 241 1158 0 150 921 0 0 201 20 0 290 34 Heavy Vehicles (%) 2% 2% 2% 3% 3% 3% 2% 2% 2% 3% 3% 3% Tum Type Prot Prot Split Perm Split Perm I PrQ,tected Phases 1 6 5 2 4 4 3 .., .:; Permitted Phases 4 3 Actuated Gre(!n, G (5) . 18.9 50.6 13.4 45,1 18.0 18.0 21.0 21.0 I Effective Green, g (s) 19.9 52.6 14.4 47.1 19.0 19.0 22.0 22.0 Actuated glC Ratio 0.17 0.44 0.12 0.39 0.16 0.16 0.18 0.18 Clearance Time (s) 4.0 5.0 4.0 5.0 4.0 4.0 4.0 4 .. , .U I Vehicle Extension (5) 4.0 6.0 3.0 6.0 4.0 4.0 4.0 4.0 Lane Grp Cap (vph) 294 1471 210 1311 277 251 316 278 vIs Ratio Prot cO.14 cO.35 0.09 0.28 cO.11 cO.17 vis Ratio Perm 001 0 .. 02 I vIc Ratio 0.82 0.79 0.71 0.70 0.73 0.08 0.92 0.12 Uniform. Delay, d1 48.3 28.9 50.8 30.6 48.0 43.1 48.1 40.9 Progression Factor 1.00 . 0.74 -1.00 1.00 '1.00 1_00 1.00 1.00 I I Incremental Delay, d2 . 12.8 2.6 10.9 3.2 9.7 0.2 30.5 0.3 Delay (s) 61.2 23.9 61.8 33.7 57.7 43_2' 78.6 . 41.2 Level of Service E C E C E D E 0 1 Approach Delay (5) 30.3 37.6 52.1 64.1 .Jl.pproach LOS C D D E Int~rSection Summa~ I HeM Average Control Delay 39.8 HCM Leve! of Service 0 HCM Volume to Capacity ratio 0.81 Actuated.Cycle Length (5) 120.0 Sum of lost time (5) 9.0 I Ihtersection Capacity Utilization 68.8cyo ICU Level of Service ,.. ..... Analysis Period (min) 1&: • oJ c Critical Lane Group I 1 Cam West West Coast 12:00 pm 10/25/2004 2007 With Project PM Peak Synchro 6 Report I' Transportation Engineering Northwest Page 2 1 I HCM Signalized Intersection Capacity Analysis I 3: NE 4th St & Duvall Av NE 10/2512004 ~ ~. .( 41-, ., t r-\e. ~ ./ --+ I Movement· EBL EBT. EBR WB.L WBT WBR .NBL ·.NBT NBR SBL SaT SBR Lane Configurations ~ +~ '1 ++ ., 4-'1 + l' Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 I Lane Width 11 11 12 11 11 11 12 11 1" 11 11 11 .L Totai Lost time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.99 1.00 1.00 0,85 0.96 1.00 1.00 0,85 I Fit Protected 0.95 1.00 0.95 1.00 1.00 0.98 0.95 1.00 1.00 Satd. Flow (prot) 1728 3431 1711 3421 1531 1681 1711 1801 1531 Fit Permitted 0.95 1.00 0.95 1.00 1.00 0.90 0.S9 1.00 1.00 I Satd. Flow (perm) 1728 -3431 1711 3421 1531 1532 1238 1801 1531 Volume (vph) 249 982 47 10 659 187 30 28 25 436 56 261 Peak-hour factor, PHF 0.94 0.94 0.94 0.92 0.92 0.92 0.67 0.67 0.67 0.89 0.89 0.89 I Adj. Flow (vph) 265 1045 50 11 716 203 45 42 37 490 63 293 RTOR Reduction (vph) 0 4 0 0 0 0 0 26 0 0 0 209 Lane Group Flow (vph) 265 1091 0 11 716 203 0 98 0 490 63 84 Heavy Vehicles (%) 1% 1% 1% 2% 2% 2% 3% 3% 3% 2% 2% 2% I Turn Type Prot Prot Free Perm Perm Perm Protected Phases 1 6 5 2 8 4 Permitted Phases Free 8 4 4 I Actuated Green, G (s) 13.5 30.4 1.5 18.4 60.0 16.1 16.1 16.1 16.1 Effective Green, 9 (s) 14.5 31.4 2.5 19.4 60.0 17.1 17.1 17.1 17.1 Actuated glC Ratio 0.24 0.52 0.04 0.32 1.00 0.29 0.29 0.29 0.29 I Clearance Time (5) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Grp Cap (vph) 418 1796 71 1106 1531 437 353 513 436 vIs Ratio Prot cO.15 cO.32 0.01 0.21 .0.03 I vis Ratio Perm. 013 O.OS eOAO 0.05 vIc Ratio 0.63 0.61 0.15 0.65 0.13 0.22 1.39 0.12 0.19 Uniform Delay, d1 20.4 10.0 27.7 17.4 0.0 16.4 21.4 15.9 16.2 I Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.5 0.7 1.4 1.5 0.2 0.4 191.3 0.1 0.3 Delay (s) . 239 10.7 29.1 18.8 02 16.7 2127 160 16.5 I Level of Service C 8 C B A 8 F B B Approach Delay (s) 13.2 14.9 16.7 130.1 Approach LOS B B B F I InterSection Summary HeM Average Conirol Delay 44.2 HCM Level of Selvice D HCM Volume to Capacity ratio 0.86 Actuated Cycle Length (s) 60.0 Sum of lost time (s) 6.0 I Intersection Capacity Utilization 72.8("'/0 ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group I I I Cam West West Coast 12:00 pm 10/25/2004 2007 With Project PM Peak Synchro 6 Report Transportation Engineering Northwest Page 3 I HeM Signalized Intersection Capacity Analysis I 5: NE 4th St & Jericho Ave NE 10/25/2004 I ; " ~, +-""-, t ;; \. l ~ --. Movement .... EBL . ·EErr/;;;~EBR.. WBL WBT WBR NBL NBT NBR .. SBL ··qBT' SBR I Lane Configurations '1 +t. ; +~ 4' 'f 4' ., Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900. 1900 1900 1900 . Total Lost time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 I Lane Uti!. Factor 1.00 0.95 '1.00 0.95 1.00 1.00 1.00 1.00 Frt 1.00 0:97 1.00 1.00 1.00 0.85 1.00 0.85 Fit Protected 0.95 1.00 0.95 1.00 0.95 1.00 0,99 1.00 I Satd. Flow (prot) 1770 3420 1770 3524 1792 t599 1794 1538 Fit Permitted 0.33 1.00 0.17 1.00 0.71 1.00 0.94 1.00 Satd. Flow (perm) 618 3420 325 3524 1338 1599 1710 1538 Volume (v ph) 57 1212 351 32 670 20 207 2 36 2 10 10 I Peak-hour factor, PHF 0.98 ·0.98 0.98 0.97 0.97 0.97 0.85 0.85 0.85 0.53 0.53 0.53 Adj. Flow (vph) . 58 1237 358 33 691 21 244 2 42 4 19 19 RTOR Reduction (vph) 0 38 0 0 3 0 0 0 31 0 0 14 I Lane Group Flow (vph) 58 1557 0 33 709 0 0 246 .... 0 23 5 II Heavy Vehicles (%) 2% 2% 2% ),,/ 2% 2% 10/0 1% 1% 5% 5% 5% -f() Turn Type pm+pt pm+pt Perm Perm Perm Perm I Protected Phases 5 2 1 6 8 4 Permitted Phases 2 c:c 8 8 4 4 '!oJ . Actuated Green, G (5) 23.1 21.9 23.1 21.9 10.5 10.5 10.5 10.5 Effec.tive Green, 9 (S) 25.1 22.9 25.1 22.9 11.5 11.5 11.5 11.5 I Actuated glC Ratio 0.55 0.50 0,55 0.50 0.25 0.25 0.25 0.25 Clearance Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension (s) 3.0 3:0. 3.0 3.0 3.0 3.0 3.0 3.0 I Lane Grp Cap (vph) 396 1718 nAt" 1770 337 403 431 388 ~q.Ci viS Ratio Prot cO.01 cO.46 0.01 0.20 . vis Ratio Perm 0.07 0.07 cO.18 0.01 0.01 0.00 I vic Ratio 0.15 0.91 0.13 t"\ At\. 0.73 0.03 0.05 0.01 V."'TV Uniform Delay, dt 4.9 10.4 7.9 7.1 15.6 12.8 12.9 12.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incrementa! Delay, d2 0.2 7.2 0.2 0.1 "'7 0.0 0.1 0.0 I { .. Delay (s) 5.0 17.6 8.1 7.2 23.3 12.9 13.0 12.8 Level of Service A 8 A " C B B B 1'"\ Approach. Delay (5) 17 ~ 7.3 21.8 12.9 l I .L-I Approach LOS B A C B Intersection Sunlmaty HCM Average Control Delay 14.9 HeM Level of Service B I HCM Volume to Capacity ratio 0.80 Actuated Cycle Leligth (s) 45.6 Surn of lost tirne (s) 9.0 Intersection Capacity Utilization 72.3% ICU Level of Service C I Analysis Period (min) 15 c Critical Lane Group I I CamWest West Coast 12:00 pm 10/25/20042007 With Project PM Peak Synchro 6 Report I. Transportation Engineering Northwest Page 4 I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY Gjnei'al.·'informatlon :,~;,,~,.,} ;>i ',:~:-"/;>. J ... ,; ' •. >'; Site:·:·lnformatio"n%~}!;;i;W.~t'i~R~:(.&l~t!l~;·~\: .. .~ Analyst TENW Intersection NE 4th St & Hoqu~am Agency/Co. Jurisdicti0'1 Date Performed 1012512004 Analysis Year 2007 With Project Analysis Time Period PM Peak Project Description CamWest West Coast East/West Street: NE 4th Street North/South Street: Hoauiam Ave NE Intersection Orientation: East-West Study Period (hrs): 0.25 Vehl(;I~:.Voibmesarid.AdJu~tmentS:.·.·· . ,.' ......... ' ;'i?fB0E:,{8ff¥i~~tf~;':f::\'~ . <' . ......... Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 50 1626 0 0 917 40 Peak-hour factor, PHF 0.87 0.87 1.00 1.00 0.94 0.94 Hourly Flow Rate (veh/h) 57 1868 0 0 .975 42 Proportion of heavy 1 0 vehicles, P HV ---- Median type Two Way Left Tum Lane RT Channelized? 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 1 Minor Street Northbound Southbound Movement 7 8 9 10 11 '12 L T R L T 'R Volume (veh/h) 0 0 0 17 0 42 Peak-hour factor, PHF 1.00 1.00 1.00 0.76 1.00 0.76 Hourly Flow Rate (vehlh) 0 0 0 22 0 55 Proportion of heavy 0 0 0 0 0 0 vehicles, P HV Percent grade (%) 0 0 Flared approach N N Storage 0 0 RT Channelized? 0 0 Lanes 0 0 0 1 ., 0 1 Configuration , L R COntrOl:DelaviQueueLeilg.h Level of Seriice .... \ .. ' '.',c"!. ?::.': •.... , ":-,", Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R Volume, v (vph) 57 22 55 Capacity, cm (vph) 781 223 820 vic ratio 0.07 0.10 0.07 Queue length (95%) 0.24 0.32 0.22 Control Delay (s/veh) 10.0 22.9 .9.7 LOS A C A Approach delay (s/veh) --13.5 Approach LOS --B HCS2000™ Copyright ~ 2003 University of Florida, All Rights Reserved Version 4, ld I TWO-WAY STOP CONTROL SUMMARY \ GeneralfiO'formation ,::',::",:f,(/:;,;,{\W', Site'JnfO,rmatio-rf: ' .. ":"'~~;J:' :::.;~:~<~:'>:-':: ".:-, ,.' .': '; ->,: I Analyst TENW Intersection' . SE 129th Place & Jericho AVE N Agency/Co. Jurisdiction I Date Performed 1012512004 Analysis Year 2007 With Project Analysis Time Period PM Peak Project Description Cam West West Coast I East/West Street: SE 129th Place North/South Street: Jericho Ave NE Intersection Orientation: North-South Study Period (hrs): 0.25 v~h:itlejXtQI1I'mes and Adjustments;' ., ., ",c" <."::',-C . ,:: '. :' ",.; '.:;""):,:::;.<:;:,:( ; .. ;,.' " . -' ~:;'~ , :~~ ":'.' ,>;'-' , , . ", . . -.' .. .... , .. ,' ' . , . '1 I Major Street Northbound Southbound Movement 1 2 3, 4 5 6 L T R L T R ~I Volume 0 226 2 8 472 16 Peak-Hour Factor, PHF. 0_93 0.93 0.93 0_94 0.94 0.94 Hourly Flow Rate, HFR 0 243 2 8 502 17 ~I ' Percent Heavy Vehicles 2 ---1 -- Median Type Undivided RT Channelized 0 0 ~I Lanes 0 1 ·0 0 1 0 Configuration LTR LTR Upstream Signal 0 1 Minor Street Westbound Eastbound I Movement 7 8 9 . 10 11 12 L T R L T R 11 Volume 1 0 4 8 0 1 Peak-Hour Factor, PHF 0.63 0.63 0.63 0.63 0.63 0.63 Hourly Flow Rate, HFR 1 0 6 12 .0 1 Percent Heavy Vehicles 0 0 0 0 0 0 1 Percent Grade (%) O· 0 Flared Approach N N 11 Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 i 0' ,jl Configuration LTR LTR DelaY;'QueueL~math, and Level of Service,' .... .' ,,". :,,:', . , , Approach NB SB Westbound Eastbound il Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR v (vph) 0 8 7 13 ~I C (m) (vph) 1047 1327 657 326 vIc 0.00 0.01 0.01 0.04 jl 95% queue length 0.00 0.02. 0.03 0.12 Control Delay 8.4 7.7 10.5 16.5 LOS A f\ B C jl Approach Delay --10.5 16.5 Approach LOS ---B C HCS2000™ Copyright © 2003 University of Florida. All Rights Reserved Version 4,1 Rights Reserved Version4,Id I I I I I I I. I I I I I , I I I I I I I I West Coast Development Traffic Impact Analysis Appendix C: Site Access Level of Service and Queue Calculations ~ Transportation Engineering NorthWest November 1, 2004 I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY General information .•.... $ite:·ll'lformation '. Analyst TENW Intersection NE 4th St & West Access Agency/Co. Jurisdiction Date Performed 1012512004 Analysis Year 2007 With Project Analysis Time Period PM 'Peak Project Description CamWest West Coast East/West Street: NE 4th Street North/South Street: West Access . Intersection Orientation: East-West Study Period (hrs : 0.25 VehleleVolumes and Adiustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h-) 0 1624 20 ·3 884 0 Peak-hour factor, PHF 1.00 0.87 0.87 0.94 0.94 1.00 Hourly Flow Rate (veh/h) 0 1866 22 3 940 0 Proportion of heavy 0 2 vehicles, P HV ----, Median type Two Way Left Tum Lane . RT Channelized? 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 1 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R \ Volume (veh/h) 16 0 2 0 0 0 Peak-hour factor, PHF 0.90 1.00 0.90 1.00 1.00 1.00 Hourly Flow Rate (veh/h) 17 0 2 0 0 0 Proportion of heavy 2 0 2 0 0 vehicles, P HV 0 Percent grade (%) 0 0 Flared approach N N Storage 0 0 RT Channelized? 0 0 Lanes 0 0 0 0 0 0 Configuration LR Control Delay, Queue LenQth, Level of Service ". Approach· EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration I L LR Volume, v (vph) 3 19 Capacity, cm (vph) 313 107 vIc ratio 0.01 0.18 Queue length (95%) 0 . .03 0.61 Control Delay (slveh) '16.6 45.8 LOS C E Approach delay (slveh) --45.8 Approach LOS --E HCS2000™ Copyright <D 2003 University of Florida, All Rights Reserved Version4.1d I TWO-WAY STOP CONTROL SUMMARY General Information.' ,'. '. Site Information I Analyst TENW Intersection NE 4th St & East Access Agency/Co. Jurisdiction I Date Performed 1012512004 Analysis Year 2007 With Project Analysis Time Period PM Peak Project Description Cam West West Coast II EastlWest Street: NE 4th Street NorthlSouth Street: East Access Intersection Orientation: East-West Study Period (hrs : 0.25 Vehicle Volumes and Adiustments .. '11 Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R ~I Volume (veh/h) 0 1619 7 0 887 0 Peak-hour factor, PHF 1.00 0.87 0.87 0.90 0.94 1.00 Hourly Flow Rate (veh/h) 0 1860 8 0 943 0 Proportion of heavy 0 2 I vehicles, P HV -------, Median type Undivided I RT Channelized? 0 0 Lanes 0 2 0 0 2 0 Configuration T TR T I Upstream Signal 0 1 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 I L T R L T R Volume (veh/h) 0 0 1 0 0 0 I Peak-hou r factor, PHF 0.90 1.00 0.90 1.00 1.00 1.00 I Hourly Flow Rate (veh/h) 0 0 1 0 0 0 Proportion of heavy vehicles, P HV 2 0 2 0 0 0 I I Percent grade (%) 0 0 Flared approach N N , Storage 0 0 " jl RT Channelized? 0 o· '. Lanes 0 0 1 0 0 0 Configu ration 'R ,1 Control Delay, Queue length, level of Service Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 11 Lane Configuration R Volume, v. (vph) 1 1 I Capacity, cm (vph) 267 vic ratio I 0.00 Queue length (95%) 0.01 ~I Control Delay (s/veh) 18.5 LOS C Approach delay (s/veh) --18.5 ~I Approach LOS --C HCS2000™ Copyright © 2003 University of Florida. All Rights Reserved Version 4. I ~ i t !l-e ~ -II 1 I ! 1 ! :!; i ';> ! ~ ! ... t '" • ~ e .;-l! III .l;- ~ !:! " ~ =: ,@ I & 1 ! w :J Z w ~ -.J -.J ::£ :J o -,-, -,-,_, N EB w ~ I I-ro n NE 4TH STREET PROPOSED LOT LINES CllY OF RENTON I' ~'~G 70~N;-, I ,-,-, o 200 1 "=200' ----scale I I \ \ \ \. , I \ \ \ '\. "l It '\ L,~ \ - ld. ___ ..... w if) W ~ I I-a <;t 200 400 I feet RGvlalon Drawn ~.22-2004 ute ~,e-002-o4 Project No. I I I I I I w z W :J Z W ~ 2 « :J o I . CITY OF RENTON ,-,_,_, -, KING COUNTY L ~. N Z o· ~ fT1 if) fT1 SE 132ND ST Site Development Associates. LLC 10116 Main Street. SUIIe 106; BotheI. Washington 98011 OffIce: <125 .... 86.6533 Fax: -425.-486.6593 www.sdaenglneers.com I w if) w > I--.::t-..q- NE 4TH STREET NE 3RD STREET DEVELOPMENT PLANNING CITY OF RENTON NOV 2 4 200~ WEST COAST NEIGHBORHOOD DETAIL MAP Sheet:, ____ _ " RETURN TO: CAHWBST WEST COAST LLC 9720 NB 120TH PLACE, STB 100 XIRltLAND, WA 98034 ',e' \ ( , r IIIIIIIIII~IIIIII 20040810002891 PACIFIC NU TIT UD 24 00 PAGE001 OF fIlfllS ' 08/10/2004 111.37 KING COUNTY, UA STATUTORY WARRANTY DEED IWerence , (If applicable) 20040810002891.001 RE' I WEST COASJ'INVESTMENTS, INC FILED BY PNWT Gtutor(S)1 Addidoul on Pap: __ MEX -CJlANG HUNG, TRUSTEE GLEN HUNG, TRUSTBB Grautee(s): , CAHWBST WEST COAST LLC AddIdonaI on Pap: __ Abbreviated Legal Desatptiou: NW NB 15-23-05 Adclldoual OIl Pap: __ _ As5essor's Tax Parc:elIDI 152305-9001, -9039, -9096, -9132, -9040 WESTCOAST RE INVESTMENTS. INC. who acquired title as THlGRANTOR WEST COAST INVBSTMDrrS, 'INC., a Washington corporatl.on, and GLEN HUNG imd ME:t-ClDING HUNG, 'Trustees of THB 'SHIRLEY AND CLADD:rA HtlNG TRUST, --eaCh to an undivided 1/2 interest foi'amt Ia consideration of TEN DOLLARS AND OTHBR. GOOD AND VALUABLE ,CONSIDERATION Ia haDcI paid, CCIII1IiIJS anclwarTaDtsto CAKW1Uior WEST COAST LLC, a WashingtOD limited liability company tile foUowIDg cIesaffIed real estate,. situated Ia che County of K'ING/ State of Washiagtou: SEE ED'IBl:T "AU ATTACEBD HERETO AND A PART BEREOI!'. E2061551 ./UI/2804 15 22 1(= COUN~,~ 70 SALE $Z,0l! ,508 0 PAGEN! OF 001 Dated! AUgUllt 09, 2004 E2061567 08/11/2004 115·38 I(l~~ COUNTY'$~~ 80 SIILE $1,101.10 PAGE0f1l1 OF 001' Westcoast RE Investments. Inc WB8r-eeu'F9Vzs'f!lDnm!~=De Vi~ _pr~~~ ,I, , ~f{; • TJ?1s',-e e G~BN HtJNG, TR BE Shirley and Claudia HW19' Trust 20040810002891.002 (e NOTARY PAGE STATE OF WASHINGTON ) }ss. ~of } I hereby certify that llmow or have satlsfaCCOlY evidence that _________ ....:... ___ _ Is the penou(s) wilD ap~ before me, and said person(s) aclmOlll/lecf&ed that (be, she, they) signed tills buuuIiIent and acknowledged It to be (bfs,. her, tlleIr) free and voluat.1ry act for the uses and purposes mendaoted fu this fustrument. . DliMI ____________ _ Notary PubDc fu and for the S~ or Wasfdnston ~g.---~------------Myap~m¢~~ ___________ _ ...•..•..............•..••.•.••..•••..............•...•...•.•.• -•••.•.....•.....• STATE OF WASHINGTON } }ss. Comrty or laNG } I heRby certify dIat I !mow or have AtIsfactoIy evidence dIat WHEX JBN LiN ------------------------ Is the penua(s) who appeared before me, and said penou(s) admowled;ecl dIat (be, she, they) sfped this fusamDeJit. em oath staM tIIU SBB XS . uthorfzed to _ the lastnuueat ad ac:bIowfecf&e1t u the nCB PRBS:tDEN'i It SBCRETARY of WST COAS~S:me .. . to be the free and voIimtary act of melt ~ for the uses and purposes meatlOlled fu this Ioscrument. _ a,.J-q ,?PDt MtMe,~\?u Notary PubfIc In and for the ~ of Wasblagton 20040810002891.003 (e NOTARY PAGE STATE OF WASHlNGrON } } $S. County of } I hereby cerdfy that I now or have satlsfattOrY evIdence that ______________ _ Is the penon(s) who appeal1id before me,. and said penon(s) acknowledged that (he,. site, they) slsned this lDstrumeut and acknGWIedged It to be (bIs. ber, their) free and voluntary act for the uSes and purposes mentioned In this 1Imnuuent. Dated: ______________ _ Notary Public in and for the State of WasIduatcm ~---------------------My 1IPPOIn-expires ____________ _ •••••••••••••••••••••••••••••••••••••••••••• * •••••••••••••••••••••••••••••••••••• STATE OF WASHINGrON } }ss. County of XXNG } I hereby cerdfy that I know or have satISfacCory evidence that GLEN HtING and MB::i:-CllANG mnm Is the pmoa(s) who appeared before me, and said person(s) adcuawledpcl that (he, she. they) slIDell this Instnunenr. au oath Staled that '1'BBY AD: audlortzed to execute the lnitnun-eut-aud-adtuowIedae-----'It-as-the-·TR;;:;wU .. S;;;TBB;;;;;;~S--~-~----- of TBB SBDU.BY AND CLAllDIA HtJHG TRt1ST to be the free aDd voluntary act of sud! part)' for the uses anci purposes mentioned In this Instrument. DatedJ AUgust. 09, 2004· (e Parcel A Exhibit "A" Legal Descnptlon 20040810002891.004 The north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East. W M , In Ktng County, Washington, EXCEPT the east 30 feet and the west 30 feet thereof, EXCEPT the south 100 feet of the west 190 feet of the north harf of the southwest quarter of the northwest quarter of the northeast quarter of Sachon 15, Township 23 North, Range 5 East, W M , In Ktng County, Washington, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Sechon 15, Township 23 North, Range 5 East, W M , In Ktng County, Washington, TOGETHER WITH an easement for Ingress, egress and utlllttes over, upon and across the . south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Secbon 15, Township 23 North, Range 5 East, W M , In Ktng County, Washington, TOGETHER WITH an easement for Ingress, egress and utdrbes over, upon and across the east 30 feet of the west 220 feet of the south 30 feet of said SUbdiVISion Parcel B South harf of the northwest quarter of the northwest quarter of the northeast quarter of Sechon 15, Township 23 North, Range 5 East. WM, In Ktng County, Washington, EXCEPT the west 30 feet and the east 30 feet thereof ParcelC The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Sechon 15, Township 23 North, Range 5 East, W M , In Ktng County, Washington, EXCEPT the east 150 feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof convey~ to Ktng County for S E 128111 Street by Deed recorded May 20, 1964, under Recording Number 5738288 . ParcalD The west 19 feet of the east 150 feet of the northwest quarter of the northwest qu3rter of the northwest quarter of the northeast quarter of Sechon 15, Township 23 North, Range 5 East, W M ,In Ktng County, Washington, EXCEPT the north 42 feet thereof conveyed to Krng County for road by Deed recorded February 3,1965, under Recording Number 5840155 Parcel E The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter In Secbon 15, Township 23 North, Range 5 East, W M , In Krng County, Washington, EXCEPT the north 42 feet thereof conveyed to Ktng County for road by Deed recorded . February 3,1965, under Recording Number 5840155, AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, In Sechon 15, ToWnship 23 North, Range 5 East, W M , In King County, Washington, EXCEPT the north 42 feet thereof conveyed to Krng County for road by Deed recorded February 3,1965, under Recording Number 5840155 END OF SCHEDULE A ce EXHIBIT "B· EASEMENT AND THE TERMS AND CONDiTIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING 20040810002891.005 GRANTEE PURPOSE King County, Washington, a pohtlCaI subdiVIsion Utility and drainage AREA AFFECTED R6CORDED RECORDING NUMBER Portion of Parcel C June 23, 1987 8706230522 this Instrument supercedes that certain Instrument recorded under Recording Number 8704060411 2 EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING GRANTEE PURPOSE AREA AFFECTED RECORDED RECORDING NUMBER AFFECTS King County Utility and drainage Northerly portion of said prermses June 23, 1987 8706230523 ParcelE This Instrument supercedes that certain Instrument recorded under Recording Number - 8704060408 3 EASEMENT AND THE TERMS AND CONDmONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING GRANTEE PURPOSE AREA AFFECTED RECORDED RECORDING NUMBER AFFECTS KIng County Utility and drainage North 5 feet of said premises June 23, 1987 8706230524 Parcels C and D This Instrument supercedes those certain Instruments recorded under Recording Numbers 8704060407 and 8704060411 4 CITY OF RENTON ORDINANCE NO 4612 ESTABLISHING AN ASSESSMENT DISTRICT FOR SANllYAR SEWER SERVICE AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES RECORDED RECORDING NUMBER AFFECTS JUrie21,1996 9606210966 Parcels A. B, C, D and E 5 AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BY RECORDED RECORDING NUMBER AFFECTS REGARDING City of Renton and Centex Homes Apnl20,20oo 20000420000998 Parcels C, D and E Latecomers agreement for mstaillng certain wastewater systems and appurtenances The costs for said Tax Lot IS $16,880 76 plus mterest and penalties, If any 6 RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY 20040810002891.006 Reserving and excepbrig from said lands so much or such portions thereof as are or may be minerai lands or contain coal or Iron, and also the use and the nght and btle to the use of such surface ground as may be n~cessary for mining operatIOns and the right of access to such reserved and excepted minerai lands, Including lands containing coal or Iron, for the purpose of explonng, developing and working the same RECORDING NUMBER AFFECTS 79509 Parcels A, B, C, D and E NOTE No examlnabon has been made to determine the present record owner of the above minerals, or minerai lands and appurtenant nghts thereto, or to determine matters which may affect the lands or nghts so reserved 7 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED RECORDED RECORDING NUMBER GRANTEE AFFECTS May 20,1964 5738288 King County ParcelC 8 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED RECORDED RECORDING NUMBER GRANTEE AFFECTS February 3, 1965 5840155 King County Parcels D and E re Wi R/W ::109 119 -UTIL1TY AND DRAINAGE EASEMENT THIS INDENTURE made this 11th "ay of .-:J~u::.:n:.:;e=-___ ........ , 19~. between HENRY J. ElA~KO AND ADA BALKO, Husband 'lnd wife herelnaf'..er Called £hi ft~XNfO~, and KIng C~un~, washington. a political subdivfslon of the State ·of W&,hfngton. hprefnafter called th~ GRANTEE: WtTNESSETH~ ~ The said GRANi1R. for and in consideration of ~~ ~ lr') . o .. ~~~ ~. valuab1. c9ns'deration. receipt Whereof Is het~6y acknowiedgedr. do by these presents grant ~·unto the safd GRANTEE, fts successors ~nd assfgns, a rfght of way ea3ement for ut~lftfes ~ end drainage fac1'i~ over. through, dcross and under the property herein described,. . "" sftuated In King County. Washir,gton, being more partlcularlyde~crlbed as follows: jl) Thllt portfon.of the .following descrfbed Tract ·X· within a strip of land, lying Southerly of and Gdjolnlng t~e Southerly right of way line of SE 129th Street, as surveyed by Kfng County Survey No. 10-23-5-1, described ps follows: 8eglnning at the Westerly line of said Tract aX· at 4 feet ~n width: Thence decreasing t6 2 feet In width at Engineer's Station 26+50; Thence contfnuing at Z feet fn width to Engineer's Statfon 27+00: Th~n:e fn~reaslng to 4 feet in width to E~ginep.r's Station 27+50; Thence continuing at ~ feet in ~fdth to th~ tasterly lfne of. said Tract ·X." Contains an area of 524 Sq. Ft •• or 0.01 Acres. MIL. REeD F .oe· ~0'522 e CI'lSH5L .,,,,,,,,,,,,,.00 The Northwest 1/4 of the N~rthwest 1/4 of the Northwest 1/4 .of tWe Northeast 1/4 of . Section IS. Township 23 North. Range 5 Eut. W. M •• King Coun~. Washir.l.:oni EXCEPT the East 150 feet: EXCEPT the ~est 30 feet thereof for roadi EXCEPT ~ North 42 fe~t for county road (SE·128th Street). TaIS INSTRUMENT SUPER-CEDES 1'HA1' CERTAIN IN3.:aUMENT RECDRDED UNDER AUDI'lOR'S FILE NO~ 8704060411 • . . Said GRANTEE. fts successors and asslgns. shall have the right at such time as·may he n~:~essary. to enter upon said property for the purvos= of constrUcting. reconstructing, maintaining ,nd repairfng said utfl'j;;ll!s and drainage fact~f1:y. . IN'WITNESS ~:EREOF said GRAK70R has hereunto se~ his hand and seal the day and year first aboveaMl'i~. :i P .0:..,. . . c;a :r:-z.~ __ :~ ~:-".- CD i:"~ .. ~ == ;S~~ . '- Ui ro" ~ . 0 -.... i=<.""'):.I: ST~.OF WASI!N~ ) ~ Ula: ) ss COUNTY OF KING ) On this day 1Iersonally appeared before me fif2...t. .. .11~ -;r cf-adCL az1.OtI~-o and to me known UWthWfn7i1vfduals iiei'Erfbetlln ana who -':e~x~ec:::u::":lte=(..~th=e~w"'1t:'lh:::li!::n-a:::n~al""2'fo::::re=g~or.'n:-:g~lnstrument. and acknowledged that they signed the SdIIII! a5their free and· .:lluntary act and deed, for the uses and purposes therein ment10n .. d~ Given under my han.1 and officfal seal this --'.,,' day of ~ , 19.i.) ·P~o4 -111 , 04eo KinK CountyC>roperty Division mrmtf pUaLtcv.Il'lH'or the State :;'Zl':!:s-sldfng at TEl/DE8 _ ..... _._ .. _------.. ~, -..~ .. ------.-. ! I f I I I /. I - qQ8ftC!S d. leF&8A R/W 2108 619 ~ ,:as INDEN1URE made this DftAlNAGE EAS~NT /~ day o~"'&:" 4.L--' 19 ~7. between Heney J. & Ada BalJco heref nafter ~the GRANTOR. and Ring County. Uasnlngton. a pDlitl~al ~~briiYlslon of the State of Washington. herel~after called ·he GRANTEE: WITNESSHH: The sjlid GAANTOR. for ami in considerat~on .of __ I..".....~t-.:.;I."'.2~{ ...... 7,'-'-{'_._O ________ _ and other valuable conslderar~reCell)twnereor is her{'by ack.,owleager,-d3:o~b~y;'"T1th"c:::s';:e~pre=sel\ts grant unto the said GRANTEE~ its succ"ssors and assigns •. 8 rlgl.t of wa.v easemer,. for a drainage ·structures/dittiresover. through. across an.1 under the property herein described. situated in KIng County. Washington, being more particularly described as ·follows: . ii'e Northwest 1/4 of the Northwest 1;4 of the Northwest of Section 15. Township 23 Nort~, Range 5 East, W.M.; LESS the Easi; 150 feet thereof; and ' l~SS County Road; and LESS coal and mineral rights. and LESS the West 30 feet thereof for rrdd. DRAINAGE EASEMENt: 1/4 of the Northea~t 1/4 87,'04/06 RE.eD F C""~~ISL .uo fW411 A strip t'f land lyin!! Southerly of and adjoining the Souther1y right of "'ay line ~f S.E. 128th Street as surveyed by King County SU'~/ey No. i~23-5-1. de~;ribed as follows: ~eginnlrg at the Weste,'ly property line of the above descrlbed parcel at 4 reAt 1n wid .. ,,; . . thence continuing to 4 feet in width at Engineer's Statio:! 26+00; thence dec:reasing to 2 feet at Engineer's Statier. 26+50. tl,e;,ce continuing at 2 feet in width ai. Engineer's Statio" 27+00; thence incrp.'!sing to 4 feet in 11idth at Engiheer's Station 27+50. thence.continuing at 4 feet in width at the Easterly property line of the above described parcel. Contains an al'ea of 524 sq, ft., or .012 acres, MIL. )VW 2108 -S.E. 128TH STREIT Said GRANTEE, its SUCCdsors undo assigns. shall have the right at such time as may be necessary, to e.,ter upon sale! property for the pur'~ :;e of const;·uctlng, reconstructing. maintaining and repairing said drainage __ structures/ditches IN ~lTNtSS WHEREOF ftrst above written. said GRANTOR has hereunto set his hanp Arrd seal the day.and year STATE. OF WASHINGTON) ) ss COUNTY OF KING j . On· thi daY..J.lerso lly appeared before int ~. iI;' dia.f.4t.-and . . -to me k.nown to t in VI duals dpscribed 1n and who ~cu e e'w nan orego ng lnstrument, ~rf acknowledged that they Signed the same as their· free and voluntary act and deed, for the. uses and .purposes theretn mentioned. Given under my hand and official seal this day of ~ • 19 G'I) Filed For Record At 1 he Request Of 1!to4~T c!.J~.-.l$'~~ •• . ng County Real Property Di,i:;ioR rO~ .n an or the Stat~~~~n, residfng &t RlE/DEi r·· . ·'·'-.~.' .. '.".':'\?""~.-~:r..-.. "'!:'~~~'_'~:;':'t~'-•... ,.-. ~····,,,,,*;'~·.:,",<4;i,,,,"· .... ;:..~"",,:·· --"1 ~.,~~.~ . "f.~' . ; '{a '. '(fL-J. R/w 2108 • ,1 UTILITY & DUIIIAGE E_SfIlEICT THIS liI)~.NTURE made this .ll.1ill-.. day of ~ _. _, i9-B..2.-' !aetween . !lBIY J. ;LKO SN~ AP@ BALlO W/sband and wpe =-¥!etnlfter COUlia t GRAN1. In Ingounty, JalS ngton, I Dol ttcal sUbJivts,n!'~t"-State GJ. Wllhtneton, hereinafter caHed the GRANTEEI . ~r;ij:;! ...... g . '., 25 5':;;; ..... !!! WITNESSETH: <1-Od .~;;f is ~ The Ilid GRANTOR. for and tn constderation of .:..J.Qg, z._" ~ . i;. -<::....:,i s: (f> C'? .'. . 0 0 .Ind ot~1 N valuli61econstderatton. rece'jlt idiereo'is herehi' .Icknowledged. do by tfietji.,riilnts grl It) u ,to ths said GRAHTl:E, its successors and asstgns, r.rtght of way easement for utili ties & .~D;:1n~e Facil~ty over. through, across and ~~der the property hereIn descrtb~d, sttuattJ ~ n ng COunty, WashIngton, beIng more particularly described as follows: C& <:) l'-(lj That portion of the fol,lowing described Tract ·X·· within a strip pf land, lying s?Utherly of and adjoining the Southerly right of wy line of' S.E. 12Bth Str..et, as aurve-ied by King CoUf.ty su..""Vey No. 10-23-5-1, describe<ias follt'Ws: 'Beginning at thE! westerly line of said Tract ·X· at S feet in width; thence continuing at 5 fe'dt in wic2tt, to e:ri<:lineer' .. station 2B-+{)O; Thence decreasing to 3 feet in width at Engineer's Station 26+50;, . " 'l'henc-e continuing at 3 feet in v ... dth to the Eaet17r1y line Of. said 'l'ract ·X· • . "\" !to'S23 . £ .00 C~SHSL 'i ::"': --of ... Sq. pt •• = '.012 Acres • .,., (~'" Tlte west 24-feet of the west 1/2 of the l-lortheast 1/4 of the Northwest 1/4 of the Northwest ~ 1/4 of the Northeast 1/4: . I ~. the Norm 42 {eet thereof conveyed to King County . .fu: road llJlder Deed recorded ::'. February 3, 1965, under Recording No. 5840155: AND TIle East· 131' (eet of tllO Mlrthwest 1/4 of the Northwest '1/4 of the Northwest 1/4 t)f tne Northeast 1/4: . ExCEPT the North 42 feet thereof conveyed to King CountY'· -'or roi!d. undec ~ -rec"rded February 3, 1965, under R'i!COrding No.· 5840155: All"in seCtion'IS; Towr..3hip 23 North, Range 5 East, W.M~, l{ingCo1;Ulty, Was!lingtcn. 'iBiS INsTiwMENT SUPERCEOES '1'IIAT CERTAIN INSTRUMIlNT RECORDED UNDER AIlDlmR' S FIL£: Nl). 8704060408. .Satd GitANTEE,' its successors and assigns, shall have the right at such time as 1liiY be necessary, 'to enter 'upon satd property for the purpose of· co"struct\ng~ reconst.ructlng. lIatntaining and repairing said utilities Q"~ Drainage Facility. 1ft WiTNESS WHEREOF said GRANTOR ~as hereunto set his hand Bnd seal th~ dBY and year fIrst above written. I , I :.~ . r ··_ .. 7 DRAINAGE EASEJ£IIT Tin S INDENTURE m~de thi s 18th da! of ~_'...;I'Ia=,-rcn,,;;,;,; ____ , 19.J!!_. between Henry J. & Ada Balko hereinafter cal1p.d the·SRARfoA. and King County, Wa~hlngton, a political subdtvlslo;;crr-the State of Washington, hereinc:fter called the GRANTEE: WITNESSET~: ~5 "7 ,"" ,,~. rj The sal·1 GRANTCR •. for anrl in consideration of ___ '''-...;,'-'_'"'_.,-=._V_I.-________ _ . and other valua6le conslderation~ receipt whereoT 1sne :Oy acknowledged, do hy these pre~~r ... s grant unto the said GRANTEE. its successors and D:sj~ns, a right of way easement for a drainage .structures/dltchesover. through, across and under the property herein described. situated in KIng County. Wasnlngton. bei~g more particularly described ~s follows: T~e Wt.,;t 24 feet of the Northeast Ii4 of the Northwest 1/4 of the No.·thwest 1/4 Qf the Northeast 1/* of Section 15, Township ~l North, Range 5 East.' W.M •• TOGETHER loaTH the East 131 feet of the Northwest 1/4 OT the Northwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of said Section 15; LESS Cou"ty Road. DRAINAGE ~AS£MENT: A strip of land lying Southerly of and adjoining the.Souther1y ris~t of way line of S.E. 12Sth Street as surveyed by King County Survey No. 10-,3-5-1, ~~~~rihed as follows: Beginning at. the Westerly pr~~erty line of the aboved described parcel at 5· feet in w;dth; thence continuing at S feet in width at Engineer's Station 28+00; thence decreasin!: to 3 reet in width at Engi"aeer's Statio" .. n+50; thence continuing at '3 feet 'in width at the Easterly property line of the . nbove described parcel. Contai.ns Dn area of 473 sq. ft., or .0109 acres, MIL. R/W 2108 -S.E. 128TH STREET 87,'04/0.;. RECi) F CRSHZL ~ .4M-......... . .00 ~0408' D Said GRANTEE, .its succe~sors and assigns, shall have t;le right at such time as may be necessary. to enter upon said property for the purpose of constructing. reconstructing, rnalnts·"ing and repairing said drainage structures/ditches • IN·WITNESS WHEREOF sald GRANTOR has hereu~to set his hand and seal the day and year first above writtrn. STATE O~ WASHINGTON ) ) ss COUNTY OF'KING ) hiSda p~r~"J~~lyappearedbeforeme iJ 11 (Q~uL. and =~~~~~n!c~~~r.=:=r.==-T. to me known to ~in« Yfdu~lbed 1n and who execu e' e n an oregolng ln~trument.· and acknowled~~d that they'signed the same a~ thetr free and volunt~ry act and deed, for the uses and purposps theretn menttone~. (~day of ~ • 19..i!) Filed for Record At The Request Of t:7IA!1 p; ( 0 c:.k . ~.~ 4 N~~a"ilcrfor the .~ .' State ~. residing at K ~ c!.J.to-.ftlS .>It. ~ R'i_t'/DE1' g wunty Real Property Divisjo~ . ' .. Given u"d~r mY hand and offlci,l se~l this .',. b .C4Wi" R,l'tf :t10S t 20 UTILITV AND ·DRAINAGE EASE~ENT THIS INDENTURE made thIs 11th dey of __ J_u_n_e ___ • 19 --..!!.... betwepn BJsNR~ J. BALKO AND ADA BALKO, eusband and Wife herefnafter called the GRANtOR. and ktng County. Washfngton, a polftfcal subdfvhfon of tlte State (Of Washfngtcn. herefnaftqr r.alled the GRANTEE: IfITNESSETH: The said GRANTOR, for and in cnnsfderation of ___ M_u_t_u_a_l_ .. _e_"_e_f_oL_· t_s ______ _ . and other ~alua61e consfder&Eton. recefpt whereof is hereby acknowledged. do by these presents grant untu the said GRANTEE. its successors and as~igns. a rfght of way easement for . . utilitiE's··ana drainage facility over. through. across and under the property herein described. sltu~ted in K1.Ig County, Washfngton. !;!ing more particularly described as follows: The North 5 ieet of t(.e fol!owi!tg: C~5HSL ~he west 19 feet of the Bast 150 feet of the Northwest 1/4 . of the Northwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 15, Township 23 North, Range 5 East, W.M., .ang County, Washington; eXCEPT any portion lying wlthin Southeast 128th Street (the North 42 fGet there(.'L) •. Contains an area of 95 sq. ft., or 0.002 Qcres, MIL. THIS INSTIWMBNT SOPBRCEOEd THAT C"'RTAIN INSTRUMENT llliCORDEO UNDER AUDI'roR' S FILE NO. 8704060401.· . 1100'524 Said .. GRANTEE. Hs successors and assfgns. shall have the right lit such tfme as may be nece~sary •.. to enter. upon said property fDr the· purpose of constructing. reconstructfng, ilafnia1ning and repairing said utilities an!I clrainaga facility. IN !UTNESS WHEREOF said GRANTOR hal. hereunto set his hand ·and seal the day and year ffrst Ilbovewritten. n-t.<" r c~ ~ ~:.:>- . ···z ~ ~ ~::;8 ;.. (/~(.") StlTE OF ~HI~ ) :: '"" t-c""') ss C8!lNTY OF 4N~~ ) ·On this day personally appear-p.d before me lif:'6.tJ f: ~ Ai g. (Jee{/n and , . . ... , to me tnown e 1n v1duals escrt ed n anil' who e~ecuted ~he wit61n and foreg01ng instl"ument. and acknowledged that they o;fgned the SlIm! as tt~1r-. free and voluntary Ict and deed, for the uses. and purposes therefn.mentfoned. Giv~n under my hand and offfcial seal t~fs II . day of -b:n1l . 19 J:) N£~ tlJf~~4n:. . Filed For Recoid· At 111e Request Of ~£J,d n. ha, 41 .. Kin& Count: R'eiil Property DIVISJOll State of-Wlshfng~. resfdfng at C::;~q • ---~' k3E/UEl I , , I I 1 1 ] i 1 'l ~ , 1 1 ! . . ~~--------------------------(e' = (e"-' CERTlFlCAlE WHEN RECORDED RETURN 10: r. the V:;::i~Tsigned. ~ Clerk of the City of Renton, Ww.ingtonr certify tbat tbls is a true Office of the dty d~'rk Renton Munki;,~1 ljul1ding 200 M~'-'enueSouth Rent~" A. 9!1Ofl1 U"1 and correct copy of: !. Q .. t\..:-;: Subscribed and Seal ~ t.? ~ ". ~~:', -,L:: c; 1.:_, --' lW r ... j lU ~ r.n ...., ~ -- -::r -~ ......., • .j,&~ CITY OF RENTON, WASHINGTON -I --ORDINANCE NO. 4612 AN' ORD:mAlfCE OF TBlI: CiTY OF RENTOH, WASBTRGTOW, ESTABL:ESBmG AlI1' ASSESSJmr.l.' D:ESTRICT POR. SAII:ITARY smum. SERVl:CE m A POltTI:Oll 01' TBE SOtJ'rB EIcmLANDS, BEA~ DOWBS, AND JlAPLEWOOD SlJB-BASDrS AND ESTABLJ:SBmG THE AIWONT OF THE CHARGE tJPON CONNECTXON 'l"O "l'Bli: P'AC:tL:IHES. THE Cln COUNCIL OF THE CITY OF RENTON, WASHINGTqN, DO ORDAIN AS FOLLOWS: SECTXON :1: .. There is b.ereby' created a Sanitary Sewer Service Special Assessment Distr~ct for the area served by,the East ~enton Sanitary Sewer Intercepto~ in the northeast quadrant of the City of Renton and a portion of its urban growth area within unincorporated King county, which area is more particularly described in Exhibit "AN attached hereto. A ~p of the service area is attached as Exhibit -B.· The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the , City does not require payment until. such time as the parcel. is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without t~iggering the requirement, by the City, of payment of the charges associated with this district. SICUQR :rI. Persons connecting to the sani tary sewer facilities in this Special ASsessment District and which properties .... ~ "" -, C2 ..... c:r-'"' -.... .. <::2 t.D S ~ "'" .... "'" .." .... ~ ~ "" ,., g -... CD 0 <::2 ..... r-""' .-.. 0-..,. 8 'i ~~------------------------------------------------------............ ... I r 1 I I I • I I I 'II t ORDiNANCE 4612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptorl as detailed in this ordinance, shall pay, in .addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and al.l other uses shall pay a Wlit charge of $0.069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder . CD are included within the boundary legally described in Exhibit "AU I Q and whic~ boundary is shown on tbe'mE~ attached as Exhibit "B.U ... f& .. SEC'l':tON XI1:" In addition to· the aforestated charges, there f5 shall be a charge of 4.11% per annum added to the Per Unit Charge. e:) The ,interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTXON IV. This ordinance shall be effe,ctive upon its passages approval., and thirty (30) days after publication'. PASSED BY THE CITY COUNCIL this'~ day of ___ J=-un_e=-~ __ ~_ 1996 . 2 " I I I '.'> . . ... -..• 1 '. ORDINANCE 4612 APPROVED BY THE MAYOR this 10th day of __ J_u_n_e _____ r 1996. Appro~as to form: .. ~~~~J2.- Lawrence J. Warren, City Attorney i Date of Publication~ 6/14/96 ORD.576:S/20/96:as. I I ! I 3 I I , i i l I • " • I ! t ," Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISmlCT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8.9. 10. 11. 14. 15.16.17,21 and 22 an in Township 23N, Rm?ge 5E W.M. in King County. Washington ' Section 8, Township ~ Range SE W.M. All of that portion of Section 8, Township 23N. Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its intersection with tlle centerline of Sunset Boulevard NE: thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast ~'of said Section 8; thence West along said North'line to the East right-of-way line of SR-405 and the terminus of said line. ' , ' Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9. ToWIiship 23N. Range 5E W.M.lying South and East of the following described Ime: Beginning on the centerline of'NE 7th Street at its intersection with the ~ of Edmonds Avenue NE; thence Easterly along the centerUne of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the Northeast 1.4' of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street: thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, TownShip 23N, R,ange 5E W.M. All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following descnbed line: ' . Beginning on the West line of Section 10 at its intersection with the North line of the South ~ of the North 1h of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line of the Southeast 1,4 of said Section 10; thence East along said North line to its intersection with the East line of said Section 10 and the terminus of said line. f j I ~ i i ~ I t I I "I Legal Description of the 5peml Assessment District fEr the City of Renton -East Renton Interceptor Section 11, Township 23N, Range SE W.M. All of the Southwest IA of Section 11. Township 23N. Range 5E W.M.. Section 14, Township 23N, Range SE W.M. PaKe2o/3 All of that portion of Section 14. Township 23N. Range 5E. W.M. described as follows: All of the Northwest lA of said section. together with the Southwest IA of said section. except the South Y.l of the Southeast ~ of said Southwest lA and creept the plat of McIntire Homesites and 1h of streets adjacent as recorded in the Book of Plats. Volume 58. Page 82, Records of King County, Washington. and except the South 151.55 feet oIthe East 239.435 feet of Tract 6. Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats. Volume 16. Page 52. Records of King County. Washington, less lh of the street abutting said portion of Tract 6, Block I, and less Tract 6. Block 2 of said Cedar River Five.Acre Tracts, less 1h of the street adjacent to said Tract 6, Block: 2, and except the South 82.785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and less 1h the street adjacent to said portion of1ract 5. Block 2. Section 15, Township 23N, Range 5E W.M. All of that portion of Section 15, Township 23N. Range 5E. W.M .• except the Southwest ¥; of the Southwest ~ of the Southwest IA of said section. Section 16, Township 23NJ Range 5E W.M. All of that portion of Section 16. Township 23N. Range 5E W.M .• except that portion of the Southeast 1,4 of the Southeast 1,4 of the said Section 16ly:ing East of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39. page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast lA of the Southeast \4 of the said Section 16 and except that portion of said section lying Southerly of the Northerly right-of-way line of SR-169 (Maple Valley Highway). I Section 177 Township 23N. Range 5E W.M. All of that portion of Section 17. Township 23N. Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying I '--------------------------------------------------- I I £ ~ I ~ i J ~ l ~ , i i I I I I l I I I i ! ; ! I . , I 1 -...,..,.....,~-~-~ ... -:r. ... _...., ........ ___ ........,..., ~------.~.=._= .. ~ _________ .-.~ __ ('e (e Legal Description of the SpeciJZl Assessment District far the City of Renton -FAst Renton Interceptor Page 3 of3 between the South 1ine of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21J Township 23N, Range 5E W.M. All that portion of Section 21. Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the .East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats. volume 39. page 39, Records of King 'County, Washington. . Section 22, Township 23N, Range 5E W.M. AIl of that portion of Section 22, Township 23N. Range 5E W.M ... described as follows: . .All of the Northwest JA of the Northeast ~ of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewoor). Heigh~ as recorded in the Book of Plats, volume 78. pages 1 through 4. Records of King County. WashingtoIL : Together with the North 227.11 feet of the west 97.02 of the Northeast ~ of the Northeast ~ of said Section 22. I I I I • . I i j I I I ; , i ! f • , i I I , I I I ! I i I ; ; j .. Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary .. .. ~cWorb e SA/IITARY SEWERS • Chris~.V-ai. 20 May 1996 '1:24,000 C:... I~: .. -------Itl, Wf'U". (zTJ..2J Spec:irJ Assessment District r , i f ! i ~ I ~ ~ i I I I , I J , , I ! i I i -- Return Addre:.s Cit)' Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 IIII I 20000121111111111 ~IeJTV Il~TaLAG 21." 8 841 IZ .. I lZ' Z3 KI COUNTY I 1M LATECOMERS AGREEMENT Property Tax Parcel Numben See Parcel List page 11 hereof Project File #I PRM-27-0018 Street Intersecbon NE 4th Street Duvall Ave NE to 152no SE Grantor(s): I Grantee(s): I City of Renton, a MUnicipal CorporatIOn J. 1 Centex HomeS LEGAL DESCRIPTION Portions of Sections 10, II, 14 and. 15, Township 23 North, Range 5 East, W M , 10 King County Washmgton, more particularly descnbed on pages 7-10 hereof THIS AGREEMENT made and entered mto thIS date ~ 1, 2.m by and between the CITY OF RENTON, heretnafter refedt()8; "CITY, "and Centex Homes heremafter referred to as "DEVELOPER", WHEREAS, the "DEVELOPER" IS destrollS of mstaUmg certam wastewater systems and appurtenances thereto at. near, or wrtilln the herem below descnbed property and to connect same to the "CITY'S" utlbty or road system(s) so that such unprovements Will constitute an mtegtal part thereof, and WHEREAS, no other property owners or users are presently available to share m the cost and expense of construction of such Improvements, and the parties hereto havmg 10 mmd the proVISions and terms of the "Mumclpal Water and Sewer FaCIlities Act" (RCW 3S 91 020 et seq) WHEREAS, the "DEVELOPER" IS wllhng to pay all the costs and expenses for the Installanon of said Improvements, NOW, THEREFORE, IT IS HEREBY AGREED AND COVENANTED BY AND BETWEEN THE AFORESAID PARTIES AS FOLLOWS The "DEVELOPER" hereby acknowledges and covenants that he IS the owner of the follOWing deSCribed property, to Wit, See Exhibit "A" on pages 7-10 ofmls document and the '''DEVELOPER'' hereby agrees and covenants to cause to have Installed the follOWing desCribed Improvements, to-Wit I 4648 hnear feet of24 Inch PVC C90.0 Sewer MaIO 2 1 16 hnear feet of 12 mch PVC C900 Sewer Mam 3 28 hnear feet of 10 lOch PVC C900 Sewer Mam 4 14 each 60 Inch diameter manholes ex:> CT O"'l ~ = = c::- c--... -l- e::.> ~ ""'J c:::> c--... 2 LATECOMERS AGREEMENT LAG 99-001 City of Renton, a MUOIclpal CorporatIOn Centex Homes . 5 1 each 48 lnch manhole, ,and all necessary appurtenances, and such lIlstallation to be made 10 full compliance with all applIcable codes and regulatIons of the "CITY It The "DEVELOPER" further covenants and warrants that all ,expenses and clanns IDCOnnectlon With the construction and installation of the aforesaid Improvements, whether for labor or matenals or both have been or Will be paId m full, all at the "DEVELOPER'S" expense, and the "DEVELOPER" covenants and agrees to hold the "CITY" hannless from any hablhty 10 connection therewith The "Developer" further certIfies that the total cost of saId constructIOn as herem above speCified IS $1,244,90100 for the above descnbed Improvements See ExhIbIt "A" attached hereto for the map showmg tn outhne the land affected by such charges per the terms of thiS agreement, see Exlllbit "B" attached hereto for the legal descnptlOn of the lands affected by thIS latecomer agreement and See ExhIbit :'C" attached hereto forthe Fmal Assessment Roll The total amount of the cost of saId lDlprovement shall be employed to detennme the pro rata relinbursement to the "DEVEWPERIt by any owner of real estate who did not contribute to the ongmal cost of such improvement, and who subsequently Wishes to tap mto or hookup to or use said factlltJes, which tap or hookup shall Include connections to laterals or branches connectmg thereto, all subject to the laws and ordlDances of the "CITY" and the prOVISIons ofthJS Agreement The method of determlDmg latecomer payments shall be by zoned front foot subject to these latecomer charges. The pro rata cost 15 S 73.71S1 per zoned front foot, [EXCEPT for connection of eXlStlOg smgle family reSidences which shall not exceed $5,104 to connect With any rematnder of the fee to be due and payable at the tnn'e of subdiVISIon or mcreased density ] 3 It 15 'hereby found and determmed that the construction and mstallatlon of saId afore descnbed Improvement IS In the pubbc mterest 4 The "DEVELOPER" hereby agrees and covenants to convey, transfer, and assign unto the "CITY" all , nghts" mterest and title In and to saId Improvements and all appurtenances and accessones thereto, free from any claIm and encumbrance of any party whomsoever, "CITY" agrees to accept and mamtaIn said nnprovement as part of rts present system upon approval thereof by the CIty Engmeer and after inspectIOn of said construction The "DEVELOPER" further agrees and covenants to execute and to dehver unto the "CITY" any and all docwnents mcludmg QUit Claim Deeds and Bills of Sale that may reasonably be necessary to fully' vest trtle tn the "CITY" and to effectuate thiS conveyance and transfer The "DEVELOPER" further agrees and covenants to pay unto the "CITY" such service charges or other charg~s as may' be Imposed by the "CITY" for use of the lIDprovements for which thiS agreement IS granted 5 The "CITY" reserves the nght, WIthout affectmg the valJdlty or tenns of thiS Agreement, to make or cause to be made extensions to or addItiOns of the above Improvement and to allow service connectIOns to be made to said extensions or additions, Without hablhty on the part of the "CITY" 6 No person, firm, or corporatIon shall be granted a permIt to use or be authonzed to tap IDto the faclhty durIDg the penod of 15 (fifteen) years from date hereof, WIthout first paymg unto the "CITY", In additIOn to any and all other costs. fees, and charges made or assessed for each tap, or for the main facliJtles constructed m connectIon thereWIth, the amount reqUIred by the prOVISions of thIS contract except such charges shall not apply to any ex:tenslon of the mam faCIlity See Item 10 FurthennoJ'e, In case any tap, H'DIVISION C,\PROPSERv\P&.P\A!>!>M (~\Cente"LA I £C.OMR DOabh Page 2 '- LATECOMERS AGREEMENT LAG 99-001 7 8 City of Renton, a Municipal Corporation Centex Homes hookup, or connection IS made IOto any such contracted facility without such p,aymenthavmg been first made, the legIslative body of the "CITY" may cause to have removed such unauthorIZed tap, hookup, or connection, and all connections or related accessones located In the facIlity or flght-of-way, and dispose of such unauthonzed material so removed, Without any liability on the part of the "CITY" whatever It IS further agreed, and covenanted that upon eXpiration of the tenns of thIS Agreement, to Wit 15 (fifteen) yearS' from date hereof, plus any extension thereof If granted by City CounCil, "CITY" shall be under no further obltgatlon to collect or make any further sums unto the "DEVELOPER" The decIsion of the Admmlstrator of Public Works or the Admmlstrator's authonzed representative 10 detennlnmg or computmg the amount due from any benefited owner who wIshes to hookup to such Improvement shall be final and conclusive m all respects It IS further agreed and understood that the afore deSCribed Improvements to be undertaken and paid for by "DEVELOPER" have been or. are about to be connected WIth the utlhtles systems of the "CITY", and upon such connection and acceptance by the "CITY" through Its leglSlatlve body,' said e?'tenslon and/or Improvement shall be and become a part of the mumclpal utlhtles This Agreement shall be placed for record WIth the King County Auditor's Office WithIn thirty (30) days of fmal executIon of the agreement 9 Transfer of tttle to all of the Improvements under the latecomer's agreement to the "CITY" IS a pnor condition to the City collecting any latecomer's fee The "DEVELOPER" Will also asSign to the "CITY" the benefit and nght to the latecomer's fee should the "CITY" be unable to locate the "DEVELOPER" to tender any latecomer's fee that the "CITY" has received The "DEVELOPER" shall be responsible for keepmg the "CITY" mfonned of Its correct matlmg address Should the "CITY" be unable to locate the "DEVELOPER" m order to delIver a latecomer's fee. the "CITY" shall undertake an Independent mvestigatlon to detennme the locatlon of the "DEVELOPER" Should the "CITY," after a good f8lth attempt to locate the "DEVELOPER" be unable to do so, the latecomer's fee shall be placed m the SpeCIal DepoSit Fund held by the "CITY" for two years At any ttme Within the two year penod the . "DEVELOPER" may receive the latecomer's fee, Without Interest, by applymg to the "CITY" for that latecomer's fee . After the expiration of the two-year penod, all nghts of the "DEVELOPER" to that fee shall expire, and the "CITY" shall be deemed to be the owner of those funds 10 When the "CITY" has received the funds for a latecomer's fee, It WIll forward that fee. less 15% for a processmg fee. to the "DEVELOPER" wtthm thIrty (30) days of receipt of the funds Funds received by negotiable Instrument, such as a check, wdl be deemed received ten (10) days after delivery to the "CITY" Should the "CITY" fad to forward the latecomer's fee to the "DEVELOPER" through the "CITY'S" sole negbgence, then the "CITY" shall pay the "DEVELOPER" mterest on those momes at the rate of mterest speCified m City Code SectIOn 3-241 (8) However, should the "DEVELOPER" not keep the "CITY" mformed of Its current correct malhng address, or should the "DEVELOPER" otherwise be neghgent and thus contribute to the failure of the "CITY" to pay over the latecomer's fee, then no Interest shall accrue on late payment of the latecomer's fee II \DIVI~ION !.\PROP!.l RV\P&P\AS~M I ~\CentexLA TECOMR DOC\bh . . LATECOMERS AGREEMENT LAG 99-001 City of Renton, a Municipal Corporation Centex Homes . II By Instltutmg the latecomer's agreement the "CITY" does not agree to assume any responsibility to enforce the latecomer's agreement The assessment roll Will be a matter of pubhc record and Will serve as a notice to the owners of the potential assessment should connectIOn to the Improvements be made The ADEVELOPER" has responSibility to momtor those parties connectIng to the Improvement Should the "CITY" become aware of such a connectIOn, It will use Its best efforts to collect the latecomer's fee, but shall not Incur any hablhty should rt Inadvertently fatl to collect the latecomer's fee CITY OF RENTON ~ rrI ~petersen CORPORATE FORM OF STATE OF WASHINGTON) SS ACKNOWLEDGMENT COUNTY OF KING ) Seal must be within box On thiS day, before me personally appeared Jesse Tanner and Marilyn J -.... ,.,. ........... -Petersen to me known to be Mayor and City Clerk of the mUniCipal :' . ,.... -. , ~ ./ oI·~ .. -corporation that executed the wIthin mstrument, and acknowledged slUd .. . , mstrument to be the free and voluntary act and deed of saId mUnIclpal --. ---'" . corporatIon, for the uses and purposes therem mentioned, and on oath stated :--that he/she was authonzed to execUte said Instrument and that the seal affixed IS the corporate seal of said mUDlclpal corporation , ~ ... ~~1V7Vrv Notary Pubhc 1D and for the State ?f Washmgton Notary (Pnnt) M IC.,htl e. tJ eM m «. 11 VI My appolu~lnt expIres . q /1 q I ;nro I Dated H -, ?-v11v H \D[VlSION ~\PROP~ER V\P&P\A )~M r~\CcnlC" LA 1 E:.('OMR DOC\bh PdgC 4 (. LATECOMERS AGREEMENT City of Renton, a MUOIclpal Corporation Ceotex Homes REPRESENTATIVE FORM OF ACKNOWLEDGMENT DEVELOPER STATE OF WASHINGTON) SS , (e LAG 99-001 COUNTY OF KING ) 1-.,.---:--="" ..... ~~r.-"'7"""--'-I I certify that I know or have satisfactory eVidence that Ken"eH1 ij. rr!lt~" _-:--_....,.-.-__ ~~ __ --:-_--:-__ Signed thiS Instrument, on oath stated that <'fshelthey @.were authonzed to execute the mstrument and acknowledged It as the ta)ltS\6rl 'PtrSi_+d of Cu---\(.X HamLS to be the free and valu-n-tary-act-o-'f'-su-c-h--- 1--+.J~.:.r..,."'!SoII~~IL-:!F-~~artJes for the uses and purposes mentioned m the InstrUment t""" II \DIVI~lON ~\rROP~ER V\P&P\A~~M r~\c..l.ntexLA TECOMR DOC\bh PageS --ro ~J -=, -I ...-. en I-- ~ ~ -~. r 1---I en I I I '--- I J 3S 'dAV : I : en . I ~ ~ ~ Po.oJ 0 ! ~ 0100 0 ..... Q) it Q) Po "d > 0 ~ ~ Q) 100 ... 1 Qo..~ c:o ~ ~ en ~ Ia~v ql(~J ~ <: "") ( ~ .J:: I- ~ ~ .) ..q. oJ J f-C\2 , . ~ ~ l-$)I ]a~v q If t ,-.) III \ 1 I lii J---1 1 --... -'" I _. l-I • c-.., l] T If -) .. -~ L b$J ·1 =-> f-----j----J c.) ,:;, "" .. ~-. f": I i 1 ~ i I lSJl I I i I I f- t;:=:;:-i---+_-.l...---l-c--t---T--I - --1 I TI :-f:"Y i I ... ~ .... ~ I ... k" -~ -" .. _ .. ... -...... (e EXHIBITB Centex Latecomer Legal Description I hose portions of 51ectlons 10, II, 14, and 15. allm TownshIp 23 North, Range 5 East. W M. In Kmg County. Washmgton described as follows BEGINN ING at the south quarter comer of said Sectton 10, said south quarter comer bemg a pomt wlthm the Right-of-Way ofSE 1 28th Street. Thence westerly along the south hne of saId Section I O~ to an Intersection WIth the southerly extensIon of the easterly Right-of-Way margm of Duvall Avenue NE and the True Pomt of Begmmng, 0::: Thence northerly along ')ald southerly extensIon and easterly Right-of-Way hne, to an mtersectlon wIth CT cr the north hne of the southeast quarter of the southeast quarter of the southwest quarter of saId SeCtIOn 10, c:::> C"") ~.::' 'Thence easterly along saId north Ime to an mtersection With the east hne of the southwest quarter of saId C"' Sect\on lO. c--J ;;:~ Thence contmumg easterly along the north Ime of the west half of the southwest quarter of the southwe!>t quarter of the southeast quarter of said Section 10 to the northeast comer of saId SUbdiVIsIon. Thence southerly along the east Ime of saId subdIVISIon to an mtersectlon WIth a Ime 210 feet south of and parallel WIth the north hne of the southwest quarter of the southwest quarter of the southeast quarter . of saId SectIOn I 0 TIlence easterly along saId parallel hne and ItS easterly extension crossmg 142nd Avenue SE to an mtersectlon WIth the easterly nght of way margm of saId 142nd Avenue SE, . Thence I~ortherly along said easterly nght of way margm to an mtersectton WIth the ~orth Ime of southeast quarter of the 'iouthwest quarter of the southeast quarter of saId Section 10, Thence easterly along said north Ime to the northeast comer of saId SUbdIVIsIon. Thence contmulOg easterly along the north hne of the southweSt quarter of the southeast quarter of the ~outheast quarter of "aid Section 10 to the northeast comer of saId subdiVISion, TIlence contmumg easterly along the north hne of the southeast quarter of the southeast quarter of the ,>outheast quartel of ~ald 'Section 10 to an IIltersectlOn WIth a Ime parallel WIth and 150 feet westedy of the east l\I1e of ,>,lId ~\IbdIVI!:>lon, Thence ,>outherly along "aId parallel Ime to an IIlter<>ectlon With a Ime parallel With and 210 teet northel Iy of the 'iouth Ime of Sdld ~ectlon 10, . I hence ea~telly along ."lld palclllellme and Its eac;terly exten~lOn clOssmg 148th Avenue SE, entellllg ~clld 4;)ectlon 11. to <in IJltel~ectlon With the easterly right OfWdY margm of saId 148th Avenue SE, ( • . ll..nll .. x L,tll..l..omer Legal DC\l..rlpllOn p.tgl.. 2 (i Thencenoltherly along saId easterly right of way maJgm ofsaldJ48th Avenue SEso an mtersectlOn wIth the north Ime of the southwest quarter of the southwest quarter of the southwest quarter of the southwest quarter of saId SectIon J I. Thence easterly along said north hne to the northeast corner of said subdivIsion. Thence southerly along the east Ime of said subdivIsion to an intersection with a Ime 7 5 feet southerly ot and paraliel WIth the north Ime ot the southeast quarter of the southwec;t quarter of the southwec;t qUell tel of the southwest quarter of saId SectIon II, TIlence easterly along said parallel Ime to an mtersectlOn With the east hne of said subdIvIsIon, a::t O"'l Thence northerly along the west hne ofthe east half of the southwest quarter of the southwest quarter of en said Section II to the northwest corner thereof, c:;:) Thence contlnumg northerly along the west I me of the southeast quarter of the northwest quarter of the southwest quarter of saId Section 11. and Its northerly extensIOn to an intersection with a Ime 15 feet northerly of and parallel wIth the north Ime of siud subdivISion, TIlence easterly along saId parallellme to an mtersectlon with the north-south centerhne of the southwest quarter of said Section II, Thence southerly along saId north-south centerltne to an intersectIon WIth the south hne of saId SectIon I I, bemg a pomt wlthm the right of way of SE 128th Street, Thence continuing southerly along the north-south centerlIne of the northwest quarter of said SectIon 14 to an mtersectlOn WIth the SOUdl Ime of the northwest quarter of the northwest quarter of said SectIon 14 Thence westerly along said south Ime to southwest comer of saId subdIvISion and an mtersectJon WIth the easterly TIght of way margin of I 48th Avenue SE, Thence northerly along said easterly right of way margm to an mtersectJon WIth the easterly extensIOn of the south Ime of Tract 4, Black Loam Five Acre TractS accordmg to the plat, thereof recorded In Volume J 2 of Plats, page 10 I, records of Kmg County WashlOgton, Thence westerly ellong said easteily extension and "outh Ime to dn mtersectlOn With the easterly lIght 0\ way margm of 146th Avenue SE Thence 1101 therly ,dong c;ald eru.telly mal gm to dll II1terseclion With Ihe ea~telly exlen~101l of the <'()lIlh J me ot the northeast quarter of the ea"t half of Tract 2. of said plat. Thence westerly along said extensIOn and south Ime to the southwel>t COl ner ot said subdivISIon. I hence nOlthelly "long the west Ime 01 ~ald ~ubdlVlslon to dn intersectIOn with" IlIle pdlallel WIth dnd 142 teet southerly ot the north hne of said Tlact 2, l • ,-) ,..~, t L1It~" I ,1Ic..c..<llnLl I .. e.11 I X'l nptllln p.l!!~ 1 (i Thence westelly along said parallellme a distance of 75 feet to an IIltersectJon' with the east line of the west half of the west halfofthe east halfof said Tlact 2. Thence southerly along Sdld east lme to an \\ltel section with the south Ime of the north 150 feet of said subdivIsion. 1 hence we<;tell} along sdld south Ime to an mtersectlon wIth the east Ime of the west half of said Tract 2, rhence southerly to the southeast corner of saId ~est lu~lf. Thence westerly along the south hne of !>aId west half to an mtersectlon with the easterly nght-of-way malgm of 144th Avenue SE. Thence contmumg westerly to the westerly nght-of-way margan of said 144th Ave SE at Its intersection with the south hne of the north half of the northeast quarter of the northwest quarter of the northeast quarter of said SectIon 15, Thence westerly along ~ald south hne, to the southwest corner of saId subdIvIsIon, said southwest corner also bemg the southeast comer of the north half of the northwest quarter of the northwest quarter ofthe . nOI theast quartel of said Sectton 15. Thence contmu mg westerly along the south I me of saId north half of the northwest quartet of the nOI thwest quarter of the northeast quartel of said SectIOn 15 to the southwest corner thereof. . Thence contmumg westerly along the south line of the north half of the northeast quarter oftl1e northeast quartel of the northwest quarter of saId Section 15 to an mtersectlon With it hne parallel WIth and 230 feet west of the east Ime of said subdiVISIon. Thence nOI thedy along ~Id parallel I me to an mtersectlOn With a Ime parallel With and 190 feet south of the north tme of saId SectIon IS, nlence westelly along said parallel Ime to an mtel section With a Ime parallel With and 330 feet west of the east Ime of the northwest quarter of saId Section 15. n,ence southerly along saId parallel Ime to an mtersectlon With the south hne of the north half of the nOl thea ... t quartel of the northeast quartel 01 tJ:ae northweo;t quarter of said Section 15. Then<..e westerly dlnng '>ald south hne to an IIlterc;ectlon With a Ime parallel WIth and 110 feet eastelly of the wc'>t Imc 01 "aid ... ubdlvl<;lon. rhcnce northelly dlong "aid p,lIalleJ Ime to an lIlter'>ectlOn WIth a Ime parallel With and 90 feet nOJth of the \oulh Ime nl<',lId ... ubdIVIC;101l - 19.h I 1)<) = C7t en = -~ ~ , <. • '"~ ( t..1l1t. '\ I ,11t..t.tlllll.1 1 t..g,11 ()c<,t..npllQo l"'!!-t. 4 111cllce ecisterly along said palallel hne to an lIltersectlon with a Ime parallel with apd 150 teet ea~terly ot the west hne of said subdivIsion, . Thence northeJly along Sdld palaJleJ Ime to dn mtersectlOri wIth the south Ime of saId SectIon 10, Thence westerly along saId south Ime to the True. Pomt of Begmnmg Centex Latecomer Parcel List Developer's Property: Wmdwood 112305-9011 112305-9029 Parcel #1: 102305-9032, Parcel #21: 152305-9040 102305-9351, Parcel #22: 152305-9132 102305-9425 ParcellA: 102305-9047 Parcel #23: 152305-9061 ~ Parcel #2: Wmdsong ~ Parcel #24: 152305-9045 en 102305-9024, c..:> --, 102305-9027, Parcel #25: 152305-9019 t • 102305-9274, r, Parcel #26: 152305-9047 ~J 769560-0010 , -, Parcel #3: 102305-9035 Parcel #27: 152305-9148 C"> Parcel #4-102305-9167 Parcel #28: 152305-9033 , ..j c-> Parcel #5: ("'-.l 102305-9142 Parcel #29: 084710-0015 Parcel #6: 102305-9103 Parcel #30: 084710-0015 Parcel #7: 102305-9041 Parcel #31: 08471 0-00 14 Parcel #8: 102305-9040 Parcel #32: 084710-0024 Parcel #9: 102305-9304 Parcel #33: 08471 0-00 19 Parcel #10: 102305-9039 Parcel #34: 084710-0022 Parcel #11: 102305-9016 Parcel #35: 084710-0020 Parcel #12: 102305-9206 Parcel #36: 084710-0005 Parcel #13: 112305-9015 Parcel #37: 084710-0006 Parcel #14: 112305-9018 Parcel #38: 142305-9016 Parcel #15: 112305-9020 Parcel #39: 142305-9021 Parcel #16: 112305-9030 Parcel #40: 142305-9020 Parcel #17: 152305-9145 Parcel #41: Maplewood Parcel #18-152305-9112 142305-9004, 142305-9017 Parcel #19: 152305-9002 Parcel #20: 1 52305-9096 Type .-~ (. EXHIBIT "e" CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Wastewater UtIlIty Improvements Total Cost $1,244,901 00 Assessment DistrIct 27-0018 Total ZFF Cost Collection Lme $1,244,901 00 16,888 $737151 Total ZFF (feet) Cost per ZFF Property Namel Address of Owner ZFF Assm't QO Identtficatton en ~~~==~~~~~ ____________________ -L ______ ~ ____________ ~ en c:::t c..., ~ CJ -- ~ Parcel II 1 (:::J KC Tax Act II r..> r"'I Legal Descnptlon. ParcellllA KC Tax Act II . Legal DescnptIon WASHINGTON RESTAURANT PROPERTIES PO BOX 21926 3926 Seaule, WA 98111 102305--9032, 102305-9351, 102305--9425 793 $58,45607 Parcel A LOT 1 OF CITY OF RENTON SHORT PLAT NO LUA 98-082 SHPL RECORDING NO 9809149003 Parcel B PARCEL 2 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO LUA 98-007 LLA RECORDING NO 9803099022 Parcel C PARCEL 3 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 98-007 LLA RECORDING NO 9803099002 NORWEST PACIFIC ASSOCIATES 702 Honeysuckle Dnve Mt Vernon, WA 98273 102305-9047 290 $21,3n 41 PARCEL 1 OF CITY OF RENTON BOUNDARY LINE ADJUSThfENT NO LUA 98-007 LLA RECORDING NO 9803099022 CD (7J t:""l ~ => -' c. "-I -~- C") -:-> ~.J ,-oJ ,......, Property IdentIficatIon Parcel # 2 KC Tax Act # Legal Descnptlon Parcel # 3 KC Tax Act # Legal Descnptlon Parcel # 4 KC Tax Act # Legal Descnptlon Parcel #5 KC Tax Act # Legal DescnptlOn FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WlNDWOOD] Name! Address of Owner ZFF Assessment Wmdsong Cenlex Homes 2320 130th Avenue NE, SUite #200 Bellevue W A 98005 102305-9024, 102305-9027, 102305-9274, 769560-0010 1,639 $ 120,81909 Parcel A E 112 OF SW 114 OF SW 114 OFSE 114 LESS N 210 Ff LESS S 220 Fr LESS CO RD Parcel B W 112 OF SE 1/4 OF SW 114 OF SE 114 LESS N 252 FT LESS CO RDS Parcel C N 252 FT OF W 1/2 OF SE 114 OF SW 1/4 OF SE 1/4 LESS CO RD Parcel D SERENE SLOPE·ADD ENTIRE V AC PLAT INCL VAC 140TH PL SE JOHN MCTIGHE +ETAL 24929 267TH SE RAVENSDALE WA 980S 1 102305-9035 520 $38.33186 E 112 OF SE 1/4 OF SW 114 OF SE 1/4 LESS E 90 FT OF W 120 FT OF S 160 FT LESS CO RD JOHN R MCTIGHE +ETAL 24929 267TH SE RAVENSDALE WA 98051 102305-9i67 89 $6,560 65 E 90 FT OF W 120 FT OF S 160 FT w, wOF E 112 OF SE 1/4 OF SW 1/4 OF ;" ·SE 1/4 LESS CORD DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 22651 SE 56TH ST ISSAQUAH W A 98029 102305-9142 217 $15,99618 LOT 2 OF KC SHORT PLAT NO SnOI2 RECORDING NO 7712010905 co a- CT' «:::J '::"a, , , -, C'l .;-3 c) I.. :> r..;; ~ Property Identlficanon Parcel # 6 KCTaxAct# Legal DescnptIon Parcel (I 7 KC Tax Act # Legal Descnption Parcel # 8 KC Tax Act # Legal Descnptlon Parcel II 9 KCTax Act # . Legal DescnptJo~ Parcel # 10 KC Tax Act # Legal Descnpnon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL. 'CENTEX LATECOMER [WINDWOOD] Namel Address of Owner ZFF Assessment DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 2265 1 SE 56TIl ST ISSAQUAH WA 98029 102305-9103 106 $1,81380 LOT 1 OF KC SHORT PLAT NO 817012 RECORDING NO 7712010905 BENNIE 1 +BARBARA 1 REID 14412 SB 128TI1 ST RENTON WA 98056 102305-9041 280 $20,640 23 B 112 OF W 1/2 OF SW 1/4 OF SE 1/4 OF SE 114 LESS CO ~ LESS W 12 FT TIlOF BALESLP 306.40 PacIfic Hwy S, lID Federal Way, WA 98003 102305-9040 S08 $31.44128 B 112 OF SW 114 OF SE 114 OF SE 114 LESS E 100 FT OF S ISO FT LESS CO RD BAlES LP 30640 PaClfic Hwy S, #D Federal Way, WA 98003 102305-9304 96 $1,0166S E 100 FT OF S 150 FT OF SW 1I4 OF SE 114 OF SE 114 LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway. #308 Seanle, WA 98188-3302 102305-9039 603 $44,45022 W 112 OF SE 114 OF SE 114 OF SE 1/4 LESS CO RD ESMT P S P & L CO TRANS LN Property Identification Parcel # 11 KC Tax Act # Legal Descnptlon Parcel # 12 KCTaxAct# Legal'DescnptJon Parcel # 13 KC Tax Act # Legal DescnptIon Parcel # 14 KCTaxAct# Legal DescnptIon Parcel II 15 KC Tax Act # Leg~l Descnptlon FINAL "e\ ,/ ( (e CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name! Address of Owner RIBERA-BALKO ENTERPRISES 16400 Southcenler Parkway, #308 Seattle, WA 98188·3302 102305·9016 SE 1/4 LESS E 150 FT LESS CO RD AI Ben McEvoy Sally gall McEvoy 18321 SE 147110 Place RENTON WA 98059 10230S·9206 ZFF Assessment 329 $24,25228 129 $9,509 2S E 150 OlFT MEAS ALG S l..N OF S 210 Fr OF SE 114 OF SE 1/4 LESS CO RDS RffiERA-BALKO ENTERPRISES 16400 Southcenler Parkway, 6308 Seattle, WA 98188-3302 112305-9015 381 $28,08546 SW 114 OF SW )/4 OF SW 1/4 OF SW 1/4 LESS eo RDS LEss CIM RGTS ESMT P S P &L COTRANSLN CECIL K MULLINS 18631 1 20TH AVESE RENTON WA '98058 112305·9018 $15,25903 W 112 OF SE 1/4 OF SW 114 OF SW 1/4 OF SW 1/4 LESS N 75FT LESS elM ROTS LESS CO RD ESMT P S P & L CO TRANS LN CECIL K MULLINS 18631120m AVE SE RENTON WA 98058 112305-9020 207 $15,25903 E 112 OF SE 1/4 OF SW 114 OF SW 1/4 OF SW 1/4 LESS N 75FT LESS eo RD LESS elM RGTS ESMT PSP & L CO TRANS LN 00 en en c::> c· (. t , r·J .. - ~ ... .:> r.:) '"' Property Identification Parcel # 16 KCTaxAct# Legal Descnptlon Parcel # 17 KC Tax Act # Legal DescriptIon Parcel # 18 KCTaxAct# Legal Descrzptlon ParceJ # 19 KCTaxAct# Legal Descnptlon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Namel Address of Owner ZFF Assessment cHARLES LACKEY POBOX 2198 RENTON WA 98056 112305-9030 170 $12,531 57 S 378 8 Fr OF W 12S FT OF E 112 OF SW 1/4 OF SW 114 LESS CO RD SUBJ TO ESMT TRANS LN RIW LESS C/M RGTS Mr Vangaard-Renton ll..C 14100 SE 36Il10 Street, #200 Bellevue W A 98006 152305-9145 220 $16,21733 N 112 OF NE 114 OF NE 1;4 OF NW 114 LESS E 330 Fr LESS W 150 FT L Y N OF LN 90 Ff N OF S LN SD N 112 LESS W 110 FT OF S 90 FT LESS CO RD LESS CIM RGTS JAMES Jj & PAULA MONTGOMERY 2807 BURNETT A VB N RENTON WA 98056 152305-9112 lOS $7,74009 W 100 FT OF E 330 FT OF N J90 FT OF NW 1/4 LEss CO RD &. LESS elM RGTS ROBERT & PAMELLA MINKLER SLUMMIKEY BELLEVUE WA 98006 152305-9002 294 $21,672 2S E 230 FT OF N 112 OF NE 1/4 OF NE 1/4 OF NW 114 LESS CO RD LESS CIM RGTS co en en c:> .:-l ~-, C) C",J -r -- c-J '-_:.0 C-..,:) f"'.,j Property IdentificatIOn Parcel # 20 KC Tax Act II Legal Descnptlon Parcel 1121 KC Tax Act II . Legal Descnptton Parcel # 22 KC Tax Act # Legal Descnptlon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Namel Address of Owner ZFF Assessment WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUST) 14009 SE 12gth Street Renton, WA 98059 152305-9096 229 $16,880 76 NW 114 OF NW 1/4 OF NW 114 OF NE 1/4 LESS E 150 FI' LESS CO RD LESS CIM RGTS W 30 Fr FOR. R.D WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUST) 14009 SE 128111 Street Renton, W A 98059 152305-9040 38 $2,801 17 POR SE 1/4 OF NW 114 OF NE 114 BEG NW COR SD SUB TH S 88-22-52 E ALG NL Y LN 30 FT TH S ()()"28-40 W 200 FT TH ELY PLW NLY LN 300 7 FT TO TPOB TH CONTG E 300 7 Ff TO PT 30 Fr W OF 'ELY LN TH S 00-25-28 W n6 91 Ff TIl N 88-24-50 W PLW SLY LN 300 8 FI' TH NL Y 227 09 FT TO TPOB LESS CIM RGTS & LESS N 117 FI' OF S 187 FT OF E 250 FT THOF WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUST) 14009 SE 128111 Street Renton, WA 98059 152305-9132 169 $12,45786 W 24 Ff OF NE 114 OF NW 114 OF NW 114 OF NE 114 & E I3l FT OF NW 114 OF NW 114 OF NW 114 OF NE 1/4 LESS CO RD c.%'> rrJ c-I = ., C'..I ':-.. ~ <-J <-> r-.I Property IdentIficatIon Parcel # 23 KC Tax Act # Legal Descnptlon Parcel # 24 KC Tax Act # Legal DesCrIptIon Parcel # 25 KCTaxAct# Legal Descripnon Parcel # 26 KC Tax Act # Legal Descnptlon Parcel # 27 KC Tax Act # Legal Descnpnon ANAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD) Namel Address of Owner ZFF Assessment DANIEL F MEDDAUGH 14013 SE 128TH ST RENTON WA 98059 152305-9061 210 $15,480 18 W 112 OF NE 114 OF NW 114 OF NW 1/4 OF NE 1/4 LESS W 24 Ff LESS CO RD PATRICIA A BANASKY 463 Ferndale Avenue NE RENTON WA 98056 15230S-9045 174 $12,82643 E 112 OF NE 114 OF NW 114 OF NW 1/4 OF NE 114 LESS CO RDS LESS CIM RGTS HOW AJU) V BANASKY 1401 N 26TH ST RENTON WA 98056 152305-9019 352 $25,947 n W 217 5 FT OF N 112 OF NE 114 OF NW 114 OF NE 1/4 LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, 6308 Seattle, WA 98188-3302 IS2305-9047 317 $23,36769 N 112 OF NE 114 OF NW 114 OF NE 1/4 LESS W 277 SFT LESS E 135 FT LESS CO RD LESS CIM RGTS ROBERT E LEVY 8103RDAVE #414 CENTRAL BLDG SEATTLE WA 98104 152305-9148 38 $2,801 11 W 30 FT OF E 135 FT OF N 112 OF NE 1/4 OF NW I (4 OF NE 114 LESS CO RD , , Property IdentIfication Parcel I 28 KC Tax Act I Legal Descnptlon Parcel I 29 KC Tax Act I Legal Descnptlon Parcel f/30 KCTax Actl' Legal Descnptlon Parcel # 31 KC Tax Act f/ Legal Descnptlon Parcel # 32 KC Tax Act # Legal Descnptlon ANAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODl Name/Address of Owner ZFF Assessment ROBERT E LEVY 810 3RD AVE #414 CENTRAL BLDG SEATTLE WA 98104 152305-9033 109 $8,03495 E 105 Ff OF N 112 OF NE 114 OF NW 114 OF NE 114 LESS CO RDS CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084710-0015 185 $13,63730 Tract 2, BLACK LOAM FIVE-ACRE TRS W 112 LESS E 158 FT LESS CO RD CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084710-0016 128 $9,435'54. Tract 2, BLACK LOAM FIVB-ACRE TRS W 98 FT OF E 158 FT OF W:I12 LESS CO RD CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084110-0014 78 $5,74978 Tract 2, BLACK LOAM FIVE-ACRE TRS E 60 Ff OF W 112 LESS CO RD C ROBERT mORNTON 6824 19h5t W Umverslty Place W A 98466-5528 084710-0024 77 $5,67606 Tract 2, BLACK LOAM FIVE-ACRE TRS N 150 FT OF W 112 OF W 112 OF E 112 LESS CO RD co en en ,--:::J _-1 Property IdentificatIon Parcel # 33 KCTax Act # Legal DescnptlOn Parcel # 34 KCTax ActD Legal Descnptlon Parcel # 35 KCTaxAct# ·Legal Descnptlon Parcel # 36 KC Tax ActD Legal DesCription FINAL it. ..---..... CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Namel Address of Owner BALESLP 30640 Pacific Hwy S, #D Federal Way, WA 98003 08471~19 ZFF Assessment 76 $5,60235 Traa 2 BLACK LOAM FIVE-ACRE TRS N 130 FT OF E 75 FT OF FOLG W 112 OF E 112 LESS N 12 FT FOR RD QUANG T DO + PHUNG K CHUNG 14419 SE 128TH ST RENTON WA 98059 084710-0022 86 $6,339 SO Tract 2, BLACK LOAM FIVE-ACRE TRS NE 114 OF E 112 LESS E 68 FT LESS CO RD QUANG T DO + PHUNG K CHUNG 14419 SE 128111 ST RENTON WA 98059 084710-0020 70 $5,160 06 Tract 2, BLACK LOAM' FIVE-ACRE TRS E 68 FT of NE 114 OF E 112 LESS CO R.D RIBERA-BALKO ENtERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 084710-0005 08471(H)()10 $71,35624 That Portion of Tracts 1 & 4, BLACK LOAM FIVE-ACRE TRS W 1/2 OF 1 LESS W 120 FT OF E ISO FT OF N 160 FT & W 112 OF 4 LESS CO RD, ALSO, E lh LESS that portion dedicated as streets c:o CTl en = C.J L J ( , c--.I --.:::;, '::"l " c..:J c-:;) c--.I Property Identdicatlon Parcell 37 KCTaxAct# Legal Descnptlon Parcel # 38 KCTaxAct# Legal Descnptlon Parcel # 39 KC Tax Act # Legal Descnpuon Parcel # 40 KC Tax Act # Legal " DescnptlOn Parcel # 41 KC Tax Act # Legal Descnptlon FINAL ·re '(e CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODI Namel Address of Owner ZFF Assessment Iudy Patrick 3604 NE gch Street Renton W A 98056 084710-0006 126 $9.288 11 Tract 1, BLACK LOAM FIVE-ACRE TRS W 120 Fr OF E ISO Fr OF N.I60 FT OF W 112 LESS CORD BaIJmder & Rashpal ButtaI' 671 Bremerton Avenue NE Renton, WA 98059 142305-9016 S99 $44,15536 N 500 FT OF W 112 OF NW 1/4 OF NW 114 LESS E 225 FT LESS Vi 30 FT LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 142305-9021 511 $31,66843 E i25 Fl' OF N 96& Fl' OF W III OF NW 114 OF NW 114 LESS CO RD Daniel S Iohnson 15051 SE 128'" Street RENTON WA 98059 142305-9020 S99 E 112 OF NE 114 OF NW 114 OF NW 114 LESS CO RD Maplewood FINER HOMES INC 1215 120TH A VB NE #201 BELLEVUE WA 98005 142305-9004, 142305-9011 2,093 $44.15536 $154.2851S Parcel A W 112 OF NE 1/4 OF NW 114 OF NW 114 & SE 1/4 OF NW 114 OF NW 114 LESS CORD Parcel B W 112 OF W 112 OF NW 1/4 LESS POR OF N 500 FT LYE OF E LN OF W 30 FT OF SO SUBD LESS E 225 Ff OF S 468 FT OF N 968 Ff OF SO SUBDIV ex: CT" Property IdentIficatIon Developer Property ~ KC Tax Act # r-Legal DescnpUon l.:::- FINAL Ire CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name! Address of Owner Centex Homes 2320 130th Avenue NE, SUIle #200 Bellevue W A 98005 112305-9011 112305-9029 ZFF Assessment 2,473 $182,29750 Parcel A E 112 OF SW 1/4 OF SW 1/4 LESS W 125 Fr OF S 378 8 Ff LESS CO RD Parcel B SE 114 OF NW 114 OF SW 1/4 ALSO S IS Ff OF N 112 OF NW 114 OF SW 1/4 LESS CO RD "', .. ' ~. I· I· i,-· V; ~. '·t ;. i :.: .. 1.1 .~ re ; ':'r NtI,.,lrem, Pat:ific Railroad Com- parl)'" corp muJ Ad of c,mg. en/illd "An Ad Granting Lds wait! iN I/le amstnu:tnofa R.R. arut Telg-. Line from LA Sup. 10 PI/gel Sd on tile PM. Co~/6jt Ike Norllm rtlltte." apjnIiJ /Uly 2-6/. F. p . . and tke . Cerifral Trust COJItpanJ', oj NCR! York, a eorpflnd laws tlf·N. Y., . T"!"lec.·rint/ mtg~or D~ of Trust · ni4de.~F:p .• Did/an. r-8r, S.p. ~~jfr ·7..,.tU. . .;p. (ot't:r) ,etllllpa,.ed 'IlfitJi ",~(,,;*"tli of .... rtIeo: and illj;natllrea Porlr CIawoo: And Sea:" FOIf* .IIA aOTtP','>!' M. ('. W. 1------------ ~~~~~~~~--------------------------------_.--._----_.-,,"''''.-.-'--; ~.;.;..;..*-'-';-~-,---~-',--'--,.--'----'-.-.--------.------ ·.f -. . ______ . _________ . _------.J ,"til '. £;iltioallt. :'l1li k =~t:n fAa! /n."I. roai,!g!!!f!'!.t! sid}})!. ard./Hnily ot: :ld "I I?i'ed4r.!.Di sd t.."!!'P!!Z (.:oj Untl iJaIi., flJlui alio: man ina/. illSt. ~s spd and sId /Jy aut/uJrily oe Btl tJ.' Direl'lDIT of sd (ftml~. • ... :-" ....... -.-.-.--1_ ••.• 'or~" -....... ~.-.' ' .... -". -..... ' .. -..... - -----~ ! ! " '.:l~: :.:: :'1 Db (NORTHEI'IlN PACI ... IC lltl:Ii:J:J. I'urm .16 II.) r.: •• _._;-:-. -'\:'" WJaa., Fp Ulld stl Act qf COllg. is grant co of certr< Ids ia St. of w. & md to Sp a mill of sd Ids in tr:St lor p~ iiJ.,,-.iJ, tit'll Jan 1-81 recd In ollicB "/ Sectq "I Interior at Wa .• llington, and whaR. it iN providd in stl mtn thaC • .,hali at·~U times bll at liberty to seU any of sd Ids. nat bd appraised value. Ii Ul'On. deposit of proceea$ Illith Sp it shall rels . thfJd so sold &; pdlar, from lion of slOnto ; and. whas. Fp hn:; sold l!p the ill hinfir dschd f.fi of sd mtO./llr price "I"''!! spe/d bg not les! than appraised t·allle approt,d by Sp. nnd Sp--I~a8 b~"(lml' port.y heNt%r the fI"rps of rE'ieQsg ld . -_ lib .1I41rm UB'4,OJ stl mtg I -. <;,:' ~ If< _. F &; Splllly vlrtwl oj' powers in stl meg. and in CIIIlS of $ .. () ~ . .o . 1'1 f: p II! by it to ~p I'd, Do. g b .~ n r (; (; -to .pha·th6/o1g des. lt1.in KG' W'; (ouer) . Y,,' ,. Reshlg Ii ezcptg Irm sit ds,'bd proms. so milch &. sell. pllrts tb.n! flS arE' or mali lie minpralldl!. or I'rmfain I:oal or iron &. r, 1" .' -. alao. elle-a,a 01 seh surlu", grd as may be lUIC6ssargfor rr.ining nperatns & the rt 0/ IlCre.,sJor pi#rpl' 01 rxploring dtllcl-•. -~ --\l~~m;U-~.aa;;:ip O~ld e~tdq thro the Sin for 1:/I.",lIrll 0/ sd'_sirii( ~(1~ as mag be wit 'tin sd dSC~,.eTn8i .. ,,' :. 5 fT: 200ft·oid qf~e 101 Nor. PlcAJ..R·or aT/.1J (l~nches. ~edfor rt or ""-=.' I of Bd .' or any bratrr:h has "n, or sfdHHte. located on. or within less1bfi 200 It 0.1. . Ii cLr qf all ~nc"",brcmee8 ;cept ta.;:s find assessmts (lecrd Sinc6 .... tf....~'?t1rIPon tha con- (t;r.'Bile,rvatns a..forsd ; G. W. by F. p. zcpt taXII Ii asse$smts as ,,'or8d. -/-' . . these prests to be sealed roith their respective t:Orp seals. - NB1JTHERN PAt;lFic RAILROAD COMPANY. Ry .~~;;?~~~Viee~Pr"sid~nt; CE:;:.~~~ft:;;~;;;;:~~H; _ BY.6~L.7/( .. ~~.~-~dL.,.2nd flc:J-Prest. . r4,/.( .''/"'' ~ -~ tY .4tt, ... , .. :-... C/ "',,-7. . .<."-:(.~ ... '" '~~_";' .•.. Ser.y. , . ~ • ,--.) :. , :.," - ... : ~. !~ ... :. ! ;. _~,-,_ r' _. ,_. i~====~~~~~~~====~~~~================~IFI = . .. ! J ~ ~.L~~_~~· QR~~U_BIlL_'~::~~1,,"_.~:~.'~~5 I ,..J {/: ............................................... , .......................... _ .. _ ...... : ............ L .. , ................ :!.~~?.~.?..~!?:~.!. .•.... ~.~£tr.l?t.!l.~y. ........... . f'~ ., ... :' . . ~ .~ for the cOD8ider-atiOJl or. ........ y..·· .. 21-O-.. 00 .... ·· ............... -.............................. _ ....... __ .......... _ ......................... Dollars .. f ail,d at'lO of benefita to ~e to.._ ........ tb.~m ....... , ........... 1;y ~. of Ia.Finc out v.nd establishing a public road f J I .; . tJu.ough.. ..... _.t.h.'!b:! .. :.:: .. ; ... ~. ud WiUoh. ia 1i~j;.·fter iIet.eribeu. COJlvey .•.. OOh. reIeaaem .....• and quit- . daiJIL .. __ to die COailty·of-..... , ........ ~.)Clns·:·····~···-······.··· .. ·~· ................................. State of Washincton, for use. of. : MAY 20 1964 \ II I ...• t· . ' L .. . '" . . ( . ' .. FE : '"\ ~:=.:=:=::::::::::::::~~~~========#=::;:::i . . ,;.· .. blagtoa 14009S.E.128"h Renton', Wash • . . 'l.n. 13:2 R/w 180S'· . 32 na.:"p_.orJ~ . ...IIl~tiIL_.~.~!I!''''!~~,.._ru....\!J'';'OP;!<.!!'I~,,!~!p'!!''-• .'!!,-,.-E:!;~,,,,~.!~_.!'!.f •••. ':?!!..g.,,,.w:'_·~.!t\L ........... ~,.-..... _ .... . -"'.-& ': ' ...•....•.. _ ................ __ .... _ ......... _ ..... _ .... ..;. .... --.. -~.-.-~:.: .. ~-.. -:: ... -.. -.. -.. -................................ -................................................... .. for dae 'CIODIid ..... ot'-... ,.$~61;~aD.q.; .•. + .... -:.~~~.~:~:~~:~.:.-....... : .... ;._ ...... __ ._"-' .. _ ..... _ .. ; ...... :.; ... _.~ .... DoUara a4 .01 had. to ...... ~~.2Z .. ~._._L_~.ttua of·1aJiq out and ... b1iUiDa & Public ~,.: . . ::7-:::..~~t!.i~~,~::::.=.:::.: die P,uhlio I_H, u • pubIiO niaCJ. __ ~(.~ bl the foUcnrble deimbed real at.~ vi&;: ' 'T~c Jr'. 4? ft.. ~1', tb.J:~. ,1,5$' Ct~! 'q~:' t~ Y. 3S4~ 32 1't.. 01' t b. Jr. W. i 01' t.ft:",~~t o~ se~'l-3S •. ~.Ji;'~~:~~"!.S ..... 11.-' C~"!I!i111ig 0.15 -=1"='8 aol'.·"O~:lj,.. : .,' .' ",' Iltuated iJa,~ ~ of-. ..i---:~e.?-::~~.--.~ ........ , .. :-: .... -; state ofWUhiqtoD. ' .. ,,~:tIdi.-.s:.~~;"'~''-~ ;;,.....~., .. ~ .... ~ .. , ... -: ...... , ..... A.D.1J~ ~L-=~~=-:-'_':\~~ "\i.,. " i .. . .~ . . . '. ~' .. .. . l·. t (, "II;~,. . '. , . .. L .;J t .. '. " .. : ::,' ~. ,-:' i ..~." ." Recordmg Requested By, After Recordzng Return to 20040810002892.001 KEYBANK NATIONAL ASSOCIATION Home BUlIder Group Matlcode WA-31-18-0386 601-108th Avenue N E Bellevue, W A 98004 . Attn Mmky Northup IIIII~II U IIIIU 20040810002892 PACIFIC NW TIT DT 83 00 PAGE001 OF' 026 08/10/2004 15 37 KING COUNTY I lolA . . CONSTRUCTION DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF LEASES AND RENTS, AND FIXTURE FILING (Washington) ?~. 5550 LY Grantor(s): CAMWEST WEST COAST LLC, a Washmgton lumted habthty company o Addrtlonalonpage_ f~LED BY PNWT Grantee{s): Trustee PSM FINANCIAL MANAGEMENT CORP BeneficIaI)' KEYBANK NATIONAL ASSOCIATION o AddItional on page __ Legal Description (abbrevtated) ...:NW:..:....:..:..:.;:1NE~1=-=5...:-2=-=3...:-O:..::5 ________ ....:-________ _ m Complete legal onEXHmIT A Assessor's Tax: Parcel Identification No(s): 152305-9001-01,152305-9039-07, 152305- 9096-07 152305-9040-04 and 152305-9132-03 Reference Nos. of Documents Released or Ass· ned: Not hcable Loan No 9962888-9001 Thzs Deed of Trust lS a Secunty Agreement and Flnancmg Statement unt!er Article 9 of the Uniform OJmmerczal OJde, With GrantorlTrustor as Debtor and Gr.anteeiBenejiclary as Secured Party THis CONSTRUcnON DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF LEASES AND RENTS, AND FIX'I1JRE FILING ("Deed of Trust") IS made as of August 5,2004, by and among Grantorlrrustor Granteelfrustee CAMWEST WEST COAST LLC, a Waslungton lumted hablhty company . PSM FINANCIAL MANAGEMENT CORP Mallcode WA-31-1S-0386 601-:-10SthAvenue N E Bellevue, WA 98004 Saki dncumof\t\s) W8fe filed b ~.t: bv P~,i:lfic f'!.)rthwest Title es ...... ,),'-.. ' ,..~ IlNY It has 'lOt. ~ u..... ••• #Jd a~ to prou~r &XectAtron f .. , 10 ~!I efRt<11.tP011 trim Omstrucfton Deed of Trust (WA) -Loan No 996288?r9001 #170168 14657..{)22 3n@w041 doc 8/06/2004 Form Retnslon Date -February 2Q03 Pagel GranteelBeneficuuy KEYBANK NATIONAL ASSOCIA nON Home Bwlder Group Mrulcode WA-31-18-0386 601-108th Avenue N E Bellevue, W A 98004 %0a40810062892.882 NOTICE TO RECORDER TInS DOCUMENT CONTA1NS A FIXTURE FILING AND SHOULD BE FILED AND INDEXED IN THE REAL ESTATE RECORDS NOT ONLY AS A DEED OF mUST, BUT ALSO AS A FIX11JRE FILING Grantorrrrustor IS also referred to herem as "Borrower" and GranteelBeneficlary as "Lender" Notice to Borrower: The Note secured by tlus Deed of Trust contams proviSIons for a variable interest rate. ARTICLE 1. GRANT IN TRUST AND SECURED OBLIGATIONS 1.1. Grant in Trust. For good and valuable COllSlderatlon. the rece1}>t and suffiCIency of wmch IS hereby acknowledged, and for the PUIpose of secunng the full and tunely payment and perfonnance of the Secured Obhgatlons defilled and descnbed m Sectlon 1 2 for the benefit of Lender, Borrower hereby Irrevocably and uncondInonally gfants, transfers, bargams, conveys transfers, sets over, and assigns to Trustee, m trust and the uses and purposes set forth herem forever, WIth power of sale and nght of entry and possessIOn. and grants a secunty mterest tn. all estate, nght, tItle and mterest that Borrower now has or may later acqwre m and to the follOWing property (all or any part of such property, or any mterest mall or any part of It, as the context may reqmre, the "Co1llzteral"); which Collateral IS not used prmcipally or pnmanly for agncultural or farmmg purposes 1.1.1.· Land, Appurtenances, Easements. That certam real property and all Interests therem located m Kmg County, Washmgton. more parncularlydescnbed m EXHIBIT A attached hereto and . mcorponlted herem by thIs reference, together With all exIStIng and future easements, access nghts, appurtenance~ pnVlleges, bcenses,heredltaments, franchIses and tenements, mcludmg all water stock and water nghts owned by Borrower and all mmerals, 01l, gas, and other commercIally valuable substances that may be m, under or produced from any part of It (collectIvely. the "Land'*), 1.1.2. Improvements. All bwldmgs, structUres, and unprovements now located or later to be constructed on the Land (the "ImproJlements,*), 1.1.3. Related Real Property and Improvements. An real property and nnprovementS on It. and all appurtenances, pemuts, p1ans, bcenses, SUbdIVISIOU nghts, contracts, contract nghts, and other property and lfiterests of any kmd or character, mcludmg all. water. and sewer taps belongmg to or m any way related to or appurtenant to the Land or Iniprovements, whether descnbed m ExHIBIT A or not, that may be reasonably necessary ordesu:able to promote the present and any reasonable future beneficIal use and enjoyment of the Land and Improvements, 1.1.4. Leases and Licenses. Subject to the nghts of Lender under ArtIcle 3 hereo~ all exIStmg and future leases. subleases, sub-tenanCIes, bcenses, occupancy agreements, and ConcesSIOns relatlng to the use and enjoyment of all or any part of the Project (defined below), wntten or oral, now m exIStence or hereafter ansuig, and extensIOns or renewals thereo~ together With the nght, power, and authonty of Borrower to alter , modify or change the terms thereof or surrender, cancel or tennmate the same, and any and all depoSits, guarantIes and other agreements relatIng to or made m connection With any of the foregomg (the "Leases'*), 1.1.5. GoodS, Materials, Fixtures, etc. All goods, materIals, suppbes, chattels, fuimture, applIances, funuslungs, fixtures. equipment and ma.chmery now or later to be attached to, placed m or on, or used m connection With the use, enjoyment, occupancy or operation of all or any part of the Constructwn Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 2 %6646618992892.993 PrOJect, whether stored on the Land or elsewhere, all of winch shall be cOIlSldered to the fullest ex.tent of the law to be real property for pmposes ofthts Deed of Trust, 1.1.6. Construction Materials and Equipment. All bUlldmg matenals, equIpment, work m process or other personal property of any land, whether stored on the Land or elsewhere, that have been or later wdl be acquxred for the pmpose of bemg dehvered to, mcorporated mto, or mstalled m or about the Land or Improvements, 1.1.7. Borrower Funds. All of BOITOwer's mterest m and to the proceeds of the Secured Obhgaflons (deimed below), whether dlsbmsed or not, all present and future monetary depoSIts gIven by Borrower to any pubhc or pnvate utilIty With respect to uflhty semces furmshed to the Land or Improvements, and all acCOtmts mamtamed by Borrower With Lender or any SUbSld18I)' or affihate of Lender, mcludmg, WIthout hmrtatton, any accounts establIshed m connectIon WIth the Secured Obltgattons, 1.1.S. Rent, Issues, and Profits Subject to the nghts of Leilder under Arttcle 3 hereof, all Income, rents, SecUIlty or sumlar depOSits, revenues, ISSUes, royalttes, profits, leases, eammgs, products and proceeds of the Land or Improvements, together With the nght, power and authonty to collect the same, mcludmg, WithOUt lumtaflOn, all nghts to the payment of money, accounts, mvestment property, accounts receivable, reserves, deferred payIri.ents, refunds, cost savmgs, msurance or condemnatIon 'proceeds, payments and depoSits, (mcludIng all earnest moiley sales depOSits and all uflllty, tenant, escrow and SecUIlty depOSIts), advanced payments of IDSurance prennums, contract nghts, development and use nghts, governmental pernnts, fees, depOSIts and hcenses, appbcatIons, archItectural and engmeermg plans, speclficatIons and drawmgs, as-bmlt drawmgs, chattel paper, mstruments, documents, notes, drafts, and letters of credtt and related nghts (other than letterS of credit m favor of Lender), that anse from or relate to constructIon on the Land or to any busmess now or later to be conducted on It or to the Land and Improvements, whether now due, past due, or to become due, generally mcludmg, WithOut hmltaflon, any proceeds frOm the sale of any lots 'COmpnslng the Land and any Improvements constructed thereon, and any depOSItS on account thereat: and also all proceeds of the voluntary or mvoIuntary conversion of any of the Land, Improvements,. or the other property descnbed above mto cash or bqUldated clauns, mcludIng proceeds of all present and future msurance polICies and all condenmaflon or emment domam proceedmgs, and all causes of actIon and thelI proceeds for any damage or UlJllIY to the Land, Improvements, or the other property descnbed above or any part thereat: or breach of wmanty m connectIon With the constructIon of the Improvements, mcludmg causes of actIon ansmg m tort, contract, fraud, or concealment of a matenal fact (collectIvely, the "Rents, Issues and Profits", : 1.1.9. Contrac:ts and Plans. All constructIon coIitracts and subcontracts, consultmg agreements, financmg coll1IIl1tIi1ents and agreements, Jomt development agreements, servIce and mamtenance agreements, marketmg and lIstmg agreements, lot reservaflon agreements, purchase and sale agreements, and other eXIStIng and futUre contracts relatIng to the ProJect, together With all depOSits, escrows, payinents, . or other proceeds thereunder (collectIvely, the "Contracts", and all plans and speClficabons for the construcflon of the Improvements (the "Plans", 1.1.10. Miscellaneous Personal Property. Any and all personal property of any land whatsoever, whether tangIble or mtangible, that 15 used or will be used m constructIon of. or 18 or WIll be placed upon or IS denved from or used m any connecflon WIth the use, occupancy or enJoynlent of. the Land or Improvements, '1.1.11. Books and Records All books and records pertammg to any and all of the property descnbed above, mcludmg records stored on computer readable medIa, and a hmrted sublIcense to use the computer hardware or software necessary to access such records ("Books and Records"), 1.1.12. Rigbts of Declarant. All of Borrower's nght, tItle and mterest mand to any and an umts, declarant nghts, and any other nghts relatIng to the Land or the Improvements, whether now eXlStmg or subsequently ansmg, tmder any and all covenants, condltIons, restnctIons, development agreements, laws or other agreements now eXlStmg or later enacted relaflng to the Land and Improvements, mcludmg, Without lInntatlon, those relatmg to condonnmums, Construchon Deed qJTrust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 3 (. 20040810002892.884 1.1.13. AddJtlOnal Property. Any addtnonal personal property othel"Wlse set forth herem or hsted on any UCC-l financmg statement filed to perfect Lender's sectmty mterest hereunder, and 1.1.14. Proceeds All proceeds ot supportIng oblIgatIons for, addInons and accret10ns to, substItuttons and replacements for, and changes m any of the property descnbed above The Land, Improvements, related real property, and all personal property now or hereafter tnstalled on or used m connectIon Wlth the Land andlor Improvements are collectIvely referred to herem as the "Project." The Project constItutes the bulk of, but not the entIrety ot: the Collateral 1.2. Secured Obhgations. Borrower makes the grant, conveyance, transfet and aSSIgnment set forth m Section 1 1 and grants the secunty _mterest set forth m Sectton 2 1 for the purpose of secunng the foUowmg obhgattons (the "Secured Obligations") m any order ofpnonty that Lender may choose 1.2.1. Promissory Note. Payment of all obbgatlons' at any tIme owmg under that certaIn pronnssory note payable by Borrower, as maker, to the order of Lender or order, executed concurrently hereWlth. (the "Note"), evtdencmg a loan from Lender to Borrower m the maxnnum outstandmg pnnclpal amount of ONE MILUON AND NO/IOOTHS Dollars ($1,000,000 00) (the "Loan ,,), together Wlth mterest thereon at a vanable rate and any modificattons, extensIOns or renewals thereof, whether or not any such modificatIon, extensIon or renewallS evtdenced by a new or addittonal prozmssory note or notes, 1.2.2. Loan Documents. Payment andlor performance of each and every other obbgatIon of Borrower under the Note, thts Deed of Trust, any constructton or land loan agreement executed m conJunctton thereWith (the "Loan Agreement"), all other documents eVtdencmg, secunng, or otherWIse governmg the Loan (speCIfically excludmg, however, for purposes of establtshmg the Secured Obhgattons, any obhgatlons of Borrower arlSmg solely under any guaranty of the Secured Obhgatlons or any Indemmty agreement that by Its terms IS not secured hereby), and any and all amendments, modtficatIons, and supplements theI"eto(collecnvely, the "Loan Documents"), the proVISIOns ofwhtch are mcorporated herem by thts reference, 1.2.3. Related Loan Documents. Payment andlor performance of each covenant and obhgatlon on the part of Borrower or Its affilIates to be performed pursuant to any and all loan documents (the "Re1ated Loan Documents") that have been or may be executed by Borrower or Its affihates eVIdencmg or securmg one or more present or future loans by Lender or Its affihates to Bonower or Its affibates (coUecnveIy, the "Related Loans', whether now eXlStmg or made In the future, together WIth any and all modrlicatlons, extenslOns and renewals thereof, proVIded, however, that nothtng contamed herem shall be construed as Imposmg an obhgatton upon Lender, or as eVldencmg Lender's Intention, to make any Related Loan to Borrower or Its affilIates, 1.2.4. Future Obligations. Payment to Lender of all future advances, mc;lebtedness and further sums and/or performance of such further obhgatlons as Borrower or the then record owner of the Project or the then owner of the balance of the Collateral may undertake to pay andlor perform (whether as pnnClPaI. surety, or guarantor) for the benefit of Lender, Its succ~ssors or asstgns, (It bemgcontemplated by Borrower and Lender that Borrower may hereafter become mdebted to Lender m such further sum or sums), when such borrowmg andlor obhganons are eVidenced by a wrItten Instrument recltlng that It or they are secured by tlus Deed of Trust, 1.2.5. Swap Obligations. Any and all obbganons of Borrower to Lender under or related to any Rate Swap Transactton entered Into between Lender and Bonower, IncludIng Without lImitatIon any payments on Early TenrunatIOll under any Swap Agreement or ConfirmatIon CapltaItzed terms used m tins subsectlon are defined In the 2000 ISDA Defimtwns, publIShed by the InternatIonal Swap Dealers AsSOCIatlOn, Inc , and Constructzon Deed of Trust (llVA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 4 20040816002892.995 (e 1.2.6. Modifications and Amendments. Payment and perfonnance of aU· modrlicatlons, amendments, extensIons, and renewals, however eVIdenced; of any of the Secured Obbgatlons All persons who may have or acqwre an mterest m all or any part of the Collateral WIll be consIdered to have notice of, and will be bound by, the terms of the Secured Obbgatlons and each other agreement or mstrument made or entered mto m connectlon WIth each of the Secured Obhgattons ARTICLE 2. SECURITY AGREEMENT 2.1. Grant of SecurIty Interest. Thts Deed of Trust creates a hen on the Collateral, and constttutes an absolute asSIgnment of the Rents, Issues and Profits and of the Leases, all m favor of Lender, and Includes all property now or hereafter affixed or attached to or mcorporated upon the Land and Improvements, wluch, to the fullest extent pemutted by law, shall be deemed fixtures and a p~ of the real property To the extent that any part of the Collateral or Rents, IssUes and Profits and Leases may be, or are determmed to be, personal property, Borrower, as debtor, hereby grants to Lender, as secured party, a seeunty Interest 10 such part of the Collateral and Rents, Issues and Profits and Leases as IS deteimmed to be personal property, to secure payment and performance of the Secured Obbgatlons As to such personal property, tlus Deed of Trust cons1Itutes a securIty agreement under the Umform CommercJa1 Code of the state m wluch the Project IS located (the "Project State"), and tenns used to descnbe the Collateral m Sectlon 1 of thIs Deed of Trust shall have the defirutlons ascnbed to such tenns under the Umform CommercJa1 Code of the Project State 2.2. Perfection of SecurIty Interest. BOIl'Ower authonzes Lender to file one or more financmg statements and such other documents as Lender may from tnne to tlme reqwre to perfect and contmue the perfectIon of Lender's secunty mterest m any part of the Collateral or the Rents, Issues and Profits and Leases Borrower shall pay all fees and costs that Lender may mcur m fihng such documents m pubhc offices and m obtammg such record seaxches as Lender .may reasonably reqmre Borrower shall cooperate .W1th Lender m obtammg control of any pomonof the Collateral that consISts of DepOSit Accounts, Investnient Property, Letter-of-credIt nghts, and Elet:tromc Chattel Paper, as such tenns are deDned m the Umform CommercIal Code' of the Project State If any financlilg statement or other document IS filed m the records normally pertammg to personal property, that fibng shall not be construed as m any way derogating from or unpamng the declaratlon and the stated mtentlon of the partIes hereto that the Collateral and an components thereof are, to the maxmmm extent poSSIble, real property or otherwIse lmplllI'the rights or obhganons of the partIes under thIS Deed of Trust 2.3. Flxture FlbnglConstruction Deed of Trust. nus Deed of Trust ~tltutes a financmg statement filed as a fixture filmg under the Umform CommercJal Code m effect m the Project State, as amended or recodIfied from tIme to tune, covermg any part of the Collateral that now IS or later may become fixtures attached to the Land or Improvements As thIs Deed of Trust secures advances to be used eIther for the acqmsl110il of the Land or the constructton of nnprovements thereon, or both, t1us Deed of Trust also· constItutes a "constructlon mortgage" or "constructIon deed of trust" under the Umform CommerCIal Code m effect m the Project State ARTICLE 3. ASSIGNMENT OF RENTS 3.1. LeaSIng. Borrower shall not lease the Project or any part thereof unless perrintted under the Loan Agreement or by other express wntten consent of Lender, and then only stnctly m accordance WIth such agreement NotWIthstandmg the foregomg, however, any and all Leases at the Project, whether or not entered mto WIth the consent of Lender, shall be subject to the provlslons of thIS ArtIcle 3 . 3.2. Assignment. Borrower hereby urevocably, presently, absoiutely and uncondltlona1ly aSSIgns and transfers to Lender (a) the Rents, Issues and Profits, (b) all Leases, and (c) any and all guarantees of any obhgauons of any lessee under each of the Leases (a "Lessee', The asSIgnments m tins Constructzon Deed o/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 81612004 . Page 5 %0040816662692.686 Sec110n are absolute assIgnments and mevocable from Borrower to Lender and not merely the passmg of secunty mterests or aSSlgnments for secunty only 3.3. Grant of License. Lender hereby confers upon Borrower a hcense ("License") to collect and retam the Rents, Issues and Profits as they become due and payable, and to adnuruster the Leases, so long as no Event of Default, as defined m SectIon 6 1, shall eXISt and be contmumg If an Event of Default has occurred and IS contInUIng, such LIcense shall tennmate WIthout notIce to or demand upon Borrower, wIthout regard to the adequacy of Lender's secunty undertlus Deed of Trust 3.4. Collection and Apphcatioli of Rents, Issues and Profits. Subject to the License . granted to Borrower under Sec110n 3 3, Lender has the nght, power, and authonty to pollect any and all Rents, Issues and Profits and admunster the Leases Borrower hereby appomts Lender Its attorney-tn-fact, coupled WIth an mterest, to, at such tUnes as Lender may choose m Its sole dIscretlon (a) demand, receIVe and enforce payment of any and all Rents, Issues and Profits, (b) gIve receIpts, releases and satIsfactIons for any and all Rents, Issues and Profits, or (c) sue eIther m the name of Borrower andlor m the name of Lender for any and all Rents, Issues and Profits Lender's nght to the Rents, Issues and Profits does not depend on whether or not Lender takes possessIon of the Project as PermItted hereunder 3.5. Enforcement of Leases. Borrower WIll (1) comply WIth and observe Borrower's obhgatIons as landlord under all Leases and WID do all that IS necesSary to preserve all Leases m force and free from any nght of counterchiun, defenSe or set off, (11) enforce the performance of each and every .obhgatlon, term, covenant, condItIon and agreement m the Leases by the tenants to be performed, (m) notIfy Lender of the occurrence of any default under any Leases for non-restdentlal use, and (IV) appear m and defend any actIon or proceedmg ansmg under, occurrmg out o~ or m any manner cOnnected WIth the Leases or theobhgatlons, dutIes, or habilittes of Borrower or the tenants thereunder WIthout LerIder's wntten consent, Borrower wtll not collect or accept payment of any Rents from the Collateral more than one (1) month pnor to the dUe dates thereof, WID not surrender or termmate any Lease for non-resIdentIal use, and will not request or consent to the subordmatlon of any Lease to any ben subordmate to tins Deed of Trust 3.6. Modification of Leases. Wrthout the poor wntten consent of Lender, Borrower shall not· (I) waIve, excuse, condone, dIscount, set off, compromIse, or m any maIinerrelease or dIscharge the tenant under any Leases for non-reSIdential use from any o}:)bgahons, covenants, condIttons and agreements by tenant to be kept, observed and performed, mcludmg the obbgatIon to pay the Rents thereunder m the manner and at the place and ttme specIfied therem, (n) cancel, temunate, consent to or pemnt any surrender of any non-resldentlal Leases, or (m) renew or extend the term of the Leases for any non-restdentlal use for a lesser re11tal UnIessan optIon therefor was ongmally so reserved by the tenant of the Leases for a fixed and definIte rental 3.7. Lender Not Responsible. Under no clICUDlStances shall Lender have any duty to produce Rents, Issues and Profits from the Project Regardless of whether or not Lender, m person or by agent, takes actual posseSSIon of the Project, Lender IS not and shall not be deemed to be (a) a "mortgagee m POSSesSIon" . for any PwP~se, (b) respoIlSlble for perfomung any of the obhgatIons of the lessor under any Lease, (c) responsIble for any waste comnntted by Lessees or any other ~es, any dangerous or defecttve condItIon of the Project, or any neghgence m the management, upkeep, repall or control of the Project, or (d) lIable m any manner for the Project or the use, occupancy, enJoym~ or operation of all or any part of It, except for such matters as may arise from the willful mIsconduct IUld bad f31th of Lender ARTICLE 4. ENVIRONMENTAL AND BuILDING LAWS 4.1. Definibons. The followmg terms shall have the meanmgs specIfied below 4.1.1. "Bwldmg Laws" means the Fatr Housmg Act of 1968 as amended, the Amencans WIth DISabIlitIes Act of 1990 as amended, all government and pnvate covenants, condIttons, and restrIctlons relatmg to the Land, bwldmg code reqwrements and laws affectmg the constructton of Constructzon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 81612004 Page 6 (-. 20040810662692.887 nnprovements on the Land, and aU other federal, state and local laws, ordmances, regulatIons and rules relatJIig to the constructIon, operatIon, and mamtenance of the nnprovements on the Land and the markebng and use of such unprovements 10 a non-dtscnnunatory manner 4.1.2. "EnVironmental Laws" means the Federal Resource CODServabon and Recovery Act of 1976, the Federal ComprehensIve Envrronmental Response, Compensabon, and LtabIhty Act of 1980; the Federal Hazardous Matenals TransportatIon Control Act, the Federal Clean AIr Act, the Federal Water PollutIon Control Act, Federal Clean Water Act of 1977, the Federal InsecbcIde, FungtcIde, and RodenbcIde Act, Federal PesbClde Act of 1978, the Federal Endangered SpeCIes Act, the Federal ToXIC Substances Control Act, the Federal Safe Dnnlang Water Act, and aU other federal, state and local laws, statutes; codes, ordmances, regulattons, JUdgments. orders, lDJuncbons, decrees, covenants, restncbons and standards presently lil effect or that may be promulgated 10 the future relatmg to the use, release, haildhng, storage, transportatIon, clean-up, or other dtsposal of Hazardous Substances, or relatmg to the water quabty, all' qUalIty, soIls quabty, and other enVIrOnmental quahty of real property and Improvements constructed upon real property, or related to the protectton of endangered specIes, as such laws and ordInances may be amended from bme to brne 4.1.3. "EnVironmental Reports" means the soIls, geolOgIC, and engmeermg reports prepared to assess any eIlVlI'onmental nsks assoc"lated WIth tlte Project or otlterWISe requU'ed by Lender 4.1.4. "Hazardons Substances" means any waste, pollutants, contammants, petroleum or petroleum product, asbestos, tremohte, antltophyhte or actmohte, polychlonnated bIphenyls, or other chenucal, substance, or matenal that (1) after release mto tlte envtromnent and upon exposure, mgestton, InhalattOn, or asStmllaoon, eIther dtrectly from the enVIromnent or mdrrectly by mgestton through food chams, WIll or may reasonably be anbclpated to cause death, dtsease, behaVJor abnormalrttes, cancer and/or geneoc abnormahoes, or (n) IS now or at any ttme m the future becomes regulated under, or IS defined, classtfied or dCSlgnated as hazardous, toXIc, ramoactJvc or dangerous, or otlter snndar term or category under any EnVIronmental Laws 4.1.5. "Nearby Property" means any real property adjacent to or near the Project, tlte use of wmch could reasonably cause contammaoon of the Project, or wInch could become contamInated WIth Hazardous Substances as a result of construcbon, operaboDS or other actlVloes mvolvmg Hazardous· Substances on, under, orover the Land . 4.2. Representations and Warranties Borrower makes the follOWIng representaoons and warrantIeS to Lender " .4.2.1. EnVironmental Laws. Except for any contauunabon or envrronmental condtoon that may be dtsclosed m any enVIronmental reports obtamed by Lender pnor to the date hereof or that has otherwtse been dtsclosed m WIltmg by Borrower to Lender, Borrower has no knowledge of (1) the presence of any Hazardous Substances on the PrOJect, mcludmg aU personal property located on the Land, the SOlI and the groundwater on or under the Land, mcludmg any streams croSSIng or abutttng the Land, and tlte aquifer underlymg the Land, (n) any spills, releases, dtscharges or dIsposal of Hazardous Substances that have occurred or are presently occumng on ormto the Project or the Nearby Property, and (m) any fatlureof tlte Project to comply fully With all apphcable EnvIronmental Laws To the best of Borrower's knowledge, Borrower's mtended uSes of the Project, mcludmg but not lumied to tlte tmprovements and matenals to be constructed and lDStalled on and m the Project and the work method for accomphsbmg such COIistrucbon, comply fully WIth all EnVIronmental Laws 4.2.2. Building Laws. Except for any non-comphance that has been dtsclosed In WIlttng by Borrower to Lender, Borrower has no knowledge of any faIlure of tlte Project or tlte plans and speCIfiCatIons for unprovements on the Project to comply fully WIth all apphcable BUlldmg Laws To the best of Borrower's knowledge, Borrower's mtended uses of the Project, mcludmg but not llnnted to the tmprovements and matertals to be constructed and mstalled on and In the Project, ~e work method for accornphshmg such constructton, and the plan for marketmg the Improvements constructed on tlte Land ~omply fully WIth all Butldmg Laws ConStruc:tton Deed of Trust (WA) -Loan No 996888-9001 #170168 14657'-022 3n@w041 doc 8/6/2004 Page 7 200408100028!Z.006 4.3. No Walvers of Other Indemnifications Relating to EnVIronmental Condition Except as set forth herem or m any separate mdemmty agreement executed by Borrower 10 connectton wrth the Loan (1) Borrower has not and will not release or waive the babIhty of any past or current owner, lessee, or operator of the Project, any party who perfonns work on the Project, or any party who may be responsIble for the presence of or removal of Hazardous Substances on or from the Project or the Nearby Property, and (11) Borrower has made no pnor prolOlSes of mdemmficatIon to any party relatIng to the exlstence or non-eXIStence of Hazardous Substances on the Project 4.4. Obhgation to Comply with Environmental and BuildlDg Laws. Borrower shall construct, keep, and mamtam the Collateral m comphance With any and all laws relatmg to pubhc safety and the conrutlon of the enVlIonment, mcIudmg but not liimted to the EnVlIOnmentaI Laws and the BUIldmg Laws Borrower covenants that, so long as Borrower owns any mterest m the Project, Borrower and Borrower's agents. contractors, authonzed representatlves, and employees shall not engage m any of the followmg prolnblted actmtles, and Borrower shall use ruhgent efforts to assure that Borrower's IOVltees and tenants, and such tenant's employees, agents, and IOVltees shall not (1) cause or petmlt any release or ruscharge of Hazardous Matenal on the PrOject other than 10 full comphance With all EnVironmental Laws, (u) cause or pemnt any manufactunng, storage, holdmg, handlmg, usage, placement, transportmg, splllmg, leakmg, dJschargmg. or dumpmg of Hazardous MaterIal m or on any pomon of the Project other than m full compbance With all EnVlIOnmental Laws, (m) suffer or penmt any other act upon or concemmg the Project that would result m a VIolatlon of any EnvtromnentaI Law or reqw.re any alteratlons or unprovements to be made on the Project under any of the EnVlIonmental Laws, or (IV) suffer or pemnt any other act upon or concemmg the Project that would result m a VIolatlon of any Access Law or reqUIre any alteratIons or unprovements to be made on the PrOject under any of the BUlldmg Laws 4.5. Obhgation to Cure Non-Compliance. 4.5.1. If Borrower at any tlmebecomes aware of (I) any Hazardous Substances on, or other envlIonmentaI problem or bability With reSpect to, the Project or any Nearby PrOperty, (il) any faIlure of the Project or the Improvements to comply WIth any of the EnVlIonmenial Laws, (111) any faIlure of the PrOject or the Improvements or the marketIng efforts and other operatlons undertaken With respect thereto to comply WIth any of the Bwldmg Laws, or (IV) any hen, actIon or nobce resultIng from violatlon ohny EnVlIOnmentaI Laws or Bwldmg Laws, Borrower shall mnnecbately notIfy Lender, and slWI thereafter exetcIse dJJe diligence to ascertam the scope and nature of such condlbon and proVide all notlces that state or federal law may reqUIre 4.5.2. I~ upon gIvmg such notlce or for any other reason, one or more governmental ageilcles havmg appropnate Junsructlon reqUIreS removal or treatment of Hazardous Substances fr:om '* on the Project or the makmg of alteratlons to the PrOject to confono to BuIldmg Laws, or such removal, treatment, or alteratlon IS reqmred by EnVlIOnmental Laws or BmldJng Laws, Borrower Will (1) take all act10ns that are necessary or demable to clean up any Hazardous Substances affectIng the Project, mcludmg removal, treatment, containment or any other remedJal actlon reqUIred to restore the Project to a safe conditIon III complIanCe With appbcable laws and regulatIons, mcIudmg EnVlIOnmental Laws, (n) take all actions that are necessary or deslIllble to mocbfy the Project and all Improvements and marketlng materIals so· as to aclneve compbance WIth appbcable laws and regulatIons, mcludmg BUIldmg Laws, and/or (m) attempt, through appropnate legal or admunstratlve proceedmgs, to appeal, contest, or obtam a stay of enforcement proceedIngs If Borrower beheves m good faith that Borrower 18 not reqmred by law to cure such Hazardous Substances condlbon or to make alteratiOns to comply With Bul1dmg Laws 4.5.3. Except for removal or treatment of any Hazardous Substanc~s depOSIted on the PrOJecf ·by Lender, Borrower agrees that the amehoratlon, treatment, contamment, or removal of all Hazardous Substances that may be dIscovered on the Project shall be at Borrower's sole expense, reservmg unto Borrower any clalins for contnbutlon or mdemnIty that Borrower may have against other parties who may be held bable therefor 4.6. Indemmficatlon of Lender. Borrower shall mdemrufy and hold Lender harmless from and agamst any and all clanns, demands, damages, losses, hens, habilitIes, penaltles, fines, lawsmts and Constructrcm Deed afTrust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc ·81612004 PageS 20040810002892.00!l other proceedmgs and costs and expenses (mcludmg attorneys' fees and dIsbursements) that result m actual cost and expense to Lender pnor to any transfer of the PrOject pursuant to foreclosure proceedmgs or deed ill heu thereof, and anse dJrectly or mdrrectly from· or out of, or m any way connected With (1) the Inaccuracy of the representations contamed herem, (n) any actiVltIes on the Project dunng Borrower's owilersmp, posseSSIon or control of the PrOject that dIrectly or mdrrectly result m the Project or any Nearby Property beconnng contammated Wlth Hazardous Substances, (111) the dIscovery and/or clean up of Hazardous Substances that were deposlted on or were exIStIng on the Project pnor to such a transfer or that were depOSIted on any Nearby Property as a result of Borrower's actIons or ODllSSIODS, or (IV) any alleged or actual faIlure of any unprovements now or hereafter constructed on the Project to contInuously comply With all Bwldmg Laws now or hereafter enacted for any reason whatsoever Borrower acknowledges that, as between Borrower and Lender, Borrower wIll be solely responsIble for aU costs and expenses relatmg to the clean up of Hazardous Substances from the Project or the clean up of any Hazardous Substances from any Nearl:>y Property as a result of Borrower's actions or OUUSSIOns and the mochficatJon and correction of any of the Improvements constructed on the Project so as to comply fully With an Bwldmg Laws The provisions of this section shall survive repayment and performance of the Secured Obl.gatwns, the reconveyance of this Deed of Trust, an1 foreclosure (or deed", heu of foreclosure), and the exercise by Lender of an1 and all TIghts and remedies set forth herein or in any of the other Loan Documents. ARTICLES. RIGHTS AND DUTIES OF THE PARTIES 5.1. Performance of Secured ObligatIous. Borrower shall promptly pay and perform each Secured OblIgation m accordance With Its tenns 5.2. Representations and Warranties. Borrower represents and warrants that, except as preViously dIsclosed and accepted by Lender m wntmg S.2.1. TItle to Land and Improvements. Borrower holds good and mdefeasible fee SImple tItle to aU of the Land and Improvements, subject only to such exceptions and encumbrances 8S have been approved m wntmg by Lender (the "Permitted Exceptions"), and Borrower has or WIll b3.ve good title to all portIons of the Collateral other than the Land and Improvements 5.2.2. Title to Personal Property. Borrower owns any portIon of the Collateral that IS personal property free and clear of any secunty agreements, reservations of title, or conditional sales contracts, and there IS no financmg statement affectmg such personal property on file m any publIc office other than m Lender's favor 5.2.3. Right to EncnmberlPriority. Borrower bas the full and unImnted power, nght, and authonty to encumber the Collateral and asSIgn the Rents, Issues and Profits and Leases Upon recordmg ofthts Deed of Trust and filmg ofa UCC Fmancmg Statement Wlth respect to any portlon of the Collateral that IS detemIIDed to be personal property, tins Deed of Trust, Secunty Agreement, and FIxture Ftlmg Wlll create a first and pnor hen on and secunty mterest m the Collateral . that IS subject and subordInate to no other hens except for the Pemutted Exceptions 5.2.4. Commercial Purposes The Loan and the other Secured OblIgations were obtamed by BorroWer and Wlll contmue to be used for commerclal or busmess' purposes, other than agncultural, tImber, or grazmg putposes, and not for personal, fanuly or household purposes 5.3. Taxes and Assessments. Borrower shall payor cause to be paId when due, all general real and personal property taxes, specIal and supplemental real and personal property taxes and assessments, lIcense fees, lIcense taxes, leVIes, charges, penaltIes, or other taxes or smnlar ImpOSltlons Imposed by any publIc or quasi-pubhc authonty or UtIlIty company that are or may become a hen upon the Conateral or any porbon thereof or mterest therem, or that may cause any decrease m the value of the Collateral or any part of It Borrower shall also pay when due all real property taxes, assessments, levIes and charges 1mposed by any publIc authonty upon Lender by reason of Its mterest m the Collateral created hereby All of the foregomg taxes, assessments and other charges payable by Borrower Wlth respect to the Canstructton Deed of Trust (ltVA) -Loan No 996888-9001 #170168 146S7-022 3n@w041 doc 81612004 Page 9 200Zf:08 10062892.81 e Collateral are collectlvely referred to as the "Impositwns." If requested by Lender, Borrower shall funush Lender WIth receIpts from the appropnate taxmg authonty or other proof satIsfactory to Lender that all ImpoSItIOns have been paId on or before the date upon winch they become debnquent 5.4. Liens, Charges and Encumbrances~ Borrower sbalI not encumber or peront the encumbrance of the Collateral WIthout Lender's pnor wntten consent and Borrower shall ImmedIately dIscharge any ben on the Collateral to WhICh Lender has not consented m wntIng Borrower shall payor cause to be paId when due all obhgatIons secured by or redUCIble to hens and encumbrances that shall now or hereafter encumber or appear to encumber the Collateral or any part thereat: all claImS for work or labor performed, or matenals or suppbes fimushed, m connectIon WIth any work upon the Project, whether the hen, charge or encumbrance IS or would be SeDlor or subordmate to tlns Deed of Trust, proVIded, however, that Borrower shall not be m default hereunder due to any such ben, charge,· or encumbrance that IS a Penmtted Exception Lender hereby expressly reserves the nght to advance any and all ftmds necessary to cure any and all such obligations, andlor clanils 5.5. Required Insurance. Borrower shall keep the followmg msurance coverages m effect WIth respect to the Collateral (a) Insurance agamst loss by fire and the hazards now or hereafter embraced by the standard "All Rtsk" form of msurance, m an amount equal at all tunes to the full msurable value of the Improvements All such msurance coverage shall contam a ''replacement cost endorsement" WIthout reductlon for deprecIation, and shall also contaIn loss of rents andlor busmess mterruptlon Insurance coverage, a fluctuating value endorsement WIth a walV.er of the co-msurance clause (or an agreed amount endorsement wrth an mflatlon guard endorsement), and shall contaIn such other endorsements as Lender may reasonably request All such endorsements shall be m form and substance satISfactory to Lender, (b) comprehensIVe pubbc lJablbty msurance agamst cIanns for bodlly mJury, death or property damage occumng on, In or about the Land or the Improvements m amounts and on terms acceptable to the Lender, (c) flood msurance m an amount satIsfactory to Lender and on terms satisfactory to Lender If the Land IS located· m a desIgnated flood hazard area, and (d) msurance agamst such Stmllar or other hazards, casualtles, habultles and contingencIes, m such forms and amounts, as Lender may from time to trine reasonably requtre Each tnsurance policy shall be WIth a company and m a form acceptable to Lender Each hazard msurance pohcy shall Include a Form 438BFU or eqwvalent mortgagee endorsement m favor of Lender Each lIabuIty Insurance polley shall name Lender as an addItIonal msured All reqwred pobCles wtlI proVIde for at least ten (10) days' wntten notice to Lender pnor to the effective date of any cancellation or matenal amendment, winch funn shall mclude any reduction m the scope or lnmts of coverage Borrower shall furmsh to Lender the ongmal of each reqwred msurance polley, or a certified copy thereof together WIth a certrficate of msurance setting forth the coverage, the hunts of habthty, the . carner, the pohcy number and the expuabon date Borrower shall promptly furmsh to Lender all renewal nobces relating to msurance pohCles Borrower shall pay all premtums on msurance pollCles dtrectly to the carner At least t1mtY (30) days prIor to t:he expU'atlon date of each such pohcy, Borrower shall fimush to Lender a renewal pobcy m a form acceptable to Lender, together WIth eVIdence that the renewal prennum has been paId As secunty for the Secured Obhgatlons, Borrower hereby asSIgns to Lender all reqUIred . msurance POhCles, together WIth all proceeds thereof, nghts thereto and all unearned prennums returnable upon cancellation . 5.6. Insurance and Condemnation Proceeds. 5.6.1. Payment to Lender Borrower hereby absolutely and mevocably asSIgns to Lender, and authonzes the payor to pay to Lender, the fonowmg claIms, causes of actJ.on, awards, payments and nghts to payment, together WIth all mterest that may accrue thereon (collectively, the "Clauns'') 5.6.1.1 Condemnatlon Awards. All awards of danlages and all other compensation payable dn'ectly or mdrrectly because of a condenmatlon, proposed concienmatlon, or talang for public or pnvate use that affects all or part of the Collateral or any mterest m It, Omstructum Deed a/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04! doc 81612004 Page 10 200¢0810ee2892.811 5.6.1.2 Warranty Claims. All awards, claImS, and causes of aCbon ansmg out of any warranty affectmg all or any part of the Collateral, or for damage or mJWY to or decrease In value of all or part of the Collateral or any mterest m It, and 5.6.1.3 Insurance Proceeds. All proceeds of any msurance polIcIes payable because of damage or loss sustamed to all or part of the Collateral 5.6.2. Nottce to Lender. Borrower shall ImmedIately notIfY Lender m wntmg If (1) any damage occurs or any mJUry or loss 18 sustamed to all or part of the Collateral, whether or not covered by msurance or warranty, or any actIon or proceedmg relatmg to any such damage, Injury, or loss IS commenced, or (11) any offer IS made, or any actIon or proceedmg IS connnenced, that relates to any actual or proposed condemnatIon or takmg of all or part of the Collateral 5.6.3. Pursuit of ClaIms. Borrower shall pursue recovery of all such ClaIms and defend Its nghts under any proceedIng for condemnatton of the Collateral or any part thereof and prosecute the same WIth due diligence to Its final dIspoSItIOn, and shall cause any awards or settlements to be patd over to Lender for chspoSItIon pursuant to the terms oftlns Deed of Trost Lender may, at Lender's opbO~ and m Lender's sole dIscretIon, as attorney-m-fact for Borrower, make proof of loss and adJUSt· and compronnse any ClaImS, appear m or prosecute any actton or proceedmg to enforce the Clauns, or partICIpate m any actton or proceedIng relatmg to condemnatIon or talang of all or part of the Collateral, and may Jom Borrower m adjustIng any loss covered by msurance Borrower shall delIver or calise to be delIvered to Lender such mstruments as may be requested by Lender from tune to tune to pemut Lender to take any such acttons . 5.6.4. Application of Proceeds. All proceeds of the ClaImS that Borrower may receIve or be entItled to receIve shall be patd to Lender Lender shall apply any proceeds received by It hereunder first to the payment of the reasonable costs and expenses mcurred m the collectton of the proceeds Lender shall then apply the remamuig balance of such proceeds (the "Net Chums Proceetls"), 10 Its absolute dIscretIon and WIthout regard to the adequacy of Its secunty (I) to any of the Secured OblIgatlons, notWIthstandmg the fact that Secured Obltgattons may not be due accoIdmg to the tenns thereof, (n) to rennburse Borrower for the costs ofreconstructmg the Improvements or otherwIse repamng or restormg the Collateral, or (10) to Borrower, provlCled, however, that If there are no outstandIng Events of Default under any of the Loan Documents and Borrower estabhshes, to Lender's reasonable satIsfactIon, that Borrower has suffiCient funds, lDcludtng the Net Cla.uns Proceeds, to fully rebUIld or repatrthe Collateral Wlthm the remammg tenn oCthe Loan and WIthout delaymg·the completIon date of the ProJect. Lender shall make dIsbursements of the Net ClaImS Proceeds for purposes of repair or restoratIon of the Collateral 5.6.5. Restoration. If the Net ClaImS Proceeds are used to reunburse Borrower for the cost of reconstructIon, restoratIon, or repatr of the Collateral, the Collateral shall be promptly and dIbgently restored by Borrower to the eqmvalent of Its condItIon unmedIate1y pnor to the casualty or condemnatIon m . accordance WIth the Plans or to such other condItIon as Lender may approve 10 wntIng, and dIsbursements of such Net Clauns Proceeds shall· be m accordance WIth dIsbursement procedures acceptable to Lender If, after applYIng the Net Clanns Proceeds to the Secured OblIgattons, Lender reasonably determines the remammg secunty to be Inadequate to secure the. remaInmg Secured Obhgattons, Borrower shall, upon wntten demand from Lender, repay an amount that will reduce the remammg Secured ObhgatIons to a balance for which adequate secunty IS present 5.7. Reserves for Taxes and Insurance. Ifrequtred by Lender after an Event of Default has occurred, Borrower shall depOSIt WIth Lender, m monthly mstallments, an amount equal to one-twelfth of the -esttmated aggregate annual ImpOSItIOns and lDsurance pre1inumS for the Project In such event. Borrower shall cause all bllls, statementS, or other documents relatmg to the ImpoSIttOns and lIlSUI'3nce prennums to be sent or tnalled dIrectly to Lender Upon receipt of such bills, statements, or other docwnents, and proVided Borrower has depOSited suffiCIent funds WIth Lender PUISUant to thIs SectIon, Lender shall pay such amounts as may be due thereunder out of the funds so depOSIted WIth Lender If at any bme and for any reason the funds depOSIted WIth Lender are or WIll be msufficlent to pay such amounts Omstructum Deed o/Trust (WA) -Loan No 996888-9001 (1170168 14657-022 3n@w04' doc 81612004 Pagel1· 20040810882892.91 i! (e as may then or subsequently be due, Lender shall notIfy BorroWer and Borrower shall unmedlately deposIt an amount equal to such deficIency WIth Lender NOtwlthstandmg the foregomg, nodllng contamed herem shall cause Lender to be deemed a trustee of SaId funds or to be obhgated to pay any amounts m excess of the amount of funds deposIted WIth Lender pursuant to tlus Seenon Lender may conunmgle SaId reserve WIth Its own funds and Borrower shall be enntled to no Interest thereon 5.S. Maintenance and PreservatIon of the Collateral. Borrower covenants (a) to mamtam and preserve the Collateral m good condlnon and repiur and m a prudent busmessbke manner, (b) not to remove, demobsh or structurally alter the Collateial or any part thereot: or alter, restore or add to the Collateral, or unnate or allow any change m any zomng or other land use classlficanon that affects the Collateral or any part of It, except WIth Lender's express pnor wntten consent, and except such alteranons as may be reqwred by laws, ordmances, rules, regulattons, or orders of governmental authonttes or by the terms hereof, (c) to comply WIth and not suffer VIOlations of any eXlstmg and future subdlVlSlon laws, bulldmg codes, zomng laws and regulations, and other laws, reguIattons, ordmances, rules, codes, orders, duecttves, gUldelmes, bmldmg restnctIons and reqwrements ot: and all agreements WIth and ColllIl11tments to, 'all federal, state, county or mumCIpal governmental. JUdICial or legal authonttes or agencies havmg , JUIlsdIctIon over the Borrower or the Project. mcludmg those permmmg to the constructIon, sale, lease, or financmg of the Improvements, and all recorded covenants and restncnons affecttng the Project (the "Requirements"), (d) not to comnut or pemut any waste to or detenoratIon of the Collateral, ( e) to perform all other acts that from the character or use of the Collateral may be reasonably necessary to mamtam and preserve Its value, (t) to perform all obbgattOns reqrured to be performed under the Loan Documents,and all other obbganons of Borrower pertammg to the Collilteral, and (g) to execute and. where appropnate, acknowledge and debver such further mstrumeD.ts as Lender or Trustee may deem necessary or appropnate to preserve, contmue, perfect and enJoy the secunty proVided for herem 5.9. " Defense and Nonce of Acflons; Costs. Borrower shall, WIthout habIlIty, cost, or . expense to Lender or Trustee, protect, preserve, and defend Borrower's fee Interest m and to the Project aJ1d Borrowers mterest m the Collateral, the secunty ofthts Deed of Trust, anyaddtttonal or other secunty for the Secured ObhgatIons, and the nghts or powers of Lender or Trustee hereunder agamst all adverse clauns . SaId protecnon, presei-vatIon, and defense shall mclude, but not be hnntedto, protectton, preservation and defense agaInst all adverseclaunimts to and encumbrancers of Borrower's mterest m the Conateral, whether or not such claImaDts or encmnbrancers assert an mterest paramount to that of Lender Borrower shall gIVe Lender and Trustee prompt notIce m wnttng of the filmg of any such actton or proceedmg Borrower shan pay all costs, fees, and expenses mcludmg, wttltout lumtatton, costs of eVldence of ntle, trustees' fees, and reasonable attorneys' fees paId or mcurred m any actIon or proceedmg m wlnch Lender andlor Trustee may appear or be made a party, whetlter or not pursued to final JUdgment. and m any exercISe of the power of sale or other remedy contamed herem, whether or not Such sale IS actually cOnSununated or such other remedy IS actually prosecuted to completton 5.10. lbgbt of Inspectlon. Lender, lts agents, employees and representatives shall have the n~do enter the Project at any reasonable tune for the purpose of mspectIng the Project and ascertammg B'onower's comphance WIth the terms hereof, and for such other purposes and m accordance WIth the terms speCIfied m any of the ot1ter Loan DocUments S.il. Actions of Trustee; Matters Concerning Trustee. Trustee accepts thts trust when thts Deed of TrUst, duly executed and acknowledged, becomes a pubbc record as prOVIded by law S.11.l. Comp~nsatIon. Borrower agrees to pay fees m the maxtmum amounts legally pernutted, or reasonable fees as may be charged by Lender and Trustee when the law proVIdes no maxImum lumt, for any servIces that Lender or Trustee may render m connecnon WIth thts Deed of Trust Borrower further agrees to payor rennburse Lender for all costs, expenses and other advances that may be mcmred or made by Lender or Trustee m any efforts to enforce any terms of thts· Deed of Trust, whether any lawsurt IS ftled or not, or m defendmg any acnon or proceedIng arumg under or relatmg to tlus Deed of Trust, mcludmg attorneys' fees and other, legal costs, costs of any foreclosure sale or bankruptcy proceedmg affeCtmg· tlte Borrower or the Collateral, and any cost of eVIdence of tttle Qmstrucbon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 8/612004 Page 12 (. 2884891999289a,01l 5.11.2. Exculpation. Lender shall not be dJrectly or mcbrectly lIable to Borrower or any other person as a consequence of (1) Lender's exercIse of or fallure to exercise any rights, remedtes, or powers granted to It mthts Deed of Trust or to perforn1or dtscharge any obhgatIon or hablhty of Borrower under any agreement related to the Collateral or under .tIus Deed of Trust, or (11) any loss sustained by Borrower or any t1md party resulting from any act or OIDlSSlon of Lender In managmg the Project, unless the loss 15 caused by the Willful mlSconduct or gross neghgence of Lender BorroWer hereby expressly WlUves and releases all hablhty of the types desCllbed above, and agrees that no such habIllty shall be asserted agamst or llIIPosed upon Lender . 5.11.3. Indertmlficaflon Borrower agrees to mdemmfy Trustee and Lender agamst and hold each of them and theIr respecttve officers, employees, agents, and representatIves, hannless from and agamst any and all losses, damages, babilitles, clanns, causes of actIon, Judgments, court costs, attorneys' fees, and other legal expenses, cost of eVIdence of title, cost of evtdence of value, and other costs and eXpenses that eIther may reasonably suffer or mcur (I) In performmg any act reqwred or pemutted by thIS Deed of Trust or any of the other Loan Documents or by law, (11) because of any fatlure of Borrower to perform any of Its Secured Obhgatlons, or (111) because of any alleged obhgatlon of or undertakmg by Lender to perform or discharge any of the representations, warrantIes, conditions, covenants or other obhgatlons m any document relating to the Collateral other than the Loan Documents TIns agre~t by Borrower to mdemrufy Trustee and Lender shall SUIVlve the release and cancellation of any or all of the Secured Obhgatlons and the full or p3rttal release andlor reconveyance of tins Deed of Trust . 5.11.4. Payment by Borrower. Borrower shall fulfill all obbgatlons to pay money ansmg under thts Section munedtately upon demand by Trustee or Lender Each such obhgatlon shall be added to, and considered to be part of: the prmclpal of the Note, and shall bear mterest from the date the obhgatlon arIses at the rate appbcable to the pnnclpal balance of the Note, as such rate may be adJnsted 5.12. Permitted Actions. 5.12.1. Releases, Extensions, ModJfication, and Additional Security. From time to tlme. Lender may perform any or'the followmg acts Without mcurnng any habI1lty or gtvmg notice to any person (1) release any person ·ltable for Payment of any ~ecured Obligation. (n) extend· the bme for payment, or otherWISe alter the terms of payment, of any. Secured Obbgatlon, (UI) accept addItional real or personal property of any kInd as secunty for any Secured Obbgatlon, or (IV) alter, substrtute, or release ~I or any portlon of the Collateral 5.12.2. Additional Actions. From tIme to tlme Lettder, or Trustee when requested to do so by Lender m wntlng, may perform any of the followmg acts WIthout mcurnng any babIbty or glVlng nonce to any person and Without affecting the personal lIablhty of any person for payment or performance of any of the Secured Obhgatlons (I) consent to the makmg orany plat or map of the Project or any part of It, (u) Jom m grantmg any easement pr creatIng any covenant or restnctlon affecting the Project. (UI) Jom In any . extenston, . sUbordination, or other agreement aiTectlng thIs Deed of Trost or the lIen of It, or (IV) reconvey the Collatetal or any part of It wrthout any warranty S.13. 'Parnal Reconveyance/Partial Release. Upon Borrower's fulfillment of all of the terms and conditions set forth m the Loan ])ocuments. Lender agrees; at any t1me upon the. wntten request of Borrower, to dtrect Trustee to execute and dehver a partIal reconveyance or parttal release releasmg from the hen of thiS Deed of Trust each of the separate subdtVlsion lots (or condomuuum units, If appbcable) that collectively constItute the Land (each lot or condormmum umt to be released IS heremafter referred to asa "Release Una") so long as (I) there does not eXISt any uncured default under any of the Loan Documents or any event WhICh, followmg nOtice andfor the expuatlon of any appbcable cure pertod WIthout a cure, would constltute.an default thereunder, (11) the Release Umt and the real property remammg subject to the Deed of Trost shali each constitute legal and separately conveyable parcels With reasonable and adequate access to publIc streets and utlhtles. m accordance With the Plans, (111) Lender receIVes the release pnce estabbshed m the Loan Documents (the "Release Pr,ce") and all other amounts rt ]s entItled to receIVe thereunder, and (IV) all other conditions to such release as prOVIded m the Loan Documents are satIsfied Except as spectficaUy provlded m the Loan Documents, Lender shall not be obbgated to Consbuctwn Deed a/Trust (WA) -Loan No 995888-9001 #170168 14657-022 3n@w041 doc 8/6/2004 Page 13 20046618892892.914 reconvey or release the hen of the Deed of Trust, In whole or m part, untIl It has receIVed payment 1I1 full of .a11 amounts due Lender under any of the Loan Docwnents Lender's acceptance of any payment or mstrucnon to the Trustee to Issue any partIal reconveyance or parbal release shall not affect Borrower's obhganon to repay all amoWlts that remam owmg under the Loan Documents or the secunty of tins Deed of Trust regardmg any CoJIateraI that IS not reconveyed or released If Lender does not reqUIre satIsfactIon of all of the condIbons set forth m the Loan Agreement before releasmg one or more Release UnIts, that alone shall not be a waIver of such condItIons, and Lender reserVes the nght to reqwre thelI satIsfactIon m full before releasmg any further Release UnIts from tlns Deed of Trust 5.14. Full Reconveyance. When aU of the Secured Obbganons have been paId and performed m fu.l1 and there eXlSts no default under the Loan or any Related Loan, Lender shall request Trustee m wntlng to reconvey the Collateral, and shall surrender thts Deed of Trust and aU notes and mstruments evldencmg the Secured ObhgatIons to Trustee When Trustee receiVes Lender's wntten request for reconveyance and all reconveyance fees, recordmg fees, or other fees and expenses owmg to It by Borrower hereunder, Trustee shall reconvey the Collateral, or so much of It as IS then held under this Deed of Trust. WIthout warranty to the person or persons legally entItled to It In the reconveyance, the grantee may be descnbed as "the person or persons legally entItled thereto," and the recItals of any matters or facts shall be conc1US1ve proof of the II truthfulness Nerther Lender nor Trustee shall have any duty to detemnne the nght of persons cIannmg to be nghtful grantees of any reconveyance 5.15. Late Charge. If Borrower comnuts an Event of Default In the payment of an amount due and payable under this Deed of Trust, a late charge as spectfied m and measured by the Note may be charged by Lender for the purpose of defraymg the extra admnnstratIve expenses mCldent to handlmgsuch delmquent payment and the loss of the use of funds resultmg from Borrower's nOn-payment when due Such late charge shall be paId Wlthout prejudIce to the nghts of the holder of the Note to collect any other amounts prOVIded to be paJd thereunder 5.16. Subrogation. Lender shall be subrogated to the hens of all encumbrances, whether released of record or not. that are dIscharged m whole or m part by Lender m accordance WItIJ thIS Deed of Trust or Wlth the 'proceeds of the Loan 5.17. Notice of Cbange. Borrower shall gIve Lender pnor wntten notIce of any change m (1) the locatIon of Its place ofbUS1DesS or Its cIuef executive office 1flt has more than one place of bus mess. (n) the locatJon of any of the Collateral, mcludmg the Books and Records. and (m) Borrower's name or busmess structure Unless approved by Lender m wntmg. all Collateral that CODSISts of persOnal property (other than tlJe Books and Records) will be located at the PrOject and aU Books and Records will be located at Borrower's place of bus mess, or chIef exeeutlve office lfBonower has more than one place ofbusmess ARTICLE 6. DEFAULTS AND REMEDIES 6.1. Events of Default. The occurrence of anyone or more of the follOWIng shall consbtUte an aEvent oj Default" . 6.1.1.· Payment Default. FaJlure to make any payment or to perform an obhgatIon to pay money that anses under the Note or any of the other Loan Documents WIthIn fifteen (15) days after the date on whIch such payment IS due .. except for obhgabons due on the Matunty Date of the Note, for wluch there shall be no lS-day grace penod, . 6.1.2. Construction Defaults. Any of the followmg relatmg to construCtIon of the Project (1) The fibng of any mechamc's hen or any stop nobce WIth respect to the Project that IS not bonded agaInSt or released upon Borrower's discovery thereof and WItIun t1mty (30) busmess days after fihng, (11) Any matenal failure m the constructIon and complet1on of the Improvements to comply WIth (a) the Plans, (b) the Reqwrements, or (c) the terms ofthts Deed of Trust or the Loan Agreement, lfSlich fadUre 18 not cured Wlthm tlurty (30) days after notIce thereof by Lender, or, If such cure cannot be accomphshed Wlthm such 30-day penod through the exerCIse of dilIgence, the faIlure by Borrower to Construcbcm Deed o/Trust (WA) -Loan No 996888-9001 #1110168 146S7-022 3n@w041 doc 81612004 Page 14 %6046816682892.915 promptly commence the requIred cure and thereafter to contmue the cure Wl~ due chhgence untIl such default IS totally cured, whIch must m any event occur Wlthtn ntnety (90) days after such default, or (m) Borrower's failure to proceed Wlth work on the Improvements In a chhgent and workmanlIke manner If such fatlure IS not cured WltJun fifteen (15) days after wntten nonce thereof by Lender 6.1.3. Unauthorized Transfer. A transfer, purported transfer, or change of ownerslup or control of Borrower or any guarantor m VIolatIon of Arttcle 7 6.1.4. Insolvency. Borrower or any guarantor, or any trustee thereof (1) files a pennon m bankruptcy or for an arrangement, reorgaruzanon, or any other form of debtor rebef, or such a pennon IS filed agamst Borrower or any guarantor or any trustee of Borrower or any guarantor and IS not chsmtssed WlthIn forty-five (45) days after the date offilmg, (n) commences any proceedIng forchssolutIon or ltqwdatIon or any such proceedmg IS commenced agamst Borrower or any guarantor and IS not cbsmtssed Wlthm forty-five (45) days after the date of commencement, or (m) makes an asSIgnment of all or substantIally all of rts assets for the benefit of Its credttors 6.1.5. Appointment of Receiver A decree or order IS entered for the appomtment of a trustee, receIver, or bqmdator for Borrower or any guarantor or any of the Coilateral, and such decree or order IS not vacated Wlthm forty-five (45) days after the date of entry 6.1.6. Money Judgment. A final Judgment, order or decree for the payment of money shall be rendered agamst Borrower or any guarantor, and Borrower or such guarantor shall not sansfy and pay the same or cause It to -be chscharged WlthIn 30 days from the entry thereot: or shall not appeal therefrom and secure a stay of executIon pendmg such appeal, or there IS an attachment, executIon, or other JUdICIal seIZUre of any portIon of the assets of Borrower or any guarantor and such seIZUre IS not dIScharged or bonded agamst to Lender's reasonable sansfactIon Wlthm thtrty (30) days 6.1.7. Misrepresentation. Any wntten representation or dtsclosure made to Lender by Borrower or any guarantor proves to be matenaUy false or nnsleadtng when made, whether or not that wntten representation or dISclosure IS contamed herem ot many of the other Loan DOcunlents 6.1.8. Security Impaired. There IS an unmsured casualty WIth respect to any matenal pomon of the Collateral and Borrower fatls to tmmedtately repm such damage, BoI'rower fiuls to satISfy the condrttons set forth m the Deed of Trust for the release of msurance proceeds or any condemnatIon award. or, whether or not Lender has recetved and apphed msurance proceeds or any condenmanon award to the Secured Obhgatlons m accordance WIth the .Deed of Trust, Lender reasonably determmes that Its secunty IS unpaued by such casualty or condemnanon and Borrower fiuls to unmedlately depOSIt m Borrower's Account an amount determmed by Lender as necessary to restore such SecurIty 6.1.9. Defaults Under Agreements with Third PartIes. Borrower defaults m the performance of any matenal covenant under any pemntted firuuicmg related to the Project, or under any sales agreement, lease, or other mstrument asSIgned to Lender as secunty for the Loan 6.1.10. Other Defaults Under Loan Docnments. Borrower fatls to perfonn any other covenant, agreement, or obhgatlon under any of the Loan Documents, lhcludmg the fatlure to proVIde any reports reqmred to be prOVIded to Lender, If such default IS not cured Wlthm thirty (30) days after wntten nottce thereof by Lender (or such other penod as may otherWIse be specIfied herem or m the Loan Document under whlch such default anses), or an Event of Default occurs as defined m any of the other Loan Documents, or an Event of Default occurs as defined many of the other Loan Documents 6.1.11. Default Under Related Loan Documents. An Event of Default as defined under the Related Loan Documents occurs 6.2. Rights and Remedies. At any time after the occurrence of an Event of Default hereunder, Lender andlor Trustee shall have all of the nghts and remedtes descnbed below, m addtnon to any other ngbts and remedIes of Lender under the Loan Agreement, the other Loan Documents, or the Related Loan Documents To the fullest extent pemntted by law, all of such nghts and remedtes shall be cumulatIve and the exercIse of anyone or more of them shall not consntute an electIon of remedIeS Constructwn Deed of Trust (WA) -Loan No 99688~9001 #170168 146S7-022 3n@w041 doc 81612004 PagelS i·. 20M081 6602892.94 Ei 6.2.1. Receiver. Ifan Event of Default shall have occurred and be contmwng, Lender may, as a matter of nght and WlthOut regard to the then-current value of the Collateral or the mterest of Borrower therem or the sufficIency of the secunty for repayment and performance of the Secured ObhgatIons, upon ex parte apphcatIon and Without notIce to Borrower or anyone claimmg under Borrower, and Without any shOWIng of Insolvency, fraud or 11l1smanagernent on the part of Borrower, and Wlthout the necessIty of filmg any Judiclal or other proceedmg other than the proceeding for appomtment of a receiver, apply to any court haVIng JUrIsdIctIon to appomt a receiver or receivers for the Collateral or any portIon thereof, and of the Rents, Issues and Profits, and Borrower hereby IrreVocably consents to the appomtment of a receIver or receIvers upon such Event of Default Any such receIver shall have the usual powers and dunes of receivers In hke or slmtlar cases and all the powers and dutIes of Lender set forth In this Deed of Trust or any of the other Loan Documents Employment by Lender shall not dIsquahfy a person from servIng as receIver 6.2.2. Cure; ProtectIon of Security. WIth or Without nonce, and WIthout releasmg Borrower from any oblIgatIon hereunder, Lender may (but shall not be obhgated to) cure any breach or default of Borrower and, Iflt chooses to do so In Its sole dtscre1lon, make such advances and do any and all other tbmgs that It may m Its sole discretIon consIder necessary and appropnate to protect Its Collateral and the secunty ofthts Deed of Trust In addItiOn to and Wlthout lmntanon of the foregomg, tfBorrower bas faIled to keep or perform any covenant whatsoever contamed In thIS Deed of Trust or the other Loan Documents, Lender may, but shall not be obhgated to any person to do so, perfonnor attempt to perform saId covenant, and any payment made or expense mcurred m the perfoImance or attempted perfonnance of any such covenant shall be and become a part of the Secured Obhgatlons, and Borrower proDllses, upon demand, to pay to Lender, at the place where the Note IS payable, all sums so advanced or paId by Lender, With mterest from the date when paid or mcurred by Lender at the default rate of Interest proVided m the Note No such payment by Lender shall constItute a waIver of any Event of Default In addItIon to the hens and secunty mterests hereof, Lender shall be subrogated to all nghts, ntles, hens, and secunty mterests secunng the payment of any debt, claun;tax, or assessment for the payment ofwruch Lender may make an advance, or which Lender may pay 6.2.3. Entry. Lender, III person, by agent, or by court-appomted receIver, WIth or WIthout brmgmg any actIon or proceedmg, may teImlnate Borrower's nght and hcense to collect the Rents, Issues and Profits and to adunmster the Leases, and eliter, take posseSSIOn of, complete constructton on, manage and operate, and lease or sell, all or any part of the Collateral, and may also do any and all other thIngs In connectIon Wlth those actIons that Lender may In Its Sole discretIon COnsIder necessary or appropriate to protect the secunty of this Deed of Trust or that are otherWIse permrtted to be taken or conduci4?d··by Lender under the Loan Agreement If Lender so requests, Borrower shall asSemble any Collateral that has been removed from the Project and make all of It avaIlable to Lender at the Project SIte The entenng upon and talong posseSSIon of the Project, the collectIon of the Rents, Issues and Profits and the appbcanon thereof as aforesatd,or any of such acts, shall not cure cir WaIve any default or nonce of default hereunder or mvahdate any other nght or remedy that Lender may have m response to such default or pursuant to such nonce and, notWIthstandIng the continued posseSSIon of the Project or the collecnon, receIpt, and apphcanon of the Rents, ISsues and Profits by Lender, Trustee, or Lender's receIVer or agent, Trustee or Lender shall be entttled to exercIse every nght prOVided for m any of the Loan Documents or by .law upon the occurrence of any Event of Default 6.2.4. . UnIform Commercial Code Remedies. With respect to all or any part of the Collateral that constItutes personal property, Lender shall have all of, and may exercxse any or all of, the nghts and remedles of a secured party under the Umform Commerctal Code In effect In the Project State . 6.2.5. JudIcial Action. Lender may connnence and mamtam an acnon or actIons, at law or In equxty, m any court of competent JurIsdIctIon, to enforce the payment andlor performance of the Secured Obllganons (mcludIng, wtthout lurutanon, to obtam spectfic enforcement of the covenants of Borrower hereunder, and Borrower agrees that such covenants shall be specIfically enforceable by 1IlJU1lctJon or any other appropnate eqUItable remedy), to foreclose the hens and secunty mterests of tlus Mortgage as agamst all or any part of the Collateral, and to have all or arty part of the Collateral sold under Constructwn Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 816f2004 Page 16 2004881999289~.O~ 7 the JUdgment or decree of a court of competent Juosdtctlon Borrower hereby waIVes the defense of laches and any apphcable statute of lumtatIons If tlus Deed of Trust IS foreclosed by jUdtCIll! actIon, and the Collateral sold at a foreclosure sale, the purchaser may, dunng any redemptIon penod allowed, make such repatrS or alteratIons on the Land as may be reasonably necessary for the proper operanon, care, preservatIon, px:otecnon and 1nsunng thereof Any swns so paId together WIth mterest thereon from the tJme of such expendtture at the lesser of the default rate under the Note. or the maXlmUlD rate penmtted by law. shall be added to and become a part of the amount reqwred to be pmd for redempnon from such sale In addInon, Lender Wlll be entItled to a judgment prOVIdIng that, If the foreclosure sale proceeds are msufficlent to sansry the judgment. executIon may Issue for the defiCIency 6.2.6. Realization on Security. Lender may resort to and realIZe upon or 'WlUve the securlty hereunder and any other securxty now or hereafter held by Lender m such order and manner as Trustee and Lender or eIther of them may, m thetr sole dtscretIon, detemune, wluch resort to such securxty may be taken concmrently or succeSSIvely and m one or several consolIdated or mdependent JudlClal actIons or lawfully taken non-JudIcIal proceedmgs, or both 6.2.7. Power of Sale. Lender may execute a wntten notIce of such Event of Default and of Its electIon to mvoke tlns power of sale to cause all or part of the Collateral to be sold to satIsfy the Secured Obltganons Under thIs power of sale, Lender shall have the dIscretIonary nght to cause some or all of the Collateral, mcludIng any Collateral property that constItutes personal property, to be sold or otherwtse dtsposed of m any combmanon and m any manner pemutted by apphcable law 6.2.7.1 Sales of Personal Property. For purposes of tlns power of sale, Lender may elect to treat as personal property any Collateral property that Is mtangtble or that can be severed from the Land or Improvements WIthout causmg structural damage If It chooses to do so, Lender may dISpose of any personal property separately from the sale of real property. m any manner pemntted by the Umfonn CommercIal Code m effect m the Project State, mcludmg any pubbc or pnvate sale, or m any Jilanne:r pemutted by any other appbcable law Letider shall have no obhgatIon to clean-up or otherwISe prepare any such Collateral for sale Any proceeds of any such dlspos1non shall not cure any Event of Default or remstate any Secured Obltgation 6.2.7.2 Trustee's Sales of Real Property or Mixed Collateral Lender may also choose to dISpose of some or aD of the Collateral that COnSISts solely of real property In any manner then permItted by appbcable law In Its dIScrenon, Lender may also or alternatIvely choose to dIspose of some or all of the Collateral In any combmatIon COnsIStmg of both real and personal property, together m one sale to be held In accordance WIth the law and procedures apphcable to real property. If and as penmtted m the Project State Borrower agrees that such a sale of personal property consntutes a commercIally reasonable sale of the personal property For purposes, of thIS power of sale, either a sale of real property alone. or a sale of both real and personal property together, will sometJmes be referred to as a "Trustee'S Sale" 6.2.7.3 Trustee's Sale Procedures. Berore any Trustee's Sale. Lender or TruStee shallgxve and record such nonce of default and electIon to sen as may then be reqwred by ,law When alllegaIly mandated nrne perIods have elapsed, Trustee shall sell.the property bemg sold at a pubbc auctIon to be held at the tJme and place specified m the notIce of sale. and Lender may unpose such terms and condttloJis of sale as are penmtted or allowed by applu:able law From bme to tJme m accordance WIth then appbcable law. Trustee may. and m any event at Lender's request shall, contInue any Trustee's Sale by pubbc announcement at the tIme and place scheduled for that sale, or may, m Its dlscretJon, gxve a new nonce of sale Also, Letidermay from . tIme to nme dIscontInue or rescmd any notIce of default or nonce of sale before any Trustee's Sale as proVided above. by executIng and debvermg to Trustee a wntten nonce of such dIscontInuance or resCISSIon The exercIse by Lender of such nght of reSCISSIon shall not constItute a waiver of any breach or default then eXlstmg or subsequently occumng, or lIIlpatr the nght of Lender to execute and deltver to Trustee. as above proVIded, other declaratIons or Donces of default to sansfy the Secured ObbgatIons, nor otheIWlse affect any prOVISIOn, covenant, or condItIon of any Constrnctron Deed afTrust (lI\fA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 8/612004 Page 17 2004081000%89~.81e Loan Document or Related Loan Documents, or any of the nghts, obhgatIons, or remedies of Trustee or Lender hereunder or thereunder 6.2.7.4 BIdding at Trustee's Sale. At any Trustee's Sale, Trustee shall sell to the lughest bidder at pubhc auctIon for caSh m lawful money of the Uruted States, unless other terms and conchbonsof sale are prescnbed by Lender m accordance With and as pernutted by apphcable law Any person, mcludmg, Without hnutabon, Borrower or Lender, may purchase at stich sale, and Borrower hereby covenants to warrant and defend the tItle of such purchaser or purchasers Trustee shall execute and dehver to the purchaser(s) at such sale a deed or deeds conveymg the property bemg sold Without any covenant or wammty whatsoever, express or . unplted The recitals m any such deed of any matters or facts, mcludmg any facts beanng upon the regulanty or vahchty ofany Trustee's Sale, shall be conclUSIve proof of therr truthfulness 6.2.8. SmgIe or Multiple Foreclosure Sales. If the Collateral conslSts of more than one lot, parcel or Item of property, Lender may (1) deSignate the order m winch the lots, parcels and/or Items shall be sold or chsposed of or offered for sale or dtspOSltIon, and (n) elect to chspose of the lots, parcels and/or ltems through a smgle consohdated sale or dlSpositIon to be held or made under the power of sale granted herem. or m connectlon With JUchClal proceedmgs, or by VIrtue of a Judgment and decree of foreclosure and sale, or ~ugh two or more such sales or dlSPOSltIons; each of which may be separately notIced If so elected by Lender and pemutted by apphcable law, or m any other manner Lender may deem to be m Its best mterests (any such sale or dIsposltlon, a "Foreclosure Sale") If It chooses to have more than one Foreclosure Sale. Lender at Its optIon may cause the Foreclosure Sales to be held smmltaneously or successIvely, on the. same day, or on such dtffel ent days and at such chfferent tnnes and places and m such order as It may deem to be m Its best Interests, all as may be penmtted under apphcable law No Foreclosure Sale sball tenmnate or affect the hen of thls Deed of Trust on any part of the Collateral that has . not been sold untIl all of the SecUred ObhgatIons have been paId m full 6.2.9. Releases, ExtensIOns, ModJfication and AdditIonal Security. WIthout affectlng the hablbty of any person for payment of any of the Secured Obhgatlons, Lender may make any agreement or take any ac1lon ext~g the matlmty or otberW1se alteimg the terms or JDCI'e8smg the amount of any of the Secured ObhgatIons, and aCcept adchtlonal securtty or release all or a portIon of the Collateral and/or other securtty for the Secured OblIgatIons 6.2.10. Aeceleratlon Not ReqUIred. Lender may take any of the acuons pemutted \Older Sectlons6 21 through 623 regardless of the adequacy of the secunty for the Secured OblIgabons, or whether any or all of the Setured Obbgatlons have l)een declared to be umnechately due and payable, or . whether notIce of default and electIon to sell has been given under thlS Deed of Trust 6.2.11. Other RemedieS. In addmon to the foregomg, upon the occurrence of an Event of Default, Lender and/or Trustee shall have and may exerclSe any and all other nghts and remeches avallable to them at law or m equrty The exeretse or fiulure to exerclSe any nght or remedy avatlable to Lender or Trustee shall m no event be deemed or construed to be a Walver or release of any nghts or re~eches of Lender or Trustee under the Loan Documents or the Related Loan Documents, or at law or In .equrty 6.3. . Payment of Costs, Expenses, and Attorneys' Fees. All costs and expenses reasonably rilcurred by Trustee and Lender m, enforcmg the remedIes avaIlable to them hereunder or othetWlse protectIng the Collateral or other nghts or Interests of Lender (mcludmg, Without hnutatlon, court costs and attorneYs' fees, whether mcurred m bugabon or not, expenses for evtdence oftItle,appnusals and surveys and trustees' fees, and costs and fees relatmg to any bankruptcy, reorgaruzatton, or msolvencjr proceedmg) shall consbti1te an addluonal obhganon of Borrower to Lender Borrower shall nnmedlately reunburse Lender and Trustee for all costs and expenses that Lender or Trustee may mem by reason of, or ansmg out of, or m conneetton With (a) any Default, (b) any aetton or proceedmg m whIch Lender or Trustee may appear or commence to protect, preserve, exerclSe or enforce therr nghts, remeches or secunty Interests under·thIs Deed of Trust, or under any document or mstrument eVldencmg the Secured Obhganons secured by thts Deed of Trust, or whtch otherW1se relates to the Project, mcluchng all appeals therefrom, (c) the ConstructlCm Deed of Trust (WA) :. Loan No 996888-9001 #170168 14657~ 3n~ldoc 8/61.2004 Page 18 20e4681 8882892.91 Ii perfonnanceof any act authonzed or penmtted hereunder, and (d) the exerCIse of any other nghts or remedIes under thIs Deed of Trust, or lDlder any document or Instrument evldencmg the Secured ObhgatIons secured by this Deed of Trust, or other'WlSe relatIng, to the proteciton of Lender's or Trustee's nghts and Interest· hereunder or under any document or mstrument eVldencmg the Secured ObhgatIons secured hereby, whether or not a swt or proceechng 18 InStItuted Such costs and expenses shall mclude Without Iumtatlon the fees, charges and expenses of attorneys, engmeers, acco1.Ultants, appraISers, eXpert Witnesses, consnItants and other profeSSional asSIstants and advISors, costs and expenses of searchmg records, examnung tItle and detemnmng nghts In, tItle to, or the value of, the Project, or the boundanes thereof, mcludmg but not lumted to tItle company charges, tItle msurance prennums, survey costs, publIcatIon costs, and other charges mCldent thereto, all whether or not a swt or proceedmg IS InStttuted Borrower agrees to and shan pay, unmedIately and Without demand, all swns so expended by Lender or Trustee, together With mterest from the date of expenditure, at the highest legal mierest rate then payable under the Loan Documents, all of wluch sums plus mterest shall constItute addIttonal Secured Obhgattons secured by tlus Deed of Trust 6.4. Remedies Not Exclusive. Trustee and/or Lender shall be ent1tled to enforce the payment and performance of any Secured Obhgattons and to exercise any and-all nghts, powers, and remedies under thIs Deed of Trust, any other Loan Document, or any Related Loan Document, notwIthstandtitg the fact that some or all of the Secured Obhgattons may now or hereafter be otherwISe secured Trustee andlor Lender shall be entItled to enforce all such nghts concurrently or separately, m such order and manner as they or eIther of them may III thel! absolute c:hscretJ.on detennme No remedy IS mtended to be exclUSive of any other remedy, but each shall be. cumulattve and m addltton to the others, to the fullest extent penmtted by law 6.S.. M1scenaneoos. 6.S.1. Lender may release, regardless of COnsIderatIOn, any part of the Collateral WithoUt, as to the remamcier, m any way unpatrmg, aifect:tng, subordlnatmg, or releasmg the hen or secunty mterests evidenced by this Deed of Trust or the other Loan Documents or affectIDg the obbgattons of Borrower or any other party to pay and perform the Secured Obhgations For payment of the Secured Obhgattons, Lender may resort to any of the collateral therefor ri1 such order and manner as Lender may elect No collat~ heretofore, hereWIth, or hereafter taken by Lender shall m any manner unpal! or affect the collateral itven pursuant to the Loan Documents. and all collateral shall be taken; ConsIdered, and held as cumulatIve 6.5.2. -Borrower hereby mevocably and uncondltIonally waives and releases (I) all benefits that Dllght accrue to Borrower by Vlrtue of any present or future law exemptmg the Collateral from attachment,. levy or sale. on executton or proVJdmg for any appraISement. valuatton, stay of executJon, exemptIon from cIVIl process, redempuon, or exteDSlon of tune for payment, (ix) notlces of any Event of Default or of the exerctse of any nght, remedy, or recourse not explICitly reqwred under the Loan Docuinents, and (m) any nght to a marshahng of assets or a sale m mverse order of alienatIon ARTICLE 7. ASSIGNMENT 7.1. No AsSignment or Encumbrance Wrthout Lender's Consent. Borrower acknowledges and agrees that the Secured OblIgatIons are personal to Borrower and that the IdentIty of Borrower and Its partners and employees, and of any guarantors, the relattonshlp between Bonower, each guarantOr, and Lender, and the credItworthIness, busmess expertISe, finanCIal condttlon, and contInued control of the Collateral of Borrower and each guarantor were materIal mducements upon which Lender relIed m arrangmg the Secured Obhgattons Accordmgly, neIther Borrower nor any guarantOr shall, WIthout Lender's pnor wntten consent or as otherwISe expressly pemntted under tlns Deed of Trust or the Loan Agreement (1) sell. convey, assIgn, encumber, or otherwtse transfer any of Its nght, tttle, or mterest m and to the Collateral or ariy other Project asset, whether such transfer or encumbrance IS voluntary or by Constructzon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 81612004 Page 19 ·.---.~. 200'4081006!892.82e operatIon of law, other than as specifically penmtted under the Loan Documents, (11) sell, asSIgn. or transfer Its mterest as borrower under the Secured OblIgatIons, or (m) transfer any stock or other ownershtp Interest that would cause a matena1 change m the control of Borrower or any guarantor (exc1udmg, however, transfers of the Interests of bnnted partners or non-managmg mc:mbers of Borrower or any guarantor tf such transfeiS do not matenally <iunmtsh the powers of the general partner or manager of Borrower or any guarantor or otherwISe cause a materIal change m the nghts to manage and control Borrower or any guarantor) Any attempted assIgnment WIthout such pnor wntten consent shall be null and VOId, and of no effect, and shall also constItute, at Lender's optIon, an Event of Default by Borrower under tillS Deed of Trust and each of the other Loan Documents 7.2. Conditions to Approval of Assignment. As a condItIon of approvmg any assignment, Lender may llI1pose such reqwrements and condItIons as It determmes are appropnate m Its sole dIscretion, mcludmg but not ltnnted to the reqmrement that Borrower and dte assummg party pay, m advance, any and all reasonable costs and expenses, mcludmg reasonable attorney's and accountant's fees, mcurred by the Lender m connectIon dtereWldt No approval of any asSIgnment shall cause a release of Borrower from any bablbty under tlte Loan DocumentsWltltout Lender's pnor written consent, whIch consent may be WIthheld m Lender's sole dtscretlon 7.3. Loan Due upon ProhIbited Transfer or Encumbrance. Upon any transfer, aSSIgnment, or encumbrance, as descnbed m SectIon 7 I for whtch Lender's written approval IS reqmred but has not been obtamed, the entIre outstandmg balance owmg under tlte Note, mcluc:hng pnncIpal. accrued mterest, and any otlter amounts owmg under the Loan Documents shall become due and payable at Lender's option, WIthout any reqwrement for nobce or demand, and Lender may pursue any remedIes granted to It under thIs Deed of Trust or any ofdte otlter Loan Documents 7.4. Assignment and PartlClpation by Lender. Lender shall have the nght, at any tIme and from tune to tIme and upon notice to Borrower, to assIgn or sell the Secured Obbgabons, and/or anyone or more partIcipatIOns m tlte Secured Obbgatlons, or to mclude such obbgatlons m a securitJzed pool of mdebtedness, accompamed by an asSlgmneilt andlor delegatIon of any or all related nghts or obhgatIons of Lender under tlte Loan Documents, WIthout dte need for any form of coment from Borrower ARTICLES. MISCELLANEOUS PROVISIONS 8.1. Additional Provisions. The Loan Documents fully state all of the terms and condttIons of dte partIes' agreement regardmg the matters menboned In or mCldental to tItJ.S Deed of Trust The Loan Documents also grant further nghts to Lender and contam further agreements and affirmabve and negabve covenants by Borrower that apply to tIus Deed of Trust and to the Collateral , . . 8.2. LiImtatlOn on Interest and Cbarges. Borrower agrees. to an effectIve rate of mterest that IS the rate prOVIded for m the Note, plus any addtbonaI rate of mterest resultmg from any other charges m the nature of mterest paId or to be paId by or on behalf of Borrower, or any benefit receIVed or to be received by Lender, m connectIon WIth the Secured ObbgabODS The mterest, fees and charges under the Loan Documents shall not exceed dte maxunum amounts pemntted by any appbcable law If any such mterest, fee or charge exceeds the maxmrum, the mterest, fee or charge shall be reduced by the excess and any exCess amounts already collected from Borrower shall be refunded Lender may refund such excess ettlter by treatmg the excess as a prepayment of pnnclpal under the Note or by malang a direct payment to Borrower The proVISIOns of thIs paragraph shan control over any mconslstent prOVISion m the Loan Documents 8.3. Permitted Contests. Borrower may contest or object m good fattlt to tlte aniount or vabdtty of any tax, assessment, clam], demand, levy, hen, encumbrance, charge or nobce of noncomphance asserted by a thIrd party (collectlvely, a "Claim"), but only m accordance Wldt the followmg conmtlons (1) Borrower shall first gIve wntten notice to Lender and depOSIt WIth Lender a bond or other secunty Constructton Deed afTrust (WA) -Loan Na 996888-9001 #170168 14657-022 3n@w041 doc 8/612004 Page 20 (e (. %0840818882892.921 sansfactory to Lender m such amount as Lender shall reasonably reqwre, up to 150% of the amount of the Clalm or other sum In controversy, and shall have demonstrated to Lender's reasonable satlsfactlon that no pomon of the Collateral wIll be sold to satlsty the ClaIm pnor to final resolunon, (11) Borrower shall promptly and dthgently proceed to cause the Clann to be settled and ruscharged m a manner not preJudtclal to Lender or Its nghts hereunder, (m) If Borrower shall faIl to proceed dthgently to dtscharge the Claun, then, m addtnon to any other nght or remedy of Lender, Lender may, but shall not be oblIgated to, dtscharge the same, by paymg the amount c1auned to be due, or by depoSltlng m court a bond or the amount clauned or otherWIse gIvmg secunty for such ClaIm, or m such manner as IS or may be prescnbed by law, at Borrower's expense, (IV) Lender may employ an attorney or attorneys to protect Its nghts hereunder, and.m such event, Borrower shall pay Lender the attorneys' fees and expenses mcurred by Lender, whether or not an acnon IS actually commenced agamst Borrower by reason of any defaUlt hereunder, and (v) Borrower shall have proVIded such good and suffiCIent undertakmg as may be requrred or pemntted by law to accomplIsh a stay of any legal proceerungs then pendmg m connectIon WIth the Claun 8.4. Cooperation. Borrower shall, upon request, cooperate WIth Lender or Trustee to correct any defect, error or OmISSIon that may be dtscovered m the contents of thts Deed of Trust or m the exc:cubon or acknowledgment hereo!: and will execute, acknowledge, and dehver such further mstruments and take such further acnons as may be reasonably requested by Lender or Trustee to carry out more effecnvely the purposes of-thts Deed of Trust 8.5. ObligatJons of Borrower, Joint and Several. If more than one person has executed thts Deed of Trust as Borrower, the obhgatlons of all such persons hereunder shall be Jomt and several 8.6. Severability. If any term of thts Deed of Trust, or the applIcatIon thereof to any person or cIrCUIIlStances, shall, to any extent, be mvahd, VOId or tmenforceable, the remamder of thts Deed of Trust, or the apphcanon of such term to persons or cm:umstances other than those as to winch It IS mvahd, vOld ot unenforceable, shall not be affected thereby, and each term of thts Deed of Trust shall be valId and enforceable to the fullest extent perimtted by law If the hen of thts Deed of Trust IS mvalId, VOId or unenforceable as to any part of the Secured ObhgatIons, or uthe hen 15 mvahd, VOId or unenforceable as to any part of the Collateral, the unsecured or partlally secured pomon of such Indebtedness shall be completely paId prIor to the payment of the remammg and secured or part1ally secured pomon of such Secured Obbgatlons, and all payments made on such Secured OblIgatIons shall be consIdered to have been first paid on and appbed to the full payIrient of that portIon of such mdebtedness ·that IS not secured or fully secured by the hen of thIS Deed of Trust 8.7. No Waiver or Cure. No Watver or delay or OJDlSS10n m the exercISe or enforcement by Lender of any of Its ngbts or remedIes hereunder or under any of the other Loan Documents shall be cODSIdered a waIver of any subsequent apphcatIon o~ or nght to enforce, such nght or remedy, or of the nght to enforce any other nght or remedy of Lender m another Instance Furthermore, no waIver of Lender's nghts or ~dtes m one or more mstances shall establISh a course of dea1mg or other agreement that wIll bmd Lender or prohIbJt Lender from enforcmg the terms of thts Deed ofTIUSt or any other Loan . Document IIi another Instance 8.8. AdditIonal Security. If Lender at any tune holds addlnc:>nal secunty for any of the Secured ObhgatIons, all such secunty shall be taken, consIdered, and held as cumulatlve, and Lender may enforce the sale thereof or otherwIse realIze upon the same, at Its optlon, eIther before or concurrently WIth the exercISe of any of Its nghts or remedtes hereunder or after a sale 15 made hereunder The talang of addtttonal secunty, the execution ofpartlal releases of the secunty, or any extensIon of the tune of payment of the Secured Obhganons shall not dtmmtsh the force, effect, or hen of thts Deed of Trust and shall not affect or uDprur the habIlIty of any maker, sUrety, or endorser for the payment of any such mdebtedness 8.9. ImposItIon of Tax. For purposes ofthts Sectlon, "Tax" shall mean (a) a specIfic tax on deeds of trust or on all or any part of the Indebtedness secured by a deed of trust, or (b) a specIfic tax on the owner of the CoIIateral covered by a deed of trust whIch the taxpayer IS authorIZed or reqwred to deduct from payments on the deed of trust, or (c) a tax on property covered by a deed of trust chargeable agamst a Construchan Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04t doc 816/2004 Page 21 2004e818ee2892.92~ beneficIary or trustee under the deed of trust or the holder of the note secured by the deed of trost, or (d) a specIfic tax (other than an mcome tax or a gross receIpts tax) on all or any pomon of the obhganons secured hereby or on payments ofprmctpal and mterest made by a grantor under a deed of trust Ifany Tax 15 enacted subsequent to the date of tlns Deed of Trust, enactment of the Tax shall, consntute an Event of Default, and Lender may. exerC15e any or all of the remedIes avatlable to It upon the occurrence of any Event of Default, unless the followmg condItions are met (I) Borrower may lawfully pay the Tax WIthout causmg any resulnng econOmIC chsadvantage or mcrease of tax to Lender or Trustee, and (11) Borrower pays the Tax (mcludmg any tax on the paym.entmade) Wlthm tlurty (30) days after nonce from Lender that the tax law has been enacted 8.10. No Offset. Borrower's oblIgation to tunely pay and perform all oblIgations under the Note, t1us Deed of Trust, and the other Loan Documents shall be absolute and uncondtnonal and shall not be affected by any event or crrcumstance, mcludtng WIthout lumtanon any seto~ counterclatm, abatement, SUspensIOn, recoupment, deductJon, defense or any other nght that Borrower or any guarantor may have or claun agaInst Lender or any other person or entIty The foregomg shall not consntute a waIver of any claim or demand wInch Borrower or any guarantor may have m damages or otherwtse agamst Lender or any other person or ennty, proVIded that Borrower shaD matntam a separate acnon thereon 8.11. Accommodations to Successors. Thehablhty of the ongmal Borrower shall not be released or changed If Lender grants any succeSsor m mterest to Borrower any extensIOn of tIme for payment, or modtficanon of the terms of payment, of any Secured Obhganon Lender shall not be reqUired to comply WIth any demand by the ongmal Borrower that Lender refuse to grant such an extensIon or modlficanon to, or commence proceedmgs agaInSt, any such successor m mterest 8.12. Amendments. Thts Deed of Trust Catmot be waIved, changed, d1Scharged or ternnnated orally, but only by an mstxument m WIlttng SIgned by the party agamst whom enforcement of any waIver, change, dIscharge or termmatIon IS sought 8.13. Successors in Interest. Subject to the lmutanons on transfer con tamed m the Loan Documents. the terms, covenants, and condInons herem contatned shall be bmdtng upon and mure to the benefit of the herrs, legatees, deVISees, admmtstrators, executors, successors and aSSIgns of the partIes hereto 8.14. ModIfication and Extensions. References to the Note, the Loan Agreement, the Loan Documents and the Related Loan Documents m th1S document shall be deemed to mclude all DlOdtficatIons, extensIons, and renewals thereof 8.1S. Applicable Law. The prOVlSlOns of thts Deed of Trust shall be governed by and construed m accordance WIth the laws of the Project State, WIthout regard to the chOIce oflaw rules of the Project State and except to the extent that federal laws preempt the laws of the Project State 8.16. Merger. No merger shall occur as a result of Lender's acqmnng any other estate m or any other hen on the Collateral unless Lender ~onsents to a merger m wntmg 8.17. Notice. All notIces reqwred or periintted under the Loan Documents shan be m wntmg. effectIve upon dehvery, and shall be (1) deltvered m person, (u) sent by recogmzed couner or oVeriught delivery service, or (m) sent by certJfied mall, postage prepaId, WIth return receipt requested, (such matlmg to be deemed receIved on the sooner of actual receIpt or three (3) days after matlmg) to the appropnate party at Its address set forth above Any party may desIgnate m wnnng dIfferent mailing addresses or persons to wluch or to whom such notices or demands are thereafter to be addressed, but such change of address or change of party to be addressed nonces shall be efl'ecnve only upon actual receIpt - 8.18. Waiver of Marshaling. Borrower W8.1ves all nghts, legal and equItable, It may now or hereafter have to reqwre marshahng of assets or to reqUIre upon foreclosure sales of assets m a pamcular order Each successor and assIgn of Borrower, mcludtng any holder of a hen subordInate to tlns Deed of Trust, by acceptance of Its mterest or hen agrees that It shall be bound by the above waIVer, as If It had given the WaIver Itself . Constructzon Deed of Trust (WA) -Loan No 996888-9001. #170168 14657·022 3n@w04' doc 8/612004 Page 22 28949819G02a82 023 8.19. WaIVer Of Jury Trial. LENDER AND BORROWER EACH HEREBY WAivE, . TO THE FULLEST EXTENT PERMITI'ED BY APPLICABLE LAW, THE RIGHT TO A TRIAL BY JURy IN ANY ACTION OR PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT MATTER OF THIS DEED OF TRUST. THIS WAIVER IS KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY MADE BY LEND:ER AND BORROWER, AND LENDER AND BORROWER ACKNOWLEDGE THAT NO PERSON ACTING ON BEHALF OF THE OTHER PARTY HAS MADE ANY REPRESENTATIONS OF FACf TO INDUCE THis WAIVER OF TRIAL BY JURy OR IN ANY WAY TO MODIFY OR NULLIFY ITS EFFECT. LENDER AND BORROWER FURTHER ACKNOWLEDGE THAT THEY HAVE BEEN REPRESENTED (OR HAVE HAD THE OPPORTUNITY TO BE REPRESENTED) IN THE SIGNING OF TIllS DEED OF TRUST AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL, SELECTED OF THEIR OWN FREE WILL,.AND THAT THEY HAVE HAD THE OPPORTUNITY TO DISCUSS THIS WAIVER WITH COUNSEL. 8.19.1. Notice of IndemnIfication. BORROWER HEREBY ACKNOWLEDGES AND AGREES THAT THIS DEED OF TRUST CONTAINS CERTAIN INDEMNIFICATION PROVISIONS WInCH, IN CERTAIN CIRCUMSTANCES, COULD INCLUDE AN INDEMNIFICATION BY BORROWER OF LENDER FROM CLAIMS OR LOS"SES ARISING AS A RESULT OF LENDER'S OWN NEGLIGENCE. 8.20. Oral Agreements Notice. ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFoRCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. IN WITNESS WHEREOF, Borrower has executed t:1us Cons1:lUct1on Deed of Trust, Secunty Agreement, AsSIgnment of Leases and Rents, and Flldure Fdmg as the Grantor/frustor hereunder, and as a Debtor under the Umform CommercIal Code, as of the date set forth above . GrantorrrrostorlDebtorlBorrower Construcbon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 • CAMWEST WEST COAST LLC, a Wasbmgton hmrted hablbty company By CAMWEST DEVELOPMENT, INC , a Washmgton corporation, Its Sole MCmber Pllge23 . 18949fM 99g:;U~a:z 024 STATE OF WASHINGTON COUNTY OF KING On tins day personally appeared before me Kelly] Pnce, to me known to be the Cluef Fmancial Officer of CamWest Developmeot, Inc. a WashIngton COIporabon, Its Sole Member of Cam West West Coast LLC, a Washmgton lmnted habIlIty company that executed the foregomg mstnunent, and acknowledged such mstrnment to be the free and voluntary act and deed of such cOIpoiatIon, for the uses and pwposes therem mentIoned, and on oath stated that he was duly authonzed to execute such mstrument GIVEN UNDER My HAND AND OFFICIAL SEAL tlns ~ day of ~ Sf .. at .2004 ~~?;,~i3sio~·.~/~ a . . ,"H'/( . \\\\\\111'"11, ~ - - . ~~,\ 1\ S GI/'I~ ~. Q~ ~ S v.·t.cV> ~-I:o •• f-~ Pnnted :\7 ~t..lLt.. . '" .... A <;Jf"I :p. -. =~>,l.)I.U:I:.....::'~'~-~~;=o-~~-:::-::--,,--~*::E I --, ~~ :: NOTARY PUBLIC In and for the State of WashlDgton, ::: 27 : * g resl(hng at Re..rnb...:>, \ ... )f\ -'(1), 200" • -i ~ '.~ .) ~: .:: My COtmnlSSlOn ExpireS ¢ 27-0'5 ~~.~ ~:>.. ~ ~ O··?""/ASo"x •• ·,v~ ~ '}), • .... ··~v~-.; ~,lF<fAY p\.l "", 111111111\\\\\\\ Construction Deed of Trust (WA) -Loan No 996888-9001 #170168 146S7-022 3n@w04' doc 816/2004 Pllge24 EXmBIT"A" DESCRIPTION OF PROPERTY Parcel A The north half of the southwest quarter of the northwest quarter of the northeast quarter of SectIon 15, . Townslup23 North, Range 5 East, W M , m KIng County, Waslungton, EXCEPT the east 30 feet and the west 30 feet thereof, EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Sectlon IS, Townshtp 23 North, Range 5 East, W M , m Kmg County, Washmgton, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Townslup 23 North, Range 5 East, W M , m Kmg County, Washmgton, TOGETHER WlTI:I an easement for mgress, egress and u1:J.htles over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north haIf of the southwest quarter of the northwest quarter of the northeast quarter of SectIon 15, ToWnshtp 23 North, Range 5 East, W M , m KIng County, WasbmgtOD. TOGETIfER WITH an easement for mgress, egress and Ublltles. over. upon and across the east 30 feet of the west 220 feet of the south 30 feet ofsatd subdMSlOD . Parcel B South half of the northwest quarter of the northwest quarter of the northeast quarter of SeCtIon 15, . Townshtp 23 North, Range 5 East, W M • m Kmg County, Washmgton, EXCEPT the west 30 feet and the east 30 feet thereof Parcel C The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of SectIon'IS, Townshtp 23 North, Range 5 East. W M, mKmg County, Washtngton, EXCEPT the east 150 feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof conveyed to Kmg County for S E 128111 Street by Deed recoi:ded May20,1964, under Recordmg Number 5738288 (conbnued) Constructton Deed o/Trust (WA) -Loan No 996888-9001 #170168. 146S7~ 3n~ldoc 81~ Exhtlnt A -Page 1 2894981 QOO:za92 026 LEGAL DESCRIPTION, continued ParcelD The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the . northwest quarter of the northeast quarter ofSectlon IS, Townsmp 23 North. Range 5 East, W M , m Kmg County, WashIngton, ; . EXCEPT the north 42 feet thereof conveyed to KIng County for road by Deed recorded February 3, 1965, under Recordmg Number 5840155 ParcelE The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter m SectIon IS, Townshtp 23 North. Range 5 East, W M, m Kmg County, WashIngton, EXCEPT the north 42 feet thereof conveyed to KIng County for road by Deed recorded February 3, 1965, under Reoordmg Number 5840155, AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, m SectIon IS,Townsmp 23 North, Range 5 East, W M , m Kmg County, WashIngton, . EXCEPT the north 42 feet thereof conveyed to KIng County for road by Deed recorded February 3, 1965, under Recordmg Number 5840155 Consbuchon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 8/6/2004 Exhtblt A -Page 2 20040810002893.001 When Recorded, Return to KEYBANK NATIONAL ASSOCIATION Home BwIder Group Matlcode WA-31-18-0386 601 -108th Avenue N E Bellevue, WA 98004 Attn Mrnky Northup Ilttlf"IIIIIIII . PACIFIC NIJ TIT sua 0002893 PAGE00S OF 012 30 00 88/20/2804 IS 37 KING COUNTY, WR - SUBORDINATION AGREEMENT ~~\~~z~y Grantor(s): G W C INCORPORATED CAMWEST WEST COAST, LLC o AddrtIonal on page __ rUED BY PNVVT Grantee(s): BeneficIary KEYBANK NATIONAL ASSOCIATION o AddrtIonal on page __ Legal DesCription (abbreVIated) _NW--'-INE"--_1_5-_2.;;..,3-_0.;,..5 _____________ _ lID Complete legal on EXHIBIT A Assessor's Tax Parcel Identlficlition No(s): 152305-9001-01, 152305-9039-07, 152305-9096-07, 152305-9040-04 and 152305- 9132-03 Reference Nos. of Documents Affected: Not ApplIcable NOTICE: THIS SUBORDINATION AGREEMENT RESULTS IN YOUR INTEREST IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT. TInS SUBORDINATION AGREEMENT (ttAgreement"), dated for reference purposes tlus 5th day of August, 2004, IS made by and among CAMWEST WEST COAST, LLC, a Washmgton hIDlted lIabIhty company, ("Borrower''), KEYBANK NATIONAL ASSOCIATION, a natIonal banlong asSOCIatIOn, e'Senwr Lender"), and G W C INCORPORATION, a WashIngton corporation (ttGWe") RECITALS A Borrower has the nght to purchase certaIn real property located m Kmg County, Washington, legally descnbed on ExhIbIt A attached hereto (the "PropertJ1'~ and plans to develop single SubordmatlOn Agreement -Loan No 9962888-9001 11280609 /4657-259 60S pOI , doc 8/612004 page J · \ . "~ (. 200408 10002893.002 family lots and certatn related nnprovements thereon (the "Improvements") The Improvements and the Property are collectively referred to m thIS Agreement as the "Project" B Senior Lender has agreed to lend to Borrower the sum of up to ONE MILUON AND NO/lOOms DOLLARS ($1,000,000) to finance Borrower's acquIsrtJon of the Property (the "AcquJSztion Loan"), wluch loan IS secured by, among other thmgs, a first hen-pOSItion Construction Deed of Trust, Secunty Agreement, ASSignment of Leases and Rents, and FIXture FIlmg encumbenng the Property dated and to be recorded m the offiCial real estate records of Kmg County, Washmgton, contemporaneously hereWith (the "SenIor Deed o/Trust,,), and may make a refinance loan to payoff the ACquISItion Loan and finance an addrtJonai portion of the purchase pnce of the Property m an amount not to exceed $2,400,000 00 (the "Refmance Loan" and, together With the AcqUISItIon Loan, the "SenIOr Loans") The SeDior Deed of Trust, together With all other documents now or heremafter secunng the AcqulSltlon Loan or the Refinance Loan, are referred to herem collectively as the "SenIOr Secanty Documents, .. which term mcIudes any additional deed of trust or other secunty documents that may be executed by Borrower should Lender agree to proVIde the Refinance Loan to Borrower, and any and all extensIons, consolldattons, amendments, modIficatJons and supplements to such documents now or hereafter securmg either the AcqwSltIon Loan or the Refmance Loan The Seruor Secunty Documents, together With any and all other documents executed m connection WIth eIther of the SenIor Loans, are referred to herem colleCttvely as the "Senior Loan Documents," whIch term mcludes any and all other extenSIOns, consolldattons, amendments, modlficatJons and supplements to such documents C Borrower entered mto an ASSIgnment of Vacant Land Purchase and Sale Agreement dated Februazy 3, 2004, WIth GWC (as amended; the "GWe Agreement") under whIch GWC assIgned to Borrower GWC's nght to purchase the Property UIlder Its eXlstmg Purchase Agreement With West Coast Investments ("West Coast"} dated October 29, 2004 (as amended, the "West Coast Agreement") West Coast WIll be patd the full amount of Its sale pnce for the Property under the West Coast Agreement at the tune of Borrower's purchase of the Property Under the GWC Agreement, however, Borrower IS obhgated to pay ~rtam asSIgnment fees to GWC m connectIon WIth the Property upon Borrowers receipt of prelmunary plat approval for the Property based on the nUmber of Jots,approved tn,the prellmmary plat The GWC Agreement, together WIth any and all other docUments executed m connection thereWIth reflecting contlnumg obbgaflons of Borrower to GWC relatmg to the purchase of the Property. are referred to herein collectively as the "Subordrnate Documents, n whIch tenn mcludes any and all e~slons, consobdatJons, amendments, modlficattons and supplements to such documents D As a condrtJon precedent to advanCing any fimds under the Semor Loans, Senior Lender reqmres that Borrower and GWC execute and dehver thiS Agreement AGREEMENT IN CONSIDERATION OF 1HE FOREGOING, AND FOR OTHER GOOD AND VALUABLE CONSIDERA nON, the receipt and suffiCiency of which are hereby acknowledged, and to mduce Semor Lender to make the Semor Loans and to accept the Senior SecUnty Documents as secunty for the Semor Loans, GWc, Borrower, and Semor Lender agree as follows 1. Subordinabon of Subordinate Documents. 1.1. The Subordmate Documents and any hens created thereby shall be and the same are hereby made and shall continue to be subJ~ and subordmate to (1) the hens created by the Semor Secunty Documents, (11) all of the terms, covenants and condItions contaIned lD the SenIor Loan Documents, (m) any and all mcreases In the mdebtedness secured by the Senior Secunty Documents (except as speCifically set forth below). and (IV) all extenSions, consolidatIons, amendments, modificatIons and supplements to the SenIor Loan Documents Without IllDltmg the foregomg, the Subordmatlon Subordination Agreement page 2 #280609 146;7-259 6O$pOJI doc 81512004 . - 200468 1 6882899.8ea coDtamed m thiS paragraph shall automatIcally apply to both the AcquIsItIon Loan and, should Lender agree to make the Refinance Loan, to the Refinance Loan, and to any and all documents now or hereafter eVidencmg, securmg or otherwISe governmg elther such loan, and to the followmg additIonal advances, extensions, amendments, or other modIficatIons of the SeDlor Loan Documents, WIthOUt the need for any wntten reaffirmatIon of subordmatIon or other wntten agreement by GWe - I I I after an event of default either of the Semor Loans, SeDlor Lenders electIon to advance funds suffiCIent to complete the constructIon, marketIng, and sale of all of the lots In the Project, even though such addItIonal advances may result m the aggregate amount advanced by Semor Lender exceedmg the ongmal pnnclpal amount of the appbcable Semor Loan, J J 2 regardless of whether a default has occurred under the SenIor Loan Documents, Semor Lender's election to advance addItional funds to preserve or protect the Project and Its secunty In the Project, IncludIng but not InDIted to advances to prevent waste or destruction, to payor prevent hens, to pay taxes, Insurance preml1UllS, or other assessments or charges agaInst the Project. to defend Borrower's otle or SenIor Lender's hen pnonty, to pay cOllectIon costs or other expenses reunbursable by Borrower under the SenIor Loan Documents, or to address any other nsks reasonably perceIved by Semor Lender as Jeopardtzing Its secunty, andlor J J 3 any and all other addItIonal advances, extenSIOns, amendments, or other modIficatIons of the Semor Loan Documents that do not hasten the maturIty date of the appbcable Semor Loan or mcrease the antIcipated amount of either of the Semor Loans as set forth above by more than five percent (5%) (but addItIonal advances made by Semor Lender under Sections 1 I I or 1 ) 2 shall not reqwre consent or reaffirmation of subOrdmatIon from GWe, regardless of whether they Increase the antiCIpated amounts of eIther of the SenIor Loans by more than 5%) 1.2. The SubordInate Documents and any hens thereof shall be and the same hereby are expressly subject and subordmate to any and all advances under the Semor Loan Documents, m whatever amounts and whenever made, WIth Interest thereon, and to any expenses, charges and fees InCurred wider the Semor Loan Documents, IncludIng, WIthout bmItatlOn, any and all of such advances, mterest, expenses, charges and fees that may mcrease the Indebtedness seCured by the Semor Loan Docunients lil accordance WIth the tenns thereof 2. Debt SubordlDation, Restncnon oil Repayment of Subordinate Indebtedness. GWC agrees that ItS nght to receIVe payments from Borrower or any guarantor of any amount then due under the Subordmate Documents ("Subordlnate In4ehtedness'') shall be subordInated to Senior Lender's nght to receIVe payments from Borrower or any guarantor then due under the Semor Loan Documents ("Semor Indebtednesslf) UntIl such tIme as the SenIor Loans and all sums now or hereafter secured by the Semor Secunty Documents have been paId m full (and SenIor Lender has no further oblIgatIon to fund the Semor Loans) and Borrower has otherwISe compbed In full WIth all of Its oblIgations under the Sentor Loan Doeumentsand SenIor Lender has released the SenIor Secunty Documents (all of the foregOIng bemg referred to herem collectIVely as "Repayment m Full of the SellUJr Lolllislf), neither Borrower nor any guarantor shall make any payments of pnnclpa1, mterest or any other amounts due on the SubordInate Indebtedness WithOUt Seiuor Lender's consent Any payments received by GWC JD ViolatIon of the proViSIOns oftlus SectIon and thIS Agreement shall be held by GWC m trust for Semor Lender and shall be ImmedIately patd over to Senior Lender 3. SubordInate Documents. GWe and Borrower hereby certIfy to Semor Lender that, as of the date of thts Agreement, there are no defaults eXistIng under the Subordmate Documents, and no event has occurred that, WIth the gtVlDg of notIce or the passmg of tIme, or both, would constitute a default under the Subordmate Documents SubordJ.natzon Agreement page 3 #280609 U657~259 60Sp011 doc 8/512004 : 200408160028S9.ee-t (e 4. Insurance and CondemnatIon Provisions. 41. GWe. or any other legal holder of the Subordmate Documents, shall and hereby does agree to asSIgn and release to the holder of the Semor Secunty Documents 3 11 all of Its nght, tItle, mterest or claIm, If any, m and to the proceeds of all pobcles of msurance covermg the Project for applIcatIon agamst the mdebtedness secured by the SenIor Secunty Documents or for other dispOSition thereof In accordance Wlth the proViSions of the Semor Loan Documents, and ' 3 11 all of Its right, tItle and Interest or claIm, If any. m and to all awards or other compensation made for· any takmg of all or any part of the Project for applIcation agamst the mdebtedness secured by the ,Senior Secunty Documents or other dlsposrtIon m accordance WIth the provlSlons of the SenIor Loan Documents 4.1. If followmg any such applicatIOn or dlSpOSltIon of the Insurance proceeds or condemnation awards and other compensation. any balance remams. then such exceSs shall be made payabJeto the Jomt order of Borrower and GWe as Its mterests may appear under the Subordmate Documents 4..3. GWe agrees at any tIme and from time to tIme to execute such documents as SeDlor Lender or the msurer may reasonably reqwre to confirm that any nghts that GWe may have as a loss payee or addItIOnal msured are expressly subject and subordmate to the nghts of Senior Lender as an addmonaI msured or loss payee 5. Standstill by GWClNotice from Senior Lender. 5.1. Until Repayment m Full of the Senior Loans, GWe shall not exercise any of Its nghts or remedies With respect to the Subordmate Documents (whether relatmg to a default Iil payment andlor performance or any other default andlor an event of default thereunder or othet'Wlse) or exel'Clse of any remedy In connectIon Wlth the SubordInate Secunty Documents (mcludmg, WIthout lImitation. the appomtment of a receIVer or the commencement of foreclosure proceedmgs) Wlthout the prior wntteD consent of Sernor Lender, WhICh consent shall be gwen or Wlthheld m Senior Lender's sole discretion Any exercise of anY remedy m connectIon Wlth the SubordInate Documents WIthout such consent of Semor Lender shall be YOJd ab mUIO and of no effect whatsoever 5.2. Seruor Lender agrees that. after an event of default WIder the SeDlor Loan Documents. upon payment from GWC to Senior Lender of all pnnclpal, mterest. fees, costs. expenSes and any other amounts due under the SeDlor Loan Documents and m accordance WIth the other tenns and condrtIons of thiS SectIon, Semor Lender wdl sell and asSIgn to GWe the then eXlStmg Senior Loan, the related promISSOry note. the Semor Secunty Documents, and all other documents or collateral receIVed by Semor Lender m connectIon Wlth the apphcable Semor Loan At least ten (10) days pnor to commencing a foreclosure actIon wIth respect to the Property ("Foreclosure,,), Semor Lender shall proVIde GWe notice of Its mtent to commence the Foreclosure (the "Foreclosure Nollce") If GWC desires to purchase the eXIstmg Semor Loan, GWe shall, wlthm five (5) days after receipt of the Foreclosure NotIce, proVide notIce to SenIor Lender (m accordance With the terms of SectIon 12 below) of GWe's mtent to purchase such loan (the "Purchase Nollce") GWC shall have a penod of fifteen (IS) days after receIpt of the Purchase Notice by Semor Lender wrthm wlnch to consummate the purchase of the appbcable Semor Loan Such purchase shall be on terms and conditions acceptable to SenIor Lender and pursuant to documents acceptable to Semor Lender, and WIthout any representatIons or warranties by or recourse to Senior Lender Borrower hereby consents to the sale of the apphcabJe loan to GWe and agrees to execute all documents reqrured by Semor Lender or GWe m connectIon therewIth and hereby authonzes SenIor Subord/natzon Agreement page 4 #280609 14657·259 60SpOll doc 81512004 %6046816062899.995 Lender to disclose to Gwe such mformatlon as Sentor Lender determmes IS necessary 1D connection Wlth such sale, Includmg, Without lImitation, financial or other proprIetary mfonnatlOn NotwithstandIng anythmg herem or In the Semor Loan Documents to the contraJy, Borrower hereby agrees to WaIve any and all claIms agaInst Sen~or Lender and agrees to mdemntfY and hold SeDlor Lender harmless from any and all costs and expenses ansmg from such sale or assignment Notwlthstandmg anythmg to the contrary herem contaIned. nothmg herem shall be construed to prohibit SeDlor Lender from eIther commenCIng a Foreclosure or haVing a receiver appomted at anytIme 6. Notice and Cure Rights. 61. Upon the occurrence of a default under either Semor Loan, and pnor to the commencement of foreclosure by Semor Lender under the Senior Secunty Documents, Senior Lender agrees to proVide notice of such default to GWC GWe shall have the nght, wlthm thllty (30) days of receipt of such notIce, to cure such default, proVided, however, that nonce may, at Sentor Lender's OptIon, be proVided toGWe at the same time that notice of default IS ProVided to Borrower, and m such event GWC's cure penod shall be co-temimus wrth (and not 10 addition to) the cure perIod proVided to Borrower 6.2 Upon the occurrence of a default under the Subordmate Documents, GWe agrees to proVIde to Semor Lender a copy of any notice of default proVided to Borrower 7. Event of Default. Any breach of the covenants or obhgatlons of.Borrower or GWe under thiS Agreement" shall constItute an Event of Default under the Semor Loan Documents 8. .Further Assurances. So long as the Semor Secunty Documents shall remaIn a lIen upon the Property or any part thereo~ GWe or any other holder of the Subordmate Documents, shall . execute, acknowledge and delIver, promptly after beIng requested to do so. any and all further mstruments m recordable form reasonably requested by Sentor Lender or another holder of the Subordmate Documents for the purpose of confirmmg and carrymg out the pwpose and mtent of the foregomg covenants. IDCludmg such documentation as Semor Lender may reqUlre to reaffirm suchsubordmatlon m the event SeDlor Lender elects to proceed to make the Refinance Loan to Borrower . 9. Modditatlon of Semor Loans. No renewal or extensIon of tune of payment of either of the SenIor Loans, no release or surrender of secunty for the payment thereof. no delay m the enforcement of payment thereof or m the enforcement of thiS Agreement, and no delay or omISSIon m exercIsmg any nght or power under the SenIor Secunty Documents or any other document or agreement governmg. eVidencmg or secunng the SenIor Loans, or under tlus Agreement, shall m any manner nnparr or adversely affect the nghts of Semor Lender under thiS Agreement GWe hereby waJves any further notice of the creabon, e:iustence, extension or renewal of eIther of the Semor Loans or of any modification of either of the Semor Loans or of any other actIons or matters of any nature whatsoever m connectJ.on With the SenIor Loans. except asset forth In paragraph 1 1 above 10. Consent and Waiver of GWC •. GWC consents to and approves all proVlSlons of the SemorLoan Documents. Inclurlmg. but not hmlted to, all prOViSions relating to the dISbursement of the proceeds of the SenIor Loans SenIor Lender. m malang dlsbuisements pursuant to the Senior Loan Documents, IS Wlder no oblIgation or duty to, nor has Semor Lender represented that It WIll, see to the apphcatlon of proceeds of eIther Senior Loan by the person or persons·to whom Semor Lender dtsburses such proceeds, and any applIcation or use of such proceeds for purposes other than those proVIded fur In the Semor Loan Documents shall not defeat the subordmatIon herem made m whole or part 11. Notices. Any nobce from SenIor Lender to Borrower, or Borrower to SenIOr Lender, shall be gIVen m the Iilanner set forth In the SenIOr Loan Documehts Any notice from GWC to Semor SubordmatlOll.Agreement #280609 14657-259 6fJ$pOJI doc 8/5/200.1 pageS .. ---...... (e 20040810002893.666 , Lender, or Semor Lender to GWC, shall be In wntlng. shall be gtven by certlfied mall, return receipt requested, or by a nationally recogruzed overmght delIvery servtce, or delIVered by hand, addressed as follows 11.1. If to GWC G W C INCORPORAlED 24633 NE 133M St Duvall. W A 98109 Attn TerrY Defors Telephone (206) 999-8814 Facslmde (425) 188-2815 11.2. !fto Semor Lender and to KEYBANK NATIONAL ASSOCIATION Residential Construction Loan Dept 1211 S W 5th Avenue, SUite 400 Matlcode OR-20-21-0481 Portland, OR 97204 Telephone (503) 790-7564 Facsnnde (503) 190-7822 HILLIS CLARK MARTIN & PETERSON, P S 500 Galland Butldmg . 1221 Second Avenue Seattle, WA98101-2925 Attn Mr Gmy M Fallon Telephone (206) 623-1745 FacslDlde (206) 623-7789 Any party may change Its address for the gtVlng of notice by notice hereunder Any nonce gIVen hereunder If gIVen by· certified mall WIll be deemed receIVed when delIvered, or If delIVery IS refused, when delrVety IS first attempted m the ordmary course Any notice sent by hand delIVery shall be deemed recetved when actually receIved Any notice sent by a nationally recogmzed overrught couner service shall be deemed receIVed one buslDess day after havmg been deposited WIth such overrught couner serYlce If deSignated for next-day delIVery 12. Waivers. GWC WaIves (1) the benefit of suretyshIp c[mms and defenses generally, (11) any nght to reqwre marshalmg of assets or to requIre SeDlor Lender to proceed agamst any guarantors for the SeDlor Loans or to exhaust any specific secunty for the oblIgations secured by the Senior SCcunty Documents, and (Ill) any defense to any exe1'CJSe of SeDlor Lender's nghts hereunder or under the Senior Loan Documents ansmg out of loss or unpatrment of aIiy nght of subrogation to the SeDior Secunty Documents or to any other Seruor Loan Document 13. No Consent to AdditJonal Subordmate Encumbrances. Seruor Lender's consent U; the Subordmate Documents IS solely for the benefit of GWC and only relates to the Subordmate Documents It IS not mtended to constJtute consent to aIiy other encumbrances or lIens on the Project or as a WaIver of any nghts that Senior Lender has under the SenIor Loan Documents Subordmatzon Agreement page 6 1t2806Q9 J4657-259 6(}spOJ I doc 81S12004 20040810GO%8!3.007 (e 14. Conflicts. In the event of any coiIfbct between the Subordmate Documents and thiS Agreement or the SelUor Loan Documents and thIS Agreement, tillS Agreement shall control, It being understood, however, that nothing herem shall prejudIce Senior Lender's nghts under the Assignment of Plans and Contracts and related Consent of GWC executed contemporaneously herewIth m connectIon WIth the SubordInate Documents In the event Semor Lender should elect to assume and enforce those agreements m accordance WIth theIr terms as authonzed under such asSIgnment and consent IS. Miscellaneous. 15.1. TIus Agreement shall be bmdmg upon and more to the benefit of the partIes hereto and each ofthetr successors and asSignS 15.2 TIns Agreement shall be construed and enforced In accordance With the laws of the state m which the Project IS located, WIthout regard to that state's ChOIce oflaw rules 15.3. nus Agreement may be SIgned m any number of counterparts, all ofwruch wtIl constitute an ongmal, and all of WhICh when taken together shall constItute one mstrument 16. Lender DiscretIon. Nothmg m tlns Agreement shall be construed as reqUlrmg Lender to grant any finanCIal assIstance to Borrower or as !mutIng or precludmg Lender from the exercIse of Lender's mdependent Judgment and discretIon m connectIon WIth Lender's finanCial arrangements WIth Borrower or AdditIonal Grantor 17. Nonce Re Oral Agreements. ORAL AGREEMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. 18. WAIVER OF JURY TRIAL THE PARTIES HERETO HEREBY WAIVE. TO THE FULLEST EX1ENT PERMITIED BY LAW. TIlE RIGHT TO TRIAL BY JURY IN ANY ACTION. PROCEEDING, OR COUNTERCLAIM, WHETIIER IN CONTRACT, TORT, OR 01HERWISE, RELATING DIRECTI..Y OR INDIRECTI..Y TO TInS AGREEMENT. OR TO ANY ACTS OR OMiSSIONS OF LENDER IN CONNECfION THEREWITH- NOTE: THIS SUBORDINATION AGREEMENT CONTAINS A PROVISION THAT ALLOWS THE BORROWER OBLIGATED ON THE REAL PROPERTY IN WHICH YOU HAVE AN INTEREST TO OBTAIN A LOAN A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF THE LAND. ExECUTED as of the date ofthlS Agreement BORROWER: GWC: CAMWEST WEST COAST, LLC. G W C INCORPORATED. a Washmgton lImited habllIty company aWashmgton By~'h~~ Trtle 0.. . o. Subordmatzon Agreement fl2806()9 /4657-259 6()$pOll doc 8I5120(}4 page 7 (e 200¢08I 0002B9S.eee EXECUTED as of the date Ofth15 Agreement BORROWER: CAMWEST WEST COAST, LLC, a Washmgton limited lIablltty company GWC: G W C INCORPORATED, a Washington corporatIon BY __ ~~~Mr~~~~~~_____ By ________________ ~ ________ _ • __ ....-"!~~t_,;~ ........... .J:..:L c...e Name (!) (I1~It1e SENIOR LENDER: KEYBANK NATIONAL ASSOCIATION, ~ Name Kathleen S Herdlem TItle Vice President STATEOFWASmNGTON } ss COUNTY OF t', "'j On th15 day personally appeared before me ~ u.. f P,. u.~ • to me known to be the . C· F. o. of CAM WEST WEST COAST, U£, the Washmgton hrtnted habIlIty company that executed the foregomg mstrument, and acknowledged such mstrument to be the free and voluntary act and deed of such corporatlon, for the uses and purposes therem mentloned, and on oath stated that shelhe was druy authonzed to execute such Instrument GrvEN UNDER My HAND AND OFFICIAL SEAL tins ot"':b day of August, 2004 Subordmatlon Agreement #280609 /4657-259 60Sp01 1 doc 81612004 PrInted Name Ut..}PP--S C""!'i.l .t i c-'L. NOTARY PUBLIC m and for the State ofWashmgton, resIding at . Q-U\~ (...::Jc My COmmlSSlon ExpIreS 4(:z,7-D5 page 8 STATE OF WASHINGTON } ss. COUNTY OF ~~!l (- SENIOR LENDER: KEYBANK NATIONAL ASSOCIATION, a natIonal bankmg assocIatIon By ~N~mm--e~Kaili=-~le-~~S~BW~ro~l~em------- TItle VIce PresIdent %0040810002899.889 On thIS day personally appeared before me l<elt'1.l ~4.! -, to me known to be the c.Pt:> of CAMWEST WEST COAST, LLC, the WashIngton lmuted llabdrty company that executed the foregoing Instrument, and acknowledged such mstrument to be the free and voluntary act and deed of such corporatIon, for the uses and purposes therem m~oned, and on oath stated that sbe/he was duly authonzed to execute such mstrument Jb GIVEN UNDER~mMf1~ OmcIAL SEAL thIS ~ day of August. 2004 ~ ... ~ 0,", H. It,':'" , ~ __ 'l!o-~ ... -.. "-L. , $ ~~~\SSIOI\< .... ~I~~ 4 -~ ~~ ~ .. Y_ ~r~ =!l Q :07'ARY ~i Z E PnntedName /(a(A II "",'elcHo .. ...) i~, 1J8t/a rDj ~ E NOTARY PUBUC m and for the State ofWashmgton, ~.~ '.iI, ••• 0 ~ resIdmg at S .... +H.e. c..J" ~ O~ IA:2!J.~::~<§ ~i: My CommISSIon ExpIreS t -", -0$ ""1. "v'ASt\\' ... \\,~ Iltt,,,.,,,\\ STATE OF WASHINGTON } ~ COUNTY OF lLA ~ On thIS day personally appeared before me T&':QtC h2fc« to me known to be the Oc,.,~ ~ of G W C INCORPORATED, the . gton corporatIon that executed the foregOIng mstrument, and acknowledged such Instrument to be the free and voluntary act and deed of such corporation, for the uses and purposes therem mentIOned, and on oilth stated that he was duly imthonzed to execute such mstrum~t page 8 26646818992893.91 Q STATE OF WASHINGTON COUNTYOF ______ __ On tillS day personally appeared before me • to me known to be the ___ ---'-__ ofG W. C INCORPORATED, the Washmgton corporatIon that executed the foregomg InStrument. and acknowledged such mstrument to be the free and voluntary act and deed of such corporatIon, for the uses and purposes therem mentIoned, and on oath stated that he was duly authonzed to execute such Instrument GIVEN UNDER My HAND AND OFFICIAL SEAL thIS __ day of August, 2004 Pnn~dNmne~~ __ ~~~~ _________ _ NOTARY PUBLIC m and for the State of Washington, resIding at-__ ---:::--_____________ _ My CommiSSion Explres ___ ~ ______ _ STATE OF WASHINGTON } ss COUNTY OF KING On ibIS day personally appeared before me Kathleen S Herdlem, to me known to be the VIce -PreSIdent ofKEYBANK NATIONAL ASSOCIATION, the natIOnal bankmg aSSOCIation that executed the foregomg mstrument, and acknowledged such InStrument to be the free and voluntary act and deed of such corporatIon, for the uses and purPoses therem mentIoned, and on oath stated that slhe was dulyauthonzed to execute such Instrument . d·~ GIVEN UNDER My HAND AND OFFICIAL SEAL thIS 0 ___ day of August, 2004 SubordmatlOn Agreement page 9 #280609 /4657-259 60$pOll doc 81612004 · . .~., (e EXHffiITA LEGAL DESCRIPTION OF PROPERTY Parcel A The north half of the southwest quarter of the northwest quarter of the northeast quarter of . Section 15. TownshIp 23 North, Range S East, W M , m KmgCounty, WashIngtOn, EXCEPT the east 30 feet and the west 30 feet thereof, EXCEPT the south 100 feet of the west 190 feet of the north.half of the southwest quarter of the northwest quarter of the northeast quarter of Section IS, Townslup 23 North, Range 5 East, W M , m Kmg County, Washmgton, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of SectIon 15, TownshIp 23 North, Range 5 East, W M, m KIng County, WashmgtOn, TOGETHER WI1H an easement for mgress, egress and utilities over, upon and across the south 30 feet and the west 30 feet of the South 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Sectton 15, TownshIp 23 North, Range 5 East, W M, In Kmg County, WashmgtOn, TOGETHER WITH an easement for !Ogress, egress and uttlrtJes over, upon and across the east 30 feet of the west 220 feet of the south 30 feet of satd SUbdIVISIon ParcelB South half of the northwest quarter of the northwest quarter of the northeast quarter of . Sectton 15, Township 23 North, Range 5 East, W M , m Kmg County, Washmgton, EXCEPT the west 30 feet and the east 30 feet thereof ParcelC The northwest qUarter of the northwest quarter of the northwest quarter of the northeast quarter of Section IS, TownshIp 23. North, Range 5 East, W M, m Kmg County, WaslungtOn, EXCEPT the east ISO feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof conveyed to Kmg County for S E 128111 Street by Deed recorded May 20, 1964, under Recordmg Number 5738288 (contlDued) %OCM08IS8S2B99.941 Subordmanon Agreement ExhzbztA #280609 14657-259 60SpOll doc 81512004 .. LEGAL DESCRIPTION, contInued ParcelD The west 19 feet of the east ISO feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Sectton 15, TownshIp 23 North, Range 5 East, W M , m Kmg County, Washmgton, EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3, 1965, under RecordIng Number 5840155 Parcel E The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter m Section 15, TownshIp 23 North, Range 5 East, W M , In KIng County, Washmgton, EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3,1965, under Recordmg Number 5840155, AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, In SeeDon IS, TownshIp 23 North, Range 5 East, W M, m KIng County, Washmgton, . EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3,1965, under Recording Number 5840155 20040810002893.0 12 Subordmahon Agreement ExlubltA #280609 14657-259 60SpOI'doc 8ISI2(}()4 , :,," " '"::l·,, . ..... '.... : ~!. ," \~. ;'~"" ... . :-,' . ::~I ;-;':','1: :~~~;< ... :~::!:~~ .: ... :.~ .. ;'",,-: ... " ,'>. . . ~::"',. :, ~ , . ··_C~lc.aO·tit...: . •• ·'ii.'U'.ce Cotnpany : . -'. ~'.' . .. . ~ .. '.' . . -,', .. : ...... . " \. '··':'it., .. . ";.: ~ . . 't ••.. ;' '-', ~ ~:! ~' ", : .... .:, ... : ............................. . ....... :.<W:~~_.:y:::);.... ..... . ~ ~~S.~~~N~bi·:;m;n;-;:tji;;..sj;;; ;,t"W# ~AD:pi W.w.UNGTON·.. J .•.. • .. . IlL COONTY: 0' ... :..:_. __ .. _____ · _. . '. . . ". On: tbi. day;~b' &i~ Wornie I'.' . ;';;k;;;;;-";;i;"U:;'i~d;;l~-;;;; . who ~ted the willn .. and tOr.,om,iNtr..-t, i .. ' 'ed ai!1cn~llldPd that ,.:.:.;.._ ....... IIlpei5 tM _ . ' . .. .. .• ...:. •• ~ .. ;..._ .. "':. free and vi.l_rir_ nd cbeII, , .. for tlJt. Usa. ud 'P\upIIIIN the .. m.~ " ... , . ... ...~.~ '.~ .~ . '~." ' .•. GiVEN.~~ ~ ~ oIkIaI-r CIdI: • . .. _:._ caY af_..:,--.i.,..,~_. __ .. IlL-- :";; ,." 0" Notary PuIlIic In and fortlie SUile 01 ·11_ lnitim, re.u:;na at. __ '."_'_~ ___ _ . I:IcIoD. dilly ~*u4 -.·~·~.;r~";:';:~~-"7."'-'" __ J .• _~.-t...V:UJ.;U;".J»l,I. ... _ ..... _.~_~.:_.;:..;; ... ~_ ..... _ 1IJId ...... _._ •••. __ ._. ___ . _ ..•• .; .... _ •• _:;:; ....... _ ....... :_ ...... :.., ....... ; ••. : .... ,:, ... ; ............. . t9 _bown to be thtI . ;.:" ,~ " !. -,' \'. : " ·c I '1 0 i .1 U l: TRANSAMEIlICA 1TI1..EINSURANCE 90-807-01 ALED FOR RECORD AT ACQUEST QF Mark E. Hodges, P.S. PO Box 97024 Be11evue WA 98009 WHEN RECORDED RETURN TO MAR 16 11 119 AM ego BYTHE DIVISiON OF RECORDS & H lClIONS KING COUNTY Whei,.Jen Wu •.. : ... 1. I g: N.m •• :~ .. _ ....... _ .............. _ ..... __ ._ .. __ ....... _ .. _ •• __ .. _ ........... _ ..... __ ... _ ..a .. 4502':-' ·l7-1.tH:IAlTe SE o Addrt ..... _ .... _ ...... __ .. _._ ... _. ___ • __ .... _ ... _ .. __ ... _ .... _ ... _-"- ~ 98027 C"') cnf.SI.!o'ZIP ... ;=-~~.~_~. WA _"_. __ .,,,,_.,,_. __ _ o a 0'. Statutory Warranty Deed \ HENRY J. BALKO AND ADA BALKO, husband and wife -:;--forandlnamaidorutianof TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION I inhandDDld. ... ItVIll7.andwnmmlalD WEST COAST INVESTMENTS INC., a Washington corporation and G en anco1el.'-Ulang HWlg, Trustees P:.f SHI~l!ir'A~Jl .• €k~l}.llfi~!U~NG::~R~~Tf~!!~l;!·.:. ~o~!ll! ~~~!v1ded U the [ollowlns cIesc:ribed real adale. eltwlb.6 fIt ~ COunty of It I NG • SIIlto o[ Was!tInaton: • --7' ~ C .. ". .... , : :'.j "'··1 ,;,1 .::-: SEE LEGAL DESCRIPTION ATTACHED HERETO AS EXHIBIT "An AND BY THIS REFERENCE MADE A PAR~ HEREOF: SUBJECT ~O AGREEMENTS; COVENANTS. CONDITIONS, EASEMEN~S, RESERVATIONS AND RESTRICTIONS OF RECORD.AS FOLLOWS: RESERVATIONS AND EXCEPTIONS:FROM NORTHERN PACIFJ:C RAILROAD COMPANY'UNDER RECORDING NO. 73225: . RIGHT 'f() MAltJ!: NECESSARY SLOPES FOa CUTS OR FILLS UNDER RECORDING NO. 5738288: RIGllT 'f() MARE NECESSARY SLOPES FOR CUTS OR FILLS ONDER RECORDING NO. 5840155: EASEMENT AND CONDITIONS UNDER RECORDING NO. 8706230522 FOR DRAINAGE AND UTILITIES: EASEMENT AND CONDITIONS FOR trHr.r'l'IES AND DRAINAGE UNDER RECORDING NO. 8706230523: AND EASEMENT AND CONDITIONS FOR UTILI'MES AND DRAINAGE UNDER RECORIiING NO: .8706230S24~ STATE OF WASHINGTON ) IS. COUNTY OF_ItIN~G ___ ..J! On thl. day penonally appeared berore me ~..!!:! .. _o!.!.~~!&.!1.h~ ___ ._ ID me known ID be lh. individual descn'bed In and wbo ""t!Cu!ad tho witblD and forelDlnsiDlUument, n"x.d·adal~edied.tl1Ill J'.H~Y_.1sDtd the IIIIID8 ··" ... .:J:!!Ja;L. ~~ and VDlun~'l' ~ a.ild deed. . fo:.~·_ andt.\ilposes therein mOlltloned. .' ..•. ~ [or • Stale of Wah·· 1",lon, rsi at.....S.eA.U~ __ My .ppaiDtml!Dt m:pIres: oolL;.U~.!oo_._._ LPB·l0 STATE OF WASHINGTON COUNTY OF ___ . On thIa _ day of _______ ~ 19_ be[oro me, the lUId.nlJIDecI, Il Notary PublIc in and [or the StaID of WaaIr l",ton. duly CIIIIIIIDiaIonad and SWOrD. perJllDl8lly IlPPl!4r:cad'''--____ _ ID me kDawn ID be the Pnsidea.l aM .....Secretary. ~velY, ol.--. ___ .~~--:---:,-:- the ... rpanaUon Uutt executed lbe [orqa!nr inalnlmea.t, and admowladled tho uld iDltnmsent to be 1M [reo nnd voluntary act DDd deed of u1d alrJIOr. allon, for the IllS and purposes thorein mentlonecl, and aD oath ltaled tb8t _ authorUedlD " ...... , .. the oa/d inatrumenlllDd thAI tho aeaI afIIzad is tho corporate aeal of oaid ... rponalloD. Witn_ DIY band and oIIidaI HIlI herelD e1Bud tho day IlDd )'ear lint above writleD. ---_._--Notary Public in DDd [or tho Stata of Waahlnllon. .raIdiDlaLt __ _ My aOJlOintment empires: 00 ___ 00 ____ ._._ . 0. '." .. ." o. : ..... I', ',' • 1-. ·;.::;.~E;:)~;'.;;~:~~~~E':?~:>;;"~:~}:t:·::/'t;:::::·:··~:·:·::~::;:~·~·\::··;:·;::~~2:~?':~:;:-Q;;&.~i;}:~;ii.~~i~If~~!.~~~~r;~J:5i~~:I~otJdi~ .. 0' - "'1 "I i 1 I ! o· "\ 0; "U' . I "' . I ! i ." " o - .... -... ...... . ro •• ~ EXIIIBI'l' nAn PARCEL A:" -SOUTH HALF OF TilE NORTIIWEST QUAIt'l'ER OF TilE NORTHWEST QUARTER OF TIlE NORTIIElI.ST QUARTER OF SEC'l'ION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M" IN KING COUNTY, WASHINGTON, • . EXCEPT TIlE WEST 30 FEE'r AND THE El\S'r 30 FEET OF SAID SECTION 1.5. " PARCEL B: NORTH HALF OF TilE SOUTHWEST QUARTER OF TilE NORTHWEST QUARTER OF TilE NORTIlEAST QUARTER OF SECTION 15, TOWNSHl:P 23 NORTH, RANGE 5 EAST, W. H" IN KItlG COUNTY, WASIiINGTON, EXCEPT THE EAST"3D FEET AND WEST 30 FEET FOR ROAD. PARCEL C: TilE WEST 19 FEET OF TilE EAST 150 FEET OF TIlE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF TUE NORTHWES'l' QUARTER OF TilE NORThEAST QUARTER OF SECTION 15, TOWNSHIP a3 NORTH, RANGE 5 EAST, W.H., IN KING COUN~Y, WASHINGTON, EXCEPT ANY POR'fIO/f LYING IflTJll:N SOUTUEAST laBTH STREET. PARCEL Dl TIlE NORTIIWEST QUARTER OF TilE NORTIIWEST QUARTER .OF '.1'JIE NORTIIWEST QUARTER OF TilE NORTJIEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTII, RANGE 5 EAST, W.H., IN KING COUNTY, WASnINGTON, EXCEPT TilE EAST 150 FEET, EXCEPT TilE WEST 30 FEET, AND EXCEPT THE NORTII 42 FEET FOR COUNTY ROAD. PARCEL E: TilE WEST 24 FEET OF TilE WEST HALF OF THE NORTIIEAST QUARTER OF THB NORTIINEST QUARTER OF TJlE NORTIIWEST QUARTER OF THE NORTIlEAST QUARTER, EXCEPT TilE NORTII 42 FEET· TIIEREOF CONVEYED TO KING COUNTY FOR ROAD UNOER OEED RECORDED FEBRUARY 3, 1965, UNDER RECORDING NO. 58.401.55' AND TilE EAST 131 FEET OF TIlE NORTIIWEST QUARTER OF TilE NORTHWEST QUARTfoH OF TilE NORTilWEST QUARTER OF TilE NORTHEAST QUARTER; EXCEPT TilE "OnTli 42 FEET TIIBREOF CONVEYED '1'0 KING COUNTY FOR ROAD UNDER DEED RECORDED FEBRUARY 3, 1965, UNDER RECORDING ,NO. 58401.55. .,. .. PARCEL F: AU EASEMEtlT FOR INGRESS, EGRESS AND UTILITIES OVER, UPON AND ACROSS TilE SOUTH 30 FEET AND ~gaT 30 FEET OF. THE SOUIl'II 100 FEET OF TilE WEST 190 PEET OF THE NORTH HALF OF TJlE SOUTHWEST QUARTER OF TilE NOIlTIIWBST QUARTER OF TIIB NORTliEAST QUARTER OF SECTION 15, TOWNSIlIP Z3 NORTII, RANGE 5 EAST, W.M., !N KING COUNTY, WASIlINGTONI TOGETHER WITII TIlE ~:l\ST 30 FEET OF TIIB WEST zao FEET OF· TUE SOUTIl 30 FEET OF SA ro SUBDIVISION • ALi. SITUATE IN 'r!lE t;OUNTY OF KING, STATB OF. WASHINGTON~ PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Dave Maddux (davemaddux@pnwt.com) Senior Title Officer, Pete Harper (peteharper@pnwt.com) Assistant Title Officer, Rose Sargent (rosesargent@pnwt.com) Title Assistant, Michelle Brown (michellebrow.n@pnwt.com) unit No. 4 FAX No. (206) 343-8402 Telephone Number (206)343-1353 Camwest Development Title Order No. 580122 CERTIFICATE FOR 9720 Northeast 120th Place, #100 Kirkland, Washington 98034 Attention: Sara GENTLEMEN: PLAT CERTIFICATE SCHEDULE A FILING PROPOSED PLAT In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, pages 2 and 3, attached. IS VESTED IN: CAMWEST WEST COAST LLC, a Washington limited liability company SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: TAX: $200.00 $ 17.60 TOTAL CHARGE: $217.60 RECORDS EXAMINED TO: October 28, 2004 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. ",~,.,,,,,,"'11"~ . DEVELOPMENT PLANNING CITY OF RENTON NOV 242004 RECEIVED ~Qo/ Senior ltle Officer Unit No. 4 Co ~'l PLAT CERTIFICATE SCHEDULE A Page 2 (e Order No. 580122 The land referred to in this certificate is situated in the State of Washington, and described as follows: PARCEL A: The north half of the southwest quarter of the 'northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the east 30 feet and the west 30 feet thereof; EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast qu~rter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, ,Township 23 North, Range 5 East, W.M., in King County, Washington; ,TOGETHER WITH an easement for ingress, egress and utilities over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest qUarter of the northeast quarter of Section 15, Township 23 North, Range" 5 East, W.M., in King County, Washington; TOGETHER WITH an easement for ingress, egress and utilities over, upon and across the east 30 feet of the west 220 feet of the south 30 feet of said subdivision. PARCEL B: South half of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the west 30 feet and the east 30 feet thereof. PARCEL C: The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the east 150 feet; EXCEPT the wes,t 30 feet; and EXCEPT the north 42 feet thereof conveyed to King County for S.E 128th Street by Deed recorded May 20, 1964, under Recording Number 5738288. (continued) (e PLAT CERTIFICATE SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: PARCEL D: Order No. 580122 The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155. PARCEL E: The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter in Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155; AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, in Section 15, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3, 1965, under Recording Number 5840155. END OF SCHEDULE A GENERAL EXCEPTIONS: PLAT CERTIFICATE Schedule B Order No. 580122 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate surveyor inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. (e SPECIAL EXCEPTIONS: PLAT CERTIFICATE SCHEDULE B Page 2 Order No. 580122 1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: King County, Washington, a political subdivision Utility and drainage Portion of Parcel C June 23, 1987 8706230522 This instrument supersedes that certain instrument recorded under Recording Number 8704060411. 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: AFFECTS: King County Utility and drainage The northerly portion of said premises June 23, 1987 8706230523 Parcel E This instrument supersedes that certain instrument recorded under Recording Number 8704060408. 3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: AFFECTS:· King County Utility and drainage The north 5 feet of said premises June 23, 1987 8706230524 Parcels C and D This instrument supersedes those certain instruments recorded under Recording Numbers 8704060407 and 8704060411. ( continued) (e PLAT CERTIFICATE SCHEDULE B Page 3 (e Order No. 580122 4. CITY OF RENTON ORDINANCE NO. 4612 ESTABLISHING.AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES: RECORDED: RECORDING NUMBER: AFFECTS: June 21, 1996 9606210966 Parcels A, B, C, D and E 5. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: AFFECTS: REGARDING: City of Renton and Centex Homes' April 20, 2000 20000420000998 Parcels C, D and E Latecomers agreement for installing certain wastewater systems and appurtenances The costs for said Tax Lot is $16,880.76 plus interest and penalties, if any. 6. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 79509 AFFECTS: Parcels A, B, C, D and E NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. 7. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: RECORDING NUMBER: GRANTEE: AFFECTS: May 20, 1964 5738288 King County Parcel C (continued) PLAT CERTIFICATE SCHEDULE B Page 4 (e Order No. 580122 8. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: RECORDING NUMBER: February 3, 1965 5840155 GRANTEE: AFFECTS: King County Parcels D and E 9. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY I, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER I, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: 2004 152305-9001-01 2146 AFFECTS: Parcel A and other property CURRENT ASSESSED VALUE: Land: $131,000.00 Improvements: $ 0.00 AMOUNT BILLED GENERAL TAXES: $1,512.36 SPECIAL DISTRICT: $1.95 $5.00 TOTAL BILLED: $1,519.31 PAID: $759.66 TOTAL DUE: $759.65 10. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY I, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER I, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 2004 152305-9039-'-07 2146 Parcel B CURRENT ASSESSED VALUE: Land: $140,000.00 Improvements: $ 0.00 AMOUNT BILLED GENERAL TAXES: $1,616.26 SPECIAL DISTRICT: $1.95 $5.00 TOTAL BILLED: $1,623.21 PAID: $811. 61 (continued) TOTAL DUE: $811.60 ce (e Order No. 580122 PLAT CERTIFICATE SCHEDULE B Page 5 11. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 2004 152305-9096-07 '2146 Parcel C CURRENT ASSESSED VALUE: Land: $61,000.00 Improvements: $ 0.00 AMOUNT BILLED GENERAL TAXES: $704.23 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $710.82 PAID: $355.41 TOTAL DUE: $355.41 12. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF' DELINQUENT MAY I, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: 2004 152305-9132-03· 2146 LEVY CODE: AFFECTS: Parcel E CURRENT ASSESSED VALUE: Land: $74,000.00 Improvements: $67,000.00 AMOUNT BILLED GENERAL TAXES: $1,627.80 SPECIAL DISTRICT: $5.50 $1.59 $5.00 TOTAL BILLED: $1,639.89 PAID: $819.95 TOTAL DUE: $819.94 1,3. Right, title and interest of West Coast Investments, Inc., a Washington corporation, and Glen'Hung and Mei-Chang Hung, Trustees of The Shirley and Claudia Hung Trust, as to the east 30 feet and the west 30 feet, except the south 100 feet thereof of subject premises as disclosed by King County Tax Rolls and due to ambiguity of 'the legal descriptions in deeds recorded under Recording Numbers 7902080084, 9003160699, and numerous other recording numbers. AFFECTS: Parcel A ( continued) PLAT CERTIFICATE SCHEDULE B Page 6 Order No. 580122 14. CONSTRUCTION DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF LEASES AND RENTS, AND FIXTURE FILING AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: Camwest West Coast LLC, a Washington limited liability company PSM Financial Management Corp. Keybank National Association $1,000,000.00 August 5, 2004 August 10, 2004 20040810002892 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 15. Provisions and conditions contained in Subordination Agreement recorded August 10, 2004, under Recording Number 20040810002893. NOTE 1: GENERAL AND SPECIAL TAXES AND CHARGES, PAID IN FULL: YEAR: TAX ACCOUNT NUMBER: LEVY CODE AFFECTS: 2004 152305-9040-04 4342 Parcel D CURRENT ASSESSED VALUE: Land: $1,000.00 Improvements:$ 0.00 GENERAL TAXES: SPECIAL DISTRICT: TOTAL BILLED: $12.09 $1. 50 $5.00 $18.59 PAID: $18.59 END OF SCHEDULE B Title to this property was examined by: Myron Sizer Any inquiries should be directed to one of the title officers set forth in Schedule A. DH/20040810002891 (e /a (w Map 1 of 2 Portion NW ~ NE ~ 15-23-5 c:f .,_._, ..... -, • .... V~ ........... '-""'............. • l .......... -~E-'-" ... 6~~+'.:sU,. •. -1321.28'-·------, ,a + . Rol ~;'?4 SE 128TH ST N ~ SE 128 4&:3-S-$" 4587/~Z.7 ~GS7/&"'S'" ~709~S.&:7 I, IJ/ /"I·/~ ':15' It; 30 I v,A Parcel C Parcel E : Parcel D <I '" '" ~ .. ,. ". ~ cb ~ ~ C'f ~ !r) . 1) Parcel B ~ '" ~ ~ . .... CIC t-~ ). ~ !'\ian ... -~~ t PACIFIC NoRTHWEST TITLE Order No. 580122 CompaIW of Washington. Inc. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. N (e Map 2 of 2 Portion NW X NE X 15-23-5 • '1tii9 ; 0,"" : IlltJ. fit .' •• ,- 0 ~ " too .. ,. ~ ( " Parcel B Ii .. ~ .:: "I .. ~ II) e ~ ~ ~. ~ =:J-~e.I'.ZS" ~ !litQ ... -~~ Parcel A --------- /7.5 ~ PACIFIC NORTI-IWEST TITLE Order No. Company of Washington, Inc. .s' ~GlJ I, " " of q'l /I,;. :'@ ~:)I ~ .... I" 'I }D ~7; I 'I .I , ~ '", ~! ~ ,~ ,"or' 11 "@J ~ ,:to ---4 . ~ I:) 1-: .... , .. " ~ , ~~ w en 1~ 93.z.s 580122 N IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. When Recorded, Return to ,,1'1 ~. ,4f~ •• KEYBANK NATIONAL ASSOCIATION Home Bmlder Group Matlcode WA-31-18-0386 601-108thAvenue N E Bellevue, WA 98004 Attn Mmky Northup =:8i:ii ~~ ~U SUB 30 00 93 08/20/2004 2S 37 KING COUNTY, WA . SUBORDINATION AGREEMENT 20040810002893.001 -:V~\ ~i1 ~~y Grantor(s}: G W C INCORPORATED CAMWEST WEST COAST, LLC o AddrtIonal on page __ r-u.£!) BY PN\lVT Grantee(s): Beneficlary KEYBANK NATIONAL ASSOCIA nON o AddrtIonal on page __ Legal Description (abbreVIated) --"NW::...:....;..;..:..;:IN;..;;E;;...,;;.;15;....-2..:3_-0:.,:5 ____________ _ lID Complete legal on EXHIBIT A Assessor's Tax Parcel Identlficlition No(s): 152305-9001-01, 152305-9039-07, 152305-9096-07, 152305-9040-04 and 152305- 9132-03 Reference Nos. of Documents Affected: Not Appbcable NOTICE: THIS SUBORDINATION AGREEMENT RESULTS IN YOUR INTEREST IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT. TillS SUBORDINATION AGREEMENT ("Agreement"), dated for reference purposes thlS 5th day. of August, 2004, IS made by and among CAMWEST WEST COAST, LLC, a Washmgton hmlted bablhty company, ("Borrower"), KEYBANK NATIONAL AS~OCIATION, a nattonal bankIng asSOCIation, (I'Senwr Lender"), and G W C INCORPORATION, a Washmgton corporation ("GWe'') RECITALS A Borrower has the nght to purchase certam real property located In Kmg County, Washington, legally descnbed on Exhlblt A attached hereto (the "Property") and plans to develop smgle DE SubordmatlOnAgreement-LoanNo 9962888-9001 VElOPMEtffJfi~59 60Sp()lldoc 81612004 CITY OF RENTON . NOV 2 4 2004 RECEIVED pagel . \ . 20040810002853.002 famdy lots and certam related unprovements thereon (the "Improvements") The Improvements and the Property are collectIvely referred to In thIS Agreement as the "Project" B Semor Lender has agreed to lend to Borrower the sum of up to ONE MILUON AND NO/lOOms DOLLARS ($1,000,000) to finance Borrower's acqUISItion ()fthe Property (the "Acqursmon Loa"", winch loan IS secured by, among other thmgs, a first hen-posluon ConstructJon Deed of Trust. Secunty Agreement, ASSignment of Leases and Rents, and FIXture FIlmg encumbenng the Property dated and to be recorded m the offiCial real estate records of KIng County, Washmgton, contemporaneously hereWith (the "SenIor Deed of Trust~, and may make a refmance loan to payoff the AcqUISItIOn Loan and finance an addltlonal portlon of the purchase pnce of the Property m an amount not to exceed $2,400.000 00 (the "Refinance Loan" and, together With the AcqulSltlon Loan. the "Semor Loans~ The Senior Deed of Trust, together WIth all other documents now or heremafter secunng the AcquISltJon Loan or the Refinance Loan, are referred to herem collectIVely as the "SenIOr SeCimty Documents," winch tenn mcludes any additional deed of trust or other secunty documents that may be executed by Borrower should Lender agree to proVIde the Refinance Loan to Borrower, and any and all extensIOns, consolidations, amendments, momficatlons and supplements to such documents now or hereafter secunng either the Acqwsltlon Loan or the Refmance Loan The Seruor Secunty Documents, together With any and all other documents executed m connectIon WIth eIther of the SenIOr Loans, are referred to herem collectIvely as the "Senior Loa" Documents," whtch tenn mcludes any and all other extenSIOns, consohdatlons, amendments, modlficatlons and supplements to such documents . \ C Borrower entered mto an ASSlgnment of Vacant Land Purchase and Sale Agreement dated February 3, 2004, WIth GWC (as amended, the "GWC Agreement~ under which GWC assigned to Borrower GWC's nght to purchase the Property under Its eXIstIng Purchase Agreement WIth West Coast Investments ("West Coast~ dated October 29, 2004 (as amended, the "West Coast Agreement") West Coast wIll be paId the full amount of Its sale pnce for the Property under the West Coast Agreement at the tIme of Borrower's purchase of the Property Under the GWC Agreement, however, Borrower IS obhgated to pay certamassIgnment fees to OWC m connectIon WIth the Property upon Borrower's receipt of prelmllnary plat approval for the Property based on the DUmber of Jots. approved m.the prelmnnary plat The GWC Agreement, together WIth any and all other docUments executed m connectIon thereWith reflectIng contmumg obbgaoonsofBorrower to GWC relatmg to the purchase of the Property, are referred to herem collectively as the "Subordurate Documents," which term mcludes any and all extenSions, ConsolidatIons, amendments, modlficatlons and supplements to such docliments D As a condltJon precedent to advancmg any funds under the Semor Loans, Senior Lender reqmres that Borrower and GWC execute and deliver thiS Agreement AGREEMENT . ,IN CONSIDERATION OF 1HB FOREGOING, AND FOR 01HER GOOD AND VALUABLE CONSIDERA nON, the receipt and suffiCiency of which are hereby acknowledged, and to mduce Seruor Lender to make the Sernor Loans and to accept the Senior Secunty Documents as secunty for the Seru.or Loans, GWe, Borrower, and Seruor Lender agree as follows 1. Subordination of Subordinate Documents. 1.1. The SubordInate Documents and any hens created thereby shall be and the same are hereby made and shall ContInue to be subJe9f: and subordInate to (I) the hens created by the Seruor Secunty Documents, (11) all of the terms, covenants and conrutlons contamed In the Senior Loan Documents, (ill) any and all mcreases 10 the mdebtedness secured by the SeDlor Secunty Docuinents (except as speclfi~ly set forth below), and (IV) all extenSIons, consohdatlons, amendments, modIficilt1ons and supplements to the Semor Loan Documents WithOut hmltIng the forego1Og, the Subordmatlon Subordznatlon Agreement page 2 #280609 14657-259 6OSpOll doc 81512004 .. 20046816602899.98a contamed m this paragraph shall automatIcally apply to both the AcquIsItion Loan and, should Lender agree to make the Refinance Loan, to the Refinance Loan, and to any' and all documents now or hereafter eVIdenCIng, securmg or othet'Wlse governIng eIther such loan, and to the folIowmg addlnonal advances, extenSIOns, amendments, or other modificatIons of the Semor Loan Documents, Without the need for any wntten reaffirmatIon of subordmatIon or other wntten agreement by GWe , . 111 after an event of default eIther of the Semor Loans, Semor Lender's electlon to advance funds suffiCient to complete the constructIon, markenng, and sale of all of the lots In the Project, even though such additiOnal adVances may result m the aggregate amount advanced by Semor Lender exceedmg the 6ngmal prmclpal amount of the appbcable Semor Loan, 1 1 2 regardless of whether a defao1t haS occurred under the Senior Loan Documents, Semor Lender's electIon to advance addItIonal funds to preserve or protect the Project and Its secunty In the Project, includIng but not limited to advances to prevent waste or destruCtlon, to payor prevent hens, to pay taxes, lDSurance preml1u1lS, or other assessments or charges agamst the Project. to defend Borrower's tItle or SeDlar Lenders hen pnonty, to pay collectIon costs or other expenses reimbursable by Borrower under the Semor Loan Documents, or to address any other nsks reasonably perceiVed by Senior Lender as JeopardIzing Its secunty. andlor . 1 1 3 any and all other additIonal advances, extensIons. amendments, or other modIficatIons of the Semor Loan Documents that do not hasten the maturity date of the appbcable Semor Loan or mcrease the anticipated amount of either of the SenIor Loans as set forth above by more than five percent (5%) (but addItional advances made by Semor Lender under Sections 1 1 1 or 1.] 2 shall not reqUIre consent or reaffumatlon of subordmatIon from owe, regardless of whether they mcrease the antiCIpated amounts of either of the SenIor Loans by more than 5%) 1.2. The Subordmate Documents and any bens thereof shall be and the same hereby are expressly subject and subordmate to any and all advances under the Semor Loan Documents, m whatever amounts and whenever made. With mterest thereon, and to any expenses. charges and fees mcurred wider the Semor Loan Documents, mc]udmg, WIthout ImntatIon, any and all of sucb advances, uiterest, expenses, charges and fees that may 10crease the mdebtedness secured by the SenIor Loan Docunients In accordance WIth the terms thereof 2. Debt SubordInation, ResmcnOD oil Repayment of Subordinate Indebtedness •. owe agrees that rts n8i.tt to receIVe payments from Borrower or any guarantor of any amount then due under the Subordmate Documents ("Suborthnate In4ebtedness',., shall be subordmated to Semor Lender's ngbt to receIVe payments from Borrower or any guarantor then due under the Semor Loan Documents ("SenIor Indebiednesslr) Unni such tJmeas the Senior Loans and all swns now or hereafter secured by the SenIor Secunty Documents have been pald m full (and Serilor Lender has no further obbgatlon to fund the Senior Loans) and Borrower has otherwISe campbed 10 full WIth all of Its obbgatJons under the Semor Loan Documents and Senior Lender has released the Senior Secunty Documents (all of the foregomg bemg referred to herem collectlVe]y as "Repayment UI Full of the SenIOr Loaiu"), neIther Borrower nor any guarantor shall. inake any payments of pnnclpaI, mterest or any other amounts' due on the Subordmate Indebtedness Without Seiuor Lender's consent Any payments received by GWe In VIolation· of the proVISIOns ofthts Sechon and thiS Agreement shall be held by GWe m trust for Semor Lender and shall be nnroedJately.pald over to S~or Lender 3. SubordInate Documents. GWe and Borrower hereby certify to Semor Lender that, as of the date of this Agreement, there are no defaults eXlstlng under the SubordInate Documents, and no event has occurred that, With the gIvmg oftiotIce or the passmg ofume, or both. would consutute a default under the Subordmate Documents Suborduulhon Agreement pageJ #28()609 146S7·2S9 6()$p()11 doc 815!J()04 : .--"""""'>.., (e %oOzt0818882BSS.eEM ce 4. Insurance and CondemnatIon ProviSions. 41. GWe, or any other legal holder of the Subordmate Documents, shall and hereby does agree to asSIgn and release to the holder of the Sentor Secunty Documents 3 I I all of Its nght. title, mterest or claun, If any, In and to the proceeds of all polICIes of msurance covermg the Project for applIcatIon agamst the mdebtedness secured by the Senior Secunty Documents or for other disposition thereof In accordance Wlth the proViSions of the Semor Loan Documents, and ' 3 I 1 all of Its nght, tItle and Interest or chum, If any, m and to, all awards or other compensation made for any takmg of all or any part of the Project for apphcatlon agamst the mdebtedness secured by the Semor Secunty Documents or other dlsposrtJon In accordance WIth the proVISIons of the Semor Loan Documents 4.1. If followmg any such application or dISpOSItIOn of the Insurance proceeds or . condemnatIon awards and other compensatIon, any balance remams, then such eXceSs shall be made payable to the Jomt order of Borrower and Gwe as Its Interests may appear under the Subordmate Documents 4.3. GWe agrees at any time and from time to tIme to execute such documents as Semor Lender or the msurer may reasonably reqwre to continn that any nghts that GWe may have as a loss payee or additIonal msured are expressly subject andsubordmate to the nghts ofSemor Lender as an addrtIonal msured or loss payee 5. Standstill by GWClNotice from Senior Lender. 5.1. Dntd Repayment In Full of the Senior Loans, GWe shall not exerctse any of Its nghts or remedIes with respect to the Subordinate Documents (whether relatmg to a default III payment and/or performance or any other default and/or an event of default thereunder or otheTWlse) or exercIse of any remedy In connectIon With the Subordinate SecIlnty Documents (mcludlng, wrthout hmltatIon, the appom~ent of a receIVer or the commencement of foreclosure proceedmgs) WithOut the pnor wntten consent of Semor Lender, WhICh consent shall be given or Withheld m Semor Lender's sole dIscretion Any exerctse of any remedy m connection With the Subordinate Documents Wlthout such consent of Semor Lender shall be VOId ab mztlo and of no effect whatsoever 5.1. Semor Lender agrees that, after an event of default under the SeDlor Loan Documents, upon payment from owe to Senior Lender of all pnncIpal, Interest, fees, costs, expenses and any other amounts due under the Seruor Loan Documents and 10 accordance WIth the other terms and condItIons of thIS SectIon, Senior Lender WIll sen and asSIgn to GWe the then eXIStmg SenIOr Loan, the related promISsory note, the Semor Secunty Documents, and all other documents or collateral receIved by Seruor Lender m conneCtIon With the apphcable Semor Loan At least ten (10) days pnor to commencmg a foreclosure actIon with respect to the Property ("Foreclosure"), Semor Lender shall prOVIde GWe nonce of Its mtent to commence the Foreclosure (the "Foret:/()sure Notzce, If GWe desires to purcbase the existIng Semor "Loan, GWe shaH, wlthm five (5) days after receIpt of the Foreclosure Nonce, proVide notice to Semor Lender (m accordance Wlth the terms of Section 12 below) of GWC's mtent to purchase such loan (the "Purchase NotICe, GWe shall have a penod of fifteen (15) days after receIpt 9f the Purchase Nonce by Semor Lender wrthm whIch to consummate the purchase of the appbcable Semor Loan Such purchase shall be on terms and condItIons acceptable to Senior Lender and pursuant to documents acceptable to Semor Lender, and without any representations or warranueS by or recourse to SenIor Lender Borrower bereby consents to the sale of the appbcable Joan to GWe and agrees to execute all documents reqwred by Semor Lender or GWC m connection therewIth and hereby authonzes SenIOr Subordmatzon Agreement page 4 fl280609 14657·259 60SpOil doc 81512004 %0040816082899.895 (e Lender to dlsclose to GWe such mfonnanon as Senior Lender determmes IS necessary m connection WIth such sale, mcludmg, WIthout lImitatIon, finanCial or other proprietary mfonnabon NotwIthstandIng anythmg herem or In the Semor Loan Documents to the contrary, Borrower hereby agrees to watve any and all clarms agamst Semor Lender and agrees to mdemmfy and hold Semor Lender hamiless from any and alI costs and expenses arlsmg from such sale or assignment Notwlthstandmg anythmg to the contrary herem contamed. nothmg herem shall· be construed to prohibit Senior Lender from either commenCIng a Foreclosure or haVing a receiver appomted at anytIme 6. Nonce and Cure Rights. 61. Upon the occurrence of a default under either Semor Loan. and pnor to the commencement of foreclosure by Semor Lender under the Senior Secunty Documents, Senior Lender agrees to proVide nonce of such default to Gwe owe shall have the nght, wlthm tIurty (30) days of receIpt of such notice, to cure such default, provlded, however. that nobce may. at Semor Lender's Option, be proVided to GWe at the same time that notIce of default IS ProVided to Borrower, and m such event GWe's cure penod shall be co-temimllS wrtb (and not In addition to) the cure peflod proVided to Borrower 6.2 Upon the occurrence of a default under the Subordmate Documents. Gwe agrees to proVIde to Sentor Lender a copy of any notice of default proVided to Borrower 7. Event of Default. Any breach of the covenants or obhgatIons of Borrower or owe under thiS Agreement shall constItute an Event of Default under the SeDlor Loan Documents 8. ,Further Assurances. So long as the Semor Secunty Documents shall remam a hen upon the Property or any part thereof. GWe or any other holder of the Subordmate Documents, shall . execute, acknowledge and dehver, promptly after bemg requested to do so. any and alI further mstruments m recordable fonn reasonably requested by Semor Lender or another holder of the Subordmate Documents for the purpose of confirmmg and carrymg out the purpose and mtent of the foregomg covenants, JDcIudmg such documentation as Semor Lender may reqll1re to reaffinn such subordInation m the event Semor Lender elects to proceed to make the Refinance Loan to Borrower 9. ModJficabon of Senior Loans. No renewal or extension of tune of payment of either of the Senior Loans, ·no release or surrender of secunty for the payment thereof. no delay m the enforcement of payment thereof or JD the enforcement of thIS Agreement, and no delay or omISSIon In exerclsmg any nght or power under the Semor Secunty Documents or any other document or agreement governIng, eVldencmg or secunng the SenlOr Loans, or under tlus Agreement, shall m any manner Impair or adversely affect the nghts of SenIor Lender under thIS Agreement GWe hereby wawes any further notice of the creation, eXIstence, extension or renewal of eIther of the Semor Loans or of any modlficatJon of either of the Semor Loans or of any other actIons or matters of any nature whatsoever m connectton With the Senior Loans, except as set forth JD paragraph 1 1 above 10. Consent and Waiver of GWC. GWe consents to and approves all proVISions of the SenIor Loan Documents. !DcludIng. but not lIooted to, all prOViSions relatIng to the dISbursement of the proceeds of the SenIor Loans SenIOr Lender, m malang disbursements pursuant to the Senior Loan Documents, IS under no oblIgation or duty to, nor has Senior Lender represented that It WIll. see to the applIcation of proceeds of eIther Senior Loan by the person or persons to whom Semor Lender disburses such proceeds, and any appltcatlon or use of such proceeds for purposes other than those proVIded fur lD the Senior Loan Documents shall not defeat the subordmatlon herem made In whole or part 11. Notices. Any notice from Semor Lender to Borrower, or Borrower to Semor Lender, shall be gIVen JD the manner set forth lD the SeDlor Loan Documents Any nonce from Gwe to Semor Subordznatlon Agreement .280609 14657-259 6(}$pOII doc 815/20M page 5 .. 20040810002893.666 , Lender, or Senior Lender to GWe, shaH be In wntmg. shall be gIVen by certlfied mall. return receIpt requested, or by a natlOnally recogruzed· overnight delIvery servtce, or dehvered by hand, addressed as follows n.l. If to GWe G W C INCORPORATED 24633 NE 133n1 St Duvall, W A 98109 Attn Terry Defors Telepbone (206) 999-8874 FacsImIle (425) 788-2875 11.2. If to SemorLender and to KEYBANK NATIONAL ASSOCIATION Residential Constructlon Loan Dept 1211 S W 5th Avenue, SUite 400 Mallcode OR-20-21-0481 Portland. OR 97204 Telephone (503) 79();'7564 FacsnnIle (503) 790-7822 HILLIS CLARK MARTIN &. PETERSON, P S 500 Galland ButldIng 1221 Second Avenue Seattle, WA'98101-2925 Attn Mr Gary M Fallon Telephone (206) 623-1745 Facsmule (206) 623-7789 Any party may change Its address for the gIVIng of notice by notice hereunder Any nonce gIVen hereunder If gIVen by certIfied mati will be deemed receIVed when delIvered, or If delIVery IS refused. when delIvery IS first attempted m the ordmary course Any notIce sent by hand deliVery shan be deemed receIVed when actually reCeived Any notice sent by a natIonally recogmzed overrught couner ServIce shall be deemed receIVed one bUSlDess day after havmg been deposIted WIth such overrught couner service If deSignated for next-day debvery 12. Waivers. GWC WaIves (1) the benefit of suretyshIp clatms and defenses generally. (11) any nght to reqUIre marshahng of assets or to reqw.re SenIor Lender to proceed agamst any guarantors for the SenIOr Loans or to exhaust any specific secun1y for the obbgabons secured by the Sentor Secunty Documents, and (lU) any defense to any exel'ClSe of Selnor Lender's nghts hereunder or under the Sentor Loan Documents ansmg out of loss or nnpamnent of any nght of subrogatIon to the Semor Secunty Documents or to any other Seruor Loan DocUDlent 13. No Consent to AdditJonal SubordInate Eilcumbrances. Semor Lender's consent to the Subordmate Documents IS solely for the benefit of GWe and only relates to the Subordmate Documents It IS not mtended to constItute consent to any other encumbrances or hens on the Project or as a Waiver of any nghts that Sentor Lender has under the Semor Loan Documents Subordmatzon Agreement page 6 11280609 14657-259 6O$pOl' doc 8/5/2004 20040810002853.667 14. ConOicts. In the event of any COnflict between the Subordinate Documents and tIlls Agreement or the SenIor Loan Documents and thIS Agreement, thIS Agreement shall control, It bemg understood, however, that nothIng herem shall prejudIce Senior Lender's nghts under the ASSignment of Plans and Contracts and related Consent of GWC executed contemporaneously herewIth In connectIon WIth the SubordInate Documents In the event SeOior Lender should elect to assume and enforce those agreements In accordance WIth theIr terms as authonzed under such asSIgnment and consent 15. Miscellaneous. 15.1. TIns Agreement shall be bmdmg upon and mure to the benefit of the parties hereto and each of theIr successors and asSIgnS 15.2. TIllS Agreement shall be construed and enforced In acCordance with the laws of the state In whIch the Project IS located, WIthout regard to that state's chOIce oflaw rules 15.3. nus Agreement may be SIgned m any number of counterparts; all ofwlnch WIll constitute an ongmal, and all of whIch when taken together shall constItute one Instrument 16. Lender DiscretIon. Nothmg In tIns Agreement shall be construed as reqUlrmg Lender to grant any finanCial assIstance to Borrower or as ImutIng or precludmg Lender from the exercIse of Lender's mdependent Judgment and dIscretion In connectIon WIth Lender's finanCIal arrangements WIth Borrower or AddItIonal Grantor 17. NotIce Re Oral Agreements. ORAL AGREEMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. 18. WAIVER OF JURY TRIAL 1HE PARTIES HERETO HEREBY WAIVE. TO THE FULLEST EXTENT PERMITIED BY LAW, TIlE RIGHT TO TRIAL BY JURY IN ANY ACTION, PROCEEDING. OR COUNTERCLAIM, WHE1HER IN CONTRACT, TORT, OR OlHERWISE, RELATING DIRECTLY OR INDIRECTLY TO TInS AGREEMENT, OR TO ANY ACTS OR OMISSIONS OF LENDER IN CONNECTION THEREWITH- NOTE: THIS SUBORDINATION AGREEMENT CONTAINS A PROVISION THAT ALLOWS THE BORROWER OBLIGATED ON THE REAL PROPERTY IN WHICH YOU HAVE AN INTEREST TO OBTAIN A LOAN A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF THE LAND. ExECUI'ED as of the date OfthlS Agreement BORROWER: GWC: CAMWEST WEST COAST, LLC, G W C INCORPORATED. a Washmgton lImIted babllrty company aWasbmgton ~N~'f~~ Trtle Co. .0. SubordmatzonAgreement #1280609 14657-259 6O$pOll doc 815120{)4 page 7 .-~ .. 20C40810662B99.88e EXECUTED as of the date ofthlS Agreement BORROWER: CAMWEST WEST COAST, LLC, a Washmgton lImited lIablltty company GWC: G W C INCORPORATED, a Washtngton corporation By __ ~~~~~-=~~~~_____ By~ ________________________ _ ,........-"""'~:=:-<--r--'---I--'-'=t. c..£ Name STATE OF WASIDNGTON } SubordmatlOn Agreement #280609 14657-259 60SpO]I doc 8/612004 {) fft.c..rt----Tlt1e ss SENIOR LENDER: KEYBANK NATIONAL ASSOCIATION, a nattonal b Name Kathleen S Herdlem Title VIce PreSIdent Pnnted Name Ut..')Qp.. S C-n,l 1 j c...\c... NOTARY PUBLIC m and for the State ofWashmgton, resldmg at Q.t..V\-mn (...:::tIc My Comnnsslon ExpIreS AcZ,7-05 page 8 STATE OF WASHINGTON } ss. COUNTY OF ~ ~~ (e SENIOR LENDER: KEYBANK NATIONAL ASSOCIATION, a national bankmg assoclaoon By~ __ ~~~~~~ ______ __ Name Kathleen S Herdlem TItle VIce President %0()40810802899.889 On thIS day personally appeared before me 1<:elt'1.l P":.o.-, to me known to be the 6Fo of CAMWEST WEST COAST. LLC. the WashIngton lImited lIabllrty company that executed the foregomg InStrument, and acknowledged such mstrument to be the free and voluntary act and deed of such corporation. for the uses and purposes therem mentJoned, and on oath stated that shelhe was duly authonzed to execute such mstrument . ~ GIVEN UNDER~mMt1~ OFFICIAL SEAL thiS ~ day of August, 2004 I't. ... " ~ 0,", H. J.f/r!'" ~ ~~ ... -.. \,.L' $ ~~~\SSIOJv·'.':/~~ h -~ ~~ ~\y_ ~r~ ~!t (,j NOl"ARY ~1 Z E PnntedName It:l/dt II ~:eH._ ~...) ~~ "1;8(/0 Col ~: NOTARY PUBLIC In and for the State ofWashmgton, ~ {(\ '-~ ••• 0 ~ resIdmg at S ~-f.H.e. W" '\ OJ!:' , .. :~~~.::~c§ , ... ~ My CommISsIon ExpIreS 1-,. -0$ ""'" rIl'ASt\\\ .. \,,~ III""""" STATE OF WASHINGTON } ~ COUNTY OF l4 ~ On thIS day personally appeared before me T&\\tC WQll( to me known to be the PC'1~ ~ of G W C INCORPORAIED, the gton oorporaoon that executed the foregomg mstrumeilt, and acknowledged such InStrument to be the free and voluntary act and deed of such corporation, for the uses and purPoses thereIn mentioned. and on oath stated that hewas duly authonzed to execute such mstrument page 8 %6646816662893.91 g STATE OF WASHINGTON } ~ COUNTYOF ______ __ On tJus day personally appeared before me • to me known to be the ___ ..,--__ ofG W C INCORPORATED, the Washmgton corporatIon that executed the foregomg mstrument, and acknowledged such mstrument to be the free and voluntary act and deed of such corporatIon, for the uses and purposes therem mentioned. and on oath stated that he was duly authonzed to execute such Instrument GNEN UNDER MY HAND AND OFFICIAL SEAL thIS __ dity of August, 2004 PnnredNmne~~_~~~ ___________ _ NOTARY PUBLIC In and for the State of Washmgton, reSIdmg at _--::::--_________________ _ My Commission Explres ____________ _ STATE OF WASHINGTON } 55 COUNTY OF KING On thIS day personally appeared before'me Kathleen S Herdlem, to me known to be the VIce PreSident ofKEYBANK NATIONAL ASSOCIATION, the natIonal bankmg aSSOCIatIon that executed the foregomg mstrument, and acknowledged such mstrQrnent to be the free and voluntary act and deed of such corporatIon, for the uses and purPoses therem mentIoned, and on oath stated that slhe was duly authonzed to execute such mstrument . " dh . GIVEN UNDER My HAND AND OFFICIAL SEAL thtsO __ day of August, 2004 Subordmahon Agreement page 9 #280609 14657-259 60SpOll doc 81612004 · . EXHIBIT A LEGAL DESCRIPTION OF PROPERTY Parcel A The north half of the southwest quarter of the northwest quarter of the northeast quarter of . Seebon 15. TownshIp 23 North, Range 5 East. W M , In Kmg County, WashIngton, EXCEPT the east 30 feet and the west 30 feet thereo~ EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Seebon 15, TownshIp 23 North, Range 5 East, W M , In KIng County. Washtngton, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Sectton 15, Townshlp 23 North, Range 5 East, W M, In KIng County, WashIngton. TOGETHER. WIm an easement for mgress, egress and utIllbes over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Seotton IS, TownshIp 23 North, Range 5 East, W M , In KIng County, WashIngton, TOGETHER WIlli an easement for tngress, egress and ubbbes over, upon and across the east 30 feet of the west 220 feet of the south 30 feet of Satd SUbdMslon ParcelB South half of the northwest quarter of the northwest quarter of the northeast quarter of Seebon IS, Townslup 23 North. Range 5 East, W M • In Kmg County, Washmgton. EXCEPT the west 30 feet and the east 30 feet thereof ParcelC The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of SeeDon 15, TownshIp 23 North. Range 5 East, W M, In Kmg County, Washmgton, EXCEPT the east 150 feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof conveyed to KIng County for S E 128111 Street by Deed recorded May 20, 1964, under Recordmg Number 5738288 (contInued) 2:0040810082898.944 Subordmatlon Agreement ExJnbztA #280609 14657-259 60SpOil doc 81512004 • I .. LEGAL DESCRIPTION, continued ParcelD The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Sectton 15, TownshIp 23 North, Range 5 East, W M, m Kmg County, Washmgton, EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded Febrwuy 3, 1965, under RecordlOg Number 5840155 Parcel E The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter 10 SectIon IS, TownshIp 23 North, Range 5 East, W M , 10 Kmg County, Washmgton, EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3, 1965, under RecordlOg Number 5840155, -AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, 10 Section 15, TownshIp 23 North, Range 5 East, W M , m KIng County, Washmgton, . - EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3,1965, under RecoTdmg Nwnber 5840155 20040810002893.012 Subordl11anon Agreement ExlubrtA 11280609 14657-259 60$pOl'doc 81512004 .:' ..... .;,' ·· .. r·"·;·. :··..,::;:i·!f:·;:'": '. .~' . . o".-.t .. .,.· ..... _.A..--.. . ... _.H •. ~., J):~"»ta.i"r;;'·>:'·'~;' '.' :~, '·"ft~· 5 ••• I:, •• M·. i'la tin9 ~"nty,'SfA.h.i:llJ.ton, :,.<, .. : .. ,~.:.'.;:,,;;.\«:-: . . ':, ".,.. :EXCEPJ' .t.hti ••• t 30 t •• t; ~ ".·.t 30 f •• t. fo~ r~.4:J ·:.r~.:,,: :' ~:':·:"~'''i~~A'':S'{:~:;~'~' South haU of th. nO~t.hWe~t quarte,.. of. tho nort:hwat q," ~rtftit:'·. ;. of ~hQ nOzothaut quaz~r of S,"ct1on.15. '1'~"WMbip 23l1!oi:~ .. ' ... ~_ ;.:;;iHJ .. ;.,~~-' Jt~.t, W.M.,. 1n ICing COWlty, W.~hin'Jton, :';: .<, r.-> .; ."'. :.,~.,.~?)y~:! .. ;:-,: .. ~.: ~:~:;r.;r~·~ -.c. _i.':~'o; ~~':;.5!~j'mi;?~f .' , • . ·.i ... • " ,';' ~:;~. _ • ' I • 'j.' . '... ". ... ..':';: :;,r n:> '. g ... . it) . IJ - ;, .. "'r.. ':',:.; . :~ ...... " . ~,. ; ~ .. ~.~.; , " '.: . ~. " . ~.~: ..... : £!TA~:mo' W.wtINGTON· ....... 1 ... ~ Ol'_.,.;_. __ .. :~_:,,-,-_,_ .... . " chi tbi. c!a1r.peftona\l1 tine&red Wore _ ....••. =:.~:;=----.j';.::g-< ••...•. '. w~ ~s~~c: ii~fii·:;;;;;n?i.=t~-~;; ;:"w'1t I. ;-;;;·~-;hu:;'i;;;U;jd;;id~-.;··;;d .. who ~ted the w!tl"" ~ fci ... om, bIItr.unent, . l .. -mad .clcn~lIdJiId tb., ... .:.: ........... alped tIMf_ ., II ... ..: .•. : ... _ ..... .-~. tift anti .Glurat.r)-.act tm4 cbJ4. . for Uw, Us..nd ~·thef!!in m.~ ", ~ . , .. 0.:, ~ .~ ':" . ...... "': ·GiWN.uDder~ tu!Dd Qnd alJd81 aMI thII; . ....... ; .... day 01 .... : ........ , ... ,..;._._ .. _.--. __ .... liJ __ Notary Public In aud for .the sta!e 01 • AIItlb· lnatOn. riei&:~ at."._"". __ ~'_""' ____ _ J:IcIoa. 111&1,. ~.1tlI4 rrMrrr. •. ~ ~!4'7;:';~"-":':"'--'-'" .._,J..~Aal"ltllu...l?aJ.a_ .. _ .. __ . __ ~.: •. ;.:.: .... ~_ ... __ aiId ... -.-.--•. --.-.---.7'.;.. .. ~ .... ·-··-:.:.."~~:-·~--·..;. .. :..·;..:·: .. :;."fo;··;;.. .. ::..···· .. • ... b '" I:aao:tl to be th&I : 'J ·.V' ;, ' .~, . ·0 I '/0 i .1 U TRANSAMEItiCA Tm..EINSURANCE 90-807-01 ALEC fOR RECORD AT REQUEST OF Mark E. Hodqes, P.S. PO Box 97024 Bellevue WA 98009 'WHEN RECORDED RETURN TO MAR 16 "49 nn ego BY THE DIVISiON OF . RECORDS & fil"C1IONS KING COUNTY i"~"··"''''''''''·''·''''''''''·-·''···''''·''·''''·''''''····''''·'''''''······· ... -: i THIS SPACE PROVIDED FOR RECORDER'S USE: ! : : I I i i 1 I g: N.m • .,~.~:..~2::!..!.~ ... !~.::..:.::.:.:.::..I ___ ._ .. _. ___ .. ____ . __ ... _: .. __ ._. __ , I I ...0 .' 4502::~ ·17.V,tH:IAlre SE o Addr ..... ___ •• _. __ •• _. ___ • ___ • __ ._._ ••• _ ••• __ • __ ._. __ ._._ •••. ...0 M. Ch. Sta, •• ZIp._~~!.~~_~.:.:!.~ __ '!~_~3_?_. __ ._ .. .,. ___ . ___ _ -0 a 0' ····9rr703'?n,·········· .. ··-··--ltnffiC!··~ R REeD F 6.00 RECFEE 2.00 CI=ISHSL "'''''''.8.00 Statutory Warranty Deed \ THE GRANTOR HENRY J. BALKO AND ADA BALKO, husband and wife "J-forlUldlnCllJlllidomtianof TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION I InlmndDDld.""In'OYII.8Ddwammtato WEST COAST INVESTMENTS INC., a Washington corporation and Glen ana~l.-Qlang Hung, Trustees ~ SHll}{!1iI':AIR"€k~Il~5~!119H(h:~R~!?Tf~~C:~':' ~o:.!l~ ~~~!v:Lded U the [oUOwIna described reall!lltale. s1tuD~ fn tt:i Co'iz:;ty of KING .Statoo[Washington: . ~ -:f ~ r ;.....- SEE LEGAL DESCRIPTION ATTACHED HERETO AS EXHIBIT "AD AND BY THIS REFERENCE MADE A PART HEREOF: SUBJECT TO AGREEMENTS; COVENANTS, CONDITIONS, EASEMENTS, RESERVATIONS AND RESTRICTIONS OF RECORD.AS ~WS: RESERVATIONS Am) EXCEPTXONS'FROM NORTIlERN PACIFIC MXLROAD COMPANY,UHDER RECORDING NO. 73225, RIGHT TO HlUCE NECESSARY SLOPES FOa CUTS OR FILLS UNDER RECORDING NO. 5738288. RXGllT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UNDER RECORDING NO. 5840155: ~ AND CONDITIONS UNDER RECORDING NO. 8706230522 FOR DRAINAGE J\ND UTILITIES: BASEMEN'1' J\ND CONDITIONS FOR UTILITIES J\ND DRAINAGE UNDER RECORDING NO. 8706230523:AND EASEMENT AND CONDITIONS FOR tJTXLX'l'IES J\ND DRAINAGE UNDER RECORDING NO:. 8706230524. ~~ __ ._.~._~ ... -__ .~.~ ..... ~. ___ M ...... EI.·::~_.-~_~-:n_.~~_~~ .. ~_.~_._-... _.-._ .. _ .. -_::._.:: ... :~._.:::_.:.:.:.:.:_:·· ... ·._·::· .. _::.:_:::._~~.~.·:k~~~-.. -.---_ ...... _ ~~~~~~:.~-:.l-~tr-----... -.... --.. -.. -...... -... ---......... --~-...... -....... -.. ~ .. -.. -... -...... -.-.. -.. -_.-..... -.... __ ......... _ .. __ ...... _ ... -....... _ ... -... _ ....... -.... _.... .. .. -.... _-.... _._-_ ........ __ ._ .... -............ _ .. _ .... _ .................. _ ... _ ..... -.. _ .......... -. STATE OF WASHINGTON ) IlL COUNTY OF ·,~K;..;;I~N;.;;G;...-__ -.Jl On thi. day personally appeared before me J!ID'~.!'._o!. AND ADA ~_~l!!2.._ to me known Ie! be tho individual descnDed In and ~ho "".eeu~ !he wilhln and [DrellOllIBlaaUument, and·lIclcDtiWledKed.thet ..l:Jj~JC Ilsmd Ibe_ ·u . .:.:..L'I.lia:. fie. and volun~ !!d IUId deed. ro:.~·_ .llJI<ii>\i.poses therein mentioned. ...... nATBOFWMmmGTON 'IlL COUNTY OF. _________ J On tbIa day of _....,---.., 19 _____ belo"" I0Il. Ibe nndenlped, IL Nollary PubIlc in IUId {or Ihit Stale! of Woab-inston. duly CIIIDIDIaIonad and sworn, po.....wJy appeured... ____ _ and -- .·'1 ·1 i 1 I I o· i . '10 i 'U' . , ! . , 8 a C7' .! ,-.. ;".0.,' i o - . --'" .... "-..... ' ... EXIlIBIT "AU PARCEL A:. -SOUTH HALF OF TilE NORTHWEST QUAItTER OF TilE NORTHWEST QUARTER OF TIlE NORTIIEAST QUAR'.i'ER OF SEC'J'ION 15, ·TOWNSHIP 23 NORTH, RANGE 5 EAST, W. H., IN lUNG COUNTY, WASHINGTON, . . . EXCEPT TIlE WEST 30 FEET AND THE EAST 30 FEET OF SAID SECTION 1.5 • . PARCEL B: NORTH HALF OF TilE SOUTHWEST QUARTER OF TilE NORTHWEST QUARTER OF TilE NORTIlEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, . RANGE 5 EAST, W. H" IN KInG COUNTY, WASIIiNGTON, EXCEPT THE EAST30·FEET AND WEST 30 FEET FOR ROAD. PARCEL C: TilE WEST 19 FEET OF TilE EAST 150 FEET OF TIlE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF TilE NORTHWEST QUARTER OF TilE NORThEAST QUARTER. OF SECTION 15, TOWNSHI~ 23 NORTH, . RANGE 5 EAST, W.H., IN KING COUti"!'Y, WASHINGTON, .' EXCEPT ANY PORTIort LYING IUTlIIN SOUTIiEAST laBTH STREET. PARCEL Of TIlE NORTHWEST QUARTER OF TilE NORTIIWEST QUARTER .OF TIlE NORTIIWES'.r QUARTER OF TilE NORTIIEAST QUARTER OF .SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.H., IN KING COUNTlC, WASnINGTON, EXCEPT TIfE EAST 150 FEET, EXCEPT TilE WEST 30 FEET, AND EXCEPT THE NORTJI 42 FEET FOR COUNTY ROAD. PARCEL E: TilE WEBT 24 FEET Of' THE WEST HALF OF THE NORTUEAST QUARTER ilf' THE NORTIIWEST QUARTER OF TilE NORTIIWEST QUARTER OF THE NORTIIEAST QUARTER I . EXCEPT TilE NORTII 42 FEET: THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER DEED RECORDED FEBRUARY 3, 1965, UNDER RECORDING NO. 58.40155, AND TilE EAST 131 FEET OF TilE NORTIIWEST QUARTER OF TUE NORTHWEST QUART .. " OF 'l'nE NORTIlWEST QUARTER OF TUE NORTHEAST QUARTER, EXCEEtT TilE "ORTII 42 FEET TIISREOF CONVEYED TO KING COUNTY FOR ROAD UNDER DEED RECORDED FEBRUARY 3, 1965, UNbER RECDRDZNG ,NO. 5840155. •• 1 •• PARCEL F: At' El\SEHEt'T FOR INGRESS, EGRESS AND UTILITIES OVER, UPON AND ACROSS TilE ~OUTJI 30 FEET AND Wg:;7: 3Q FEET OF THE SOUIl'II 100 FEET OF TilE WEST 190 FEET OF TIlE NORTH HALF OF THE SOUTHWEST QUARTER OF TIlE NOIt'l'IIWEST QUAR'l'ER OF TIIB NORTIIEAST QUARTER OF SECTION 15, TOWNSIIIP 23 NORTIl, RANGE 5 EAST, W.M., IN KING COUNTY, WASIlINGTON, . TOGETHER 1'11'1'11 TilE ~:I\ST 30 FEET OF TilE WEST 220 FEET OF' TilE SOUTll 30 FEET OF SlI[D SUBDIVISION. ALi. SITUATE IN TilE t;OUNTY OF KING, STATE OF WASHINGTON~ ',' ",,' .... ;,,' .... ,- -,.,' . I' RETURN TO: CAHWBST WEST COAST IoLC 9720 HE 120TH PLACE, STB 100 X:tRXLAND, WA 98034 (~ nlllllll~IIUln 20040810002891 PACIFIC NU TIT LID 24 00 PAGElllll OF 1108 118/111/2804 15.37 KING COUNTY, lolA STATUTORY WARRANTY DEED lWerence 1/ (If appOcable) 20040810002891.001 Gnntor(S)1 , RE ' WESTCOAS/ XN\'BS'l'MENTS, INC FILED BY PNWT AddltloDal on Pap: __ GLBN lltlNG, 'l'RUSTEB Grmtee(s): . CAHWBST WES'l' COAST LLC Adclldonal on Pase: __ AbImMated Lepl Desaipdon: I!lW HE 15-23-05 Adclldonal OIl Pap: __ Assessor's Tu Pan:elIDII 152305-9001, -9039; -9096, -9132, -9040 WESTCOAST RE INVESTMENTS, INC. who acquired title as nm GRANTOR WEST COAST ,:tNVES'rMIm'rS, :tNC., a Washington corporatl.on, and GLEN lltlNG and MEJ:-CHANGlltlNG, Trustees of TBB 'SKXRLBY lIND CLAUDJ:A lltlNG 'l'RUST, --eaCh to an undivided 1/2 interest for and In consicleradon of TEN DOLLARS AND 0'l'RBR GOOD lIND ~UABLKCONSIDERA'l':tOli InhaDdjWd,~andwanallluo CAMIDUi'l' WEST COAST LLC, a Washington limited liability carapany die foIlowla& desaibed real estate, sItaat.ed In che Ccnmty of taNG/ 5ute of WasbIaaIon: SEE BXHJ:BJ:T "AD A'l"l'ACBBD JmRETo AlmA PART BBRBOP. SUBJECT TO. AS PO ATTACHED EXHnI:tT DBD !mDB A PART BY REFBRBNCE E2061551 08/1111211114 15 Z2 Kirl COUN~,,= 7e SALE $Zill1t,see II PAGENI OF l1li1 Dated: A~gu~t 09, 2004 k~~7ip~ MBX-CBAiiG, TRU , , Shirley and C1au:BUlls ~st E2061567 08/UII28114 115'38 K= eouHTY's~9 Be SALE $1 ,eIIII. ell PAGElllll OF 001 Westcoast RE Investments. Inc 1tBBr-eee'FDVES~f=ue Vice pres~ I ~ .7111{02-1? G~EN HUNG, orR Shirley and Claudia Hung Trust' 20040810002891.002 NOTARY PAGE STATE Of WASHINGTON } }SI. County of } I heRby certify chat 11cn_ or have satisfactory evidence that _____________ _ Is the perso1i(s) who appeared before me, and said person(s) ackn_Jedged that (he, me, they) signed this butnmumt ..,41 ackn_JecIgecIlt to be (&Is. her, their) free and voluutalY act for the uses and purposes mentioned Ia dtJs Instrument. D~I _____________ __ Notaay PubDc Ia and for the State of Washington ~I.--__ --_----------My appolatmentexplJ"es _________ _ ................................................................................... STATE Of WASHINGTON } }SI. Couuty of x:mG } I 'hereby cenffy chat 11cn_ or &ave sadsfactoly evfdence chat WBB __ :I_JEN __ L_m _________ _ , Is thepersou(s) who appared before me,. and said pemm(s) acknowledged chat (he,. she,. they) dped dtIs IastnDaeIit. on oath stated that SBB :IS , ' mdtGrtzI!d, to execute the IastnoneDt anel ackDowIecI&ek as the nCE PRBS:IDENT &; SBCRETARY of WEST COAS~STMERTS:INC ' to be the free and voJimwy act 01 such p;Irt)' tot the uses and ~ meadoned In dtJs Jnscrumeut. -a,.J. Q,1..OiIi ~t~\? NotalY PubDc In and for the State 01 Washington 20040810002891.003 (- NOTARY PAGE STATE OF WASHINGTON } } SiI, County of } I heldly cenlfy that I bow or have satisfactory evidence that ______________ _ Is the penOll(s) who appeared before mil,. and said penon(.) admowlecf&ed that (he, she, they) "Rlled this InstI1lJllellt aDd admowledged It to be (his, her, their) free and volmrtary act for the uses and purposes meDtloDed In this Instrument. ~:--------------------------- Noc.uy PabUc in and for the State of Washington ReslcIIDa'lt _______ ...,-____ _ My appointment expires __ -,-,...-____ _ .•.••••••..••••••...................•...........••...••.•...•....••••............ STATE OF WASHINGTON } }ss. Caanty of ltING } Is the pen1OD(s) who apPeared before mil,. and said person(s) admowleclgecl that (he. she. they) slRlled this IDstnuneut. on oath stated that 'tHEY AD: . . mthortled to execute the luSuument and admawIedae It as the _TR_t1_S_TBE __ S _________ _ of TlIB SBJ:RLEY .AND CLAllD:IA HONG TRUST to be the free acI voIuut.uy act of sud! party for the uses and purposes mentioned In this 1nstrumeDt. ~ AUgust 09, 2004· Parcel A Exhlblt"A' Legal Descnptlon 20040810002891.004 The north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W M , In King County, Washington, EXCEPT the east 30 feet and the west 30 feet thereof, EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W M , In King County, Washington, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East. W M , In King County, Washington, TOGETHER WITH an easement for Ingress, egress and utilities over, upon and across the . south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W M , In King County, Washington, TOGETHER WITH an easement for Ingress, egress and utilities over, upon and across the east 30 feet of the west 220 feet of the south 30 feet of said SUbdIVISion Parcel B South half of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W M , In King County, Washington, EXCEPT the west 30 feet and the east 30 feet thereof ParcelC The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, W M , In Kmg County. Washington, EXCEPT the east 150 feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof conVeyed to Kmg County for S E 128111 Street by Deed recorded May 20, 1964. under Recon:hng Number 5738288 Parcel D The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of Section 15, Township 23 North. Range 5 East, W M ,10 KlOg County. Washington. EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3,1965, under Recording Number 5840155 Parcel E The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter In SectIon 15, Township 23 North, Range 5 East, W M , In KlOg County, Washington, . EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded . February 3,1965, under Recording Number 5840155. AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, In Section 15. ToWnship 23 North, Range 5 East, W M , In King County. Washington, EXCEPT the north 42 feet thereof conveyed to King County for road by Deed recorded February 3.1965, under Recording Number 5840155 END OF SCHEDULE A EXHIBIT"B" EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING 2004081 0002891.005 GRANTEE Kmg County, Washington, a pollbcal subdIVISion PURPOSE AREA AFFECTED R6CORDED RECORDING NUMBER Utility and drainage Portion of Parcel C June 23, 1987 8706230522 This Instrument supercedes that certain Instrument recorded under Recording Number 8704060411 2 EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING GRANTEE PURPOSE AREA AFFECTED RECORDED RECORDING NUMBER AFFECTS King County Ubhty and drainage Northerly portion of said premises June 23, 1987 8706230523 Parcel E ThIS Instrument supercedes that certain Instrument recorded under Recording Number 8704060408 3 EASEMENT AND THE TERMS AND CONDmONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING . GRANTEE PURPOSE AREA AFFECTED RECORDED RECORDING NUMBER AFFECTS Kmg County Ublrty and drainage North 5 feet of said premises June 23, 1987 8706230524 Parcels C and D This Instrument supercedes those certam Instruments recorded under Recording Numbers 8704060407 and 8704060411 4 CITY OF RENTON ORDINANCE NO 4612 ESTABLISHING AN ASSESSMENT DISTRICT FOR SANllYAR SEWER SERVICE AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES RECORDED . RECORDING NUMBER AFFECTS June 21, 1996 9606210966 Parcels A, B, C, D and E 5 AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BY RECORDED RECORDING NUMBER AFFECTS REGARDING City of Renton and Centex Homes Apn120,2000 20000420000998 Parcels C, D and E Latecomers agreement for Installing certain wastewater systems and appurtenances The costs for said Tax Lot IS $16,880 76 plus mterest and penalbes, If any 6 RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY 20040810002891.006 Reserving and excepbng from said lands so much or such portions thereof as are or may be mineraI lands or contain coal or Iron, and also the use and the nght and trtle to the use of such surface ground as may be n~cessary for mlOing operatIOns and the fight of access to such reserved and excepted mineraI lands, Including lands containing coal or Iron, for the purpose of explonng, developing and wor1<ln9 the same RECORDING NUMBER AFFECTS 79509 Parcels A, B, C, D and E NOTE No examination has been made to determine the present record owner of the above minerals, or mineraI lands and appurtenant nghts thereto, or to determine matters which may affect the lands or nghts so reserved 7 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED RECORDED RECORDING NUMBER . GRANTEE AFFECTS May 20, 1964 5738288 KIng County ParcelC 8 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED RECORDED RECORDING NUMBER GRANTEE AFFECTS February 3, 1965 5840155 KIng County Parcels D and E UTIL1TY AND DRAINAGE EASEMENT THIS INDENTURE made this 11th .. ay at ....:J~u~n::.:e=--___ ~. 19--2!L. between HENRY J. SAwKO AND ADA BALKO, Husband 'lnd Wife hereinaf'..er Cllllea til. GRANToR. and k1ng Cl)unty. washington. a political subd1vfs1on of the State of W&thfngton. hp-re1nafter called th~ GRANTEE: WITNESSETH: ~ ~ -r IJ ~-tI-~~ The said GRAN7.,R. for and 1n considero.t10n of --,~,-,-= ... ~UI.t:t)(.,-"-=_",~,-, __ ,,,,=,",-___ _ C). . and other ~ valuab'e c~ns'deration. receipt whereOf fs het~6y acknOWledged; do by thes~ presents grant N' unto the s!id GRANTEE. 1ts successors ~nd assigns. a right of way easement for ut~lit1es ~ and drafnage faci11ty over. through. dcross and under the property t~refn described., ~ sftuIlted1n King County. Washfr.gton. being more particularly de'icribed as follows: QO. That portion. of the .following described Tract ·X· within 'a strip of land. lYing Southerly of and ~djoin1ng the Southerly right of way l1ne of SE 12Bth Street. as surveyed by King County Survey No. 10-23-5-1. described PS follows: Begfnning at the Westerly line of said Tract ·X· at 4 feet in width; Thence decreaSing ~ 2 feet in width at Engfneer's Station 26+50; Thence continuinq at 2 feet 1n width to Engineer's Station 27+OD; Th~n:e increas1ng to 4 f~t 1n w1dth ~ E~gineP.r's Station 27+5D; Thence continuing at ~ feet 1n "idth to thllEasterly 11ne of said Tract ·X.· Contains an area of 524 Sq. Ft •• or D.Dl Acres. MIL. 87· '06/23 tf:OS22 B l!!£! "x,": REeo F .0(' 'nie Northwest 1/4 of the N,rthwest 1/4 of the Northwest 1/4 .of ttffi~~theast 114 ~'f''''''''''· 00 Section 15. Township 23 North. Range 5 East. W. M •• King County. Wash1r.l·..,n; EXCEPT the East 150 feet; EXCEPT the \fest 3\i feet thereof for road. . EXCEPT the North 42 fe~t for county road (SE'12Bth Street). THIS lNSTRuMENT SUPERcEDES 1'HA~ CERTAIN INS.:aUMENT REOORDED UNDER AUDI'lUR'S FILE NO. 8704060411. , . . Said GRANTEE. its successors and aS$lgns. shall have the right at such t1me as may be n~~essary. to enter upon said property for the purpos= of constrUcting. reconstructfng. ma1ntainfng ,nd repairing said utn'i;;lu and drafnage' factHtY. IN' WITllESS IIlIEREDF sai d GRAli70R has hereunto se,o; h1 s hand and seal the day and year ff~t above::-'~. c ~ .0:..,. ,:'; ~ ~.~~ c '-:"~ '.' ~ . == ~~~ L- Ui '"'""~ o -'.I ~c=;:C ST. OF' IIASHlN~ ) .as IDa::: ) ss COUNTY OF KING ) . . '.' On this da~personallY appeared before Me /I'tlfn~ i cI-ad{)l a~~/~ and , ,. to me known e in v1duais iieser,6e n an who exe.cutiiL the within and foregoing instrument. and acknowledged that they signed the SdIIIe as their free and' .Jluntary act and deed. for the uses and purposes therein mentfon"d • . Given under lIlY hand andofffcial seal this -1,' day of ~ • 19n : -.P~ri4ir Odb lI'IJm.( pOALtCl!a'ior the State 2~:,~s1d1ng It KinK Couitty l>roperty Division TEl/DEB _ ....... __ ._---.-.. ~ ... ""...-:-.,.~. --------------_. I I I I I I ~ ~r_ ~ A .,-·fe :.( e ~PI .. ee! d. I ~,,&ell R./W 2108 119~ ,:as INDEN1URE mado this DrtAINAGE EASb~rtT IF day of-7~:,.,&;,~ vI-t--. 19 ~7 , between Henry J. & Ada Bal}-.o hereinafter ~the GRANTOR, and Ring County, Washington, a polltl~al ;~6nIYlslon of the State of Washington, herel~after called +he GRANTEE: WITNESSHH: The said G;{ANTOR, for and in consideration of __ 1'.,... ;..;S:.:,.2::::...:(::.:..1~ • ...::{';....-O ________ _ and other valuahle consldiiraElon, reCell)twnereor is her,,6y ack .. owl~d"'0~h"'y:-{nhO':c:':s~e:-p=-:re="'5ents grant unto the iaid GRANTEE~ its succ;>ssors and assigns, a rigl.t of \1a.¥ easemel,. for a drainage ·structures/ditcilesover, through, across and under the property herein described, situated In King County, Washington, being more particularly described as follows: ~'e Northwest 1/4 of the Northwest 1;4 of the Northwest of Section 15, Township 23 Nort", Range 5 East, \II.M.; 1/4 of the Ncrtheajt 1/4 LESS the Easi; 150 feet thereof; and .' l~SS County Road; and LESS coal and mineral rights. and LESS the West 30 feet thereof for rrdd. DRAINAGE EASEMENT.: 87,'04/(16 RE.eD F Ci=lZI'SL .uo 1t0411 A strip t'f land lyin!J Southerly of and adjoining the Souther1y right of \<'ay line c.f S.E. 128th Street as surveyed by King County SU'~/ey No •• 0-23-5-1, del>.::ribed as follows: . ~egi~nl~~ at the Westel-1y property line of the above deSCribed parcel at 4 feAt 1n Wld .. ", ._ thence continuing to 4 feet in width at Engineer's Statio:'! 26+0D; thence decreasing to 2 feet at Engineer's Statier. 26+50; tlle~,ce cpntinuing at 2 feet in width ai. Engineer's Statio'! 27+00; thence incrp.'!slng to 4 feet in 11idth at Engir,eer's Station 27+50; thence.continuing at 4 feet in width at the Easterly property line of the above described parcel. Contains an area of 524 sq. ft., or .012 acres, MIL. )VW 2108 -S.E. 128TH STREtT Said GRANTEE, its succ~;sor5 uod assigns, shall have the right at such time as may be necessary, -to e.lter upon sale! property for the purr 3e of const;·uctlng, reconstructing, maintaining and repairing said drainage ._ structures/ditches IN ~ITNESS WHEREOF ,aid GRANTOR has hereunto set his han~ ~nd seal the day.and year first above written. STATE-OF WASHINGTON ) ) 55 COUNTY OF KING j appeared before lilt H~ r. ~4t.-.and to me known to bettie' Individuals dpscri6ed fn and who exec::lu""e~~e~.w~~n~an~~o'"'re::-:g::o~ng~ln5trument, lIr1 acknowledged that they Signed the same as their-free and voluntary act and deed, for the. uses and .purposes theretn mentioned. "' ... ,."" ...... " ... " ."'<1., ... , <hI. 90 "" .f 1J<Mc.4 . "b''J Filed For Record At lhe Rnquest Of ~ ~ AJ o..lYYY1 r O~ ~ NUT~d for the ~. ~. f _ State 21Mn. residing at Mv:a c!·J.Id·.TI'~ 14C. I ~ R3E/DEi '-ng County Re~1 Property Dii'i:;ion ' r I '(A .• 4f/.fl· R/w 2108 • L1 UTILITY & DUlMAGE E~SfltE.T THIS IND~.NTURE mada thts .li.th-_ day Gf ----.lwl.L-_. _. 19-B.l.-. betll/ean . ffB1!Y J. BiLKO ~N~ AD~ DA.I.lO Wlsband and Wi f.. ~ ~ra'nafter caned t CRANTO, an 1ngounty, ilas ngton, a Dol Ucal subJivtsln!' t,,-State "" llilhillllton, hereinafter calied the GRANTEEI ~2:;! ""' ~ " ~~;;; ..... !!! WITNESSETH: dL n;)ftO a ~ 7,,/,)/ ad 0.... c The satd GRANTOR. for and in conslderat!on of _~, ~:-::i:' S . e .' -<::..:~ ~ (t> C") .' . Co .and ot~1r N nlui61e consideration. rece'jlt Whereof 15 herehi' .acknowledged, do by thetii.,rillnts graiil Ill. u .to th9 satd GKANTl:E, Its successors and assigns, r.rtght of way easement for utilities & ~Di'in~, Facil~ty over, through, across and c~der the pro.perty herein described, sltuateJ ~ n ng COunty. WashIngton. being more particularly described as follows: IJ: o ~ liD ~t pOrtion of the following described Tract ·x· -within a strip of land, lying S?utherly of and adjoining the Southerly right of way line of'-S.8. l28th Str..et, as surveyed by King CoUflty Su..""IIey No. 10-23-5-1, describe<ias fo~lcws: -BegiMinq at thE! Westerly line of said Tract ·X· at 5 feet in width: thence continuing ttt 5 :~t in w1<2th to Bn9ineer's station 28-K>O: Thence decreasing to 3 feet in width at Engineer's Station 28+50" ... ThPnce continuing at 3 feet in w .. dth to the Easterly line Of. said Tract ·x· . . .. :\ . . ~ Containing an area of 540 Sq. Ft., or 0.012 Acres, I'll!. :.37 ·'O€-'~23 ,*U'523 . IS "ECD ~ .00 C~SHSL ~. TRAcreX": (.:s'" Tile West 24-feet of the West 1/2 of the Wo~east 1/4 of the Northwest 1/4 of the Northwest. " 1/4 of the Northeast 1/4: . . I EXcEPr the North 42 i:eet ::hereof conveyed to King County fl.r road lmc1er Deed recorded ~ February 3, 1965, under Recording NO~ 5840155: AND The East· .1.31 r~t of the ~rthwest 1/4 of the Northwest"l/4 of the Northwest 1/4 f)f tne' Northeast 1/4. . ExCEPT the North 42 feet thereof conveyed to King coun~· Eor coacr· undec ~ reC"rded Febl:uary 3, 1965, under Recording No. 5840155: Allo in SeCtion 15~ Towr ... hip 23 North, Range 5 East, w.1!'I~,' I{ing County, Washingtcn. THis INS'riuJMENT SUPERCEDES THAT CERTAIN INS~ R2C0RDED UNDER AUDlroR' S FILt 00. 8704060408. , 'Satd GRANTEE .• its successors and antgns. shall have the right at such time as IIBy be necessary. to enter 'upon said property for the purpose of. cOllstructlng. reconstructing, Ilalntilnlnil and repairing said utilities ... .d Drainage ,FaCility. I" WiTNESS WHEREOf saId GRANTOR has hereunto set his hand and seal th~ day and year "_ .. (tnt above wrUten. STATE OF WASHING)"'N ) . . ) u \ ') COUNTY· tlF KING ) W ...(L-. .. On ,thiS 'day personally a;:eared before .:. !I G,t,iift 'fi. CL Mel ake~ and . '. -. . tc me kn!lWll to be t 1iI1vldUa s descr edAarid who executea the Within and fO~90lng 1nstrument •. and acknowledged that they signed the same as their' free and voluntary act and deed. lor ·the uses and purposes therein mentioned • .. __ , .......... ,md., .ul " •• ~ ... ,r ,h<nf ... ,£2 RUI~Y ruattc£(.?:J1,:. ~ko State of)Washlns~,~sldln9 at . J#~CW .•. R!E/Dn ._--------------_._-------.. , , I 7 ? , DRAIIlAGE EASElEfIT Tins INDENTURE m~de this 18th day of -,,!'Ia=r.;;;ch~ ___ ,. 19..£_. between Heney J. & Ada Balko hereinafter called the· GRANTOR. and King County, Wa~h1ngton. a po11tlcal subdtvis1o~the State of Washington, hel"P.inllfter talled the GRANTEE: WITNESSETIf: f;5 '" If /"~. rj The sat·! GRANTeR •. for anI! in consideration of __ ...;'::.........: . ...;'_ ... _/..:; • ...;<-...;'_(... ________ _ . and other valuable conslderabon~ receipt whereoT iSlie :Dy acknowledged. do hy these pre:.-?r,i.s grant unto the safd GRANTEE. its successors and a:sj~ns. II right of way easement for a drainage structures/dltchesover. thrnuah, across and under the property herein described. situated j~ Kln9 County. Wasnington, bei~g more particuJarly described ~s follows: ne Wt..;t 24 feet of the Northeast 1;4 of the Northwest 1/4 of the No.,thwest 1/4 of the Northeast 1/~ of Section 15, Township ZJ North, Range 5 East,· W.H •• TOGETHER IoIlTH the East 131 feet of the Northwest 1/4 OT the Northwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of said Section 15; LESS Cou.,ty Road. DRAINAGE EASEMENT: A strip of land lying Southerly of and adjoining the Souther1y rts~t of way line of S.E. 128th Street as sur~eyed by King County Survey No. 10-,3-5-1. ~~~~rihed as follows: Beginning at. the Westerly pr~~erty line of the aboved described parcel at 5 feet in w;dth; thence continuing at 5 feet in width at Engineer's Station 28+00; thence deereasin!! to 3 reet in width at Engheer's Statio" ''''+50. thence continuing at 3 feet 'in width at the Easterly property line of the ~bove described parcel. Contains an area of 473 sq. ft •• or .0109 acres. MIL R/W 2108 -S.£. 128TH STREET :: :. 87/04/06 REC;;' F C"'ISH$L .00 ~ 4k ".,: .... -"'-___ .. __ • ! . ..-. "i. 1\.0408 ... • .. 'fc;ft,:.OO Said r,RANTEE, .its suece~sors and assign$, shall have Lie r;ght at such time lis·may be necessary, to ento:!r upon said property for the purpose of constructing, reconstructing, mainta'ning and re"airing said drainage stNctures/ditc~::e:::.s ___ . INloIlTNESS WHEREOF ~ald GRANTOR has herel!llto set hi:; hancl and seal the day alld year fIrst above writt~n. STATE.O~ WASHINGTON COUNTY OF KING ss hh da I'i!r~ . ., .. ny appeared before me #~ J f ~ and to me known to ~inaty du~ibed tn and who ':;:e-=xe:::c=ufi:eT, '.:'I:o::e-:lteft::!lO:::n'.o!a~"~?o:::r::e:-::g"'o.,.,l n::g:-"r1• n$trument. and aclmowl edlo'l!d that they s1 gned the same as their free and voluntRrr act and deed. for the uses and purposps thereln·mentlonecl. Given und':!r my hand and offlchl se .. l this I~)day of ~ • 19..i!) .. Filed for Record At The Request Of .~~ t?r.c;kzh ~~ .. State ~. residing at K Co · ... «.J.to...ftC --~ R3_t/DE1· . g unty Real Property Divisiol! .' >. D r""·:-... · ...... ·---.,.,.. .. ·~··(-::: .. ~"·~:r'~.'<::"'(.\".';:<~'~"~"l1'><~ .. ,.. ..-.. --------~.,. .... ",<::;.;,;,;:",,~ .. ~ .. ~~"""l,;:,,;;. n--b .',.. .... ,~~,l .' . . ~ '.~~~. :: i,='" . Ir ....... - b .. C41C6 R/lf :tl0S 120 UTILITY AND 'DRAINAGE EASE~ENT THIS INDENTURE made thfs 11th dey of __ J_u_n_e ___ • 19 -....!!.... betwe .. n B~NRX J. BALKO AND ADA BALKO, eusband and Wife hereinafter called the GRANtoR. and Ktng County. Aashfngton, a polftfcal 5ubdfvhton of tile State cof Washfngtcn. hereinaftl!r r.alled the GRANTEE: WITNESSETH: The said GRANTOR, for and in cnnslderatlon of __ -'-M_u_t_u_a_1 __ "_e_n_e_f_,;._t_s _____ _ . and other valuable consfder&tton. recefpt whereof is hereby acknowledged •. do by these presents grant untu the said GRANTEE. Its successors and as~igns. a right of way easement.for . . utilitiE's·ane; drainage facility over. through. across and under the property herein described. sltullted in KI.Ig County. Washington. t!tng more particularly described as follows: . 87 ·O€, ... ·23 ~E::CO F .1")0 The North 5 ieet of ti·.e followi(l9: C;::lSH5L ~he West 19 feet of the East 150 feet of the Northwest 1/4 . of the Northwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section IS, Township 23 North, Range 5 East, W.M., .ang County, Washington; EXCEPT any portion lying ~jthin southeast 128th Street (the North 42 fGet theree!.)., Contains an area of 95 sq. ft., or n.002 ~cres, MIL. THIS INSTRllMENT SUPIlRCEDEd THAT C"'RTAIN INSTRUMENT IlliCORDED UNDER AUDITOR'S FILE NO. 8704060407. . ~~ c"--.... - 41<0'524 Sald.GRANTEE. Its successors and assigns. shall have the right at such time 115 may be nece,sary •. ·to enter,upon said property 'for the' purpose of constructing. reconstructfng. maintaining and repairing said utilities ~ drainags facility. IN ~ITNESS WHEREOF said GRANTOR ha~ hereunto set his' hand 'and seal th! day and year first above written. IP'-t.."c:n -p c~ == ~:::: >-c=. . ···z ~ ~ ~:~8 SUTE or ~HI. ) := "'" t-c"" ).ss C89NTY OF 4N~~ ) On this day personally appearp.d before me k", if: ~ 4~ CL ~u/~ and , . . . to me I:nownlnvtduafs escr1ed \ilan who e~ecuted .the with1n and foregotnglnstl"uinent. and acknowledged that they <;Igned the same as tt~1r. free and voluntary act and deed, for the uses and pur~ses therefn.mentloned. GIY~n under my hand and official seal t~ls II . day of --/:t£.zU? , 19.n .~tlJ.lO~ . Filed For Record At 1lie Request Of C£J~d n. tn. iAA1 .. KinK Count; R'eiil Property DIVISIOII N~anfor= State of..Jlashfngtcw. residIng at . ~J(wzq . ---k3E,UEI ."..._ .. -.,., .. ~. ", .. .,...~. ~-....,-,---~~-~---------.,;...--1 ! I I , . I !- I I 4 , I I ~ i ~ 1 ~ ,. j ,t . ' . . (.=_s (.---- CERTlACAlE W}{EN RECOROED RETURN 10: r. the c~::i~'I'signed, ~ Clerk of the City of Renton, W:dlil'lgton, certify that thls is a true Office of the dty d~'rk Renton Munidp11 !:iullding 200 MI!t!.·,senut! South Rent~A 98~ Y1 and correct copy of !. Cl .. l'-.:-;': Subscrmed and Seal .... :t:' .. ~~ __ ~1 t..? ~ ". ~~:-_ --'. :-- c; l.:J -.-- lU r .. .; l.U ~ I.n I""-f C:::J -- -=r -~ """') • ~I·~ CITY OF RENTON, WASHINGTON -. .:-ORDINANCE NO. 4612 AN ORDntUlCE. OF '1'IIB err!' OF RENTOR, WASlfTHGTOIT, ESTABL:tSBmG Alit ASSESSIIBR'l' DISTRl:CT POR SABr.l'ARY SBWD. SERVICE m A POltTl:Oll OF THE SOU'l'H Kl:GBLA.NDS, BEATIIEa DODS, MiD DPLBWOOD SlJB-BASmS Am) ESTABLJ:SRDlG TIm AIWON"l" OJ!" THE CHAR.GB: UPON CONNEC'l'l:ON 'l"O THE i'ACILl:TrES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTQN, DO ORDAIN AS POLLOWS: SECnON X .. There is hereby' created a Sanitary Sewer \ Service Special Assessment Distr~ct for the'area served ~_the East ~enton Sanitary Sewer Intercepto~ in the northeast quadrant of the City of Renton and a portion of its urban growth area within unincorporated' King County, which area is more particularly described in Exhibit, "AM' attached hereto 0 A map of the service area is attached as Exhibit -BoW The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the • City does not require payment until such time as the parcel is connected to and. thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. SECTiON :II. Persons connecting to the sani tary sewer facilities in this Special Assessment District and which properties ...,. 8; :;Co -. , a C1" ~ , -.... .. ~ <Q S ~ .:>:: I-f ~ ..... § "'" ~ ... ,..., B "'" .",. CD ~ ~ ...... r-x .., f ~ ~ I 8 'I ~ I f ~ i J ______________________________________________________ .............. . (e ORDlNANCE 4612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptor, as detailed in this ordinance, sball pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per unit Charge. New' connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a Wlit charge of $0.069 per square. foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder . are included within: the boundary legaliy described in Exhibit "AR • and which boundary is shown on the mc.p attached as Exhibit "B~R SECT:ION :tI:r_ In addition to· the aforestated charges, there shall be a charge of 4.11% per annum added to the Per Unit Charge. The . interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION IV. This. ordinance shall be effe:ctive upon its passage, approval., and thirty (30) days after publication'. j • PASSED BY THE CITY COUNCIL this'~ day of __ -=J~un~e __ ~ __ L 1996 . I 2 I I I I I I I j I I 1 'f " i l i 'I --~ •• ~~~,~,~.,~,.~ .. ~.j~ .. ~--------=-==~'-----------------------(e ORDINANCE 4612 APPROVED BY THE MAYOR this ~ day of ___ J_u_ne ___________ 1 1996. JeS~anner,Mayor APpro~a6 to form: .. ~~~~.- Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. 3 .. I,----------------..... --_IIIiIIIIiII ___ ~ i j I I I 1 1 • 1 , • j I ! 1 ... Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISmlCT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8, 9. 10. 11. 14, 15. 16. 11,21 and 22 aD in Township 23N. ~e 5E W.M. in King County. Washington Section 8, Township 23N, Range 5E W.M. All of that portion of Section 8, Township 23N. Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast ~ of said Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. . I . • . Section 9, Township 23N, Range 5E W.M. All of tllat portion of Section 9, 'township 23N, Range 5E W.M. lying South and East of the following described line: Beg1nning on the centerline ofNE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the Northeast IA of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its int.erSection with the centerline of NE lOth Street: thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Townshlp23N, Range 5EW.M. All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following descnbed line: . Beginning on the West line of Section 10 at its intersection with the North line of the South ~ of the North lh of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intei"section with the North line of the Southeast lA of said Section 10; thence East along said North line to its in.tersection with the East line of said Section 10 and the terminus of said line. I I I ~I t ---:."""_,....,_ • .,.." .• r-:.-:-. ----..,.,-•.• ,.",._'""' __ """0"""'= _ ..... __ ....... = .. ..--.. , .-_ ..... ,.= .... , "" .... , __________ . ---.., (e (e lLgal Description of the SpocUzl Assessment District for the City of Renton -East Renton Interceptor Section 11, Township 23N, Range 5E W.M. All of the Southwest JA of Section 11. Township 23N. Range SEW.M.. Section 14, Township 23N, Range 5E W.M • Page 2 0/3 .All of that portion' of Section 14. TOWnsbip 23N. Range 5E. W.M. described as follows: All of the Northwest: 1A of said section. together with the Southwest JA of said section. except the South v.z of the Southeast Y4 of said Southwest IA and except the plat of Mcintire Homesites and lh of streets adjacent as recomed in the Book of Plats. Volume 58, Page 82, Records of King County, Washington. and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats. Volume 16. Page 52, Records of King County, Washington, less V2 of the street abutting said portion of Tract 6, Block I, and less Tract 6, Block 2 of said Cedar River Five Acre.Thacts, less 1h of the street adjacent to said Tract 6, Block 2, and except the South 82~785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and Jess 1h the street adjacent to said portion of Tract 5, Block 2. Section 15, Township ~N, Range 5E W.M. All of that portion of Section 15, Township 23N, Range 5E. W.M .• except the Southwest ~ of the Southwest ~ of the Southwest IA. of said section. Section 16, Township 23N, Range 5E W.M. All of that portion of Section 16, Township 23N. Range 5E W.M .• except that portion of the Southeast 1,4 of the Southeast 14 of the saia Section 16 lying East of the East line of the PIat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39. page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast lA of the Southeast 1A of the said Section 16 and except that portion of said section lying Southerly of the Northerly right-of-way line' of SR-169 (Maple Valley Highway). ' Section 17, Township 23NJ Range 5E W.M. All of that portion of Section 17, Townsbip 23N. Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portton lying generally West of the East and Southeasterly line of Bronson Way NE lying --------------------------------------------------- I £ ~ r i ~ i J l t ~ ; j I I I I l I I I i I . ! I . . , j , ! Legal Description of the SpeciIzl Assessment District [or the City of Rentrm -East Renton Interceptor Page30f3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, Township 23N, Range 5E W.M. All that portion of Section 21, Township 23N. R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 {Maple Valley Highway) and West of the .East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39. page 39, Records of King County, Washington. Section 22, Township 23Nt Range SE W.M. All of that portion of Section 22. Township 23N, Range 5E W.M.described as follovvs: . . All of the Nortl:rwest ~ of the Northeast 1A of said Section 22 lying Northerly of the Southerly line of the Plat of Mapleworn;! He1gh~ as recorded in the Book of Plats, volume 78. pages 1 through 4. Records oHung County. Washington. : Together with the North 227.11 feet of the west 97.02 of the Northeast ~ of the Northeast ~ of said Section 22. ! ~------------------------------~~--------------- I I I I . I i J I 1 I i : i ! f I , I I I ....... '3?':''' ....... ·_.t H.i!!!:' .. . . Exhibit B EAST RENTON INTERCEPTOR . Special Assessment District Boundary i ! ! '1:24,000 8y SANJTARYSEWERS + .+~Worb ~ . dnt~.v.,.a; . 20 May 1996 -------City Limits lZTJ.-Zl Special Assessment Distrid \ I i I i i I ~ ~ I r , ( I 1 • . \ , t I ) i -- Return Addre:.s Cit)' Clerk's Office City of Renton Jllllllllllllllll 1055 South Grady Way Renton, W A 98055 CITY OF lINTON AG . Z8 Ie • 181 OF HZ • 141 lzeel 12' Z3 KIN COUNTY I lolA L~TECOMERSAGREEMENT Property Tax Parcel Numbers See Parcel List pagel 1 hereof Project Ftle # PRM-21-0018 Street IntersCctton NE 4In Street Duvall Ave NE to 152Da SE Grantor(s): I Grantee(s): 1 CIty of Renton,a MUnicipal Corporation I 1 Centex HomeS LEGAL DESCRIPTION Portions of SectiOns 10, II, 14 and 15, Township 23 North, Range 5 East, W M, In King County Washtngton, more particularly desctlbed on pages 1-10 hereof THIS AGREEMENT made and entered mto thIS date ~ 1, 2-H"I by and between the CITY OF RENTON, heretnafter ref Cdt()8;"CITY," and Centex Homes heremafter referred to as "DEVELOPER", WHEREAS, the "DEVELOPER" IS deSIrous of mstallmg certam wastewater systems and appurtenances thereto at, near, or Within the hereinbelow described property and to connect same to the "CITY'S" utIlity or road system(s) so that such unprovements WIll constitute an mtegi"al part thereof, and WHEREAS, no other property owners or users are presently available to share In the cost and expense of constructton of such Improvements, and the parties hereto havmg an mmd the prOVISions and terms of the "MUniCipal Water and Sewer Faclhtles Act" (RCW 35 91 020 et seq) WHEREAS, the "DEVELOPER" IS wtlhng to pay all the costs and expenses for the IOstallatlon of said Improvements, NOW~ THEREFORE, IT IS HEREBY AGREED AND COVENANTED BY AND BETWEEN THE AFORESAID PARTIES AS FOLLOWS The "DEVELOPER" hereby acknowledges and covenants that he IS the owner of the followtng described property, to WIt, See Exhibit "A" on pages 7-10 of thIS document and the '''DEVELOPER''· hereby agrees and covenants. to cause to have Installed the following descnbed Improvements, to-WI~ 1 4648 hnear feet of24 Inch PVC C900 Sewer MaID 2 116 hnear feet of 12 Inch PVC C900 Sewer MaIO 3 28 linear feet of 10 lOch PVC C900 Sewer MaIO 4 14 each 60 tnch dIameter manholes 00 CT C1'l CJ CJ c=> c=- C'"'" _t" c::.> CJ ..... , c::> C'"'" 2 ---........\ (e LATECOMERS AGREEMENT LAG 99-001 City of Renton. a MUnlclpal CorporatIOn Centex Homes . 5 I each 48 \nch manhole, . and all necessary appurtenances, and such Lnstallatlon to be made In full compJtance with all apphcable . codes and regulatIons of the "CITY It The "DEVELOPER" further covenants and warrants that.all expenses and claims m connection With the constructIOn and InstallatIon of the aforesaid Improvements, whether for labor or matenals or both have been or will be paid In full, all at the "DEVELOPER'S" expense, and the "DEVELOPER" covenants and agrees to hold the "CITY" harmless from any hablhty m connection therewith The "Developer" further certifies that the total cost of said construction as herem above specified IS $1,244,90100 for the above descnbed Improvements See ExhIbIt "A" attached hereto for the map showmgm outhne the land affected by such charges per the terms of thiS agreement, see ExhIbIt "B" attached hereto for the legal descnptlOn of the lands affected by thIS latecomer agreement and see Exhibit "C" attached hereto for the Fmal Assessment Roll The total amount of the cost of saId lDlprovement shall be employed to detennlne the pro rata reunbursement to the "DEVELOPER" by any owner of real estate who did not contribute to the ongmal cost of such Improvement, and who subsequently Wishes to tap Into or hookup to or use s81d facilities, which tap or hookup shall Include connections to laterals or branches connectmg thereto, all subject to the laws and ordmances of the "CI1Y" and the provIsions of thIS Agreement The method of determmmg latecomer payments shall be by zoned front foot subject to these latecomer charges. The pro rata cost 15 $ 73.7151 per zoned front foot, [EXCEPT for connection of eXlstmg smgle family reSidences which shall not exceed $5,104 to connect With any rem81nder of the fee to be due and payable at the tmte of subdIVISion or mcreased denSity ] 3 It IS hereby found and determmed that the constructIon and mstallatlon of saId afore descnbed amprovement IS 10 the pubhc mterest 4 The ''DEvELOPER'' hereby agrees and covenants to convey, transfer, and aSSign unto the "CITY" all rights, . mterest and title an and to said 1mprovements and all appurtenances and accessones thereto, free from any claim and encumbrance of any party whomsoever, "CITY" agrees to accept and mamtam said amprovement as part of rts present system upon approval thereof by the CJty Engmeer and after inspectIOn of said construction The "DEVELOPER" further agrees and covenants to execute and to dehver unto the "CITY" any and all documents ancludlng Quit Claim Deeds and Bills of Sale thal may reasonably be necessary to fully vest title lD the "CITY" and to effectuate thiS conveyance and transfer The "DEVELOPER" further agrees and covenants to pay unto the "CITY" such service charges or other charges as may be Imposed by the "CITY" for use of the Improvements for which thiS agreement IS granted 5 The "CITY" reserves the nght, Without affectmg the valtdlty or terms of thiS Agreement, to make or cause to be made extensions to or addItiOns of the above Improvement and to allow service connectIOns to be made to said extensions or additions. WIthout hablhty on the part of the "CITY" 6 No person, firm, or corporation shall be granted a pennlt to use or be authOrized to tap anto the facility durmg the penod of 15 (fifteen) years from date hereof, Without first paymg unto the "CITY", In addition to any and all other costs, fees, and charges made or assessed for each tap. or for the main faCIlities constructed In connectIon thereWIth, the amount reqUIred by the prOVISions of thiS contract except such charges shall not apply to any extensIOn of the maID faclhty See Item 10 Furthennore, m case any tap, H \DlVISION '1\PROPSERV\P&.P\A~5.M 1~\Cente'(LA I £COMR OOC\bh Page 2 co C"J en = :--. ,= _.r --'. (. (e LATECOMERS AGREEMENT 7 8 City of Renton, a MUDlclpal Corporation Centex Homes hookup, or connection IS made mto any such contracted facility without such payment having been first made, the legls]atlve body of the "CITY" may cause to have removed such unauthorIZed tap, hookup, or connection, and all connections or related accessories located In the faclhty or right-of-way, and dispose of such unauthorized matenal so removed, Without any habl IIty on the part of the "CITY" whatever It IS further agreed, and covenanted that upon expiration of the terms of thiS Agreement, to Wit 15 (fifteen) years from date hereof, plus any extension thereof If granted by City Council, "CITY" shall be under no further obhgatJon to collect or make any further sums unto the "DEVELOPER" The deCISion of the Admmlstrator of Pubhc Works or the AdmInistrator's authonzed representative In detemimmg or computmg the amount due from any benefited owner who wishes to hookup to such Improvement shall be final and conclUSIve In all respects It IS further agreed and understood that the afore described Improvements to be undertaken and paid for by "DEVELOPER" have been or are about to be connected With the utilItIes systems of the "CITY", and upon such connectIon and acceptance by the "CITY" through Its legISlative body,'s81d extensIon and/or Improvement shall be and become a part of the mUDlclpal utlhtles This Agreement shall be placed for record With the Kmg County Auditor's Office wlthm tbarty (30) days offmal execution of the agreement 9 Transfer of title to all of theunprovements under the latecomer's agreement to the "CITY" IS a pnor condItIon to the City collectmg any latecomer's fee The "DEVELOPER" Will also asSign to the "CITY" the benefit and nght to the latecomer's fee should the "CITY" be unable to locate the "DEVELOPER It to tender any latecomer's fee that the "CIT'{" has receIVed The "DEVELOPER" shall be responsible for keepmg the "CITY" mformed of Its correct madmg address Should the "CITY" be unable to locate the "DEVELOPER" m order to deliver a latecomers fee, the "CITY" shall undertake an Independent mvestlgatlon to determme the 10catJon of the "DEVELOPER" Should the "CITY," after a good f81th attempt to locate the "DEVELOPER" be unable to do so, the latecomer's fee shall be placed m the Special DepoSit Fund held by the "CITY" for two years At any time wlthm the two year penod the "DEVELOPER" may receive the latecomer's fee, Without mterest, by applymg to the "CITY" for that latecomer's fee . After the expiration of the two-year period, all nghts of the "DEVELOPER" to that fee shali expire, and the "CITY" shall be deemed to be the owner of those funds 10 When the "CITY" has received the funds for a latecomer's fee, .It Will forward that fee, less 15% for a processmg fee. to the "DEVELOPER" wlthm thirty (30) days of receIpt of the funds Funds received by negotJable mstrument, such as a check. wtll be deemed receIved ten (to) days after delivery to the "CITY" Should the "CITY" fall to forward the latecomer's fee to the "DEVELOPER" through the "CITY'S" sole neghgence, then the "CITY" shall pay the "DEVELOPER" Interest on those momes at the rate of mterest specified In City Code Section 3-~41 (8) However, should the "DEVELOPER" not keep the "CITY" Informed of Its current correct malhng address, or should the "DEVELOPER" otherwise be neghgent and thus contribute to the failure of the "CITY" to pay over the latecomer'S fee, then no mterest shall accrue on late payment of the latecomer's fee II \DlVI~ION !>\PROP!>1 RV\P&P\AS~M I ~\CcnlexLA TECOMR DOabh P.sgc3 . . -... ~. (e LATECOMERS AGREEMENT LAG 99-001 City of Renton, a MURlclpal Corporation Centex Homes , II By instituting the latecomer's agreement the "CITY" does not agree to assume any responsibility to enforce the latecomer's agreement The assessment roll will be a matter of pubhc record and wdl serve as a notice to the owners of the potential assessment should connection to the Improvements be made The "DEVELOPER" has responsibility to momtor those parties connecting to the Improvement Should the "CITY" become aware of such a connectIOn, It wdl use Its best efforts to collect the latecomer's fee, but shall not Incur any hablhty should It madvertently fall to collect the latecomer's fee CITY OF RENTON ~ "..,) ~petersen CORPORATE FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) Seal must be Within box On thiS day, before me personally appeared Jesse Tanner and Marilyn J """~ I~ ..... ..." -Petersen to me known to be Mayor and City Clerk of the mUniCipal .-.,... -. , . -' .,""" .. -corporation that executed the wltbm mstrument, and acknowledged saJd -. -~ mstrument to be the free and voluntary act and deed of saId mURlclpal ---.... '" . corporabon, for the uses and purposes therein mentioned, and on oath stated '" -that he/she was autbonzed to execute saId Instrument and that the seal affixed IS the corporate seal of saId mUniCipal corporation . ,/ '''1Ii ~ I\.Lum tv7\/lv Notary Public 10 and for the State ?f Washmgton Notary (Pnnt) Mld'l~le. tJW nal1 t'l My apPo;r~rt expires q II q I ;cup I Dated H"" ?1rtro H \D(VlS(ON ~\PROP~ER V\P&.P\A "~M r~\Cenle"LA 1 E:<..OMR DOC\bh Page" (e LATECOMERS AGREEMENT LAG 99-001 City of Renton, a MunicIpal Corporation Centex Homes DEVELOPER REPRESENTATIVE FORM OF STATE OF WASHINGTON ) SS I-A_C_'KN---"O,....w..",'L~ED.,.IIo..JG~M~ELlNT~:-:-...,....-_--'--I COUNTY OF KING ) I----.;=-..!I ...... =:-:=:-=-If&~r----I I certify that I know or have satisfactory eVidence that ~,u,e#t ij, trllt5(r --:-:--:---7IfJIr-:----,-,--""7""~---:---:---signed tillS mstrument, on oath stated that (1j)sheltbey @.were authonzed to execute the mstrument and acknowledged It as the IllnSlon 1trSicIM."d of C,u-..-k.x Hom.c.s to be the free and vo\u-ntary--act-o"""'f-suc-h--- 1-+.-J~...:6q:a.JboIlP:;~~-5-_-\~artJes for the uses and purposes mentioned In the Instrument c- II \DIVl~ION ~\rROP~ER V\P&P\A~~M r~\l~ntexLAT[COMR DOC\bh Page 5 ~ 00 ~1! C"l (l) <;~ .::;.) ~ ."1 ( . ~ ,-.) It ~ -J OJ P }- ~ L ~ (.~ ,~ C"'.I ~ '-- I r-- 1 i I (e I 1 I I I-T t ~~r-__ ~~I~~r _ \-----r ........ f-- ---1 I 0 .-. N ~ _IS' .-4 .. --. --""{ '= CT ~ c;::) C') (e EXHIBITB Centex Latecomer Legal Description ( hose portions of ~ectlons 10, I I, 14, and 15, all III Township 23 North, Range 5 East, W M , In Kmg County. Washington described as follows BEGINN ING at the south quarter comer of said Section 10, said south quarter comer bemg a po lOt wltlun the Right-of-Way ofSE I 28th Street. Thence westerly along the south hne of said Section 10, to an mtersectloo With the southerly extension of the easterly Right-of-Way margm of Duvall Avenue NE and the True Pomt of Begmnmg, Thence northerly along ')ald southerly extensIon and easterly Right-of-Way Ime, to an mtersectlOn WIth the north lme of the southeast quarter of the southeast quarter of the southwest quarter of saId SeCtion 10, ~::, 'Thence easterly along saId north line to an mtersectlon WIth the east line of the southwest quarter of saId c--Section lO. ;;~ Thence contmumg easterly along the north hne of the west halfofthe southwest quarter of the southwe!.t quarter of the southeast quarter of said Section 10 to the northeast comer of said SUbdiVISIon, Thence southerly along the east hne of saId subdIVIsion to an mtetsectlon With a hne 210 feet south of and paralleL WIth the north lane of the southwest quarter of the southwest quarter of the southeast quarter of saId SectIOn I 0 Thence easterly along said parallel hne and Its easterly extensIon crossmg 142nd Avenue SE to an mtersectlon With the easterly fight of way margm of said 142nd Avenue SEt Thence northerly along said easterly fight of way margm tei an Intersectton WIth the north Ime of southeast quarter of the ,)outhwestquarter of the southeast quarter of said Section 10, Thence easterly along saId north 1me to 'the northeast comer of said SUbdiVISion, Thence contlnumg easterly along the north hoe of the southwest quarter of the southeast quarter of the ~outheast quarter of "aId Section i 0 to the northeast corner of said subdIvIsion, Thence contmumg easterly along the north Ime of the southeast quarter of the southeast quarter of the c,outheast quartci 01 !.ald ~ectlon I (j to an IIltersectlon WIth a I me parallel With and 150 feet westetly of the east Ime ot ."lId ~ubdlvl!.lon, Thence c,outherly along "aid pardllellll1e to an mterc;ectlon With a Ime parallel With and 210 teet northelly of the ,>outh Ime of Sdld ~ectlon 10, I hence ea!.telly along 'xlld palc1l1el1tne and Its ea<;terly ex.ten~lon clossmg 148th Avenue SE, enteJ mg ~clJd <)ectlOn 1 I, to dn mtel !.ectlon With the easterly nght of Wdy margm of saId 148th Avenue SE, c. t I.ntl.X L"U .. l.omer Legal DC'l.npliOn P,Ig.t. 2 (. Thence nOl therly along said easterly right of way mal gin of saId I 48th Avenue SE Jo an intersectIOn wIth the north hne of the southwest quarter of the southwest quarter of the southwe~t quarter of the southwest quarter of saId Section I I. Thence easterly along saId north hne to the northeaSt corner of saId subdivIsion. Thence southerly along the east Ime of saId subdIvIsion to an Intersection WIth a Ime 7 5 feet southerly of and parallel With the north Ime ot the southeast quarter of the southwec;t quarter of tile southwe'it qu.lItel of the southwest quarter of saId Section II, TIlence easterly along said parallellme to an intersection With the east Ime of saId subdivIsIon. co en Thence northerly along the west hne of the east half of the s<?uthwest quarter of the southwest quarter of en said Section I I to the northwest comer thereof, c:::> Thence contmumg northerly along the west Ime of the southeast quarter ofthe northwest quarter of the southwest quarter of saId SectIOn II. and Its northerly extensIOn to an mtersectlOn With a Ime 15 feet northerly of and parallel With the north Ime of said subdIVIsion, TIlence easterly along saId paraUellme to an mtersection With the north-south centerline of the southwest quarter of said Section II, Thence southerly along saId north-south centerhne to an mtersectJon WIth the south hne of said SectIon II. bemg a pomt WIthin the TIght of way of SE 128th Street, Thence contmumg southerly along the north-south centerhne of the northwest quarter of said Section 14 to an mtersectlon With the soudllme of the northwest quarter of the northwest quarter of saId Section 14 Thence westerly along saId south Ime to southwest corner of said subdIVISIon and an mtersectlon With the easterly nght of way margm of I 48th A venue SE, Thence northerly along said easterly TIght of way margm to an intersection With the easterly extension of the south hne of Tract 4, Black Loam FIve Acre Tracts according to the plaUhereofrecorded m Volume 12 of Plats, page 101. records of King County Washmgton, Thence westerly .llong saId eastelly ex.tenslon and c;outh Ime to dn intersection With the easterly light 01 way margm of I 46th Avenue SE Thence nOI therly .dong 'iald eru.telly mal8111 to dll mtersectlon With {he eal>telJy extenl>IOIl of the .. nuth JlIle ot the northeast quarter of the ea'it hdlfofTract 2. of said plat, Thence westerly along said extensIOn and south hoe to the southwe!>t COl ner of said subdIVISIon, [hence 1\00theily dlong the west line 01 !>ald !>ubdlvlslon to dn mtersectlon With dime pdlallel With dlld 142 teet southerly of the north hne of saId Tlact 2, co en c:n e,:) -, t • ,-) t'LnIV\ I .It,,,,OIn''1 1 .. I.!.d IX'lnphlln P.I!:!L 1 c. Thence westelly along saId parallel I me a dIstance of 75 feet to an mtersectlon wIth the east line of the west half of the west half of the east half of saId Tlact 2. Thence southerly along Sdld east ItIle to an Intel sectIon wIth the south lme of the north 150 feet of saId subdIvIsion. 1 hcnce we<;tell} dlong said south hne to an mtersectlon wIth the east Imeof the west half of saId Tract 2. rhence southerly to the southeast corner of saId west lu~lf. Thence westerly along the south hne of ~ald west half to an mtersectlon wIth the easterly nght-of-way malgm of 144th Avenue SE. Thence contmumg westerly to the westerly nght-of-way margin ofs8td 144th Ave SE at Its intersection with the south hne of the north half of the northeast quarter of the northwest quarter of the northeast quarter of said SectIon 15, Thence westerly along !>ald south hne, to the southwest corner of said subdIvISIon, said southwest corner also bemg the southeast corner ofthe north half of the northwest quarter of the northwest quarter of the Iloltheastquartel of saId Section 15. Thence contmumg westerly along the south Ime of said north half of the northwest quartet of the nOI thwest quarter of the northeast quartel of saId SectIon 15 to the southwest comer thereof, Thence contmull1g westerly along the south hne of the north half of the northeast quarter of the northeast quartel of the northwest quarter of saId Section 15 to an mtersectlOn With a Ime parallel With and 230 feet west of the east Ime of said subdIVISIon. Thence nOltheliy along !>RId parallel line to an mtersectlon With a Ime parallel With and 190 feet south ot the north hne of said Section 15, lllence westelly along said parallel lme to all mtelsectlon With a hne parallel With and 330 feet west of the east lme of the northwest quarter of said SectIOn 15. 11,ence southerly along said parallel hne to an mtersectlon With the south hne of the north half of the 1101 thea ... t quartel of the northeast quartelot the Ilorthwec;t quarter of said SectIOn 15. Thell<.e westerly dlnng c;ald south hne to an rntef<;ectton WIth a 'me parallel wrth and 110 feet easterly ot the wc<;t line 01 '>ald ... lIbdIVt<;tOn. fhence northetly .llong ",aId pdlallel hnc to an mter<;ectton WIth a hoe parallel With and 90 feet nOlth of the \oulh lme 01 .... lId '>lIbdtvt<;lon tg.h I ()l) <'I '? '. -' ,~ (. ( «..n\I.' I .I\«"LI1II1«"1 I «..g<11 ()C .. «..T1pI101l 1M,!!." 4 ll1cnce easterly along said palallel hne to an IIltersectlon with ahne parallel with afld 150 feet ea~terly oj the west Ime of said subdivIsion, . Thence northel Jy along Stud palaJlel Jme to dn mtersectJOn wIth the south Ime ofsaJd SectIon 10, Thence westerly along said south hne to the True Pomt of Begmnmg Centex Latecomer Parcel List Developer's Property: ./ Wmdwood 112305-9011 112305-9029 Parcel #1: 102305-9032, Parcel #21: 152305-9040 102305-9351, Parcel #22: 152305-9132 102305-9425 ParcellA: 102305-9047 Parcel #23: 152305-9061 co Parcel #2: Wmdsong ~ Parcel #24: 152305;.9045 en 102305-9024, = --, 102305-9027, Parcel #25: 152305-9019 t • 102305.,.9274, ('", Parcel #26: 152305-9047 ~J 769560-0010 , -.. Parcel #3: 102305-9035 Parcel #27: 152305-9148 c-> Parcel #4' 102305-9167 Parcel #28: 152305-9033 '.j r;) Parcel #5: 102305-9142 Parcel #29: 084710-0015 r-.l Parcel #6: 102305-9103 Parcel #30: 084710-0015 Parcel #7: 102305-9041 Parcel #31: 08471 0-00 14 Parcel #8: 102305-9040 Parcel #32: 084710-0024 Parcel #9: 102305-9304 Parcel #33: 084710-0019 . Parcel #10: 102305-9039 Parcel #34: 084710-0022 Parcel #11: 102305-9016 Parcel #35: 084710-0020 Parcel #12: 102305-9206 Parcel #36: 084710-0005 Parcel #13: 112305-9015 Parcel #37: 084710-0006 Parcel #14: 112305-9018 Parcel #38: 142305-9016 Parcel #15: 112305-9020 Parcel #39: 142305-9021 Parcel #16: 112305-9030 Parcel #40: 142305-9020 Parcel #17: 152305-9145 Parcel #41: Maplewood Parcel #18' 152305-9112 142305-9004, 142305-9017 Parcel #19: 152305-9002 Parcel #20: 152305·9096 Type EXHIBIT "e" CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Wastewater Utlhty Improvements Total Cost $1,244,901 00 Assessment DistrIct 27-0018' Total ZFF Cost Collection Lme $1,244,901 00 16,888 $737151 Total ZFF (feet) Cost per ZFF Property Namel Address of Owner ZFF Assm't c::c Identlficatlon en ~~~~~~~~ ______________________ -L ______ ~ ____________ ~ en c::t c.., '--' CJ Parcel # 1 -- ~ ( ::l KC Tax Act # roo> c-...., Legal Descnptlon. Parcel # lA KC Tax Act # Legal Descnpoon WASHINGTON RESTAURANT PROPERTIES PO BOX 21926 3926 Seattle, WA 98111 102305-9032, 102305-9351, 102305-9425 , 793 $58,45607 Parce1 A LOT 1 OF CITY OF RENTON SHORT PLAT NO LUA 98-082 SHPL RECORDING NO 9809149003 Parcel B PARCEL 2 OF CITY OF RENTON BOUNDARY UNE ADJUSTMENT NO LUA 98-007 ll.A RECORDING NO 9803099022 Parcel C PARCEL 3 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 98-007 LLA RECORDING NO 9803099002 NORWEST PACIFIC ASSOCIATES 702 Honeysuckle Dove Mt Vernon, WA 98273 102305-9047 290 $21,3n 4J PARCEL 1 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO LUA 98-007 LLA RECORDiNG NO 9803099022 ex:) en ~ c:> =-> c' C'.I -~- c') '7.) ~.:> '-j (" Property Identificatton Parcel # 2 KC Tax Act # Legal Descnptlon Parcell 3 KCTax Act # Legal Descnptlon Parcel # 4 KCTaxAct# Legal Descnptlon Parcel # 5 KC Tax Act # Legal DescnptlOn FINAL --...,. (. CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/Address of Owner WlOdsong Cenlex Homes 2320 130th Avenue NE, SUite fI200 Bellevue W A 98005 102305-9024, 102305-9027, 102305-9274, 769S60-0010 ZFF Assessment 1,639 $ 120,81909 Parcel A E 112 OF SW 114 OF SW 114 OFSE 114 LESS N 210 Ff LESS S 220 Fr LESS CO RD Parcel B W 112 OF SE 114 OF SW 114 OF SE 114 LESS N 252 FT LESS CO RDS Parcel C N 252 Fr OF W 1/2 OF SE 114 OF SW 1/4 OF SE 1/4 LESS CO RD Parcel D SERENE SLOPE ADD ENTIRE VAC PLAT INCL VAC 140TH PLSE JOHN MCTIGHE +ETAL 24929 267TH SE RAVENSDALE WA 98051 102305-9035 520 $38,33186 E 112 OF SE 114 OF SW 114 OF SE 1/4 LESS E 90 FT OF W 120 FT OF S 160 Ff LESS CO RD JOHN R MCTIGHE +ETAL 24929 267TH SE RAVENSDALE WA 98051 102305-9167 89 $6,560 65 E 90 FT OF W 120 FT OF S 160 FT ., ·OF E 1/2 OF SE 1/4 OF SW 1/4 OF ., ·SE 1/4 LESS CORD DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 22651 SE 56TH ST ISSAQUAH W A 98029 102305-9142 217 $15,99618 LOT 2 OF KC SHORT PLAT NO 877012 RECORDING NO 7712010905 co 0"- CT" CJ ~"' ... , , • > C'J ':-:J C:l to ::0 r..;: ....., Property Identlficatlon Parcel # 6 KCTax Act # Legal Descnptlon Parcel # 7 KCTaxAct# Legal Descnptlon Parcel II 8 KC Tax Act # Legal Descnptlon Parcel # 9 . KC Tax AC11I Legal DescnptJon Parcel II 10 KC Tax Act # Legal Descnpuon FINAL (. CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Namel Address of Owner DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 2265 1 SE 56TI1 5T ISSAQUAH WA 98029 102305-9103 ZFF Assessment 106 $1,81380 LOT 1 OF KC SHORT PLAT NO 817012 RECORDING NO 7712010905 BENNIE 1 + BARBARA 1 REID 14412 SE 128TH ST RENTON WA 98056 102305-9041 280 $20,640 23 E 112 OF W 112 OF SW 1/4 OF SE 1/4 OF SE 1/4 LESS CO .1W LESS W 12 FT THOF BALESLP 30640 Pacific Hwy S. lID Federal Way, WA 98003 102305-9040 508 $31,44128 E 112 OF SW 114 OF SE 114 OF SE 1/4 LESS E 100 Ff OF S 150 Fr LESS CO RD BALESLP 30640 PacIfic Hwy S, lID Federal Way. WA 98003 102305-9304 96 $7,0166S E 100 Fr OF S 150 Ff OF SW 114 OF SE 1/4 OF SE 114 LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Soutbcenter Parkway. #308 Seattle, WA 98188-3302 102305-9039 603 $44,45022 W 112 OF SE 1/4 OF SE 114 OF SE 1/4 LESS CO RD ESMT P S P & L CO TRANS LN Property IdentificatIon Parcel # 11 KCTaxAct# Legal Descnptlon Parcel # 12 KCTaxAct# Legal Descnptlon Parcel # 13 KCTax Act # Legal Descnpoon Parcel # 14 kCTaxAct# Legal Descnptlon Parcel # 15 KCTax Act # Leg~l DescnptIon FINAL CITY OF RE.NTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Namel Address of Owner ZFF Assessment RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 102305-9016 SE 114 LESS E ISO FT LESS CO RD AI Ben McEvoy Salty gall McEvoy 18321 SE 147'" Place RENTON WA 98059 102305-9206 329 $24,25228 129 $9,509 25 a ISO 01 FT MEAS ALG S LN OF S 210 FT OF SB 1/4 OF SE 1/4 LESS co RDS RffiBRA-BALKO ENTERPRISES 16400 Soutbcenter Parkway. #308 Seattle, WA 98188-3302 112305-9015 381 $28,08546 SW 114 OF SW 114 OF SW 114 OF SW 1/4 LESS CO RDS LESS elM RGTS ESMT P S P &:L COTRANSLN CECIL K MULUNS 18631120TH AVE SE RENTON WA 98058 112305-9018 207 $15,25903 W 112 OF sa 1/4 OF SW 114 OF SW 1/4 OF SW 1/4 LESS N 75FT LESS CIM RGTS LESS CO RD ESMT P S P &: L CO TRANS LN CECIL K MULLINS 18631120TH AVE SE RENTON W A 98058 112305-9020 207 $15,25903 E 112 OF SE 1/4 OF SW 1/4 OF SW 114 OF SW 1/4 LESS N 75FT LESS CO RD LESS C/M RGTS ESMT PSP &: L CO TRANS LN 00 en en = c. (. ( . r·J ... - ~ <...:» ~) r-... Property Identification Parcel # 16 KCTax Act # Legal DescnptIon Parcel # 17 KC Tax Act # Legal DescnptIon Parcel # 18 KCTaxAct# Legal DescnptJon ParceJ # 19 KC Tax Act fI Legal Descnptton FINAL (e CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD) Namel Address of Owner CHARLES LACKEY POBOX 2198 RENTON WA 98056 112305-9030 ZFF Assessment 170 $12.531 57 S 378 8 Ff OF W 125 Ff OF E 112 OF SW 114 OF SW 114 LESS CO RD SUBJ TO ESMT TRANS LN RJW LESS CIM RGTS Mr Vangaard-Renton llC 14100 SE 36010 Street. tI200 Bellevue W A 98006 152305-9145 220 $16.21733 N 112 OF NE 1/4 OF NE 114 OF NW 114 LESS E 330 FT LESS W ISO FT LY N OF LN 90 FI' N OF S LN SD N 112 LESS W 110 FI' OF S 90 Ff LESS CO RD LESS C/M RGTS JAMES D &: PAULA MONTGOMERY 2807 BURNEIT A VB N RENTON WA 98056 152305-9112 105 $7.74009 W 100 FT OF E 330 FT OF N 190 FT OF NW 114 LEss CO RD &: LESS CIM RGTS ROBERT &: PAMELLA MINKLER S LUMM! KEY BEU-EVUE WA 98006 152305-9002 294 $21.672 2S E 230 Fr OF N 112 OF HE 1/4 OF HE 1/4 OF NW 1/4 LESS CO RD LESS CIM RGTS CJ:) ~ en C:> .;:-, t., C) C".J --.- C? t._J r.J {',j Property Identification Parcel # 20 KCTaxAct# Legal Descnptlon Parcel # 21 KCTaxAct# Legal.Descrtptton Parcel # 22 KC Tax Act # Legal DescnptJOn FINAL '( 'e CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODl Name/Address of Owner WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUST) 14009 SE 12gth Street Renton. WA 98059 152305-9096 ZFF Assessment 229 $16,880 76 NW 114 OF NW 114 OF NW 114 OF NE 114 LESS E 150 FT LESS CO RD LESS CIM RGTS W 3OFfFORRD WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUST) 14009· SE 128111 Street Renton, W A 98059 152305-9040 38 $2,801 17 POR SE 1/4 OF NW 1/4 OF NE 114 BEG NW COR SD SUB TH S 88-22-52 E ALG NLY LN 30 Ff TH S 00-28-40 W 200 Ff TH ELY PLW NLY LN 300 7 FT TO TPOB TH CONTG E 300 7 FT TO PT 30 FT W OF ELY LN TH S 00-25-28 W 226 91 FT TH N 88-24-50 W PLW SLY LN 300 8 FT TH NL Y 221 09 FT TO TPOB LESS CIM RGTS & LESS N 111 FT OF S 181 FT OF E 250 FT mOF WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG {TRUST) 14009 SE 12811> Street Renton, W A 98059 152305-9132 169 $12,45786 W 24 FT OFNE 114 OFNW 114 OF NW 114 OF NE 114 & E 131 Fr OFNW 114 OFNW 1/4 OF NW 114 OF NE 1/4 LESS CO RD U:) CTJ C'"1 Cj ., c ... 1:-- C3 <..-:l <-> c--.I Property Identificallon Parcel # 23 KC Tax Act 0 Legal Descnptlon Parcel 0 24 KC Tax AttO Legal DesCrIptIon Parcel 0 25 KC Tax ActO Legal DeSCriptIon Parcel # 26 KCTaxActO Legal Descnptlon Parcel 0 27 KCTax ActO Legal DescnptIon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LAJ'ECOMER [WINDWOOD) Namel Address of Owner ZFF Assessment DANIEL F MEDDAUGH 14013 SE 128m ST RENTON WA 98059 152305-9061 210 $15,480 18 W 112 OF NE 114 OF NW 114 OF NW 114 OF NE 1/4 LESS W 24 Fr LESS CO RD PATRICIA A BANASKY 463 Ferndale Avenue NE RENTON WA 98056 152305-9045 114 $12,82643 E 112 OF NE 114 OF NW 114 OF NW 114 OF NE 114 LESS CO RDS LESS elM RGTS HOWARD V BANASKY 140i N 26TII ST RENTON WA 98056 152305-9019· 352 $2S,94112 w 277 5 FT OF N 1/2 OF NE 114 OF NW 114 OF NE 1/4 LESS CO RD RiBERA-BALKO ENTEltPRISES 16400 Soutbcenter Parkway, #308 Seanle, WA 98188-3302 152305-9047 311 $23,36169 N 112 OF NE 1/4 OF NW 1/4 OF NE 1/4 LESS W 271 5 Ff LESS E 135 FT LESS CO RD LESS CIM RGTS ROBERT E LEVY 8103RDAVE #414 CENTRAL BLDG SEATTLE WA 98104 152305-9148 38 S2,801 17 W 30 FT OF E 135 FT OF N 112 OF NE 1/4 OF NW lf4 OF NE 114 LESS CO RD , , Property IdentIficatlon Parcel # 28· KCTaxAct# Legal Descnptlon Parcel # 29 KC Tax Act # Legal Descnptlon Parcel fl30 KCTax Act # . Legal Descnptlon Parcel fl31 KC Tax Actfl Legal DescnptlOn Parcel N 32 KCTax ActN Legal DescnptlOn FINAL Ie CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATE~OMER [WINDWOOD] Namel Address of Owner ZFF Assessment ROBERT E LEVY 8103RD AVE #414 CENTRAL BLDG SEATILE WA 98104 152305-9033 109 $8,03495 E 105 Ff OF N 112 OF NE 114 OF NW 1/4 OF NE 114 LESS CO RDS ClEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 08471~15 185 $13,63730 Tract 2, BLACK LOAM FIVE-ACRE TRS W 112 LESS E 158 FT LESS CO RD CLEO J FORGAARD 678 SUNSET BLVD NE 'RENTON WA 98056 084710-0016 128 $9,43554 Tract 2, BLACK LOAM FIVE-ACRE TRS W 98 Ff OF E 158 Ff OF W 112 LESS CO RD CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084710-0014 78 $5,74978 TraCt 2, BLACK LOAM FIVE-ACRE TRS E 60 Ff OF W 112 LESS CO RD C ROBERT mORNTON 6824 l~StW University Place WA 98466-5528 084710-0024 77 $5,67606 Tract 2, BLACK LOAM FIVE-ACRE TRS N 150 Ff OF W 112 OF W 112 OF E 112 LESS CO RD c .. Property IdentificatIon Parcel # 33 KC Tax Act # Legal DescnptlOn Parcel # 34 KCTax Act # Legal Descnption Parcel # 35 KC Tax Act # Legal Descnptlon Parcel # 36 KCTax Act # -Legal DesCriptIon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/Address of Owner ZFF Assessment BALES LP 30640 Pacific Hwy S, #D Federal Way, WA 98003 08471 (}{)() 19 76 $5,60235 Tract 2 BLACK WAM FIVE-ACRE TRS N 130 Fr OF E 75 FT OF FOLG win OF E 112 LESS N 12 Ff FOR RD QUANG T DO + PHUNG K CHUNG 14419 SE 128TH ST RENTON WA 98059 084710-0022 86 $6,339 SO Tract 2, BLACK LOAM FIVE-ACRE TRS HE 1/4 OF E 112 LESS E 68 Fr LESS CO RD QUANG T DO + PHUNG K CHUNG 14419 SE 128lH ST RENTON WA 98059 084 710-0020 70 $5,160 06 Tract 2, BLACK WAM FIVE-ACRE TRS E 68 FT of HE 114 OF E 112 LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seaule, WA 98188-3302 084710-0005 08471(}{)()lO 968 $71,35624 That Portion of Tracts 1 & 4, BLACK LOAM FIVE-ACRE TRS W 112 OF 1 LESS W 120 Fr OF E ISO FT OF N 160 Ff &. W 112 OF 4 LESS CO RD, ALSO, E Ih LESS that portion dedicated as streets c:o en en c:::::a C.J L J ( , c-." --'=::l '='l t.,;:) C":;) C'oI Property Identlficatlon Parcel # 37 KC Tax Act # Legal Descnptlon Parcel # 38 KCTaxAct# Legal Descnptlon Parcel # 39 KC Tax ActO Legal Descnptlon Parcel 0 40 KC Tax ActO Legal DescnptIOn Parcel # 41 KC Tax Act # Legal Descnption FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODl Namel Address of Owner ZFF Assessment 1 udy PatrIck 3604 NE gth Street Renton W A 98056 084710-0006 126 $9.288 11 Tract I, BLACK LOAM FIVE-ACRE TRS W 120 Fr OF E 150 Ff OF N 160 Ff OF W 112 LESS CORD . BaIJmder & Rasbpal Bunar 671 Bremerton Avenue NE Remon, WA 98059 142305-9016 599 $44,15536 N SOO FT OF W 112 OF NW 1/4 OF NW 114 LESS E 225 Ff LESS W 30 FT LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway. 1308 Seattle, WA 98188-3302 142305-9021 511 -$37,66843 E 225 FT OF N 968 FT OF W ill OF NW 114 OF NW 114 LESS CO RD Damel S Johnson 15051 SE 128111 Street RENTON WA 98059 142305-9020 599 E 112 OF NE 1/4 OF NW 1/4 OF NW 114 LESS CO RD Maplewood FINER HOMES INC 1215 120TH A VB NE #201 BELLEVUE W A 98005 142305-9004, 142305-9017 2,093 $44,15536 $154.28575 Parcel A W 112 OF NE 1/4 OF NW 1/4 OF NW 114 & SE 1/4 OF NW lf4 OF NW 114 LESS CORD Parcel B W 112 OF W i12 OF NW 1/4 LESS POR OF N 500 FT LYE OF E LN OF W 30 FT OF SO SUBO LESS E 225 Ff OF S 468 FT OF N 968 Ff OF SO SUBDlV ex: c:r Property Identification Developer Property ~ KeTax Act # r-Legal Descnptton FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name! Address of Owner ZFF Assessment Centex Homes 2320 130th Avenue NE, SUite #200 Bellevue W A 98005 112305-9011 112305-9029 2,473 $182,29750 Parcel A E 112 OF SW 1/4 OF SW 114 LESS W 125 FT OF S 378 8 Fr LESS CO RD Parcel B SE 114 OF NW 114 OF SW 1/4 ALSO S 15 Ff OF N 112 OF NW 114 OF SW 1/4 LESS CO RD I· I· ; -.: 1;: V·; 1··1 ~. '. } ;. i \: .. ! .~ .... :~ ~ .' .. 'r f c:,'lIIparcti 'Ilt;,I, Rt""~'" UI~ lull N __ Radclen<a of .... l'tIeII: and I1Ij;na&Dre8 -flog imm 1'aziJ CI&IlIO; .. net Seali. . I OOTttP·J!!'M.I' W. I . . r ~. . DBBD' ; ...... 1'1 f)'rS . ..£ I~F.S. Vol..)' '() P. r In~ N{lrIAem, pat:flic Railroad Com-COlIS. '-xtLO-__ -LOT f\ I 1 pa7l)·(r('()1'jJtnuJAdofC011g-.enlilld 1 \ I i ------------- "An Ad Granting Lds liJaiti iN ~14"'P -.. --------I2SJ' . 1--. --D_ No. Inu»zs/rudno/.a R.R. a"d Telg-. ! D.1y Moo i Yr. I j Line from Lk Sup. /0 Pttgel Stl on '-----. -1--Y-' !nda tlwPac. Coasl!J.jlkcNorlllll"{ll~fc." DATED L '') 21 Q'..L -------I"':----~--'-:' --------..,;; apfrtHI Jidy 2-6". F. p. r:;;;;;:;;:;;: T 7-' --:: sm. I J -. i . . a.tul tile . -~ ! : "~ . Cnitral Trust C()J1tpan)'. oj Neu' FILED -TT{;T ~~; 1------j--j---'-. TWP. -r) >7 ,R. 3 -t~ York. a ('()rpunti laws ol·N. y.. _ I: . I - . Trustecunti mig. or D. of Trust Ad&'tI at C &--(''', ",..:u. rork, N. I . :"!CI!El I () iii ... ~ ~.f!, 1 • . -,' '. . ._.. niii.tle6yF.'p .• DliJJan. r-ar, S. p. -, "I. i R J(idtler~ Comlflu,-0/ Deeds -"./ '. LOT 1-----------'------- ' .. ~~-....... _. ". . ... ! ! \1 DL 5 (e (NOFlTHFi.,;.r~N PACIFIC U~I-cJ:J. Form .16 A.) r! ........ ;::-, ··,.r-" ..... \ Fp lind Bd Act Q/ Coag. is granteo of cert" Ids;a St. oj w. Ii md to ~iJ a mt/l oj sd Ids in 1,:St /01' puiQ.th~n '.' dt!l Jan 1-81 reed in office (If Seet.1I 0/ Interior a! Wa .• hington. and ruhas. it i.Il prouidd in sd IIItn tllat-.~"all timl'.8 be tit liberty to sell anll Q/ sd Ids. net bel. appraised ualue. ~ U1'On. deposit of prooeeas II/it" Sp it shall reb so sold & pdjor, jrom lien of stl 'mtn; and, wAas. 1"p has 1101d .'!p the let hinfir dscbd J. Ii of .~d mtD. j'or price not less than appraised ['all/e appro[ld by Sp. and S;Htas b~"(7mf' party her~t(l for the IIIIrps or rrleaRn Id . stl mtg; '. s.:' . Spllbll of powers in atl mt.fI, and in CIIIlS (1/ $ .. () ~-.o . t'l f: p & bll it to )P I)d. Do, gil nil r (; (; ·the/olg deB. ltl in K C W-: (ouer) .' y;' ~ ezeptg Irm 11ft dst.-bd p'.-ems, so milch & Beh parts tho.r as arr or mali lie mi"prtzlId.':. 01' (·""tain eoal (II' iron &. .C. / .. ' . tltleh. /lrtl as mtlrJ be necessllrg for rr..ining (lpP.ratns & tile ,.t oJ IICee.'1I Jor p .. rjJll 01 eJeploring df:ucl. ~ . '.' a"!1:ipo~.ltl eztdll t"ra the Sin (or s:~,"ell.olsdSiri~~tl~as mag be witltin Bd dSe~,.emsi wI-I:' . ~OO ft· 0 'Bd 1If1luke I" of Nor. R or amI (I~anches. ~ed(t;1' rt or "--=.: hf Btl .' or any b~r:h hall '·n. or B. . c, located on, or within less1b& . 200 /t 0./, . '& eIr oJ all ~c"JIIbrallces zcpt t/l.i:S lind tJ.~S(!B8mtil accrd since .... tJ.·~ .. II.I:l d"pon the con- r,.;,m'Ilft.Ul a,roi'Bd : G. W. b" Po p. zept ttU.~ ~ assClismtB as aforsd. (" , . ·.fuj.~~~.d theBe prests to be sealed with thei" res:peclive eorp seals. . N,DlJTHERN pA.t;lFic RA.ILROAD COMPANY, R" .~~ ;.;I~~~Viee~Pt"S:id;nti CE:;~5f!st;:f.!~;;;;K;~~~) . BY,8"'(.:/:;~~""l~ ... 2nd Flc::-Prcs:t • . fdI/ .'~~(~,~''l~ ~ . .4tte3t .... ~/ '-,/7. .. ( .... ~~~_ :.-.... Ser.g. V/. . , o· ~ '.~' ... ~':.~~ .. , i·'; . . , i.~ . ,. ~' I· . -.' .. ;- . ~.".: "i l ;~ .-' -'., • I ......... _,_ .. ~'" (te R/W 1805 situated in tile County .of.-'" ........ ;.~."' ................................. '" .......• State of Wuhingtol1. Dated thiL._ ... .3Q ............. -cla7 of.. ............... l!,p.~.11.. .............................. A. D. 19-.64. .. ::-;~~~~_I~·c: .---T~~~m.~"=. ._ ........ " ..... _ ... ____ ...... _ ...... _ .. .: .. _ ........ _._._ ................ _ ..... _ \ _... . . . ................ _ ................. ~ .... :;i!:.c.r.e t9r /' ---I : MAY 201964 \ . . ... \ II II ~. 'i ra . s~ "'I~ -, ~. j ~ , ,1 "l) ~ ~ ~ ~ .~ ·I·~ .~ , , , , ~. '. k i ~ 1 :.. .. " -. \~~: .. ,", .... L., ... . ·.((e· '") ~~=====!~~~!::::!:::=======4F=;::1 . ti.·'-blastoa 14009·S.E. 128~h Renton', . Wash • . '. 'loin. 1~2 R/w 180S·' . .32 Tile ~'III_DJ' .sL • .JI~tIIL~ ••.• ,>!.-lo.l'l!"d:~!l" ••• t1.L_JIU"1P.l<.!~·:'!':l'l!"" •• ~ ... ~.~~,.. ~.!LM.~ .... ;?t;.~.Il.h9.ll(..".~_ ...... ~ ... ~, ... _._ ... ' . , ........... _ ................ __ .... -......... -............. _ ... -__ n·-r·"---~~: .. --~'-' _ .. _-_ .... _ .. _._ .. -................... __ ................... _ ....................... . for t!&e'CIOIIIideradoa oL ... '.$.. . ..:6~~""O'O' .. ,.1· ... ~.;~~.:~~.,.-:-....... ; .... ; .. -..... -_.~.'-.: •...... _ .. ; ........ ; ...... '"" .... DO~ . act. of baefitIi to Uene~~.2Z;c~-. .l~~teuI)III of .1a1iq oat aDd eaabu.Jdac • Publio ~,.': . ~i:~~::::::~..;::.: . . th P.ublio fONftl', u • plib& ~. act-~_i·.itiirin~ III the foUowiD(r deieribed real .tate, viz:. t' . :'. .-'!~.' •. ~tt .• ottli.B~._i~$~:t~~ '~ftbe: Y • .354 • .32 tt. ot tb ••• W.lot . tllt.'.J.a.i-or ~,O, •. IS •. ~~i:a~·~·ii'Je',S. "d.II.-.. ' ClD~n:':!D8 O.lS· J~r=a ~·~~:1'...: .. .-... I.B • .)' ," <:: ...... . 'iar.:r;r~r·~~r~rr~=~=~·; ... . t'1 eoDcIemutiOll pto.e.ct;.· . Iituated iD.~ Comd7 of...-.-:-h'~ ... :~_._.~ ........... , .. : ..... :. State ofW~. 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(e Recordmg Requested By, After Recordmg Return to KEYBANK NATIONAL ASSOCIATION Home BUllder Group Matlcode WA-31-18-0386 601-108th Avenue N E Bellevue, W A 98004 Attn Mmky Nortlmp IUIII 2004081 PACIFIC N\.I TIT DT PAGEI01 OF' 026 08/1012004 15 37 KING COUNTY, lolA (e ~\83 CONSTRUCTION DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF LEASES AND RENTS, AND FIXTURE FILING (Waslungton) 7~ 55f>l£1. z-y Grantor(s): CAMWEST WEST COAST LLC, a Wasbmgton lnmted habthty company o Addlnonalonpage_ F"lLED BY PNWT Grantee(s): Trustee PSM FINANCIAL MANAGEMENT CORP Benefictal}' KEYBANK NATIONAL ASSOCIATION o AddInonal on page __ ' Legal Description (abbreVlllted) __ NW:..:....:..:..;,;INE:..;.=...::,15;:;".-,;;;;23;:;".-O..:;,.5=-----''--__________ _ mJ Complete legal on EXHIBIT A Assessor's Tax Parcel Identification No(s): 152305-9001-01, ,152~05-9039-O7, 152305- 9096-07 152305-9040-04 and 152305-9132-03 Referenc:e Nos. of Doc:uments Released or Assi ned: Not hcable Loan No 9962888-9001 200408100028S2.001 Thzs Deed of Trust zs a Secunly Agreement and Fmancmg Statement under Amcle 9 of the Uniform Commerczal Code, WIth Grantorffrustor as Debtor and Grante'eiBenejiclary as Secured Party TInS CONSTRUCTION DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF LEASES AND RENTS, AND FIXTURE FILING ("Deed of Trust") IS made as of August 5, 2004, by and among Grantorlfrustor Granteelfrustee CAMWEST WEST COAST LLC, a Waslungton lumted hablltty company PSM FINANCIAL MANAGEMENT CORP Mallcode WA-31-18-0386 601-108thAvenue N E Bellevue,WA 98004 Construcnon Deed a/Trust (WAJ -Loan No 9962888-9001 #170168 14657-022 3n@w041 doc 8j06j2IJ04 SakJ dnculnof\t,s} were filed for ~.t: bv P~.olfic I'!.)rthWest rme ItS ..... $-~ ':, .. ~ orly It has ClOt beJr ~. "PJd a~ to pro~fJr &Xect.ltron f .. " 10 ~s eff«t I.tPOn trim Form RevrslOn Date -February 2003 Pagel GranteelBeneficlary (e KEYBANK. NATIONAL ASSOCIA nON Home Bmlder Group Mmlcode WA-31-l8-0386 601-108th Avenue N E Bellevu~ WA 98004 2004081006%892.662 (e NOTICE TO RECORDER TIllS DOCUMENT CONTAINS A FIXTIJRE FILING AND SHOULD BE FILED AND INDEXED IN mE REAL ESTATE RECORDS NOT'ONLY AS A DEED OF TRUST, Bur ALSO AS A FIXTIJRE FILING Grantorrrrustor IS also referred to herem as "Borrower" and GranteelBeneficlary as "Lender" Notice to Borrower: The Note secured by tlus Deed of Trust contams provisIons for a variable interest rate. ARTICLE 1. GRANT IN TRUST AND SECURED OBLIGATIONS 1.1. Grant in Trust. For good and valuable consldexanon, the receIpt and suffiCIency of whIch IS hereby acknowledged, and for the purpose of securmg the full and bmely payment and perfonnance of the Secured Obhganons defined and descnbed m Secnon 1 2 for the benefit of Lender, Borrower hereby rrrevocably and uncondItlonally giants, transfers, bargams, conveys transfers, sets over, and asSIgns to Trustee, m trust and the uses and purposes set forth herem forever, WIth power of sale and nght of entry and POSSesSIOn, and grants a secunty mterest In, all estat~ nght, tItle and Interest that Borrower now has or may later acqmre m and to the follOWIng property (all or any part of such property, or any Interest mall or any part of It, as the context may reqmre, the "Collaterai'" whIch Collateral IS not used pnncipaIly or prunanly for agncultural or fannmg purposes 1.1.1.· Land, Appurtenances, Easements. That certam real property and all mterests therem located m KIng County, Washmgton, more partIcularly descnbed m EXHmrr A attached hereto md . Incorporated herem by tlns reference, together wrth all extSt1ng md fumre easements, access nghts, appurtenances; pnvlleges, bcenses, heredItaments, franclnses and tenements, mcludmg all water stock md water nghts owned by Borrower and all mmerals, oIl, gas, and other commercIally valuable substances that may be m, under or produced ftom any part of It (collectlvely. the uLand"), 1.1.2. Improvements. All bulldmgs, structUres, md unprovements now located or later to be constructed on the Land (the "Improvements", 1.1.3. Related Real Property and Improvements. All real property and unprovementS on It, md all appurtenances, pemuts, plans, hcenses, subdIVISIon nghts, contracts, contract nghts, and other property and mterests of any kmd or character, mcludmg all water and seWer taps belongmg to or m any way related to or appurtenant to the Land or Improvements, whether descnbed In ExHIBIT A or not, that may be reasonably necessary ordesu'able to promote the present and any reasonable future benefiCIal use and enjoyment of the Land and Improvements, 1.1.4. Leases and Licenses. Subject to the nghts of Lender under ArtIcle 3 hereof, all exlstmg and future leases, subleases, sub-tenanCIes, hcenses, occupancy agreements, and ConcesSIOns relatmg to the use md enjoyment of all or any part of the Project (defined below), wntten or oral, DOW m exIStence or hereafter ansmg, and extensIOns or renewals thereof, together WIth the nght, power, and authonty of Borrower to idter , modIfy or change the terms thereof or surrender, cancel or temunate the same, and any and all deposlts, guarannes and other agreements relatmg to or made m connecnon WIth my of the foregomg (the "Leases", 1.1.5. GoodS, Materials, Fixtures, etc. All goods, matenals, suppbes, chattels, furruture, apphances, furmshmgs, fixtures, equIpment and machmery now or later to be attached to, placed m or on, or used m connectIon WIth the use, enjoyment, occupancy or operatIon of all or any part of the ConstructIon Deed olTrust (WA) -Lo4n No 996888-9001 #170168 14657-022 3n@w04t doc 81612004 Page 2 \ (e 26646818992892.993 ProJect, whether stored on the Land or elsewhere, all of wmch shall be cOIlSld.ered to the fullest extent of the law to be real property for purposes ofthts Deed of Trust, 1.1.6. Construction Materials and Equipment. All bUIldmg matenals, equtpment, work m process or other personal property of any land, whether stored on the Land or elsewhere, that have been or later wdl be acqwred for the purpose of bemg dehvered to, ~cotporated mto. or mstalled 111 or about the Land or Improvements, . 1.1.7. Borrower Funds. All of Borrower's mterest 111 and to the proceeds of the Secured Obhgabons (dermed below), whether dISbursed or not, all present and future monetary depoSIts gIven by Borrower to any pubhc or pnvate utIhty Wlth respect to ubhty servxces furmshed to the Land or Improvements, and all accounts matntamed by Borrower Wlth Lender or any SUbSIdIary or affihate of Lender, mcludmg, WIthout htrutatIon, any accounts establIshed m connecbon Wlth the Secured OblIgatIons, 1.1.8. Rent, Issues, and Profits Subject to the nghts of Lender under Arbcle 3 hereof, all mcome, rents, secunty or snmlar depOSIts, revenues, ISSUes, royaltIes, profits, leases. earmngs. products and proceeds of the Land or Improvements. together With the ngbt, power and authonty to collect the same, mcludmg, Without IlJDltatlon, all nghts to the payment of money, accounts, mvestment property, accounts receIvable, reserves, deferred payments, refunds, cost sav111gs, msurance or condemnatIon proceeds, payments and depoSIts, (mcludmg all earnest money sales depOSIts and all utIhty, tenant, escrow and secunty depOSIts). advanced payments of msurance prelll1ums, contract nghts, development and use nghts, governmental pernnts, fees, depOSIts and hcenses, appbcanons, archItectural and engmeermg plans, specIficatIons and draWIngS, as-bUllt drawmgs, chattel paper, mstruments, documents, notes. drafts. and letters of credtt and related nghts (other than letterS of credIt m favor of Lender), that anse from or relate to constructlon on the Land or to any busmess now or later to be conducted on It or to the Land and Improvements, _ whether now due, past due, or to become due, generally mcludmg, Without lnrutabon, any proceeds from the sale of any lots compnsmg the Land and any Improvements constructed thereon, and any depOSItS on account thereo~ and also all proceeds of the voluntary or lDvoluntary conversion of any of the Land, Improvements, or the other property descnbed above mto cash or hqUldated clauns, mcludmg proceeds of all present and future msurance pohcles and all concienmatIon or ennnent domam proceedmgs, and all causes of acbon and thelI proceeds for any damage or lDJUIY to the Land, Improvements,. or the other property descnbed above or any part thereo~ or breach of warranty m connectton With the constrocbon of the Improvements, lDcludmg causes of act1~n ansmg m tort, contract, fraud, or concealment of a matenal fact (collectlvely, the "Rents, Issues and Profits"),' . 1.1.9. Contracts and Plans. All constructlon contracts and subcontracts, consultIng agreements, financmg conmntments and agreements, Jomt development agreements, servIce and mamtenance agreements, marketlng and hstIng agreements, lot reservabon agreements, purchase and sale agreements, and other eXIstIng and future contracts relatIng to the Project, together WIth all depOSIts. escrows, payments, or other proceeds thereunder (collectIvely, the "Contracts"), and all plans and spectficatIons for the constructIon of the Improvements (the "Plans,,). 1.1.10. Miscellaneous Personal Property. Any and all personal property of any land whatsoever, whether tangIble or mtanglble, that IS used or will bellSed ril construcbon 01. or IS or WIll be placed upon or IS depved from or used lD any connectIon WIth the use, occupancy or enjoyment of, the Land or Improvements, 1.1.11. Books and Records All books and records pertammg to any and all of the property descnbed above. mcludmg records stored on computer readable medIa, and a hlDlted subhcense to use the computer hardware or software necessary to access such records ("Books and Records"), 1.1.12. Rights of Declarant. All ofBolTOwer's nght, tItle and mterest m and to any and all umts, declarant nghts, and any other nghts relatIng to the Land or the Improvements, whether now eXIStIng or subsequently ansmg, under any and all covenants, condlnons, restnctIons, development agreements, laws or other agreements now eXIStIng or later enacted relatIng to the Land and Improvements. mcludlDg, Wlthout htrutatIon, those relatIng to condonnmums, . Qmstrucaon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 81612004 Page 3 ,~-.. ' ........ . \ (e 200"40810002892.8&4 1.1~13. AddJttonal Property. Any addltlonal personal property othel"Wlse set forth herem or hsted on any UCC-l financmg statement filed to perfect Lender's secunty mterest heretUlder, and 1.1.14. Proceeds All proceeds ot suppOrting obbgatIons for, adchtlons and accretlons to, subsntubons and replacements for, and changes m any of the property descnbed above The Land, Improvements. related real property, and all personal property now or hereafter mstaUed on or used m connecbon With the Land andlor Improvements are collect1vely referred to herem as the "Project." The Project constltutes the bulk of, but not the entll'ety ot: the Collateral 1.2. Secured Obbgations. Borrower makes the grant. conveyance, transfer and aSSIgnment set forth m Section 1 1 and grants the secunty mterest set forth m Sect10n 2 1 for the purpose of secunng the followmg obhganons (the "Secured Obligations") m any order ofpnonty that Lender may choose ·1.2.1. Promissory Note. Payment of all obhgatlons at any tune owmg under that certam pronussory note payable by Borrower, as maker, to the order of Lender or order, executed concUIreIitly hereWith (the "Note,,), eVldencmg a loan from Lender to Borrower m the maxmnun outstandmg prmclpal amount of ONE MILUON AND NOIlOOTHS Dollars ($1,000,000 00) (the "Loan,,), together With mterest thereon at a· vartable rate and any modrlicatlons, extensIOns or renewals thereof, whether or not any such modtficanon, extensIon or renewallS eVIdenced by a new or additIonal pronnssory note or notes, . 1.2.2. Loan Documents. Payment andlor performance of each and every other obhgatlon of Borrower under the Note, thIS Deed of Trust, any constructlon or land loan agreement executed m coigunctlon thereWith (the "Loan Agreement"), all other documents eVldencmg, secunng, or otherwtse • govemmg the Loan (speCIfically excludIng, however, for purposes of estabbslung the Secured Obhganons, any obhganons of Borrower ansmg solely under any guaranty of the Secured Obhganons or any mdeJIDllty agreement that by Its terms IS not secured hereby), and any and all ainendments. modtficatIons, and supplements thereto (colleCtlvely, the "Loan Documents', the proVISIons ofwhlch are mcorporated herem by tlns reference, 1.2.3. Related Loan Documents. Paymentandlorperformance of each covenant and oblIgation on the part of Borrower or Its affilIates to be performed pursuant to any and all loan docwnents (the "Reltzted Loan Documents") that have been or may be executed by Borrower or Its afiihates eVIdencmg or secunng one or more present or future loans by Lender or Its affihates to Borrower or Its affilIates (colleCtlvely, the "Related Loans', whether now eXlStlng or made m the future. together WIth any and all modtficatIons, extensIOns and renewals thereof. proVIded, however, that nothmg contamed herem shall be construed as lDlposmg an Qbltgatlon upon Lender. or as eVIdencmg Lender's mtentlon, to make any Related Loan to Borrower or Its affilIates, 1.2.4. Future Obhgations. Payment to Lender of all future advances, mdebtedness and further sums andlor performance of such further obhgatIons as Borrower or the then record owner of the Project or the then owner offue balance of the Collateral niayundertake to payandlor perform (whether as pnnClpaI, surety, or guaraIitor) for the benefit of Lender, Its successors or asstgns, (It bemg conteD1plated by Borrower and Lender that Borrower may hereafter become mdebted to Lender m such further sum or sums), when such borrowmg andlor obhganons are eV1denced by a wntten Instnunent rectbng that It or they are seCured by tlus Deed ofTmst, 1.2.5.. Swap Obligations. Any and all oblIganons of Borrower to Lender under or related to any Rate Swap TransaCtlon entered IDto between Lender and Borrower, mcludmg Without I1D1ltanon any payments on Early Termmanon under any Swap Agreement or ConfirmatIon CapItalIzed terms used m t1us subsectloil. are defined m the 2000 ISDA Defimtwns. pubhshed by the InternatIonal Swap Dealers AsSOCIatiOn, Inc , and Constructzon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 4 I 20640816662892.995 (e 1.2.6. Modifications and Amendments. Payment and perfonnance of all modlficatJ.ons, amendments, extensIons, and renewals, however eVIdenced; of any of the Secured ObhgatIons All persons who may have or acquIre an mterest m all or any part of the Collateral WIll be consIdered to have notJ.ce of, and will be bound by, the terms of the Secured ObhgatJons and each other agreement or mstrument made or entered mto m connectJon WIth each of the SecUfed ObhgatIons ARTICLE 2. SECURITY AGREEMENT 2.1. Grant of SecUrity Interest. This Deed of Trust creates a lIen on the Collateral, and constItutes an absolute assIgnment of the Rents, Issues and Profits and of the Leases, allm favor of Lender, and mcludes all property now or hereafter affixed or attached to or mcorporated upon the Land and Improvements, wlnch, to the fullest extent pemutted by law, shall be deemed fixtures and a p~ of the real property To the extent that any part of the Collateral or Rents, Issues and Profits and Leases may be, or are detennmed to be, personal property, Borrower, as debtor, hereby grants to Lender, as secured party, a seeunty mterest 1D such part of the Collateral and Rents, Issues and Profits and Leases as IS detenmned to be personal property, to secure payment and perfonnance of the Secured ObltgatIons As to such personal property, thIS Deed of Trust constItutes a seCUf1ty agreement under the Urufonn Commerclal Code of the state m whIch the Project IS located (the "Project State"). and terms used to descnbe the Collateral m SectIon 1 of thIs Deed of Trust shall have the definItIons ascnbed to such terms under the Umfonn CommercIal Code of the Project State 2.2. Perfection of Secunty Interest. Borrower authonzes Lender to file one or more financmg statements and such other documents as Lender may from tune to tJme reqUIre to perfect and contInue the perfectIon of Lender's secunty mterest In any part of the Collateral or the Rents. Issues and Profits and Leases Borrower shall.pay all fees and costs that Lender may mem m fihng such documents m pubhc offices and m obtammg such record searches as Lender may reasonably requrre Borrower shall cooperate .W1th Lender 1D obtammg control of any portlonor the Collateral that consISts of DepOSIt Accounts, Investment Property, Letter-of-credtt nghts, and EleetrOruc Chattel Paper, as sUch terms are defined m the Uruform Commerclal Code' of the Project State If any financmg statement or other document IS filed In the. recOrds nOl"lDally pertammg to personal property, that filmg shall not be construed' as m any way derogatmg from or unpamng the declaratIon and the stated mtentIon of the partIes hereto that the Collateral and all components thereof are, to the maxmnun extent posSIble, real property or otherw!se 1D1plW'the nghts or obhgatIons of the partIes under tlus Deed of Trust 2.3. Flxture FJbnglConstruction Deed of Trust. ThIS Deed of Trust constItutes a finanCIng statement filed as a fixture filmg under the Umform CO:nnnerCIal Code m effect 1D the Project State, as amended or recodtfied from flmeto tune; covermg any part of the Collateral that now IS or later may become fixtures attached to the Land or Improvements As thIS Deed of Trust secures advances to be used eIther for the acqwsItIoil of the Land or the constructlon of unprovements t4ereon, or both, t1ns Deed of Trust also constItutes a "constructJ.on mortgage" or "constructIon deed of trust" under the Umform CommerCIal Code m effect m the Project State ARTICLE 3. ~GNMENTOFRENTS 3.1. Leasmg. Borrower shall not lease the Project or any part thereof unless perrmtted under the Loan Agreement or by other express wntten consent of Lender, and then only stnctly m accordance wrth such agreement NotWIthstandmg the foregomg, however, any and all Leases at the Project. whether or not entered 1Oto Wlth the consent of Lender, shall be subject to the prOVIsIons of thiS ArtIcle 3 3.2. Assignment. Borrower hereby rrrevocably, presently, absolutely and uncondttJ.ona1ly asSIgns and transfers to Lender (a) the Rents, Issues and Profits, (b) all Leases, and (c) any and all guarantees of any oblIgatIons of any lessee under each of the Leases (a "Lessee', The assIgnments m thIs Constructzon Deed ofTTU$t (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 8/612004 PIlge5 %00408 t 0662892.996 Secnon are absolute assIgnments and lITevocalJle from Borrower to Lender and not merely the passmg of secunty mterests or assIgnments for secunty only 3.3. Grant of License. Lender bereby confers upon Borrower a lIcense ("License" to collect and retam the Rents, Issues and Profits as they become due and payable, and to admtruster the Leases, so long as no Event of Default, as defined m Sectlon 61, shall eXISt and be contInumg If an Event of Default has occurred and IS connnumg, such LIcense shall termmate WIthOut nonce to or demand upon Borrower, Without regard to the adequacy of Lender's secunty under thIs Deed of Trust 3.4. Collection and ApplIcation of Rents, Issues and Profits. Subject to the LIcense granted to Borrower under Secnon 3 3, Lender has the nght, power, and authonty to collect any and all Rents, Issues and Profits and admunster the Leases Borrower hereby appomts Lender Its attorney-tn-fact, coupled WIth an mterest, to, at such nrnes as Lender may choose m Its sole dIscrenon (a) demand, receIVe and enforce payment of any and all Rents. Issues and Profits, (b) gIve receIPts, releases and sansfactloDS for any and all Rents, Issues and Profits. or (c) sue eIther m the name of Borrower andlor m the name of Lender for any and all Rents, Issues and Profits Lender's nght to the Rents, Issues and Profits does not depend on whether or not Lender takes possesSIon of the Project as pernutted hereunder 3.S. Enforcement of Leases. Borrower WIll (1) comply WIth and observe Borrower's obltganons as landlord under all Leases and Will do all that IS necesSary to preserve all Leases m force and free from any nght of counterclaun, defense or set off, (11) enforce the performance of each and every . obhganon, teon, covenant, condItIon and agreement m the Leases by the tenants to be perfonned. (m) notlfy Lender of the occurrence of any default under any Leases for non-restdentlal use, and (IV) appear m and defend any actIon or proceedmg ansmg under, occumng out ot: or m any manner connected WIth the Leases or the obbgatlons, dunes, or hablhnes of Borrower or the tenants thereunder WIthout Lender's wntten consent, Borrower will not collect or accept payment of any Rents from the Collateral more than one (I) month pnor to the due dates thereof. WIn not surrender or termmate any Lease for non-resIdentIal use, and will not request or consent to the subordmanon of any Lease to any hen subordmate to thJ.s Deed of Trust 3.6. Modification of Leases. Wrthout the poor wntten consent of Lender, Borrower shall not· (1) w.Uve, excuse, condone, discount, set off, compromlse. or m any maliner release or dIscharge the tenant under any Leases for non-resldentlal use from any obhganons, covenants, conmnons and agreements by tenant to be kept, observed and performed, mcludmg the obhganon to pay the Rents thereunder m the manner and at the place and nme specIfied therem, (11) cancel, termmate, consent to or pernut any surrender of any non-resIdentlal Leases, or (lU) renew or extend the term of the Leases for any non-restdent1al use for a lesser rental unless an opnon therefor was ongmally so reserved by the tenant of the Leases for a fixed and definIte rental 3.7. Lender Not ResponsIble. Under no ClICUmStances shall Lender have any duty to produCe Rents, Issues and Profits from the Project Regardless of whether or not Lender, m person or by agent, takes actual posseSSIon of the Project, Lender IS not and shall not be deemed to be (a) a "mortgagee m POSSesSIon" . for any puIpose, (b) respoDSlble for performmg any of the obhganoDs of the lessor under any Lease, (c) responsIble for any waste comnntted by Lessees or any other partles, any dangerous or defecnve condIbon of the Project. or any negbgence m the management, upkeep, repalI or control of the Project, or (d) hable m any manner for the Project or the use, occupancy, enjoyment or operanon of an or any part of It, except for such matters as may anse from the WIllful nnsconduct and bad fiuth of Lender ARTICLE 4. ENVIRONMENTAL AND BuiLDING LAWS 4.1. DefinitIons. The follOWIng terms shall have the meanmgs specIfied below 4.1.1. "BmldlDg Laws" means the Fatr Housmg Act of 1968 as amended, the Amencans WIth Dtsabuloes Act of 1990 as amended, all government and pnvate covenants, condInons. and restnctlons relatmg to the Land, buIldIng code reqwrements and laws affectIng the constrilcnon of Constructum Deed of Trust M'A) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 6 20()4081066!B92.887 unprovements on the Land, and aU other federal, state and local laws, ordInances, regulatlons and rules relatuig to the construcbon, operation, and mamtenance of the unprovements on the Land and the marketmg and use of such unprovements m a non-dtscnnunatory manner 4.1.2. "Environmental Laws" means the Federal Resource Conservatlon and Recovery Act of 1976, the Federal ComprehensIve Environmental Response, Compensation, and LtabIhty Act of 1980, the Federal Hazardous Matenals TransportatIon Control Act, the Federal Clean AIr Act, the Federal Water PollutIon Control Act, Federal Clean Water Act of 1977, the Federal InsectiCIde, FungtcIde, and RodentiCIde Act, Federal PesttClde Act of 1978, the Federal Endangered SpeCIes Act, the Federal TOXIC Substances Control Act, the Federal Safe Dnnlang Water Act, and all other federal, state and local laws, statutes; codes, ordmances, regulattons, judgments, orders, mjuncttons, decrees, covenants, res1rtcttons and standards presently In effect or that may be promulgated m the future relatmg to the use, release, hahdltng, storage, transportation, clean-up, or other dIsposal of Hazardous Substances, or relatIng to the water qualIty, au' qualtty, sotIs quahty, and other enVIrOnmental qtiahty of real property and nnprovements constructed upon real property, or related to the protectlon of endangered specIes, as such laws and ordmances may be amended from tIme to tIme 4.1.3. "Environmental Reports" means the solls, geologtc, and engtneenng reports prepared to assess any enVIronmental nsks assocIated WIth the Project or otherWIse requIred by Lender 4.1.4. "Hazardous Substances" means any waste, pollutants, contannnants, petroleum or petroleum. product, asbestos, tremohte, anthophyhte or acttnohte, polychlonnated bIphenyls, or other chenucal, substance, or matenal that (1) after release mto the enVIronment and upon exposure, mgesflon, InhalatIOn, or asStmllatton, elther directly from the enV1I'OIllllCDt or mdlrectly by mgestton through food chams, WID or may reasonably be antiCIpated to cause death, dIsease, behaVIor abnormahttes, cancer and/or genetIc abnormahtIes, or (ll) 18 now or at any ttme m the future becomes regulated under, or 18 defined. classtfied or destgnated as hazardous, toXIC, radloactlve or dangerous, or other snndar tenn or category under any EnVIrOnmental Laws 4.1.5. "Nearby Property" means any real property adjacent to or near the Project, the use of wInch could reasonably cause contamInatton of the Ptoject, or wInch could become confammated WIth Hazardous Substances as a. result of construcb.on, operatlons or other acttVItIes mvolvmg Hazardous Substances on, under, or over the Land 4.2. Representatlons and Warranties Borrower makes the followmg representaflons and warrantIes to Lender 4.2.1. EoviroDIJiental Laws. Except for any contammabon or envU'Onmental condltIon that may be dlsclosed m any enVIrOnmental reports obtamed by Lender pnor to the date hereof or that has otherwIse been dIsclosed m wntmg by Borrower to Lender, Borrower has no knowledge of (1) the . presence of any Hazardous Substances on the PrOJect, mcludmg all personal property located on the Land, thesoll and the groundwater on or under the Land, mcludmg any streams crossmg or abutttng the Land, and the aquifer underlymg the Land, (ll) any sptlls, releases, dIscharges or dlsposal of Hazardous Substances that have occurred or are presently occurrmg on or mto the Project or the Nearby Property, and (111) any faIlure of the Project to comply fully WIth all apphcable EnVIronmental Laws To the best of Borrower's knowledge, Borrower's mtended uses of the Project, mcludmg but not lumted to the unprovements and matenals to be constructed and mstalled on and m the Project and the work. method for accomphsbmg such construcbon, comply fully WIth all EnVIronmental Laws 4.2.2. BuDding Laws. Except for any non-comphance that has been <hsclosed In . wntmg by Borrower to Lender, Borrower has no knowledge of any fallure of the Project or the plans and specIficatIons for tmprovements on the Project to comply fully WIth all apphcable BuIldIng Laws To the best of Borrower's knowledge, Borrower's mtended uses of the Project, mcludmg but not lumted to the Improvements and matenals to be constructed and tnstalled on and lD the Project, ~e work method for accompbsbmg such constructIon, and the plan for markebng the Improvements constructed on the Land comply fully WIth all ButldIng Laws ConSfTuctton Deed o/Trust (WA) -Loan No 996888-9001 #170168 146S7~22 3n€y~tdoc 81612004 Page 7 · 20040810002892.668 4.3. No Wruvers of Other Indemnifications Relating to EnVIronmental CondItion Except as set forth herem or 10 any separate mdemruty agreement executed by Borrower 10 connection With the Loan (I) Borrower has not and will not release or W81ve the bablhty of any past or current owner, lessee, or operator of the Project, any party who perfonns work on the Project, or any party who may be responsIble for the presence of or removal of Hazardous Substances on or from the Project or the Nearby Property, and (11) Borrower has made no pnor pronnses of mdemruficatlon to any party relatmg to the extstence or non-eXIStence of Hazardous Substances on the Project 4.4. Obbgation to Comply with Environmental and Buildmg Laws. Borrower shall construct, keep, and mamtam the Collateral 10 compbance WIth any and all laws relatmg to pubhc safety and the condtnon of the enVIronment, Includmg but not linuted to the EnVIronmental Laws and the BUIldmg Laws Borrower covenants that, so long as Borrower owns any mterest 10 the Project, Borrower and Borrower's agents, contractors, authonzed representanves, and employees shall not engage 10 any of the followmg prolnbIted actlVlnes, and Borrower shall use dthgent efforts to assure that Borrower's InVItees and tenants, and such tenant's employees, agents, and InVItees shall not (I) cause or penmt any release or dtscharge of Hazardous Matenal on the Project other than In full comphance WIth an EnVIronmental Laws, (u) cause or pemnt any manufacturmg, storage, holdIng, handlmg, usage, placement, transportmg, splnmg, leakmg, dtschargmg. or dumpmg of Hazardous Matenalm or on any portion of the Project other than m full comphance WIth all EnvuonmentalLaws, (111) suffer or penmt any other act upon or concernmg the PrOject that would result m a vlOlanon of any EnVlI'OIUllental Law or reqwre any alterations or tmprOvements to be made on the Project under any of the EnVIronmental Laws, or (IV) suffer or pemut any other act upon or concemmg the Project that would result m a VIolanon of any Access Law or reqmre any alteratIons or unprovements to be made on the Project under any of the BuIldtng Laws 4.5. Obhgation to Cure Non-Compliance. 4.5.1. If Borrower at any tune becomes aware of (1) any Hazardous Substances on, or other enVIronmental problem or ltability WIth respect to, the Project or any Nearby Property, (11) any faIlure of the Project or the Improvements to comply WIth any of the EnVIronmental Laws, (lU) any fallure of the Project or the Improvements or the marketmg efforts and other operanons undertaken WIth respect thereto to comply WIth any of the Bwldmg Laws, or (IV) any hen, ac1lon or nonce resultIng from vio1anon ofcany En\llIOnmental Laws or Bwldmg Laws, Borrower shall lIDIllCdiately notify Lender, and slWI thereafter exemse due diligence to ascertalil the scope and nature of such condltlon and proVide all nonees that state or federal law may reqmre 4.5.2. If, upon gIvmg such nonce or for any other reason, one or more governmental ageiJ.Cles havmg appropnate Junsdtctlon requrres removal or treatnient of Hazardous Substances from or on the Project or the makmg of alteranons to the PrOject to conform to BuIlduig Laws, or such removal, treatInent, or altera1lon 18 reqwred by Envuolimental Laws or Bmldmg Laws, Borrower WIll (1) take all actlons that are necessary or demable to clean up any Hazardous Substances affectlng the Project, mcludmg removal, treatment, contamment or any other remedtal actIon reqwred to restore the Project to a safe condttion m complIanCe WIth apphcable laws and regulatIons, mcludmg EnVIrOnmental Laws, (n) take all ilcttons that are necessary or destrable to modtfy the project and all Improvements and marketlng matertals so as to achieve comphance WIth apphcable laws and regulanons, mcludmg Bwldmg Laws, and/or (m) attempt, through appropnate legal or adnumstranve proceedmgs, to appeal, contest, or obtam a stay of enforcement proceedmgs If Borrower beheves m good faIth that Borrower IS not reqUIred by law to cure such Hazardous Substances condlnon or to make alteratiOns to comply WIth BuIldmg Laws 4.5.3. Except for removal or treatment of any Hazardous Substances depOSited on the Project by Lender, Borrower agrees that the amehoratlon, treatment, contamment. or removal of an Hazardous Substances that may be dtscovered on the Project shall be at Borrower's sole expense, reservmg unto Borrower any clauns for contnbunon or mdemmty that Borrower may have ag81nst other partIes who may be held hable therefor 4.6. IndemnIfication of Lender. Borrower shall mdemmfy and hold Lender harmless from and agaInst my and all eImms, demands. damages, losses, hens, hablhtles, penalties, fines, lawsUIts and Construdrcn Deed of Trust (INA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 816/2004 Page 8 ---, \ 200408 I00028!2.00! (e other proceedIngs and costs and expenses (mcludmg attorneys' fees and chsbursements) that'result m actual cost and expense to Lender pnor to any transfer of the Project pursuant to foreclosure proceedmgs or deed m lieu thereof, and anse dtrectly or mchrectIy from or out of, or m any way' connected With (I) the maccuracy of therepresentatlons contamed herem, (n) any actIVltles on the Project dunng Borrower's ownershIp, possessIon or control of the PrOject that chrectly or mdIreCtly result m the Project or any Nearby Property beconung contammated With Hazardous Substances, (m) the dlscovery and/or clean up of Hazardous Substances that were depOSIted on or were exIStn1g on the Project pnor to such a transfer or that were depOSIted on any Nearby Property as a result of Borrower's actIons or OnuSSIODS, or (tv) any alleged or actual faIlure of any unprovements now or hereafter constructed on the PrOject to contmuously comply WIth all Bwldmg Laws now or hereafter enacted for any reason whatsoever Borrower acknowledges tlIat, as between Borrower and Lender, Borrower WIll be solely responsible for all costs and expenses relatmg to the clean up of Hazardous Substances from the Project or the clean up of any Hazardous Substances from any Nearby PrOperty as a result of Borrower's actIons or onuSStons and the modlficatton and correctlon of any of the Improvements constructed on the PrOject so as to comply fully With all Bwldmg Laws The provisions of this section shall survive repayment and performance of the Secured Obl'gahons, the reconveyance of this Deed of Trust, any foreclosure (or deed In he" of foreclosure), and the exercise by Lender of any and all rights and remedies set forth herein or in any of the other Loan Documents. ARTICLES. RIGHTS AND DUTIES OF THE PARTIES 5.1.' Performance of Secured ObligatIons. Borrower shall promptly pay and perform each Secured ObhgatIon m accordance wtth Its tenns 5.2. Representations and Warranties. Borrower represents and warrants tlIat, except as prevlously dIsclosed and accepted by Lender m wntIng S.2.1. Title to Land and Improvements. Borrower holds good and mdefeaslble fee sunple tItle to all of the Land and Improvements, subject only to such exceptlons and encmnbrances as have been approved m wntmg by Lender (the "Permitted Exceptions', and Borrower has or WIll have , good tltle to all portIons of the Collateral other than the Land and Improvements 5.2.2. Title to Personal Property. Borrower owns any portIon of the Collateral that 15 personal property free and clear of any secunty agreements, reservattons of tltle, or conmtlonal sales contracts, and there 15 no financmg statement affectmg such personal property on file m any pubhc office otherthan J,Il Lender's favor 5.2.3. Right to EncumberlPriority. Borrower has the full and unhnuted power, nght, and authonty to encumber the Collateral and asSign the Rents, Issues and Profits and, Leases Upon recordIng of thIs Deed of Trust and filmg ofa UCC Fmancmg Statement With respect to any portIon of the Collateral that IS determmed to be personal property, tins Deed of Trust, Secunty Agreement, and FIxture FJlmg Will create a first and pnor hen on and secunty mterestm the Colla~ral that 15 subject and subordmate to no other hens except for the Pemutted ExceptIons 5.2.4. Commercial Purposes The Loan and the other Secmed Obhgatlons were obtamed by Borrower and WIll contInue to be used for commerctal or busmess pmposes, other than agncultural, ttmber, or grazmg purposes, and not for personal, fanuly or household pmposes 5.3. Taxes and Assessments. Borrower shall payor cause to be pud when due, all general real a.nd personal property taxes, specIal and supplemental real and personal property taxes and assessments, lIcense fees, hcense taxes, leVies, charges, penaltIes, or other taxes or smnlar ImpOSltlOns tmposed by any pubhc or quasl-pubhc authonty or Ut1llty company that are or may become a hen upon the Collateral or any portIon thereof or mterest therem, or that may cause any decrease m the value of the Collateral or any part of It Borrower shall also pay when due all real property taxes, assessments, levIes and charges Imposed by any pubhc authonty upon Lender by reason of Its mterest m the Collateral created hereby All of the foregOIng taxes, assessments and other charges payable by Borrower WIth respect to the Conshuctwn Deed of Trust (WA) -Loan No 996888-9001 #170168 146S7-022 3n@w04t doc 81612004 Page 9 20(t4081 0062832.81 e (e Collateral are collectlvely referred to as the "Impositwns." If requested by Lender, Borrower shall funush Lender With receIpts from the appropnate taxulg authonty or other proof satIsfactory to Lender that all ImpoSItIons have been pmd on or before the date upon wInch they become dehnquent 5.4. Liens, Charges and Encumbrances. Borrower shall not encumber or pemut the encumbrance of the Collateral Without Lender's pnor wnttenconsent and Borrower shall lDnnedIately cbscharge any hen on the Collateral to WhICh Lender has not consented m wntmg Borrower shall payor cause to be pmd when due all obhgatIons secured by or redUCIble to lIens and encumbrances that shall now or hereafter encumber or appear to encumber the Collateral or any part thereot: all claImS for work or labor performed, or matenals or supplIes furrushed, m connectIon With any work upon the Project, whether the hen, charge or encumbrance IS or would be semor or subordma,te to thts Deed of TruSt, proVIded, however, that Borrower shall not be m default hereunder due to any such hen, charge, or encumbrance that IS a Permttted ExceptIon Lender hereby expressly reserves the nght to advance any and all fimds necessary to cure any and all such obllgatIons, andlor clauns 5.5. Required Insurance. Borrower shall keep the followmg InsUrance coverages m effect WIth respect to the Collateral (a) Insurance agamst loss by fire and the hazards now or hereafter embraced by the standard "All RIsk" form of Insurance, m an amount equal at all tunes to the full Insurable value of the Improvements· All such msurance Coverage shall cont3.ln a ''replacement cost endorsement" WIthout reductIon for deprecIatton, and shall also cont3.ln loss of rents and/or busmess mterruptton msui"ance coverage, a fluctuating value endorsement WIth a WaIver of the co-msurance clause (or an agreed amount endorsement WIth an mflatIon guard endorsement), and shall cont3.ln such other endorsements as Lender may reasonably request All such endorsements shall be m form and substance satIsfactory to Lender, (b) comprehensIVe pubhc hablbty Insurance agamst clauns for bodIly lDJury, death or property damage occumng on, In or about the Land or the Improvements m amounts and on terms acceptable to the Lender, (c) flood msurance m an amount satIsfactory to Lender and on terms satIsfactory to Lender If the Land IS located m a desIgnated flood hazard area. and (d) msurance ag3.lDSt such sundar or other hazards, casualttes, habilitIes and contmgenctes, m such forms and amounts, as Leitder may from tIme to tIme reasonably requIre Each msuraitce pohcy shall be WIth a company and m a form acceptable to Lender Each hazard msurance pollcy shall mc1ude a Form 438BFU or eqUIvalent mortgagee endorsement m favor of Lender Each lIabilIty lDSUI3Dce pohcy shall name Lender as an addrttonal msured All reqwred pobCIes will prOVIde for at least ten (10) days' wntten notIce to Lender pnor to the effectIve date of any cancellatIoIi or matenal amendment, wInch term. shall mc1ude any reductIon m the scope or Iumts of coverage Borrower shall furmsh to Lender the ongma! of eachreqwred Insurance pohcy, or a certified copy thereof together WIth a certIficate of msurance settIng forth the coverage, the hnuts of habthty, the carner, the pobcy number and the expIratIon date Borrower shall promptly furmsh to Lender all renewal uotIces relatmg to msurance POltCles Borrower shall pay all prennums on msurance poltCles dtrectly to the carner At least tImty (30) days pnor to the expIratIon date of each such pohcy, Borrower shall furmsh to Lender a renewal pobcy m a form acceptable to Lender, together With eVIdence that the renewal prennum has been paId As secunty for the Secured Obhgattons, Borrower hereby asSIgns to Lender all reqUIred mSurance POhCIes, together WIth all proceeds thereot: nghts thereto and all unearned prenuums returnable upon cancellatIon . 5.6; Insurance and Condemnation Proceeds. 5.6.1. Payment to Lender Borrower hereby absolutely and mevocably asSIgns to Lender, and authonzes ·the payor to pay to Lender, the followmg cimms, causes of actton, awards, payments and nghts to payment, together WIth all Interest that may accrue thereon (CollectIvely, the "Clauns" 5.6.1.1 CondemnatIon Awards. All awards of damages and. all other compensatIon payable dIrectly or mdtrectly because of a condenmatl9n, proposed con<ienmatton, or taktng for pubbc or pnvate use that affects all or part of the Collateral or any mterest m It, ConstructIon Deed a/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 81612004 Page 10 20040810ee2892.811 (e 5.6.1J . Warranty Claims. All awards, clauns, and causes of action ansmg out of any warranty affectmg all or any part of the Collateral, or for damage or mjury to or decrease m value of all or part of the Collateral or any mterest m It, and 5.6.1.3 Insurance Proceeds. All proceeds of any msurance polICIes payable because of damage or loss sus tamed to all or part of the Collateral 5.6.2. NotIce to Lender. Borrower sball tmmedlately notifY Lender m wntmgIf (1) any damage occurs or any mJUry or loss IS sustamed to all or part of the Collateral, whether or not covered by msurance or warranty, or any actlon or proceedmg relating to any such damage,· mJury, or loss IS commenced, or (11) any offer IS made, or any actIon or proceedmg 1S connnenced, that relates to any actual or proposed condemnatIon or takmg of all or part of the Collateral 5.6.3. Pursuit of Clanns. Borrower shall pursue recovery of all such ClaInlS and ·defend Its nghts under any proceedIng for condemnation of the Collateral or any part thereof and prosecute the same WIth due mhgence to Its final dISpoSlttOn, and shall cause any awards or settlements to be paId over to Lender for dlspoSItton pursuant to the tenns of thIS Deed of Trust Lender may, at Lender's optlO~ andm Lender's sole dIScretIon, as attomey-m-fact for Borrower. make proof of loss and adJUSt and compronuse any Clauns. appear m or prosecute any actlonor proceeduig to enforce the Clauns, or participate m any actIon or proceedmg relatmg to condemnatIon or talang of all or part of the Collateral, and ll¥ly Jom Borrower m adjustIng any loss covered by InSmance Borrower shall dehver or calise to be dehvered to Lender such mstruments as may be requested by Lender from tune to tune to pemnt Lender to take any such actlons 5.6.4. Application of Proceeds. All proceeds of the Clauns that Borrower may receIve or be entItled to receIve shall be patd to Lender Lender shall apply any proceeds received by It hereunder first to the payment of the reasonable costs and expenses mcurred m the collectlon of the proceeds Lender shall then apply the remamm~ balance of such proceeds (the "Net CialmsProceeds"), m Its absolute dIScretIon and WIthout regard to the adequacy of Its seeunty (I) to any of the Secured Obhgattons, notwtthstandmg the fact that Secured Obltgmons may not be due accordmg to the tenus thereof, (n) to reunhurse Borrower for the costs ofreconstructtng the Improvements or otherwISe repamng or restonng the Collateral, or (m) to Borrower, proVided, however, that If there are no outstandmg Events of Default under any oftlIe Loan Documents and Borrowerestabhshes. to Lender's reasonable satISfactton, that Borrower has suffiCient funds, mcludIng the Net Clauns Proceeds, to fully rebwld or reparrthe Collateral Wlthm the remammg term of the Lom and WIthout deIaymg the completIon date of the ProJect, Lender shall make dlsbursements of the Net ClaImS Proceeds for purposes of repall or restoratton of the Collateral 5.6.5. Restoration. If the Net Clauns Proceeds are used to reunburse Borrower for the cost of reconstructIon, restoratIon, or repall' of the Collateral, the Collateral shan be promptly and dtbgently restored by Borrower to the equrvalent of Its condttton unmedtate1y pnor to tlIe casualty or condeninatIon Ul accoIdance Wlth the Plans or to such other conmbonas Lender may approve m wnttng. and dIsbursenlents of such Net CIauus Proceeds shall· be m accordance With disbursement procedures acceptable to Lender If, after applymg the Net CIanns Proceeds to .the Secured ObhgattoIis, Lender reasonably determines the remammg seconty to be Inadequate to secure the remammg Secured ObhgatIons, Borrower shall, upon wntten demand frOiD Lender. repay an amount that WIll reduce the remammg Secured ObhgattonS to a balance for whIch adequate secimty IS present 5.7. Reserves for Taxes and Insurance. Ifreqwred by Lender after an Event of Default has occurred, Borrower shall depOSIt WIth Lender, m monthly InStallments, an amount equal to one-twelfth of the -estImated aggregate annual ImpOSItiOns· and msurance prennums for the Project In such event, Borrower shall cause aU bIlls, statementS, or other documents reIatmg to the ImpoSItJOns and lIlSllnlnce pfennums to be sent or matled directly to Lender Upon receIpt of such bills, statements, or other documents, and proVided Borrower has depOSIted suffiCIent funds With Lender pursUant to thIS SectIon, Lender shan pay such amounts as may be due thereunder out of the funds so deposIted WIth Lender if at any tIme and for any reason the funds depOSIted WIth Lender are or WIll be msufficlent to pay such amounts Constructwn Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 Page 11 l004081eee2B92.9~2 as may then or subsequently be due, Lender shall notIfy BorroWer and Borrower shall unmemately depOSIt an amount equal to such deficIency WIth Lender NotwIthstandIng the foregomg, nothIng con tamed herem shall cause Lender to be deemed a trustee of saId funds or to be obhgated to pay any amounts m excess of the amount of funds depos1ted WIth Lender pursuant to thts Secbon Lender may commmgle.saId reserve WIth Its own funds and Borrower shall be entltled to uo mterest thereon 5.S. Maintenance and Preservahon oftbe Collateral. Borrower covenants (a) to mamta.J.n and preserve the Collateral m good conmbon and repiur and m a prudent busmessbke manner, (b) not to remove, demobsh or stiucturally alter the Collateial or any part thereof, cir alter, restore or add to the Collateral, or lDlbate or allow any change m any zorung or other land use classlficatlon that affects the Collateral or my part of It, except WIth Lender's express pnor wntten consent, and except such alterabons as may be requIred by laws, ordmmces, rules, regulatlons, or orders of governmental authontles or by the terms hereof, (c) to comply WIth md not suffer VIolabons of any eXlstlng and future subdlVlslon laws, bulldmg codes, zonmg laws and regulatlons, md other laws, reguIabons, ordInances, rules, codes, orders, dtrectlves, gmdelmes, bulldIng restnctlons and reqwrements of, and all agreements WIth and comnutments to, aU federal, state, county or mumCIpal governmental, JudICIal or legal authontles or agenCIes bavmg junsructlon over the Borrower or the Project, mcludmg those pertammg to the construcbon, sale, lease. or financmg of the ltDprovements, and aU recorded covenants and restncbOns affeCtlng the Project (the ''Requirements''), (d) not to COmmIt orpernut any waste to or detenoratlon of the Collateral, (e) to perform all other acts that from the character or use of the Collateral may be reasonably necessary to mamtam and preserve Its value, (f) to perform aU obhgatlons reqrured to be performed under the Loan Documents, and all other obbgabons of Borrower pertammg to the Collateral, and (g) to execute and, where appropnate, acknowledge and dehver such further mstruments as Lender or Trustee may deem necessary or appropnate to preserve, contmue, perfect and enJoy the secunty proVIded for herem 5.9. Defense and NotJ~ of ActtoDS; Costs. Borrower shall, WIthout hablllty. cost, or expense to Lender or Trustee, protect, preserve, and defend Borrower's fee mterest m and to the Project atld Borrowers mterest m the Collateral, the secunty ofthts Deed of Trust, anyaddItlonal or other secunty for the Secured Obhgabons, and the nghts or powers of Lender or Trustee hereunder agamst all adverse clauns Send prOtectloll; preservatIon, and defense shall mclude. but not be hnnted to, ProtectlOll; preservatloil and defense agamst all adverse clannants to and encumbrancers of Borrower's mterest m the Collateral, whether or not such claunants or encumbrancers assert an mterest paramount to that of Lender Borrower shall gIVe Lender and Trustee prompt nonce m wnttng of the filmg of any such acnon or proceedmg Borrower shan pay all costs, fees, and expenses mcludmg, WIthout lumtatlon, costs of eVIdence of tltIe, trustees' fees, and reasOnable attorneys' fees patd or mcurred m any actlon or proceedmg m wInch Lender andlor Trustee may appear or be made a party, whether or not pursued to final JUdgment. and m any exercISe of the power of sale or other remedy contamed herem, whether or not such sale 1S actually consummated or such other remedy IS actually prosecuted to completIon 5.10. RIght of InspectIon. Lender, 1ts agents, employees and representatIves shall have the nghtio enter the Project at any reasonable tlme for the purpose of tnspectmg the Project and ascertauung Borrower's compbance WIth the terms hereof, and for such other purposes and m accordance WIth the tenns speCIfied m any of the other Loan Documents 5.11. Actions of Trustee; Matters Concerning Trustee. Trustee accepts thts trust when thts Deed of Trust, duly executed and acknowledged, becomes a pubbc record as prOVIded by law 5.11.1. Comp~nsatlon. Borrower agrees to pay fees m the maxtmum amounts legally pernutted, or reasonable fees as may be charged by Lender and Trustee when the law proVIdes no maxmlUm ttmlt, for any SerVIces that Lender or Trustee may render m connecbon WIth thts Deed of Trust Borrower further agrees to payor reunburse Lender for all costs, expenses and other advances that may be InCurred or made by Lender or Trustee m any efforts to enforce any terms ofthtsDeed of Trust, whether any lawsuIt 18 flled or not, or m defendtng any acbon or proceedmg ansmg under or relatmg to thts Deed of Trust, mcludmg attorneys' fees and other legal costs, costs of any foreclosure sale or bankruptcy proceedlllg affectmg the Borrower or the Collateral, and any cost of eVIdence oftltIe Qmstrucbon Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doc 8/6/2004 Page 12 £884081999289:2.013 .r--\ 5.11.2. Exculpation. Lender shall not be dlrectly or mchrectly lIable to Borrower or any other person as a consequence of (1) Lender's exerclse of or fmlure to exerCIse any nghts, remerues, or powers granted to It mtlus Deed of Trust or to perform or chscharge any oblIgatIon or lIablhty of Borrower under any agreement related to the Collateral or under. tins Deed of Trust, or (11) any loss sustamed by Borrower or any t1nrd party resultmg from any act or ormsslon of Lender m managmg the ProJect, unless the loss IS caused by the WIllful mISconduct or gross neghgence of Lender BorroWer hereby expressly waIves and releases all habIhty of the types desClIbed above, and agrees that no such habIhty shall be asserted agamst or DI1posed upon Lender . 5.11.3. Indemnmcanon Borrower agrees to mdemmfy Trustee and Lender agamst and hold each of them and theIr respecttve officers, employees, agents, and representatIves, hannless from and agamst any and all losses, damages, lIabilitIes, claImS, causes of actIon, Judgments, court costs, attorneys' fees, and other legal expenses, cost of eVIdence of tttle, cost of evtdence of value, and other costs and expenses that etther may reasonably suffer or :mcur (I) m perfonnmg any act reqtured or pemutted by t1us Deed of Trust or any of the other Loan Documents or by law, (11) because of any fatlure of Borrower to perform any of Its Secured Obhganons, or (Ul) because of any alleged obhganon of or undertakmg by Lender to perform or dIscharge any of the representanoDS, warrannes, conchnons. covenants or other obhgatIons m any document relatIng to the Collateral other than the Loan Documents TIns agreement by Borrower to mdemmfy Trustee and Lender shall surVIve the release and cancellanon of any or all of the Secured Obhganons and the full or parbal release andfor reconveyance of thts Deed of Trust 5.11.4. Payment by Borrower. Borrower shall fulfill all obhganons to pay money ansmg under thts SectIon munedtately upon demand by Trustee or Lender Each such oblIgabon shall be added to, and consIdered to be part o~ the pnncIpal of the Note, and sha1l bear mterest from the date the obhganon anses at the rate apphcable to the prmClpal balance of the Note, as such rate may be adjusted 5.12. Permitted Actions. 5.12.1. Releases, Extensions, ModIfication, and Additional Security. From ttme to tune, Lender may perform any of the followmg acts Without mcurnng any lIabtlity or gmng nobce to any perSon (1) release any person· bable for payment of any Secured OblIgatIon, (11) extend· the bme for payment, or otherwISe alter the terms of payment, of any Secured OblIgabon, (lll) accept addInonal real or personal property of any kInd as secunty for any Secured Obhganon, or (IV) alter, substttl1te, or release all or any portIon of the Collateral 5.12.2. Additional Actions. From tune to tune Lender. or Trostee when requested to do so by Lender m· wnttng, may perform any of the folloWIng acts WIthout mcumng any habIhty or gIvmg nonce to any person and Without affectIng the personal lIabIlIty of any person for payment or performance of any of the Secured OblIgatIons (1) consent to the makmg oUny plat or map of the Project or any part of It, (n) Jom m grantIng any easement or creabng any covenant or restncnon affectmg the Project. (m) Jom In any extenston, sUbordInatIon, or other agreement affectIng thts Deed of Trust or the hen of It, or (IV) reconvey the Collateral or any part of It Without any warranty 5.13. . Partial ReconveyanceJPartial Release. Upon Borrower's fulfillment of all of the terms and conmnons set forth m the Loan tiocuments, Lender agrees, at any tIme upon the wntten request of Borrower, to cbrect Trustee to execute and delIver a partIal reconveyance or parttal release releasmg from the hen of thIS Deed of Trust each of the separate subdIVISIon lots (or condommturn unIts, If apphcable) that collecbvely constItute the Land (each lot or condormmum unrt to be released IS heremafter referred to as·a "Release Unct") so long as (1) there does not eXISt any uncured default under any of the Loan Documents or any event WhICh, follOWIng nonce and/or the exprrabon of any applIcable cure penod WIthout a cure, would constItute an default thereunder, (ll) the Release Urnt and the real property reIDlUnmg subject to the Deed of Trust shall each consntute legal and separately conveyable parcels With reasonable and adequate access to publIc streets and ublItIes, m accordance With the Plans, (111) Lender receIVes the release pnce establIShed 1D the Loan Documents (the "Release Price") and all other amounts rt IS enntled to receIVe thereunder, and (IV) all other conditIons to such release as prOVIded m the Loan Documents are satisfied Except as specIfically prOVIded m the Loan Documents, Lender shall not be oblIgated to Constructwn Deed of Trust (VVA) -4nm No 996888-9001 #170168 14657-022 3n@w041 doc 8/6/2004 Page 13 %0046618882892.914 reconvey or release the hen of the Deed of Trust, In whole or In part, untIl It has receIved payment In full of all amounts due Lender under any of the Loan Docwnents Lender's acceptance of any payment or mstructIon to the Trustee to Issue any partIal reconveyance or partIal release shall not affect Borrower's obhgatIon to repay all amounts that remam owmg under the Loan Documents or the secunty of tins Deed of Trust regardmg any Collateral that IS not reconveyed or released If Lender does not reqwre satIsfactIon of all of the condInons set forth In the Loan Agreement before releasmg one or more Release UDlts, that alone shall not be a waIver of such conrutIons, and Lender reserVes the nght to reqUIre therr satIsfactIon In full before releaSIng any further Release Umts from thIs Deed of Trust 5.14. Full Reconveyance. When all of the Secured ObhgatIons have been paId and performed In full and there eXlSts no default under the Loan or any Related Loan, Lender shall request Trustee In wntlng to reconvey the Collateral, and shall surrender tlus Deed of Trust and all notes and mstruments evIdenCIng the Secured Obhganons to Trustee When Trustee recelVes Lenders wntten request for reconveyance and all reconveyance fees, recordIng fees, or other fees and expenses owmg to It by Borrower hereunder, Trustee shall reconvey the Collateral, or so nmch of It as 18 then held under thIs Deed of Trust. WIthout warranty to the person or persons legally entItled to It In the reconveyance, the grantee may be descnbed as ''the person or persons legally entItled thereto," and the recItals of any matters or facts shall be conclUSlve proof oftherr truthfulness Nerther Lender nor Trustee shall have any duty to determme the nght of persons claImIUg to be nghtful grantees of any reconveyance 5.15. Late Charge. If Borrower connmts an Event of Default In the payment of an amount due and payable under t1us Deed of Trust. a late charge as spectfied In and measured by tlte Note may be charged by Lender for the purpose of defraymg the extra admnnstratIve expenses mCldent to handlmg such delmquent payment and the loss of the use of funds resultmg from Borrower's non-payment when due Such late charge shall be paId Wlthout prCJwhce to the nghts of the holder of the Note to collect any other amounts proVlded to be p81d thereunder 5.16. Subrogation. Lender shall be subrogated to the hens of all encumbrances. whether released of record or not. that are dIscharged m whole or m part by Lender m accOrdance WIth thIs Deed of Trust or WIth the proceeds oftlte Loan 5.17. Notice of Change. Borrower shall gIve Lender pnor wntteri notice of any change In (1) the locatIon of Its place ofbusmess or Its cluef execu,tlve office ttlt has more than one place ofbusmess, (n) the location of any of tlte Collateral, Includmg the Books and Records, and (m)·Borrower's name or bUSIness structure Unless approved by Lender In WIltIng, all Collatera1that COnsISts of personal property (other than the Books and Records) WIll be located at the Project and all Books and Records will be located at Borrower's place of bus mess, or chIef executIve office IfBoIIOwer has more than one place ofbusmess ARTICLE 6. DEFAULTS AND REMEDIES 6.1.. Events of Default. The occurrence of anyone or moTe of the follOWIng shall constItute an "Event of Default" 6.1.1.' Payment Default. F811ure to make any payment or to perform an obhgatIon to pay money that anses under the Note or any of the other Loan DocumentS WIthtn fifteen (15) days after the date on wh1ch such payment 1S due .. except for obhgatIons due on the MatuntyDate of the Note, for whIch there shall be no 15-&y grace penod, . 6.1.2. Construction Defaults. Any of the follOWIng relatmg to constructIon of fue Project (1) The fihng of any mechamc's hen or any stop nonce WIth respect to the Project that IS not bonded agalDSt or released upon BorroWer's dIscovery thereof and WIthIn t1urty (30) busmess days after fihng, (11) Any materIal faIlure In the constructIon and completIon of fue Improvements to comply WIth (a) the Plans, (b) the Reqwrements, or (c) the terms oftlus Deed of Trust or the Loan Agreement. If such faIlure IS not cured WIthm thttty (30) days after nonce thereof by Lender, or, If such cure cannot be accomphshed wlthtn such 30-day penod through the exerClse of dlhgence, the faIlure by Borrower to Construcbon Deed o/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w()41 doc 816/2004 Plige 14 %6040810002892.9" 5 promptly commence the requtred cure and thereafter to contInue the cure Wlt;h due dIhgence unttl such default IS totally cured, whIch must m any event occur Wlthtn ntnety (90) days after such default, or (m) Borrower's faIlure to proceed With work on the Improvements In a dIhgent and workmanhke manner If such faIlure IS not cured WIthIn fifteen (15) days after wntten notIce thereof by Lender 6.1.3. UnauthorIZed Transfer. A transfer, purported transfer, or change of ownershtp or control of Borrower or any guarantor m VIolatIon of ArtIcle 7 6.1.4. Insolvency. Borrower or any guarantor, or any 1rustee thereof (1) files a petItion m bankruptcy or for an arrangement, reorgantZatIon, or any other form of debtor rehef, or such a petItIon IS filed agamst Borrower or any guarantor or any trustee of Borrower or any guarantor and IS not dIsmtssed Wlthm forty-five (45) days after the dateoffilmg, (11) commences any proceedIng for dIssolution or' bqUtdatIon .or any such proceedmg IS commenced agaInst Borrower or any guarantor and IS not dISmtssed Wlthm forty-five (45) days after the date of commencement, or (m) makes an assIgnment of all or substantIally all of rts assets for the benefit of Its credItors 6.1.5. Appointment of Reeeiver A decree or order IS entered for the appomtment of a trustee, receIVer, or ltqutdator for Borrower or any guarantor or any of the Conateral, and such decree or order IS not vacated Wlthm forty-five (45) days after the date of entry 6.1.6. Money Judgment. A final Judgment, order or decree for the payment of money shall be rendered agamst Borrower or any guarantor, and Borrower or such guarantor shall not satIsfy and pay the same or cause It to -be dIscharged Wlthm 30 days from the entry thereof, or shall not appeal therefrom and secure a stay of executton pendIng such appeal, or there IS an attachment, executIon, or other JudICIal seIZUre of any portIon of the assets of Borrower or any guarantor and such seIZUre IS not dIScharged or bonded agamst to Lender's reasonable satIsfactIon Wlthm thIrty (30) days 6.1.7. Misrepresentation. Any wntten representatIon or dtsclosure made to Lender by Borrower or any guarantor proves to be matenally false or nnsleadmg when made, whether or not that wntten representation or dISclosure IS contaIned herem ot m any of the other Loan Documents 6.1.8. Seeurity Impaired. There 15 an umnsured casUalty WIth respect to any matenal portIon of the Collateral and Borrower fatls to tmmeW.ately repm such damage, Borrower fatls to satISfy the condIttons set forth In the Deed of Trust for the release of InSurance proceeds o:r any condemnatton award. or, whether or not Lender bas recetved and appbed InSurance proceeds or any condemnatIon award to the Secured Obhgattons m accordance With the Deed' of Trust, Lender reasonably detenrunes that Its secunty IS tmpmed by such casualty or condemnatIon and Borrower fiuls to unmedlately depOSIt m Borrower's Account an amount determmed by Lender as necessary to restore suchsecurtty 6.1.9. Defaults Under Agreements with Third PartIes. Borrower defaults In the performance of any matenal covenant under any pemntted financmg related to the Project, or under any sales agreement, lease, or other mstrument asSigned to Lender as securtty for the Loan 6.1.10. Other Defaults Under Loan Documents. Borrower faIls to perfonn any other covenant, agreement, or obbgatIon under any of the Loan Documents, mcludmg the fatlure to proVIde any reports reqwred to be proVIded to Lender, If such default IS not cured Wlthm thirty (30) days after wntten nouce thereof by Lender (or such other penod as may otherWIse be specrlied herem or m the Loan Document under whIch such default ames), or an Event of Default occurs as defined m any of the other Loan DoCuments, or an Event of Default occurs as defined m any of the other Loan Documents 6.1.11. Default Under Related Loan Documents. An Event of Default as defmed under the Related Loan Documents occurs 6.Z. Rights and Remedies. At any tIme after the occurrence of an Event of Default hereunder, Lender and/or Trustee shall have all of thenghts and remedIes descnbed below, m addItIon to any other nghts and remedIes of Lender under the Loan Agreement, the other Loan Documents, or the Related Loan Documents To the fullest extent permttted by law, all of such nghts and remedIes shall be cumulatIve and the exercIse of anyone or more of them shall not constItute an electton of remedIes Consfluctron Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04t doc 8/612004 PagelS 2:01)48818802892.946 6.2.1. Receiver. Ifan EventofDefault shall have occurred and be contmumg, Lender may, as a matter of nght and Wlthout regard to the then-current value of the Collateral or the mterest of Borrower therem or the sufficIency of the secunty for repayment and performance of tIie Secured Obhgabons, upon ex parte appbeanon and Wlthout nonce to Borrower or anyone clamg under Borrower, and Without any shOWIng ofmsolvency, fraud or nusmanagement on the part of Borrower, and Without the neceSSIty of filmg any JudICIal or other proceedIng other than the proceedmg for appomtment of a receIver, apply to any court havmg JUflsdIctton to appomt a receIver or receivers for the Collateral or any porhon thereof, and of the Rents, Issues and Profits, and Borrower hereby mevocably consents to the appomtment of a receIver or receIVers upon such Event of Default Any such receIver shall have the usual powers and dutIes of receIvers m bke or slImlar cases and all the powers and dUbes of Lender set forth m thts Deed of Trust or any of the other Loan Documents Employment by Lender shall not cbsquahfy a person from seIVlng as receIver 6.2.2. Cure; ProtectIon of Security. WIth or Wlthout nobce,and Without releasmg Borrower from any obhgabon hereunder, Lender may (but shall not be obhgated to) cure any breach or default of Borrower and, If It chooses to do so m Its sole mscrellon, make such advances and do any and all other thmgs that It may m Its sole dIscrebon consIder necessary and appropnate to protect Its Collateral and .the secunty of thIs Deed of Trust In addrtion to and Wlthout lmntabon of the foregomg, If BOrrower has faIled to keep or perform. any covenant whatsoever contamed m thIS Deed of Trust or the other Loan Documents, Lender may. but shall not be obhgated to any person to do so, perfonn or attempt to perform wd covenant, and any payment made or expense mcurred m the performance or attempted perfonnance of any such covenant shall be and become a part of the Secured Obbganons, and BorroWer pronuses, upon demand, to pay to Lender, at the place where the Note IS payable, all sums so advanced or patd by Lender, wrth mterest from the date when paid or mcurred by Lender at the demult rate of mterest prOVIded m the Note No such payment by Lender shall consbtute a Watver of any Event of Default In addItIon to the hens and secunty mterests hereo~ Lender shall be subrogated to all nghts, tltles, hens, and secunty mterests secunng the payment of any debt; clann, tax, or assessment for the payment of whIch Lender may make an advance, or wfuc~ Lender may pay . 6.2.3. Entry. Lender, m person, by agent, or by court-appomted receIVer, WIth or Wlthout bnngmg any a.ct1on or proceedIng, may tennmate Borrower's nght and hcense to collect the Rents,' Issues and Profits and. to adnnmster the Leases, and enter, take posseSSIon o~ complete construction on, manage and operate, and lease or sell, all or any part of the Collateral. and may also do any and all other tbmgs In connectton Wlth those actlons that Lender may . m rts sole dIscretIon consIder necessary or appropnate to pr:otect the sec'ilnty of thts Deed of Trust or that are otherwIse pemutted to be taken or conducti?d ·by ~nder under the Loan Agreement If Lender so requests, Borrower shall assemble any Collateral that has been removed from the Project and make all of It avaIlable to Lender at the Project SIte The entenng upon and takmg possesSIon of the Project, the collectIon of the Rents, Issues and Profits and the apphcabon thereof as aforesatd, or any of such acts, shall not cUre cir watve any default or nobce of default hereunder or mvahdate any other nght or remedy that Lender may have m response to such default or pursuant to such nObce and, notWIthstandtng the contInued posseSSIon of the Project or the collectIon, receIpt, and applIcatIon of the Rents, Issues and Profits by Lender, Trustee, or Lender's receIver or agent, Trustee or Lender shall be entItled to exerCISe every nght prOVIded for lD any of the Loan Documents or by .law upon the occurrence of any Event of Default . 6.2.4. UDlform CommerCIal Code Remedies. Wlth respect to all or any part of the Collateral that consbtutes personal property, Lender shall have all o~ and may exerCISe any or all o~ the nghts and remedIes of a secnted party under the Umform CommerCIal Code m effect m the Project State . 6.2.5. Juchcial Action. Lender may commence and maIntaIn an actIon or actIons, at law or m eqUIty, m any court of competent JunsdtCtion, to enforce the payment and/or performance of the Secured Obbgabons (mcludmg, WIthout lumtabon, to obtam speCIfic enforcement of the covenants of Borrower' hereunder, and Borrower agrees that such covenants shall be speCIfically enforceable by mJUllctIon or any other appropnate eqUItable remedy), to foreclose the hens and secunty mterests of thts Mortgage as agalllSt all or any part of the Collateral, and to have all or any part of the Collateral sold under Constructum Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 8/61.2004 Page 16 20848819992892.917 the Judgment or decree of a court of competent JunsdIctIon Borrower hereby watves the defense of laches and any apphcable statute of lmutatlons If tlus Deed of Trust IS foreclosed by JudICIal actIOn, and the Collateral sold at a foreclosure.sale, the purchaser may, dunng any redemption penod allowed, make such repaJrS or alterattons on the Land as may be reasonably necessary for the proper operation,. care, preservatIon, protection and Insunng thereof Any sums so patd together WIth Interest thereon from the tnne of such expendIture at the lesser of the default rate under the Note, or the maxtmum rate permItted by law, shall be added to and become a part of the amount reqwred to be paId for redemptIon from such sale In addItion, Lender WIll be entItled to a Judgment proVldmg that, If the foreclosure sale proceeds are JDSUfficlent to satisfY the Judgment, executIon may Issue for the defiCiency 6.2.6. Realization on Security. Lender may resort to and realIZe upon or \Valve the securIty hereunder and any other secunty now or hereafter held by Lender m such order and manner as Trustee and Lender or e1ther of them may, m theIr sole dIscretion, detemune, wruch resort to such securIty may be taken conctnTently or successively and m one or several consohdated or Independent Juchctal achons or lawfully taken non-JudICial proceedIngs, or both 6.2.7. Power of Sale. Lender may execute a wntten notice of such Event of Default and of Its election to mvoke this power of sale to calise all or part of the Collateral to be sold to sansfy the Secured ObllgatIons Under this power of sale, Lender shan have the dIscretJonary nght to cause some or all of the Collateral, mcludmg any Collateral property that constItutes personal property, to be sold or otherwtse dIsposed of In any combInation and m any manner permrtted by apphcable law 6.2.7.1 Sales of Personal Property. For purposes of this power of sale, Lender may elect to treat as personal property any Collateral property that IS mtangxble or that can be severed from the Land or Improvements WIthout causmg structuraI damage If It chooses to do so, Lender may dISpose of any personal property separately from the sale of real property, m any manner pemntted by the Umfonn CommercIal Code m effect m the PrOject State, mcludIng any pubhc or pnvate sale, or m any ri1anner pemntted by any other apphcable law Lender shall have no obhgation to clean-up or otherwISe prepare any such Collateral for sale Any proceeds of any such dIspoSItIon shall not cure any Event of Default or reInState any Secured ObhgatIon 6.2.7:1. Trustee's Sales of Real Property or Mixed Collateral Lender may also choose to dISpose of some or all of the Collateral that COnsISts solely of real property· m any manner then perIiUtted by appbcable law In Its dIScretIon, Lender may also or alternatIvely . choose to dISpose of some or all of the Collateral m any combmatIon COnsIStmg of both real and . personal property, together m one sale to be held m accordance WIth the law and procedures apphcable to real property, If and as permItted m the Project State Borrower agrees that such a sale of personal property constItntes a commercIally reasonable sale of the personal property For pmposes of tlus power of sale, eIther a sale of real property alone, or a sale of both real and personal property together, will sometunes be referred to as a "Trustee'S Sale" 6.2.7.3 Trustee's Sale Procedures. Before any Trustee's Sale, Lender or TruStee shall gxve and record such notIce of default and electJon to sell as may then be reqwred by law When all legally mandated tIme penods have elapsed, Trustee shall sell the property bemg sold at a pubhc auctIon to be held at the tune and place specrlied m the notIce of sale, and Lender may unpose such terms and condrtIons of sale as are permItted or allowed by appltcable law From tnne to time m accordance WIth then apphcable law, Trustee may, and m any event at Lender's request shall, contmue any Trustee's Sale by pubbc announcement at the tIme and place scheduled for that sale, or may, m Its dlscretJon, gxve a new nobce of sale Also, Lender may from tIme to time dIsCOntinue or rescInd any nottce of default or notIce of sale before any Trustee's Sale as proVIded above, by executing and debvermg to Trustee a wntten notice of such dIscontinuance or resCISSIon The exercISe by Lender of such nght of reSCISSIon shall not cons1Itute a waxver of any breach or default then eXIsting or subsequently occumng. or Impatr the nght of Lender to execute and dehver to Trustee, as above proVIded, other declarations or notIces of default to satisfy the SecUred OblIgabonS, nor otherWIse affect any prOVISIOn, covenant, or condItion of any Constn.tcfton Deed of Trust (WA) -Loan No 996888-9001 #170168 146S7-{)22 3n@w041 doc 81612004 Page 17 -~ Ie 2004081000%892.81 e Loan Document or Related Loan Documents, or any of the nghts. obhgatlons, or remedIes of Trustee or Lender hereunder or thereunder 6.2.7.4 BIdding at Trustee's Sale. At any Trustee's Sale. TruStee shall sell to the lughest bIdder at pubhc auctIon for cash m lawful money of the UnIted States, uilless other tenns and condItIons of sale are prescnbed by Lender m accordance With and as pemutted by apphcable law Any person, mcludmg, Without hnutatlon, Borrower or Lender, may purchase at stich sale, and Borrower hereby covenants to warrant and defend the title of such purchaser or purchasers Trustee sba1l execute and dehver to the purchaser(s) at such sale a deed or deeds conveymg the property bemg sold Without any covenant or wammty whatsoever, express or nnphed The reCItals m any such deed of any matters or facts. mcludmg any facts beanng upon the regulanty or validity of any Trustee's Sale, sba1l be conclUSIve proof of theIr truthfulness 6.2.S. Smgle or MultIple Foreclosure Sales. If the Collateral consists of more than one lot, parcel or Item of property, Lender may (1) deSIgnate the order m whIch the lots, parcels andlor Items shall be sold or disposed of or offered for sale or disposItIOn, and (u) elect to dispose of the lots, parcels andlor Items through a smgle consohdated sale or dispoSItion to be held or made under the power of sale granted hereIn, or In connectIon With JudiCIal proceedmgs, or by VIrtue of a Judgment and decree of foreclosure and sale, or through two or more such sales or dispOSItions, each of wluch may be separately noticed If so elected by Lender and pemutted by appbcable law, or m any other manner Lender may deem to be m Its best mterests (any such sale or diSPOSItIon, a "FDreclosure Sale") If It chooses to have more than one Foreclosure Sale, Lender at Its option may cause the Foreclosure Sales to be held smmltaneously or successively, on the same day, or on such dIffelent days and at such cbfferent tnnes and places and m such order as It may deem to be m Its best mterests, all as may be penmtted under apphcable law No Foreclosure Sale shall tenmnate or affect the hen of thIs Deed of Trust on any part of the Collateral that has not been sold untIl all of the Secured Obbgabons have been paid m full 6.2.9. Releases, ExtenslOJ1$, Modification and AdditIonal Security. Without affectmg the IUlblbty of any person for payment of any of the Secured ObbgatIons, Lender may make any agreement or take any acnon extending the matunty or otherWIse alterIng the terms or mcreasmg the amount of any of the Secured Obhgatlons, and accept addItIonal SecurIty or release all or a portIon of the Collateral andlor other SecurIty for the Secured Obhgatlons 6.2.10. AcceleratIon Not ReqUIred. Lender may take any of the actlons pernutted 1.nlder SectIons 6 2 1 through 6 2 3 regardless of the adequacy of the securrty for the Secured ObhgatIons, . or whether any or all of the SeCured ObhgatIoils have 'Been declared to be ImmedIately due and payable, or whether notIce of default and electlon to sell has been given under thIs Deed of Trust 6.2.11. Other Remedies. In addmon to the foregoIng, upon the occurrence of an Event of Default, Lender and/or Trustee shall have and may exercISe any and all other nghts and remedIes avmlable to them at law or m eqwty The exercIse or fmlure to exercISe any nght or remedy avatlable to Lender or Trustee shall In no event be deemed or construed to be a WcIlver or release of any nghts or ieined1es of Lender or Trustee 1.nlder the Loan Documents or the Related Loan Docwnents, or at law or m .eqwty 6.3. Payment of Costs, Expenses, and Attorneys' Fees. All costs and expenses reasonably mcurred by Trustee and Lender m enforcmg the remedIes available to them hereunder or othet'WlSe protectIng the Collateral or other ngbts or mterests of Lender (mcludmg, WithOut hmltatIon, court costs and attorneys' fees, whether·mcurred m htlgabon or not, expenses for CVldence of title, appraISals and surveys .and trustees' fees, and costs and fees relating to any bankruptcy, reorgamzatIon, or lDSolvencyproceedmg) shal1 constItute an additIonal obhgabon of Borrower to Lender Borrower shall munediately reunburse Lender and Trustee for all costs and expenses that Lender or Trustee may mcur by reason of, or ansmg out of, or In connectlon With (a) any Default, (b) any actlon or proceedIng m whIch Lender or Trustee may appear or commence to protect, preserve, exerclSe or enforce thetr nghts, remedies or securrty mterests under·t1us Deed of Trust, or under any document or mstrument eVldencmg the Secured Obhgatlons secured by t1us Deed of Trust, or whIch otbeIWlse relates to the Project, mcludIng all appeals therefrom, (c) the Omstrudtcm Deed o/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w04' doc 8/6/2004 Page 18 -"'"-', 20046816662892.94 & performance of any act authonzed or penrutted hereunder, and (d) the exerCIse of any other nghts or remedIes under tlus Deed of Trust, or under any document or Instrument eVldencmg the Secured Obbganons secured by flus Deed of Trust, or othelWlSe relating, to the proteci:ton of Lender's or Trustee's nghts and mterest hereunder or Wlder any document or mstrument eVldencmg the Secured Obhganons secured hereby, whether or not a SUIt or proceedIng IS mstltuted Such costs and expenses shall mclude Without hIDltanon the fees, charges and expenses of attorneys, engmeers, accoWltants, appraISers, eXpert Witnesses, consultants and other profeSSIOnal asSIstants and adVIsors, costs and expenses of searchmg records, exammmg ntle and determmmg nghts m, tItle to, or the value of, the Project, or the boundanes thereo~ mcludmg but not luntted to ntle company charges, ntle msurance prennums. survey costs, publIcation costs, and other charges mCldent thereto, all whether or not a smt or proceedmg IS mstItuted Borrower agrees to and shall pay, unmedtatelyand Without demand, all sums so expended by Lender or Trustee, together With mterest from the date of expendltlIre, at the lnghest legal mterest rate then payable under the Loan Documents, all of wluch sums pIllS Interest shall constitute addItional Secured Obhganons secured by tlus Deed of Trust 6.4. Remedies Not Exclusive. Trustee and/or Lender shall be entItled to enforce the payment and performance of any Secured ObhgatlOns and to exercIse any and all nghts, powers, and remedIes under tins Deed of Trust, any other Loan Document, or any Related Loan Document, notwIthstandmg the fact that some or all of the Secured OblIgations may now or hereafter be otherwtSe secured Trustee and/or Lender shall be entitled to enforce all snch nghts concurrently or separately, m such order and manner as they or either of them may m thea absolute dIscret10n determme No remedy IS mtended to be exclllSive of any other remedy, but each shall be cumulatIve and m addItIon to the others, to the fullest extent penmtted by law 6.S. MIscellaneous. 6.5.1. Lender may release, regardless of consl(ieratIon, any part of the Collateral WIthOUt, as to the remamder, m any way unpatrmg, affectmg, subordInating, or releasmg the hen or secunty mterests evIdenced by flus Deed of Trust or the other Loan Documents or affectmg the obbgatlons of Borrower or any other party to pay and perform the Secured ObbgatIons For payment of the Secured ObligatIons, Lender may resort to any of the collateral therefor m snch order and manner as Lender may elect No collateral heretofore, hereWith, or hereafter taken by Lender shall In any manner unpall' or affect the coliateral gIven pursuant to the Loan Documents, and all collateral shall be taken, consIdered, and held as cumulatIve . 6.5.1. Borrower hereby mevocably and uncondItionally waives and releases (1) all benefits that mIght accrue to Borrower by VIrtue of any present or future law exempting the Collateral from attachment,. levy or sale on execution or proVidmg for any appraISement, valuation, stay of execution, exemption from CIVIl process, redemption, or extension of tune for payment, (n) notices of any Event of Default or of the exercIse of any nght, remedy, or recourse not explICitly reqUIred under the Loan Documents. and (m) any nght to a marshabng of assets or a sale m mverse order of ahenatlon ARTICLE 7. ASSIGNMENT 7.1~ No AsSignment or Encumbrance WIthout Lender's Consent. Borrower acknowledges and agrees that the Secured Obhgatlons are personal to Borrower and that the Identity of Borrower and Its partnets and employees, and of any guarantors, the relatIOnship between Borrower, each guarantor. and Lender, and the credItworthmess, bllSmess expertIse, finanCIal condItIon, and continued control of the Collateral of Borrower and each guarantor were matenal mducements upon wlnch Lender relIed m arrangmg the Secured OblIgations AccordIngly, neIther Borrower nor any guarantor shall, wrthout Lender's pnor wntten consent or as otherwIse expressly peI'lDltted under tlus Deed of TruSt or the Loan Agreement (1) sell, convey, aSSIgn, encumber, or otherWIse transfer any of Its nght, ntle, or mterest m and to the Collateral or any other PrOject asset, whether such transfer or encumbrance IS voluntary or by Construction Deed ufTrust (WA) -Lorin No 996888-9001 #170168 14657-022 3n@w041 doc 8/6/2004 Page 19 .----.... 20a4081006!892.82e operatIon of law, other than as specIfically pemutt.ed under the Loan DocUments, (11) sell, asSIgn, or transfer Its mterest as borrower under the Secured ObhgatIons, or (m) transfer any stock or other ownerslnp mterest that would cause a matenal change In the control of Borrower or any guarantor (excIudmg, however, transfers of the mterests of bnnted partners or non-managmg m~mbers of Borrower or any guarantor If such transfers do not matenally ¢muush the powers of the general partner or manager of Borrower or any guarantor or otheTWlSe cause a matenal change m the nghts to manage and control Borrower or any guarantor) Any attempted asSIgnment Wlthout such pnor wntten consent shall be null and VOId, and of no effect, and shall also constItute, at Lender's optIon, an Event of Default by Borrower under tins Deed of Trust and each of the other Loan Documents 7.2. Conditions to Approval of Assignment. As a conditIon of approvmg any asSIgnment, Lender may unpose such reqmrements and conditIons as It determmes are appropnate In Its sole discretIon, mcludmg but not himted to the reqmrement that Borrower and the assummg party pay, In advance, any and all reasonable costs and expenses, Includmg reasonable attorney's and accountant's fees, mcurred by tlte Lender In connectIon thereWltlI No approval of any asSIgnment shall cause a release of Borrower from any bablhty under ilie Loan Documents Wliliout Lender's pnor wntten consent, whIch consent may be WIiliheld m Lender~s sole discretIon . 7.3. Loan Due upon Prolubited Transfer or Encumbrance. Upon any transfer, asSIgnment, or encumbrance, as descnbed m SectIon 7 1 for whlch Lender's wntten approvallS reqmred but has not been obtamed, the entIre outstandmg balance owmg under tlte Note, mcludmg pnncIpal, accrued mterest, and any other amounts owmg under the Loan Documents shall become due and payable at Lender's optIon, Wlthout any requrrement for notIce or demand, and Lender may pursue any remedIes granted to It under tins Deed of Trust or any of ilie ot11er Loan DOCUDlents 7.4. Assignment and PartiCIpation by Lender. Lender shall have the nght, at any tune and from nme to tnne and upon notIce to Borrower, to assIgn or sen the Secured OblIgatIons, and/or anyone or more partICIpatIons in the Secured OblIgatIons, or to mclude such obbgatIons In a secuntlzed pool of mdebtedness, accompamed by an asSlgmneilt and/or delegatIon of any or all related nghts or obhgatIons of Lender under ilie Loan Documents, Wlthout the need for any form of consent from BorroWer . . ARTICLES. NUSCELLANEOUSPROvnnONS 8.1. Additional Provisions. The Loan Documents fully state all of the terms and conditIons of the partIes' agreement regardulg the matters mentIoned m or mCldental to tIns Deed of Trust The Loan Documents also grant further nghts to Lender and contam further agreements and affirmauve and negatIve covenants by Borrower that apply to tins Deed of Trust and to the Collateral 8.2. Linntation on Interest and Charges. Borrower agrees to an effecttve rate of mterest that IS the rate proVlded for m tlle Note, plus any adchtIoruil rate of mterest resultlng from any other charges m tile nature of mterest paId or to be paId by or on behalf of Borrower, or any benefit receIVed or to be . reCeIved by Lender, m connectIon With the Secured ObbgatIons The Interest, fees and charges under the Loan Documents shall not exceed the maxunum amounts Permltted by any appbcable law If any such mterest, fee or charge exceeds the maxnnum, the mterest, fee or charge shall be reduced by tlIe excess and any excess amounts already collected' from Borrower shall be refunded Lender lIlilY refund such excess erther by treatmg the excess as a prepayment of prmclpal under ilie Note or by makmg a dIrect payment to Borrower The proVISIOns of tlus paragraph shall control over any mconslstent provlSlon In the Loan Docmnents 8.3. Permitted Contests. Borrower may contest or object m good faIth to the amount or vabdIty of any tax, assessment, claIm, demand, levy, hen, encumbrance, charge or nouce of noncomphance asserted by a thrrd party (collectIvely, a "Claim ''), but only m accordance Wlili the followmg condItIons (1) Borrower shall first gIve wntten notIce to Lender and depOSIt WIth Lender a bond or oilier secunty Construcflon Deed afTrust (WA) -Loan No 99688lHOOl #170168 14657-022 3n@w041 doc 81612004 Page 20 ..... --, 2084081 e882892.921 (. sattsfactory to Lender m such amount as Lender shall reasonably reqwre, up to 150% of the amount of the Clatm or other sum In controversy, and shall have demonstrated to lender's reasonable sattsfactlon that no pornon of the Collateral WIll be sold to satlsty the ClaIm pnor to final resolutton, (u) Borrower shall promptly and dthgently proceed to cause the CIaun to be settled and dtscharged m a manner not preJudtclal to Lender or Its nghts hereunder, (m) If Borrower shall fall to proceed dthgently to dtscharge the Claun, then, m addttIon to any other nght or remedy of Lender, Lender may, but shall not be obhgated to, dtscharge the same, by paymg the amount clauned to be due, or by depOSItIng m court a bond or the amount clauned or othefWlSe gIvmg secunty for such Claun, or m such manner as IS or may be prescnbed by law, at Borrower's expense, (IV) Lender may employ an attorney or attorneys to protect Its nghts hereunder, and m such event, Borrower shall pay Lender the attorneys' fees and expenses mcurred by Lender, whether or not an acnon IS actually commenced agamst Borrower by reason of any default hereunder, and (v) Borrower shall have proVIded such good and suffiCIent undertaIang as may be reqwred or pemntted by law to accomphsh a stay of any legal proceedlngs then pendmg m connectIon With the Claun 8.4. Cooperation. Borrower shall, upon request, cooperate With Lender or Trustee to correct any defect, error or OIDlSSlon that may be dtscovered m the contents of tins Deed of Trust or m the eXeCunon or acknowledgment hereof: and WIll execute, acknowledge, and delIver such further mstruments and take such further actJons as may be reasonably requested by Lender or Trustee to carry out more effectIvely the purposes of tlus Deed of Trust 8.S. ObligatIons of Borrower, Joint and Several. If more than one person has executed tins Deed of Trust as Borrower, the obhgatlOns of all such persons hereunder shall be Jomt and several 8.6. Severability. If any tenn of tins Deed of Trust, or the apphcatIon thereof to any person or cll'CUll18tances, shall, to any extent, be mvahd, VOId or unenforceable, the remamder of t1us Deed of Trust, or the apphcatIon of such term to persons or CJrCUmStances other than those as to whIch It IS mvahd, VOId ot unenforceable. shall not be affected thereby, and each term of tins Deed of Trust shall be valtd and enforceable to the fullest extent permttted by law If the hen of tins Deed of Trust IS mvahd, VOId or unenforceable as to any part of the Secured ObhgatIons. or uthe hen IS mvahd, VOId or unenforceable as to any part of the Collateral, the unsecured or partlally secured pornon of such mdebtedness shan be completely paId pnor to the payment of the remammg and secured or partIally secured pornon of such Secured ObbgatIons, and all payments made on such Secured ObhgatIons shall be consIdered to have been first paId on and apphed to the full payment of that pornon of such mdebtedness that IS not secured or fully secured by the hen oftlus Deed of Trust 8.7. No Waiver or Cure. No waIver or delay or OlDlSS1on m the exercISe or enforcement by Lender of any of Its nghts or remedtes hereunder or under any of the other Loan Documents shall be CODSIdered a waIver of any subsequent apphcatIon o~ or nght to enforce, such nght or remedy, or of the nght to enforce any other nght or remedy of Lender m another mstance Furthermore, no waIver of Lender's nghts or i"emedIes m one or more mstances shall establIsh a course of dealIng or other agreement that Will bmd Lender or prohIbIt Lender from enforcmg the terms of thts Deed of Trost or any other Loan Document 1D another mstance 8.8. AdditIonal Security. If Lender at any tUne holds addlnonal secuniy for any of the Secured OblIgatIons, all such secunty shall be taken, consIdered. and held as cumulatIve, and Lender may enforce the sale thereof or otherwtse realIZe upon the same, at Its optIo~ eIther before or concurrently WIth the exerCISe of any of ItS nghts or remedtes hereunder or after,a sale IS made hereunder The talong of addttional secunty, the execution ofparttal releases of the secunty, or any extensIon of the tune of payment of the Secured ObhgatIoIis shall not dtIDllUSh the force, effect, or hen of tins Deed of Trust and shall not affect or 1IDpaIr the hablhty of any maker, sUrety, or endorser for the payment of any such mdebtedness 8.9. ImpOSItIon of Tax. For purposes of thIs SectIon, "Tax" shall mean (a) a speCIfic tax on . deeds of trust or on all or any part of the mdebtedness secured by a deed of trust, or (b) a specIfic tax on the owner of the Collateral covered by a deed of trust whIch the taxpayer IS authorIZed or reqwred to deduct from payments on the deed of trust. or (c) a tax on property covered by a deed of trust chargeable agamst a Construchon Deed of Trust (VVA) -Loan No 996888-9001 #170168 1%57-022 3n@w041 doc 81612004 Page 21 --~". 20046816882892.922 ( 4t- beneficIary or trustee under the deed of trust or the holder of the note secured by the deed of trust, or (d) a specIfic tax (other than an mcome tax ora gross receipts tax) on all or any portIon of the obligatIons secured hereby or On payments ofpnncrpal and mterest made by a grantor under a deed of trust Ifany Tax IS enacted subsequent to the date of tins Deed of Trust, enacbnent of the Tax sha~ constItute an Event of Default, and Lender may exercISe any or all of the remedIes avadable to It upon the occurrence of any Event of Default, unless the followmg condItIons are met (1) Borrower may lawfully pay the Tax WIthout causmg any resultlng econOJDlC dIsadvantage or mcrease of tax to Lender or Trustee, and (11) Borrower pays the Tax (mcludmg any tax on the payment made)Wlthm thn1y (30) days after notIce from Lender that the tax law has been enacted 8.10. No Offset. Borrower's obhganon to tlmely pay and perform. all obbganons under the Note, t1us Deed of Trust, and the other Loan Documents shall be absolute and uncondItIonal and shall not be affected by any event or clTcumstance, mcludmg WIthout IumtatIon any setofi; counterclaun, abatement, suspensIon, recoupment, deductlon, defense or any other nght that Borrower or any guarantor may have or clrum agamst Lender or any other person or entlty The foregomg shall not constItute a waJver of any claun or demand whIch Borrower or any guarantor may have m damages or otherwIse agamst Lender or any other person or entIty, prOVIded that Borrower shall mamtam a separate actIon thereon· . 8.11. Accommodations to Successors. The habIhty of the ongInal Borrower shan not be released or changed If Lender grants any succeSsor m intereSt to Borrower any extension of tune for payment, or modJficanon of the terms of payment, of any Secured ObhgatIon Lender shall not be requlTed to comply WIth any demand by the ongmal Borrower that Lender refuse to grant such an extensIon or modIficatIon to, or commence proceedmgs agaInSt, any such successor m mterest . 8.12. Amendments. Thts Deed of Trust cannot be waIved, changed, dISCharged or temnnated orally, but only by an mstrument m wrrt1Ilg SIgned by the party agatnst whom enforcement of any waIver, change, discharge or termInatIon IS sought 8.13. SucCessors in Iuterest. Subject to the 11D1ltabons on transfer contamed In the Loan Documents, the teims, covenants, and condtnons herem contamed shall be bmdmg upon and mme to the benefit of the belTS, legatees" deVISees, adnnmstratoi's, executors, successors and aSSIgns of the partIes hereto 8.14. ModIfication and Extensions. References to the Note, the Loan Agreement, the Loan Documents and the Related Loan Documents m t1us document shall be deemed to mclude all modtficatIons, extenstons, and renewals thereof 8.1S. Applicable Law. The prOVlSIOnsof thts Deed of Trust shall be governed by and construed m accordance with the laws of the Project State, WIthout regard to the chOIce oflaw rules of the Project State and except to the extent that federal Jaws preempt the laws of the Project State 8~16. Merger. No merger shalIoccur as a result of Lender's acqwnng any other estate In or any other hen on the Collateral unless Lender consents to a merger m wntmg 8~17. Notice. All nonces reqwred or peniu.tted under the Loan Documents shall be m wntmg, efi'ectlve upon dehvery, and shall be (1) dehvered m person, (n) sent by recogmzed couner or overmght delIVery serVIce, or (m) sent by certIfied mati, postage prepatd, WIth return receipt requested, (such DllIllmg to be deemed received on the. sooner of actual receIpt or three (3) days after madmg) to the appropnate party at Its address set forth above Any party may destgnate m wntmg dtfferent mal1mg addresses or persons to whIch or to whom such nonces or demands are thereafter to be addressed, but such change of address or change of party to be addressed notIces shall be effectIve only upon actual receIpt 8.18. Waiver of Marshaling. Borrower WaIves all nghts, legal and eqUitable, It may now or hereafter have to reqwre marshalmg of assets or to reqUli'e upon foreclosuie sales of assets m a partIcular order Each successor and aSSIg11 of Borrower, mcludmg any holder of a hen: subordlDate to thts Deed of Trust, by acceptance of Its mterest or hen agrees that It shall be bound by the above Watver, as If It had gIven the waIver Itself ' . Constructwn Deed of Trust (WA) -Loan No 996888-9001. #170168 14657-022 3n@w041 doC 8/612004 Page 22 ......... ~-........ , 28049819903282 023 i( • 8.19. Waiver Of Jury Trial. LENDER AND BORROWER EACH HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY APPLIGABLE LAW, THE RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT MATTER OF nus DEED OF TRUST. THIS WAIVER IS KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY MADE BY LENDER AND BORROWER, AND LENDER AND BORROWER ACKNOWLEDGE THAT NO PERSON ACTING ON BEHALF OF THE OTHER PARTY HAS MADE ANY REPRESENTATIONS OF FACT TO INDUCE THIS WAIVER OF TRIAL BY JURY OR IN ANY WAY TO MODIFY OR NULLIFY ITS EFFECT. LENDER AND BORROWER FURTHER ACKNOWLEDGE THAT THEY HAVE BEEN REPRESENTED (OR HAVE HAD THE OPPORTUNITY TO BE REPRESENTED) IN THE SIGNING OF TInS· DEED OF TRUST AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL, SELECTED OF THEIR OWN FREE WILL, AND THAT THEY HAVE HAD THE OPPORTUNITY TO DISCUSS THIS WAIVER WITH COUNSEL. 8.19.1. NotIce of IndemDlfication. BORROWER HEREBY ACKNOWLEDGES AND AGREES THAT THIS DEED OF TRUST CONTAINS CERTAIN INDEMNIFICATION PROVISIONS . WHICH, IN CERTAIN CIRCUMSTANCES, COULD INCLUDE AN INDEMNIFICATION BY BORROWER OF LENDER FROM CLAIMS OR LOSSES ARISING AS A RESULT OF LENDER'S OWN NEGLIGENCE. 8.20. Oral Agreements Notice. ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCiNG REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LA W~ IN WITNESS WHEREOF, Borrower bas executed thts Construc1lon Deed of Trust, Secunty Agreement, AsSIgnment of Leases and Rents, and FIxture FIlmg as the Grantor/frustor hereunder, and as a Debtor under the Umform Commercw Code, as of the date set forth above GrantorlI'rustorlDebtorlBorrower Construchon Deed of Trust (WA)-Loan No 996888-9001 #170168 14657-022 3n@w04' doc 81612004 CAMWEST WEST COAST LLC, a Washuigton bmrted babI11ty company By CAMWEST DEVELOPMENT, INC , a Washmgton cOIpOratJon, . Its Sole Member Pllge23 STATE OF WASHINGTON COUNTY OF KING . !884884999i3ie:z 024 On thts day personally appeared before me Kelly] Pnce, to me known to be the Cluef FmanCIal Officer of Cam West Development, Inc, a WashIngton COIporabon, Its Sole Member of CamWest West Coast LLC, a Washmgton lumted habIlIty company that executed the foregomg mstrument, and acknowledged such mstrument to be the free and voluntary act and deed of such corpoiatJ.on, for the uses and purposes therem mentJ.oned, and on oath stated that he was duly authonzed to execute such mstrument GIVEN UNDER My HAND AND OFFICIAL SEAL thts q"tb day of L S. 6 at . 2004 --, ~kdha~~Ll~ NOTARY PUBLIC In and for the State of Washtngton. resJ(hng at Re.t1'lbtY \ \ .0f\ My ConuntSSton ExpireS i 4:27-06 Ccnstructum Deed of Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w041 doe 816/2004 PIlge24 20848849902892 025 . ExmBIT "A" DESCRIPTION OF PROPERTY Parcel A The north half of the southwest quarter of the northwest quarter of the northeast quarter of Seebon IS, Townslnp 23 North, Range 5 East, W M , m KIng County, WashIngton, EXCEPT the east 30 feet and the west 30 feet thereof, EXCEPT the south 100 feet of the west 190 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Seebon 15, Townslup 23 North, Range 5 East, W M , m KIng County, Washmgton, AND EXCEPT the east 30 feet of the west 220 feet of the south 30 feet of the north half of the southwest quarter of the northwest quarter of the northeast quarter of Secbon 15, Townslup 23 North, Range 5 East, W M , m K1ng County, WashIngton, TOGETHER WITH an easement for mgress, egress and utilibes over, upon and across the south 30 feet and the west 30 feet of the south 100 feet of the west 190 feet of the north half of the southwest qUarter of the northwest quarter of the northeast quarter of SectIon 15, Townslup 23 North, Range 5 East, W M, mKmg County, Washmgton, TOGETHER WITH an easement for mgress, egress and Ubllbes over, upon and across the east 30 feet of the west 220 feet of the south 30 feet ofsatd subdmslOD ParcelB South half of the northwest quarter of the northwest quarter of the northeast quarter of Seebon 15, Towns1np 23 North, Range 5 East, W M , m Kmg County, WashIngton, EXCEPT the west 30 feet and the east 30 feet thereof ParcelC . The northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter of . Sectton IS, TownshIp 23 North, Range 5 East, W M , m KIng County, Washmgton, EXCEPT the east 150 feet, EXCEPT the west 30 feet, and EXCEPT the north 42 feet thereof conveyed to Kmg County for S E 1281b Street by Deed recorded May 20, 1964, under Recordmg Number 5738288 (contmued) Construchon Deed o/Trust (WA) -Loan No 996888-9001 #170168 14657-022 3n@w()41 doc 8/612004 Exhzlnt A -Page 1 ·.\ 2884981 900~V92 Q?S - LEGAL DESCRIPTION, contmued Parcel D The west 19 feet of the east 150 feet of the northwest quarter of the northwest quarter of the . northwest quarter of the northeast quarter ofSectlon 15, Townslnp 23 North, Range 5 East, W M ,m Kmg County, Washmgton. . EXCEPT the north 42 feet thereof conveyed to KIng County for road by Deed recorded February 3, 1965. under Recordmg Number 5840155 ParcelE The west 24 feet of the west half of the northeast quarter of the northwest quarter of the northwest quarter of the northeast quarter m Sectlon IS, Townslnp 23 North, Range 5 East, W M • m Kmg County, Washmgt6n, EXCEPT the north 42 feet thereof conveyed to Kmg County for road by Deed recorded February 3, 1965, under Recordmg Number 5840155, AND The east 131 feet of the northwest quarter of the northwest quarter of the northwest quarter of the northeast quarter, m Sectlon 15, Townslnp 23 North, Range 5 East, W M , m Kmg County, Washmgton, EXCEPT the north 42 feet thereof conveyed to KIng County for road by Deed recorded February 3; 1965, under Recoromg Number 5840155 Consfruchon Deed of Trust (WA) -Loan No 996888-9001 #17016S 14657-022 3n@w04' doc &1612004 ExhIbIt A -Page 2 • , / Geotechnical Engineering Water Resources Solid and Hazardous Waste Ecological/Biological Sciences . Geologie Assessments V1 I' Associated Earth Sciences, , Inc. Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repc,>rt WEST COAST PROPERTY Renton, Washington Prepared for Cam West Development, Inc. , I Project No. KE04125A . December 3, 200:1- -OEVELOPME -CITY OF ~tir~~N/NG DEC -1 2005 RECEIVED I I I I I I I I I I I I I I I I I I December 3, 2004 Project No. KE04125A Ass 0 cia ted Ear t h S,c i e n c e s, Inc. CamWest Development, Inc. .9720 NE 120th Place, Suite 100 Kirkland, Washington' 98034 Attention: Ms. Sara Slatten Subject: \ Subsurface Exploration, Geologic Hazard, and Prelimjnary Geotechnical Engineering Report West 'Coast Property 4925 NE 4th Street . Renton, Wa~hington Dear Ms. Slatten: 'We ,are pleased Jo' present the enclosed copies of the referenced report. This report summarizes the results of our subsurface exploration:' geologic hazard, and preliminary geotechnical engineering study and offers recoIIllll,endations for the preliminary design and developm~nt of the proposed project. Our recommendations are. preliininai-y in That project plans are still under development at the time of this report. . We have enjoyed working with you on this study and are confident that the recommendations presented in this report Will aid in the successful completion of your project.. If you should have any questions or if we can be of addi~ional help to you, please do not heSItate to call. , - Sincerely, ASSOCIATE~ EARTH SCIENCES, INC. Kirkland, Washington . -, ~- ~M. Ku t . errunan, P.E. Principal Engineer KDM/ts KE04125A3 Projects\2004125\KE\WP 911 Fifth Avenue, Suite 100 • Kirkl~nd, WA 98033 • Phone 425827-7701 • Fax 425827-5424 I I I I I· I I I I I I I I I I I I I I SUBSURFACE EXPLORATION, GEOLOGIC HAZARD, AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT WEST COAST PROPERTY Renton, Washington Prepared for: Cam West Development, Inc. 9720 NE 120th Place, Suite 100 Kirkland, Washington 98034 Prepared by: Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 December 3, 2004 Project No. KE04125A I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geologic hazard, and preliminary geotechnical engineering study for the proposed new residential development. Our recommendations are preliminary in that project plans are still under development at the time of our exploration and preparation of this report. The site location is shown on the Vicinity Map, Figure 1. The existing topography, proposed development, and the locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 2. If there are any substantial changes in the nature, design, or locations of the proposed improvements, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1. 1 Purpose and Scope The purpose of this study was to provide subsurface data to be used in the preliminary design of the project. Our study included a review of selected geologic literature,-excavating exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and shallow ground water conditions. Preliminary geotechnical engineering studies . were completed to formulate our recommendations for site preparation, site grading, house construction, drainage, and paving. This report summarizes our current fieldwork and offers development recommendations based on our present understanding of the project. We recommend that we be allowed to review project plans prior to construction to verify that our geotechnical recommendations have been correctly interpreted and incorporated into the design. Additional exploration or design modifications/review may be required to finalize our recommendations. 1.2 Authorization Authorization to proceed with this study was granted by Ms. Sara Slatten of CamWest Development, Inc. (CamWest). Our study was accomplished in general accordance with our scope of work letter dated March 1, 2004. This report has been prepared for the exclusive use of CamWest and their agents for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWG/rs -KE04125A3 -ProjecrsI2004125IKEIWP Page 1 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington 2.0 PROJECT AND SITE DESCRIPTION Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions This report was completed with an understanding of the project based on a conceptual site plan provided to us by CamWest. The project site is irregularly shaped in plan view, and includes a total of approximately 7 acres. Based on the survey provided to us, significant areas of the site have been determined to be wetlands. The site is bordered on the east by existing residences, undeveloped property, and an undeveloped road right-of-way. The site is bordered on the south by developed residential properties, on the west by residential and commercial development, and on the north by NE 4th Street. The site slopes generally down to the southwest, with overall vertical relief of approximately 25 feet. At the time of our exploration program, the site was occupied by an existing house, mature trees, and moderate undergrowth. Trash had been dumped at various locations around the property. We understand that the proposed project will include construction of 60 new home sites, paved access roads, buried utilities, a detention/open-space tract, and other typical improvements. Although grading plans were not available when this report was written, we anticipate that homes and roads will be constructed close to existing elevations, with cuts and fills typically less than 5 feet needed to achieve [mal grades. 3.0 SUBSURFACE EXPLORATION Our field study included excavating a total of 21 exploration pits to gain subsurface information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types in the field. . . The conclusions and. recommendations presented in this report are based on the 21 exploration pits completed for this study. The number, locations, and depths of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re- evaluate specific recommendations in this report and make appropriate changes. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -ProjectsI2004125IKEIWP Page 2 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington 3. 1 Exploration Pits Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions The exploration pits were completed with a tracked excavator. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by an engineering geologist from our firm. All exploration pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected geologic literature. As shown on the field logs, the explorations encountered medium dense grading to very dense silty sand with varying gravel content interpreted as lodgement till sediments. In six of the exploration pits, the natural sediments were covered with man-placed fill material up to approximately 8 feet thick. 4.1 Stratigraphy Topsoil A surficial layer of organic topsoil was encountered at the location of most of the exploration pits. In all but one area of existing fill, little topsoil had formed on the fill surface. The topsoil layer, where present, ranged from approximately 0.3 to 1.0 feet thick. Due to the high organic content, these materials are not considered suitable for foundation or slab-on-grade floor support, or for use in a structural fill. Stripped topsoil can be placed in landscape or other non-structural areas. Existing Fill Six of the exploration pits encountered medium dense, brown silty sand with varying gravel content. A small amount of asphalt paving rubble was observed in one of the exploration pits. This material was interpreted to represent existing man-placed fill. The existing fill was of similar gradation to the native lodgement till sediments, but was typically less dense and had a more oxidized (brown) color. Existing fill is not considered suitable for foundation support, and will require remedial preparation to support floor slabs and paving. Excavated existing fill material should be expected to be moisture-sensitive and near or above optimum moisture December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGhs -KE04125A3 -Projectsl2004125lKEIWP Page 3 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions content for compaction purposes. Based on our exploration pit observations, most of the existing fill materials could be moisture-conditioned and reused in structural fill applications. Vashon Lodgement Till Each of our exploration pits encountered medium dense grading to very dense silty sand with gravel interpreted as lodgement till. The lodgement till observed in our explorations graded from mottled brown in the weathered zone near the surface, to gray at depth where weathering was less. Lodgement till was deposited at the base of an active continental glacier, and was subsequently compacted by the weight of the overlying glacial ice. Lodgement till typically possesses high strength and low' compressibility attributes that are favorable for support of foundations, floor slabs, and paving with proper preparation. Lodgement till is silty and moisture-sensitive. In the presence of moisture contents above the optimum moisture content for compaction purposes, lodgement till can be easily disturbed by vehicles and earthwork equipment. Careful management of moisture-sensitive soils, as recommended in this report, will be needed to reduce the potential for disturbance of wet lodgement till soils and costs associated with repairing disturbed soils. Based on our laboratory testing, all of the weathered and unweathered lodgement till observed on-site was above optimum moisture content for compaction purposes. Our interpretations of subsurface conditions on-site are consistent with a published geologic map of the area (Geologic Map of King County, Washington [Draft], compiled by Derek B. Booth, Ralph A. Haugerud, and Jill B. Sacket, 2002). The referenced map indicates that lodgement till is expected at the ground surface on the site. 4.2 Hydrology Ground water was observed in existing fill materials above the lodgement till in two exploration pits. The observed ground water is interpreted to represent a perched ground water condition where vertical infiltration of surface water is impeded by low permeability soils at depths. It should be noted that seepage conditions at the site may vary in response to such factors as changes in season, precipitation, and site use. 4.3 Laboratory Test Results Laboratory testing on selected soil samples from explorations was completed in accordance with the requirements set forth in the request for proposal issued by Cam West. The following table summarizes the laboratory results. Laboratory test reports are included in the Appendix. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -Projectsl2004125lKEIWP Page 4 I I I I I I I I I I I I I I 1 I. I I I West Coast Property Renton, Washington Exploration Pit EP-2 EP-3 EPA EP-5 EP-6 EP-7 EP-8 EP-9 EP-lO EP-ll EP-12 EP-13 EP-14 EP-15 EP-16 EP-17 EP-18 EP-19 EP-20 EP-21 Approximate Ground Surface Elevation (feet) 400 400 402 403 400 406 397 404 411 402 397 409 420 406 419 416 410 410 398 417 417 * Samples above optimum mOIsture content Depth to Bearing Soil (feet) 8 8 3 4 5 0.3 1.5 0.6 0.5 0.5 0.5 0.5 0.6 0.5 0.4 1.0 0.5 0.4 0.5 0.5 0.5 Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Project and Site Conditions Approximate Existing Bearing Soil Moisture Elevation Content (feet) (percent) 392 9.5 392 11.0 399 8.1 399 10.1 395 9.5 405.7 9.1* 395.5 21.9* 403.4 13.6* 410.5 14.4* 401.5 15.7* 396.5 9.3* 408.5 8.2* 419.4 12.2* 405.5 11.2* 418.6 24.4* 415 12.7* 409.5 19.8* 409.6 16.8* 397.5 18.9* 416.5 10.4* 416.5 21.5* The maximum dry density of three soil samples were determined using the modified Proctor test procedure (American Society for Testing and Materials [ASTM]:D-1557). The results are as follows: Maximum Dry Density Optimum Moisture Content Sample Location Sample Type (pcO* (percent) EP-2 Existing Fill 117'.7 12.1 EP-8 Weathered 138.4 7.1 Lodgement Till EP-9 Lodgement Till 135.5 7.8 * pcf = pounds per CUbIC foot December 3,2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -Projectsl2004125lKEIWP Page 5 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope, and shallow ground water conditions as observed and discussed herein. 5.0 SEISMIC HAZARDS AND MITIGATIONS Earthquakes occur in the Puget Lowland with great regularity. The vast majority of these events are small and are usually not felt. However, large earthquakes do occur as evidenced by the 1949, 7.2-magnitude event; the 2001, 6.8-magnitude event; and the 1965, 6.5- magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20- year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 5.1 Surficial Ground Rupture The nearest known fault trace to the project is the Seattle Fault Zone, located approximately 6 miles north of the site. Recent studies by the U.S. Geological Survey (USGS) (e.g., Johnson et al., 1994, Origin and Evolution of the Seattle Fault and Seattle Basin, Washington, Geology, v. 22, p.71-74; and Johnson et aI., 1999, Active Tectonics of the Seattle Fault and Central Puget Sound Washington -Implications for Earthquake Hazards; Geological Society of America Bulletin, July 1999, v. 111, n. 7, p. 1042-1053) have provided evidence of surficial ground rupture along a northern splay of the Seattle Fault. The recognition of this fault is relatively new and data pertaining to it are limited, with the studies still ongoing. According to the USGS studies, the latest movement of this fault was about 1,100 years ago when about 20 feet of surficial displacement took place. This displacement can presently be seen in the form of raised, wave-cut beach terraces along Alki Point in West Seattle and Restoration Point at the south end of Bainbridge Island. The recurrence interval of movement along these fault systems is still unknown, although it is hypothesized to be in excess of several thousand years. Due to the distance from the site to known surficial faults, and to the suspected long recurrence interval, the potential for surficial ground rupture is considered to be low during the expected life of the structures. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE041Z5A3 -Projectsl2004125lKEIWP Page 6 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington 5.2 Seismically Induced Landslides Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations It is our opinion that the risk of damage to the proposed structures by seismically induced landsliding is low due to gentle slope inclinations and the presence of medium dense to very dense soils observed below the site. 5.3 Liquefaction Liquefaction is a temporary loss in soil shear strength that can occur when loose granular soils below the ground water table are exposed to cyclic accelerations such as those that occur during earthquakes. The observed site soils were generally dense and silty, and are not expected to be prone to liquefaction. A detailed liquefaction analysis was not completed as a part of this study, and none is warranted in our opinion. 5.4 Ground Motion Based on the encountered stratigraphy, it is our opinion that any earthquake damage to the proposed structures when founded on suitable foundation bearing strata in accordance with the recommendations provided in this report would be caused by the intensity and acceleration associated with the event and not any of the above-discussed impacts. Design of the project should be consistent with 2003 International Building Code (IBC) guidelines. In accordance with the 2003 IBC, the following values should be used: Site Class "C" (Table 1615.1.1) Ss = 137% (Figure 1516[1]) Sl = 48% (Figure 1516[2]) 6.0 EROSION HAZARDS AND MITIGATIONS the sediments underlying the site generally contain silt and fine sand and will be sensitive to erosion, especially in the sloping portions of the site. In order to reduce the amount of sediment transport off the site during construction, the following recommendations should be followed. 1. Silt fencing should be placed around the lower perimeter of all cleared area(s). The fencing should be periodically inspected and maintained as necessary to ensure proper function. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -Projectsl2004125lKEIWP Page 7 I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repon Geologic Hazards and Mitigations 2. To the extent possible, earthwork-related construction should proceed during the drier periods of the year and disturbed areas should be revegetated as soon as possible. Temporary erosion control measures should be maintained until permanent erosion control measures are established. 3. Areas stripped of vegetation during construction should be mulched and hydroseeded, replanted as soon as possible, or otherwise protected. During winter construction, hydro seeded areas should be covered with clear plastic to facilitate grass growth. 4. If excavated soils are to be stockpiled on the site for reuse, measures should be taken to reduce the potential for erosion from the stockpile. These could include, but are not limited to, covering the pile with plastic sheeting, the use of low stockpiles in flat areas, and the use of straw bales/silt fences around pile perimeters. 5. Interceptor swales with rock check dams should be constructed to divert storm water from construction areas and to route collected storm water to an appropriate discharge location. 6. All storm water from impermeable surfaces, including the driveways and the roofs, should be tightlined into approved facilities and not be directed onto or above steeply sloping areas. 7.0 LANDSLIDE HAZARDS AND MITIGATIONS The project site was characterized by gentle slopes. Topographic survey information was provided to us on the conceptual site plan, but did not present slope classifications. The site does not appear to contain slopes with inclinations greater than 25 percent, which would trigger Sensitive Slope regulations, or inclinations greater than 40 percent, which would trigger Protected Slope regulations in accordance with City of Renton Municipal Code. In our opinion, the observed slope inclinations do not present a significant landslide risk. If recommendations contained in this report are incorporated into project design and construction, no detailed landslide hazard analysis is warranted, in our opinion. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -Projectsl2004125lKEIWP Page 8 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repon Preliminary Design Recommendations III. PRELIMINARY DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Our exploration indicates that, from a geotechnical engineering standpoint, the proposed project is feasible provided the recommendations contained in this report are incorporated into the design and construction of the project. The bearing stratum is covered by existing fill up to 8 feet thick in some places. Existing fill is not suitable for support of foundations, floor slabs, or paving without remedial preparation. In areas of suitable native soils and of existing fill soils prepared as described in this report, conventional shallow foundations and standard pavement sections should perform well. 9.0 SITE PREPARATION Site preparation of building and pavement areas should include removal of all eXIstmg c buildings, foundations, existing buried utilities, trees, brush, debris, and any other deleterious materials. If the existing structures are not part of future development plans; the structures should be demolished and any remaining foundation elements or buried utilities that are not to remain operational should be removed. All existing fill around structures that are to be demolished should be removed. County records suggest that the house on-site is served by a septic system. Any existing septic systems that are in use or abandoned in place and are not to be reused· should be decommissioned in accordance with King County Health Department requirements and removed from beneath any areas where structures or paving are planned. We are not aware of any water wells on-site; however, if any water wells are present, they should be decommissioned by a licensed well driller in accordance with Washington Administrative Code Section 173-160. If any heating oil storage tanks or other similar structures are present on-site, they should be decommissioned and removed in accordance with applicable Washington State Department of Ecology regulations. Any depressions below planned final grades caused by demolition activities should be backfilled with structural fill as discussed under the Structural Fill section. The existing topsoil and sod should be removed from areas where new buildings, paving, or other structures are planned. These materials will "swell" some 25 to 30 percent upon excavation. The actual observed in-place depth of topsoil and sod at the exploration locations is presented on the exploration logs in the Appendix. After stripping, remaining roots and stumps should be removed from structural areas. All soils disturbed by stripping and grubbing operations should be recompacted as described below for structural fill. December 3, 2004 ASSOCIATED EARTH SCIENCES. INC. BWGlts -KE04i25A3 -Projectsl2004125lKEIWP Page 9 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommeruiations Once excavation to sub grade elevation is complete, the resulting surface should be proof-rolled with a loaded dump truck or other suitable equipment. Any soft, loose, or yielding areas should be excavated to expose suitable bearing soils. The subgrade should then be compacted to at least 90 percent of the modified Proctor maximum dry density, as determined by the ASTM:D-1557 test procedure for home sites and fills more than 4 feet below paving, and to 95 percent of ASTM:D-1557 for subgrades less than 4 feet below final grade. Structural fill can then be placed to achieve desired grades, if needed. After initial site preparation as recommended above, existing fill on-site should be addressed wherever it is present below planned finished grade. Six of the exploration pits encountered existing fill extending up to 8 feet below existing grade. Existing fill should be completely removed from beneath foundation areas and replaced with structural fill as needed to achieve desired grade. Where structural fill must be removed from beneath building foundation areas, existing fill removal should extend outside of the planned building footprint by a distance equal to half of the overexcavation depth. Beneath floor slab and paving areas, existing fill removal should extend 2 feet below planned subgrade elevation, then the resulting surface should be proof-rolled and compacted as recommended above. Any soft, yielding, or organic areas should be excavated further to expose suitable firm and unyielding soils. The planned grade can then be restored with structural fill. We estimate that approximately 75 percent of the excavated material will be acceptable for reuse in structural fill applications when field conditions allow moisture-conditioning by drying during favorable weather. Based on laboratory testing included in the Appendix, existing fill soils were below optimum moisture content for compaction purposes at the time of exploration. Existing topsoil should be excluded from structural fill use. The contractor should be made aware of the requirement to excavate, moisture-condition, and replace existing fill materials, and should include this work in his cost estimates. 9.1 Temporary and Permanent Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the lodgement till can be planned at 1.0H:IV (Horizontal:Vertical) or flatter. Temporary slopes in existing fill can be planned at 1.5H: 1 V or flatter. Permanent cut or structural fill slopes that are not intended to be exposed to surface water should not be steeper than 2H: 1 V . Permanent cut or structural fill slopes that will be exposed to surface water, such as bioswales or detention basins, should be designed with inclinations of 3H: 1 V or flatter. These slope angles are for areas where ground water seepage is not encountered, and assume that surface water is not allowed to flow across the temporary slope faces. If ground water December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -P,ojectsI2004125IKEIWP Page 10 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations seepage or flowing surface water is present when the temporary excavation slopes are exposed, flatter slope angles will be required. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA regulations should be followed at all times. 9.2 Site Disturbance Most of the on-site soils contain substantial fine-grained material, which makes them moisture- sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. 9.3 Winter Construction All of the existing site soils contain substantial silt and are considered highly moisture- sensltIve. Silty soils are easily disturbed during wet site or weather conditions by normal construction traffic. The contractor should protect exposed subgrade soils and limit construction traffic to designated travel areas that are protected from disturbance. Travel areas could be protected with asphalt treated base (ATB) as described in the Pavement Recommendations section of this report, or 1 foot or more of quarry spall or approved equal materials. At the time of our subsurface exploration, all of the weathered and unweathered lodgement till soils were above optimum moisture content for compaction purposes. We anticipate that during wet site or weather conditions, it will not be feasible to use excavated site materials in structural fill applications. 10.0 STRUCTURAL FILL Structural fill may be necessary to establish desired grades. All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After stripping, planned excavation, and any required overexcavation have been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to 90 percent of ASTM:D-1557. If the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -ProjectsI2004125IKEIWP Page 11 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free-draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free-draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8-inch loose lifts with each lift being compacted to 95 percent of ASTM:D-1557. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with City of Renton codes and standards. The top of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of the perimeter footings or roadway edges before sloping down at a maximum angle of 2H: 1 V. The contractor should note that any proposed fill soils must be evaluated by Associated Earth Sciences, Inc. (AESI) prior to their use in fills. This would require that we have a sample of the material at least 72 hours in advance to perform a Proctor test and determine its field compaction standard. We have completed three such tests on representative samples of the site soils, and the results are included in the Appendix of this report. Soils in which the amount of fme-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No.4 sieve size) should be considered moisture-sensitive. Use of moisture-sensitive soils in structural fills should be limited to favorable dry weather and dry subgrade conditions. The on-site soils contained substantial amounts of silt and are considered highly moisture-sensitive when excavated and used as fill materials. At the time of our exploration program, soil moisture content tests indicated that 16 of the 21 samples tested were at moisture conditions above optimum for structural fill use. We anticipate that most of the excavated native soils will require aeration and drying prior to compaction in structural fill applications. Excavated existing fill material is likely to be suitable for reuse in structural fill applications during dry site and weather conditions .. Construction equipment traversing the site when the soils are wet can cause considerable disturbance. If fill is placed during wet weather or if proper compaction cannot be obtained, a select import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No.4 sieve fraction, and at least 25 percent retained on the No.4 sieve. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGhs -KE04125A3 -Projectsl2004125lKEIWP Page 12 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington 11.0 HOUSE FOUNDATIONS Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations Spread footings may be used for building support when they are founded on approved structural fill placed as described above, or on lodgement till soils that are prepared as recommended in this report. The depths to suitable foundation bearing soils at the exploration pit locations, and the corresponding elevations, are presented in a table in the Subsurface Conditions section of this report. For residential structures, footings may be designed with an allowable foundation soil bearing pressure of 2,500 pounds per square foot (pst) including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection. However, all foundations must penetrate to the prescribed bearing stratum and no foundations should be constructed in or above loose, organic, or existing fill soils. In addition, all footings must have a minimum width of 18 inches. Anticipated settlement of footings founded as recommended should be on the order of ~ inch or less, with differential settlement of V2 inch or less. However, disturbed material not removed from footing trenches prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the foundation sub grades are undisturbed and construction conforms to the recommendations contained in this report. Such inspections may be required by the City of Renton. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. It should be noted that the area bounded by lines extending downward at 1H: IV from any footing must not intersect another footing or intersect a filled area which has not been compacted to at least 95 percent of ASTM:D-1557. In addition, a 1.5H:1V line extending down and away from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. 12.0 FLOOR SUPPORT If crawl space floors are used, an impervious moisture barrier should be provided above the soil surface within the crawl space. Slab-on-grade floors may be used over medium dense to very dense native soils, or over structural fill placed as recommended in the Site Preparation and Structural Fill sections of this report. Slab-on-grade floors should be cast atop a minimum of 4 inches of pea gravel to act as a capillary break. The floors should also be protected from dampness by covering the capillary br~ak layer with an impervious moisture barrier at least 10 December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGlts -KE04125A3 -Projectsl2004125lKEIWP Page 13 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations mils in thickness. Floor slabs that are supported by site soils prepared in accordance with the Site Preparation section of this report, or by structural fill, should experience 1/2 inch or less of settlement. 13.0 DRAINAGE CONSIDERATIONS We observed ground water seepage within fill soils above lodgement till. soils. Removal of existing fill from such areas might require temporary dewatering. Prior to site work and construction, the contractor should be prepared to provide temporary drainage and subgrade protection as necessary. All footing walls, basement walls, and retaining walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, polyvinyl chloride (PVC) pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set at the bottom of the footing at all locations and the drain collectors should be constructed with sufficient gradient to allow gravity discharge away from the walls. In addition, all foundation walls taller than 3 feet should be lined with a minimum 12-inch-thick washed gravel blanket provided to within 1 foot of finish grade that ties into the footing drain. Roof and surface runoff should not discharge into the footing drain systems but should be handled by a separate, rigid, tightline drain. In planning, exterior grades adjacent to foundations should be sloped downward away from the structures to achieve surface drainage. These recommendations apply to conventional shallow foundation walls and landscape walls less than about 4 feet tall. One should refer to the following section for walls up to 12 feet tall. 14.0 CAST-IN-PLACE RETAINING WALLS AND BASEMENT WALLS All backfill behind foundation walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls, which are free to yield laterally at least 0.1 percent of their height, may be designed to resist an active lateral earth pressure represented by an equivalent fluid equal to 35 pounds per cubic foot (pct). Fully restrained, horizontally backfilled rigid walls that cannot yield should be designed for an "at-rest" pressure represented by an equivalent fluid of 50 pcf. Walls with sloping backfill up to a maximum gradient of 2H:IV should be designed using an equivalent fluid of 55 pcf for yielding conditions or 75 pcf for fully restrained conditions. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGhs -KE04125A3 -Projectsl2004125IKEIWP Page 14 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard; and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations The lateral pressures presented above are based on the conditions of a uniform backfill consisting of excavated on-site soils, or imported structural fill compacted to 90 percent of ASTM:D-1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. A lower compaction may result in settlement of the slab-on-grade or other structures supported above the walls. Thus, the compaction level is critical and must be tested by our firm during placement. Surcharges from adjacent footings or heavy construction equipment must be added to the above values. Perimeter footing drains should be provided for all retaining walls as discussed under the section on Drainage Considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum I-foot-wide blanket drain to within 1 foot of finish grade for the full wall height using imported, washed gravel against the walls. Foundation wall footings/keyways cast directly against undisturbed lodgement till soils in a trench may be designed for passive resistance against lateral translation using an equivalent fluid equal to 350 pcf. The passive equivalent fluid pressure diagram begins at the top of the footing; however, total lateral resistance should be summed only over the depth of the actual key (truncated triangular diagram). This value applies only to footings/keyways where concrete is placed directly against the trench sidewalls without the use of forms. If footings are placed on grade and then backfilled, the top of the compacted backfill must be horizontal and extend outward from the footing for a minimum lateral distance equal to three times the height of the backfill before tapering down to grade. With backfill placed as discussed, footings may be designed for passive resistance against lateral translation using an equivalent fluid equal to 250 pcf and the truncated pressure diagram discussed above. Passive resistance values include a factor of safety equal to 3 in order to reduce the amount of movement necessary to generate passive resistance. The friction coefficient for footings cast directly on lodgement till or structural fill soils· prepared as described in this report may be taken as 0.35 .. This is an allowable value and includes a safety factor. Since it will be difficult to excavate these soils without disturbance, the soil under the footings must be recompacted to 95 percent of ASTM:D-1557 for this value to apply. 15.0 PAVEMENT RECOMMENDATIONS The pavement for this project is expected to be supported by lodgement till sediments or structural fill placed over these materials. With proper preparation, these soils will be suitable to allow the use of standard paving sections. The City of Renton minimum pavement section December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGhs -KE04125A3 -Projectsl2004125lKEIWP Page 15 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Repon Preliminary Design Recommendations consists of 4 inches of asphaltic concrete paving (ACP) underlain by 6 inches of crushed rock base. We recommend that the paving materials and placement procedures be consistent with the current Washington State Department of Transportation Standard Specifications for Road, Bridge, and Municipal Construction. If approved by the City and desired by CamWest, an alternate pavement section could be used. The roads could be graded, and crushed rock base placed. A 3-inch layer of ATB could then be placed and compacted to serve as a construction surface. At the end of construction, any construction damage to the A TB should be repaired, followed by final paving with 2 inches of ACP. All depths given are compacted depths. All paving materials, base course materials, and placement procedures should comply with City of Renton standards. All structural fill, and all native subgrades less than 4 feet below finished grade for a planned roadway, should be compacted to 95 percent of the modified Proctor maximum dry density as determined by ASTM:D-1557. Prior to structural fill placement, or to placement of base course materials over native subgrades, the area should be proof-rolled under the observation of AESI with a loaded dump truck or other suitable equipment to identify any soft or yielding areas. Any soft or yielding areas should be repaired prior to continuing work. 16.0 PROJECT DESIGN AND CONSTRUCTION MONITORING At the time of this report, site grading, structural plans, and construction methods have not been finalized, and the recommendations presented herein are preliminary. We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. We recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundations for buildings and of new pavement depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of the current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. December 3, 2004 ASSOCIATED EARTH SCIENCES, INC. BWGhs -KE04125A3 -Projeclsl2004125lKEIWP Page 16 I I I I I I I I I I I I I I I I I I I West Coast Property Renton, Washington Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Bruce w. Guenzler, P.E.G. Project Geologist Attachments: Figure 1: Figure 2: Appendix: December 3, 2004 Vicinity Map Site and Exploration Plan Exploration Logs Laboratory Test Results BWGlts -KE04125A3 -ProjectsI2004125IKEIWP ASSOCIATED EARTH SCIENCES, INC. Page 17 i a. ii ~ " ~ N ,.w (/1 ~ ~ ,~ e e NO SCALE tt·::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: j Associated Earth Sciences, Inc. VICINITY MAP FIGURE 1 ~ ~ IJIfi1 ~ ~ WEST COAST PROPERTIES ~ ~ a2Sl t..:D ~ RENTON, WASHINGTON , PROJ, NO. KE04125A ~------------------------------------------------ DATE 11/04 LEGEND EP-1 • Approximate location of exploration pit i:~:t ~. ",,~. ---.~ l':>~_:_\ : "~,-: -. .... lSil ,.,M -. -1 ---" ,. " !iJ .,. ·:~r-L~,~-__ --;~ ~~ t ",. '. '-_. Q; 16' a. '8 ~ .;: ~;: ~:;i ;~ij .lij~ 's f i +! 'g ts. it~-'! .!3.i: ~ / \ if' i: .1; , ... ~#'~ !:-~m ,~ t:.k:~J ~ ~*~, ~ 'ffff:~~ I J) H/ \ 'l~ ;-,.~ ~i\ -~ -...... .,.... .. ~ . " , ~t .,' ~ REFERENCE: CAM WEST/SITE DEVELOPMENT ASSOCIATES, LLC, 8-24-04. , I /1 , I. I • I !/ .,. ,. , r L __ ..i/ 'I , ... j .... - (" :ttZin;::-s:: -r:~, ~\' ~ : .. = ~;. t~ £, ; «RIICT'II' fttJ\.NO"". ,._'T. " (.' -:: ... ~ / '\ • EP-19._ .. .. 1. J ;::\ !I,J~~~ ," v,T""7 ;;;u~i. ···1 :, .*:o!~ ~~~ i~? ,} . ~ :;~ I .~._,.T·l· ;f~f~ z< ~O SCALE IN FEET e e ~==================================================== .[ ~ Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN ~ ~ flIP! ~ ~ WEST COAST PROPERTIES ~ ~ ~ ~ rn ~ RENTON, WASHINGTON PROJ. NO. KE04125A ~----------------------~---------------------------- FIGURE 2 DATE 11/04 I I I I I APPENDIX 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 Q) > Q) en 0 0 N ci Z c a "'0 Q) c 'iii Qi a: ~ ~ 0 0 l{) C III -5 Q) 15 ~ .!!l "0 (J) "'0 Q) C "§ 0 OJ In a; a U In "'0 C III (J) Q) > Q) (j) 0 0 N ci Z In Q) In In '" 0.. Q) 0 ~ _0 ~ 0 0 l{) .!!l '0 (J) "'0 Q) c iii (j OJ c u:: Well-graded g GW gravel with sand, no fines Poorly-graded gravel and gravel with sand, little to no fines Silty gravel and silty GM gravel with sand Clayey gravel and GC clayey gravel with sand Well-graded sand and sand with gravel, little to no fines Poorly-graded sand and sand with gravel, little to no fines Silty sand and silty sand with gravel Clayey sand and clayey sand with gravel sandy silt, gravelly silt, silt with sand or gravel low to medium ; silty, sandy, or nr""v,,,,"v clay, lean clay Terms Describing Density ensity and Consistency Coarse" Grained Soils Fine- Grained Soils -Very Loose Loose Medium Dense Dense Very Dense Consistency Very Soft Soft Medium Stiff Stiff Very Stiff Hard Ot04 4 to 10 10 to 30 30 to 50 >50 S PT(2)blows/foot Ot02 2 t04 4 t08 8 to 15 15 to 30 >30 Test Symbols G = Grain Size M = Moisture Content A = Atterberg Limits C = Chemical DO = Dry Density K = Permeability Component Definitions Descriptive Term Boulders Size Range and Sieve Number Larger than 12" Cobbles Gravel Coarse GrC!vel Fine Gravel Sand Coarse Sand Medium Sand Fine Sand Silt and Clay 3" to 12" 3" to NO.4 (4.75 mm) 3" to 3/4" 3/4" to No.4 (4.75 mm) No.4 (4.75 mm) to No. 200 (0.075 mm) Ncr. 4 (4.75 mm) to No. 10 (2.00 mm) No. 10 (2.00 mm) to No. 40 (0.425 mm) No. 40 (0.425 mm) to No. 200 (0.075 mm) Smaller than No. 200 (0.075 mm) (3) Estimated Percentage Moisture Content Dry -Absence of moisture, dusty, dry to the touch Component Percentage by Weight <5 Trace Few Uttle With 5 to 10 15 to 25 -Non-primary coarse constituents: ~ 15% -Fines content between 5% and 15% Slightly Moist -Perceptible moisture Moist -Damp but no visible water Very Moist -Water visible but not free draining Wet -Visible free water, usually from below water table Symbols Sampler Type 2.0"00 Split-Spoon Sampler Blows/S" or portion of 5" I " IS '" Sampler Type DeSCription Cement grout surface seal Bentonite (.) seal ~~~~~------------~ (SP~ Clay of high plasticity, sandy or gravelly clay, fat clay with sand or gravel 3,0" 00 Split-Spoon Sampler 3.25· 00 Split-Spoon Ring Sampler :: Filter pack with ': blahk casinll Bulk sample ~~~-+-----------i Grab Sample 3.0· 00 Thin-Wall Tube Sampler (including Shelby tube) Organic clay or silt of 0 Portion not recovered OH medium to high (1) Percentage by dry weight ':' section .. :,' Screened casing " or Hydrotip ': with filter pack " Endcap (4) Depth of ground water Z-~ In plasticity (2) (SP~ Standard Penetration Test ~---IL---b":@;?4----I------______ --; (ASTM 0-1585) Peat, rriuck and other (3) In General Accordance with .Y A TO = At time of drilling '5l Static water level (date) .elll= ~E'~ 0 PT highly organic soils Standard Practice for Description and Identification of Soils (ASTM 0-2488) (5) Combined USCS symbols used for fines between 5% and 15% Classifications of soils in this report are based On visual field and/or laboratory observations, which indude density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual-manual and/or laboratory classification ~ methods of ASTM 0-2487 and 0-2488 were used as an identification guide for the Unified Soil Classification System. ~ ~==========================~==============~======================== ! Associated Earth Sciences, Inc, f~~~[!j~ o ~ ----------------------------------------------------------------------------------------------------------- Exploration Log Key FIGURE A-1 I I I I I I I I I I I I I I I I I ... 0 0 N ~ :. El E I " > 0 z ...., D. (!) ~ N I :;: 0 '" D. I-~ g £; 0-Ol o LOG OF EXPLORATION PIT NO. EP-1 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read togettier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 1 - 2 - 3 -Asphalt chunk at 31/2' (3' x 3' x 18"). 4 - 5 - 6 - 7 - Wet at8'. 8 ---------------------------ni----~--------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble, siltier with depth. 9 - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 10 feet Slight caving below 4'. Wet at 8'. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~~~[!j~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ... 0 0 N -tv .0 E I CI) > 0 z -, Q. C) <i. '" N I ::;: 0 M Q. I-U lo:: §: r. C. Q) o LOG OF EXPLORATION PIT NO. EP-2 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read togettier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 1 - 2 - 3 - 4 - 5 - 6 - 7 - 8 -r-------------------------nff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 9 -Seepage at 8 1/2'. 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of 'exploration pit at depth 10 feet Slight caving below 3'. Seepage at 81/2'. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~E!~~[fj Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ...-0 0 N ~ Iii .c E I Ql > 0 z ..., Il. C> ~ N I :;: 0 '" Il. I-U :.:: g £; a. Ol o LOG OF EXPLORATION PIT NO. EP-3 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 1 - 2 - 3 --- - - - - - - - - - - - - - - - - - - - - -Weathered Tiif - - - - - - - - - - - - - - - - - - - - - -- Medium dense, very moist, orange-gray, silty SAND with gravel and cobble. 4 - 5 ---------------------------~if-------------------------- Dense to very dense, moist, light gray, fine to medium SAND with gravel and cobble, siltier with 6 -depth. 7 - 8 - 9 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 9 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~e~[!i~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I .... 0 0 N ~ Ii; D E I '" > 0 z .., Cl. C) ..: '" N I .... 0 .., Cl. I-U ><: g .c a. Q) o LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 1 _. 2 - 3 - 4 +. - - - - - - - - - - - - - - - - - - - - - -Weathered Tiff - - - - - - - - - - - - - - - - - - - - -~ - Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 5 -~-------------------------nff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 6 - 7 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 7 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~i!~[t4~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ... 0 0 N ~ Ii; D E I " > 0 z ..., n. <!) ~ N I :;: 0 '" n. 1-. U '" £; a: Q) o II e LOG OF EXPLORATION PIT NO. EP-5 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil 1 _j1J~9Qs~L.. n:!.olst. QrQ~nJ~ c19IKpI.o~!!,~i!!yJiD~ ~A_N!llJ2~hil!!:s-L t.!:.a~~9!"~v~l~ ____________ J . Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 2 - 3 - 4 - 5 --- - - - - - - - - - - - - - - - - - - - - -Weathered Tiff - - - - - - - - - - - - - - - - - - - - - - - Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 6 - 7 - 8 - 9 - 10 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 10 feet No ground water. Slight caving below 2'. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~Elm~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I I I ... 0 0 N ~ Ii; <> E ~ 0 z ..., D.. (!) ~ N :; 0 '" D.. ... 0 ><: LOG OF EXPLORATION PIT NO. EP-6 g This log is part of the report rrrepared by Associated Earth Sciences, Inc. (AESI) for the named Rroject and should be :; read together with that repo for comRlete interpretation. This summary a~plies only to the loca ion of this trench at the Co time of excavation. Subsurface condi ions may change at this location wi the passage of time. The data presented are Q) 0 a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 -1\l::.o.Q~Lf!!OlS1 ~~t~~W-DLsl!~fu1~ §~fiD-'. Q.r9.a.il~~ ________________________ -1' Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 -~-------------------------TIff-------------------------- 3 _ Dense to very dense, moist, light gray, silty SAND with gravel and cobble. "1 4 - 5 - 6 - 7 - 8 9 -Bottom of exploration pit at depth 8 feet No caving. No ground water seepage. 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 28 Westcoast Property Renton, WA Associated Earth Sciences, Inc. Project No. KE04125A Logged by: MT ~ i! ~ ~~ Approved by: 11/05/04 I I I I I I I I I I I I I I I I I ..,. 0 0 N ~ Q; n E I Q) > 0 z ..., n. (!) ..: "' N I ..,. 0 M n. I-~ g £; 0-Q) o LOG OF EXPLORATION PIT NO. EP-7 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brown-gray, silty fine to medium SAND with gravel, trace cobble. 1 - - - - - - - - - - - - - - - - - - - - - - - -Weathered Tiff - - - - - - - - - - - - - - - - - - - - - - - 2 -Medium dense, moist, orange-gray, silty fine to medium SAND with gravel, trace cobble. 3 ---------------------------nff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble, orange oxidation 4 -throughout. 5 - 6 7 - 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 6 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~E~~rJ Project No. KE04125A 11/05/04 I I I I I I I I I I I I ,I I I I I .,. 0 0 N ~ lu D E OJ I > 0 z .., "-C> -i. .., N I ~ 0 M "-b :.:: e e LOG OF EXPLORATION PIT NO. EP-8 g ..c C. Q) o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read togettier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 "L~~s~,-n!9l?h Q.a..r::k_b..r::o~.!!,~!LtyJlD~ ~~j).L(~.!"Qa.!!i~s..!.r:9~t~ - - - - - - -______________ -1 -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 - 3 - 4 -~-------------------------nrr-------------------------- Dense, moist, light gray, silty SAND with gravel and cobble. 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: . ~i!~~rJ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ... 0 0 N ~ :u D E I ., > 0 z ..... 11. (!) ~ N I ::;: 0 '" 11. I-~ e I LOG OF EXPLORATION PIT NO. EP-9 g :5 0-Q) o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 ~J::PQs~,-rQ..ols!" ~aJ:~ b.!:o.Y"D,~!!JyJl!1~ §~N"p-1. Q!"9.aDi~s..:. --------________________ J -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 - 3 ---------------------------~ff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 4 - 5 - 6 7 - 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 6 feet No caving. No ground water/seepage. . Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~E~~rJ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I .... 0 0 N ~ Q; .0 E I ., > 0 z ~ (!) <i. '" N I ~ 0 M 11. b '" g :; C-Ol o LOG OF EXPLORATION PIT NO. EP-10 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgettier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 ~,~oQs~L-,"Q.olst. Qa-'Kbio~iI,_siLtyJJ!l~ ~/~NP--,-Q!"9.ail~~ ________________________ -.J' _. Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 - 3 -~-------------------------nff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble, zones of orange 4 -oxidation. 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~E~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I ... I 0 0 N ri N 1;; .c E <1> I > 0 z C( (!) ..: on N I ~ 0 M a. I-a ><: g £; 0-Q) o --LOG OF EXPLORATION PIT NO. EP-11 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 lJ~9QS~L n~9l?h ~aJ:k_bJ:o~.D,J>!LtyJJ!1~ ~~P.L Q!"~aili~s-.!. !:9Qt~ _____________________ ~/ -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble, roots to 18". 2 ---------------------------nff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble, very moist at 10'. 3 - 4 - 5 - 6 - 7 - 8 - 9 - 10 11 - 12 - 13 - 14 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 10 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. . Logged by: MT Approved by: ~i!~~(j Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I v 0 0 N ri N Q; .0 E Q) I > 0 z i( (!) <i. '" N I ~ 0 '" "-I-t) l<: e e LOG OF EXPLORATION PIT NO. EP-12 g .r:: Ci. Q) o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 rJ=.9Qs~L--,"I}.ols!.. QaJ:~bJ:o~J],_si!t~Jl!l~ §~J)-1.. Q!"~aJ]i~s~ _ - - - -____________________ / -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 4 -Dense to very dense, moist, light gray, silty SAND with gravel and cobble, siltier with depth. 5 - 6 -Moisture increases with depth. 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19- 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~e~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I .". 0 0 N ~ :;; .0 E I '" > 0 z -. 0-C> <i. '" N I ~ 0 M 0-I-U ~ g :5 0-Q) o LOG OF EXPLORATION PIT NO. EP-13 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff !1 L.9Q.s~,-1l!9l?h <iaik_bio~!!,..§lL~fi!1~ ~~P.L Q!"~a.Di~s..!. C9Q.t~ _____________________ .J 1 -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 - ~-------------------------~IT-------------------------- 3 -Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 4 - 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~m~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ... 0 0 N ~ l;; .Q E ., I > 0 z ~ t!) .( Ul N I :; 0 '" D.. ~ U ::<: g :5 C-Ol o I I LOG OF EXPLORATION PIT NO. EP-14 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 r\~QS~L rlJ.ols1. Qa..!~b..!o~D,_sJ!.tyJl!l~ ~~N.P--,-Q.r9.a.!lif~ !:9Qt~ - - - _ - _ -______________ J -. Weathered Till . Medium dense, moist, orange-gray, silty SAND with gravel and cobble, roots. 2 - ~-------------------------nff-------------------------- 3 -Dense to very dense, moist, light gray, silty SAND with gravel and cobble, zones of orange oxidation. 4 - 5 - 6 - 7 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 7 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~E~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ..,. 0 0 N ~ :;; .0 E I !! 0 z ~ (!) ..: '" N I :.; 0 '" "-I-~ LOG OF EXPLORATION PIT NO. EP-15 g ;; 0-Q) o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that repqrt for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff . '\~9.Q~LI"!!OlS1 QC!r~ ~~WJ:lLsl!~ fln~ §~tiD~ Q.r9.all~~ r.02t~. _____________________ . ../ 1 -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble, roots. 2 -~-------------------------nff------------~------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 3 - 4 - 5 -More moist and siltier with depth. 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~~~~(J Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I ...-0 0 '" ~ Q; .0 E I Q) > 0 z ..... "-(!) ..: Ul '" I ; 0 (") "-I-U ~ g £ 0-Ol o LOG OF EXPLORATION PIT NO. EP-16 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff Loose, moist, dark brown, silty fine SAND, organics, roots. 1 +--- - - - - - - - - - - - - - - - - - - --Weathered Tiff - - - - - - - - - - - - - - - - - - - - - - - Medium dense, moist, orange-brown, silty SAND with gravel and cobble, roots to 2'. 2 -~-------------------------nff-------------------------- Dense to very dense, moist, yellow-brown to light gray, silty SAND with gravel and cobble, more 3 -moist with depth, orange oxidation staining throughout. 4 - 5 - 6 - 7 -Seam of wet to saturated fine sand at T. 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~~~[!j~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I .,. 0 0 N ~ Iv D E Ql I > 0 z ..., "-(!) <i. '" N I ::; 0 '" "-f-U ><: g £; Co Q) o e e LOG OF EXPLORATION PIT NO. EP-17 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff lJ~9Qs~,-r1!o~!.. 9.al~ blo~.!:',~!!.tyJJD~ §~j)-,-Q!"9.a.Di~s..L I!>Qt~ _____________________ -.1/ 1 -. Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble, roots to 12". 2 ---------------------------nrr-------------------------- Dense to very dense, moist, light orange-brown to light gray, silty SAND with gravel and cobble. 3 - 4 - 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~e~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I "<t 0 0 N ~ iii D E I ~ 0 z ..., a. (!) <i. '" N I "<t 0 M a. .... ~ LOG OF EXPLORATION PIT NO. EP-18 g ;; a. Q) o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION 1 . Forest Duff 1 \,=-0.Q~LI"!!.01s1 Q~I5...~~wllL..sJ!~Qn~ §~~p...!. Q.rga..!'~~ r.o.Qt§.. _____________________ .j -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble. 2 -~-------------------------TIff-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 3 - 4 - 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: m1E~[!j~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I I .... 0 0 N ~ 0; .0 E I " > 0 z ..., D-C) <i. on N I :; 0 .., D-I-U ><: g :5 0-Q) o LOG OF EXPLORATION PIT NO. EP-19 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read togetlier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 lJ~9QS~LIllOlsh QaJ:~bJ:o~.D,_sl!.tyJl!l~ §~~.1. Qf{ta!lif~ ~Qt~ _____________________ -.1/ -Weathered Till Medium dense, moist, orange-gray, silty SAND with gravel and cobble, roots to 1 '. 2 ---------------------------nrr-------------------------- Dense to very dense, moist, light orange-gray, silty SAND with gravel and cobble. 3 - 4 - 5 - 6 - 7 - 8 - 9 - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 10 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~~~[!j~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I ... I 0 0 N ~ Q; .c E '" I > 0 z ...., D-C!) <i. '" N I ~ 0 .., D-I-~ g :5 C-Q) o e e LOG OF EXPLORATION PIT NO. EP-20 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff 1 --\'=9Q.s~!..rr!.o.Lst Q.a.!k_b.!o~.D,~iL~f!rl~ §~PL~;:f~~~~d TII'-- - - - - - - - - - - - - - - - - - - -J l~~e.9i~r:!! ~~~e--,-rDQj~,.2@!}@:9.t:?Y,li!Lty_~A~Q ~l!h~a~~ ~fld~Q.b1>~~ ______________ J-- 2 -Till Dense to very dense, moist, light gray, silty SAND with gravel and cobble, sandier and more moist 3 -with depth. 4 - 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 Bottom of exploration pit at depth 8 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: -~i!~~~ Project No. KE04125A 11/05/04 I I I I I I I I I I I I I I I I ..,. I 0 0 N ~ ;;; .0 E " I > 0 z ..., "-(!) ~ N I :; 0 '" "-t> '" g £i D-Q) o e e LOG OF EXPLORATION PIT NO. EP-21 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION 1 Forest Duff -- ILoose, moist, dark brown, silh' fine SAND, org_~mics. j 1 -. ----------------------Weathered TIII--------------------- Medium dense, moist, red-brown to orange-gray, silty SAND with gravel and cobble. 2 ---------------------------TIU-------------------------- Dense to very dense, moist, light gray, silty SAND with gravel and cobble. 3 - 4 - 5 - 6 7 - 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 . Bottom of exploration pit at depth 6 feet No caving. No ground water/seepage. Westcoast Property Renton, WA Associated Earth Sciences, Inc. Logged by: MT Approved by: ~e[!l~rJ Project No. KE04125A 11/05/04 I~ S SOC i ate d te Sampled 10/2004 Tested By T ImPlelD I t Weight + Pan Weight + Pan eight of Pan weight of Moisture • Weight of Soil % Moisture I ImPlelD Wet Weight + Pan t Weight + Pan eight of Pan Weight of Moisture Iv Weight of Soil 'Moisture I ImPlelD Wet Weight + Pan ." Weight + Pan .eight of Pan Weight of Moisture eY Weight of Soil • Moisture I I I I Earth Scienes, Inc. ~ [0 Project West Coast Pro erties Location EP-1 @2' 1552 1436 215 116 1221 9.5 EP-7@2' 882 764 224 118 540 21.9 EP-11 @2' 876 820 221 56 599 9.3 Project No. KE04125A EB/EP No. e. Moisture Content ASTM 02216 Soil Description Depth EP-5@2' EP-6@4' 977 1005 912 940 228 223 65 65 684 717 9.5 9.1 EP-8@4' EP-9@2' 714 1445 655 1291 221 220 59 154 434 1071 13.6 14.4 EP-12@4' EP-14@4' 833 860 787 810 226 222 46 50 561 588 8.2 8.5 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave., Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 lssociated te Sampled /10/2004 Tested By T ImPlelD Wet Weight + Pan Iv Weight + Pan '~i9ht of Pan .eight of Moisture Iv Weight of Soil % Moisture I ImPlelD Wet Weight + Pan t Weight + Pan ight of Pan Weight of Moisture ~ Weight of Soil 'Moisture I I I I I I I I Earth Project West Coast Pro erties Location Project No. KE04125A EB/EP No. Depth e Moistyre Content ASTM 02216 Soil Description EP-16@4' EP-17@2' EP-19@2' 768 831 887 707 731 782 228 226 227 61 100 105 479 505 555 12.7 19.8 18.9 EP-20@4' EP-21 @2' 1103 1218 1020 1042 221 223 83 176 799 819 10.4 21.5 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave .• Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 Issociated te Sampled 10/2004 Tested By T I Sa~ple 10 .t Weight + Pan • Weight + Pan Weight of Pan t ight of Moisture Weight of Soil % Moisture I ImPlelD 1ft Weight + Pan • Weight + Pan Weight of Pan .ight of Moisture ~ Weight of Soil % Moisture I ImPlelD let Weight + Pan ~ Weight + Pan Weight of Pan weight of Moisture ~ Weight of Soil % Moisture I I I I Earth Sci e ne s, Inc. Project West Coast Properties Location EP-2@2' 1263 1171 332 92 839 11.0 EP-10@2' 1034 934 297 100 637 15.7 EP-15@1' 692 615 299 77 316 24.4 Project No. KE04125A EB/EP No. e Moisture Content ASTM D 2216 Soil Description Depth EP-3@1' EP-4@2' 1120 1654 1061 1544 331 460 59 110 730 1084 8.1 10.1 EP-13@4' EP-14@4' 921 820 857 769 332 313 64 51 525 456 12.2 11.2 EP-18 @2' 894 808 297 86 511 16.8 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave., Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 I Associated Earth e SCiences, Inc. e Proctor Analysis I~ ~ I I I I I I I I I I I I I I I I I Date Sampled 10-Nov-04 Tested By ROT I Percent passing 3/4" sieve: A Mold Number B Water Added C wt. of Wet Soil + Mold (lb) 0 wt. of Mold (Ib) E wt. of Wet Soil (Ib) F Wet Density, (pct) G wt. of Pan (Ib) H wt. of Wet Soil + Pan {lbJ. J Wt. of Dry Soil + Pan {lbJ. K wt. of Water (I b) M Wt. of Dry Soil (Ib) N Moisture Content (%) 0 Dry Density (pct) Z 0.0 5.0 ASTM 01557! 0698 Project Project No. Soil Description West Coast Property KE04125A Location EB/EP No. I:DePth Brown silty SAND with gravel, EP-2 2' trace organics (Fill) 93% ASTM 01557 Method C Automatic Tamper 1 2 3 Remarks field dry dry 23.895 23.597 23.105 14.090 14.090 14.090 9.805 9.507 9.015 130.733 126.759 120.201 0.725 1.130 1.130 10.095 10.446 7.205 8.930 9.530 6.760 1.165 0.916 0.445 8.205 8.400 5.630 14.2 10.9 7.9 114.5 114.3 111.4 For a 6 inch mold: Z = 0.075 For a 4" mold: Z = 0.0333 Test Results: Optimum Moisture Percentage: 13.0 Maximum Dry DensJ!y: 115.0 Correction for oversize: ASTM D4718 Corrected Moisture Percentage: 12.1 Corrected Maximum Dry Density: 117.7 Assumed Specific Gravity: 2.7 10.0 15.0 20.0 25.0 moisture content, % ASSOCIATED EARTH SCIENCES, INC. 911 Fifth Ave .• Suite 100 Kirkland. WA 98033 425-B27-n01 FAX 425-827-5424 f"l -, ,I : Associated Earth Sctnces, Inc. Proctor Analysis ASTM 01557, 0698 JI!lm ~ 1'1 Date Sampled Project Project No. Soil Description II 10-Nov-04 West Coast Property KE04125A Tested By Location EBtEP No. I Depth Sandy SILT with gravel KWL EP-8 l' -3' (Weathered Till) IPercent passing 3/4" sieve: 83% ASTM D1557 Method C Automatic Tamper ,_I F=====;=======r=====j=======r=====;===r==========! A Mold Number 1 2 3 Remarks I I I I I I I I I I I B C D E F G H J K M N 0 Z Water Added Wt. of Wet Soil + Mold (lb) Wt. of Mold (Ib) Wt. of Wet Soil (Ib) Wet Density. (pet) Wt. of Pan (Ib) Wt. of Wet Soil + Pan (Ib) Wt. of Dry Soil + Pan (Ib) Wt. of Water (Ib) Wt. of Dry Soil (Ib) Moisture Content i(%) Dry Density (pet) 0.0 5.0 10.115 10.855 10.560 134.867 144.733 140.800 0.730 1.130 0.695 10.370 8.380 8.740 9.830 7.805 7.910 0.540 0.575 0.830 9.100 6.675 7.215 5.9 8.6 11.5 127.3 133.3 126.3 For a 6 inch mold: Z = 0.075 For a 4" mold: Z = 0.0333 Test Results: Optimum Moisture Percentage: 8.6 Maximum Dry Density: 133.3 Correction for oversize: ASTM 04718 Corrected Moisture Percentage: 7.1 Corrected Maximum Dry Density: 138.4 Assumed Specific Gravity: 2.7 10.0 15.0 20.0 25.0 moisture content. % ASSOCIATED EARTH SCIENCES, INC. 911 Fifth Ave .• Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 -r~ As,s 0 cia ted I~· ~ Earth scI n ces, Inc. Proctor Analysis ASTM 01557, 0698 I I I I I I I I I I I I I I 1 ,. Date Sampled Project Project No. Soil Description , .. 10-Nov-04 West Coast Property KE04125A 'rested By Location EB/EP No. I Depth Brown silty SAND with gravel RDT EP-9 4' -8' (Lodgement Till) r---------------------~--_r----~~~~~~------r_----------------~ 82% ASTM 01557 Method C field wet dry 24.810 24.535 24.181 14.090 14.090 14.090 10.720 10.445 10.091 142.933 139.267 134.549 0.655 1.125 1.155 11.390 9.945 9.771 10.405 8.930 9.230 0.985 1.015 0.541 9.750 7.805 8.075 10.1 13.0 6.7 129.8 123.2 126.1 For a 6 inch mold: Z = 0.075 For a 4" mold: Z = 0.0333 150.0 ET~mT?:'[~~m~ 145.0 i-140.0 .f""-~=':"'~~~~'"'if .~ I;:" 135.0 .j::.::..~~'-'--'-l-~~,.:.c....;+l--'~:-=-c-~~~~..,-4d~~~,.:.t CD u ~ Eo 130.0 +-:-'-~"':"'-~'-:-:"'+;':'-~~~~~~~~"-7'l-:=-.=.c..~,.-f--I "t:I 125.0 ~~~~"::""':':~-',-.:..i.~~~~~~~=4~~~-"-I 120.0 ~~~-'-4~~":"';"""'-+'~~~~""";;";';=---'-'4--""-""-=""""'-~ 0.0 5.0 10.0 15.0 20.0 25.0 moisture content, % Test Results: Optimum Moisture Percentage: 9.5 Maximum Drv Density: 130.0 Correction for oversize: ASTM 04718 Corrected Moisture Percentage: 7.8 Corrected Maximum Dry Density: 135.5 Assumed Specific Gravity: 2.7 ASSOCIATED EARTH SCIENCES, INC. 911 Fifth Ave .• Suite 100 Kirkland. WA 98033 425·827-7701 FAX 425-827-5424 ITransmittal I TO: . ATTN: I Phone: Fax·Phone: I Subject I REMARKS: Keri, City of Renton Keri Weaver Renton City Hall -6th floor 1055 South Grady Way Renton, WA 98055 West Coast property Urgent For your review I Date 1112912005 I Number of pages including coversheet 1 FROM: Sara Slatten Cam West Development 9720 NE 12dh Place #100 Kirklan~ WA 98034 sslatten@camwest.com Phone (425) 825-1955 Fax Phone (425 825-1565 Reply ASAP Please Comment Enclosed is a final copy of the Geotech report for the West Coast plat that you requested. Please call me if you need anything additional. . Sincerely, ~en ~,- ~!~"01Y12'!'~2~OO~6~_~""J~O'~"'L'O'_"S~1'1d~~;'1"~;m~O"OO'j~~~~~l1~~WH~~~j;~'·~-~~·~~~~~~~~!!)i'[:;~;!~:;C!I!TY~;!O!F~:1-::::::::::-;W:E:8:T;:C;O;A~8:T::::::~::::1tlM~/:07~~;j 1,~oo~'-L ________ ~R~M~s~'~~ ________ 1-~l:~:~~~~P=R~~~ ______ L-'_L_~_:_~ __ I-L __ ~~ru~" __ -L_G~_O~_;'_~_~_'~_~_':_'~_~_;_':_'~_m,_N,~ ___ o,~P_R_E_L_I_M_IN __ A_R_Y __ C_LE __ A_R_IN_G __ & __ G_R_A_D_I_N_G __ P_L_A_N-L~_G~:~R_~~=j1 I :: C'llON 10. 'TlI1' 2J N, ~:::e: 5 r .:::; ilASS DISC '~INC: ::U~';" ~ SE1F'...iJStftl/:o<.c:. '"p ~ 70' " 1 ~ -; ! '" ~ g 0 .- N ;; EB !l. i': '! '! '! '! J92..70' Sl-7:!' '/ ;,:; I ~ . ~ WEST COAST G) o c» :p 1-----------------'] ..... PRELIMINARY CLEARING & GRADING PLAN 1-~ ~ ~F.§ ~~ §a bfe ~~ :::i~lS QQQ <~ ~ ~ / t ~~""'F"'~~~~""""~":"/~~-4't,o. Site Development Associotes, LLC 18322aottw1WaotNE:BotheI..WmI*'IgIor'l9!llJll 9720 NE 120th PL. Suite ,'00 Kirkland, WA 9BOJ4 425-825-1955 Contact: Sara Slatten ,,~, I 0 co c 0 E 'L D' >, rn v QJ > 0 VJ ~ en 0 --l L « ~ N 0 - <D o o N I- (f) 4( o o I- (f) w 3= t- W W :c (J) 0:: W > o o w !;;: o Z 0 Ul GJ n:: L{) I-l-I---j--f-+---J N >, o L o z SHEET INDEX SHEET NO. TITLE GN 1 1 COVER SHEET -2 SHEET 1 OF 2 BOUNDARY & TOPOGRAPHIC SURVEY -3 SHEET 2 OF 2 BOUNDARY & TOPOGRAPHIC SURVEY SL-l 4 PRELIMINARY PLAT MAP SL-2 5 STREET PROFILES GR 1 6 PRELIMINARY CLEARING & GRADING PLAN GR-2 7 TREE INVENTORY PLAN DR-l 8 PRELIMINARY DRAINAGE CONTROL PLAN WS-l 9 PRELIMINARY UTILITY PLAN WM-l 10 WETLAND MITIGATION PLAN BENCHMARKS: ORIGINAL BM: CITY OF RENTON BM # 1851, 3-1/2" DOMED BRASS DISC W/PUNCH MARK ON CONCRETE STREET SURFACE AT THE INTERSECTION OF NE. 4th STREET(SE. 128th ST.)& 140th AVE. SE. ELEV. = 398.55' TBM - A SET RAILROAD SPIKE IN NORTH FACE IN POWER POLE, SOUTH SIDE OF NE. 4th ST.(SE. 128th ST.) ELEV. = 405.90' TBM - B SET RAILROAD SPIKE IN NORTH FACE POWER POLE SOUT~, SIDE OF NE. 4th ST. ± 30 FEET EAST OF THE NORTHWEST CORNER OF SITE. ELEV. = 398.91' REFERENCES: 1. PLAT OF WINDSONG DIV. 1 AS RECORDED IN VOL. 194 OF PLATS, PAGES 80-83, UNDER RECORDING NO. 20000612000413. RECORDS OF KING COUNTY. WASHINGTON. MERIDIAN PLAT MORGAN PLACE AS RECORDED IN VOL. 205 OF PLATS, PAGE 68, UNDER RECORDING NO. 200202211001891, RECORDS OF KING COUNTY, WASHINGTON. DATUM CITY OF RENTON (NAVD 88) LEGAL DESCRIPTION: -PARCEL A: THE SOUTH HALF OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE WEST 30 FEET AND THE EAST 30 FEET THEREOF; PARCEL B: THE NORTH HALF OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 30 FEET AND THE WEST 30 FEET FOR ROAD; AND EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 8705050923; PARCEL C: THE WEST 19 FEET OF THE EAST 150 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE NORTH 42 FEET FOR COUNTY ROAD; PARCEL D: THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 150 FEET; EXCEPT THE WEST 30 FEET; AND EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD, BY DEED RECORDED UNDER RECORDING NO. 5738288; PARCEL E: THE WEST 24 FEET OF THE WEST HALF OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. 5840155; AND THE EAST 131 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 15; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. 5840155; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTCN R:\Projects\ 1 08(Camwest)\002-04 (West Coast)\dwg\sheets\WC_tI01.dwg -Scole: 40 '-',.' -• ,',' • Of NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. WEST COAST PRELIM IN ARY PLAT May 25, 2006 prepared for • ST DEY E L 0 1 T' MEN T ' [ N C VICINITY MAP prepared by Site Development Associates, LLC 18322 Bothell Way NE; Bothell, Washington 98011 Office: 425.486.6533 Fax: 425.486.6593 www.sdaengineers.com --------------________ ~~ __ L APPLICANT: ENGINEER: SURVEYOR: 1<"'0' CamWest Development, Inc. Sara Slatten 9720 NE 120th PL, Suite #100 Kirkland, WA 98034 Phone: (425) 825-1955 Site Development Associates, LLC Roger Cecil, P.E. 18322 Bothell Way NE Bothell, WA 98011 Phone: (425) 486-6593 Mead Gilman & Associates Shane Barnes, P.L.S. P.O. Box 289 Woodinville, WA 98072 Phone: (425) 486-1252 PROPERTY qWNER WEST COAST INVE~IMENTS 4925 NE 4TH STREET RENTON, WA 9805!) TAX PARCEL NUMBERS 1523089096 1523089040 1523089132 1523059039 1523089001 PROJECT S'TATISTICS ZONING: GROSS PROPERTY; AREA: CRITICAL AREAS ('\\(ETLANDS) PUBLIC R/W AREAS: ALLEYS: DRIVEWAY/ACCESS AREAS: NET PROJECT AREA (SF): NET PROJECT AREA (AC): PROPOSED LOTS: PROPOSED DENSITY (UNITS/AC): ALLOWED DENSITY (UNITS/AC): BUILOING SETBACKS; FRONT: GARAGE: REAR: INTERIOR SIDE: CORNER SIDE: R-8 180,757 SF 39,708 SF 23,697 SF o SF o SF 109,315 SF 2.51 AC 14 5.58 8 R-10 290,568 SF 24,048 SF 59,809 SF 9,556 SF 1,580 SF 200,693 SF 4.61 AC 46 9.98 10 , RECOMMENDED FOR APPROVAL , ".,. ~--~--~ ---'-'---- ;; o " Ul N 'c o :r: o o '<I' o I .~ 00 ZO I .nro 00 -,~ IE 10 ,0 I~ I~ !U 'g> \....J Q) I....J a I, 'Sl \2 ~ ~ 1.° C>- I(JCO ''''' I , a-'0-'''' g>:-..o I Vl._j..o tI') ..c ~ 00 «°1,,: ..... 3: ~ (]) .. c='I'" Q).c x ~!E~I~ 'I g-~i ~ """-'liLJ _ 0 I '" Q) 3: ~ > = ~ Q) J!! on .-en <C o o I-en w ~ O -'" o '" '" .. Q) '" (]) N .~ +-C'? ::::: en ~ I 0 I- W W :c C/) a: w > o o o ~o c o E 'c 0' U ill > o (j) '" ~ N o 1O o o N I-en c( o o I-en w == z < ..J D.. I-< ..J D.. >-a: < z -~ -..J PROJECT STATISTICS ZONING: GROSS PROPERTY AREA: CRITICAL AREAS (WETLANDS) PUBLIC R/W AREAS: ALLEYS: DRIVEWAY/ACCESS AREAS: NET PROJECT AREA (SF): NET PROJECT AREA (AC): PROPOSED LOTS: PROPOSED DENSITY (UNITS/AC): ALLOWED DENSITY (UNITS/AC): BUILDING SETBACKS: FRONT: GARAGE: REAR: INTERIOR SIDE: CORNER SIDE: R-8 180,757 SF 39,708 SF 23,697 SF o SF o SF 109,315 SF 2.51 AC 14 5.58 8 15' 20' 20' 5' 15' R-10 290,568 SF 24,048 SF 59,809 SF 9,556 SF 1,580 SF 200,693 SF 4.61 AC 46 9.98 10 10' 20' 15' 5' 10' LEGEND @ LOT DESIGNATION ... BUILDING SETBACK . DISTANCE TO FARTHEST ACCESS POINT NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. . . ' -.----- >-~I 1 '/ ',' 2 @ 4,039 SF 90.00" @ 3.240 SF . .. 9'0.00' N N ... " • _,_;'J 42' R/W 00 cO N N o m n -; ~,~ , 52.08 ,~ '":,"tr " .' ® 3,575 SF ® 3,504 SF . '''ioi'go; .......... .73.99 .. w ; o \ ~-J \ \. .. \ / •..• I I I L I \ \ '. . > I J (>~ .,' -'1-~ " , >;.>, '"Z., '" 0... Ph.. " '/"0 v " .~'P)..J,. I '\ V'-. \ " ~'" , " ". , " ., \ W II: :'. DETENTIO @ @ N'AIIVE GRO,,*TH PR01'l5cTION,A~EA TR~T B 27,12t SF \ D.. w !;;: o >-m ;;., , . '" ~,1 " .. ~ , .. ' '! : ~r ,,:' " '\\. . : ;' :~,' ,-," 1, ~, . j;,,, : ;" , :"0 ,,," ;'} ---~: :~:" ;-.':, : '-,', i , '/" ;\-;" , ~,,:' '" . ,:,,~ "f- . ,J " '~ . , " "',j "'-, -,j:.' . ,;-. '. , " , . '. t . '~ ? ',' 'b! l~'---',' "i, '; r-'l "'/' "-" "'.;. ,~ (" 1 . , I .., ~ , ...• ROAD B -~' ..,;;.;;...;;.;;~ -- FUTURE R/W~ DEDICATION ..,;;.;;" ~ , ~' , " 22+00 I : ~'8 ',-' : ~ :0' :3,026 SF:co '-'-. : 16.27' 34.00' 34.00' ROAD A 6+00 ,/' . I ,'," , ... 34.00' @ :§! 3,026 Sf~:f3 34.09' 7+00 --+-----cc." -+ :r-. :'"""l ~ ',en . ~ :00 : 3.001 SF: : , ........ , ,:~, ~ "c,. ~ :0. ®.g: ;·3.001 SF "" -i ,~'U5~OO i ".T.ii. \ , i,', :..;..·.:.... __ --r ___ ..,...._--.-_____ "T"" _____ .-_=~-Ir-''""''i\\\\.'jJ' 1-.1 .,.-" , .,. , r'h(L / 26,95' 45.00' 45.00' 45.00' 45.26' I' oi, .... ' " 0..'\ . , "v .. . : .... :.-1:: .......... .. :0, f"i'\ :;:; ~ .~ 3,705 SF • (;;\ :~ '>1;; .:::; 3.30,? SF h'I .", \::V '..--j 3.307 "Sf 'r--- :u, f7\ .~ \V;:! 3,309 SF !'.{ I ,-: . ...... ® 3.383 SF .,' .... ® 3.232 SF' .. ,.' ,- R:\Projects\ 1 08(Comwest)\002-04 (West Coast)\dwg\sheets\WC_sI01.dwg -Scale: 40 . TRACT G 61 1.537 SF :;r: m. . ..;-~ 6.6 3.240 SF ' ... '-. 90.ob' .......... ~ .. ' . @ 3.240 SF ',"bb'" ...... .. @ 3.395 SF ....... '90.04' '4,403 SF.' I il 3779' @ 3.950 SF h8> . 'ejI . 00 4,777 SF "'. ~ .~ . ...... . ", "' . @ .• !l 3.235 SF .~ @ '. \ \ \ . \ \ \ ., \ / \// 4995' '@ 4,502 SF [ ,874 SF . .. . ... .' .. , ," .... -' ... 2165' ". ". I. ® 3.008 SF .'~' @) 3,352 SF. i : <."..-""-" /. /" I / .. / / .~ I .. . ( .. , 10' ,. BSBL"" . , -------,; ,;~ 4 0 ' ........ 36. 6' f,' >~-~-~---~,. ,,--- ./" -" ,;' 'F WETLAND "A" ~ , CATEGORY 2 ~56,582 SF 66.12' .,.' 1-' ....... -.... ..J. ~ ....,.--...,; ----...,;...-';;'" -I, / / . / '/ / ',) NOTE: LOTS 12, 24, AND 28 MEET LOT REQUIREMENTS FOR R-8 ZONE FOR WETLAND AND BUFFER IMPACTS AND MITIGATION SEE SHEET 10 BUILDING SETBACKS ADJACENT TO VAULT TRACTS SHALL BE 10' NATIVE GROWTH PRQTECTIOI'J. AREA TRACT A 105,629 SF 1"=40' 6.9.~.6 ..... . l ': @ :4,658 SF'. . , .... 'j'" , 59,4 @ 4,538 SF . I @ 4,517 SF.' @ 4.590 SF· @ . .... 6U~~ .. @ '4.504 SF : @ 4.531 SF' ... '80.13' @ 4,503 SF 60.97' . _. . . . . . .. ........ . @ 4,568 SF , I o I I 4.517 SF @ 4.532 ~ ~ ," , " I Ii __ , , 40 0~~~4~0 __ ~8,o scale feet I : I --+..,.-- , 1 1 1 1 1 ;,1 'i :'.1 " {V 1 <.-", .'~' p • J ! l , ~. -,-, -F . " I --- .. , 1 1 1 1 1 1 1 1 1 ~ I ~----------------------------~ RECOMMENDED FOR APPROVAL By: Date: -------- By: Date: ----- By: Date: ----- By: Date: ----- ;,; o u Vl a ... II • N .;:: o :r: J-en « o o o o .q-o I .N 00 20 I -"CO 00 ...., D.. < ::!: I- <C ..J D.. >-a: < z -::!: ..J W II: D.. SL-1 SHEET OF 4 10 o D C a E 'CC '" D ill > o Ul :2' « o n o CD o o ('oJ I- (J) c( o o I- (J) LLI ~ '0 '<t II , z:: ..:( -J D- ~ Z -o ..:( a: C!' od ~ Z -a: ..:( UJ ..... o >-~ ::2! ..- ::E :J UJ 0: D- 0:: (L (L « w !;( o z o UJ GJ 0:: a z r,'" '.' '", , ;' .-, ,. "" .~, . ',," '~ " ,', "",'" .j ;" I -('l , ~~L:,> , <. ," .'. -,! J _ e >~_ , . ; r,,; ; ,. I ~ -, ' I' ,_.: j ,i y ,.-,! '-J ,. ~ ',: I ': j "I , '~ -: ,I • , ' j ~'-,.,;::- c" -''- '?'. " ' 'i;";' '. • ,/ ' i " NOTES: 1. GRADED SLOPES SHALL NOT EXCEED 2H:1V PRELIMINARY EARTHWORK QUANTITIES CUT: 6,559 CY FILL: 15,576 CY NET: 9,017 CY FILL ,f ' ' -"" ., , . , ) 6+00 7 t 00 _______________ ----+-------+- 404 (5) '. " .' R:\Projects\ 1 08(Camwest)\002-04 (West Coast)\dwg\sheets\WC_9r01,dwg -Scale: 40 . , NW1/4, NE1/4, SEC. 15, \ 0' , --- . - . , , ., , \,- , , I -- T. 23 N., R. 5 E., W.M. ~ , "I --o 'i'-i- o + ~ , ~-, , \,- . '" -, , . h _ ' f "\ ' ""':1', "\~ _, _" ,'L ", , ," , , :; i ! • I, .' -.', , , -, -"", . " ", " i , -1-00, \. :~ I' .' . ~ -l I • , I I .1 I I J j I I C1 ---+--_ r ' = , ' ,\ \ I , \ " I \ 27+00 1 "=40' 40 scale o '\ .\ . ! - 40 _, I o o <-o 80 I feet o . ~' ---."" --;,....--- I ----------I RECOMMENDED FOR APPROVAL Date: .~~~~~ 8y: _______ _ Date: ~~-,~- Date: _____ _ Date: ~---~~ .. _-,----- Q; " " UJ ~ II • N .;:: o I I-en « o o I-en w s: '<t o I N cio Zo I .nco 00 -, z « -J D.. (!:J Z -c « a:: ~ oCS (!:J Z -a:: « w -J (,) > a:: « z -:::E --J W a:: D.. GR-1 SHEET 6 OF 10 May 25, 2006 -10:31AM Last Saved By: grlmando ;0 /' SlR'JEYEI>. """" I ~ VERl'DJ.; MtMl 1980 o 1 "=40' HORIZONI'Al! twl 1983/1891 ~~ CITY OF '"'''' I roO """""""RJC il' ~ 03/07/06 3: "","", WPH :!: I" RENTON WEST COAST :;:""' o ~EI:O<EI>RJC I AT ':,:,'N:'" I DATUM ~ 01" 1'<::8"1 '''' j?" 'I" ,,,,., ., TR~'~' nN VE I """NO NO. OJ NO. REVISION IFNOT!lNEI~' onnm~/ cUIOlng UD ICvvOf'~S 'Dept. . 'r;;;;;r;;;;; i ' . ·N"TO·RY PLAN G··R 2 co BY DATE APPR .......,..", SCI<E """,",NGlY Gregg Zimmerman P.E., Administrator ~ . . -:3 SI£EI', oe. " 7 10 o m ::8-'; ,; , '''''r.i • -,,j-,,,:" ~. ~ ,i:";:\,, ~,~ -"":~;,~:'" o ,,, " ""~"~'~'" <,""C .. 'T ~ .. , N I ~'~""~"<'\, o .p. -,~ ~ "'0 :;"';'" , '_ ihi'",_,.. 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""7 c" , 1\ I .. ~., ..... y . 1 1--:- 1 ..... 1 , ~ 1 1 1 '. 1 \ \ \ \ \ \ \ . \ \ \ \ \ \ \ \ \' :D m o '0 31: 31: m 'z c m c ,J .• L 1 L cc,:\\.l-.... -"--..1 J __ \ Cl c ~ CD C 'TI o :D .,.. ~' p ,r, > '"', ~ "'D ~! ~ -,~ ,-J/f Wf"e, , ::D""''';;' ~ ,·~'O ;;,,_>1 O~) ~) <, !:;.;; >,!' ~ r-"'3 1'_, .... ·;.f f:L,~? ':"'7,,.;:1 O~ -" 'c:...:.:<, " .. $ Q '"-0"~'"'' . ;-;. ~"- .:-....::...:..!~'-"'- WEST COAST ::IJ 11----------------------1 I -I. PRELIMINARY UTILITY PLAN m~·~"'·if~ ... , :::~~~~~~ " ,",d . .."~,,-.---~" .. ---,--,~~,-" Site Development Associates, LLC 18322 Bothell Woy NE; Bothell, Washington 98011 Office: 425.486.6533 Fax: 425.486.6593 www.sdaengineers.com ~ 1-~ -oz-.ss I~ ~~--~~'-,.':::-.. --... '~~, I ....... " ,,,.""~=.o<,"". [EXPIRES 1/21/2008 I Scale: Horiz. 1 "=40' -'--=-"'----- Vert. 1 "=40' -'---..:.::....-- Job No, 108-002-04 --- I' I DEVElcOFFR:: o CAM·WEST 9720 NE 120th PL, Suite # 100 Kirkland, WA 98034 425-825-1955 Contact: Sora Slatten L_~ u Q) > o (f) to o o N I- (J') <C o () I- (J') W ~ z « ...J a.. Z o -I-« C!:J -I--~ C z « .....J I- W ~ w t;: o :r-rn z o Ui '> w (lO o H--+--+-+-+---I PROJECT STATISTICS ZONING; GROSS PROPERTY AREA; CRITICAL AREAS (WETLANDS) PUBLIC R/W AREAS: PRIVATE STREET AREAS; NET PROJECT AREA (SF): NET PROJECT AREA (AC): PROPOSED LOTS: PROPOSED DENSITY (UNITS/ AC); ALLOWED DENSITY (UNITSjAC): BUILDING SETBACKS; FRONT: GARAGE; REAR: INTERIOR SIDE; CORNER SI DE: WETLAND BUFFER AVERAGING BUFFER IMpACT BUFFER MITIGATION VIA AVERAGING 20+00 NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. J,.J;GEND R-8 180,757 SF 39,708 SF 31,982 SF o SF 109,315 SF 2.51 AC 14 5.58 8 15' 20' 20' 5' 15' WETLAND 'A' 7,460 SF 7,552 SF R--1 ° 290,568 SF 24,048 SF 62,524 SF 3,644 SF 200,693 SF 4,61 AC 46 9,98 10 10' 20' 15' 5' 10' WETLAND 'B' 339 SF 354 SF 21+00 ROAD B ':-0 . @ :~ .3,026 SF: 22+00 41 79' 3400' 34.00' 34.00' 34 00' ALLEY 40.01' 'on w ':d '!:!';!J .00 : 3.489 SF. . . 34.00' @ :; .3.019 sr. 34.00' 'N r;;s\ .» ~ .ill 3,020 SF 34,00' 34.00' :-;.;. G .00 ~g 3,020 SF. .", @ .~ 3,021 SF: LOT DESIGNATION BUILDING SETBACK . DISTANCE TO FARTHEST ACCESS POINT >--- ----------- ----1- .... . . 3400' 34.80' 34.00' ~ ~~ 'C' '00 :3,000 SF: e 3.028 SF : '. . 23+00 38.40 ~ ~ :.~ :B ~ :~ 3.354 SF 37.27' . DETENTION . TRACT G ~ 1,837 SF ",;r .,., . '" ~ 36.58 . ~: @ ~ on: 3,119 SF :'~ 25,14' 10,83 @ ~.- 48 . ~. @ .... &ii • 3,00 I SF: !i3 : 3,002 SF.: • @b 3.D08 SF :~. 32 ]4.' 31 7' ---~ . ,-, .. " ~. 052' o· ~ ~~. 3,015 SF "'" .. "" .' ~/, ... 6422 @ 4,039 SF .... '90.00' .. .. 90.00' @ 3,240 SF .... 90.00' @ 3,240 SF 90.00' @ 3,398 SF ... " .... 90.0" . ® 4.063 SF 61 84' @J) 3,352 SF .' I / / / ~r + ~, ii ~I I J I ~ "-J'Q' .' io o I (lO oJ I Cr' \ ® 3,575 SF ; 281 SF 77~80; ® 3,504 SF .......... iol90' . .......... .7399 . @ 4,403 SF:: @ 3,950 SF . 37.'9' ~ ACcrsSS85f8' .7.49' 1,5ao ~ct C ,;, 1212' r-,"! 5289' '\, '2.06' @ /~ 3,7J4 SF .0;0 @ .~ 3,282 SF '" ., . , ",. 21.65' .. "", .... :~~' .' 'Yo 4.7~ SF "'~ 8iii'- 3S.94';---"-,/ ", ", q. .~ e' 'f?:.~ 3,235 SF ~ ~ 945 gp @> 4,874 SF \ \ \ 40.00' .", ........ -.. ' . ,li;.J8' 66.12' ~~ 26+00 . .0) .3,1735F ", '", @ 4561 SF 1,1 .. ", .. 21.67' / "", '" \ \ 73 SF 339 SF 49.95' @ 4,502 SF / / I / .----~-:/ /' / /' 2,530 SF 4+46,27 I I : 16.27' 34 00' 34.00' 34.00' 34,00' 34.09' / \ ~ r." 5+IO_O---.,.-RT'o-A--D-A...,,---,.---6+-00-,---.,.-------....--;c;-;7;;;~-O------------I-. ,\.,,' 26.96' 45,00' 45.00' 45,00' 45,26' ...... CD 3,708 SF '" 6) .~ 3.307 SF .9 . 4 00' 4 . '0-f4\ :~ v :r-... 3,309 SF 45 o· ® 3,383 SF ® 3,232 SF: :.\.1.\ / / / SF / ( I I I / / / / / I ----I ) / / ~ -.- ,- NOTE; ,/ LOTS 12, 24 AND 28 MEET LOT REQUIREMENTS FOR R-8 ZONE WETLAND "A" CATEGORY 2 56,582 SF ,/ ,/ ,/ / o OJ .-- I! ---:~:/-//- ------~ ---- AREA ,/ /' /~ /' 1 "=40' a @ ;4,658 SF ", l @ .' 4,504 SF . @ 4,538 SF B + @ 4,531 SF g . I j .' ®l 4.517 SF. @ 4,503 SF . . . . . . . . . ; . . @ @ 4,590 SF 4,568 SF (j}) 4.517 SF @ "', 4,532 SF 3,199 SF ,/ ,/ ,/ /' ___ --r _ ----J. 1,408 40 o ~ _______ . 1 , 1 ~ 1..---. \ \ \ \ \1 . ~ h \ --1 / / 1 1 . 1 4p I 1 1 I I I r----, : 1 -----'.,--1 1 1 1 1 1 1 1 1 1 1 1 I I I I ___ ~ 1 1 -----~ RECOMMENDED FOR APPROVAL By: Dale: -------------- 8y: Dole: -------------- 80 8y: Dole: -------------------- " o l) (j) <=> '" " , ~ N ." o I r CJ) « o o r CJ) W ~ o o - o "" " • '" o I .N o 0 ZD I -" DO o 0 -, ~ z « ...J a.. Z o -I-« C!:J -I--::?! c z « ...J I- W ~ WM-1 SHEET I I. /~~ ! re; . -----------"-------- I· .. ·· "j I "!, ~;:I > ? I ,_L! .1 I I I c) I @ 3,558 SF ~~ 489 SF @) 3,07G SF @ 3,019 SF ROAD A ROAD B @ 3,026 SF @ 3,020 SF ~~ Cf~ 3,026 SF 3,026 Sf ALLEY @ (@ 3,020 SF 3,021 SF @ 3,026 SIc @ 3,000 Sf 3,383 51:-f---; CONCEPTUAL l_ANDSCAPE PLAN ,,' @ 3,001 ~ ,028 DETENTION TRACT G 1,837 SF ~.® 3,001 S ® 3,000 SF 'f~l G2~SF -j\~ --- @ .3,354 SF @ 3,119 SF @) ,DO? S @l -5,015 L_--.J (~ 15 30 00 >-W ---1 ..J <C (,-0, ~~ 3,240 SF @ 3,240 SF 1-------_._--- TOT TOYS ® 3,240 SF @ 3,398 SF @ 4,06.3 SF ETENTION IRACT F 6,362 SF « o « o cr: OPt:N 3,57 SF --~ iF ~-- c;g Ii -3~Jl?;--;4L~- .~ ~. C=Jtl 3:rCJ21;- 1185 -DL_ v TENTION [RACT l 6,273 Sf' 1_--" ~~ f> Co ~@~~> 4,Sn ~~ FENCF -q-co __ .r---L CJ C) ('-I p---- D-~.~r .-~'=-- J"'~'~ «'~~F(' '~ CO! / ~~- '" ' ~ ......... -~,~~ v F I C;]'JJ!;:"": AI3L E + o o '¥ KEY STREET TREES '" \ ~ I,,, DECIDUOUS AND EvERGREEN TREES ~ , 1/ \ '\ J SI-IRUBS t:>'11 Lt,LlN CON C EFT U A L F LAN T S C 1-1 E D U L E FOR 4' B U F FER QUANT_ eDT ANICAL NAHE COMMON NAME SIZE spACING -.-.~----. 5"-!RWBS -- ---- (2) ARE3UTU5 UNEDO COMPACTA CCHf'~~T STRAWBERRY BU5~ 2 GAL -- . __ .. " ARCI05TAFH,I LOS UVA UROI ~t'!I!SII'J]'JICK MA&5AC~U5ETT5 I GAL 30" o.c. - '" iCISTU-S l-frBRIDus -RQCKRQSE 2 C:AL <> DEUTZIA G. 'NIKKO' DWA~ DEL!TZIA :2 GAL ------------ i5ALAL " GAUL THERIA 5HALLON 1 GAL " MAHONIA AQUIFOLIUM COMPACTA COMpACT _OREGON GRAPE 2 GAL '" FENNISETUM ALOFECUROIDE5 HAMELN DWARF FOUNTAIN GRAS5 1 GAL e> R05A RUG05A 'ALBA' RUG05A ROSE 2 GAL -_. '" RUBUS CAL YCINOIDES 'EMERALD CARPET' CREEPING RUeUS ___ 1 GAL 30' aD. -" SPIREA SNOlLMOUND SN0lJ.t'10UND SPIREA 2 GAL -I - I REVISIONS BY This landscape plan is diagrammatic, all dimensions aTe approximate and must be field verified. (c) CHI, Land,,;cQpe 11rchit5c!S 20015 Gt-+A Landscape Architect.s 1411 N'=-tluth St. SEATILE. 'NA 98115 TELE 206.522.2334 FAX 206.526.5667 CAMWEST Real Estate Development Inc. 9720N.E 120TH PL #100, KIRKLAND, WA 9111134 f----- Z w :2 u. o --.J W > W o W f-----« f----- (J) W --.J « w 0::::: f----- (J) w 5 :2 Z o f--- Z W z ~<C _-.1 f---O.. Z WW :2[1- O..<C OU -.1(J) wO >Z W<C 0-.1 f----.1 (J)<C <C~ Of--- uO.. W f---U (J)Z « W 0 U SU I------------~--I DATE: 8-11 -06 I-"S",c",A""L""E:-.: _----'=O"'N P LA iN DRA WN: ____ -"N;cB'--I JOB: SHEET: L -1 of 1 SHEETS 1 z W ..J <.!' w <.!' <C I--a: w :I: ~ II , -a: c( ~ <.:> >-a:: c( z -::::E -...J W a: a.. a:: (L (L « w < o z o (J) (;j a:: o z Last Saved on Mon Sep 132004 at 1/:10am by Bill Helsley , , , ' , , ,~ ,- " ! :~:~-' , ' ,0, " i ,-, ,,-, " 0 " , , ' ,,~l ~~ :~'l : : , -'" - i c, I , , : ; ,,' '; " : ,1' 1 i) ;' I ~< j .' I. .... : I " NOTES: 1. GRADED SLOPES SHALL NOT EXCEED 2H:1V PRELIMINARY EARTHWORK QUANTITIES CUT: FILL: NET; 6,559 CY 15,576 CY 9,0 17 CY FILL WETLAND BUFFER AVERAGING , ., '- " BUFFER IMPACT BUFFER MITIGATION VIA AVERAGING . 1 >1 ; c I .: i: , WETLAND 'A' 6,971 SF 7,379 SF _ I WETLAND 'B' 503 SF o SF NW1/4, NE1/4, SEC. , !,'<' - '-,----"'" ,- ~ 'I, ""( c ---, -~,.....- ", ' "~:' ~7::~1 6~+~0-~0;' ~:"~: :~R~O~'A~D~B~' ,t, ~;'<'~" :::r17~+~0~0~::~:;:~::~~~18~+50fco~'~~.J~-I, ~~~"~" '~~; c" ",.,~~.""=',,-,-,, ",...., .""""",', , -m -~,~, ' ---~, , ~---~--,-" 1 i""o....::t><::::--.,...,. __ '_ _ " "n" , _' .1 1 ''''0 . ':" _ . __ ~ ,j ,f ~ / ___ " , , , ,',-, , , , ..... '" }-\ -' " " i" '~~-VA-f \:"n Tr~I1,C;" I,NN Si,rlDt:N ! i __ -" . @ , ,-,,,,' . ''( . ~, , , . --' 1:' :\ 90v-i----~ ':" : .... 7 + 00 _______________ ---If--,---~-+ __, :., .' ; ... ® , -~ "~ .. " . .. \~ ... '" ·r, •• ; ----,-~--.:---~.-':..:. ,,", . ;-. , ' ! : '" " .. .' , . FiI, Nom" R, \Proj,c/s\108(Camwesl}\O02-04 (Wes/ Coas/)\dwg\sh,e/s\WCgrOI dwg Sca/,: 40 15, T. 23 N., i"') r:'i ~" ,~~ ,.,.j "" "',Jf.,L'~ , i"') J-~ T,"9 ~- " CLEARING LIMITS R. 5 E., ;, 1 - ... ' ....... I,: W.M. -./,'.," , " ", • '1] -~-- ) :;;:\~\'1L ~ .',_ . '~rr~";:1 ,~J! ~ ,,~- ,- 40 1 "=40' scale " il " " - o -- .... "'~,' 40 80 , feet , " I o , 0.;"t ;' ~;, ",' --...,'-,;.:" ~~~ ~ ~,!,~"---- '" ,I \ ". I I '8' 1 \\ , ,'r.;;;.,o' v ~-T" .., '. '-~ " '; .:<' !' ""':',., , " ,I I ~I I, I . , ", , ~ F ' j I I I I I ~I . i,'~ f J 'e' !.,l r,~ I /1 ,i-J / , --,-.. , "q " L~ , " I , '.'. " '" I ~ f' ,I ~ I " 'I . ;: . '" --, , -, ,:;:: :..> : : 1 : ( . _c , -' 0:: w D. g ~ o ~ II • N ·c o I I-en « o (.) I-en w 3: o o ... o I N ci 0 zo I .oro 00 -, Z <C ...J a.. <!' z -C <C a:: <!' od <!' z -a:: c( w ...J <.:> > a:: <C Z -::::E ...J W a:: a.. GR-1 SHEET 6 9 z UJ ..J (!' UJ C!' <C I--a: UJ J: ~ II , en w ..J -LL. o a: 0.. t- W W a: t-en no: 0.. 0.. < w !;( o 2 o r.n ~ no: 430 420 410 LOW POINT tLEV = 400.35· LOW POINT 5TA = 4+92.64· PVI STA= 5+05.17 PVI ELEV = 400.04 .. A.D ... ", .. 6 .. 66 .. K '= 7.51 50.00' VC .... : ...... J:":-.. "Or' r--. L[) 0 C'.J o ": n 0 <X) 0 + .... + 0 L[) .... .... Vi w n .... n LO l.C1 L[)' . C'.J . + 0 L[) .... Vi w () m§;2 > m Viw o§;2 . . . ... u§;2 .. ' ........... G';.. .w .. . 10 m 390 5+00 420 410 400' . 18+00 HIGH POINT ELEV =. 405.67 HIGH POINT STA = 6+80.33 PVI STA = 6+30.33 PVI ELEV = 406.29 AD. = -6.00 K = 25.00' 150.00' VC. n ~ n ~ L[) cq o L[) + 0 r--. "<t W r.n u .. ~ .. ~ .-c------. -- 6+00 19+00 ........................ ,. , 7+00 w~ ... ..... 2 t1; ... -;; to <let! + 0 of:! 0 "<t < 2 C'.J ow . W no:U ~ ~ m· 20+00 Lasl Saved on Wed Sep 01 2004 01 5: 28pm by B/II Helsley File Name: R: IProjecis I 108(Camwest) 1002-04 (West Coast) Idwg Isheels I WC_proIOI.dwg Scale: 40 __ --.1. __ I NW1/4, NE1/4, SEC. 15, T. LOW POINT ELEV = 404.14 LOW POINT STA = 8+63.03 PVI STA = 9+52.76 PVI ELEV = 403.07 A.D.~7.09 K =.35.27 250.00' VC . FINISHED GRADE .. ATROlibttNTtRlINE -. j..:-':.:./" ./ / . -'--\ . / \ . ./ ........ \ .. r· •.. · ... · ..... EXISTING. GRAOE/ : : /": \ . /' . : :./: ../' . . / . . "-~ . . 8+00 9+00 PROFILE -ROAD A ........ ' .. LOW POiNt ELEV'= 404.14 . LOW POINT STA = 21+57.99. PVI STA '" 21+04.79 PVI ELEV = 403.37 AD .• = 4.27 I< ='46.80 200;00' VC 0> r--. r--. ~ ~ C'.J ~ ........................... ~ .. ·W·· FINISHED GRADE ~ ~ AT ROAD CENTERLINE 21+00 22+00 PROFILE -ROAD B "<Vi ·U > .m ~ 10+00 23+00 23 N., R. 5 E., W.M. 'W" r--. <X) r--. to r--. 0 + o .... W r.n U . ..... "'0' >. ~ w ./ /' r--. . ... PVI. STA= 12+43.77 PVI ELEV = 420.79 A.D. = -'-3.48 K = 28.74 100.00' VC ~ ~ ......... ~ .. ·0· "<t --"ci)" ~ w (:) ". ··············430· '£'ij . . ............... 420 21.00' I ' 21.00' ...... vr: .. -............................. . 5.00' 16.00' 16.00' 5.00' ./ ./ ~ ~ 11+00 <PVI STA =23+84.43 PVI ELEV = 406.17 AD. = 3.95 K = 63.22 250.00' VG SIDEWALK CURB :;:: o no: AND GUTTER I 2" MIN CLASS "B" ASPHALT CONCRETE PAVEMENT 4" MIN CRUSHED SURFACING TOP COURSE 2" CRUSHED SURFACING BASE COURSE TYPICAL ROADWAY SECTION 12+00 13+00 ...... ··1 :~ CD .0> n :0 N + Lf) v -------C'.J _--- J , .. ", ........................... ' I '420 w ................................ ~ ?'.~ ....•. ~ ... ~ . I I / 7 ./' / / ~ ~---~ ~. 24+00 /' I [I . ........ ·410 I I .. , \ l 25+00 26+00 t 5 o 5 10 ! VERTICAL 1 "=5' -scale feet 40 0 40 80 H OR I Z ONT AL 1" = 40 ! I""""-~§ii~~~~~ii.iiiiiiiiiiiiiiiiiiiiiiil scale feet q; o o r.n ~ II • N 'c o :r: I-en <C o () I-en w ~ .... o I .C'.J 00 20 I .0 <X) 00 ....,~ en w ..J -LL. o a: 0.. t- W W a: t-en SL-2 SHEET 5 SSMH-I I S. 1/4, SECTION 10, TWP 23 FND. 3" BRASS DISC "KING MON. SET FND, ' I I FH WV PP 24"n"~(c & W)IE~387. 70' SURVEY MON" W/ PUNCH SET FLUSH W/ CONC. ON CENfERLINE OF SE. I 28TH CARD # 1851. SSMH~IOOOI f--.-----Ss---l~~S:s~~~~~~7~~~--~~S,+~~--~~~r~~~~~SS;----/:~--;~-----~~.-~.----------s;s----------.ss----__h ~IM~,109,75' 24"PVC(E & W)IE~391.75' 8"?VC(S)IE~401 ,65' ~~~~~~~!~~~E~~±t~~~~~~~~ur]$f~'~£~~' ~~~.7~2~~.8~t~h~~~!~~~i~~~~~!~~~~?·~BEARI_NC;L~ 88'21 '0.9.::J'I.. ___ 2642.58'(,oLAT) ~ 397.6 396.3 395.9 ,39B.6 , 397,9 4-00.3 6'"CW 001.0 14"C *,37 392.6 I 6 '"A 093.0 16'"C 398.8 399.1 401.2 402.1 402.7 401.6 403.0 STORY WOOD' HOUSE #4925 W .F. = 411.89' 52"MC I' 004.5 ~04'6 I I " 403.2 6~8"A ~04,6 \ OOO,~, SUA ,I \ 16'"A "'.... 301~---.... 0 01» 1 , , ~AOO'O( 96'"MC 011.2 406.8 // /' h"A A0o~.3 : 1~2 : 405.6 ""'\ \ ! 410.4 410.7 /' <08.1 ./ // G _ 2642.56'(MEASj-----.'----.---. --------.---.. -$:.....-----.---1981.Jil(PLAr} .. ~ FND, 1-1/2" ALLUMINUM DISC 1'1/ _______ .1 1982.00'(MEAS) ~ PUNCH, FLUSH 1'1/ SURFACE @ THE INTERSECTIDN OF SE 128TH ST, AND 142ND AVE. SE VISITED(3/04) FNO. 1/2" REBAR & --~-, CAP "CORE 30427" E. 0.31' OF CALC POSITION. VISITED(3/04) JJ.z." REBAR & 'tORE 3D427" 421.8 E. 0.31' OF CALC .,,----POSITION. VISI CU\Jj '"~ J 10"A 20. "A{~Jt47 ). _________ -'-.1 414.1 '413.9 3-IIl"A ! / 412.68 ~"A IQ"M . / . /a ~:\! / ~~j;~ .;' " :~/ / / / ( 24"~ I V14.2! 12"~1 I 4-14.0 ( / '415.3 30"F / 41 / .I 8"CAS 0.18.2 418.9 417,7 22"b 19.1 420.7 12"M o 423.1 FND. 3" BRASS DISC ON CONC SURFACE--' @ INTERSECTION OF NE 4TH(SE 128thST) & 148TH AVENUE SE. BE~ltH CARD # 1852. VISITEO(3/04 ) 422.1 423.9 NO SIZE FILLED IN WM LEGEND: A-WETLAND FLAGS B BOLLARD B-WETLAND FLAGS CB CATCH BASIN CD CONCRETE DRIVE DP DATA PLOT FH FIRE HYORANT GM GAS METER GPM GAS PAINT MARK IE INVERT ELEVATION LS LIGHT STANDARD MB MAILBOX PF PINK FLAG PL POWER POLE W/LiGHT PP POWER POLE PPT POWER POLE W/XFMR PTL PP W/LiGHT & XFMR SDMH STORM ORAIN MANHOLE SP-SOIL PIT SSMH SAN!TARY SEWER MANHOLE TMH TELEPHONE MANHOLE TPM TELEPHONE PAINT MARK TSB TRAFFIC SIGNAL BOX WM WATER METER WPM WATER PAINT MARK WV WATER VALVE XFMR TRANSFORMER A ALDER C CEDAR CAS CASCARA CW COTTONWOOD CY CHERRY F FIR H HEMLOCK M MAPLE MC MAPLE CLUMP ASPHALT HATCH [2]' -~ , E> - -_' CONCRETE HATCH EIJ······.·.···.··.·· · . " . , .. . · ". ., .. . · .. ". . .. .. ,.,., .. . · . " , ... -. GRAVEL HATCH EIJ WETLAND HATCH WM SYMBOLS LEGEND: o o CJ -()- (I) I2J Ell txl -* o --x-- ---OHf>--- ---5D-- -~5S--- -~G-- ---w--- --~ T--- BOLLARD CATCH BASIN DATA PLOT/ SOIL PIT FIRE HYDRANT GAS METER LIGHT STANDARD MAILBOX POWER POLE (AS NOTED ON MAP) RIP RAP SANITARY SEWER MANHOLE STORM DRAIN MANHOLE SIGN ( AS NOTED ON MAP) TELEPHONE MANHOlE TRAFFIC SIGNAL BOX WATER METER WATER VALVE CONIFER(AS NOTED ON MAP) DECIDUOUS(AS NOTED ON MAP) FENCE LINE AS NOTED OVERHEAD POWER LINE STORM DRAIN LINE SANITARY SEWER LINE GAS LINE WATER LINE UNDERGROUND TELEPHONE LINE 393.3, ~84'"C"~ j ,i5'"A 006,4 ( \ 12'",,,,,,·,,\., 18"M 6"Mr~14.3 8"CAS 018.0 24"CAS (\ / '/~t~----OCIP~~----OHP----~~· /I~ 36"MC 019<f.\ NO SI /~(~r .. ,I~ Scale 1" MERIDIAN: 40' PLAT MORGAN PLACE AS RECORDED IN VOL. 205 OF PLATS. PAGE 68. UNDER RECORDING NO. 2D020228001691. RECORDS OF KING COUNTY, WASHINGTON. DATUM: cln OF RENTON(NAVD 88) CONTOUR INTERVAL 2' EQUIPMENT & PROCEDURES: A 5" ELECTRONIC TOTAL STAT!ON WAS USED FOR THIS FIELD TRAVERSE SURVEY. ACCURACY MEETS OR EXCEEDS WAC, 332-130-090, BENCHMARKS: ORIGINAL 8M: CITY OF RENTON BM # 1851, 3-1/2" DOMED BRASS DISC W/PUNCH MARK ON CONCRETE STREET SURFACE AT THE INTERSECTION OF TBM -A T8M -B 392. • 16"C ". ,. .1. 14 C~ /I . 92.7 SET RAILROAD SPIKIO IN NORTH FACE IN POWER POLE, SOUTH SIDE OF NE, 4th ST.(SE. 128th sf.) ELEV. ~ 405.90' SET RAILROAD SPIKE IN NORTH FACE POWER POLE SOUTH SIDE OF NE. 4th ST. ± 30 FEET EAST OF THE NORTHWEST CQRNER OF SITE, ELEV, ~ 398.91' GENERAL NOTES: 1. THE INFORMATION DEPICTED ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE ON THE DATE INDICATED AND CAN ONLY BE CONSIDERED AS INDICATING TH! GENERAL CONDITION EXISTING AT THAT TIME. 2. THIS MAP DOES NOT PURPORT TO SHOW EASEMENTS OF RECORD, IF ANY. 3. UNDERGROUND UTILITIES WERE LOCATED BASED ON THE SURFACE EVIDENCE OF UTILITIES (I.E. PAINT MARKS. SAW CUTS IN PAVEMENT, COVERS. LIDS ETC,) THE CONTRACTOR SHALL VERIFY THE EXACT LOCATION, ELEVATION AND SIZE OF EXISTING UTILITIES PRIOR TO CONSTRUCTION. 4. TREE SIZES WERE LOCATED & SPECIES DETERMINED TO THE BEST OF OUR ABIUn. HOWEVER, MEAD GILMAN & ASSOCIATES DOES NOT WARRANT THE ACCURACY OF SIZE & SPECIES SHOWN HEREON, ANY TREES CONSIDERED TO BE CRIT!CAL SHOULD BE VERIFIED BY A TRAINED ARBORIST. \ \ ~8"M ~M4", , \ r , \ EET 2 REFERENCES: 1. PLAT OF WINDSONG DIV, I AS RECORDED IN VOL. 194 OF PLATS, PAGES 80-83, UNDER RECORDING NO. 20000612000413, RECORDS OF KING COUNn, WASHINGTON. LEGEND o SET 1/2" REBAR WITH 1 3/4"' ORANGE PLASTIC CAP "MEAD GILMAN & ASSOCIATES 29276 32434 36811 35145"' UNLESS OTHERWISE NOTED. LEGAL DESCRIPTION: PARCEL A; ~ THE SOUTH HALF OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION ',5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE WEST 30 FEET AND THE EAST 3D FEET THEREOF; PARCEL B: THE NORTH HALF OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEASi' 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 5 EAST. W.M.; EXCEPT THE EAST 30 FEET AND THE WEST 3D FEET FOR ROAD; AND EXCEPT THAT PORTION THEREOF CONVEYED TO KING CDUNn BY DEED RECORDED UNDER RECORDING NO, 8705050923; PARCEL C: THE WEST 19 FEET OF THE EAST 150 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, HANGE 5 EAST, W.M.; PARCEL 0: ~19.3 22"A 420.8 THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M,; EXCEPT THE EAST 150 FEET; EXCEPT THE WEST 30 FEET; AND EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING CDUNn FOR ROAD, BY OEED RECORDED UNDER RECORDING NO. 5738288; PARCEL E; THE WEST 24 FEET OF THE WEST HALF OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER DEEO RECORDED UNDER RECORDING NO. 5840155; AND THE EAST 131 FEET OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 15; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNn FOR ROAD UNDER DEED RECORDED UNDER RECORDING NO. 5840155; SITUATE IN THE CITY OF RENTON. COUNn OF KING, STATE OF WASHINGTON, & PROFESSIONAL LAND SURVEYORS P.o. BOX 289, WOODINVILLE, WA 98072 (425) 486~1252 SCALE: 1 "=40' DRAWN BY, M LP WEST COAST DATE: 3-8-04 REVISED CAM--WEST DEVELOPMENT r-9_7_20_N_E_. __ 1 _2_0t_h_P_L..:.' ,_S_U_I_TE_1 __ 0_0 __ K_1 R_K_LA_N.::.D..:.' -,-WAS HI N GTO N 98034 ~RAWING NUMBER BOUNDARY AND TOPOGRAPHIC SURVEY 04044 -----I NE. 4th STREET(SE, 128th ST.)& 140th AVE. SE L-______________ E_L_EV_._~ ___ 3_9_8_.5_5_' ____________________________________________ . _________ ----------------------------~E~X~C~EP~T~TH~E~NO~R~T~H~42. FEET~F~O~R~CO~U~N~n~R~OcA,~D;~ _________________________________________________________________ . ______________________________________________ S~H~E~E~T __ 1~O~F~2~ __ J. NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E" W.M. -----.-------.-- z W ..J ~ W ~ < I--a:: w ::I: z « -' D.. > .... --' -.... ::) > a:: « z -~ -' w a:: D.. ------_.-- , . • 0' ; : I I. ~: ,~: i ' -,,) ~ c',e i.,.;, ~~~~TI~~DRANT J ASSEMBLY .. ' !,,;' , CONNECT SIDE SEWERS TO EXISTING SEWER MAIN .. : ,/ NW1/4, NE1/4, SEC. 15, I I I I I I I 'I I !. , .. . ,-, .-,-, ...... '-~ ": . '. .... , .......... . CONNECT TO 'EXISTING SEWER, COMMON AREA OPEN SPACE ,-. , ... "" .............. @ .. ~'" ~~~~~~~~~ -1 15+ 1~ 1)4;3:;, t!:-!+~. "-'-'-.. "". -w 1 S I gg I:'" ROI\~.l' t!'·8~··:::.:·,,'!!.W..:..· .. -.:.·ll2·7~!J-;-_+c---:--__ \-. Ii ;j:,; ;I[t' H.=cc~"~ :: 1___.... ___ ""1,. ".,' ·,I . ...:,.:~+ I' ~;;w~~~o~:.'. @ FIRE HYDRANT ASSEMBLY o ~ II , . CONNECTTb EXISTING WATER EXISTING , FIRE HYDRANT I-,J-,-I,--,.....,...J...t-l ASSEMBL ~l w !;( o 2 o (J) Ci a:: o 2 , ". ,i ... ! '.of '0:, 1 ;" 1 _, .] - . : ",' ',,' ! i... -_. ""J . ",' ~ , ,,';-,~. " ,J ,~,.:.' ,-" .. , .S "_,, ., r, ' , ,1 , ~ d'..., _ , ~. ,",. . I -"-,. : 1 " -, ~ : ~ .,' "'I '/ ; ~,:' . .: . :"[ " -< • " ',' h .... 1 .< . f ". .. , , I ! i,., I'," l.~ , L· ,'" .. >-;' .. :.'.. ,; " ,r i r- '" ., -,,,. ~; ,: . ',,'---"" . ' -.. -. }< '@ .. , STORMWATER TRACT RAIN GARDEN ~ -~". -~ --. -----_. , ".,.. :1' , .. ,," 'i,_,' l: "'., . ...... '~ .... ......... . ......... . ......... . ..... ..... ® ® ,"' .. Last Saved on Thu Sep 092004 at 1I:56am by Bill Helsley File Name: R,' \Projects\108(Camwest}\OD2-04 (West Coast}\dwg\sheets\WCulOl.dwq Scale: 40 .,,'-. "', @ .... ..... ....... (j) .... .,:1' T. 23 N., R. 5 E., ." ,', I . , -' .,'" . ,,~' -, ;' ~.' ~-- I ;" , .. @., i I @/ /1----."". :'-'.' " .... , I I I, . I ! ",.- , . DETENTION ... , .... TRACT· UNDERGROUND VAULT ..... ....... .... .... ,. W.M. ."" -,.', .. ~ .-, . ,,~ .- " .. ' / • T"" . !' .. ..... . .. ;". .' ..... :.-' ..... .... FIRE HYQRANT ASS~MBLY @ "-: . , ,," II i \ II ;'1 --\-" \ "~'~ "/ , ,>,- ~ •.. " 40 o 40 1 "=40' scale ". ' , . -~ ". , .... """ . 80 ! feet " -'~"- o <Xl Ll1 i1 ~ o N + to N '.- ,~ ," . '," ....•.... ? ..=-='" ,-l;-, -,,-.. _._-------- I I I o I , I I I '.:, ~: , ) ',- , . , ~ -~,,{ ;; n , . '"' .. ,j ,. .) ,2 " :.!: " c o (/) a:: w (L g w (;j o a ~ II • ...... CJ) <C o o ...... (J) W ~ o o """ Q) -':; (J) c .~ Q) -11"') :t:: (LO c co -..cO>I.{)UJ b LOa N ....... m .... ~~c ~$:I(J) w .. LO •. Z'UN-+-, c CO u o 0 1-8 N.::s::IOt: '" .~ C'\I a "':.::~() ~ o I N 00 20 ..... C Q) I -"CO co -, E Q) i ...... "", ~ ::> , O _~' ~ . ~ -Q) -Q) !'! -ci >;:;; ~ ~ ~ ~ Q) -0 --o'~ =0 en z « -' D.. > .... --' -I- ::) > a:: < z -~ --' w a:: D.. DR-1 SHEET 9 9 z UJ ..J (!) UJ (!) c( .... -a: UJ J: ¢~ 11 z c( ....J a.. .....I o a:: I- Z o (.) w CJ « z -« a: c > a:: c( z -::E ::i w a: a.. 0::: n.. n.. « W ';;: o z o [f) ~ 0::: a z -~ I " 't_ ", ' -,-, ,:., :~ _~., or;-- "'j ,.,~ ~'. , i~: -~ . /' v· " ,j, "-"1, ,~ " ; ,) .~ ,-~. , ." i ,. ,'2' < ", --~ , 'i ~ :,' ir'., , , ", i" .' , v'".; , " " " :' RAIN GARdEN. SERVES LOTS 44-60. ----,. '~.----"'. - , 1;' -d.J 'j " '( -,I @ ,"::'~~"J -,.' -_ ,,_,"i " " , , " SIORMWATER TRACT RAIN GARDEN , -, . -'~ , " .. :.-: ;'. ,~ " OVERFLOW ~ FROM RAIN / GARDEN .... " ...... ',. " J: -, . ----.------------ -. -.' LOts i -6 SERVED BY INDIVIDUAL 24LF INFILTRATION TRENCH ON LOT. ~,~" --~':I,; '/', ,', ' • j. i-",' .. ,.' ." ...... : ." ® ------------------="",,~". -. - - -~.- Last Saved on Man Aug 30 2004 at N2pm by Bill Helsley File Name,' R: \Projec!s \108(Camwest) \002-04 (West Coast)\dwg\sheets\WCdrOrdwg Sea"-' 40 NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. I I I I \ ; ----- "<, : "<, m I .•. · I ~', • < I :' 1 r~ :~:"~:"";"'~''-'-' c,J I , ,J COMMON AREA OPEN SPACE l '"' ,. CB ......... ,"'.'. ':<hi----.:....,---+------....:...---___ -J , ,'. . @ i ' / ""'." '-, '. , i o ,., , , ~ ", : ~" OUTFALL TO LEVEL SPREADER. _ r~ ) ,~ 't \ ! B I \ •..••..• "-,<, .•. , 1/ 1/ .1/ 1/ ' ] 11 / " " . I I !I) 'Ill =0 ! (j) i + <N i j' I .... @ .. ...... ..... DETENTION AND < WATER QUALITY VAUL 'i:s9oo SF FlJ01PAIN'r 9Jf l.NE STDIWJE (tfIi" fl f"REEEICINtD) , U WATER QlW.IIY (INC. e-SEDlyarr STOIWIE) TOTAL. INSIDE HElGHT .. 1:Z.o' -. DETENTION c TRACT,. UNDERGROUND VAULT ..... , ~ ..... . . . , . . . . . c' ...... L -------- - @ ----=: LOTS 7-15 SERVED BY INDIVIDUAL 24 LF INFILTRATION TRENCH ON LOT. / , ,< C : ...... -~~ ~~ , 'j;-, ", ." / " i .... ,', ,,;:'., '@/' .;d! , / " ...... , .. ", 1 "=40' -, '( . " "', 40 \\ II . , \ ...... -.. ~. " II II II II ,,,,'OUTFALL" TO LEVEL SPREADER. / o ". "'. ..... , 40 scale "., 80 I feet • ~-...". -'<----',"- "," . . ',' . .: " 0< \ " , ---- ." .. , , ",~ :':'1 ,-,- >, '" .,- " .; '.: '(~ i 4 'L LOTS J f!-19 SERVED /11" BY INDIVIDUAL 24 LF " INFILTRATION TRENCH :,,'PN LOT . '~?' ~:"-' di,'''''' -:,~ . ," . . ,-... ./ @ ,@ , ,'. I. <, I. I CO '" "J' a; " " [f) 0::: W 0... g W ~ o ~ II • N 'C o :r: .... en « o o .... en w ~ o o ~ "'*" Ql ~ '" [f) c .'<1" ., ..Jr') ::t:: 0...0 " !Xl -.cmlI)Vl b LOa <'I«m .... ~" ~:;::IVl W .II) •• z-oN+-' c!Xl " o 0 I .B N~L!)C r--...~ NO m:><:'<I"U '<I" o I ci ~ zo I .!l!Xl 00 --, z c( ....J Il. ....J o a: I- Z o (..) w c;, c( Z -c( a: c > a: c( z -::::E -....J W a: Il. DR-1 SHEET 8 9 z W ....I CJ W CJ < I--a: w J: ~ II , z e( ...J D.. l- e( ...J D.. > a: e( z -~ -...J W a: D.. ct: CL CL <: w !;;: o z o III ~ ~ o z PROJECT STATISTICS ZONING: GROSS PROPERTY AREA: CRITICAL AREAS (WETLANDS) PUBLIC R/W AREAS: PRIVATE STREET AREAS: NET PROJECT AREA (SF): NET PROJECT AREA (AC): PROPOSED LOTS: PROPOSED DENSITY (UNITS/AC): ALLOWED DENSITY (UNITS/AC): BUILDING SETBACKS: FRONT: GARAGE: REAR: INTERIOR SIDE: CORNER SIDE: WETLAND BUFFER AVERAGING "':." , "' t ". " , i " ;, __ , i'. , , " .". ,v '. -~., ,. '~~ .-. BUFFER IMPACT BUFFER MITIGATION VIA AVERAGIr;(G -' ~I') ," '. , , h , -""' , ~j ... , __ '~ '. 'I ~;ri:j~ \~ ~~ -:'r! i. " _ ; ~ : "-,_ " n ,~:_ , -• :' ¢ I, f I". ;d' ~ " . . ; ... , ~", ' , :. -(~, " J , , '. /' . , f -, . - ' .:'j, r " ; , '." j ""f ,I .. R-8 180,757 SF 39,459 SF 31,982 SF o SF 109,315 SF 2.51 AC 14 5.58 8 15' 20' 20' 5' 15' R-10 290,568 SF 23,910 SF 62,524 SF 3,644 SF 205,389 SF 4.72 AC 46 9.76 10 10' 20' 15' 5' 10' WETLAND 'A' 6,971 SF WETLAND 'B' 503 SF 7,379 SF . I " ,'" "'-. ,"~ . ;" ~' ,~ -, '--, I" ' . -~'. o' ' . . "( --" .'~ " , f'" ~ "0 -_,-I ': -" " .. ," . .; ". '-~', o SF @ 3,188 Sf "0, ',-' -, .' ". LEGEND @ LOT DESIGNATION , , .......... , .. BUILDING SETBACK . •••. . DISTANCE TO FARTHEST ACCESS POINT @ @t 3,053 SF 3,065 SF ., >:' ... -~ ..... . 'STORMWATER TRACT RAIN GARDEN @ 3,117 SF .... , .. , '---'. : ,. ROAD A -,e L\·"-t' I-~- -" '. \.,,'(g)l.,-: ',-: 3,096 SF ~ . 3,003 SF • 6+00 ,SLo? G) 3,096 SF ,oo·c? '~".' 3,228 SF .... : L=38.59' L ......... ® 3,142 SF . ""_~"_m' , -'-- -'.' . @ 3,168 ·SF . ... ...... : .' ® 3,252 SF " -'- Las! Saved on Thu Sep 09 2004 at 12: OBpm by 8111 Helsley File Name: R: \Pro)ec!, \ 108(Camwe,t) \002-04 (We,t Coast) \dwg Ishee!, \ WC,IOI.dwg Scale: 40 \ NW1/4, NE1/4, SEC. 15, T. 23 N., R. 5 E., W.M. ''c, < "- , I / . " '" C! @ , , : @, '/ /!';l 3,360 SF ':0 3,095 SF ;:/ COMMON AREA OPEN SPACE @ 3,012 SF: @ . :,.:-~. 3,078 SF: '" ..... ® 3,744:SF : '. 3,082 SF "'@ 3,018 SF ~ ® 'i\~, : o ~r ,., I c( ~t o o "'+ ~ ·'.3,892 SF. :'iD :c..; ,'oN JI -' @ . 3,284 SF .:. , .... @ ..... 0/ 3,470 SF -' .. " . ... '. ........ 3,147 SF @ ..... . 4,032 SC ..@ ...... . / / (, , . / / /' I , , --. -,1--- .. i ] @ 3,602 SF o "" "f ,..-;.-/ ,845 .§.f----- ",,"" /' , ;-, J ~ ,_. ° ,,> : "" j ,,' , 1 ----,'\ L .,' \ @) , ., 3,754 SF ~ .. : ............ . 503 SF ~.'""" . 4,746 SF 3,626 SF .~. @ 4,786 SF DETENTION TRACT .. UNDERGROUND VAULT .... t ...... '. ,9 .............. , ........ . -'< ........ , ...... L=41.1" 3,597 SF @ 3.f09 SF 3,032 SF . @ @ : . . . .. . ' . ' . ~ ...--.--"'- /----~--....... .-" / ---,..-- WETLAND , 1 •• , f' ," ~ • , l _ " ~. ".-, , ' ... ' ", ® 4,509 SF .. @ 3,573 SF.' .' , 4,000 SF , '-" '---,,;,., ./ ...... _-- \ -'" .- 1 "=40' -"" @ '.-~' ~;...----- 40 scale /' /' /' HI ":' 'f o "'T" . @ 4,868 SF ....... ...... 4,554 SF /',:~ @ 40 80 I feet o --,----;-"--- o <Xl . . L{) i1 i o N + (f) N ~~~ ." <n ' -'" ®> 4,504 SF /. i "I /:8 IIj'jI -'a: 1-">---....;.;.;....-----1 1) ~/ I .. @ 4,798 SF ",-,,'. ,f'" ® " 4,531 SF :. , . ~,.' ."/ ." : '-. @ ,4,876 SF ..... . ..... . / ' ". ,. / ,t' --','. " ,~- , . '" ,. '" , "',L ~,-"~'. n, '" ,',,, N '" o :r: I- CJ) <C o U I- CJ) W :: SHEET o o """ 4 9 '¢ o I N do ZO I -"IX) 00 -" z e( ...J D.. I- <C ...J D.. > a:: <C Z -::E -...J W a: D.. 'r~ r.; ;:0: .::: U _. <.( ~' C17·· '-i. ':0: ,:{. ~:~ ~!~ .~_: ~ 1" = 40' ; 40 ! , C . .:, (; , ".~ '.}.:. ·;'c: ;·C1.\f~.~ \.;.... ,,e) ------/--::' ~.-..... ------..t.L:JQ.'-' ~~= :/ / @ .-.' - 1 @,' \. \ . . -. . . . ' . \.. .. ' \\ \ \ ' ' _ .. ' .' t ... ' . , )' ·······U(,y~. : .... .' ., ... ....... j , . . ' ..... -.,. ,/ :, .. ~~i" .:.:.::-'. , .. ) .. ----I , " .. ------; \, "~, 1 1./'-1...- . , ;; /. -"'~ - o. ';i' I "'1 [" , ; \ , /\ / -j-\-.--- <. '. -" i\@ , ... / •• • J , ! I -f ~ / '@ \/ .. .\ .. , . \ .. "-... , . @ . "' . ..... . 57 " ! '. / . -.. --- \ ! " J \' , .. ,L . \ , \ '-~:",~ In '. I :/ , TRACT ; ;....,... / / / CD o « o / , , / "'frO --.... ,- / / ~f./ ,~-- /' /' /' /' ! / @ @ .. ,--- ........ @ ...... , / , " \ 'E' , (RECREATIONAL TRACT) ! \ , ( 'C . ,--,.--- ; ..... . ~"." .... @ .... < it-... _ .. '. /:' :/ / , ( / ) l \ / / ./ / .--.-- / I ! / / \ "~,,, ' l,~,) / o ·/·~··'i·.;·· , , , :/ // ~ '/' /' '.1 / ';. / Y ! , , / ! / / < • '"fl l, .. c' ~';' n -~-I ,/ , / / -----/~ , '. ! / / / , :J:R Act / / / , , I 'A' f , , / .' '", .' / ( / ,. , / ;/ . :/ :/ / / . ,~,,~ , '. ,/ ~"/ ® , ... , , c"-: / '/ ,/ .~ .. '" ® / I / /' / / ',/; . . ". /. ,/ / / } / I / , ( , '7 , , :~f3, t~; , , , ""~ ~;i '~~ ;'( ffi' '_'_' r, i;:: ' I .. ; " . " ~ /U 7 ,--, \ I \ KEY • ~II\~ J I -.-. .- STREET TREES DECIDUOUS AND EvERGREEN TREES LAIlIN DIAGRAMATIC LAYOUT OF DRIVEWAYS, TYFICAL 18' WIDE ./. FINAL LOCATIONS TO BE DETERMINED OPMENT PLANNING DEV~1Y OF RENTON REVISIONS BY This landscape plan is diagrammatic, all dimen~ions are approximate and must be field verified. © GHA Landscape Architects 2004 G~A Landscape: Architects 1417 NE 80th st. SEATILE. WA 98115 TELE 206.522.2334 FAX 206,526,5667 CAMWEST Real Estate Development Inc. 9720 I\"E 120m PI, #100, KlRKLA]\O, WA 980J4 « s Z o f- Z W U::z « f----.J Z~ W :2:W ~~ 0« ---.JU W(J) >0 Wz 0« f- (J) « ---.J ---.J « =:J Of- Url W f-U (J)Z WO sU STATE OF WASHINGTON REGISTERED n~~C~:!:T_ .l~L BUCHANAN CERTIFICATE No. 513 (8 North DATE: 11111104 SCALE: ON PLAN DRAWN: NB JOB: SHEET: L -1 of 1 SHEETS 1 "1" ,,: " I " ~ f-w wi 0::>,1 'l';;J , i , -'= i I , ~ ! OJ i i N , ~ I , I , w , D __ ~ [f} ! ;!.-, "--/ , "i f-I w w '" f-Vl j ~ g ~ PROPOSED i')A,IN GARDEN ® plan 4 -r u ,.J t blOU ~ V UDld ® nolq r l UOld 8 l UOld ® ® nolq f. l UOld (3 V uOld © ® nolq r l UOld G l UOld ® ® nolq r l UOld @ CONCEPTUAL LANDSCAPE PLAN l UOld @ -V UO\d 15 l UOld ® 3(2) / l l L[) @Id (~fld @ Q ® CT4 0 c . ,1. ,;:". '. ; .-" c '. .,', .. )---------,~ C6MMONAREA OPEN SPACE @ nolq f. . ,. .,. -.... -" , . . .. ', N '" nolq f. {m', ~4 VY 0 c ru CONCRETE WALK OTTO, DETENTION TRACT UNDERGROUND V AUL T RECREATION SPAcE SWING 0 '{.. '0"O,@ -." .. " " :.", ",:-." .. " ~ .. : . .. " t blQU ~v 0 =@ -1'--2- 0 " r:rI6n 5 c o \ r I KE y c o 0- -,~-"'-~---- STREET TREES (: DECIDUOUS AND EVERGREEN TREES I" ~ 1/" ~'j'"RC", LAWN !3ENCHt::S ['1 ::J o ..il m ::J o ~L _______________ ~ ________________________________ ~ ________ ~ ~ 6 REVISIONS BY This land:>eapc plan is diagrammatic, all dirm:nsiuIlS are approximate and must be field vcritied. © GHA Landscape-Arc-hil",cts 2004 GI-lA Landscape Architect.s 1417 NE 80th SL SEATILE, WA 98115 TELE 206.522.2334-FAX 206.526.5667 CAMWE T Real Estate Development Inc. 9120 NE UOTH PL #100, KIRKLAND, WA 98034 I----.J (f)<t <t~ 01- UD-W I-U (f)Z WO sU DEVELOPMENT ?lANNING ('!TV (\0::-I))::NTON APR 1 5 2005 RECEIVED DATE: 4113/05 SCALE: ON PLA.N DRAWN: NB JOB: SHEET: L -1 of 1 SHEETS 1