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2024-01-04 Hearing Examiner Packet1. 2 3. OF EDA' v ti Agenda Edmonds Hearing Examiner SPECIAL MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 JANUARY 4, 2024, 3:00 PM CALL TO ORDER PUBLIC HEARINGS A. Brackett Court Townhomes Preliminary Formal Unit Lot Subdivision (PLN2023-0047) ADJOURNMENT Edmonds Hearing Examiner Agenda January 4, 2024 Page 1 2.A Hearing Examiner Agenda Item Meeting Date: 01/4/2024 Brackett Court Townhomes Preliminary Formal Unit Lot Subdivision (PLN2023-0047) Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History This is a new public hearing. It was originally scheduled for December 14, 2023 but had to be rescheduled and was re -noticed for a special meeting on January 4, 2024. Staff Recommendation Approve with conditions noted in the attached staff report. Narrative The applicant is proposing to subdivide an existing 10-unit project at 23220 Edmonds Way. The dwelling units are grouped into five duplex townhome buildings, surrounding an access tract off Edmonds Way. The proposed unit lot subdivision would create a fee -simple lot for each of the 10 dwelling units together with a jointly owned space for access and utilities. There will be no change to the existing physical improvements at the site. Appropriate maintenance provisions and easements will be established for the jointly owned areas and improvements, which will be managed through a homeowners' association created for the project. The existing project improvements were reviewed, approved, and constructed through the following permits: Design review (PLN2013-0066); fill/grade site improvements (BLD2014-0299); building permits (BLD2014-0240, -0241, -0242, -0243 and-0244). The Hearing Examiner will make a Type III -A decision on this application following a public hearing consistent with ECDC 20.01.003. If preliminary approval is granted, City staff must review and approve civil subdivision improvement plans. Once improvements are installed or bonded for, the final plat is reviewed and approved by staff prior to recording at the County Auditor. Attachments: PLN2023-0047 Staff Report Exhibit 1- Land use application Exhibit 2 - Applicant narrative Exhibit 3 - Zoning and vicinity map Exhibit 4 - SEPA_DNS+Checklist PLN2013-0066 Exhibit 5 - Title Report Exhibit 6 - Preliminary Plat Map Exhibit 7 - Brackett Court approved site plan BLD2014-0299 Exhibit 8 - Brackett Court Civil As-Built_Drawings - optimized Packet Pg. 2 2.A Exhibit 9 - Brackett Court excerpt approved building plans Exhibit 10 - Draft CCRs for Brackett Court Exhibit 11 - Draft HOA declaration for Brackett Court Exhibit 12 - Public notice documentation Exhibit 13 - Building Comments PLN2023-0047 Exhibit 14 - Engineering compliance and requirements Packet Pg. 3 2.A.a `nC. 18y\3 CITY OF EDMONDS 121 51" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Preliminary Formal Unit Lot Subdivision for Brackett Court Townhomes File Number: PLN2023-0047 Date of Report: December 7, 2023 Reviewed By: Mike Clugston, Acting Planning Manager Meeting: Thursday — December 14, 2023 at 3:00 P.M. Brackett Room, 3rd Floor City Hall 121 5th Avenue North, Edmonds WA 98020 Or on Zoom at: https://edmondswa- Rov.zoom.us/j/82688031743?pwd=UEROWk5hdU5DN1dRK1V3MkR2WTRSdz 09 Passcode: 308007 Or join by phone: 253 215 8782 Persons wishing to provide audience comments using a computer or smart phone are instructed to raise a virtual hand to be recognized. Persons wishing to provide audience comments by dial -up phone are instructed to press *9 to raise a hand. When prompted, press *6 to unmute. I. SUMMARY The applicant is proposing to subdivide an existing 10-unit project at 23220 Edmonds Way. The dwelling units are grouped into five duplex townhome buildings, surrounding an access tract off Edmonds Way. The proposed unit lot subdivision would create a fee - Packet Pg. 4 2.A.a simple lot for each of the 10 dwelling units together with a jointly owned space for access and utilities. There will be no change to the existing physical improvements at the site. Appropriate maintenance provisions and easements will be established for the jointly owned areas and improvements, which will be managed through a homeowners' association created for the project. The existing project improvements were reviewed, approved, and constructed through the following permits: Design review (PLN2013-0066); fill/grade site improvements (BLD2014-0299); building permits (BLD2014-0240, -0241, -0242, -0243 and-0244). II. PROCESS The Hearing Examiner will make a Type III -A decision on this application following a public hearing consistent with ECDC 20.01.003. If preliminary approval is granted, City staff must review and approve civil subdivision improvement plans. Once improvements are installed or bonded for, the final plat is reviewed and approved by staff prior to recording at the County Auditor. III. EXHIBITS 1. Land use application 2. Applicants cover letter 3. Zoning and vicinity map 4. SEPA checklist and DNS for PLN2013-0066 5. Title report 6. Preliminary plat map 7. Brackett Court Townhomes approved site plan 8. Brackett Court Townhomes excerpts of approved building plans 9. Brackett Court Townhomes civil as -built drawings 10. Preliminary conditions, covenants and restrictions 11. Preliminary homeowner's association declaration 12. Public notice documentation 13. Technical comments 14. Engineering Division approval and requirements IV. FINDINGS OF FACT AND CONCLUSIONS A. Setting As shown on the zoning and vicinity map in Exhibit 3, the subject property and the property to the south are zoned Multiple Residential (RM-1.5), while the property to the west is zoned Single -Family Residential (RS-8), and the property to the north is zoned Neighborhood Business (BN). The parcels east of Edmonds Way (State Route 104) are in Esperance, which is an area of unincorporated Snohomish County Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 2 of 13 Packet Pg. 5 2.A.a surrounded by Edmonds. A mix of residential uses and a few commercial uses are nearby in that area. B. Environmental Assessment Critical Area: Consistent with ECDC 23.40, the subject property was inspected for critical areas under file CRA2013-0117. It was determined that the site does not contain any critical areas and so a waiver from further critical area study was granted. 2. Shoreline: The subject property is not located within shoreline jurisdiction. 3. SEPA: Review under the State Environmental Policy Act (SEPA) was completed with the design review for the Brackett Court Townhome project in file PLN2013- 0066. A determination of nonsignificance was issued on January 21, 2014 and was not appealed. The DNS may be referenced via the Department of Ecology SEPA Register website and is included as Exhibit 4. The existing checklist and determination are incorporated by reference as part of this unit lot subdivision because the environmental impacts of the project were addressed during the design review phase. No additional environmental impacts are anticipated from this unit lot subdivision, which will simply create parcel lines over the built -out site. C. Comments 1. Technical Comments In addition to the Planning Division, this project was reviewed by the Building and Engineering Divisions. Building indicated that separate building permits are required for each new lot and that a stamped survey from a licensed surveyor was needed showing the proposed property lines in alignment with existing party walls (Exhibit 13). The survey is included as the base layer for the preliminary plat map in Exhibit 6 and the required building permits have been applied for (BLD2023-1361 through BLD2023-1371). The Engineering Division has noted the proposed plat indicates general engineering feasibility (Exhibit 14) 2. Public Notice and Comment This application was submitted on July 21, 2023, paid for on July 25, 2023, and determined to be complete on August 22, 2023. Pursuant to ECDC 20.03, a Notice of Application was posted at the subject site, Public Safety Complex, and at City Hall on September 5, 2023. The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site using a mailing list generated by staff. The library was not posted since it is still under repair from the water leak in the summer of 2022. A separate Notice of Public Hearing was published in the Everett Herald, posted at the subject site, Public Safety Complex, and City Hall on November 29, 2023. The notice was mailed to property owners within 300 feet of the site using the original mailing list. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 3 of 13 Packet Pg. 6 2.A.a To date, no public comments have been received. D. ECDC 20.75.045 Unit Lot Subdivision Staff's findings regarding ECDC 20.75.045 are described below. 1. Purpose. The unit lot subdivision process provides opportunities for dividing fee simple ownership of land to create townhouses, rowhouses and similar fee - owned dwelling units as an alternative to both condominium ownership and traditional single-family detached subdivision. Unit lot subdivisions determine compliance with the relevant dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with those dimensional standards. A unit lot subdivision does not permit uses or densities that are not otherwise allowed in the zoning district in which the unit lot subdivision is proposed. As described in the following sections, the proposed preliminary subdivision meets the purposes of the unit lot standards. Applicability. The provisions of this section apply exclusively to the subdivision of land for single-family dwelling units, townhouses, and rowhouses and may be applied only in the following zones: multiple residential, general commercial, and Westgate mixed -use. A single lot within a unit lot subdivision may contain multiple dwelling units when the unit lot contains all such dwelling units within one building. Flats are permitted as an element of a unit lot subdivision only when a single lot within a unit lot subdivision contains the entire building in which flats are located. As noted previously, the site is zoned Multiple Residential (RM-1.5) and consists of five duplex buildings around a central access tract. The proposed lot lines will fall on both common walls within the buildings and also provide for small areas of privately -owned open space (Exhibit 6). No flats are proposed, as can be seen on the approved plan sheets from the original building permits (Exhibit 8). Each of the dwelling units is vertically aligned with two levels of living space over a garage and storage space. 3. Association with Site Development — Application Timing. In the case of a vacant lot or a redevelopment site, a preliminary unit lot subdivision can only be submitted in conjunction with or preceding a development site plan as required by Chapter 20.10, 20.11, or 20.12 ECDC, or in the case described in ECDC 20.10.020(8)(3) submitted in conjunction with or preceding a building permit. For existing developed sites, a preliminary unit lot subdivision application may be submitted at any time. If the subdivision involves creating unit lot lines within common walls, a building permit application is required in order to verify that the walls meet the separation requirements in effect at the time of the subdivision application. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 4 of 13 Packet Pg. 7 2.A.a Staff reviewed and approved the design of the project and building permits in 2014 (BLD2014-0240, 0241, 0242, 0243 and 0244) and the buildings were granted certificates of occupancy in 2017. The preliminary plat application was submitted July 2023. 4. Conformance with Standards of the Parent Lot. The parent lot must comply with and is vested to the applicable development standards (ECDC 20.75.030(E)J in effect at the time a complete application for preliminary unit lot subdivision is submitted. As a result of the unit lot subdivision, the individual unit lots within the subdivision may be nonconforming with respect to the bulk and dimensional standards required by ECDC Title 16. As with dimensional standards, compliance with access standards, including but not limited to fire lanes, drive aisles, turnarounds, and access of/to the parent lot from/to the street will be evaluated based on the parent lot's compliance with such requirements, and not based on whether individual unit lots meet such standards. The property was developed to Multiple Residential (RM-1.5) standards; the zoning remains unchanged. Multiple dwellings are a primary permitted use in the zone. ECDC 16.60.030 contains the site development standards applicable to the subdivision (distances in feet): Minimum Minimum Minimum Minimum Lot Area Per Street Maximum Maximum Zone Side Rear Dwelling Setback Height Coverage Setback Setback Unit (Sq.Ft.) RM-1.5 1,500 15' 10, 15' 251 45% 1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater. Setbacks: The buildings complied with the setbacks of the parent lot or met an allowed exception for eaves, patios and similar minor improvements (Exhibit 7). Maximum Lot Coverage: Lot coverage was shown to comply at 7,018 square feet or 35.1%. Density/Units: The subject property is approximately 19,956 square feet. Zoning would allow up to 13 dwelling units; 10 were built. Height: The maximum allowed height is limited to 25 feet and 30 feet with a slope of 4 inches in 12 inches or greater. The buildings were designed and constructed to comply with the height requirements of the RM-1.5 zone (Exhibits 7 and 8). Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 5 of 13 Packet Pg. 8 2.A.a 5. Future Additions and Modifications. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parcel lot. Changes requiring permitting that affect only the interior of building units will be evaluated for compliance with the requirements only for that unit. Any exterior changes will be evaluated for compliance by considering whether the parent lot would still comply with applicable development standards. Any application for such external changes will require authorization of all owners of affected unit lots or approval of the HOA where changes to commonly owned tracts are proposed. Preliminary documentation describing how additions and modifications will be managed by the homeowners' association has been provided and will be further reviewed with the associated final plat (Exhibits 10 and 11). 6. Homeowners' Association Ownership of Common Areas. Any commonly used areas or facilities within a unit lot subdivision, including but not limited to common access, garage or parking areas, common open space or recreation space, common courtyards, commonly used storm water facilities or side sewers and other similar features, must be owned and maintained by a homeowners' association with the right to assess the individual unit lot owners as necessary to properly maintain and repair such areas. Appropriate documentation regarding the rights of the homeowners' association must be submitted for recording with the final plat. Preliminary documentation has been provided and will be required with the submittal of the final plat (Exhibits 10 and 11). 7. Maintenance Agreements for Building Exteriors. Maintenance agreements must be executed and recorded as an element of the final unit subdivision plat or short plat for maintenance of all building exteriors except in cases where all dwelling units are detached. The maintenance agreement must require equal participation by all owners within any one building and must be recorded on the final unit lot plat. The requirement does not apply to detached single-family dwelling units. Common wall construction must meet currently adopted building codes. Because the dwelling units are attached in this instance, maintenance agreements for building exteriors will be required with the submittal of the final plat for the project (Exhibits 10 and 11). 8. Parking on Different Unit Lots Allowed. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit as long as the right to use that parking is formalized by an easement on the final plat. As shown on Exhibits 7 and 8, the required parking for each of the units is internal to that unit and there is no shared exterior or guest parking on the site. As a result, no parking easements are required. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 6 of 13 Packet Pg. 9 2.A.a 9. Notice of Unit Lot on the Final Plat. The fact that the unit lot is not a separate buildable lot and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot must be noted on the final plat. A note to this effect must be added to the face of the final plat for the project. 10. An application for final unit lot plat will not be accepted until all foundations, including common wall foundations, are installed and located on the face of the final plat by the land surveyor of record. The buildings were constructed and were granted certificates of occupancy in 2016 - 2017. The application for final plat may be submitted at any time after the approval of the preliminary plat. 11. Review. Unit lot subdivisions of four or fewer lots are processed and reviewed as short subdivisions while five or more lots are formal subdivisions pursuant to Chapter 20.01 ECDC and the requirements of this chapter. As noted previously, this is a 10-lot formal subdivision where the Hearing Examiner issues a Type III -A decision following a public hearing. E. ECDC 20.75.080 General Findings A proposed subdivision may only be approved if all the general findings listed in ECDC 20.75.080 can be made for the proposal as approved or as conditionally approved. 1. Subdivision Ordinance. The proposal is consistent with the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter. The proposed unit lot subdivision is consistent with Sections 20.75.020 and 20.75.045.A and 045.B ECDC. Because the site was developed several years ago and no changes are proposed by this project, the proposed subdivision will not negatively impact public health, safety or general welfare, will not negatively impact congestion on streets and highways, has adequate access to water, utilities, sewerage, storm drainage and provides proper ingress and egress and will be uniformly monumented. 2. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest. The Comprehensive Plan designation for this site is "Edmonds Way Corridor". Applicable goals, objectives and policies in the 2020 Comprehensive Plan include: Sustainability Goal G Develop housing policies, programs, and regulations designed to support and promote Sustainability. Support and encourage a mix of housing types and styles Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 7 of 13 Packet Pg. 10 2.A.a which provide people with affordable housing choices geared to changes in life style. Housing Goal F Provide for a variety of housing that respects the established character of the community. F.1. Expand and promote a variety of housing opportunities by establishing land use patterns that provide a mixture of housing types and densities. F.1.a. Provide for mixed use, multifamily and single family housing that is targeted and located according to the land use patterns established in the land use element. Residential Goal A High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic and environmental considerations. Residential Goal 8 A broad range of housing types and densities should be encouraged in order that a choice of housing will be available to all Edmonds residents, in accordance with the following policies: 8.2 Multiple. The City's development policies encourage sustainable high quality site and building design to promote coordinated development and to preserve the trees, topography and other natural features of the site. Stereotyped, boxy multiple unit residential (RM) buildings are to be avoided. The proposed unit lot plat will create additional home ownership opportunities in the City of Edmonds. The unit lot sites should be relatively more affordable than traditional single-family development because the parcels and dwelling units are smaller. The proposal should not cause any adverse impacts and appears to be consistent with the residential development goals and policies of the Comprehensive Plan. Therefore, staff finds that the proposal is consistent with the Comprehensive Plan and is in the public interest. 3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a modification has been approved as provided for in this chapter. Staff finds the proposal is consistent with the zoning requirements for the RM- 1.5 zone (ECDC 16.30). The development was reviewed, approved and constructed in accordance with the codes in effect at the time of building permit application and the zoning is unchanged since the original approvals. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 8 of 13 Packet Pg. 11 2.A.a 4. Flood Plain Management. The proposal meets all requirements of the Edmonds Community Development code relating to flood plain management. The proposed project is not located within a designated flood plain management area. F. ECDC 20.75.085 — Review Criteria. Pursuant to ECDC 20.75.085, the following criteria shall be used to review proposed subdivisions: 1. Environmental. a. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats, the proposal shall be designed to minimize significant adverse impacts to resources. Permanent restrictions may be imposed on the proposal to avoid impact. b. The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography. c. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as flood plains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with paragraphs A(1) and (2) of this section. d. The proposal shall be designed to minimize off -site impacts on drainage, views and so forth. There will be no change to the existing buildings and site improvements through this unit lot subdivision so there will be no additional environmental impacts. 2. Lot and Street Layout. a. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. Each of the proposed unit lots will contain one of the existing ten dwelling units and a small private yard. b. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage streets may be required to minimize traffic hazards. All ten proposed unit lots will front the central access drive (Tract 999) which connects with Edmonds Way. This arrangement was approved as part of the associated design review and building permits. c. Each lot shall meet the applicable dimensional requirements of the zoning ordinance. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 9 of 13 Packet Pg. 12 2.A.a Since this is a unit lot plat, the parent lot must comply with the development standards for the zone but the individual unit lots do not. In this case, there is no minimum lot width requirement in the RM-1.5 zone. The minimum lot area requirement of 1,500 sq. ft. per dwelling unit is met across the parent parcel. The parent lot is 19,956 sq. ft., which yields a maximum of 13 possible dwelling units at the site; ten units were built. Each proposed lot will be between 858 and 1,399 sq. ft. and contain a dwelling unit, garage parking spaces, and a small private yard. d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not adequate. The project site is primarily served by three schools in the Edmonds School District, each of which is more than the one mile distance boundary for walking: Sherwood Elementary, College Place Middle School, and Edmonds- Woodway High School. It is unknown where the District bus stops are located but there are existing sidewalks along Edmonds Way and crosswalks at the 232nd and 236t" Street intersections near the project site. There is also a Community Transit stop adjacent to the site. 3. Dedications a. The city may require dedication of land in the proposed subdivision for public use. b. Only the city council may approve a dedication of park land to satisfy the requirements of ECDC 20.75.090. The council may request a review and written recommendation from the planning advisory board. c. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary plat. Per the City Engineering Division requirements (Attachment 14), no dedications are required. See Section IV.G below regarding the dedication of park land. 4. Improvements. a. Improvements which may be required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage systems and underground utilities. b. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of.• i. ECDC Title 18, Public Works Requirements; ii. Chapter 19.75, Fire Code, as to fire hydrants, water supply and access Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 10 of 13 Packet Pg. 13 2.A.a This determination shall be based on the recommendations of the community development director, the public works director, and the fire chief. All improvements at the site were reviewed and approved by appropriate staff at the building permit stage. No additional improvements are required for the unit lot plat. c. The use of septic systems maybe approved if all of the following conditions are met: i. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from the nearest public sewer main to the nearest boundary of the land to be divided. ii. The land to be divided is zoned RS-20. iii. The public works director and city health officer determine that soil, drainage and slope conditions are satisfactory for septic use and that all requirements of WAC 248-96-090 are met. There are no septic systems included as part of the proposed project. 5. Flood Plain Management. All subdivisions shall comply with the criteria set forth in the Edmonds community Development code for flood plain management. The subject property is not located within a Flood Plain Management area. G. ECDC 20.75.090 — Park Land Dedication. According to ECDC 20.75.090, before or concurrent with the approval of the final plat of any subdivision, the subdivider shall dedicate land, pay a fee in -lieu of dedication, or do a combination of both, for park and recreational purposes. With the adoption of Ordinance 3934 in 2013, park impacts are now addressed through the assessment of park impact fees in accordance with Edmonds City Code (ECC) Chapter 3.36. Park impact fees were assessed for the Brackett Court Townhomes with building permits BLD2014-0240 — 0244 at the time of permit issuance. V. STAFF RECOMMENDATION ON THE PROPOSED SUBDIVISION Based on the Findings of Fact, Conclusions, and Attachments to this report, staff recommends the Hearing Examiner approve the preliminary unit lot subdivision application in file PLN2023-0047 located at 23220 Edmonds Way subject to the following conditions: 1. Prior to recording, the applicant must complete the following requirements: a. Obtain approval of building permits BLD2023-1361 through BLD2023-1371 and comply with any associated conditions. b. Complete the Engineering Division conditions listed "Required as a Condition of Subdivision" in Exhibit 14. Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 11 of 13 Packet Pg. 14 2.A.a c. Make the following revisions to the plat: i. Add: "Conditions of approval must be met and can be found in the approval for the subdivision located in File No. PLN2023-0047 in the City of Edmonds Planning Division." ii. Include on the plat all required information, including owner's certification, hold harmless agreement, as well as the Development Services, Public Works, and Mayor's approval blocks. iii. Add the unit addresses to the face of the plat. iv. Add notice consistent with ECDC 20.75.045.1. d. Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording. 2. Submit any revised homeowners' association and conditions, covenants and restrictions documentation including requirements for future additions and modification, the maintenance of building exteriors, and all other jointly owned facilities. 3. Submit an updated copy of the title report with the documents proposed to be recorded. The title report must be prepared within 30 days of submittal for final review. 4. Submit at least one copy of the plan sheets to be recorded for City review and approval. Once approved, the City Clerk will record the final signed documents at the Snohomish County Auditor's office. VI. RECONSIDERATION According to ECDC 20.06.140, a party of record may submit a request to reconsider a Type III -A decision to the Planning and Development Director within 10 calendar days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.140(D) as well as the applicable fee. VII. APPEAL Type III -A decisions are not administratively appealable. The Hearing Examiner's final decision on the application may be appealed by commencing a land use petition in Snohomish County superior court consistent with Chapter 36.70C RCW. [ECDC 20.06.1501 VIII. LAPSE OF APPROVAL Approval of a preliminary plat shall expire and have no further validity at the end of the time period established under RCW 58.17.140, unless the applicant has acquired final plat approval prior to the expiration date established under RCW 58.17.140. The time Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 12 of 13 Packet Pg. 15 2.A.a period for subdivisions shall commence upon the date of preliminary plat approval by the issuance of a written decision by the Edmonds hearing examiner. In the event that the decision of the hearing examiner is appealed to Snohomish County superior court, the time period shall commence upon the date of final confirmation of the preliminary plat decision by the judiciary. [ECDC 20.75.100.A] IX. NOTICE TO COUNTY ASSESSOR The property owner may, as a result of the decision rendered by the hearing examiner, request a change in the valuation of the property by the Snohomish County Assessor's Office. X. PARTIES OF RECORD City of Edmonds 121— 5th Avenue North Edmonds, WA 98020 Brackett Court Townhomes Preliminary Unit Lot Plat File No. PLN2023-0047 Page 13 of 13 Steve Price Kautz Route LLC sprice@reresources.com Packet Pg. 16 2.A.b CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1351297 - Brackett Court Unit Lot Subdivision Applicant First Name Last Name Company Name Steve Price Kautz Route LLC Number Street Apartment or Suite Number E-mail Address 31097 sprice(LD-reresources.com City State Zip Phone Number Extension Seattle WA 98103 (206) 213-0810 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date UBI # E-mail Address Project Location Number Street Floor Number Suite or Room Number O 23220 EDMONDS WAY v w a� City Zip Code County Parcel Number Y EDMONDS 98026 00555300100902 L Associated Building Permit Number Tenant Name m DRC2023-0004 c r Additional Information (i.e. equipment location or special instructions). :7 Work Location W N N 3 Property Owner J First Name Last Name or Company Name r Steve Price KAUTZ ROUTE LLC w Number Street Apartment or Suite Number s PO BOX 31097 w City State Zip C SEATTLE WA 98103 s Certification Statement - The applicant states: I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and Q authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 7/21/2023 Submitted By: Steve Price PLN2 Packet Pg. 17 Page 1 of 2 2.A.b CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1351297 - Brackett Court Unit Lot Subdivision Project Contact Company Name: Latta Engineering, PLLC Name: Neil Latta Email: nlatta@lattaengineering.com Address: 5970 Birch Point Rd Phone #: (360) 671-7002 BLAINE WA 98230 Project Type New Activity Type Land Division Scope of Work Subdivision Project Name: Brackett Court Unit Lot Subdivision Description of The applicant is proposing to subdivide (via Unit Lot Subdivision process) the existing Work: 10-unit multifamily townhouse project that was previous permitted and developed in 2013 to 2017. Project Details Development Activity Subdivision Quantity and Size Specifications Number of lots 10 PLN2 Packet Pg. 18 Page 2 of 2 . of to.y v �,tiQ 2.A.b MyBuildingPermit.com Jurisdiction: Edmonds Project Name: Brackett Court Unit Lot Subdivision Application ID: 1351297 Supplemental Name: Applicant Certification - Planning The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that the application has been submitted with the consent of all owners of the affected property. I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte are true and correct to the best of my knowledge and that I am authorized to file this application on behalf of the owner of the subje property. I do so certify. Packet Pg. 19 2.A.b MyBuildingPermitxom Jurisdiction: Edmonds Project Name: Brackett Court Unit Lot Subdivision Application 1D: 1351297 Supplemental Name: Land Use Application If this is a new parcel or lot that does not yet have an address or a County tax account number, please describe the property and its location (otherwise, you may skip this question): Please describe the project and/or proposed use(s) you are seeking approval for with this application (you can upload a more detaile file/letter later in the application, as necessary): The 0.46 acre subject property (parent lot) is located at 23222-23230 Edmonds Way, Edmonds WA (Tax Parcel No. 005553-001-009-02). 7 applicant is proposing to subdivide (via the unit lot subdivision process) the existing 10-unit multifamily townhouse project that was previous permitted and developed in 2013 to 2017. The existing dwelling units consist of 5 duplex buildings with access to Edmonds Way via a centr shared driveway. See attached project narrative cover letter for more information. Check the boxes indicating all of the related approvals you are seeking for this project (including this application). NOTE THAT A SEPARATE APPLICATION I: REQUIRED FOR EACH APPROVAL. Formal Subdivision PLN2 Packet Pg. 20 I 2.A.b I City of Edmonds Land Use Application L ARCHITECTURAL DESIGN REVIEW • ' • • ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ZONE ❑ HOME OCCUPATION DATE REC'D BY XI FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 23220 Edmonds Way, Edmonds, WA 98026 PROJECT NAME (IF APPLICABLE) Brackett Court Unit Lot Subdivision PROPERTY OWNER Kautz Route LLC (Attn: Steve Price) PHONE # 206-213-0810 ADDRESS PO Box 31097, Seattle, WA 98103 E-MAIL sprice@reresources.com FAX # n/a TAX ACCOUNT # 005553-001-009-02 SEC. 31 TWP. 27N RNG. 4E DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Proposed unit lot subdivision of existing multi -family residential townhouse project that was built -out in 2015-2016. See attached project narrative cover letter for additional information. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) Proposed unit lot residential subdivision in accordance with ECDC 20.75.045. See attached project narrative cover letter for additional information. APPLICANT Kautz Route LLC (Attn: Steve Price) PHONE # 206-213-0810 ADDRESS PO Box 31097, Seattle, WA 98103 E-MAIL sprice@reresources.com FAX # n/a CONTACT PERSON/AGENT Neil Latta, PE (Latta Engineering, PLLC) PHONE # 360-671-7002 ADDRESS 5970 Birch Point Rd, Blaine, WA 98230 E-MAIL nlatta@lattaengineering.com FAX # n/a The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT DATE Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER DATE Questions? Call (425) 771-0220. _ 0 M Q Q. M m c M J s x w d E t M r Q Revised on 8122112 B - Land Use Application Page 1 of ' 1 P, �,19 Packet Pg. 21 2.A.b City of Edmonds Land Use Application ARCtUTECTURAI. DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT CONDAnONALUSE PERMIT FILE# zoo' --- _ HOME OCCUPATION DATE -RI,' )BY — X FOKNW. SUBDIVISION (LJM+T L-r SHORT SLt9UM810N FEE_-- LOr UNL AD1UsTMENT TEARING DATE PLANNED Rt:Swwi tAL DEVELOPW.NT OFFICIAL SFRFF,rMAP AmmWirw HE STAFF PH ADB cc STREET VACATION R.EZONF SHORELINE PERMIT V AMANCE / RVASONABLE USE EXCEP1lON OTIIF1t' • PLEASE!MorF THAT ALL PVFORP4ATlBh'CONTAIkEO;17TIU)VTHE,4PPL/CATJBN IS A PI fiLit K(Y ORU • PROPERTY ADDRESS OR I.A)C:ATIoN 23220 Edmonds Way, Edmonds. WA 98026 PROJECT NAMIE (IF ApmirAwz) Bracket Court Unit Lot Subdivision PROPERTY OWNER Ka Kz Route LLC (Alin: Steve Pnce) Pl IONL # 206-213-0810 ADI)RI SS PO Box 31097 SeattleWA 98103 &MAII. spriceCreresourem.com FAX# n/a TAX ACcovnrr 11 005553-001-009-02 SEC. 31 1'wP. 27N RNG. 4E DI: IsC RIPrION Or PROJBC'1 (Ht PROPOSLD USE (ATTACtl COVER LETTER AS NECESSARY) Proposed unit lot subdivision of existing multi -family res.dentiai torwrktouse project Burt *w tmitt-out in 2015-2016 attached glglitwt narr2t a cover letter for addijyml infomiallm DESCRIEF.HOW THE PROLE -I-W.ETSAPPLICARLF(:t WS(ATI`401 UTWER LFTlf:RAS NLUI SSARY) Wised unit lot residential subdivision in accordance wMN E M 20.75 045. See attached project narrative ccpver letter for additional information APPIJCAIVT *Butz Route LLC (Atfn: Stays Price) PH()NL. # 206-213-0810 ADDRESS ' PO Bat 31097 Seattle WA 98103 --` `— — &MAUL sprice(greresources.(om FAY # n/B CONTACT P£RSO'JAG£NT Ne{I Latta, PE (Latta Engineering, PLLC) P140NE # 360-671-7002 Aj)DRE:Ss 5970 Birch Point Rd Blaine. WA 98230 &MAIL nlattaolattaeriginsering,com FAX Will The undersigned applicant, and hisiber/its heirs, and assigns, in consideration on the processing of the application agrees to release, inderr ify, defend mid hold the City of Edmonds harmless fan any and all dam47. s, including reasonable anorney's fees, arising from any action or infmction based in Mhole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, higher its agents or eniplLweeb. Sy my signature, i certify that the information and euhi . ; erev ith submitted we true mid correct to the best of my knowledge aid that I am autlwtiaed to file thaii amliratio A - the owner w tilted below. SIGNAn*EOFAPruCANT/AoENT ()ATE 7/Z�./Z.4-j i L. A A PE L A�'►74 Ei 14 n.ttE¢ t..Kit''"—s certity wider the penalty of perjury raider the laws of the State of Washington that the following is a true and corms statement: 1 have authorized the above Appkitaet/Agetit to apply for the sut ject land use application, and grant ink. rermission for the public officials and the stair of the City of Edmonds to enter the subject property for the purpows of inspocUon and posting attendant to this application. 6KMATURE of ONYrER DATE Call (425) 771-0'_3U. trevarcn on aunt-, e - Land I +xe .lpptleatlon P,qft1 of I c O 7 co rr O J t(J E L O LL M C E IL y d E O t c 3 O H O U d 1 V cu M C CU v CL O c O J t x W r c d E t) O Q PLN2 Packet Pg. 22 2.A.c LATTA ENGINEERING, PLLC Consulting Civil Engineers July 6, 2023 City of Edmonds — Planning Division 121 5t" Avenue N Edmonds, WA 98020 Re: Proposed Unit Lot Subdivision Preliminary Plat Application Plat of Brackett Court, 23220 Edmonds Way, Edmonds, WA To Planning Division Staff: Latta Engineering, PLLC has prepared this cover letter pertaining to the referenced project to briefly summarize how the proposed preliminary plat application herein complies with the Unit Lot Subdivision requirements and standards in accordance with ECDC 20.75.045. Project Overview Summary The 0.46 acre subject property (parent lot) is located at 23222-23230 Edmonds Way, Edmonds WA (Tax Parcel No. 005553-001-009-02). The applicant is proposing to subdivide the existing 10 unit multifamily townhouse project that was previous permitted and developed in 2013 to 2017. The existing dwelling units consist of 5 duplex buildings with access to Edmonds Way via a central shared driveway. The existing buildings and improvements on site were formerly permitted and developed in accordance with the parent subject property zoning (RM 1.5 Residential Multiple) generally as follows: • Architectural Design Review and SEPA (PLN20130066) — Edmonds Way Duplex Apartments • Approved Design Review (PLN2015-0030) - Edmonds Way Duplex Apartments • Site Demolition Permit (BLD2014-1113) • Site Grading & Utility Improvements Permit (BLD2014-0299) • Duplex Building Permit (BLD2014-0240) — 23230 Edmonds Way • Duplex Building Permit (BLD2014-0241) — 23228 Edmonds Way • Duplex Building Permit (BLD2014-0242) — 23226 Edmonds Way • Duplex Building Permit (BLD2014-0243) — 23224 Edmonds Way • Duplex Building Permit (BLD2014-0244) — 23222 Edmonds Way • Retaining Wall Building Permit (BLD2016-1028) — 23230 Edmonds Way The referenced unit lot subdivision application does not propose any physical improvements to the existing site condition. The unit lot subdivision merely proposes platting the site to create parcels lines around the 10 existing dwelling units (i.e. subdividing the land to fee simple ownership) in accordance with ECDC 20.75.045. Since the 5 duplex buildings have already been constructed, the proposed property lines will be located in the center of the existing party walls between dwelling units, and verified by recorded survey. A common area tract (Tract 999), maintenance agreements and easements are proposed for the jointly owned improvements. A homeowners association is also proposed to manage common use areas and facilities within the unit lot subdivision. Moreover, common use areas shall be owned and maintained by 5970 Birch Point Road, Blaine, Washington 98230 1 Ph: (360) 671-7002 1 info@lattaengineering.com PLN2 Packet Pg. 23 July 6, 2023 Unit Lot Subdivision Preliminary Plat Application — Plat of Brackett Court 2.A.c the proposed homeowners' association with the right to assess the individual unit lot owners as necessary to properly maintain and repair such areas. It is important to note that the existing buildings and on -site improvements were developed as described above under a site plan approval in accordance with the RM-1.5 Residential Multiple zoning subject to ECDC Chapter 16.30. The existing development, as shown on the proposed unit lot subdivision preliminary plat map, does not fully conform to the RM-1.5 Residential Multiple zoning site development standards (i.e. minimum lot size for example) and is therefore considered non -conforming. A subdivision modification request per ECDC 20.75.075 is not required for this project due to the fact that the proposed unit lot subdivision will not worsen any of the nonconforming aspects of the development. Unit lot subdivisions determine compliance with the relevant dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but does not require each newly created lot within the unit lot subdivision to comply with those dimensional standards. Project Application Summary Owner & Applicant: Kautz Route LLC (Attn: Mr Steve Price) Site Location: 23222 — 23230 Edmonds Way (TPN 005553-001-009-02) Proposal: To subdivide 0.46 acre subject property (parent lot) into 10 unit lots plus a jointly -owned access and utility tract within the RM 1.5 Residential Multiple zone. Attachments: 27- la, Land Use Permit Application (Brackett Court Unit Lot Subdivsion) �- 1b. Land Use Permit Application with Signatures (Brackett Court Unit Lot Subdivsion) 2. Criteria Compliance Cover Letter (Brackett Court Unit Lot Subdiv) 3. Pre App Meeting - Kautz Route Unit Lot Subdivision (Jan 27, 2023) 4. Building Application ¢1260598 - Kautz Route Unit Lot Subdivision (Jan 27, 2023) 'i- 5a, Prelim Plat (Brackett Court Unit Lot Subdi ) �- 5b. Prelim Plat Lot Checks (Brackett Court Unit Lot Subdi ) 6. Civil Asbuilt Plans (Brackett Court 2016) 7. Arch Building Plans (Brackett Court 2014) 8. Title Report (Brackett Court Unit Lot Subdivsion) 9. Draft HOA CCRs - (Brackett Court (Unit Lot Subdivision) 0!l- 10a. Surrounding Property Owners Labels (Brackett Court Unit Lot Subdivsion) O�: 10b. Site Overview Map - Surrounding Property Owners Labels (Brackett Court Unit Lot Subdivsion) 0 10b. Site Overview Map - Surrounding Property Owners Labels (Brackett Court Unit Lot Subdivsion) It 10c, Mail Merged Addresses As (Brackett Court Unit Lot Subdivsion) lfi 10d. Mail Merged Addresses doc (Brackett Court Unit Lot Subdivsion) O lla, Planning Division Report (PLN2013-0066) 01- 11b. Design Review Approval and SEPA Determineation (PLN2013-0066) 01- 11c, Site'Nork Utility Permit Inspections Forms (Brackett Court 2014-2017) 11d. Building Permit Inspections Site forms (Brackett Court 2014-2017) Latta Engineering, PLLC 2 Project PLN2 Packet Pg. 24 July 6, 2023 Unit Lot Subdivision Preliminary Plat Application — Plat of Brackett Court 2.A.c Environmental Summary Critical Areas: A critical area determination for the subject property was previously completed under CRA2013-0017. It was determined that there were no critical areas on the site. Shoreline: The subject property is not located within shoreline jurisdiction. SEPA: A SEPA determination of non -significance was issued for the project on Jan 21, 2014 (see attached). Unit Lot Subdivision Summary (per ECDC 20.75.045) A. Purpose: The unit lot subdivision process provides opportunities for dividing fee simple ownership of land to create townhouses, row houses and similar fee -owned dwelling units as an alternative to both condominium ownership and traditional single-family detached subdivision. Unit lot subdivisions determine compliance with the relevant dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with those dimensional standards. A unit lot subdivision does not permit uses or densities that are not otherwise allowed in the zoning district in which the unit lot subdivision is proposed. • The subject property (parent lot) was permitted and developed in 2013 to 2017, therefore the proposed subdivision will not negatively impact public health, safety or general welfare, will not negatively impact congestion on streets and highways, has adequate access to water, utilities, sewerage, storm drainage and provides proper ingress and egress to Edmonds Way. • The proposed preliminary plat meets the purposes of the unit lot standards. Multiple dwellings are a permitted primary use and the overall project density conforms to the zoning. • The proposed preliminary plat is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest. B. Applicability: The provisions of this section apply exclusively to the subdivision of land for single- family dwelling units, townhouses, and row houses and may be applied only in the following zones: multiple residential, general commercial, and Westgate mixed -use. A single lot within a unit lot subdivision may contain multiple dwelling units when the unit lot contains all such dwelling units within one building. Flats are permitted as an element of a unit lot subdivision only when a single lot within a unit lot subdivision contains the entire building in which flats are located. • As noted, the site is zoned RM-1.5 and consists of five 2-unit duplex buildings around a central shared access driveway. • The proposed lot lines will fall on common walls within the buildings as required and also provide for small areas of privately owned open space. • Each of the dwelling units are aligned with two levels of living space over a garage. No flats are proposed. Latta Engineering, PLLC 3 Project PLN2 Packet Pg. 25 July 6, 2023 Unit Lot Subdivision Preliminary Plat Application — Plat of Brackett Court 2.A.c C. Association with Site Development — Application Timing: In the case of a vacant lot or a redevelopment site, a preliminary unit lot subdivision can only be submitted in conjunction with or preceding a development site plan as required by Chapter 20.10, 20.11, or 20.12 ECDC, or in the case described in ECDC 20.10.020(B)(3) submitted in conjunction with or preceding a building permit. For existing developed sites, a preliminary unit lot subdivision application may be submitted at any time. If the subdivision involves creating unit lot lines within common walls, a building permit application is required in order to verify that the walls meet the separation requirements in effect at the time of the subdivision application. • Duplex building plans were previously approved and permitted by the City in 2014 (BLD2014-0240, -0241, -0242, -0243 and -0244) and all 5 buildings were granted formal certificates of occupancy. • The referenced unit lot subdivision preliminary plat application is being submitted in July 2023. D. Conformance with Standards of the Parent Lot: The parent lot must comply with and is vested to the applicable development standards (ECDC 20.75.030(E)) in effect at the time a complete application for preliminary unit lot subdivision is submitted. As a result of the unit lot subdivision, the individual unit lots within the subdivision may be nonconforming with respect to the bulk and dimensional standards required by ECDC Title 16. As with dimensional standards, compliance with access standards, including but not limited to fire lanes, drive aisles, turnarounds, and access of/to the parent lot from/to the street will be evaluated based on the parent lot's compliance with such requirements, and not based on whether individual unit lots meet such standards • Multiple Residential is a primary permitted use in the RM-1.5 zone. • ECDC 16.30.030 outlines the site development standards applicable to the subdivision. The proposed plat is considered to be nonconforming with respect to some of these elements site development standards (i.e. minimum lot area per dwelling unit, minimum side yard and rear yard setbacks, and maximum lot coverage). • A modification request per ECDC 20.75.075 is not required for this preliminary plat because the proposed unit lot subdivision will not create nor worsen any of the nonconforming aspects of the development. • The proposed plat will not change the existing nonconforming setbacks as it relates to the boundaries of the parent parcel. E. Future Additions and Modifications: Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parcel lot. Changes requiring permitting that affect only the interior of building units will be evaluated for compliance with the requirements only for that unit. Any exterior changes will be evaluated for compliance by considering whether the parent lot would still comply with applicable development standards. Any application for such external changes will require authorization of all owners of affected unit lots or approval of the HOA where changes to commonly owned tracts are proposed. • Documentation describing how additions and modifications are managed by the Home Owners Association created for this project is required with the submittal of the final plat. Latta Engineering, PLLC 4 Project PLN2 Packet Pg. 26 July 6, 2023 Unit Lot Subdivision Preliminary Plat Application — Plat of Brackett Court 2.A.c F. Homeowners' Association Ownership of Common Areas: Any commonly used areas or facilities within a unit lot subdivision, including but not limited to common access, garage or parking areas, common open space or recreation space, common courtyards, commonly used stormwater facilities or side sewers and other similar features, must be owned and maintained by a homeowners' association with the right to assess the individual unit lot owners as necessary to properly maintain and repair such areas. Appropriate documentation regarding the rights of the homeowners' association must be submitted for recording with the final plat. • A draft Home Owners Association (HOA) document describing the HOA is provided with this preliminary plat application. • A final HOA document will be provided with the submittal of the final plat for the project. G. Maintenance Agreements for Building Exteriors: Maintenance agreements must be executed and recorded as an element of the final unit subdivision plat or short plat for maintenance of all building exteriors except in cases where all dwelling units are detached. The maintenance agreement must require equal participation by all owners within any one building and must be recorded on the final unit lot plat. The requirement does not apply to detached single-family dwelling units. Common wall construction must meet currently adopted building codes. • All existing dwelling units are attached (duplex buildings), therefore maintenance agreements for building exteriors will be required with the submittal of the final plat for the project. H. Parking on Different Unit Lots Allowed: Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit as long as the right to use that parking is formalized by an easement on the final plat. • The 2014 project was approved with each dwelling unit having two the required number of enclosed stalls (19 total). • All required parking spaces are contained within the individual dwelling units. No parking easements are necessary. Notice of Unit Lot on the Final Plat: The fact that the unit lot is not a separate buildable lot and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot must be noted on the final plat. A note describing this issue shall be added to the face of the final plat for the project as required. J. An application for final unit lot plat will not be accepted until all foundations, including common wall foundations, are installed and located on the face of the final plat by the land surveyor of record. • The buildings were completed and granted certificates of occupancy in 2017. • Common wall foundations shall be located and shown on the face of the final plat by the land surveyor of record as required. Latta Engineering, PLLC 5 Project PLN2 Packet Pg. 27 July 6, 2023 Unit Lot Subdivision Preliminary Plat Application — Plat of Brackett Court 2.A.c K. Review: Unit lot subdivisions of four or fewer lots are processed and reviewed as short subdivisions while five or more lots are formal subdivisions pursuant to Chapter 20.01 ECDC and the requirements of this chapter. [Ord. 4173 § 1 (Att. A), 2020; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 20171. • We understand that since this is a proposed 10 lot plat with a shared access and utility tract (Tract 999), review shall be under a formal unit lot subdivision process where the Hearing Examiner will issue a Type III-B decision on the proposed preliminary plat. If you have any questions or comments regarding this letter, please contact the undersigned at (360) 671- 7002. Sincerely, Latta Engineering, PLLC Neil Latta, PE Principal Engineer Attachments Latta Engineering, PLLC 6 Project PLN2 Packet Pg. 28 2.A.c LATTA ENGINEERING, PLLC Consulting Civil Engineers July 6, 2023 City of Edmonds — Planning Division 121 5t" Avenue N Edmonds, WA 98020 Re: Proposed Unit Lot Subdivision Preliminary Plat Application — PRELIMINARY CIVIL PLANS Plat of Brackett Court, 23220 Edmonds Way, Edmonds, WA To Planning Division Staff: Latta Engineering, PLLC has prepared this brief narrative letter to advise that PRELIMINARY CIVIL PLANS are not applicable or required for the proposed Unit Lot Subdivision application. The site is already fully developed (see attached civil as -built record drawings). If you have any questions or comments regarding this letter, please contact the undersigned at (360) 671- 7002. Sincerely, Latta Engineering, PLLC Neil Latta, PE Principal Engineer 5970 Birch Point Road, Blaine, Washington 98230 1 Ph: (360) 671-7002 1 info@lattaengineering.com PLN2 Packet Pg. 29 2.A.c LA TTA ENGINEERING, PLL C Consulting Civil Engineers July 6, 2023 City of Edmonds — Planning Division 121 51h Avenue N Edmonds, WA 98020 Re: Proposed Unit Lot Subdivision Preliminary Plat Application — PRELIMINARY STORM DRAINAGE REPORT Plat of Brackett Court, 23220 Edmonds Way, Edmonds, WA To Planning Division Staff: Latta Engineering, PLLC has prepared this brief narrative letter to advise that a PRELIMINARY STORM DRAINAGE REPORT is not applicable or required for the proposed Unit Lot Subdivision application. A full storm drainage report was previously prepared for the developed site. If you have any questions or comments regarding this letter, please contact the undersigned at (360) 671- 7002. Sincerely, Latta Engineering, PLLC Neil Latta, PE Principal Engineer 5970 Birch Point Road, Blaine, Washington 98230 1 Ph: (360) 671-7002 1 info@lattaengineering.com PLN2 Packet Pg. 30 2.A.d t City of Edmonds ZONING & VICINITY MAP I =: o,•. BNi...: 1 K 3�22 %M222 2 3 2-�3,2 x .S A r �T y � �, P:Am: 0 120.63 241.3 Feet 179.6 This ma is a user generated static output from an Internet mapping 2,156 p f B p pp g site and v reference only. Data layers that appear on this map may or may not be accur WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise relit © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTI Legend 0 ReZones PRD Ro W Zoning RS-6 RS-8 RS-10 1` RS-12 © RSW-12 RS-20 RS-MP RIM-3 ■ RIM-2.4 ■ RIM-1.5 RM-EW BD1 BD2 BD3 +. BD4 BD5 +\ OR WMU BP BN ® FVMU BC Q M E r .2 M CID M s k W C m Notes t 23220 EDMONDS WAY r PLN2023 0047 Q Packet Pg. 31 2.A.e y OF EDA Al v �O =U CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 WAC 197-11-970 Determination of Nonsignificance (DNS) DETERMINATION OF NONSIGNIFICANCE Description of proposal: The City of Edmonds has received a design review ("Type III-B") application by Kautz Route, LLC to construct 10 new townhome units in 5 detached duplex structures at 23220 Edmonds Way in the Multiple Residential "RM-1.5" zone, file number PLN20130066. The project proposes approximately 1105 cubic yards of excavating as well as new landscaping. Proponent: Steve Price representing Kautz Route, LLC. Location of proposal, including street address if any: 23220 Edmonds Way, Edmonds. Lead agency: CITY OF EDMONDS The lead agency has determined that the requirements for environmental analysis and protection' have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by February 4, 2014 . Project Planner: Gina Janicek, Associate Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: OI ZI.2D I'I Signature: (ix1M/Lv �il'LVV1iV(,(,1(P� •Fbr �b GVIUVP� You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than February 4, 2014 . You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. Q Posted on January 21, 2014, at the Edmonds Public Library, Edmonds City Hall, the Edmonds Public Safety Complex, and on site. 0 Published in the Everett Herald newspaper. Q Emailed to the Department of Ecology SEPA Center: sepaunit(cb-ecy.wa.gov. 0 Mailed the DNS to property owners within 300 feet of the subject site. Q Mailed the DNS to agencies listed below. 21 The SEPA Checklist, project plans, location map, and DNS are available at www.EdmondsWa.gov through the Permits Online link. Search for file number PLN20130066. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. Page 1 of PLN2 Packet Pg. 32 2.A.e XX Edmonds School District No. 15 20420 68th Avenue West XX Environmental Review Section Lynnwood, WA 98036-7400 Department of Ecology P.O. Box 47703 XX Community Transit Olympia, WA 98504-7703 Attn.: Brent Russell Email: SEPAunit(a)ecy.wa.gov 7100 Hardeson Road Everett, WA 98203 XX COMCAST Outside trlant Engineer, North Region' XX Olympic View Water & Sewer District 1525 75 St. SW Ste 200 8128 228In St. SW Everett, WA 98203 Edmonds, WA 98026 XX Washington State Dept. of XX Puget Sound Energy Transportation Attn: David Matulich Attn: Ramin Pazooki PO Box 97034, M/S BOT-1 G SnoKing Developer Services, MS 221 Bellevue, WA 98009-9734 15700 Dayton Ave. N. PO Box 330310 Seattle, WA 98133-9710 XX Betty Tobin Snohomish Co. PUD XX Seattle District, U.S. Army Corps of PO Box 1107 Everett, WA 98206-1107 Engineers P.O. Box 3755 Seattle, WA 98124-3755 XX Kautz Route, LLC Steve Price PO Box 109 XX Snohomish Count Planning & y g A 9 Seattle WA 98103 Development Services 3000 Rockefeller Everett, WA 98201 XX Emil y Terrell, AICP 906 Wood Avenue XX Snohomish County Fire District No. 1 Sumner WA 98390 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 pc: File No. PLN20130066 SEPA Notebook Page 2 of 2 DLN2 Packet Pg. 33 J3l of 7 ED O D J v~�� �dCITY OF EDMONDS r11'11a 0 A ENVIRONMENTAL CHECKLIST Cn Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal 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 your 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 an 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 NONPROJECT ACTIONS (part D). For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Edmonds Way Multi -Family Site Development 2. Name of applicant: Kautz Route, LLC 3. Address and phone number of applicant and contact person: Mr Steve Price PO Box 3109 Seattle WA Ph 206-213-0810 4. Bate checklist prepared: 0613012013 5. Agency requesting checklist: City of Edmonds Revised on 8119111 09188-SEPA.doc Page 1 of 24 PLN2 Packet Pg. 34 2.A.e 6. Proposed timing or schedule (including phasing, if applicable): Spring 2014-Fall 2014 7. (STAFF COMMENTS) D-egi qn (LVI W by the ,finch I tCLby-a ( Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Singe phase development proposal to construct five (5) duplex multi family residential buildings with associated site improvements including paved access utilities landscaping and stormwater management No future plans associated with this proposal are known at this time. (STAFF COMMENTS) ✓ 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Critical Areas Site Reconnaissance (STAFF COMMENTS) A �fiDYW aY eDnV+ ie I VA64A �(OEUV OQ tn-e� C, 6hYVYIyVA 1Ai� � 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 (STAFF COMMENTS) 09188-SEPA.doc Page 2 of 24 PLN2 Packet Pg. 35 2.A.e 10. List any government approvals or permits that will be needed for your proposal, if known. SEPA Determination, Clearing and grading permit road and storm drainage approval ROW use permit NPDES permit, and building permits. (STAFF COMMENTS) k 5 I (ty i t w avid a 0 0YVVGt ( i Lt V' UVA(JPS-NJ kd l �2 Q® to 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Singe phase development proposal to demolish existing single family home on the 0.458 acre subject property located at 23220 Edmonds Way. Propose to construct five (5) duplex multi -family residential buildings on the site complete with associated site improvements including paved access, cttilities landscaping and stormwater management (STAFF COMMENTS) 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 range or boundaries of the site(s). Provide 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. E Subject property address: 23220 Edmonds Way, Edmonds WA The site is located within a portion of the SW 1/4 of the NW I/4 of Section 31 TWP 27 N RGE 4E W.M.. The legal description, site plan, vicinity map, and topographic maps are provided with the design exhibits included with this application. (STAFF COMMENTS)-- 0 V1 t D U-M -r" -C VV Db �� V AV" V P-T CAiIniG QI0\A J EdVlA0yAd? \AL 09188-SEPA.doc Page 3 of 24 PLN2 Packet Pg. 36 2.A.e 1. Earth a. General description of the site (circla one): Flat, rolling, hilly, steep slopes, mountainous, other: (STAFF COMMENTS)_ \N (A 1y y i �2 ,,,v uu-d L,k yl A 2 0111::7 b. What is the steepest slope on the site (approximate percent slope)? Gentle site gradients (typically <10%) (STAFF COMMENTS) C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The "Soil Survey of Snohomish County Area. Washington" indicates that the site is predominantly underlain by Alderwood-Urban land complex 8 to 15 percent slopes A "Subsurface Exploration Summary" report was also completed by Geotest Services Inc dated 12/17/2012. (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known. (STAFF COMMENTS) 09188-SEPA.doc Page 4 of 24 PLN2 Packet Pg. 37 2.A.e e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill. Site will be subject to grading activity for the proposed on -site buildings access roadway, and utilities The grading onsite is estimated to be 1,105 CY cut and 90 CY of fill. Supply of fill shall be local gravel sources (pit to be determined). (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes based on soil type erosion may occur however gentle site gradients and TESC BMPs will be used to manage / the site. (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approx 0.286 acres (62%) of the 0.458 ac subject property will be covered by impervious surfaces (asphalt & buildings) (STAFF COMMENTS) �-cy1 m e A n d a p Oyt d OAtYl J Ili h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Stabilized construction entrance, temporary interceptor swales and pond, silt fencing, sand filtration, seeding and mulching and other reg'd BMPs (STAFF COMMENTS) ,/ U w AV) I I' a VI L� W I -M CA F1/l U j f /—A, , a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Exhaust from heavy -construction equipment anticipated during site work. Emissions from residential tvDe buildings and automobiles anticipated after site is developed. (STAFF COMMENTS) 09188-SEPA.doc Page 5 of 24 PLN2 Packet Pg. 38 2.A.e b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. fNone known (STAFF COMMENTS) C. Proposed measures to reduce or control emissions or other impacts to the air, if any: J None (STAFF COMMENTS) 3. WATER a. Surface: (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, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None known (STAFF COMMENTS) (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 (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill / material. None / not applicable (STAFF COMMENTS) 09188-SEPA.doc Page 6 of 24 Packet Pg. 39 2.A.e (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. /No (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. / No (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Pavement runoff will be routed via an engineered stormwater conveyance system to a water quality treatment facility prior to discharge to the public storm drainage main in Edmonds Way. (STAFF COMMENTS) b. Ground: (1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. / No ground water withdrawls or discharge proposed. (STAFF COMMENTS) 09188-SEPA. doc Page 7 of 24 PLN2 Packet Pg. 40 2.A.e (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. Not applicable. Project will be served by a public sewer system (Olympic View) (STAFF COMMENTS) 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. Pavement runoff will be routed via an engineered stormwater conveyance system to a water quality sand filtration treatment facility prior to discharge to the public storm drainage main in Edmonds Way. The pubhe storm sewer drains to the Puget Sound basin. (STAFF COMMENTS)1 a1. F (2) Could waste materials enter ground or surface waters? If so, generally describe. Storm runoff containing small amounts of automotive discharges could potentially enter the storm drainage / system, which would be treated by the storm water quality facility prior to discharge (STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Project will include a storm water site plan design with BMPs in compliance with City of Edmonds Development standards. (STAFF COMMENTS) 09188-SEPA.doc Page 8 of 24 PLN2 Packet Pg. 41 2.A.e 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other:_ X evergreen tree: fir, cedar, pine, other: X shrubs X grass crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS) -T��� C, 0 DT & V1 :tN 15,h VI GI c2 l ' vi Al � - c f'-V'C ,o b. What kind and amount of vegetation will be removed or altered? A number of isolated trees will be removed from the site in the proposed building and roadway areas to be developed. The grading and TESC plan provided for the project defines the clearing limits and tees to be removed. V/ (STAFF COMMENTS) C. List threatened or endangered species known to be on or near the site. None known (STAFF COMMENTS) 09188-SEPA.doc Page 9 of 24 p, r'I� Packet Pg. 42 2.A.e d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Project includes a detailed landscape design plan with perimeter landscape buffers in accordance with City Code and Development Standards. (STAFF COMMENTS) -CO V,1f, -e o f-wtd a vi d C,i p q 5. Animals a. Check or circle any birds and animals that have been observed on or near the site or are known to be on or near the site: X birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: (STAFF COMMENTS) AC R o JT d r� t i t!� i sn +c, V i'+ b. Dist any threatened or endangered species known to be on or near the site. None known (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. Like most of western Washington, this site is part of bird's seasonal migration routes. (STAFF COMMENTS) 09188-SEPA.doc Page 10 of 24 PLN2 Packet Pg. 43 2.A.e d. Proposed measures to preserve or enhance wildlife, if any: / None (STAFF COMMENTS) 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. Electricity and natural gas for lighting, power and heating. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No (STAFF COMMENTS) 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: / Proposed buildings will be built to current building codes requirements (STAFF COMMENTS) 09188-SEPA.doc Page 11 of 24 Packet Pg. 44 2.A.e 7. Environmental Health 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. None known. (STAFF COMMENTS) (1) Describe special emergency services that might be required. None known bevong services required for a typical residential site development (STAFF COMMENTS) (2) Proposed measures to reduce or control environmental health hazards, if any: / None. J (STAFF COMMENTS) b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None known. Traffic noise only which will not affect the project (STAFF COMMENTS) G r v-c11 i n a Gt lCyl(A 5 P-® I o LA 09188-SEPA.doc Page 12 of 24 Packet Pg. 45 2.A.e (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 hour's noise would come from the site. Short term construction equipment noise would be present during the site preparation portion of construction (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: All heavy quipment used will be properly maintained and muffled and construction would only take place during permitted working hours (STAFF COMMENTS) Noise is regulated by Edmonds Community Development Code (ECDC) Chapter 5.30 "Noise Abatement and Control." S. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Single family residence currently on the site. Land use surrounding the subject property varies. Commercial Neighborhood Business (BN) zoning to the north, Single Family Residential (RS-8) to the west, and Multi -Family Residential (RM-1.5) to the south. (STAFF COMMENTS) b. Has the site been used for agriculture? If so, describe. / No J (STAFF COMMENTS) 09188-SEPA.doc Page 13 of 24 PLN2 Packet Pg. 46 2.A.e C. Describe any structures on the site. / A single family home and detached garage (to be demolished). IF o A =a (STAFF COMMENTS) Q rat 1 f C, a CI - AM 0 I Lb M 12-fW VM cn G DY1171 cat 0 r= -M i fi U®a d 1' a Gt�- �-�-� li 1. ® 2 , O d. Will any structures be demolished? If so, what? f° E L The existing single family home and detached garage will be demolished. 0 LL L E t. (STAFF COMMENTS) 0-10,0 L- a. N d E O s C e. What is the current zoning classification of the site? 3 Multi -Family Residential (RM-1.5) 0 O CU m v (STAFF COMMENTS) 1� (A 1 " I'd -CAJt ia 1 �� 00 to 0 0 f. What is the current comprehensive plan designation of the site? o N f Edmonds Way Corridor Z a a� s U (STAFF COMMENTS) co Z a Q a w U) g. U applicable, what is the current shoreline master plan designation of the site? v N/A V x w r c (STAFF COMMENTS) E t c� w w Q 09188-SEPA.doc Page 14 of 24 PLN2 Packet Pg. 47 2.A.e h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not to applicants knowledge J j• A (STAFF COMMENTS) N 0 • A W61 I Veil/ WO d (A def/ -h �-V, (,RA Izo 1 ?:2 D 11 `7 Approximately how many people would reside or work in the completed project? Based on 10 multi family dwelling units with approx 3.5 people per household estimate 35 people will reside at the completed project. (STAFF COMMENTS) U Vvi I � I C `;, Approximately how many people would the completed project displace? Based on 1 single family home with approx 3.5 people per household estimate approp x 4 people will be displaced (STAFF COMMENTS) Proposed measures to avoid or reduce displacement impacts, if any: None. (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Complete compliance with all Cityzning and land use standards. 9. Housing 09188-SEPA.doc Page 15 of 24 Packet Pg. 48 2.A.e a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 10 residential units (5 duplex buildings) will be constructed (middle income housing anticipated) V (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. 1 single family home will be eliminated (middle income). (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: / None. V (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? Approx 32 ft with all buildings complying with City height restrictions b. (STAFF COMMENTS) _,A�2_aE t What views in the immediate vicinity would be altered or obstructed? 09188-SEPA.doc Page 16 of 24 Packet Pg. 49 2.A.e No views will be significantly affected due to low building heights (none anticipated) (STAFF COMMENTS) N QY11:�, . P Y17 I C C + JAIJ II-e Af-, i-: C. Proposed measures to reduce or control aesthetic impacts, if any: Perimerter landscaping buffers are proposed in accordance with the project landscape design plan (STAFF COMMENTS) R-eO Mtn/ a ►Q d "V VDyA I I LA I -VI -p— A-D D 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Standard residential lighting for safety will be all that is visible during hours of darkness. A lighting clan will be provided with the project application. (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No known views will be impacted (or safety hazards) by (he residential lighting proposed. (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? None anticipated. 09188-SEPA.doc Page 17 of 24 PLN2 Packet Pg. 50 2.A.e d. Proposed measures to reduce or control light and glare impacts, if any: Lighting plan will be provided with the project to control exterior lighting (location height and style of fixtures intensity of illumination, and direction lenses). (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? /Chase Lake Park located approx 1/z mile to the northeast is the nearest passive recreation area (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. (STAFF COMMENTS) M- `/. . l , s_ 09188-SEPA.doc Page 18 of 24 PLN2 Packet Pg. 51 2.A.e 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. (STAFF COMMENTS) 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. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts, if any: None required. Should archaeological materials or human remains be observed rState g project activities, all work in the immediate vicinity should stop. (STAFF COMMENTS) Department of Archaeology &Historic Preservgtion, the City )nning Divisioq and the County Coroner (ifapplicable) should be ted immediately. Compliance with all applicable laws (RCW 27.53, 27.44, & WAC 25-48) is required. ailure to do so should constitute a Class C Felony. 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 site fronts Edmonds Way (SR-104). The project will be served by a single driveway access to Edmonds way / located approx 100 ft south of of 232 Place SW. 09188-SEPA.doc Page 19 of 24 PLN2 Packet Pg. 52 2.A.e b. Is site currently served by public transit? If no, what is the approximate distance to the nearest transit stop? Yes. The nearest transit stop is located approx 100 ft north of the site on Edmonds Way (STAFF COMMENTS) C. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per dwelling unit for a total of 20 spaces The existing single family driveway and detached garage will be demolished (2 spaces). (STAFF COMMENTS) d. Will the proposal require any new roads, streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Project will be served by a private driveway with access conection to Edmonds Way. Road improvements to the fronting public road will include a new public sidewalk wth landscaping along the Edmonds Way right-of-way / property frontage. (STAFF COMMENTS) . e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. / No. (STAFF COMMENTS) 09188-SEPA.doc Page 20 of 24 pLN2 Packet Pg. 53 2.A.e How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based on 9.57 trips per day, the 10 residential units would generate approx 96 trips per day.with peaks at am/pm weekday commute time. (STAFF COMMENTS) g. Proposed measures to reduce or control transportation impacts, if any: None. Traffic impact fees (if applicable) may be required under the builingpermit conditions. (STAFF COMMENTS) � D �1"�IA �,� `�"V 1-e C. i �r � 5 `i�r� Vl S f�c� � -�� i�t n ✓) Ern � i �-��i�' 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. Increases in public services will be commensurate with any residential project. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: Impact mitigation fees (if applicable) will be paid to the Cit acquired. (STAFF COMMENTS) 09188-SEPA.doc Page 21 of 24 PLN2 Packet Pg. 54 2.A.e 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Sewer, Water, storm drainage, power, natural gas, telephone & refuse collection. V (STAFF COMMENTS) 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. Sewer & Water: Olympic View Water & Sewer District,• Refuse Collection: SSC• Power: Puget Sound Energy. - Gas: Cascade Natural Gas; Phone: Verizon: Cable: Comcast. Underground utility installation trenching will be required to construct these utilities. V (STAFF COMMENTS) C. SIGNATURE I declare under alty perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the leadl n& is rUlvine on them to make4t-decision. of Proponent Date Submitted Environmental Checklist Reviewed By: Gina Janicek, Associate Planner p -7 �� +� 425.771.0220 x 1778 1 ginajanicek@edmondswa.gov 09188-SEPA. doc Page 22 of 24 PLN2 Packet Pg. 55 2.A.f i FirstAmerican 77de" First American Title Insurance Company 2707 Colby Avenue, Suite 601 Everett, WA 98201 June 28, 2023 LynnelJones Kautz Route, LLC PO box 31097 Seattle, WA 98103 Phone:(206)919-2628 Fax: Title Officer: Randy Rieman Phone: (425)551-4821 Fax No.: E-Mail: randyrieman@firstam.com Order Number: 4044911 Escrow Number: 4044911 Buyer: Owner: 0 Property: 23220 Edmonds Way L Edmonds, Washington 98026 m Attached please find the following item(s): m Guarantee as Thank You for your confidence and support. We at First American Title Insurance Company maintain the ,r, fundamental principle: = Customer First. x W E a Form 5003353 (7-1-14) Page 1 of 11 r;uarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 56 2.A.f First American Guarantee Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 5003353-4044911 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES Kautz Route, LLC the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness In the assurances set forth in Schedule A. I INSI AM[ RICAN I I I I I INSURANCI COMPANY Hy: By: Kenneth D. DeGiorgio. President z&'� Lisa W. Cornehl, Secretary This jacket was created electronically and constitutes an original document tZ" Form 5003353 (7-1-14) IPage 2 of 11 ntee Number: 4044911 CLTA #14 Subdivision Gu PLN21 Packet Pg. 57 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 2 A f Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) (b) (c) (d) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) C which do not result in the invalidity or potential invalidity of any 2 judicial or non -judicial proceeding which is within the scope and purpose of the assurances provided. The identity of any party shown or referred to in Schedule A. C/) The validity, legal effect or priority of any matter shown or 1 referred to in this Guarantee. —J GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all t� 0 a m m H m s k w c m E t r r Q Form 5003353 (7-1-14) Page 3 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 58 GUARANTEE CONDITIONS AND STIPULATIONS (Continued) I ? p f 5. 6. reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. c Upon the exercise by the Company of the option provided for N in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other 3 than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or p prosecution of any litigation for which the Company has -J exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. E To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this U. . Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and E which the Company is obligated to pay. Q Upon the exercise by the Company of the option provided for a in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other E than to make the payment required in that paragraph, shall 0 terminate, including any obligation to continue the defense or = prosection of any litigation for which the Company has c exercised its options under Paragraph 4. H 7. Determination and Extent of Liability. C This Guarantee is a contract of Indemnity against actual monetary 0 loss or damage sustained or incurred by the Assured claimant who U has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. pp The liability of the Company under this Guarantee to the Assured shall not exceed the least of: 0 (a) the amount of liability stated in Schedule A or in Part 2; a (b) the amount of the unpaid principal indebtedness secured by W the mortgage of an Assured mortgagee, as limited or provided m under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this ul Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest s covered hereby as stated herein and the value of the estate or W interest subject to any defect, lien or encumbrance assured against by this Guarantee. _ S. Limitation of Liability. E (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured tea, against by this Guarantee in a reasonably diligent manner by Q Form 5003353 (7-1-14) Page 4 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 59 GUARANTEE CONDITIONS AND STIPULATIONS (Continued) 2.A.f 9. 10. 11. any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claims.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 C A M E R I C ♦ '9 Q .'.M ' •'' �// �N r First American Title t� Form 5003353 (7-1-14) Page 5 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 60 I 2.A.f I Subdivision Guarantee First American Schedule A 1st Date Down Order No.: 4044911 Name of Assured: Kautz Route, LLC Date of Guarantee: June 22, 2023 ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 4044911 Liability: $2,000.00 The assurances referred to on the face page hereof are: 1. Title is vested in: Kautz Route LLC, a Washington limited liability company Fee: $750.00 Tax: $74.25 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Form 5003353 (7-1-14) Page 6 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 61 I 2.A.f I Subdivision Guarantee First American Schedule B ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 4044911 RECORD MATTERS General Taxes for the year 2023. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 00555300100902 1st Half Amount Billed: $ 14,692.06 Amount Paid: $ 14,692.06 Amount Due: $ 0.00 Assessed Land Value: $ 703,300.00 Assessed Improvement Value: $ 3,616,700.00 2nd Half Amount Billed: $ 14,692.07 Amount Paid: $ 0.00 Amount Due: $ 14,692.07 Assessed Land Value: $ 703,300.00 Assessed Improvement Value: $ 3,616,700.00 2. There are Personal Property Taxes disclosed in the tax roll. Contact the Snohomish County treasurer for more information. 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Kautz Route LLC, a limited liability company Grantee/Beneficiary: Sabal Capital II, LLC, a limited liability company Trustee: Fidelity National Title Company of Washington, Inc., a Washington corporation Amount: $2,600,000.00 Dated: October 13, 2017 Recorded: October 13, 2017 Recording Information: 201710130535 The beneficial interest was assigned by successive assignments, the last of which was; Recorded: April 02, 2018 Recording information: 201804020380 To: U.S. Bank National Association, as Trustee for the Registered Holders of J.P. Morgan Chase Commercial Mortgage Securities Corp., Multifamily Mortgage Pass -Through Certificates, Series 2018-SB47. 4. We are unable to complete our examination regarding the Land Use Petition Act between Scott Blomenkamp, City of Edmonds and Kautz Route Case No. 15-2-07634-3 due to the temporary unavailability of such records. A supplemental letter regarding such status and an appropriate exception, if any, will follow. 5. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. Form 5003353 (7-1-14) Page 7 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 62 6. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Ridge Acres recorded in Volume 9 of Plats, Page(s) 97. 7. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 201301315002. 8. The terms and provisions contained in the document entitled "Public Sidewalk Access Easement" Recorded: November 20, 2014 Recording No.: 201411200174 9. The terms and provisions contained in the document entitled "Storm Water Access Easement" Recorded: November 20, 2014 Recording No.: 201411200175 10. Easement, including terms and provisions contained therein: In Favor Of: Public Utility District 1 of Snohomish County Purpose: Electric transmission and/or distribution system Recorded: July 29, 2015 Recording No.: 201507290623 11. Easement, including terms and provisions contained therein: Recorded: December 23, 2015 Recording Information: 201512230283 In Favor Of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system 12. Easement, including terms and provisions contained therein: Recording Information: 201609070529 In Favor of: Comcast Cable Communications Management, LLC For: To construct, use, maintain, operate, alter, add to, repair, replace, reconstruct, inspect and remove at any time and from time to time a broadband communications system consisting of wires, underground conduits, cables, pedestals, vaults, and including but not limited to above ground enclosures, markers and concrete pads or other appurtenant fixtures and equipment necessary or useful for distributing broadband services and other like communications 13. Easement, including terms and provisions contained therein: Recording Information: 201612220171 In Favor of: City of Edmonds, a Municipal Corporation For: Storm water access easement 14. The terms and provisions contained in the document entitled "Developer Water Extension Bill of Sale" Recorded: March 6, 2017 Recording No.: 201703060183 15. The terms and provisions contained in the document entitled "Developer Sewer Extension Bill of Sale" Recorded: March 6, 2017 Recording No.: 201703060184 Form 5003353 (7-1-14) Page 8 of 11 Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 63 16. Agreement and Sewer Easement for Common Line Sewer Ownersand the terms and conditions 2.A.f thereof: Between: Olympic View Water and Sewer District, a municipal corporation And: Kautz Route, LLC Recording Information: 201703090481, 201703090482, 201703090483 and 201703090484 Informational Notes, if any 5003353 (7-1-14) IPage 9 of 11 ntee Number: 4044911 CLTA #14 Subdivision Gu PLN21 Packet Pg. 64 Subdivision Guarantee I 2.A.f I First American a ISSUED BY First American Title Insurance Company Schedule C GUARANTEE NUMBER 4044911 The land in the County of Snohomish, State of Washington, described as follows: LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. 5003353 (7-1-14) IPage 10 of 11 IGuarantee Number: 4044911 CLTA #14 Subdivision Gu PLN21 Packet Pg. 65 -;�*��409 - FirstAmerican Title" Illegal Restrictive Covenants 2.A.f First American Title Insura 2707 Colby Avenue, Suite 601 Everett, WA 98201 Please be advised that any provision contained in this document, or in a document that is attached, linked, or referenced in this document, that under applicable law illegally discriminates against a class of individuals based upon personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or any other legally protected class, is illegal and unenforceable by law. Form 5003353 (7-1-14) Page 11 of 11 'Guarantee Number: 4044911 CLTA #14 Subdivision Gu PLN2 Packet Pg. 66 2.A.f First American Exhibit A First American Title Insurance Company 2707 Colby Avenue, Suite 601 Everett, WA 98201 File No: 4229-4044911 EXHIBIT A LEGAL DESCRIPTION: Real property in the County of Snohomish, State of Washington, described as follows: LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. Situs Address: 23220 Edmonds Way, Edmonds, WA 98026 Tax Parcel ID No. 00555300100902 BUYER BUYER SELLER SELLER PLN2 Packet Pg. 67 s $ L t 201710130535.001 2.A.f When recorded return to GERSON LAW FIRM APC 9255 Towne Centre Drive, Suite 300 San Diego, CA 92121 GLF File No 6411 254 Freddie Mac Loan No. 708893546 MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT WASHINGTON (Revised 3-1-2014) Grantor(s)/Borrower(s) KAUTZ ROUTE LLC, a Washington limited liability company Grantee/Beneficiary SABAL CAPITAL II, LLC, a Delaware limited liability company, Beneficiary FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON, INC , a Washington corporation, Trustee Legal Description Abbreviated PTN LOT 9 BLK 1 RIDGE ACRES VO 9 PG 97 Additional legal description is on page A-1 of this document Assessor's Tax Parcel ID # 005553 001 009 02 ' Reference No of Documents Released or Assigned Aewdi:4 at the request of FIDELITY NATIONAL TITLE MMOR ACCOUNTS Order # o3 j57Z v z /2 1/3 a PLN2 Packet Pg. 68 201710130535.002 2.A.f MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT WASHINGTON (Revised 3-1-2014) THIS MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT ("Instrument") is made to be effective this 13"' day of October, 2017, by KAUTZ ROUTE LLC, a limited liability company organized and existing under the laws of Washington, whose address is 314 NW 60th Street, Seattle, Washington 98107, as grantor ('Borrower"), to FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON, INC., a Washington corporation, as trustee ("Trustee"), for the benefit of SABAL CAPITAL II, LLC, a limited liability company organized and existing under the laws of Delaware, whose address is 465 N. Halstead Street, Suite 105, Pasadena, California 91107, as beneficiary ("Lender") Borrower's organizational identification number, if applicable, is 603-059-385 RECITAL Borrower, in consideration of the Indebtedness and the trust created by this Instrument, irrevocably grants, conveys and assigns to Trustee, in trust, with power of sale, the Mortgaged Property, including the Land located in Snohomish County, State of Washington and described in Exhibit A attached to this Instrument AGREEMENT TO SECURE TO LENDER the repayment of the Indebtedness evidenced by Borrower's Multifamily Note payable to Lender, dated as of the date of this Instrument, and maturing on November 1, 2037 ("Maturity Date"), in the principal amount of TWO MILLION SIX HUNDRED THOUSAND AND 00/100 DOLLARS ($2,600,000.00), and all renewals, extensions and modifications of the Indebtedness, and the performance of the covenants and agreements of Borrower contained in the Loan Agreement or any other Loan Document Borrower represents and warrants that Borrower is lawfully seized of the Mortgaged Property and has the right, power and authority to grant, convey and assign the Mortgaged Property, and that the Mortgaged Property is unencumbered, except as shown on the schedule of exceptions to coverage in the title policy issued to and accepted by Lender contemporaneously with the execution and recordation of this Instrument and insuring Lender's interest in the Mortgaged Property ("Schedule of Title Exceptions") Borrower covenants that Borrower will warrant and defend generally the title to the Mortgaged Property against all claims and demands, subject to any easements and restrictions listed in the Schedule of Title Exceptions Freddie Mac MULTIFAMILY Uniform Covenants to Security Instrument — SBL (Revised 11-02-15) Q PLN2 Packet Pg. 69 201710130535.003 2.A.f Covenants. In consideration of the mutual promises set forth in this Instrument, Borrower and Lender covenant and agree as follows 1. Definitions. The following terms, when used in this Instrument (including when used in the above recitals), will have the following meanings and any capitalized term not specifically defined in this Instrument will have the meaning ascribed to that term in the Loan Agreement "Attorneys' Fees and Costs" means (a) fees and out-of-pocket costs of Lender's and Loan Servicer's attorneys, as applicable, including costs of Lender's and Loan Servicer's in-house counsel, support staff costs, costs of preparing for litigation, computerized research, telephone and facsimile transmission expenses, mileage, deposition costs, postage, duplicating, process service, videotaping and similar costs and expenses, (b) costs and fees of expert witnesses, including appraisers, (c) investigatory fees, and (d) the costs for any opinion required by Lender pursuant to the terms of the Loan Documents "Borrower" means all Persons identified as 'Borrower" in the first paragraph of this Instrument, together with their successors and assigns "Business Day" means any day other than a Saturday, a Sunday or any other day on which Lender or the national banking associations are not open for business "Event of Default" means the occurrence of any event described in Section 8 "Fixtures" means all property owned by Borrower which is attached to the Land or the Improvements so as to constitute a fixture under applicable law, including machinery, equipment, engines, boilers, incinerators and installed building materials, systems and equipment for the purpose of supplying or distributing heating, cooling, electricity, gas, water, air or light, antennas, cable, wiring and conduits used in connection with radio, television, security, fire prevention or fire detection or otherwise used to carry electronic signals, telephone systems and equipment, elevators and related machinery and equipment, fire detection, prevention and extinguishing systems and apparatus, security and access control systems and apparatus, plumbing systems, water heaters, ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances, light fixtures, awnings, storm windows and storm doors, pictures, screens, blinds, shades, curtains and curtain rods, mirrors, cabinets, paneling, rugs and floor and wall coverings, fences, trees and plants, swimming pools, and exercise equipment "Governmental Authority" means any board, commission, department, agency or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Mortgaged Property, or the use, operation or improvement of the Mortgaged Property, or over Borrower "Improvements" means the buildings, structures and improvements now constructed or at any time in the future constructed or placed upon the Land, including any future alterations, replacements and additions "Indebtedness" means (i) the principal of, (n) interest at the fixed or variable rate set forth in the Note on, and (in) all other amounts due at any time under, the Note, the Loan Agreement, this Instrument or any other Loan Document, including prepayment charges, late charges, default interest and advances as provided in Section 7 to protect the security of this Instrument PLN2 Packet Pg. 70 201710130535.004 2.A.f "Land" means the land described in Exhibit A "Leases" means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Mortgaged Property, or any portion of the Mortgaged Property (including proprietary leases or occupancy agreements if Borrower is a cooperative housing corporation), and all modifications, extensions or renewals "Lender" means the entity identified as "Lender" in the first paragraph of this Instrument, or any subsequent holder of the Note "Loan Agreement" means the Loan Agreement executed by Borrower and Lender and dated as of the date of this Instrument, as such agreement may be amended from time to time "Loan Documents" means the Note, this Instrument, the Loan Agreement, all guaranties, all indemnity agreements, all collateral agreements, UCC filings, O&M Programs, the MMP and any other documents now or in the future executed by Borrower, any Guarantor or any other Person in connection with the Loan evidenced by the Note, as such documents may be amended from time to time "Loan Servicer" means the entity that from time to time is designated by Lender or its designee to collect payments and deposits and receive Notices under the Note, this Instrument, the Loan Agreement and any other Loan Document, and otherwise to service the Loan evidenced by the Note for the benefit of Lender Unless Borrower receives Notice to the contrary, the Loan Servicer is the entity identified as "Lender" in the first paragraph of this Instrument "Mortgaged Property" means all of Borrower's present and future right, title and interest in and to all of the following (a) The Land W Y V L (b) The Improvements CO (c) The Fixtures 1` Q. a� (d) The Personalty .r (e) All current and future rights, including air rights, development rights, zoning rights and other similar rights or interests, easements, tenements, rights of way, strips and gores of land, streets, alleys, roads, sewer rights, waters, watercourses x and appurtenances related to or benefiting the Land or the Improvements, or w both, and all rights -of -way, streets, alleys and roads which may have been or may in the future be vacated E E (f) All proceeds paid or to be paid by any insurer of the Land, the Improvements, the a Fixtures, the Personalty or any other part of the Mortgaged Property, whether or not Borrower obtained the Insurance pursuant to Lender's requirement (g) All awards, payments and other compensation made or to be made by any municipal, state or federal authority with respect to the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property, PLN2 Packet Pg. 71 201710130535.005 2.A.f including any awards or settlements resulting from Condemnation proceedings or the total or partial taking of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property under the power of eminent domain or otherwise and including any conveyance in lieu thereof (h) All contracts, options and other agreements for the sale of the Land, the Improvements, the Fixtures, the Personalty or any other part of the Mortgaged Property entered into by Borrower now or in the future, including cash or securities deposited to secure performance by parties of their obligations (1) All proceeds from the conversion, voluntary or involuntary, of any of the items described in subsections (a) through (h) inclusive into cash or liquidated claims, and the right to collect such proceeds 0) All Rents and Leases (k) All earnings, royalties, accounts receivable, issues and profits from the Land, the Improvements or any other part of the Mortgaged Property, and all undisbursed proceeds of the loan secured by this Instrument (1) All deposits to a Reserve Fund, whether in cash or as a letter of credit (m) All refunds or rebates of Taxes by a Governmental Authority (other than refunds applicable to periods before the real property tax year to which this Instrument is dated) or Insurance premiums by an insurance company (n) All tenant security deposits which have not been forfeited by any tenant under any Lease and any bond or other security in lieu of such deposits (o) All names under or by which any of the above Mortgaged Property may be Y operated or known, and all trademarks, trade names, and goodwill relating to any of the Mortgaged Property m "Note" means the Note (including any Amended and Restated Note, Consolidated, Amended and 0 CL Restated Note, or Extended and Restated Note) executed by Borrower in favor of Lender and dated as of the date of this Instrument, including all schedules, riders, allonges and addenda, as such Note may be amended, modified and/or restated from time to time LO "Notice" or "Notices" means all notices, demands, Lender approvals and other communication r required under the Loan Documents, provided in accordance with the requirements of Section 10 03 of the Loan Agreement w c "Person" means any natural person, sole proprietorship, corporation, general partnership, limited partnership, limited liability company, limited liability partnership, limited liability limited partnership, joint venture, association, joint stock company, bank, trust, estate, unincorporated organization, any federal, state, county or municipal government (or any agency or political Q subdivision thereof), endowment fund or any other form of entity "Personalty" means all of the following (a) Accounts (including deposit accounts) of Borrower related to the Mortgaged Property PLN2 Packet Pg. 72 201710130535.006 2.A.f (b) Equipment and inventory owned by Borrower, which are used now or in the future in connection with the ownership, management or operation of the Land or Improvements or are located on the Land or Improvements, including furniture, furnishings, machinery, building materials, goods, supplies, tools, books, records (whether in written or electronic form) and computer equipment (hardware and software) (c) Other tangible personal property owned by Borrower which is used now or in the future in connection with the ownership, management or operation of the Land or Improvements or is located on the Land or in the improvements, including ranges, stoves, microwave ovens, refrigerators, dishwashers, garbage disposers, washers, dryers and other appliances (other than Fixtures) (d) Any operating agreements relating to the Land or the Improvements (e) Any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land or the Improvements (f) All other intangible property, general intangibles and rights relating to the operation of, or used in connection with, the Land or the Improvements, including all governmental permits relating to any activities on the Land and including subsidy or similar payments received from any sources, including a Governmental Authority (g) Any rights of Borrower in or under letters of credit "Property Jurisdiction" means the jurisdiction in which the Land is located "Rents" means all rents (whether from residential or non-residential space), revenues and other o income of the Land or the Improvements, parking fees, laundry and vending machine income and v r fees and charges for food, health care and other services provided at the Mortgaged Property, Y whether now due, past due or to become due, and deposits forfeited by tenants, and, if Borrower is a cooperative housing corporation or association, maintenance fees, charges or assessments m payable by shareholders or residents under proprietary leases or occupancy agreements, whether now due, past due, or to become due 0 CL aD W "Reserve Fund" means all amounts deposited by the Borrower with Lender in connection with 0 the Loan for the payment of Taxes or insurance premiums or as otherwise required pursuant to the Loan Agreement LO "Taxes" means all taxes, assessments, vault rentals and other charges, if any, whether general, special or otherwise, including all assessments for schools, public betterments and general or w local improvements, which are levied, assessed or imposed by any public authority or quasi - public authority, and which, if not paid, will become a Lien on the Land or the Improvements, including any payments made in lieu of Taxes ca r "UCC" means the Uniform Commercial Code as promulgated in the applicable jurisdiction Q PLN2 Packet Pg. 73 201710130535.007 2.A.f 10M 3. Uniform Commercial Code Security Agreement. (a) This Instrument is also a security agreement under the UCC for any of the Mortgaged Property which, under applicable law, may be subjected to a security interest under the UCC, for the purpose of securing Borrower's obligations under this Instrument and to further secure Borrower's obligations under the Note, this Instrument and other Loan Documents, whether such Mortgaged Property is owned now or acquired in the future, and all products and cash and non -cash proceeds thereof (collectively, "UCC Collateral"), and by this Instrument, Borrower grants to Lender a security interest under the UCC in the UCC Collateral To the extent necessary under applicable law, Borrower hereby authorizes Lender to prepare and file financing statements, continuation statements and financing statement amendments in such form as Lender may require to perfect or continue the perfection of this security interest (b) Unless Borrower gives Notice to Lender within 30 days after the occurrence of any of the following, and executes and delivers to Lender modifications or supplements of this Instrument (and any financing statement which may be filed in connection with this Instrument) as Lender may require, Borrower will not (i) change its name, identity, structure or jurisdiction of organization, (n) change the location of its place of business (or chief executive office if more than one place of business), or (m) add to or change any location at which any of the Mortgaged Property is stored, held or located (c) If an Event of Default has occurred and is continuing, Lender will have the remedies of a secured party under the UCC, in addition to all remedies provided by this Instrument or existing under applicable law In exercising any remedies, Lender may exercise its remedies against the UCC Collateral separately or together, and in any order, without in any way affecting the availability of Lender's other remedies (d) This Instrument also constitutes a financing statement with respect to any part of the Mortgaged Property that is or may become a Fixture, if permitted by applicable law Assignment of Rents; Appointment of Receiver; Lender in Possession. m 1` (a) As part of the consideration for the Indebtedness, Borrower absolutely and Q. unconditionally assigns and transfers to Lender all Rents m .r (1) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all Rents and to authorize and empower Lender to collect and receive all Rents without the necessity of further action on the part of Borrower x w (ii) Promptly upon request by Lender, Borrower agrees to execute and deliver such further assignments as Lender may from time to time require Borrower and W E Lender intend this assignment of Rents to be immediately effective and to constitute an absolute present assignment and not an assignment for additional f° security only Q (ui) For purposes of giving effect to this absolute assignment of Rents, and for no other purpose, Rents will not be deemed to be a part of the Mortgaged Property However, if this present, absolute and unconditional assignment of Rents is not enforceable by its terms under the laws of the Property Jurisdiction, then the PLN2 Packet Pg. 74 201710130535.008 2.A.f (b) (c) Rents will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on Rents in favor of Lender, which Lien will be effective as of the date of this Instrument (1) Until the occurrence of an Event of Default, Lender hereby grants to Borrower a revocable license to collect and receive all Rents, to hold all Rents in trust for the benefit of Lender and to apply all Rents to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including Imposition Reserve Deposits, and to pay the current costs and expenses of managing, operating and maintaining the Mortgaged Property, including utilities, Taxes and insurance premiums (to the extent not included in deposits to Reserve Funds), tenant improvements and other capital expenditures (n) So long as no Event of Default has occurred and is continuing, the Rents remaining after application pursuant to the preceding sentence may be retained by Borrower free and clear of, and released from, Lender's rights with respect to Rents under this Instrument (m) After the occurrence of an Event of Default, and during the continuance of such Event of Default, Borrower authorizes Lender to collect, sue for and compromise Rents and directs each tenant of the Mortgaged Property to pay all Rents to, or as directed by, Lender From and after the occurrence of an Event of Default, and during the continuance of such Event of Default, and without the necessity of Lender entering upon and taking and maintaining control of the Mortgaged Property directly, or by a receiver, Borrower's license to collect Rents will automatically terminate and Lender will without Notice be entitled to all Rents as they become due and payable, including Rents then due and unpaid Borrower will pay to Lender upon demand all Rents to which Lender is entitled (iv) At any time on or after the date of Lender's demand for Rents, Lender may give, and Borrower hereby irrevocably authorizes Lender to give, notice to all tenants of the Mortgaged Property instructing them to pay all Rents to Lender No tenant will be obligated to inquire further as to the occurrence or continuance of an Event of Default No tenant will be obligated to pay to Borrower any amounts which are actually paid to Lender in response to such a notice Any such notice by Lender will be delivered to each tenant personally, by mail or by delivering such demand to each rental unit Borrower will not interfere with and will cooperate with Lender's collection of such Rents If an Event of Default has occurred and is continuing, then Lender will have each of the following rights and may take any of the following actions (1) Lender may, regardless of the adequacy of Lender's security or the solvency of Borrower and even in the absence of waste, enter upon and take and maintain full control of the Mortgaged Property in order to perform all acts that Lender in its discretion determines to be necessary or desirable for the operation and maintenance of the Mortgaged Property, including the execution, cancellation or modification of Leases, the collection of all Rents, the making of Repairs to the Mortgaged Property and the execution or termination of contracts providing for a PLN2 Packet Pg. 75 201710130535.009 2.A.f the management, operation or maintenance of the Mortgaged Property, for the purposes of enforcing the assignment of Rents pursuant to Section 3(a), protecting the Mortgaged Property or the security of this Instrument, or for such other purposes as Lender in its discretion may deem necessary or desirable (n) Alternatively, if an Event of Default has occurred and is continuing, regardless of the adequacy of Lender's security, without regard to Borrower's solvency and without the necessity of giving prior notice (oral or written) to Borrower, Lender may apply to any court having jurisdiction for the appointment of a receiver for the Mortgaged Property to take any or all of the actions set forth in the preceding sentence If Lender elects to seek the appointment of a receiver for the Mortgaged Property at any time after an Event of Default has occurred and is continuing, Borrower, by its execution of this Instrument, expressly consents to the appointment of such receiver, including the appointment of a receiver ex parse if penmtted by applicable law (m) If Borrower is a housing cooperative corporation or association, Borrower hereby agrees that if a receiver is appointed, the order appointing the receiver may contain a provision requiring the receiver to pay the installments of interest and principal then due and payable under the Note and the other amounts then due and payable under the other Loan Documents, including deposits to Reserve Funds, it being acknowledged and agreed that the Indebtedness is an obligation of Borrower and must be paid out of maintenance charges payable by Borrower's tenant shareholders under their proprietary leases or occupancy agreements (iv) Lender or the receiver, as the case may be, will be entitled to receive a reasonable fee for managing the Mortgaged Property (v) Immediately upon appointment of a receiver or immediately upon Lender's entering upon and taking possession and control of the Mortgaged Property, Borrower will surrender possession of the Mortgaged Property to Lender or the receiver, as the case may be, and will deliver to Lender or the receiver, as the case may be, all documents, records (including records on electronic or magnetic media), accounts, surveys, plans, and specifications relating to the Mortgaged Property and all security deposits and prepaid Rents (vi) If Lender takes possession and control of the Mortgaged Property, then Lender may exclude Borrower and its representatives from the Mortgaged Property Borrower acknowledges and agrees that the exercise by Lender of any of the rights conferred under this Section 3 will not be construed to make Lender a mortgagee-m- possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and Improvements (d) If Lender enters the Mortgaged Property, Lender will be liable to account only to Borrower and only for those Rents actually received Except to the extent of Lender's gross negligence or willful misconduct, Lender will not be liable to Borrower, anyone claiming under or through Borrower or anyone having an interest in the Mortgaged Property, by reason of any act or omission of Lender under Section 3(c), and Borrower hereby releases and discharges Lender from any such liability to the fullest extent permitted by law Q PLN2 Packet Pg. 76 201710130535.010 2.A.f 4. (e) If the Rents are not sufficient to meet the costs of taking control of and managing the Mortgaged Property and collecting the Rents, any funds expended by Lender for such purposes will become an additional part of the Indebtedness as provided in Section 7 (f) Any entering upon and taking of control of the Mortgaged Property by Lender or the receiver, as the case may be, and any application of Rents as provided in this Instrument will not cure or waive any Event of Default or invalidate any other right or remedy of Lender under applicable law or provided for in this Instrument Assignment of Leases; Leases Affecting the Mortgaged Property. (a) As part of the consideration for the Indebtedness, Borrower absolutely and unconditionally assigns and transfers to Lender all of Borrower's right, title and interest in, to and under the Leases, including Borrower's right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease (1) It is the intention of Borrower to establish a present, absolute and irrevocable transfer and assignment to Lender of all of Borrower's right, title and interest in, to and under the Leases Borrower and Lender intend this assignment of the Leases to be immediately effective and to constitute an absolute present assignment and not an assignment for additional security only (u) For purposes of giving effect to this absolute assignment of the Leases, and for no other purpose, the Leases will not be deemed to be a part of the Mortgaged Property (m) However, if this present, absolute and unconditional assignment of the Leases is not enforceable by its terms under the laws of the Property Jurisdiction, then the Leases will be included as a part of the Mortgaged Property and it is the intention of Borrower that in this circumstance this Instrument create and perfect a Lien on the Leases in favor of Lender, which Lien will be effective as of the date of this Instrument (b) Until Lender gives Notice to Borrower of Lender's exercise of its rights under this Section 4, Borrower will have all rights, power and authority granted to Borrower under any Lease (except as otherwise limited by this Section or any other provision of this Instrument), including the right, power and authority to modify the terms of any Lease or extend or terminate any Lease Upon the occurrence of an Event of Default, and during the continuance of such Event of Default, the permission given to Borrower pursuant to the preceding sentence to exercise all rights, power and authority under Leases will automatically terminate Borrower will comply with and observe Borrower's obligations under all Leases, including Borrower's obligations pertaining to the maintenance and disposition of tenant security deposits (c) (1) Borrower acknowledges and agrees that the exercise by Lender, either directly or by a receiver, of any of the rights conferred under this Section 4 will not be construed to make Lender a mortgagee -in -possession of the Mortgaged Property so long as Lender has not itself entered into actual possession of the Land and the Improvements Q PLN2 Packet Pg. 77 201710130535.011 2.A.f (►i) The acceptance by Lender of the assignment of the Leases pursuant to Section 4(a) will not at any time or in any event obligate Lender to take any action under this Instrument or to expend any money or to incur any expenses (m) Except to the extent of Lender's gross negligence or willful misconduct, Lender will not be liable in any way for any injury or damage to person or property sustained by any Person in or about the Mortgaged Property (iv) Prior to Lender's actual entry into and taking possession of the Mortgaged Property, Lender will not be obligated for any of the following (A) Lender will not be obligated to perform any of the terms, covenants and conditions contained in any Lease (or otherwise have any obligation with respect to any Lease) (B) Lender will not be obligated to appear in or defend any action or proceeding relating to the Lease or the Mortgaged Property (C) Lender will not be responsible for the operation, control, care, management or repair of the Mortgaged Property or any portion of the Mortgaged Property The execution of this Instrument by Borrower will constitute conclusive evidence that all responsibility for the operation, control, care, management and repair of the Mortgaged Property is and will be that of Borrower, prior to such actual entry and taking of possession (d) Upon delivery of Notice by Lender to Borrower of Lender's exercise of Lender's rights under this Section 4 at any time after the occurrence of an Event of Default, and during o the continuance of such Event of Default, and without the necessity of Lender entering v upon and taking and maintaining control of the Mortgaged Property directly, by a Y receiver, or by any other manner or proceeding permitted by the laws of the Property Jurisdiction, Lender immediately will have all rights, powers and authority granted to m Borrower under any Lease, including the right, power and authority to modify the terms of any such Lease, or extend or terminate any such Lease 0 ai (e) Borrower will, promptly upon Lender's request, deliver to Lender an executed copy of d .r each residential Lease then in effect LO (f) If Borrower is a cooperative housing corporation or association, notwithstanding anything to the contrary contained in this Instrument, so long as Borrower remains a x cooperative housing corporation or association and is not in breach of any covenant of w this Instrument, Lender consents to the following c W E (1) Borrower may execute leases of apartments for a term in excess of 2 years to a tenant shareholder of Borrower, so long as such leases, including proprietary leases, are and will remain subordinate to the Lien of this Instrument a (►i) Borrower may surrender or terminate such leases of apartments where the surrendered or terminated lease is immediately replaced or where Borrower makes its best efforts to secure such immediate replacement by a newly -executed lease of the same apartment to a tenant shareholder of Borrower However, no PLN2 Packet Pg. 78 201710130535.012 2.A.f consent is given by Lender to any execution, surrender, termination or assignment of a lease under terms that would waive or reduce the obligation of the resulting tenant shareholder under such lease to pay cooperative assessments in full when due or the obligation of the former tenant shareholder to pay any unpaid portion of such assessments 5. Prepayment Charge. Borrower will be required to pay a Prepayment charge in connection with certain prepayments of the Indebtedness, including a payment made after Lender's exercise of any right of acceleration of the Indebtedness, as provided to the Note 6. Application of Payments. If at any time Lender receives, from Borrower or otherwise, any amount applicable to the Indebtedness which is less than all amounts due and payable at such time, then Lender may apply that payment to amounts then due and payable to any manner and in any order determined by Lender, to Lender's discretion Neither Lender's acceptance of an amount that is less than all amounts then due and payable nor Lender's application of such payment in the manner authorized will constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction Notwithstanding the application of any such amount to the Indebtedness, Borrower's obligations under this Instrument, the Note and all other Loan Documents will remain unchanged 7. Protection of Lender's Security; Instrument Secures Future Advances. (a) If Borrower fails to perform any of its obligations under this Instrument or any other Loan Document, or if any action or proceeding is commenced which purports to affect the Mortgaged Property, Lender's security or Lender's rights under this Instrument, including eminent domain, insolvency, code enforcement, civil or criminal forfeiture, enforcement of Hazardous Materials Laws, fraudulent conveyance or reorganizations or proceedings involving a bankrupt or decedent, then Lender at Lender's option may make such appearances, file such documents, disburse such sums and take such actions as Lender reasonably deems necessary to perform such obligations of Borrower and to protect Lender's interest, including all of the following (t) Lender may pay Attorneys' Fees and Costs 1` 0 0. (n) Lender may pay fees and out-of-pocket expenses of accountants, inspectors and W consultants (tit) Lender may enter upon the Mortgaged Property to make Repairs or secure the Mortgaged Property (iv) Lender may procure the Insurance required by the Loan Agreement w (v) Lender may pay any amounts which Borrower has failed to pay under the Loan c E Agreement ca r (vi) Lender may perform any of Borrower's obligations under the Loan Agreement Q (vit) Lender may make advances to pay, satisfy or discharge any obligation of Borrower for the payment of money that is secured by a Prior Lien PLN2 Packet Pg. 79 201710130535.013 2.A.f (b) Any amounts disbursed by Lender under this Section 7, or under any other provision of this Instrument that treats such disbursement as being made under this Section 7, will be secured by this Instrument, will be added to, and become part of, the principal component of the Indebtedness, will be immediately due and payable and will bear interest from the date of disbursement until paid at the Default Annual Interest Rate (c) Nothing in this Section 7 will require Lender to incur any expense or take any action 8. Events of Default. An Event of Default under the Loan Agreement will constitute an Event of Default under this Instrument 9. Remedies Cumulative. Each right and remedy provided in this Instrument is distinct from all other rights or remedies under this Instrument, the Loan Agreement or any other Loan Document or afforded by applicable law or equity, and each will be cumulative and may be exercised concurrently, independently or successively, in any order Lender's exercise of any particular right or remedy will not in any way prevent Lender from exercising any other right or remedy available to Lender Lender may exercise any such remedies from time to time and as often as Lender chooses 10. Waiver of Statute of Limitations, Offsets and Counterclaims. Borrower waives the right to assert any statute of limitations as a bar to the enforcement of the Lien of this Instrument or to any action brought to enforce any Loan Document Borrower hereby waives the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender or otherwise to offset any obligations to make the payments required by the Loan Documents No failure by Lender to perform any of its obligations under this Instrument will be a valid defense to, or result in any offset against, any payments that Borrower is obligated to make under any of the Loan Documents 11. Waiver of Marshalling. (a) Notwithstanding the existence of any other security interests in the Mortgaged Property held by Lender or by any other party, Lender will have the right to determine the order in m which any or all of the Mortgaged Property will be subjected to the remedies provided in this Instrument, the Note, the Loan Agreement or any other Loan Document or under Q. applicable law Lender will have the right to determine the order in which any or all w portions of the Indebtedness are satisfied from the proceeds realized upon the exercise of d .r such remedies LO (b) Borrower and any party who now or in the future acquires a security interest in the Mortgaged Property and who has actual or constructive notice of this Instrument waives any and all right to require the marshalling of assets or to require that any of the w Mortgaged Property be sold in the inverse order of alienation or that any of the Mortgaged Property be sold in parcels or as an entirety in connection with the exercise of °' E any of the remedies permitted by applicable law or provided in this Instrument ca r 12. Reserved. Q 13. Governing Law; Consent to Jurisdiction and Venue. This Instrument, and any Loan Document which does not itself expressly identify the law that is to apply to it, will be governed by the laws of the Property Jurisdiction Borrower agrees that any controversy arising under or in relation to the Note, this Instrument or any other Loan Document may be litigated in the Property PLN2 Packet Pg. 80 201710130535.014 2.A.f Jurisdiction The state and federal courts and authorities with Jurisdiction in the Property Jurisdiction will have Jurisdiction over all controversies that may arise under or in relation to the Note, any security for the Indebtedness or any other Loan Document Borrower irrevocably consents to service, Jurisdiction and venue of such courts for any such litigation and waives any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise However, nothing in this Section 13 is intended to limit Lender's right to bring any suit, action or proceeding relating to matters under this Instrument in any court of any other Jurisdiction 14. Notice. All Notices, demands and other communications under or concerning this Instrument will be governed by the terms set forth in the Loan Agreement 15. Successors and Assigns Bound. This Instrument will bind the respective successors and assigns of Borrower and Lender, and the rights granted by this Instrument will inure to Lender's successors and assigns 16. Joint and Several Liability. If more than one Person signs this Instrument as Borrower, the obligations of such Persons will be Joint and several 17. Relationship of Parties; No Third Party Beneficiary. (a) The relationship between Lender and Borrower will be solely that of creditor and debtor, respectively, and nothing contained in this Instrument will create any other relationship between Lender and Borrower Nothing contained in this Instrument will constitute Lender as a Joint venturer, partner or agent of Borrower, or render Lender liable for any debts, obligations, acts, omissions, representations or contracts of Borrower (b) No creditor of any party to this Instrument and no other Person will be a third party beneficiary of this Instrument or any other Loan Document Without limiting the o generality of the preceding sentence, (i) any arrangement ("Servicing Arrangement") v between Lender and any Loan Servicer for loss sharing or interim advancement of funds Y will constitute a contractual obligation of such Loan Servicer that is independent of the obligation of Borrower for the payment of the Indebtedness, (n) Borrower will not be a m third party beneficiary of any Servicing Arrangement, and (in) no payment by the Loan Servicer under any Servicing Arrangement will reduce the amount of the Indebtedness Q. a� 18. Severabihty; Amendments. .r (a) The invalidity or unenforceabtlity of any provision of this Instrument will not affect the L, validity or enforceability of any other provision, and all other provisions will remain in full force and effect This Instrument contains the entire agreement among the parties as to the rights granted and the obligations assumed in this Instrument w (b) This Instrument may not be amended or modified except by a writing signed by the party c E against whom enforcement is sought ca 19. Construction. r a (a) The captions and headings of the Sections of this Instrument are for convenience only and will be disregarded in construing this Instrument Any reference in this Instrument to a "Section" will, unless otherwise explicitly provided, be construed as referring to a Section of this Instrument PLN2 Packet Pg. 81 201710130535.015 2.A.f (b) Any reference in this Instrument to a statute or regulation will be construed as referring to that statute or regulation as amended from time to time (c) Use of the singular in this Instrument includes the plural and use of the plural includes the singular The use of one gender includes the other gender, as the context may require (d) As used in this Instrument, the term "including" means "including, but not limited to" and the term "includes" means "includes without limitation " (e) Unless the context requires otherwise, (j) any definition of or reference to any agreement, instrument or other document in this Instrument will be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth in this Instrument), and (u) any reference in this Instrument to any Person will be construed to include such Person's successors and assigns (f) Any reference in this Instrument to "Lender's requirements," "as required by Lender," or similar references will be construed, after Securitization, to mean Lender's requirements or standards as determined in accordance with Lender's and Loan Servicer's obligations under the terms of the Securitization documents 20. Subrogation. If, and to the extent that, the proceeds of the Loan evidenced by the Note, or subsequent advances under Section 7, are used to pay, satisfy or discharge a Prior Lien, such loan proceeds or advances will be deemed to have been advanced by Lender at Borrower's request, and Lender will automatically, and without further action on its part, be subrogated to the rights, including Lien priority, of the owner or holder of the obligation secured by the Prior Lien, whether or not the Prior Lien is released 21-30. Reserved. 31. Acceleration; Remedies. (a) At any time during the existence of an Event of Default, Lender, at Lender's option, may declare the Indebtedness to be immediately due and payable without further demand After giving Borrower notice of the occurrence of an Event of Default in the manner prescribed by Washington law, Lender may invoke the power of sale and any other remedies permitted by Washington law or provided in this Instrument, the Loan Agreement or in any other Loan Document Borrower acknowledges that the power of sale granted in this Instrument may be exercised by Lender without priorjudicial hearing Borrower has the right to bring an action to assert that an Event of Default does not exist or to raise any other defense Borrower may have to acceleration and sale Lender will be entitled to collect all costs and expenses incurred in pursuing such remedies, including Attorneys' Fees and Costs and costs of documentary evidence, abstracts and title reports (b) If Lender invokes the power of sale, Lender will give written notice to Trustee of the occurrence of the Event of Default and of Lender's election to cause the Mortgaged Property to be sold Trustee and Lender will give such notices as Washington law may require to Borrower and to all other persons entitled to receive notice under Washington law After the lapse of such time as may be required by Washington law, Trustee will sell the Mortgaged Property according to Washington law Trustee may sell the Mortgaged Q PLN2 Packet Pg. 82 201710130535.016 2.A.f Property at the time and place and under the terms designated in the notice of sale in one or more parcels and in such order as Trustee may determine Trustee may postpone the sale of all or any part of the Mortgaged Property for a period or periods not exceeding a total of 30 days by public announcement at the time and place fixed in the notice of sale Lender or Lender's designee may purchase the Mortgaged Property at any sale (c) Within a reasonable time after the sale, Trustee will deliver to the purchaser at the sale, a deed conveying the Mortgaged Property so sold without any covenant or warranty, express or implied The recitals in Trustee's deed will be prima facie evidence of the truth of the statements made in the recitals Trustee will apply the proceeds of the sale in the following order (i) to all costs and expenses of the sale, including Trustee's fees not to exceed 5% of the gross sales price, Attorneys' Fees and Costs and costs of title evidence, (u) to the Indebtedness in such order as Lender, in Lender's discretion, directs, and (in) the excess, if any, to the clerk of the superior court of the county in which the sale took place 32. Reconveyance. Upon payment of the Indebtedness, Lender will request Trustee to reconvey the Mortgaged Property and will deliver this Instrument and the Note to Trustee Trustee will reconvey the Mortgaged Property without warranty to the person or persons legally entitled thereto Such person or persons will pay Trustee's reasonable costs incurred in so reconveying the Mortgaged Property 33. Substitute Trustee. In accordance with Washington law, Lender may from time to time appoint a successor trustee to any Trustee appointed under this Instrument who has ceased to act Without conveyance of the Mortgaged Property, the successor trustee will succeed to all the title, power and duties conferred upon the predecessor Trustee and by applicable law 34. Use of Property. The Mortgaged Property is not used principally for agricultural purposes 35. Environmental Obligations. Notwithstanding any provision to the contrary contained in this Instrument or in any other Loan Document, including the Loan Agreement, this Instrument intentionally and specifically does not secure (a) reimbursement obligations of Borrower to Lender pertaining to the environmental status or condition of the Mortgaged Property ("Environmental Obligations"), including any Environmental Obligations in Section 6 12 of the Loan Agreement (e g , regarding Remedial Work as defined in Loan Agreement Section 6 12(f)), (b) any portion of the Indebtedness comprised of Environmental Obligations, or (c) the "substantial equivalent" of any such Environmental Obligations Except as specifically excluded immediately above, Borrower's representations and warranties contained in Section 5 05 of the Loan Agreement, entitled "Environmental", and Borrower's covenants contained in Section 6 12 of the Loan Agreement, entitled "Environmental Hazards", are intended to be secured by this Instrument 36. WAIVER OF TRIAL BY JURY. (a) BORROWER AND LENDER EACH COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS INSTRUMENT OR THE RELATIONSHIP BETWEEN THE PARTIES AS BORROWER AND LENDER THAT IS TRIABLE OF RIGHT BY A JURY. Q PLN2 Packet Pg. 83 201710130535.017 2.A.f (b) BORROWER AND LENDER EACH WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL 37 Attached Riders. The following Riders are attached to this Instrument NONE 38. Attached Exhibits. The following Exhibits, if marked with an "X" in the space provided, are attached to this Instrument Exhibit A Description of the Land (required) Exhibit B Modifications to Instrument - NONE Exhibit C Ground Lease Description (if applicable) REMAINDER OF PAGE INTENTIONALLY LEFT BLANK PLN2 Packet Pg. 84 20Eg!T IN WITNESS WHEREOF, Borrower has signed and delivered this Instrument or has caused this Instrument to be signed and delivered by its duly authorized representative. BORROWER: KAUTZ ROUTE LLC, a Washington limited liability company By ven Price Manager 1` 0 Q. W m .r LO x w c W E ca r Q PLN2 Packet Pg. 85 201710130535.019 2.A.f State of Lt')P&k- county of ffa / On r0 � D / before me, personally appeared STEVEN PRICE who proved to the on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capactty(ics), and that by hislher/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of t the foregoing paragraph is true and correct W1 my ban and official seal. RSignature"o RITA MILLER NOTARY PUBLIC STATE OF WASHINGTON MY COMMISSION EXPIRES 07-25-21 Q PLN2 Packet Pg. 86 201710130535.020 2.A.f EXHIBIT A DESCRIPTION OF THE LAND LOT 9, BLOCK 1, RIDGE ACRES ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 177 FEET THEREOF, ALSO EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY I-W. ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO 2193205, SITUATE IN THE CITY OF EDMONDS, COUNTY OF SNOHOMISH STATE OF WASHINGTON PLN2 Packet Pg. 87 201710130535.021 2.A.f EXHIBIT B MODIFICATIONS TO INSTRUMENT The following modifications are made to the text of the Instrument that precedes this Exhibit NONE Q PLN2 Packet Pg. 88 201804020380.001 ELECTRONICALLY RECORDED 201804020380 5 0 00 M 0 0 v 0 00 0 04/02/2018 01:51 PM 94.00 SNOHOMISH COUNTY, WASHINGTON DOCUMENT PREPARED BY AND WHEN RECORDED, RETURN TO: McCoy & Orta, P.C. 100 N. Broadway Ave., 20h Floor Oklahoma City, OK 73102-8822 M&O Ref 7465.210 Loan Name: Brackett Court Townhouses DOCUMENT TITLE(S): ASSIGNMENT OF MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT GRANTOR/ASSIGNOR: FEDERAL HOME LOAN MORTGAGE CORPORATION, having an address at 8200 Jones Branch Drive, McLean, VA 22102 GRANTEE/ASSIGNEE: U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF J.P. MORGAN CHASE COMMERCIAL MORTGAGE SECURITIES CORP., MULTIFAMILY MORTGAGE PASS -THROUGH CERTIFICATES, SERIES 2018-SB47, having an address at One Federal Street, 3rd Floor, Mail Code EX -MA -FED, Boston, MA 02110 BORROWER: KAUTZ ROUTE LLC, having an address at 314 NW 60d' Street, Seattle, WA 98107 ABBREVIATED LEGAL DESCRIPTION: PTN LOT 9 BLK 1 RIDGE ACRES VO 9 PG 97 Complete legal description is on Exhibit A of document REFERENCE NUMBER(S) OF DOCUMENTS ASSIGNED OR RELEASED: # 201710130535 ASSESSOR'S PROPERTY TAX PARCEL ACCOUNT NUMBER: FiI�1IlI.��.�cZ1IlI i1III`I1�J, PLN2 Packet Pg. 89 201804020380.002 2.A.f DOCUMENT PREPARED BY AND WHEN RECORDED, RETURN TO: McCoy & Orta, P.C. Jurisdiction: 100 North Broadway, 261h Floor State: Oklahoma City, OK 73102 Loan No.: Telephone: (888) 236-0007 M&O Ref.: Loan Name: PIN: 005553 001009 02 Snohomish County Washington 708893546 7465.210 Brackett Court Townhouses ASSIGNMENT OF MULTIFAMILY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT FOR VALUE RECEIVED, FEDERAL HOME LOAN MORTGAGE CORPORATION, whose address is 8200 Jones Branch Drive, McLean, VA 22102 ("Assignor"), conveys, assigns, transfers, and sets over unto U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF J.P. MORGAN CHASE COMMERCIAL MORTGAGE SECURITIES CORP., MULTIFAMILY MORTGAGE PASS -THROUGH CERTIFICATES, SERIES 2018-SB47, ("Assignee"), whose address is One Federal Street, 3rd Floor, Mail Code EX -MA -FED, Boston, MA 02110 without recourse, representation or warranty, express or implied, except as set forth in that certain related Mortgage Loan Purchase Agreement, all the right, title and interest of Assignor in and to the Multifamily Deed of Trust, Assignment of Rents and Security Agreement and other documents, if any, described in Schedule A attached hereto and incorporated herein, together with the note or notes described therein, and all other documents and instruments relating to or securing said Multifamily Deed of Trust, Assignment of Rents and Security Agreement or note or notes described therein, encumbering, among other things, the premises described in Exhibit A attached hereto and incorporated herein and the improvements thereon. TO HAVE AND TO HOLD the same unto Assignee, its successors and assigns forever. PLN2 Packet Pg. 90 201804020380.003 2.A.f 2018. Dated this - day of March, 2018, to be effective as of the 2q day of March, FEDERAL HOME LOAN MORTGAGE CORPORATION, a corporation organized and existing under the laws of the United States By: Name: Mary El Slavinskas Title: Director Multifamily Operations STATE OF VIRGINIA § COUNTY OF FAIRFAX § 14L- On the 9 day of March, 2018, before me, the undersigned, a Notary Public in and for said State, personally appeared Mary Ellen Slavinskas, Director, Multifamily Operations, of Federal Home Loan Mortgage Corporation, personally known to me or proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that she executed the same in her authorized capacity, and that by her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument, and that such individual made such appearance before the undersigned, in Fairfax County, Virginia. WITNESS my hand and official seal. [SEAL] )N?eL(oi f Notary Publi My Commission Expires: FA &PRATIMA JAG£RDEO NOTARY PUBLIC REGISTRATION 0 7526232 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES JUNE 30.2020 Loan No.: 708893546 M&O File No.: 7465.210 Loan Name: Brackett Court Townhouses Pool: SO-47 PLN2 Packet Pg. 91 201804020380.004 2.A.f SCHEDULE A Multifamily Deed of Trust, Assignment of Rents and Security Agreement dated as of October 13, 2017, by KAUTZ ROUTE LLC, a Washington limited liability company ("Borrower"), in favor of FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON, INC., Trustee for, and on behalf of, SABAL CAPITAL II, LLC ("Original Lender"), in the amount of $2,600,000.00, recorded on October 13, 2017, as Document Number 201710130535 in the office of the County Auditor of Snohomish County, Washington ("Real Estate Records"); As assigned from Original Lender to SABAL TL1, LLC by that certain Assignment of Security Instrument dated as of October 13, 2017, to be effective as of October 13, 2017, and recorded on October 13, 2017, as Document Number 201710130536, in the Real Estate Records; As assigned from SABAL TL1, LLC to FEDERAL HOME LOAN MORTGAGE CORPORATION by that certain Assignment of Security Instrument dated as of October 13, 2017, to be effective as of October 13, 2017, and recorded on October 13, 2017, as Document Number 201710130537, in the Real Estate Records. Loan No.: 708893546 M&O File No.: 7465.210 Loan Name: Brackett Court Townhouses Pool: SB-47 PLN2 Packet Pg. 92 201804020380.005 2.A.f EXHIBIT A LEGAL DESCRIPTION LOT 9, BLOCK 1, RIDGE ACRES ACCORDING TO THE PLAT THEREOF RECORDED IN yOLL JA Q OF EL,&U. PAGE 97_ RECORDS OF SNOHOMISH COUNTY, WASH NGTON, EXCEPT THE WEST 177 FEET THEREOF, ALSO EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY I -W. ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASfW4GTON BY DEED RECORDED UNDER RECORDING NO 2193205, SITUATE IN THE CITY OF EDMONDS. COUNTY OF 9140HOMISH STATE OF WASHINGTON Loan No.: 708893546 M&O File No.: 7465.210 Loan Name: Brackett Court Townhouses Pool: S1347 L 0 Q NN0 Qi r u7 r K LU 0 E Y Y Q PLN2 Packet Pg. 93 qT _1Pt7113WT-r`t?�_C Secfion 31 Tvvp- 27 N. R, 4 E. W M A10 VeA48Ee A949 5r)OhOMi5l) CO. Wr). de hereby certify that the plat of ridge idge Acres is based uucn an actual survey and subdivision of Sec. 31,Twn. 27 N., H. 11 7., W.,%. that the distances and courses or ,hstngles are shown thereon.correctly. 1 a monuments have been act and lot a.-.- blocf corners staked or, the ground. Gardner, Gar,..%er & Fischer, Inc. 3i v lxzjLizied and approved this 4 th day of _DCC-rMbe: r- A.:. 191 nlb I' , dty or !:Xa.ni,cd a; I aporove-1 ..his day of Z�Lt ;5 "X% X1.I fj Ch. riled- for rucari at ru o t f aardr,sr GarinEr �,&Ech c M.-C,6C A. 19 at f W, inuta pee rocords 5nollo our y, �t 41 rr"Wi !,oun ;.,,,on. % .. ........ 1, D. Carl Pearet�rpur I er o.1 iio a- rnish County Wash. r BY c6rti of all -toy,e.s o0fbe Above Jescr4'bc pr ofet -4 beep fully pqiO. u(F6. and including the ear A­ 1919. c..?ty T ........ % Ad Ij Thit 4lat 'of Ridg3 Acrea embraces the !'".fo>tilgwi describdO tract of land:- Lots I I of Bection 31, Townshi 4.( Arth%of-Rarf,. -east of the Tillamette Mari ian.- All distances are as shown on I this 'olat%in'ree�a DEDL1Z':Sk all men luy the%r, presents that the:Boulder Heap Company, a Corporation of ,the State of iashlri­ton being owner in f.Ve aimnle of the land?�'sho-6 in the annexed hiat and more narticularly described under the haalla� —L'12"Ll=�L" does hereby ds- 'is - _11VII are ana es—lznate said plat as the slat of I 3, and does :ere•, dedicate all of '..,is str°:eta, avenues anA alleys as said, lt t t� jj�, b, Qn e 0 a . c orevcr, and a-, public Ki,:hwaya. In witnesr, ­Iereof said Boulder -ically !mq has caused its cornoree n6to to subscribed r_nd its eal affixed L.7. .19. P,771IL'. �'-EAL7v CG."A�TY I TZQV­TM� nt Its 7sore-qrr 77 Ireasur-F �Phxju JlLne-31 IL peas STATE OF NA:3`!Vf,TC:: COU'7­ OF KING 0CL /-Y r .1.13 1) --ca(D before -6, a otary `uo-Lic ir. an. :or saicl County per iorally 'anneared Joseoh.,k_Xqdv!" ?. C.'herenAes to me known to be the real- icrt eri lrLry P, -rens- _;r9r, res,,)ecti7e15 of the Boulder ^ealty _ornaa, the Cor,orat- ior tnat eirecured the forcF,p ni, inetr-m—t and ackno-leiged said instrument to be­tU free 9_n, v)luHntaj,,, act and deed of epid U) "ornoration for the uses and nnrcoses therein me.; os,�n Stated that t'hey sere authorized to execute said-illi- strument, and that the seal affixed is the cornorate seal of said Corporation.. X In witness wheroof I have hereunto act LLJ ,n; hand and afixe my )ffi sea, 4 I 1 he ley and year firv,;t: li Vt­ PurIc in an &' uhtt, WishinYjn-r E residing a Seattle M M 2GZ9?8 PLN21 Packet Pg. 94 3/17/23. 5:58 AM Landmark Web Official Records Search 2.A.f A.F. No.2a3o1315-2- \\ ,\ \\ \\ LEGEND • �nxAcxzsx� a uxrE Uacn anT o< (a1 AxDiex -- _ _ 232nd PL. S.W. aioce BASIS OF BEARINGS ro°Fix°e`III "or�moca A��ss. em zaoaoeoTSAZT. u yp\P �\ 9 \\ J \\ \ mW. l LEGAL DESCRIPTION x111 1-1 TMAT —1- I1,.1 '" --1 zis zownsxwcrox e. oAND MPTxIT—cnxDlxc xo. suescT ro usEuwTs, a[smicnou AxD xcvxvAnaxs or xEcwo. ( )m�iurvM uc[ \ \,\ 'fo (-N or aaar.E w� �° \ m[ \ \ \ \ \ miva maxic TOTAL sTAnw \ EQUIPMENT \ METH00 MONUMENTS NSITED us 1-0 ACCURACY : SITED - �ANuanv 21 smJ \ PLAT OF SURVEY \v vv FOR KAUTZ ROUTE, LLC IN SW1/4, NW1/4 OF SEC. 31, T.27N., R.4E., W.M. CITY OF EDMONDS SNOHOMISH COUNTY, WASHINGTON 1 OF 1 ASHEET ���Lovell—Sauerland & Associates, Inc. IT1-1 .. Avenue F. S,ile 1. - 5399-0-13 a t t r" https://www.snoco.org/RecordedDocuments/search/index?theme=.blue&section=searchCriterialnstrumentNumber&quickSearchSLq&i' Packet Pg. 95 201411200174.001 2.A.f Return Address: City Clerk City of Edmonds 121 - Sth Ave. N. Edmonds, WA 98020 IIM�tiYYAIYI'lll II'IIIU!uCWMmVI xpn,20 or14 s SNOHOMISH COUNTY, NSHINGTON PUBLIC SIDEWALK ACCESS EASEMENT Property Address. 23220 Edmonds Way, Edmonds, WA Assessor's Property Tax Parcel No.: 005553-001-009-02 O (E��A�Ap pSE TAX NOV 2 0 2014 KIRKE SIEVERt, onohoNsh County Treasurer By__ _.- KIRKE SIEVER9 IN CONSIDERATION of benefits to accrue to the grantors herein, the undersigned, KAUTZ ROUTE, LLC, hereby grants to the CITY OF EDMONDS, a Municipal Corporation, a permanent easement for public sidewalk access adjacent to the Edmond% Way right-of-way for public pedestrian sidewalk access over, across, and through the following described property, together with the right of access to the easement at any time for the purpose of construction and maintenance The easement hereby granted is located in the COUNTY OF SNOHOMISH, STATE OF WASHINGTON, and is more particularly described as follows LEGAL DESCRIPTION OF SUBJECT PROPERTY LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO, 2193205, SUBJECT TO EASEMENTS, RESTRICTfON AND RESERVATIONS OF RECORD LEGAL DESCRIPTION OF SIDEWALK ACCESS EASEMENT THAT PORTION OF THE SUBJECT PROPERTY ALONG THE NORTHEAST PROPERTY LINE, ADJACENT TO EDMONDS WAY, AS SHOWN ON "EXHIBIT B - SIDEWALK ACCESS EASEMENT-, THE CITY agrees to restore to substantially the original condition such improvements as arc disturbed during the construction, maintenance, and repair of said utility or utilities, provided the grantors, their heirs, or assigns shall not construct any permanent structure over, upon, or within the permanent easement, y DATED THIS tlfl DAY OF rI l STATE OF WASHINGTON) It✓� tv% '� Y 0` ` f L- tL-C— ) ss COUNTY OF KING) On this day personally appeared before me ---r� `- LY6me known to be the individual de�bad in and who executed the within and foregoing instrument and acgyowled ed that signed the same as F free and voluntaryct and deed, for the uses and purposes therein mentioned. lY HAND AND OFFICIAL SEAL THIS DAY OF Alli';. 0ef 44 Ji • O BLIC in and for the Slate of Washington, residing at t•i�y�Li�1 ,� J��E I/li c(dr" Sf_ 1-tw�i`i/„ �� 9R�ld � •�=�ow� [:�. +vie 20 20 �'$' PLN2 Packet Pg. 96 201411200174.002 2.A.f 61 yo Q PLN2 Packet Pg. 97 oil 201411200175.001 2.A.f Return Address: City Clerk City of Edmonds 121 - Sth Ave. N. Edmonds, WA 98020 uum�ui�rui�r�i�Wum SNOHOMISH COUNTY, AS INGTON STORM WATER ACCESS EASEMENT Properly Address: 23220 Edmonds Way, Edmonds, WA Assessor's Property Tax Parcel No.: 005553-001-009-02 NO EXCISE TAX REQUIRED NOV 2 0 2014 HRKE SIEVERS, Snanonsa Counly Treasurer Fy - KIRKS IEVERS IN CONSIDERATION of benefits to accrue to the grantors herein, the undersigned, KAUTZ ROUTE, LLC, hereby grants to the CITY OF EDMONDS, a Municipal Corporation, a permanent easement for access to the private stormwater facilities for inspection purposes, pedestrian access over, across, through, and below the following described property the following described property, together with the right of access to the easement at any time for the purpose of construction and maintenance The easement hereby granted is located in the COUNTY OF SNOHOMISH, STATE OF WASHINGTON, and is more particularly described as follows: LEGAL DESCRIPTION OF SUBJECT PROPERTY LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO TIIE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY I-W, AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD. LEGAL DESCRIPTION OF STORM WATER ACCESS EASEMENT THE NORTHEAST PORTION OF THE SUBJ ECT PROPORTY, ADJACENT TO EDMONDS WAY, AS SHOWN ON "EXIBBIT B —STORM WATER ACCESS EASEMENT". THE CITY agrees to restore to substantially the original condition such improvements as are disturbed during the construction, maintenance, and repair of said utility or utilities, provided the grantors, their heirs, or assigns shall not construct any permanent structure over, upon, or within the permanent easement DATED THIS DAY OF A %'T —/ STATE OF WASHINGTON) ) ss COUNTY OF KING) On this day personally appeared before me - 5�.k� rx i Rio me known lobe the individual d sc bed in and who executed the within and foregoing instrum nt and acknowledged that _ signed the same as i ree and voluntary act and deed, for the uses and purposes therein mentioned. r UNDER MY FFICIAL SEAL THIS c) DAY OF ,-Zv IV c\ NOTARY PUBLIC in and for the State of Washington, residing at l4r6 n/t,i 4[+" Seepp_ 40 �xP May 20• a°�$ PLN2 Packet Pg. 98 r 201411200175.002 2.A.f 4I Q pr CL � 3 t,.i 3 3 W 3 w 3 W 3 I i� v � ¢ x ¢ ¢ d R O O N O � � � � •OG' � O � .Cr "d.cc �°r- co rr, -r v o3 Yam[ T O t= O ¢C tV p th Z C9 CV +t v 'n o� LO Cl to r~ fl, 4? :Z � t0 r~ r- � P, c3 cp O "i O rh LU t!!SS uj �r J rl m 03N 3-M'S0" /I m PLN2 Packet P9. 99 r 201507290623.001 2.A.f !�IInI�IIAAI�IMIH�II�II�IM ��'���x4��{¢' 6�x9GT��; AFTER RECORDING, PLEASE RETURN TO Public Utility District No 1 of Snohomish County Attn• Kelly McGill, Manager, Real Estate Services P.O. Box 1107 Everett, Washington 98206-1107 No EXCISE TAX REO P RED JUL 29 2015 KM SIEVERS, S11011 11 CoUnq TteMlY E hoc) 6 _ WO# 397336-06 ROW# 17379 W# 21011 DISTRIBUTION EASEMENT Grantor ("Owner") Kautz Route, LLC Grantee Public Utility District No 1 of Snohomish County Short Legal Description, Ptn Lot 9, Bilk 1, Ridge Acres, V 9, P 97, Snohomish County Tax Parcel No 00555300100902 THIS DISTRIBUTION EASEMENT ("Easement") is made this Z.O , day of 20111;, by and between Kautz Rquip. LLQ,Washington Limited a Ili Co ("Owner"), and Public Utility District No 1 of Snohomish County, a Washington State municipal corporabon ("District") The Owner and District are sometimes referred to individually herein as "Party" and collectively as "Parties' The District is referred to as "Grantee' WHEREAS, Owner is the owner of certain lands and premises situated in the County of n homi h, State of Washington, legally described as follows (hereinafter "Property") A portion of the Southwest Quarter of the Northwest Quarter of Section 31, Township 27 North, Range 4 East, W. M., described as follows, Lot 9, Block 1, Ridge Acres, according to the plat thereof recorded In Volume 9 of Plats, Page 97, records of Snohomish County, Washington; Except the West 177 feet thereof, and Except that part -ion If any, In State Highway 1-W, and Also Except that potion deeded to State of Washington by Deed recorded under Auditor's Recording Number 2193206 Situate in the County of $n9homish, State of Washington WHEREAS, the Grantee is desirous of acquiring certain rights and privileges across, over, under, upon and through the Property. NOW, THEREFORE, the Parties agree as follows 1 Distribution EE s_ �_ement. Owner, for good and valuable consideration, receipt of which is hereby aclmowledged, hereby conveys and grants to Grantee, its agents, contractors, successors and assigns, a non-exclusive easement for the perpetual right, privilege, and authorrty to patrol, construct, erect, reconstruct, alter, improve, extend, repair, operate, and maintain overhead and/or underground Q PLN2 Packet Pg. 100 201507290623.002 2.A.f electric distribution lines and facilities, Grantee -owned communication wires and cables, and other necessary or convenient appurtenances, across, over, and upon the following portion of Owner's Property (hereinafter 'Easement Area') The North ten feet (10') of the West seventy feet (70') of the above described real property. 2 Access o and_Across Propqfftt Grantee has the right of ingress to and egress from the Easement Area across the adjacent Property of Owner where same is reasonably necessary for the purpose of exercising its easement rights described in Section 1 3 Owner's Reservation of Rights and Use of Easement Area. Owner reserves the right to use the Easement Area in a manner that does not interfere with the Grantee's use of the Easement Area, and/or present a hazard to Grantee's electric distribution lines and facilities, communication wires and cables, and other appurtenances The Owner shall not construct or permit to be constructed any structures of any kind in the Easement Area without prior approval of the Grantee 4, CIQering of Power Line Right of Way Grantee has the right at all times to clear Said Easement Area and keep the same clear of all brush, debris and trees 5 Trimming or Removal of Hazardous/Dan ecerr Trees Grantee has the right at all times to cut, slash, or trim and remove brush, Umber or trees from the Property which in the opinion of Grantee constitute a hazard to said Imes and facilities, communication wires and cables, and other appurtenances or the Grantee's access thereto. Trees, brush or other growth shatl be deemed hazardous to the lines or facilities or access of the Grantee when they are of such a height that they could, upon falling, strike the nearest edge of the Easement Area at a height of more than fifteen feet (15') Except in emergencies, Grantee shall, prior to the exercise of such right, identify such trees and make a reasonable effort to give Owner prior notice that such trees will be trimmed or removed 6 Title tQ_FleMQY9d Trem. Vegetation and Structures The title to all brush, debris, trees and structures removed from the Easement Area and the Property pursuant to Sections 4 and 5 shall be vested in the Grantee, and the consideration paid for this Easement and rights herein described is accepted by Owner as full compensation for said removed brush, debris, trees and structures. Owner shall be entitled to request fallen timber be set aside for Owner's personal use Grantee shall make reasonable effort to set aside said fallen timber provided doing the same is safe in Grantee's site opinion Title to any fallen timber set aside in tints manner shall revert to the Owner 7 Restrvatio Provision To the extent that Owner's Property is disturbed and/or damaged by Grantee's exercise of its rights hereunder, Grantee shall restore the condition of the Property as nearly as reasonably possible to its existing condition prior to said exercise of its rights 8. Title to Property The Owner represents and warrants having the lawful right and power to sell and convey this Easement to Grantee. 9 Bindino Effect This Easement and the rights and obligations under this Easement are intended to and shall run with the Property and shall benefit and bind the Parbas and their respective heirs, successors and assigns 10 Governing Law and Venire This Easement shall be governed by and construed in accordance with the laws of the State of Washington The venue for any action to enforce or interpret this Easement shati lie in the Superior Court of Washington for Snohomish County, Washington 11 Authority Each party signing this Easement, if on behalf of an entity, represents that they have full authority to sign this Easement on behalf of such entity t 0 a m tY m t x w c m E t U is Q PLN2 Packet Pg. 101 201507290623.003 2.A.f 12 GraWeean By recording this Easement, Grantee hereby accepts all provisions set forth under this agreement. IN WITNESS WHEREOF, this instrument has been executed the day and year first above written OWNER(S). Kautz Route, ELC +1'6 yYlc�'-KJ�x^ (REPRESE,NTATIVE ACKNOWLEDGMENT) State of Washington County of k I s"h I, a notary Public in and for the State of Washington, certify that 1 know or have satisfactory evidence that 5-0E1--G (is/are) the person(s) who appeared before me and said persons) acknowledged that (he/shalthey) signed this instrument on oath stated that (he/she/they) (are/is) authorized to execute the instrument and acknowledged it as the M--JP"j fn roc-rnBe, 1P of Kautz Route. LLC to be (his, her, their) free and voluntary act for the uses and purposes mentioned in the instrument Given under my hand and official seal this day of __ , 201 r5 Signature of (Seaj,Qr� Notary Public Print Name* •�..4'� �+• •+� Residing at 0TAAr�. May 1 2ID I : My appointment expires S i -- 7-t::0 v ) v PUBLIC `c Q PLN2 Packet Pg. 102 201512230283.001 2.A.f RETURN ADDRESS: Puget Sound Energy, Inc. Attn: ROW Department 1660 Park Lane Burlington, WA 98233 * PUGET SOUND ENERGY EASEMENT NO EA"CISE TAX DEC 2 3 2015 KIRKE SIEVERS, Snotomzh GounV Treasurer 8y KIRKE SIEVERS GRANTOR (Owner): KAUTZ ROUTE, LLC GRANTEE (PSE): PUGET SOUND ENERGY, INC. SHORT LEGAL: PTNS LOT 9 BILK 1 RIDGE ACR IN NW SEC 31 TWN 27N RGE 4E ASSESSOR'S PROPERTY TAX PARCEL: 00555300100902 For and in consideration of good and vaVuable consideration, the receipt and sufficiency of which are acknowledged, KAUTZ ROUTE, LLC a Washington limited liability company, ("Owner" herein), hereby grants and conveys to PUGET SOUND ENERGY, INC., a Washington corporation ("PSE" herein), for the purposes described below, a non-exclusive perpetual easement over, under, along across and through the following described real property (the "Property" herein) in SNOHOMISH County, Washington; Lot 9, Block 1, Ridge Acres, according to the plat thereof recorded In aVolume 9 of plats, page 97, records of Snohomish County, Washington; EXCEPT the West 177 feet thereof; AND EXCEPT that portion, if any, In State Highway 1-W; AND ALSO EXCEPT that portion Deeded to State of Washington by Deed recorded under Recording No. 2193205. Situate in Snohomish County, Washington. Except as may be otherwise set forth herein PSE's rights shall be exercised upon that portion of the Property ("Easement Area" herein) described as follows: A strip of land ten (10) feet in width with five (5) feet on each side of the centerline of PSE's facilities m es now constructed, to be constructed, extended or relocated. (This easement description may be -- superseded at a later date with a surveyed description provided at no cost to PSE.) ;= 0 a 1. Purpose. PSE shall have the right to use the Easement Area to construct, operate, maintain, repair, 0 replace, improve, remove, upgrade and extend one or more utility systems for purposes of transmission, distribution and sale of gas. Such systems may include, but are not limited to: i- Underground facilities. Conduits, vaults; pipes, pipelines, mains, laterals, conduits, regulators, gauges and rectifiers for gas; fiber optic cable and other lines, cables and facilities for communications; semi -buried or ground -mounted facilities and pads, manholes, meters, fixtures, attachments and any and all other facilities or appurtenances necessary or convenient to any or all of the foregoing, x w Following the initial construction of all or a portion of its systems, PSE may, from time to time, construct such additional facilities as it may require for such systems. PSE shall have the right of access to the Easement Area over 0 E and across the Property to enable PSE to exercise its rights granted in this easement. 2. Easement Area Clearing and Maintenance. PSE shall have the right, but not the obligation to cut, R Q remove and dispose of any and all brush, trees or other vegetation in the Easement Area. PSE shall also have the right, but not the obligation, to control, on a continuing basis and by any prudent and reasonable means, the establishment and growth of brush, trees or other vegetation in the Easement Area. Gas Easement 10/2013 107050339/ R W-092798 � �� CAS , �y} 166.068 PLN2 Packet Pg. 103 201512230283.002 2.A.f 3. Restoration. Following initial installation, repair or extension of its facilities, PSE shall, to the extent reasonably practicable, restore landscaping and surfaces and portions of the Property affected by PSE's work to the condition existing immediately prior to such work. PSE shall use good faith efforts to perform its restoration obligations under this paragraph as soon as reasonably possible after the completion of PSE's work. 4. Owner's Use of Easement Area. Owner reserves the right to use the Easement Area for any purpose not inconsistent with the rights herein granted, provided, however, Owner shall not excavate within or otherwise change the grade of the Easement Area or construct or maintain any buildings or structures on the Easement Area and Owner shall do no blasting within 300 feet of PSE's facilities without PSE's prior written consent. 5. Indemnity. PSE agrees to indemnify Owner from and against liability incurred by Owner as a result of the negligence of PSE or its contractors in the exercise of the rights herein granted to PSE, but nothing herein shall require PSE to indemnify Owner for that portion of any such liability attributable to the negligence of Owner or the negligence of others. 6. Termination. The rights herein granted shall continue until such time as PSE terminates such right by written instrument. If terminated any improvements remaining in the Easement Area shall become the property of owner. No termination shall be deemed to have occurred by PSE's failure to install its systems on the Easement Area. 7. Successors and Assigns. PSE shall have the right to assign, apportion or otherwise transfer any or all of its rights, benefits, privileges and interests arising in and under this easement. Without limiting the generality of the foregoing, the rights and obligations of the parties shall be binding upon their respective successors and assigns. DATED this day of &AI C, 2015. GRANTONS: KAUTZ R77-7-----7 , ington limited liability company BY: - STATE OFWASHINGTON ss. COUNTY OF ) On this 2 day of ���u-- 2015, before me, the undersigned, a Notaryry Publ'c in and for the TF� State of Washington, duly commissioned and sworn, personally appeared 5rJ 'd1�J c to me known to be the tIAArJ 1 x n 0f) In of «1'tT`� �vr �� L,. authorized agent of it��'2�tIC described herein and who executed the foregoing instrument, and acknowledged to me thdt he/she Is authorized to sign on behalf of the Company and that he/she signed and sealed the said instrument as his/her free and voluntary act and deed for the uses and purposes therein mentioned. WITNESS my hand and official seal hereto affixed the da goe w a�T**egos* Nthe NOT A R *P State of Washington, residing at Washington may 1201e r i 0+tf dLIC+ Gas Easement 10/2013 107050339/ RW-092798 166.068 r4x p C3 -f 1 " 2,C--, ] 9 a PLN2 Packet Pg. 104 201609070529.001 2.A.f NO EXCISE TAX REQUIRED SEP 0 2 2016 KIRKE SIEVERS, snonown County Treasurer By KIRKE SIEVERS RETURN TO: PGS 4020 Auburn Way N Auburn, WA 98002 Attn: Xfinity Communities SNOHOMISH 1111111 II11I 11111 IIIII flllll llli ����� IIIII IIIIIIl ���� Illli llli lull lull lull Ill II 1111111111111 Document Title(s): Grant of Easement 3100 C895 BRACKETT COURT APARTMENTS Grantor(s): KAUTZ ROUTE LLC Grantee: COMCAST CABLE COMMUNICATIONS MANAGEMENT, LLC LEGAL DESCRIPTION (abbreviated: i.e. lot, block, plat OR section, township, range, qtr S: 31 T: 27 R: 04 Q: NW RIDGE ACRES BLK 001 D-02 - LOT 9 LESS W 177 FT & LESS ST HWY 1LESS WD 496-721 TO ST HWY Additional legal is on page of document. Assessor's Property Tax Parcel/Account Number 00555300100902 Property Tax Parcel ID is not yet assigned. Additional parcel numbers on page of document. NO MONETARY COMPENSATION PROVIDED FOR EASEMHNT The Auditor/Recorder will relay on the information provided on the form. The staff will not read the document to verify the accurancy or completeness of the indexing information. Q PLN2 Packet Pg. 105 201609070529.002 2.A.f GRANT OF EASEMENT This Grant of Easement (this "Easement") dated April 22, 2016, is made by and between Comcast Cable Communications Management, LLC, with an address of, 4020 Auburn Way N, Auburn WA 98002 its successors and assigns, hereinafter referred to as "Grantee" and Kautz Route LLC, with an address of PO Box 31097 , Seattle ,WA 98103 hereinafter referred to as "Grantor." The Grantor and the Grantee are parties to a(n) Installation and Services Agreement dated April 22, 2016, pursuant to which the Grantee provides certain broadband communications services to the Premises described below. In consideration of One Dollar ($1.00), the Grantor(s), owner(s) of the Premises described below, hereby grant(s) to the Grantee, its successors and assigns, a non-exclusive easement in gross and right-of-way to construct, use, maintain, operate, alter, add to, repair, replace, reconstruct, inspect and remove at any time and from time to time a broadband communications system (hereinafter referred to as the "Company Wiring") consisting of wires, underground conduits, cables, pedestals, vaults, and including but not limited to above ground enclosures, markers and concrete pads or other appurtenant fixtures and equipment necessary or useful for distributing broadband services and other like communications, in, on, over, under, across and along that certain real property (the "Premises") located at 23220 Edmonds Way , Edmonds, WA 98026 in Snohomish County, Washington described as follows: LEGAL DESCRIPTION: (See Attached) The Grantor(s) agree(s) for itself and its heirs and assigns that the Company Wiring on the Premises shall be and remain the personal property of the Grantee and may not be altered, obstructed or removed without the express written consent of the Grantee. The Grantee, and its m contractors, agents and employees, shall have the right to trim or cut trees and/or roots which may endanger or interfere with said Company Wiring and shall have free access to said Q Company Wiring and every part thereof, at all times for the purpose of exercising the rights herein granted; provided, however, that in making any excavation on said Premises of the m Grantor, the Grantee shall make the same in such manner as will cause the least injury to the surface of the ground around such excavation, and shall replace the earth so removed by it and LO restore the area to as near the same condition as it was prior to such excavation as is practical. This Easement shall run with the land for so long as the Grantee, its successors or assigns x provides broadband service to the Premises. w c a� E �a r a PLN2 Packet Pg. 106 f 201609070529.003 2.A.f IN WITNESS WHEREOF, the parties hereto have caused this Easement to be executed by their duly authorized representatives as of the date first written above. WITNESS/ATTEST: Name: ATTEST: Name: GRANTOR Kautz Route LLC By: Name: Steven Price Title: Manager GRANTEE Comcast Cable Communications Management, LLC YViceBy:NaOxleyTitlresident, ales & Marked g, Washington Region Q PLN2 Packet Pg. 107 201609070529.004 2.A.f STATE OF =�Pj &S ) ) ss. COUNTY OF The foregoing instrument was acknowledged before me this t"+ day of M kq , 201 by Steven Price, the Manager of Kautz Route LLC, on behalf of said entity. He/d*is personally known tome or has presented a ;L�e—' L�type of identification) as identification andd j&d not take an oath. ``J�— Witness my hand and official seal. Notary Public (Print Name) My commission expires: 00 4) T�•`'�!� T�t�y29 201 a STATE OFBLICss. •.r.•COUNTY OF Nis W� The foregoing instrument was acknowledged before me this A day of kA , 201 ro by Vicky Oxley, the Vice President, Sales & Marketing, Washington Region of C&hcast Cable Communications Management, LLC, on behalf of said entity. 44e/She is personally known to me or has presented (type of identification) as identif~ tcaion and did/did not take an oath. Witness my hand and official seal. My Commission expires: tz-J?iQ Ii Notary Public rpg—lrlint lam'��' TRACY LEAGUE NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES ©ECEMBER 29, 2019 Q PLN2 Packet Pg. 108 201609070529.005 2.A.f LEGAL DESCRIPTION Real property in the County of Snohomish, State of Washington, described as follows: Lot 9, Block 1, RIDGE ACRES, according to the plat thereof recorded in Volume 9 of Plats, Page 97, records of Snohomish County, Washington. EXCEPT the West 177 feet thereof; AND EXCEPT that portion if any, in State Highway 1-W; AND ALSO EXCEPT that portion Deeded to State of Washington by Deed recorded under Recording No. 2193205. Tax Parcel Number: 005553-001-009-02 Situs Address: 23220 Edmonds Way, Edmonds, WA 98026 PLN2 Packet Pg. 109 201612220171.001 2.A.f NO EXCISE TAX REOUIRED DEC 2 0 2016 KIRKE SIEVERS, SnOOOMISn UOV4 Tf"SUTOt ssy I KE SI VERS Return Address: City Clerk City of Edmonds 121 - 5th Ave. N. Edmonds, WA 98020 IIYINI�IIIDllI11��IIm�IIIAY� 24'� 9s'ioon� 30 °� lids � wuiir, �d�°iNwTai STORM WATER ACCESS EASEMENT Property Address: 23220 Edmonds Way, Edmonds, WA Assessor's Property Tax Parcel No.: 005553-001-009-02 IN CONSIDERATION of benefits to accrue to the grantors herein, the undersigned, KAUTZ ROUTE, LLC, hereby grants to the CITY OF EDMONDS, a Municipal Corporation, a permanent easement for access to the private stormwater facilities for inspection purposes, pedestrian access over, across, through, and below the following described property the following described property, together with the right of access to the easement at any time for the purpose of construction and maintenance. The easement hereby granted is located in the COUNTY OF SNOHOMISH, STATE OF WASHINGTON, and is more particularly described as follows: LEGAL DESCRIPTION OF SUBJECT PROPERTY LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO.2193205. SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD. LEGAL DESCRIPTION OF STORM WATER ACCESS EASEMENT THE NORTHEAST PORTION OF THE SUBJECT PROPORTY, ADJACENT TO EDMONDS WAY, AS SHOWN ON "EXHIBIT B — STORM WATER ACCESS EASEMENT". THE CITY agrees to restore to substantially the original condition such improvements as are disturbed during the construction, maintenance, and repair of said utility or utilities, provided the grantors, their heirs, or assigns shall not construct any permanent structure over, upon, or within the permanent easement. DATED THIS ` DAY OF STATE OF WASHINGTON) ) ss COUNTY OF ) s7V0Ly- PKACkT- "0AAA-U t ANY LAMA-1 >3 cr— On this day personally appeared before me ol/l; t/ A I)OLhI< i yk to me known to be the individual described in and who executed the within and foregoin& instr ent and acknowledged that -ete YeA po'k4o ,ram igned the same as a xu + r 19f- f free and voluntary act and deed, for the uses and purposes therein mentioned. UNDER MY HAND AND OFFICIAL SEAL THIS 12 a I o DAY OF Ae c e,m 1n e- ,19J-6 DWs�.' ,, NOTARY PUB C ' and for the NO T A R :� i State of Washington, residing at Mar 12 20 f 9 7 �.pLl6LIG� �OAr a PLN2 Packet Pg. 110 201612220171.002 2.A.f t CL ! Z 3 W� W W ar W W W s e O N • t a d 0 N vS C y� rn�r d d i0 �f o pppppr°Q 00 ill � 1n 2 rnrtr- G m Z Z Z Z Z z 2 Z 2 z Z. �yy d O0 0* co C CS d w CDQ$ Z CY V? 67 �o C f O 0/ M V 00 cli a; uj FEW 'N - i2&w d' I rQ 1-i r- a PLN2 Packet Pg. 111 LE 2.A.f NO EXCISE TAX REOUiRED MAN 0 3 toil KIRKE SPERS, ; nonomisn counly treawrer KIRKE I V R RETURN NAME & ADDRESS 11113 111111111110 1111 I I III 0�1 111131111111 1ill III Olympic View Water and Sewer District 201703060182 5 PGS 8128 228th St SW 03 / 0612017 10 ; 24am 77.00 Edmonds WA 98026 SNOHOMISH COUNTY, NHINCTON Please print neatly or type information Document Title(s) FORM F2 - DEVELOPER WATER EXTENSION BILL OF SALE Reference Number(s) of related documents: #L-108 - Project Name: Brackett Court, Kautz Route, LLC Additional Reference#'s on page` Grantor(s) (Last, First, and Middle Initial) Kautz Route, LLC Grantee(s) (Last, First, and Middle Initial) Olympic View Water and Sewer District Legal Description LOT 9, BLOCK i, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; Complete legal on page_ Assessor's Property Tax Parcel/Account Number 005553-001-009-02 Additional parcel#'s on page_ The Auditor/Recorder will rely on the information provided on this form. The responsibility for the accuracy of the indexing information is that of the document preparer. PLN2 Packet Pg. 112 2.A.f FORM F2 - DEVELOPER WATER EXTENSION BILL OF SALE Project Name: Brackett Court, Kautz Route, LLC #L-108 Recording Requested By And When Recorded Mail To: Olympic View Water and Sewer District 8128 SW 228" Street Edmonds, WA 98026 DOCUMENT TITLE: WATER BILL OF SALE REFERENCE NUMBER OF RELATED DOCUMENT: Not Applicable GRANTOR(S): Kautz Route, LLC ADDITIONAL GRANTORS ON PAGE OF DOCUMENT GRANTEE(S): Olympic View Water and Sewer District ADDITIONAL GRANTEES ON PAGE OF DOCUMENT ABBREVIATED LEGAL DESCRIPTION: LOT 9, BLOCK 1, RIDGE ACRES ASSESSOR'S TAX 1 PARCEL NUMBER(S): 005553-001-009-02 THE UNDERSIGNED hereby conveys and transfers to Olympic View Water and Sewer District (the "District") the following described property: See Attached Exhibit A This conveyance is made in consideration of the District's agreement to provide routine maintenance of such extension improvements and to provide water services pursuant to the District's regulations which may be amended from time to time. The undersigned and its successors and assigns covenants that it is the owner of such extension v improvements and has good right, title, and authority to sell and convey the same and that it will, and ., does, hereby warrant and agree to defend the sale of such property improvements to the District, its successors and assigns, against all and every person or persons whomsoever lawfully claiming or to claim the same. m The undersigned further guarantees that such extension improvements are fit for purposes o intended, i.e., as for use as a water distribution system including distribution and supply lines adequate for the service intended and has been constructed in accordance with the conditions and standards of the District. The undersigned covenants and agrees with the District to replace, repair and correct any defect in work or materials in respect to such extension improvements described in this Bill of Sale arising during a period of two (2) years from date hereof, without cost to the District. x w DEVELOPER: . autz-ft te, LLC a� By Steve rce a Its Managing Member Managing Member, TITLE PLN2 Packet Pg. 113 2.A.f STATE OF WASHINGTON ) SS COUNTY OF ) (ci N q On this 14th day of February, 2017, before me personally appeared 5T---Y-e and I , to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged the said instrument to be their free and voluntary act and deed for the uses and purposes therein mentioned. IN WITNESS WHEREOF, I have day and year first above written. NN • May 1 2019 PUBLIC 4, 40•WA.�°�. hereunt a my an ed my official seal the No ary Public in and for the State of residing at My commission expires �71 Y Q PLN2 Packet Pg. 114 2.A.f WATER BILL OF SALE EXHIBIT A All water mains and appurtenances constructed for Brackett Court, Kautz Route LLC #L-108, being more particularly described as follows: In From To Size Length 9 Stop & Saddle Main Setter 1" 9 Service Line Main Setter 1" Copper 90' 9 Setter 9 Meter Box 1 6" Tapping Tee & Valve. 14' Ductile 6" 14' 1 Fire Hydrant 6" Along with all fire hydrants, water services and other water system appurtenances. L 0 Q N0 Qi r K W 0 E Y Y Q PLN2 Packet Pg. 115 2.A.f WATER BILL OF SALE EXHIBIT B The total cost of installing the water system facilities for Brackett Court, Kautz Route LLC #L- 108, as described in Exhibit A, including labor and materials, is Thirty Thousand Dollars ($30,000). Said total cost is divided into individual amounts as follows: Water Mains $13,505 Service Lines and Meters $14,495 Hydrants $2,000 Detector Check Assemblies $NA Other $0 Total $ 30,000.00 r a PLN2 Packet Pg. 116 2.A.f NO EXCISE TAX REQUIRED MAN 0 3 hi KIRKE SIEVERS, snonolnlsn County Tleasuter by NIRK9 §IEVERS- 201703060184 IW9!llpm�'NimYIIIVI�'�ulm'� Olympic View Water and Sewer District 8128 228th St SW Edmonds WA 98026 Please print neatly or type information Document Title(s) FORM F3 - DEVELOPER SEWER EXTENSION BILL OF SALE Reference Number(s) of related documents: #L-108 - Project Name: Brackett Court, Kautz Route, LLC Additional Referenceft on page— Grantor(s) (Last, First, and Middle Initial) Kautz Route, LLC Grantee(s) (Last, First, and Middle Initial) Olympic View Water and Sewer District Legal Description LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; Complete legal on page Assessor's Property Tax Parcel/Account Number 005553-001-009-02 Additional parcelft on page_ The Auditor/Recorder will rely on the information provided on this form. The responsibility for the accuracy of the indexing information is that of the document preparer. PLN2 Packet Pg. 117 2.A.f FORM F3 - DEVELOPER SEWER EXTENSION BILL OF SALE Project Name: Brackett Court, Kautz Route, LLC #L-108 Recording Requested By And When Recorded Mail To: Olympic View Water and Sewer District 8128 SW 228`h Street Edmonds, WA 98026 DOCUMENT TITLE: Sewer BILL OF SALE REFERENCE NUMBER OF RELATED DOCUMENT: Not Applicable GRANTOR(S): Kautz Route, LLC ADDITIONAL GRANTORS ON PAGE OF DOCUMENT GRANTEE(S): Olympic View Water and Sewer District ADDITIONAL GRANTEES ON PAGE OF DOCUMENT ABBREVIATED LEGAL DESCRIPTION: LOT 9, BLOCK 1, RIDGE ACRES ASSESSOR'S TAX / PARCEL NUMBER(S): 005553-001-009-02 THE UNDERSIGNED hereby conveys and transfers to Olympic View Water and Sewer District (the "District) the following described property: See Attached Exhibit A This conveyance is made in consideration of the District's agreement to provide routine maintenance of such extension improvements and to provide sewer services pursuant to the District's regulations which may be amended from time to time. The undersigned and its successors and assigns covenants that it is the owner of such extension improvements and has good right, title, and authority to sell and convey the same and that it will, and does, hereby warrant and agree to defend the sale of such property improvements to the District, its successors and assigns, against all and every person or persons whomsoever lawfully claiming or to claim the same. The undersigned further guarantees that such extension improvements are fit for purposes intended, i.e., as for use as a sewage connection system including distribution and supply lines adequate for the service intended and has been constructed in accordance with the conditions and standards of the District. The undersigned covenants and agrees with the District to replace, repair and correct any defect in work or materials in respect to such extension improvements described in this Bill of Sale arising during a period of two (2) years from date hereof, without cost to the District. DEVELOP tz Route, LLC Z �1 G�Z-c�f7 By Steve Price Its Managing Member Managing Member. TITLE PLN2 Packet Pg. 118 2.A.f STATE OF WASHINGTON ) ) SS COUNTY OF SNOHOMtSH--) jai oil On this 14th day of Februa , 2017, before me personally appeared S`rEv( T91c , and > to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged the said instrument to be their free and voluntary act and deed for the uses and purposes therein mentioned. IN WITNESS WHEREOF, I have hereu set my ha day and year first above written. my official seal the Notary Public in and for the State of cAsln, residing at My commission expires of PLN2 Packet Pg. E9 2.A.f SEWER BILL OF SALE EXHIBIT A All sewer mains and appurtenances constructed for Brackett Court, Kautz Route LLC #L-108, being more particularly described as follows: In 7 From —]— To Size Length Three 6" Tee's 2 nd lane Edmonds Way 6" Three @ 14' Three 6" Laterals Three 6" Cieanouts At Property Line 6" Along with all manholes, side sewers, and other sewer system appurtenances. PLN2 Packet Pg. 120 2.A.f SEWER BILL OF SALE EXHIBIT B The total cost of installing the sewer system facilities for Brackett Court, Kautz Route LLC #L- 108, as described in Exhibit A, including labor and materials, is Fifteen Thousand Dollars ($15,000). Said total cost is divided into individual amounts as follows: Sewer Mains $0 Manholes $0 Side Sewers and Cleanouts $15,000 Lift/Pump Stations $0 Force Mains $0 Other $0 Total $ 15,000.00 a PLN2 Packet Pg. 121 201703090481.001 Recording Requested By and When Recorded Mail To: Olympic View Water & Sewer District 8129 229" St SW Edmonds, WA 98026 2.A.f NO EXCISE TAX REQUIRED MAR 0 9 2017 KIRKE SIEVERS, Snohomish County Treasurer By KIRKE SIEVER IIIIIIIIIIIIIII!1!1lllllllllllllllillllllllllllllllillllllllllll II! 201703090481 5 PGS 03/09/201711 44am 177,00 SNOHOh1ISH COUNTY, W MINGIM Document Title(s) (or transactions contained therein) Joint Side Sewer Agreement and Easement Reference Number(s) of Documents assigned or released (on page of document(s)) Grantor(s) (Last name first, then first name and initials Kautz Route LLC Additional names on page of document Grantor(s) (Last name first, then first name and initials Additional names on page of document Grantor(s) (Last name first, then first name and initials Additional names on page of document Grantee(s) (Last name first, then first name and initials) Olympic View Water & Sewer District Additional names on page of document Legal Description Lot 9, Block 1, Ridge Acres, According to plat thereof recorded to Volume 9 of Plats, Page 97, Records of Snohomish County, Washington, except the west 177 feet thereof, and except that portion, if any in the State of Washington by deed recorded under recording No 219305 subject to easements, restrictions and reservations of record Units 101, 102,103,104 Additional legal is on page _ of document Assessors's Property Tax Parcel/Account Number 0055300100902 r- 0 a 0 Q_ m LO x w r c m E 0 0 a PLN2 Packet Pg. 122 201703090481.002 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 8128 22e St SW EDMONDS WA 98026 (425) 774-7769 AGREEMENT AND SEWER EASEMENT FOR COMMON LINE SEWER OWNERS THIS AGREEMENT is entered into to be effective this 15t day of February, 2017, by and between the Olympic View Water and Sewer District, a municipal corporation, located in Snohomish County, Washington, hereinafter referred to as "District", and 1) Kautz Route, LLC, owner of the following described property in, Snohomish County, Washington, to wit Brackett Court, 23220 Edmonds Way, Edmonds, WA ASSESSOR'S TAX / PARCEL NUMBER(S)- 005553-001-009-02 LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 177 FEET THEREOF, AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W, AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO 2193205 SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD Units 101,102,103,and 104 and WHEREAS, the Manager of the District is authorized to approve a side sewer that serves more than one property upon joint agreement by the owners of all properties involved, and upon the condition that the side sewer be constructed in accordance with District standards and specifications O 1SHAREIFORMS1FieldlDeveloper ExtensionlJoint side sewer agreement DOC i FEB -- 2 201T r a PLN2 Packet Pg. 123 201703090481.003 2.A.f NOW THEREFORE, for and in consideration of the mutual covenants and benefits to be derived therefrom, the parties do agree as follows That a side sewer shall be constructed in accordance with the District's standards and specifications 2 There shall be an easement four (4) feet wide and each party hereto does grant and convey to the other an easement over his property for the period and purposes hereinafter expressed 3 The cost of maintenance, repair or reconstruction of that portion of the sewer used in common shall be borne in equal shares by the owners except that the owners of any lower parcel shall not be responsible for the part of the sewer above their connection, and when necessary to repair, clean or reconstruct the sewer, the parties to this agreement shall have a right of entry for that purpose Whenever entry is made to repair, clean or reconstruct such work shall be done in a workmanlike manner, and the premises shall be promptly restored to their previous condition as soon as is reasonably possible 4 The property owners who are parties hereto, their successors, assigns, (or tenants) do hereby agree to indemnify and save harmless the Olympic View Water and Sewer District and its commissioners, officers, and employees from all future damages resulting from the connection of the side sewer to the above described premises 5 This agreement shall be filed with the County and shall be a covenant with the land and binding upon all parties and their heirs and assigns forever O ,YMPIC VIEW WATER AND SEWER Kautz Route, LLC DISTRICT, General Manager Steve Price, Managing Member W Q Packet Pg. 124 201703090481.004 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASHINGTON ) } COUNTY OF SNOHOMISH) On this day of l�Z;!'���`1��� , 20,e�Fbefore me, the undersigned, a Notary Public iryand for th tate of Wasl�ington,'duly commissioned and sworn, personally appeared �� to me known to be the Manager of Olympic View Wafer and Sewer District, the municipal corporation that executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said municipal corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation WITNESS my hand and official seal hereto affixed the day and year in this certificate above written ,\������11111/L�iL / Z / c NO++++�,,, �j ejt�o,�°tARY NO ARY P BL! and for the State of Washington, M': 0 so = residing atIV So - ° z My Commission Expires46 r wI`! �`4`�a 4-29=1� �flt e,OF j1111N\�� 0 a m a� i= LO x w Q Packet Pg. 125 201703090481.005 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASHINGTON ) COUNTY OF KING) � r On this day of Cry 20_L7,, personally appeared before me, the undersigned, a Notary Public in and for the State of Washington, Steve Price, Managing Member of Kautz Route. LLC to me known to be the individual(p) above described, who executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said individual(s4 for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year in this certificate above written �•10TAgY Mar 12 2019 ••pU13LIC .'4 NOTARY PUB I in and for the State of Washington, residing at Uf✓S My Commission Expires r- 0 CL 0 0 LO x W 0 E 0 w a Packet Pg. 126 201703090482.001 Recording Requested By and When Recorded Mail To: Olympic View Water & Sewer District 8128 228'i' St SW Edmonds, WA 98026 2.A.f NO EXCISE Tax REQUIRED MAR 0 9 2017 KIRKE SIEVERS, Snohomish Counly Treasures By KIRKE SIEVER imW�mmmu�muu�mmw�� M OI ZU H 11 44am ! ( oo Document Title(s) (or transactions contained therein) SNOHOMISH COUNTY, W SHINGTON Joint Side Sewer Agreement and Easement Reference Number(s) of Documents assigned or released (on page_ of document(s)) Grantor(s) (Last name first, then first name and initials Kautz Route LLC Additional names on vage of document Grantor(s) (Last name first, then first name and initials Additional names on page of document Grantor(s) (Last name first, then first name and initials Additional names on page of document Grantee(s) (Last name first, then first name and initials) Olympic View Water & Sewer District Additional names on page of document Legal Description Lot 9, Block 1, Ridge Acres, According to plat thereof recorded in Volume 9 of Plats, Page 97, Records of Snohomish County, Washington, except the west 177 feet thereof, and except that portion, if any in the State of Washington by deed recorded under recording No 219305 subject to easements, restrictions and reservations of record Units 105, 106, 107, 108 Additional legal is on page _ of document Assessors's Property Tax Parcel/Account Number 0055300100902 a PLN2 Packet Pg. 127 201703090482.002 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 8128 228'" St SW EDMONDS WA 98026 (425) 774-7769 AGREEMENT AND SEWER EASEMENT FOR COMMON LINE SEWER OWNERS THIS AGREEMENT is entered into to be effective this 1st day of February, 2017, by and between the Olympic View Water and Sewer District, a municipal corporation, located in Snohomish County, Washington, hereinafter referred to as "District", and 1) Kautz Route, LLC, owner of the following described property in, Snohomish County, Washington, to wit Brackett Court, 23220 Edmonds Way, Edmonds, WA ASSESSOR'S TAX I PARCEL NUMBER(S): 005553-001-009-02 LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 177 FEET THEREOF, AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W, AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO 2193205 SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD Units 105, 106, 107 and 108 and WHEREAS, the Manager of the District is authorized to approve a side sewer that serves more than one property upon joint agreement by the owners of all properties involved, and upon the condition that the side sewer be constructed in accordance with District standards and specifications 0 ISHAREIFORMS1Field\Developer Extension\Joint side sewer agreement DOC Q PLN2 Packet Pg. 128 201703090482.003 2.A.f NOW THEREFORE, for and in consideration of the mutual covenants and benefits to be derived therefrom, the parties do agree as follows 1 That a side sewer shall be constructed in accordance with the District's standards and specifications 2 There shall be an easement four (4) feet wide and each party hereto does grant and convey to the other an easement over his property for the period and purposes hereinafter expressed 3 The cost of maintenance, repair or reconstruction of that portion of the sewer used in common shall be borne in equal shares by the owners except that the owners of any lower parcel shall not be responsible for the part of the sewer above their connection, and when necessary to repair, clean or reconstruct the sewer, the parties to this agreement shall have a right of entry for that purpose Whenever entry is made to repair, clean or reconstruct such work shall be done in a workmanlike manner, and the premises shall be promptly restored to their previous condition as soon as is reasonably possible 4 The property owners who are parties hereto, their successors, assigns, (or tenants) do hereby agree to indemnify and save harmless the Olympic View Water and Sewer District and its commissioners, officers, and employees from all future damages resulting from the connection of the side sewer to the above described premises 5 This agreement shall be filed with the County and shall be a covenant with the land and binding upon all parties and their heirs and assigns forever d Vw L 161'A A4 J OL MPIC VIEW WATER AND SEWER DISTRICT, General Manager Kau oute, LLC Steve Price, Managing Member Q PLN2 Packet Pg. 129 201703090482.004 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASH INGTON ) COUNTY OF SNOHOMISH) r On this IJ `- day of L 2014, before me, the undersigned, a Notary Public in 9nd for the to of Vyashingtofi, duly commissioned and sworn, personally appeared , to me known to be the Manager of Olympic View Water and Sewer Distnct, the municipal corporation that executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said municipal corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation WITNESS my hand and official seal hereto affixed the day and year in this certificate above written NOTARY P'UBLI residing at c/l/L My Commission Expires the State of Washington, Q PLN2 Packet Pg. 130 201703090482.005 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASHINGTON ) } COUNTY OF KING) On this 1 day of _ � 2017, personally appeared before me, the undersigned, a Notary Public in and for the State of Washington, Steve Price, Managing Member of Kautz Route. LLC ,to me known to be the individual(o above described, who executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said individual(,s'A for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year in this certificate above written 9 • •'%.a� NOTARY P C in and for the State of Washington, N0TAAt : residing at � f1� S n -- �j2 -i Mir 12 2019 My Commission xpires 4g,—i �;••pV841G : O Q Packet Pg. 131 201703090483.001 Recording Requested By and When Recorded Mail To: Olympic View Water & Sewer District 8128 228 b St SW Edmonds, WA 98026 2.A.f NO EXCISE REQUIRED MAR p 9 2011 KIRKE SIEVER5, bnohomish County Treasur By KIRK9 SIEVERS %�i� �i owm s: 3o_`ss Document Title(s) (or transactions contained therein) SNOHOMISH COUNTY, WASHINGIUN Joint Side Sewer Agreement and Easement Reference Number(s) of Documents assigned or released (on page of document(s)) Grantor(s) (Last name fast, then first name and initials Kautz Route LLC Additional names on vage of document Grantor(s) (Last name first, then first name and initials Additional names on vaize of document Grantor(s) (Last name first, then first name and initials Additional names on page of document Grantee(s) (Last name first, then first name and initials) Olympic View Water & Sewer District Additional names on page of document Legal Description Lot 9, Block 1, Ridge Acres, According to plat thereof recorded in Volume 9 of Plats, Page 97, Records of Snohomish County, Washington, except the west 177 feet thereof, and except that portion, if any in the State of Washington by deed recorded under recording No 219305 subject to easements, restrictions and reservations of record t o°i �' l I 0 Additional legal is on page _ of document Assessors's Property Tax Parcel/Account Number OOSS300100902 PLN2 Packet Pg. 132 201703090483.002 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 8128 228" St SW EDMONDS WA 98026 (425) 774-7769 AGREEMENT AND SEWER EASEMENT FOR COMMON LINE SEWER OWNERS THIS AGREEMENT is entered into to be effective this 1st day of February, 2017, by and between the Olympic View Water and Sewer District, a municipal corporation, located in Snohomish County, Washington, hereinafter referred to as "District", and 1) Kautz Route, LLC, owner of the following described property in, Snohomish County, Washington, to wit Brackett Court, 23220 Edmonds Way, Edmonds, WA ASSESSOR'S TAX / PARCEL NUMBER(S): 005553-001-009-02 LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 177 FEET THEREOF, AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W, AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO 2193205 SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD Units 110 and 109 and WHEREAS, the Manager of the District is authorized to approve a side sewer that serves more than one property upon joint agreement by the owners of all properties involved, and upon the condition that the side sewer be constructed in accordance with District standards and specifications O ISHAREIFORMS1Field\Developer Extension\Joint side sewer agreement DOC Q PLN2 Packet Pg. 133 201703090483.003 2.A.f NOW THEREFORE, for and in consideration of the mutual covenants and benefits to be derived therefrom, the parties do agree as follows That a side sewer shall be constructed in accordance with the District's standards and specifications 2 There shall be an easement four (4) feet wide and each party hereto does grant and convey to the other an easement over his property for the period and purposes hereinafter expressed 3 The cost of maintenance, repair or reconstruction of that portion of the sewer used in common shall be borne in equal shares by the owners except that the owners of any lower parcel shall not be responsible for the part of the sewer above their connection, and when necessary to repair, clean or reconstruct the sewer, the parties to this agreement shall have a right of entry for that purpose Whenever entry is made to repair, clean or reconstruct such work shall be done in a workmanlike manner, and the premises shall be promptly restored to their previous condition as soon as is reasonably possible 4 The property owners who are parties hereto, their successors, assigns, (or tenants) do hereby agree to indemnify and save harmless the Olympic View Water and Sewer District and its commissioners, officers, and employees from all future damages resulting from the connection of the side sewer to the above described premises 5 This agreement shall be filed with the County and shall be a covenant with the land and binding upon all parties and their heirs and assigns forever i4 u OLY IC VIEW WATER AND SEWER Route, LLC DISTRICT, General Manager Steve Price, Managing Member 2 PLN2 Packet Pg. 134 201703090483.004 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASHINGTON ) COUNTY OF SNOHOMISH) On this 1*"' day of 20L� before me, the undersigned, a Notary Public i and for the ate of YVashingtin, duly commissioned and sworn, personally appeared / , to me known to be the Manager of Olympic View W ter and Sewer District, the municipal corporation that executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said municipal corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation WITNESS my hand and official seal hereto affixed the day and year in this certificate above written , 2 e0ZZ �4 = Uo ,,O rqF+q�?t co NOTARY PUBL"IW and for the State of Washington, residing at nd My Commission Expires Q PLN2 Packet Pg. 135 201703090483.005 2.A.f OLYMPIC VIEW WATER & SEWER DISTRICT 23725 EDMONDS WAY EDMONDS WA 98026-8977 STATE OF WASHINGTON ) } COUNTY OF KING) On this day of b7 20L7, personally appeared before me, the undersigned, a Notary Public in and for the State of Washington, Steve Price, Managing Member of Kautz Route. LLC to me known to be the individualW above described, who executed the foregoing instrument, and acknowledged to me that the said instrument was signed as the free and voluntary act and deed of said individual(* for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year in this certificate above written 0TARj��e�''s Mar 12 2019 z .�PUBIIG.07' F`•. . •'.�'' �s NOTARY P IC in and for the State of Washington, residing at U/%1 54T- 1"2-- - <� / ?- C1 My Commission Expires Nd qwIx!? 211 Y Q PLN2 Packet Pg. 136 201703090484.001 Recording Requested By and When Recorded Mail To: Olympic View Water & Sewer District 8128 228" St SW Edmonds, WA 98026 Document Title(s) (or transactions contained therein) Sewer Main Bill of Sale Reference Number(s) of Documents assigned or released (on page_ of document(s)) Grantor(s) (Last name first, then first name and initials Kautz Route, LLC Additional names on page of document Grantor(s) (Last name first, then first name and initials Additional names on vaae of document Grantor(s) (Last name first, then first name and initials Additional names on page of document. Grantee(s) (Last name first, then first name and initials) Olympic View Water &. Sewer District Additional names on page of document Legal Description Lot 9, Block l Ridge Acres Additional legal is on page _ of document Assessors's Property Tax Parcel/Account Number 00555300100902 2.A.f NO EXCISE TAX REQUIRED MAK () g 2017 KIRKE SIEVEHs,,,nonmisn t,ounly Treasurer By-- KIRKE SIEVER 2I0I�I�IIII�MIIIIIMIIIIIWIIIIIIIIP 81�1�1��'lL1xivi°u�i wsm 6 r- 0 a 0 tY m x w r c ai E 0 0 a PLN2 Packet Pg. 137 201703090484.002 2.A.f FORM F3 - DEVELOPER SEWER EXTENSION BILL OF SALE Project Name: Brackett Court, Kautz Route, LLC #L-108 Recording Requested By And When Recorded Mad To Olympic View Water and Sewer District 8128 SW 22e Street Edmonds, WA 98026 DOCUMENT TITLE: Sewer BILL OF SALE REFERENCE NUMBER OF RELATED DOCUMENT: Not Applicable GRANTOR(S): Kautz Route, LLC ADDITIONAL GRANTORS ON PAGE OF DOCUMENT GRANTEE(S): Olympic View Water and Sewer Distnct ADDITIONAL GRANTEES ON PAGE OF DOCUMENT ABBREVIATED LEGAL DESCRIPTION: LOT 9, BLOCK 1, RIDGE ACRES ASSESSOR'S TAX I PARCEL NUMBER(S): 005553-001-008-02 THE UNDERSIGNED hereby conveys and transfers to Olympic View Water and Sewer District (the "District") the following described property See Attached Exhibit A This conveyance is made in consideration of the District's agreement to provide routine maintenance of such extension improvements and to provide sewer services pursuant to the District's regulations which may be amended from time to time The undersigned and its successors and assigns covenants that it is the owner of such extension improvements and has good right, title, and authority to sell and convey the same and that it will, and does, hereby warrant and agree to defend the sale of such property improvements to the District, its successors and assigns, against all and every person or persons whomsoever lawfully claiming or to claim the same The undersigned further guarantees that such extension improvements are fit for purposes intended, i e , as for use as a sewage connection system including distribution and supply lines adequate for the service intended and has been constructed in accordance with the conditions and standards of the District The undersigned covenants and agrees with the District to replace, repair and correct any defect in work or materials in respect to such extension improvements described in this Bill of Sale arising during a period of two (2) years from date hereof, without cost to the District DEVELOP tz Route, LLC Z /l G/UI7 By Ste"Pri Its Managing Member. Managing Member TITLE .r Q PLN2 Packet Pg. 138 201703090484.003 2.A.f STATE OF WASHINGTON ) ) SS COUNTY OF 31dMMSH- ) 1,� 0,� On this 14th day of February, 2017, before me personally appeared 5"T'6VC 19IC� and to me known to be the individuals descnbed in and who executed the within and foregoing instrument, and acknowledged the said instrument to be their free and voluntary act and deed for the uses and purposes therein mentioned IN WITNESS WHEREOF, day and year first above wntten JNa'y 12019 U 13 L 10 I have hereu set my han my official seal the otary Public in and for the State of &t-5 , r� residing at My commission expires of Y Q PLN2 Packet Pg. 139 201703090484.004 2.A.f SEWER BILL OF SALE EXHIBIT A All sewer mains and appurtenances constructed for Brackett Court, Kautz Route LLC #L-14$, being more particularly described as foffows In From To Size Length Three 6° Tee's 2 Id lane Edmonds Way 6" Three @ 14' Three 6' Laterals Three 6" Cleanouts At Property Line 6" Along with all manholes, side sewers, and other sewer system appurtenances r- 0 a m a� LO t x w c m E �a r .r Q PLN2 Packet Pg. 14o 201703090484.005 2.A.f SEWER BILL OF SALE EXHIBIT B The total cost of installing the sewer system facilities for Brackett Court Kautz Route LLC #L- 108, as described in Exhibit A, including labor and materials, is Fifteen Thousand Dollars ($15,000) Said total cost is divided into individual amounts as follows Sewer Mains $0 Manholes $0 Side Sewers and Cleanouts $15,000 Lrft/Pump Stations $0 Force Mains $0 Other $0 Total $ 15,000.00 .r Q PLN2 Packet Pg. 141 2.A.g DECLARATION OF SUBDIVISION AND OF COVENANTS KNOW ALL MEN (PERSONS) BY THESE PRESENTS THAT, KAUTZ ROUTE LLC, A WASHINGTON LIMITED LIABILITY COMPANY, THE UNDERSIGNED OWNERS, IN FEE SIMPLE OF THE LAND HEREBY PLATTED, AND SABAL CAPITAL 11, LLC, THE MORTGAGEE THEREOF, HEREBY DECLARE THIS PLAT AND CONVEY TO THE LOTS A PERPETUAL EASEMENT FOR INGRESS AND EGRESS, AND UTILITIES OVER, UNDER AND ON ALL PRIVATE STREETS, AVENUES, AND PLACES AS SHOWN ON THE PLAT,• AND HEREBY DECLARE AND GRANT EASEMENTS TO ANY WATER, SEWER, ELECTRIC, TELEPHONE, TELEVISION CABLE, GAS OR OTHER UTILITIES AS SHOWN ON THE PLAT PROVIDING SERVICE TO THIS SUBDIVISION OR OTHER PROPERTY. ALSO, THE RIGHT TO MAKE ALL NECESSARY SLOPES FOR CUTS AND FILLS UPON LOTS, BLOCKS, TRACTS, ETC. SHOWN ON THIS PLAT IN THE REASONABLE ORIGINAL GRADING OF ALL THE PRIVATE STREETS, AVENUES, PLACES, ETC. SHOWN HEREON. ALSO, THE RIGHT TO DRAIN ALL STREETS OVER AND ACROSS ANY LOT OR LOTS WHERE WATER MIGHT TAKE A NATURAL COURSE AFTER THE STREET OR STREETS ARE GRADED. FOLLOWING ORIGINAL REASONABLE GRADING OF ROADS AND WAYS HEREON, NO DRAINAGE WATERS ON ANY LOT OR LOTS SHALL BE DIVERTED OR BLOCKED FROM THEIR NATURAL COURSE SO AS TO DISCHARGE UPON ANY PRIVATE ROAD RIGHTS -OF -WAY TO HAMPER PROPER ROAD DRAINAGE. ANY ENCLOSING OF DRAINAGE WATERS IN CULVERTS OR DRAINS OR REROUTING THEREOF ACROSS ANY LOT AS MAY BE UNDERTAKEN BY OR FOR THE OWNER OF ANY LOT SHALL BE DONE BY AND AT THE EXPENSE OF SUCH OWNER AND SHALL BE DONE IN ACCORDANCE WITH THE REGULATING GOVERNMENT AGENCY(S). TRACT 999 IS HEREBY GRANTED AND CONVEYED TO THE BRACKETT COURT HOMEOWNERS ASSOCIATION (HOA) UPON RECORDING OF THIS PLAT SUBJECT TO AN EMERGENCY MAINTENANCE EASEMENT GRANTED AND CONVEYED TO SNOHOMISH COUNTY. OWNERSHIP AND MAINTENANCE OF SAID TRACTS CONSISTENT WITH COUNTY CODE SHALL BE THE RESPONSIBILITY OF THE HOA UNLESS AND UNTIL TRACT OWNERSHIP BY ALL LOTS WITHIN THIS SUBDIVISION IS AUTHORIZED PURSUANT TO A FINAL PLAT ALTERATION. USE OF SAID TRACTS IS RESTRICTED TO THAT SPECIFIED IN THE APPROVED FINAL PLAT. THE HOA AND THE OWNERS OF ALL LOTS WITHIN THE SUBDIVISION SHALL COMPLY WITH THOSE COUNTY REGULATIONS AND CONDITIONS OF FINAL SUBDIVISION APPROVAL SPECIFIED ON THE PLAT. THE HOA SHALL REMAIN IN EXISTENCE UNLESS AND UNTIL ALL LOTS WITHIN THIS SUBDIVISION HAVE ASSUMED COMMON OWNERSHIP OF SAID TRACTS. IN THE EVENT THAT THE HOA SHOULD BE DISSOLVED, THEN EACH LOT SHALL HAVE AN EQUAL AND UNDIVIDED OWNERSHIP INTEREST IN THE TRACTS PREVIOUSLY OWNED BY THE HOA AS WELL AS RESPONSIBILITY FOR MAINTAINING THE TRACTS. MEMBERSHIP IN THE HOA AND PAYMENT OF DUES OR OTHER ASSESSMENTS FOR MAINTENANCE PURPOSES SHALL BE A REQUIREMENT OF LOT OWNERSHIP, AND SHALL REMAIN AN APPURTENANCE TO AND INSEPARABLE FROM EACH LOT. THIS COVENANT SHALL BE BINDING UPON AND INURE TO THE BENEFIT OF THE HOA, THE OWNERS OF ALL LOTS WITHIN THE SUBDIVISION AND ALL OTHERS HAVING ANY INTEREST IN THE TRACTS OR LOTS. ONLY THOSE DECLARATIONS, COVENANTS AND RESTRICTIONS REQUIRED BY LAW, OR APPLICABLE COUNTY CODE, ARE DEEMED TO BE CONDITIONS OF APPROVAL OF THE PLAT FOR PURPOSES OF RCW 58.17.100 AND MAY ONLY BE AMENDED OR MODIFIED AS PROVIDED THEREIN. ALL OTHER TERMS OR CONDITIONS WHICH MAY BE INCORPORATED WITHIN ANY SUCH DECLARATION OR OTHER COVENANTS, CONDITIONS OR RESTRICTIONS PERTAINING TO THE PLAT NOT REQUIRED AS SET FORTH ABOVE SHALL BE DEEMED PRIVATE CONTRACTUAL AGREEMENTS BETWEEN THE PARTIES TO SAID DECLARATION OR COVENANT AND SUBJECT TO ENFORCEMENT OR AMENDMENT BETWEEN THE PARTIES AS MAY BE PROVIDED THEREIN. THE UNDERSIGNED OWNER OF THE INTEREST IN THE REAL ESTATE DESCRIBED HEREIN HEREBY DECLARE THIS MAP AND DEDICATE THE SAME FOR A COMMON INTEREST COMMUNITY NAMED BRACKETT COURT, A PLAT COMMUNITY, AS THAT TERM IS DEFINED IN THE WASHINGTON UNIFORM COMMON INTEREST OWNERSHIP ACT, RCW CH. 64.90, SOLELY TO MEET THE REQUIREMENTS OF THE WASHINGTON UNIFORM COMMON INTEREST OWNERSHIP ACT AND NOT FOR ANY PUBLIC PURPOSE. THIS MAP AND ANY PORTION THEREOF IS RESTRICTED BY LAW AND THE DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR BRACKETT COURT, RECORDED UNDER SNOHOMISH COUNTY RECORDING NO. AW.•WITNESS WHEREOF, WE SET OUR HANDS AND SEALS THIS ____ DAY OF , 20— KAUTZ ROUTE LLC, A WASHINGTON LIMITED LIABILITY COMPANY ITS: REPRESENTATIVE ACKNOWLEDGMENT STATE OF WASHINGTON SS COUNTY OF SNOHOMISH ) I CERTIFY THAT 1 KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE%THEY SIGNED THIS INSTRUMENT, ON OATH STATED THAT HEISHE%INEY WAS/WERE AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE OF KAUTZ ROUTE LLC, TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SUCH PARTY FOR THE USE AND PURPOSES MENTIONED IN THIS INSTRUMENT. DATED: SIGNA TURE. (PRINT NAME) NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON RESIDING AT ________ MY APPOINTMENT EXPIRES: STATE OF WASHINGTON )SS COUNTY OF SNOHOMISH ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HEISHE/'THEY SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE/SHE%THEY WAS/WERE AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE OF SABAL CAPITAL 11, LLC, TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SUCH PARTY FOR THE USE AND PURPOSES MENTIONED IN THIS INSTRUMENT. DATED: SIGNA TORE: (PRINT NAME) NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON RESIDING AT ________ MY APPOINTMENT EXPIRES. LEGAL DESCRIPTION LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE WEST 177 FEET THEREOF,• AND EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY 1-W,• AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. TITLE MATTERS PER FIRST AMERICAN TITLE INSURANCE COMPANY, GUARANTEE NO. 5003353-4044911, DATED JUNE 28, 2023. 1. SUBJECT TO A DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF, AS RECORDED UNDER RECORDING NUMBER 201710130535 (BENEFICIARY IS SABAL CAPITAL II, LLC) 2. SUBJECT TO ANY AND ALL OFFERS OF DEDICATION, CONDITIONS, RESTRICTIONS, EASEMENTS, BOUNDARY DISCREPANCIES OR ENCROACHMENTS, NOTES AND/OR PROVISIONS SHOWN OR DISCLOSED BY SHORT PLAT OR PLAT OF RIDGE ACRES RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 97. 3. SUBJECT TO CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NO. 201301315002 (NO PLOTTABLE ENCUMBRANCES) 4. SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE PUBLIC SIDEWALK ACCESS EASEMENT RECORDED UNDER RECORDING NUMBER 201411200174 (AS SHOWN) 5. SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE STORM WATER ACCESS EASEMENT RECORDED UNDER RECORDING NUMBER 201411200175 (AS SHOWN) 6. SUBJECT TO A DISTRIBUTION EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN IN FAVOR OF PUBLIC UTILITY DISTRICT 1 OF SNOHOMISH COUNTY RECORDED UNDER RECORDING NUMBER 201507290623 (AS SHOWN) 7. SUBJECT TO AN EASEMENT FOR ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN RECORDED UNDER RECORDING INUMBER 201512230283 (AS SHOWN) 8. SUBJECT TO AN EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN IN FAVOR OF COMCAST CABLE COMMUNICATIONS MANAGEMENT, LLC TO CONSTRUCT, USE, MAINTAIN, OPERATE, ALTER, ADD TO, REPAIR, REPLACE, RECONSTRUCT, INSPECT AND REMOVE AT ANY TIME AND FROM TIME TO TIME A BROADBAND COMMUNICATIONS SYSTEM CONSISTING OF WIRES, UNDERGROUND CONDUITS, CABLES, PEDESTALS, VAULTS, AND INCLUDING BUT NOT LIMITED TO ABOVE GROUND ENCLOSURES, MARKERS AND CONCRETE PADS OR OTHER APPURTENANT FIXTURES AND EQUIPMENT NECESSARY OR USEFUL FOR DISTRIBUTING BROADBAND SERVICES AND OTHER LIKE COMMUNICATIONS AS RECORDED UNDER RECORDING NUMBER 201609070529 (BLANKET IN NATURE, NO PLOTTABLE ENCUMBRANCES) 9. SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE STORM WATER ACCESS EASEMENT RECORDED UNDER RECORDING NUMBER 201612220171 (AS SHOWN) 10. SUBJECT TO AN AGREEMENT AND SEWER EASEMENT FOR COMMON LINE SEWER OWNERSAND THE TERMS AND CONDITIONS THEREOF IN FAVOR OF OLYMPIC VIEW WATER AND SEWER DISTRICT, A MUNICIPAL CORPORATION RECORDED UNDER RECORDING NUMBER 201703090481, 201703090482, 201703090483 AND 201703090484 (BLANKET IN NATURE, NO PLOTTABLE ENCUMBRANCES) COVENANTS AND RESTRICTIONS 1. NO FURTHER DIVISION OF ANY LOT IS ALLOWED WITHOUT SUBMITTING FOR A NEW SUBDIVISION OR SHORT SUBDIVISION. 2. THE SALE OR LEASE OF LESS THAN A WHOLE LOT IN ANY SUBDIVISION PLATTED AND FILED UNDER CHAPTER 30.41A.SCC IS EXPRESSLY PROHIBITED IN COMPLIANCE WITH CHAPTER 30.41A SCC. 3. THE COST OF CONSTRUCTION AND MAINTAINING ALL ROADS NOT HEREIN DEDICATED AS PUBLIC ROADS SHALL BE THE OBLIGATION OF THE ASH WAY TOWNHOMES HOMEOWNERS ASSOCIATION AND THE OBLIGATION TO MAINTAIN SHALL BE CONCURRENTLY THE OBLIGATION OF ANY CORPORATION IN WHICH TITLE OF THE ROADS AND STREETS MAY BE HELD. IN THE EVENT THAT THE OWNERS OF ANY LOTS SERVED BY THE ROADS OR STREETS OF THIS PLAT SHALL PETITION THE COUNCIL TO INCLUDE THESE ROADS OR STREETS IN THE PUBLIC ROAD SYSTEM, THE PETITIONERS SHALL BE OBLIGATED TO BRING THE SAME TO COUNTY ROAD STANDARDS APPLICABLE AT THE TIME OF PETITION IN ALL RESPECTS, INCLUDING DEDICATION OF RIGHTS -OF -WAY, PRIOR TO ACCEPTANCE BY THE COUNTY. HOLD HARMLESS AGREEMENT OWNERS, AND ALL PERSONS HAVING ANY PRESENT OR SUBSEQUENT OWNERSHIP INTEREST IN THESE LANDS, AND THEIR SUCCESSORS AND ASSIGNS OF OWNERS OR OTHER PARTIES HAVING ANY SAID INTEREST, HEREBY AGREE THAT THE CITY OF EDMONDS SHALL BE HELD HARMLESS IN ALL RESPECTS FROM ANY AND ALL CLAIMS FOR DAMAGES FOR INJUNCTIVE RELIEF WHICH MAY BE OCCASIONED NOW OR IN THE FUTURE TO ADJACENT LAND OR IMPROVEMENTS BY REASON OF THE CONSTRUCTION, OPERATION AND MAINTENANCE OF THE DRAINAGE SYSTEM, AND HEREBY WAIVE AND RELEASE THE CITY OF EDMONDS FROM ANY AND ALL CLAIMS FOR DAMAGES, EXCLUDING DAMAGE CAUSED SOLELY BY AN ACT OF OMISSION OF SAID CITY, AND INJUNCTIVE RELIEF, WHICH THE OWNERS, OR THEIR SUCCESSORS OR ASSIGNS, MAY THEMSELVES HAVE NOW OR IN THE FUTURE BY REASON OF CONSTRUCTION, MAINTENANCE AND OPERATION OF SAID DRAINAGE SYSTEM. DIRECTOR OF PUBLIC WORKS THE SURVEY DATE, LAYOUT OF STREETS, ALLEYS AND OTHER RIGHTS OF WAY, DESIGN OF BRIDGES, SEWAGE AND WATER SYSTEM AND OTHER STRUCTURES ARE APPROVED AND THE SUBJECT FINAL PLAT IS AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS PUBLIC WORKS DIRECTOR BY.• THIS DAY OF 20 DEVELOPMENT SERVICES DIRECTOR THE SUBJECT FINAL PLAT CONFORMS TO THE APPROVED PRELIMINARY PLAT AND ALL CONDITIONS OF THE PRELIMINARY APPROVAL AND IS APPROVED AND AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS DEVELOPMENT SERVICES DIRECTOR BY.• THIS DAY OF 20 TREASURER'S CERTIFICATE 1 HEREBY CERTIFY THAT ALL STATE AND COUNTY TAXES HERETOFORE LEVIED AGAINST THE PROPERTY DESCRIBED HEREIN, ACCORDING TO THE BOOKS AND RECORDS OF MY OFFICE, HAVE BEEN FULLY PAID AND DISCHARGED, INCLUDING TAXES. TAX ID(S) OF EXISTING PARCELS BEING HEREIN SUBDIVIDED: 00555300100902 TREASURER, SNOHOMISH COUNTY RY• DEPUTY COUNTY TREASURER AUDITOR'S CERTIFICATE FILED FOR RECORD AT THE REQUEST OF DARREN J. RIDDLE, THIS DAY OF 20_ AT MINUTES PAST M, AND RECORDED IN VOL. OF PLATS, PAGE AFN RECORDS OF SNOHOMISH COUNTY, WASHINGTON. AUDITOR, SNOHOMISH COUNTY BY. DEPUTY COUNTY AUDITOR LAND SURVEYOR'S CERTIFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE SURVEY RECORDING ACT AT THE REQUEST OF KAUTZ ROUTE LLC. IN APRIL, 2023. 1 HEREBY CERTIFY THAT THIS MAP FOR BRACKETT COURT IS BASED UPON AN ACTUAL SURVEY OF THE PROPERTY HEREIN DESCRIBED; THAT THE BEARINGS AND DISTANCES ARE CORRECTLY SHOWN, THAT ALL INFORMATION REQUIRED BY THE WASHINGTON UNIFORM COMMON INTEREST OWNERSHIP ACT IS SUPPLIED HEREIN, AND THAT ALL HORIZONTAL AND VERTICAL BOUNDARIES OF THE UNITS, (1) TO THE EXTENT DETERMINED BY THE WALLS, FLOORS, OR CEILINGS THEREOF, OR OTHER PHYSICAL MONUMENTS, ARE SUBSTANTIALLY COMPLETED IN ACCORDANCE WITH SAID MAP, OR (2) TO THE EXTENT SUCH BOUNDARIES ARE NOT DEFINED BY PHYSICAL MONUMENTS, SUCH BOUNDARIES ARE SHOWN ON THE MAP. DARREN J. RIDDLE PROFESSIONAL LAND SURVEYOR CERTIFICATE NO. 37536 STATE OF WASHINGTON SS DATE COUNTY OF SNOHOMISH ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT DARREN J. RIDDLE IS/ARE THE PERSON(S) WHO APPEARED BEFORE ME, AND SAID PERSON(S) ACKNOWLEDGED THAT [HE/SHE/THEY] SIGNED THIS INSTRUMENT AND ACKNOWLEDGED IT TO BE [HIS/HER/THEIR] FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. NOTARY SIGNATURE STORMWATER ACCESS EASEMENT DATED: A PERMANENT ACCESS EASEMENT IS HEREBY GRANTED TO THE CITY OF EDMONDS FOR ACCESS AND INSPECTION (PRINT NAME) OF ANY AND ALL AREAS WITHIN LOTS 2, 3, 5 THROUGH 8 AND TRACT 999 OF THIS SHORT PLAT THAT MAY NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON NOW, OR IN THE FUTURE, CONTAIN ANY STORMWATER MANAGEMENT FACILITIES AND/OR SYSTEM(S), INCLUDING RESIDING AT ALL APPURTENANCES THEREOF AND THERETO. SAID ACCESS EASEMENT SHALL BE FOR INSPECTION PURPOSES TO MY APPOINTMENT EXPIRES. ENSURE THAT THE STORMWATER FACILITIES AND/OR SYSTEM(S) ARE PROPERLY OPERATED AND MAINTAINED IN ACCORDANCE WITH CITY OF EDMONDS CODE. Pacific Coast Survey s/ Inc. LAND SURVEYING &MAPPING P.O. BOX 13619 MILL CREEK, WA 98o82 PH. 425.5o8.4951 FAX 425.357.3577 www.PCSurveys.net A. F. NO. PLAT OF BRACKETT COURT A UNIT LOT SUBDIVISION KAUTZ ROUTE, LLC PROJECT NO: SW 114, NW 114, SEC.31, T.27N., R. ., WA. DRAWN BY DATE I DRAWING FILE NAME SCA17EXI 11 JRM 7•13.23 232998uls.dwDlPl1'7nfWZ_hi SHEET 1 Of 2 Packet Pg. 142 2.A.g 25 30 FND 4 X4" CONC MON IN CASE W/ 2" BRASS DISC W/ PUNCH, DN. 0.75' SNO. CO. CTRL PT ID 18590 N 292715.7599 36 31 E 1266136.9390 O I I I I STORMWATER ACCESS EASEMENT AFN 201612220171 STORM WATER ACCESS EASEMENT TPN 00555300701000 AFN 201411200175 �\ A --------1ir--------------- 0 N 8854' 18 DISTRIBUTION EASEMENT AFN 20150729062J 8 [C"4 I 1,186 SF � I o i 3 ao Z u � I 3 d- I 0 z� TPN 00555300100901 10' DRAINAGE 177' - I N 18" W --------- ------ ------ JI N 88'54'18" W - 30.01' �I— ,- tf 177.08'------= I TPN 00555300100801 I I I I00 I � I II ct� FND 4 X4" CONC MON IN CASE W/ BRASS NAIL, U DN. 1.00' <i- W SNO. CO. CTRL PT ID 18551 N 290070.1579 Lil E 1266163.7270 LEGEND X SET TACK IN LEAD �( SET NAIL AND WASHER STAMPED 'PCS 37536" • SET 1/2" X 24" REBAR & CAP STAMPED "L.S. 37536" 0 FOUND REBAR & CAP (AS NOTED) ® SET CASED CONC. MON. STAMPED 'PCS - 37536" O FOUND CASED CONC. MON. (AS NOTED) RIGHT OF WAY CENTERLINE (R) RADIAL BEARING BOUNDARY LINE LOT LINE RIGHT OF WAY CENTERLINE RIGHT OF WAY UTILITY EASEMENT BUILDING SETBACK LINE BUILDING LINE 0 N 5' 0 N 88'54'18" W 107.90' 999 Fj " W 49.02' I, F N 8925'12" E I 48.99' PARTY WALL IS ON/ PROPERTY LINE 7 1,399 SF BLDG LINE 48.99 BLDG LINE 6 1,396 SF 48.99' PARTY WALL IS ON PROPERTY LINE 5 1,655 SF 49.02' 10' BSBL 0 N N \----------------y 2321YD PL SW \ cos F� \ -------------- �� \ 61.90' LO "I - - N 88*54'18" W 23.31' I SIDEWALK ACCESS EASEMENT w ^ \ \� �FN 201411200174 \ o?�s \ o d w Q \ so \ N 9 o o Q o z 983 SF 10 WATER UTILITY EASEMENT v~i w o 1,016 SF \ \\ �0 \ \\ \ PARTY WALL IS ON 2.51 31.00'N 88'54'18" W 33.� 999 PROPERTY LINE 51' 15' BSBL \ \ \ ACCESS EXISTING PARCEL ELECTRICAL EASEMENT ` \ (PRIVATE) AFN 201512230283 TPN 00555300100902 \ \ \ \ 8,351 SF 19,958 SE \ PARTY WALL IS ON PROPERTY LINE 4 3 914 SF / + I 24.01' TPN 00555300700300 CURVE TABLE CURVE LENGTH RADIUS DELTA ANGLE Cl 101.14 914.93 6'20'01 " C2 32.00 20.00 91'40'30" C3 30.83 20.00 88' 19'30" EQUIPMENT & PROCEDURES METHOD OF SURVEY SURVEY PERFORMED BY FIELD TRAVERSEAND REAL TIME KINEMATIC GPS POSITIONING UTILIZING THE HXGN SMARTNET NETWORK INSTRUMENTATION. LEICA TS16 ROBOTIC ELECTRONIC TOTAL STATION AND LEICA GS16 GPS. ALL EQUIPMENT HAS BEEN MAINTAINED IN ADJUSTMENT TO MANUFACTURER'S SPECIFICATIONS AS REQUIRED BY WAC 332-130-100 PRECISION. MEETS OR EXCEEDS STATE STANDARDS WAC 332-130-080 THROUGH 332-130-110 BASIS OF BEARING., THE MONUMENTED WEST LINE OF SECTION 31 BETWEEN THE NW CORNER AND WEST 1/4 CORNER AS THE BEARING OF N 00'3448" W, PER WSDOT COORDINATES AS SHOWN ON DATA SHEETS 18551 AND 18590. 22.21 \ \N 88'54'18" W 63.10' \ 2.90' 25.00' 10.20' \ WATER UTILITY EASEMENT \ k0 25.00' 4' 2 \ PARTY WALL 4i DRAINAGE w IS ON ^ EASEMENT PROPERTY 00o 3 w to l LINEo \\ z I o� I 2 0� 1 \ \ o 1,100 SF �, Z 1,100 SF o 858 SF w Z m Z \ N � 999 \\ o N 10 \ \ 91 o \ 25.00' 25.00' 22.00' 32.16' z \ \ - - - - --------- 45.49' N 88'54'18" W 199.39' \------------ DRAINAGE EASEMENT SCALE. 1 " = 20' 0 20 40 US SURVEY FOOT Pacific Coast Surveys, Inc. LAND SURVEYING &MAPPING P.O. BOX 13619 MILL CREEK, WA 98o82 PH. 425.5o8.4951 FAX 425.357.3577 www.PCSurveys.net SURVEY REFERENCES (R 1) PLAT OF RIDGE ACRES VOL. 9, PG. 97 (R2) SNOHOMISH COUNTY RECORD OF SURVEY AFN 201301315002 SHEET A.F. NO. 12 Of 2 PLAT OF BRACKETT COURT BUILDING EXHIBIT KAUTZ ROUTE, LLC PROJECT NO: PLN2023-0047 SW 1 4, NW 114, SEC.31, T.27N., R. ., DRAWN 13Y DATE I DRAWING FILE NAME I SC JRM 7•13.23 232998u1s.dwDl 117mfwl_ Packet Pg. 143 1 --------------- -- — APPLIC 15LE 5ulLDiNG CODES: 5 L� �Oq 1. 1 T 51DENTI L�ICODtE, 2012 INTERNATIONAL tBUILDING Cor->E r__ hi 2. WASHINGTON STATE ENERGYCODE5 3� LUA5HINO-TON STATE AMENDMENTS AND OR- E)INANCES 0 SRISMIC ZONE: DI OCCUPANCY GROUPS: R3 R EXISTING FENCE 6, 0' WOODFENCE TYPE v 6.0' WOOD FENCE R ADJ, PROPERTY '0,11'N, 0.3'W OF LEGAL 2-ff-5—Cf�IPTION: LOT 9, BLOC, IDGE ACRES, AC ORDNIS TO THE PLAT THEREOI_ �—(0,25'S'�OF CO�RNER) CORNER) RECORDED IN VOLUME<.� OF li 7 1 PLA"TS �"P-ACIE 91, RECORDS Cr SNoHoMje�I_4 x EST IN FEET THEREOF; x 94�_X—x x COUNTY, WASHINC_-TON; ExCEPT EHi'l — - — - — - 375 AND EXCEPT TTHAT PORTION, IF ANT, IN,'�TATE HIGHWAY t-W; AND AL50 EXCEPT THAT POR ��.',C�0�y��EAREA OF SAND FILTE TION DEEDE�D TO STATE OF WASHINGTON — ------ — Tcr 5Y DEED RECORDED UNDER RECokDIN 109 Ri_v A, u �L:T; G NO, 21'�.32*5. '75 j SUE3. ECT TO EASEMENTS, RE' 5TRICTIO, N AND RESE;RVATIONS OF fRECOj_-, off ��'4" _D� 11 0"� SB (FE ON LINE d'i E N �y: F' FL ANY MODIFICATIONS TO THE P OJECIT WILL! MEET THE PRESCRIPTIVE REQUIREMENTS 'S OF R L L 1= 5 el p 1� E F:" 15' 4v^F OF THE - WASHINGTON STATE, RENDEN: IAL ENERGY CODE, WITH THE FOLLOWING -:Jiw�'pwo �4=' EL: 3-a 2N$l �k XRFI 'T A-- vi 7/ 6' 61 AO' mm&�M�l "TA - 51DEWAL< NG. LOCATION � SHAPE F-) ELECTRICAL ED ile MiN; ---TRANSFORMER UNIT 1 e-3 24X24 TO P 0 Z, 23222 'INGALL TOILET ROOMS ADDRESS, AF INV �c_;Q-370,8-5 ) / 2 C lNV / NvV) =3 7 0 2 2 2 5EC I'suemITTEID AND REVIEWED FOR 4.5-4.2 5F GARAGE COLOR SCHEME ERAGE EXISTING GRAGE: 376.2 UNT lie IF/ UNIT 1,01 ADDRESS: 23222 AUDRE56: 23224 2 5tEu 1 2 CAR 3 BED / 2 CAR 5F UNIT 1&315 5F UNIT .4-52.2 5F 631.2 ---le. j3 GARIAGE GARAGE Fr COLOR $CHEME 5 COLOR 5CHEME A PAVED SURFACE 50' MIN11MUM OR TO GARAGE W4CHEVER IS SHDETER EXIISTING, GROUND 16, MINIMUM PAVED DRIVING SURFACE GEOTEX-11LE B F� N E� A TH 0UARPY SPALLS 4" Tr, 6" QUARRY SPALL.-S 2_5' FAMUS RESIOENTIAL -rEMPORARY CONSTRUCTION ENTRANCE Z)I— kArNl I m 452.2 5F �ARAGE IR ec;�4EME 5 AVERAGE EXISTING GRADE- 378.01 10 �IT I UNI AD 23225 C'AR q iae2.a 5F UNIT 2 5ED 1 2 CAR 4,52.2 9F 1152.1 6-F UNIT i5lcv.2 5122 UNIT �tAFIACaE 41 -5. 4 &F 4erol SF CIZARAGE FF P 315.8 FF- 0 3-15.a" R SCHEMF E3 M,v COLOR &CHEME 5 FIRE LANE NOTES -61GNSSHALL BE A MINIMUM 61ZE OF 18 INCHES TALL 5y 12 NCHE6 WIDE -THE 50TTOM Or- THE SIGNS SHALL BE MOUNTED 48 TO be INCHES A50VE GRADE -SIGNS SHALL BE TO INDUSTRY STANDARDS (VULCAN EMED TC laalb, OR EQUIVALENT) RI-6-9, RAIN50W el-521, -SIGNS SHALL BE RED LETTERING ON A WHITE BACKGROUND -51GNS SHALL BE SPACED 5e FEET APART OR AS DIRECTED BY THE FIRE MARSHAL UM MW Ur� F I t R ock or 'LA' d 0- `WTI WRENGTH FABRIC '-'Z LIS 2 V, 2 wom F'OST, NIE�W-y GRAM OR i� NO f�fj_L f14' SLOPE 2S mIN F 1;' FF-NCE, Note: Ur-r";v'. fol cxid Cof P""'j ,kNna�i� 'my POVE, Or ap.,�regc CORY BOTTOM OF rl ILP FABRIC, MATFAIAL aArKrILL TRENt>i TH NAP`lF a, SUL OR 3/4' -1.5' WASHWED GRAvEl_ lYLlC_9lL3einf6rC*d A�all Section Standard Urit, - " G1:4,h,� I , Kk 21-LI rr-NUt ENGINEERING DIVISION N TE F)a : [I 0 x,' T15M 'W OFF ELEVATION: 3 11. 5EE GIVIL ��FCK 'MORE DETAJL� Fl ID r E 0 s 3410 ALDERGR0Vr-- ROAD I FERNDALE, VVA 98248 1 (360) 527-2,940 VVW"W. HAVEN-DW, C-,)jVj I 0'-- COPYRIGHT 20-15"1 C < zi Of I U) <1 p z w 10- LAND U15E INFORMATION �eITY OF EDMOND BUILD NG JURISDICTION: 5 2_M�EDMD_N0_5-1 A -11 PROJECT A D D f R Ec_; 3: 13-024 PARCEL NUMBER: DRAWN BY ZO�!INCr MULTI FAMILY RESIDENT IAL S, C' ylon DATE LO-T SIZE: I,)95&A5 SOFT 6.4.14 SCALE IMPERVIOUS -SURFACE: As Noted CHECKED 1) ROOF AREA: I W��3 5QFT Seat) He gstad 2) F00TF=RINT: 5'73 5OFT 3) Cov PATIO/DECK 50r-T 4) IMF. FATIOIDECK 8,0 5OFT 5) DRIVEWAY f SIDEWAL<S: 6, 0 C;;, 2 & 0 F T uq"mmi & 'p IMF- 6jRFAGE COVERAGE (12-FO: 1653 5aFT 2—)L—OT qOVERAGE: I ro, 1% IRESP ZKS 5UILDING SET5A oul- O�Alqfjl�l R FRONT I _5'0" UILDING DEP, ARFliENT . . . . . . . . . . . . . . GrTy OF EDmO4DsL___ REAR - �31DE5 - io' ef" EdmondsVVay I 23230 10 1 /1 o-) BLD2014-0240 23228 ('103/104) BLD2014-0-41 z 23226 (1051-106) BLD2014-0242 23224 (107/108) BLD2014-0243 ExhiO' it 7 23222 (109)110) BLD2014-0244 V� FR�N?9123-0 47 lz% p ty"'t f r­% 'Milirl ALL UNITS - SITE LORK UND wo, -E RTI Packet Pg. 144 BLD2014-0299 2.A.i E,QII�!Q,H,D� &VA Y M'&FL1nVjpFFAM/L Y DE VELOPMENT S/TMTEp W&MINA PORTION CW THE !A NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. OWNER APPLICANT KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 CONTACT: STEVE PRICE PH: (206) 213-0810 EMAIL: sprice®reresources.com ENGINEER WEB ENGINEERING LTD 125 WEST KELLOGG ROAD BELLINGHAM, WA 98226 CONTACT: NEIL LATTA, PE PH: (360) 671-7002 EMAIL: NLATTAOWEBENGINEERING.US HAVEN DESIGN WORKSHOP 3410 ALDERGROVE ROAD FERNDALE, WA 98248 CONTACT: SEAN HEGSTAD, LEED AP PH: (360) 527-2840 EMAIL: sean@haven-dw.com SURVEYOR LOVELL-SAUERLAND & ASSOC INC 19217 36 AVE WEST, STE 106 LYNNWOOD, WA 98036 CONTACT: JEFF TREIBER, PLS PH: (425) 775-1591 PR jE c PA TA LEGAL DESCRIPTION OF SUBJECT PROPERTY LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W, AND ALSO EXCEPT THAT POR11ON DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD. SUBJECT PROPERTY INFORMATION SUMMARY SUBJECT PROPERTY: TAX PARCEL No.: 005553-001-009-02 ZONING: MULTI FAMILY RESIDENTIAL (RM 1.5) SOURCE OF WATER SUPPLY PUBLIC WATER MAIN LOCATED IN EDMONDS WAY (OLYMPIC VIEW WATER AND SEWER DISTRICT) METHOD OF SEWAGE DISPOSAL PUBLIC SEWER MAIN LOCATED IN EDMONDS WAY (OLYMPIC VIEW WATER AND SEWER DISTRICT) BENCH MARK NE CORNER OF STEEL PLATE AT BASE OF TRAFFIC SIGNAL POLE IN SW GEOTECHNICAL QUADRANT OF INTERSECTION OF 232ND STREET AND EDMONDS WAY. GEOTEST SERVICES INC ELEVA11ON : 372.16 20611 67 AVE NE ARLINGTON, WA 98223 DATUM : ASSUMED CONTACT: TIM CHYLLA, LEG PH: (360) 733-7318 TBM "A" LANDSCAPE ARCHITECT MAG NAIL IN PARKING LOT FOR "MIKE'S DELI MART"' AS SHOWN ON MAP MOLLY MAGUIRE LANDSCAPE ARCHITECTURE ELEVATION : 377.50 119 NORTH COMMERCIAL ST, STE 1340 BELLINGHAM, WA 98225 CONTACT: MOLLY MAGUIRE PH: (360) 542-4052 EMAIL: mmaguire@mmollymaguirelo.com X91L,��10MIW14,&]=[Wlj#1!C16=LN 001I 1. SCHEDULE A PRE -CONSTRUCTION MEETING WITH CITY ENGINEERING DIVISION AT 425-771-0220, EXT. 1326. TWO DAY (48 HR) NOTICE IS REQUIRED. 2. REVIEW TEMPORARY EROSION AND SEDIMENT CONTROL NOTES. 3. CALL FOR UTILITY LOCATES. 4. INSTALL TESC MEASURES AND MAINTAIN DUST CONTROL WHILE PREVENTING DISTURBANCE OF ANY AREAS OF VEGETATTONOUTSIDE THE CONSTRUCTION ZONE. 5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS CITY ENGINEERING INSPECTOR. ALL TEMPORARY SEDIMENTATION AND EROSION CONTROL MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONSTRUCTION OR SITE CLEARING. EROSION AND SEDIMENTATION CONTROL PRACTICES AND/OR DEVICES SHALL BE MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED. 6. DEMOLISH EXISTING STRUCTURES. 7. ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES. 8. CLEAR, GRUB & ROUGH GRADE SITE. REVEGETATE DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE STABILIZED PER EROSION CONTROL NOTES BELOW). 9. INSTALL UTILITIES AND OTHER SITE MPROVEMENTS, INCLUDING FRONTAGE IMPROVEMENTS. 13. STABILIZE AND COMPOST AMEND ALL EXPOSED SOILS PRIOR TO REVEGETATION OF ENTIRE SITE. 14. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. ALL TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED UPON FINAL SITE STABILIZATION AND APPROVAL BY CITY INSPECTOR. COML 2=0 EDMOAFD- 5 WAr,, KA GENERAL NOTES (CITY OF EDMONDS) 1. ALL MATERIALS AND WORK SHOWN ON THESE PLANS SHALL CONFORM TO THE CITY OF EDMONDS STANDARD PLANS AND DETAILS, THE FOLLOWING SPECIFICATIONS AND CODES, AND ALL OTHER APPLICABLE LOCAL MUNICIPAL, STATE, AND FEDERAL CODES, RULES AND REGULATIONS: - CURRENT INTERNATIONAL BUILDING CODE (IBC) - 2010 WSDOT/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION - WASHINGTON STATE DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN (CURRENT EDITION). 2. STANDARD PLAN AND TYPE NUMBERS INDICATED ON THESE DRAWINGS REFER TO CITY OF EDMONDS STANDARD DETAILS, UNLESS NOTED OTHERWISE. 3. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOBSITE WHENEVER CONSTRUCTION IS IN PROGRESS. 4. DEVIATIONS FROM THESE PLANS MUST BE APPROVED BY THE ENGINEER OF RECORD AND THE LOCAL GOVERNING AUTHORITY. 5. CONTRACTOR SHALL RECORD ALL APPROVED DEVIATIONS FROM THESE PLANS ON A SET OF "AS -BUILT" DRAWINGS AND SHALL SUMMARIZE ALL ASBUILT CONDITIONS ON ONE SET OF REPRODUCIBLE DRAWINGS FOR SUBMITTAL TO THE OWNER PRIOR PROJECT COMPLETION AND ACCEPTANCE. A SET OF ASBUILT DRAWINGS SHALL BE SUBMITTED TO THE CITY OF EDMONDS PRIOR TO FINAL APPROVAL OF THE BUILDING OCCUPANCY/FINAL PROJECT APPROVAL. 6. ELEVATIONS SHOWN ARE IN FEET. SEE SURVEY FOR BENCHMARK INFORMATION. UNIT 1 88 IINIT 1 `- I I UNIT 106 I UNIT 105 JCORD DRAW1N(;w1,5____- W#fi0pV4VSq WA SHIN Co-TO-1N Y 2- 013 OVERALL PLAN SCALE 19-30' \ 232nd PLACE S.W. NIT 109 \ \\ 1 UNIT 110 � %0 PRIVATE DRIVEWAY UNIT 104 UNIT 10 NIT 102 UNIT 101 7. THE LOCATIONS OF EXISTING UTILITIES AND SITE FEATURES SHOWN HEREON HAVE BEEN FURNISHED BY OTHERS BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN AND TO FURTHER DISCOVER AND PROTECT ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. CONTRACTOR SHALL VERIFY LOCATION, DEPTH, SIZE, TYPE AND CONDITION OF EXISTING UTILITY LINES AT CONNECTION OR CROSSING POINTS BEFORE TRENCHING FOR NEW UTILITIES. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY OF THE EXISTING UTILITIES AND SITE FEATURES PRESENTED ON THESE DRAWINGS. ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF CONFLICTS THAT ARISE. 8. CONTRACTOR SHALL LOCATE AND PROTECT ALL UTILITIES DURING CONSTRUCTION AND SHALL CONTACT THE UNDERGROUND UTILITIES LOCATION SERVICE (1-800-424-5555) AT LEAST 48 HOURS PRIOR TO CONSTRUCTION. 9. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE PROJECT SITE BEFORE STARTING WORK AND SHALL NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES. 10. PIPE LENGTHS WHERE SHOWN ARE APPROXIMATE AND MAY CHANGE DUE TO FIELD CONDITIONS. 11. CONTRACTOR SHALL OBTAIN A COPY OF THE GEOTECHNICAL REPORT (WHERE APPLICABLE) AND SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH THE CONTENTS THEREOF. ALL SITE WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH THE RECOMMENDATIONS OF THIS REPORT. 12. STRUCTURAL FILL MATERIAL AND PLACEMENT SHALL CONFORM TO THE RECOMMENDATIONS OF THE PROJECT GEOTECHNICAL REPORT. 13. MANHOLES, CATCH BASINS, UTILITIES AND PAVEMENT SHALL BEAR ON MEDIUM DENSE TO VERY DENSE NATIVE SOIL OR COMPACTED STRUCTURAL FILL. IF SOIL IS DISTURBED, SOFT, LOOSE, WET OR IF ORGANIC MATERIAL IS PRESENT AT SUBGRADE ELEVATION, REMOVE AND REPLACE WITH COMPACTED STRUCTURAL FILL PER GEOTECHNICAL REPORT. 14. SEE SURVEY AND ARCHITECTURAL DRAWINGS FOR DIMENSIONS AND LOCATIONS OF BUILDINGS, LANDSCAPED AREAS AND OTHER PROPOSED OR EXISTING SITE FEATURES. 15. SEE ARCHITECTURAL DRAWINGS FOR PERIMETER FOUNDATION DRAINS. FOUNDATION DRAINS SHALL BE INDEPENDENT OF OTHER SITE DRAIN LINES AND SHALL BE 11GHTLINED TO THE STORM DRAIN SYSTEM WHERE INDICATED ON THE PLANS. 16. ALL REQUIRED STORMWATER FACILITIES MUST BE CONSTRUCTED AND IN OPERATION PRIOR TO INSTALLATION OF ANY PAVEMENT UNLESS OTHERWISE APPROVED BY THE ENGINEER. 17. ALL ROOF DRAINS, PERIMETER FOUNDATION DRAINS, CATCH BASINS AND OTHER EXTERNAL DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM, UNLESS NOTED OTHERWISE. 18. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS REQUIRED FOR INSTALLATION OF ALL SITE IMPROVEMENTS INDICATED ON THESE DRAWINGS. 19. AS A MINIMUM REQUIREMENT, ALL DISTURBED AREAS ON AND OFF SITE SHALL BE RETURNED TO THE EQUIVALENT OF THEIR PRECONSTRUCTION CONDITION IN ACCORDANCE WITH APPROPRIATE REQUIREMENTS AND STANDARDS. 20. ALL DISTURBED SOIL AREAS SHALL BE SEEDED OR STABILIZED BY OTHER ACCEPTABLE METHODS FOR THE PREVENTION OF ON -SITE EROSION AFTER THE COMPLETION OF CONSTRUCTION. SEE EROSION CONTROL PLANS FOR SPECIFIC GRADING AND EROSION CONTROL REQUIREMENTS. 21. THE CONTRACTOR SHALL KEEP OFF -SITE STREETS CLEAN AT ALL TIMES BY SWEEPING. WASHING OF THESE STREETS WILL NOT BE ALLOWED WITHOUT PRIOR APPROVAL. VICINITY MAP NOT TO scuF Brackett's he E3ovrl of Landing North Edmonds 1-1 Edmonds Main St a Yost Park 212th St City Park '80ti Manna =r =r Beach Park < 00 Cn �p f9 A N 220th St SW y 22P, woodway t04 EWrance { �c g 228th St SW SUBJECT PROPERTY � Fa Hickman Park ty ^, N 205th St 0 o z 00 b LEGEND SYMBOLS MISC SYMBOLS: EXISTING PROPOSED -0- UTILITY POLE G___ UTILITY POLE ANCHOR © POWER VAULT 0 TELEPHONE VAULT STREET LIGHT 3 TREE SOIL LOG SEWER AND STORM DRAIN SYMBOLS: EXISTING PROPOSED o • CLEAN OUT \ ® SAN. SEWER MANHOLE ❑ ■ STORM DRAIN CATCH BASIN STORM DRAIN CULVERT 0❑ STORM DRAIN MANHOLE LINE TYPES GAs EXISTING GAS TEL EXISTING TELEPHONE oHP EXISTING OVERHEAD POWER uGP EXISTING UNDERGROUND POWER ss EXISTING SEWER LINE -SS PROPOSED SEWER LINE sD EXISTING STORM LINE - --> - DITCH OR STREAM -SD PROPOSED STORM LINE - • --> • • --> - PROPOSED DITCH w EXISTING WATER LINE -W PROPOSED WATER LINE CENTERLINE SECTION LINE EASEMENT SUBJECT PROPERTY BOUNDARY FENCE GUARD RAIL -RCL CROWN OF ROAD ROCKERY RETAINING WALL 20o EXISTING CONTOUR -200 PROPOSED CONTOUR WATER SYMBOLS: E E CAP/PLUG REDUCER a THRUST BLOCK ® 0 WATER METER FIRE HYDRANT �P AIR RELIEF T BLOW -OFF N N VALVE # # COUPLING L E MECHANICAL JOINT C C PUSH-ON/HUB FLANGE WATER TIE-IN HATCHES NEW ASPHALT NEW CONCRETE SHEET INDEX C - 1 COVER SHEET C - 2 EXISTING CONDITIONS C - 3 HORIZONTAL CONTROL C - 4 GRADING AND TESC C - 5 ROAD AND DRAINAGE C - 6 ROAD AND DRAINAGE C - 7 STORM DRAINAGE C - 8 WATER AND SEWER C - 9 STANDARD NOTES AND DETAILS C - 10 STANDARD DETAILS C - 11 STANDARD DETAILS C - 12 STANDARD DETAILS STANDARD ABBREVIATIONS AC ASPHALTIC CONCRETE MIN MINIMUM AASHTO AMERICAN ASSOCIA11ON OF STATE MIN MINIMUM HIGHWAY AND TRANSPORTATION OFFICIALS MUTCD MANUAL ON UNIFORM AD ALGEBRAIC GRADE DIFFERENCE TRAFFIC CONTROL DEVICES AF AUDITOR'S FILE NRCS NATURAL RESOURCES CONSERVATION SERVICE APWA AMERICAN PUBLIC WORKS ASSOCIATION OC ON CENTER ASTM AMERICAN SOCIETY FOR TESTING OHP OVERHEAD POWER AND MATERIALS OSS ON -SITE SEPTIC BMP BEST MANAGEMENT PRACTICE PC POINT OF CURVE BVCE BEGIN VERTICAL CURVE ELEVATION PI POINT OF INTERSEC11ON BVCS BEGIN VERTICAL CURVE STATION PL PROPERTY LINE BW BOTTOM OF WALL PRC POINT OF REVERSE CURVE CB CATCHBASIN PT POINT OF TANGENT CDS CUL-DE-SAC PVCE POINT OF VERTICAL CURVE ELEVATION CL CENTERLINE PVCS POINT OF VERTICAL CURVE STA11ON CPEP CORRUGATED POLYETHYLENE PIPE PM POINT OF VERTICAL INTERSECTION CMP CORRUGATED METAL PIPE RCL ROAD CENTER LINE CSTC CRUSHED SURFACING TOP COURSE ROW RIGHT OF WAY CY CUBIC YARD(S) R/RT RIGHT DI DUCTILE IRON SBSP SPECIFIC BINDING SITE PLAN ELEV ELEVATION SD STORM DRAIN ESC EROSION AND SEDIMENT CONTROL SL SOIL LOG EVCE END VERTICAL CURVE ELEVATION SS SANITARY SEWER EVCS END VERTICAL CURVE STA11ON STA STATION EX EXISTING SVC SERVICE FEMA FEDERAL EMERGENCY MANAGEMENT AGENCY STEP SEPTIC TANK EFFLUENT PUMP FF FINISHED FLOOR TA TOP OF ASPHALT FG FINISHED GROUND TC TOP OF CONCRETE FL FLOWLINE TEMP TEMPORARY FT FOOT/FEET TESC TEMPORARY EROSION AND SEDIMENT CONTROL GBSP GENERAL BINDING SITE PLAN TW TOP OF WALL GRD GROUND TYP TYPICAL HP HIGH POINT UNO UNLESS NOTED OTHERWISE IE INVERT ELEVATION VC VERTICAL CURVE K LENGTH OF VERTICAL CURVE WA WATER PER PERCENT GRADE DIFFERENCE WDFW WASHINGTON DEPT OF FISH AND WILDLIFE LF LINEAR FOOT/FEET WSDOE WASHINGTON STATE DEPT. OF ECOLOGY LAT LEFT WSDOT WASHINGTON STATE DEPT. OF TRANSPORTA11ON LP LOW POINT MID/MP MIDPOINT SPECIAL NOTES 1. STAKING SHALL BE PROVIDED PRIOR TO ANY CONSTRUCTION SUFFICIENT FOR CONSTRUCTION AND INSPECTION TOGETHER WITH CUT/FILL SHEETS PROVIDED TO CITY FOR USE DURING INSPECTION. 2. LIGHTING AND PRIVATE UTILITY DESIGNS BY OTHERS. RECORD DRAWING NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" (LSA) DATED DEC 12 2015. THE NOTATION "AS -BUILT" OR "AB" WITHIN THIS RECORD DRAWING SET REPRESENTS THE ACTUAL UTILITY LOCA11ONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY LSA. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT LABELED "AS -BUILT" REPRESENTS THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. CALL 48 HOURS BEFORE YOU DIG 1-800-4245555 30 REVISED PER ADA REVIEW NL 02/12/14 '�'°A° °F'"""""° �� � qT JOB NO.: COVER SHEET DRAWING: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN N. C09188 KAUTZ ROUTE LLC ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT C IV im' �NGIN��RING LTI� ® REVISED PER CITY REVIEW NL 05 27 14 SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. ���oF y'ti�y CITY FILE NUM. C - 1 / / CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY T.B.D. "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. THE NOTATION "AS -BUILT" OR "AB" WITHIN THIS RECORD consulting civil engineers DESIGNED BY: EDMONDS WAY MULTI -FAMILY DEVELOPMENT Q REVISED STORM FOR SNOCO PUD NL 04/30/15 DRAWING SET REPRESENTS THE ACTUAL UTILITY LOCATIONS �O NL PO BOX 31097 PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY 3, �p ��v 23220 EDMONDS WAY, EDMONDS, WA SHEET: OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION cgstEFt 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 DRAWN BY: G� PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. © CONSTRUC110N RECORD DRAWINGS NL 01/05/16 OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE ` '��N& �� Ph: (360) 671-7002 BKS 1 OF 12 EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY Fax: (360) 671-7081 CHECKED BY: SEA17LE7 WA 98103 DATE: SCALE: NO. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND 01 /05/2016 WORK. 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) NIL. JU N E 2013 H : AS SHOWN V: N/A N E a 0 c 0 2 .5 m Q DESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBERS Exhibit 8 PLN2023-0 packet Pg. 145 2.A. i 4.0' CHAIN LINK FENCE (0.25'W, 0.89'S OF CORNER) NI X\ O 6.0' WOOD FENCE (0.11'N, 0.3'W OF CORNER) EX STOP\ kk d 232nd PL. S.W. 6.0' WOOD FENCE /�,� 76 — — �(0.25'S OF CORNER) N 88`03'40" E 107.90' 375 738"CEDAR s61 .g0'--r375 F�qosdQSQ�P�375 (FENCE ON LINE)\ 38"FIR Ilk 'PB / I I N �8-03'20- W 6.66 \ rr0 sd I I B �s ss 376----------� \ I / 9 S, w ss \ EX Cif RIM77J7776,4.04 O IE(SE)= 0.83 IE(NW)= 37 22 z UTILITY POWER POLE \ \mod ss \ O � ti \ / / �� \ I I I Mom LA / / / // / \\S�wE S��s\ \ / CHIDDEN DRIVEWAY" SIGN \ \ \ O 36"FIR SI 4L rj�_ i \ \ 5S W 40" R I \ w N SS/ / / / / 24"FIR I F yo \ Ff \ — — — — SUBJEQ—T—FROPERTY Lo N 19,958 SF a 0I 30"FIR 38"FIR \ , �\ \���o�� o�� O Ln I x SEkER CLEAN -OUT 19"FIR / 18"FIR 9� \ 42"FIR �A(b 378 / �/ 38"FIR EXISTING GARAGE I I / FF= 377.80 / / I (TO BE DEMOLISHED) EXISTING HOUSE 35"FIR I FF- 379.94 4.0' CHAIN LINK FENCE 0 ( - CONC F (0.16'W OF PROP. LINE) \ °' I (TO BE DEMOLISHED) STEPS WATER METER 1 C) ASPHALT DRIVEWAY ? 7"DOGWOOD rn ROCKERY W � I o I I 1 I CONCRETE PATCH \ II I \ 1 I , ss I I \ I II II ASPHALT DRIVEWAY 378 ------ _----\`------- ----- \—\ 379 --- _-------� 12"FIR — — — — - 379------- ,. — - � — N 88"03�40" E ---- 381 ----- — i_ -�-- 382 — — — — — � i — \ — — — — — 5.0' CHAIN LINK FENCE 4,� _ — (0.02'N OF PROP. LINE) FOUND 5/8" REBAR NTH CAP STAMPED: "R.M.A. LS4561" (W0.03', SO.2' OF CALC'D POSITION) TOPOGRAPHY AND BOUNDARY SURVEY NOTE: THIS EXISTING CONDITIONS EXHIBIT HAS BEEN PREPARED BASED ON BOUNDARY AND TOPOGRAPHIC SURVEYS PROVIDED BY OTHERS (BY LOVELL-SAUERLAND & ASSOCIATES INC, JEFFERY T TREIBER, PLS# 22969 DATED JAN 22, 2013). CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 Al ISSUED FOR CITY ADB REVIEW NIL 1 09/30/13 BCCOM MA%MNG NOTE' THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN Q2 REVISED PER CITY REVIEW COMMENTS NIL12/14/13 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. REVISED PER ADA REVIEW NIL02/12/14 THE "AS-BUIL-r ORIN THIS RECORD 30 RAWINGATION SET REPRESENTS THE"ACTUAL'�UTILITY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTIUTY INFORMATION SHOWN HEREIN NOT ® CONSTRUCTION RECORD DRAWINGS NIL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY N0. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 •el consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) ASPHALT DRIVEWAY ------------ 379 ----- -- 199.39' (1.15'N OF PROP. LINE) JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NIL DRAWN BY: BKS CHECKED BY: NIL � , v I I 00 �\ MAIL BOX-,, 5.0' CHAIN LINK FENCE \ \ (0.4'N OF PROP. LINE) FIRE HYDRANT WATER METER KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 EX AS'HALT DRIVEWAY \ \ T GRAPHIC SCALE 0 5 10 20 / ( IN FEET 1 inch = 10 ft. TBM "A" BENCH MARK\ NE CORNER OF STEEL PLATE AT BASE OF TRAFFIC SIGNAL POLE IN SW QUADRANT OF INTERSEC110 OF 232ND STREET AND EDMONDS WAY. ELEVATION : 372.16 DATUM . ASSUMED \ \ TBM "A" MAG NAIL IN PARKING LOT FOR "MIKE'S LI MART" AS SHOWN ON MAP ELEVATION : 377.50 \ LEGAL DESCRIPTION LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE i;�LAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; \ EXCEPT THE WEST 177 FEET THEREOF, \ AND EXCEPT THAT PORTION, IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHING ON BY DEED RECORDED UNDER RECORDING NO. 2193205. SUBJECT TO EASEMENTS, RESTRICTION AND RESERVATIONS OF RECORD. EX S H \ RIM= 6.23 \ IE(NW)= BD I 45.49' �O EX CB s \ RIM= 375.60 IE(NW)= 371.97 RRD DRAWING NOTE: THIS SPIfET DOES NOT INCLUDE CONSTRUCTION PROJECT \AS -BUILT RECORD INFORMATION. EXISTING CONDTION DRAWING: C 2 EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE 2013 H: 1" = 10' V: N/A SHEET: 2 of 12 ibit 8 PLN2023-0 Packet Pg. 146 r\rP Wmrr%, \V A r%r%\ rrll r%r- A r1l\ IA1 r%r%r% n/1I 10% r%r% nP1I1-\\ I \ 11 I\ IArl1/1 V11--r71 nV 1 ML-L- f n11tl 10 01__mn111qu rnGVIVVQ 11­111--Y1o1V1Y IYVMoCno 2.A.I FIRE LANE ACCESS NOTE PROPOSED ACCESS DRIVEWAY AND TURNAROUND SHALL HAVE CLEAR SIGNAGE AND PAVEMENT MARKINGS THAT INDICATE "NO PARKING - FIRE LANE" PER CITY DEVELOPMENT AND FIRE DEPT. REQUIREMENTS. SIGNAGE AND PAVEMENT MARKINGS PROPOSED SHALL BE REVIEWED AND APPROVED BY CITY PRIOR TO CONSTRUCTION. FIRE LANE DELINEATION LEGEND F1 NO PARKING - FIRE LANE SIGN (SEE DETAIL) F2 NO PARKING - CURB MARKING (PAINT CURB RED PER FIRE DEPT STANDARD) NORTH LIMIT OF - LANDSCAPE WALL ROAD B STA: 1+15.4/58.0 L 3.0' 12.0' (7 � Y r(a�wfZp#�AWsExA4j -LANE Tr n) tlif'l) yt rei LANE Ir BARWvVTO DiSIOVATE LEFT, RIGHT cs� ,a<a1•I� RN O� N 88'03'40 E 4 UGP 10' SETBACK (SIDE) � SD 1 — 4 FT CONCN CONC PATIO CONC PA110 z o z � w W 0) r Ln o z iE8 C� U1 y O� rail r \� Ln _ � d n I CONC PA110 UNIT 108 UNIT 107 4 FT CONC WALK UNIT 106 UNIT 105 AVEMENT LI TA 0+17.0y 12.0' o0d 3.0' 12.0' 4 FT CONC WALK I o LANDSCAPE RETAINING WALL (HT < 4 FT) b P�j Z—_\� 32nd PL SW 4�G sd \ EX BU STOP G�` SAWCUT & MATCH Ek' ONC SIDEWALK AS SHOWN >> PAD MOUNTED TRANSFORMER (APPROX \ sd (NOTE: SIDEWALK TRAN ON TO EXISTING LOCATION). ELECTRICAL DESIGN BY OTHERS.y CONDITIONS SHALL BE MA AT POINT WHERE — NORTH PROPERTY LINE N \ SLOPES AND ADJOINING CON TIONS ALLOW) = ROAD B STA: 1+25.05 G 8'0 W OPOSED STREET TREE (SEE DSCAPE PLANS, TYP) SANDs�ILTER VAUIs o \ �O �t�P ' .—sn SD s \ P 6• PORTION OF EX CURB GUTTER MAY NEED TO BE sn w REPLACED DEPENDING 0 CONDITION PER CITY SD — S$- -3D GRAPHIC SCALE ^� `� ENGINEERING SITE INSPECTI s(PER STD PLAN E 2.10) /SS R REMOVE EXISTING CONC SIDEWALK & REPLACE WITH NEW 4 FT LANDSCAPE / o s 10 20 1 3' S sd SS STRAND 5 FT CONC SIDEWALK AS SHO (NOTE: EASEMENT DEDICATION PROPOSED STORM UTILITY ESM CO �� / \ �cp �'J'Osp SS REQUI FOR SIDEWALK ENCROACMENT INTO UBJECT PROPERTY) (IN FEET (AF# ) PATIO i' ' \ \ �'°'PO.o� 'ycSi„ 9,oF REMOOR RELOCATE EXISTING UTILITY POLE 1 inch = 10 ft. (ELECTRICAL`gSIGN BY OTHERS) \ RELOCATE APPR 10 LF OF 6" DI WM TO PROVIDE 12" VERTICAL st SEPA ATION BELO NEW 10" CPP SD SEE RELOCATION ROFILE DETAIL). s 00 PROPOSED STORM UTILI ESMT `9�R� s TRENCH UTY REPAIR �0 Q, W UNIT 109 �Ts \ SOS , d (PER STD AN E 2.3) �� O „ w J �� �� o� TB M A N o CON�, PT/PC CU &GUTTER I/ PATIO \ s9 / STA 0+33.10 6.80 R \ O \ 0+75 —w}—i— Iz cn I� o C„ N � a F�. 4TION EQUATION: AD --"TA --4+ f ROAD B STA: 0- PROPOSED TER UTILITY ESMT � \ GP (AF# ) O UNDERGOUND PO R &DRY UTILITY SERVICES APPROXUNIT 110 3 �\��°P�t�FMUL nFAMI DRIVEWAY ENTRANCE LOCATION ONLY, ESIGN B`r (PER STD PL E 2.27.2) OTHERS). o CLUSTER MAIL BOX a LO L N - I 13.6' 0 25 1 I PAVEMENT LIMIT 12.0' STA 0+11.0/0.0 L moo UNIT 104 F1 13.0 - �� QF, CONC GAR ABE ow P oL PATIO =NCL SURE (10' 12') CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 30 REVISED PER ADA REVIEW NL 02/12/14 PEOORD DRAVANG NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT 111 I1111p,111111A• ��, OF WA0 % ® REVISED PER CITY REVIEW NL 05/27/14 SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. 5 REVISED STORM FOR SNOCO PUD NL 04/30/15 THE NOTATION "AS -BUILT" OR "AB" WITHIN THIS RECORD DRAWING SET REPRESENTS THE ACTUAL UTILITY LOCATIONS 'O PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT 3 O G S © CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OVAL OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY NO. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND 01/05/2016 WORK. 4 �T CONC WALK 9 s �n SAWCUT EX ASPHALT 2' BEYONb NEW CURB & GUTTER UGP uGP uGP F1 o ssAND REINSTATE PAVEMENT PER REQUIRMENTS \ w + \ o w ,Zg TR CH UTILITY REPAIR w \ -'�► ' g0 d (PER TD PLAN E 2.3) N88'03'40" - 95.70 _ '� +� o S SS �' \ SS SS SS SS SS SS SS SS SS SS SS S d S SS \ SOUTH PROPERTY LINE o = ROAD B STA: 0+00.00 00 O SS 3 SS 3 SS SS \ -SS ss s SS SS SS \ PT PC CURB &GUTTER \ -� STA: 0+30.06/21. 7 L F1 �s 3 w PROPOSED SIRE TREE (SEE LANDSCAPE PLA S, TYP) Co C)3 z PORTION OF E CURB & GUTTER MAY NEE TO BE \ ,F� REPLACED DEPE ING ON CONDITION PER CI \ ENGINEERING SITE PEC110N (PER STD PLAN \2.10) �N \ sF UNIT 103 UNIT 102 UNIT 101 o�so � ss 01 SAWCUT & MATCH CONC SIDEWALK AS S� WN \ J' (NOTE: SIDEWALK TRA ITION TO EXISTING er � �� CONDITIONS SHALL BE MAPE AT POINT WHERE SLOPES AND ADJOINING CO ITIONS ALLOW) \ CONC CONC N CO PA110 0 \ PATIO LANDSCAPE RETAINING WALL (HT < 4 FT) CD11- 45.49' 199.39' EAST LIMIT OF N 88'03'40" E SA WALL m o ROAD A STA: 0+38.0/58.4 L s� PT . L'N6!.PVP 'RING LTD consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 RECORD DRAWING NOTE: THIS SKEET DOES NOT INCLUDE CONSTRUCTION PROJEC AS -BUILT RECORD INFORMATION. DRAWING: C - 3 EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA SHEET: PORTION OF THE SW 1/4, NW 1/4 OF SEC 319 TWP 27N, RGE 4E, W.M. 3 of 12 DATE: SCALE: JUNE 2013 H: 1" = 10' V: N/A HORIZONTAL CONTROL fzxl ibit 8 PLN2023-0 Packet Pg. 147 A r%I& rrll r%r \ AAr1A ArkA�\ A r%I& �/� n/l 1n1\ I \ 11 IlkrA Ar%l1 r1 VCQ1 nV 1 MLL f n11tl 1 0 0CF'►n11Yu rnGVIVVQ n1--Y1o1V1Y IYVMOCno 2.A.i a IS " 107.90' IS ' / \ 2 �� \ - ss 61.9 0' - CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN N 88 03, 40 E - - \1P 8'0 sF_- 1AND WER VALT SD�6W 6UGP _D S SD- ELEMENT #1: MARK CLEARING LIMITS uGP UGP - _ -_ - �- . �d TEMPORARY SEDI NT TRAP --- \ IF �\��\I PER STD DETAIL E 630 The project will not require significant clearing beyond removal of isolated on site trees and 58% o s� 4.5% \ BOTTOM AREA- vegetation. A qualified land surveyor will physically mark the property clearing limits on the site. - O BASE EL- 0 BE S L=375.0 ss ELEMENT #2: ESTABLISH CONSTRUCTION ACCESS i e '��' `� s�o I /' N\�/ S \ ��q SS SS GRAPHIC SCALE A construction entrance / exit is proposed to be constructed to Edmonds Way in general accordance 376 ko - - - - - -' I / op���\ ss \ o s 10 20 with WSDOE BMP C105 (modified due to small property area). Any soil tracked onto paved areas shall / \ s ��� \N \ d IS be swept up and disposed of on a regular basis. / 2.0% \ f UNIT 108 N - 1. 00 / \ \ �, yq� \�� \ ® ( IN FEET) ELEMENT W. CONTROL FLOW RATES / d (FF= 375.20) \ w O / Ni� '1 Q 1 I \ 8\ \ Z 1 inch = 10 ft. (FF= 37�.10) �� \ ss A temporary sediment trap (cleared area less than 3 acres) per BMP C240 in the SWMM has been o //'' \ I I I F��� s sized to prevent soil laden waters from exiting the site. The developed condition 2 year runoff event 1 �� \ I I I I o >\ ss \ (ie 2 year flow frequency)was used to size sediment retention for the project. The equations and .3 ° //\ // // I I I I 3j6 _ �`�/ c�`�design criterion for the sediment trap is as follows: I IF �' / \% \ \ 1 I ` �� Surface Area SA = Q2 x 2080 Bw_374. \ \ OIL SA = 0.068 x 2080 = 141 sf (Note: Q2 per project WWHM model) The temporary trap will discharge to the project POC (EX -CB). cj \ I I AI / / UNIT 110 ss �- UNIT 107--_ \ \ \ • \ W / / / / / 4., w (FF= 375.50) 24"FIR (FF= 375.20) \ J w i 3 _ _ �/ \ �/ // '� \ s ELEMENT *4 INSTALL SEDIMENT CONTROLS _ - - - [ _- _ s Runoff from disturbed areas will be collected by temporary interceptor swales and directed to the �o \ temporary sediment trap. Perimeter silt fencing will be installed. Catch basin inlet filters will be \ 1.0% �Zp'375. - 30 h d 4 �T CONC�WALK o \\ �, ss utilized to protect exiting catch basins adjacent to the project site. z Q --� - A - Z.8 / / UGP �1h UGP \ � �1� O s \ \ s ELEMENT #5- STABILIZE SOILS rn �� 3O"Fi 38"FIR I o N �°c uGP uGP N /� Q ° O O O O O \ All exposed and un-worked soils shall be stabilized and will not remain exposed and un-worked for o I �� �6 '� \ �•,`' u, ,l N \ more than seven days (two days if construction takes place between October 1 through April 30th). NC WALK \ c�j , ; W w 0 �'�, 4 FT CO �` w FLU 0.75% NCb CD O FI \ \ \ \ \ \ ELEMENT #6: PROTECT SLOPES Icn I <,, ss Temporary cut slopes shall be protected with plastic covering per BMP C123. SS SS S^ o, �/�h � / S ssSS Ss s �,s SS = 75.2 s SS SS SS s s ELEMENT V. PROTECT DRAIN INLETS 3 ° Dr ,�Q oo , _ 8 \\ FL=374.69 s Below grate basin filter inserts per BMP 220 shall be installed in catch basins prior to completion of 1 2.0% /Lo �o s the project. The barriers shall be removed upon completion of construction. 11 11 ■ �/ UNIT 10 \ (FF= 375.50) ._w TA=375.80 - P J / 38"FAR "�, ♦ ♦ \ ss ho �� A \ Q \ \ ELEMENT #8: STABILIZE CHANNELS AND OUTLETS '� ' Y i w (1)VA Q -4- 35"FIR \\ Interceptor swales will be positively graded and seeded (BMP C120) or lined (BMP C202). 0 CD ° \ \ \ J C-)/ U % _ / 30"FIR��'\ ♦ \ \ \ ELEMENT #� CONTROL POLLUTANTS \ _ All pollutants Including waste materials and construction debris, that occur on -site shall be handled 4.5% �noocwo �Q \ \ s \ i 3j W 7 �- �o \ '�`� _ - \\ s \ and disposed of in a manner that does not cause contamination of stormwater. \ I ! 2.� �'' \ UNIT in UNIT 101 00 1 ° 25 '� UNIT 104 U N 1 T 103 \ _ (FF= 376.00) (FF= 376.00) ° _ _ ELEMENT #10: CONTROL DEWATERING 1 I 0 (FF= 375.80) (FF= 375.80) - /� ♦ De -watering shall be routed to the on -site temporary sediment trap. \ \ 1 UNIT 105 / \ A 2.0% (FF= 375.50) o� � d ELEMENT ft MAINTAIN BMP9 All temporary and permanent erosion and sediment control BMPs shall be maintained by and repaired 08% Q 3.1% 80 o ho o, J 1�°��\ as needed to assure continued performance of their intended function. Sediment control BMPs shall be o\N ,��,,• ,5�� O, „1 ,, „1�0, \,� ,����; \ inspected weekly or after a runoff -producing storm event during the dry season (daily if construction I O O �� takes place during the wet season). cb• h h '� 4 FT CONC WALK B /� 1 0� > /i o - - - �O �'� iiF _-- - �•�� ---- 379 1 . _N _ , - - - - `�` = ELEMENT #'12. MANAGE THE PROJECT - - - - 37-9 19939 Y - - - - .\ All BMPs shall be inspected and maintained b the Contractor's Certified Erosion and Sediment Control - � - - - -' _ - '- � - ''" CL I � P ago_-----_ _ � _ _�T-« - 6 ------ N 880340E � \ I pQ C� I Lead. - - - - - - 382 -------------- p 13---- a/ "� 0 \ \ 'TESC LEGEND --00 SITE GRADING AND T.E.S.C. NOTES WET SEASON GRADING NOTES SYMBOL LINETYPE OR HATCH DESCRIP11ON 1. ALL GRADING SHALL COMPLY WITH CITY OF EDMONDS CODE AND CHAPTER 18 OF THE 11. SEDIMENT DEPOSITS SHALL BE REMOVED FROM ALL TEMPORARY DRAINAGE FACILITIES AND STRUCTURES UPON (OCTOBER 1 THROUGH MARCH 31) ® CLEARING LIMITS INTERNATIONAL BUILDING CODE. REACHING A DEPTH OF 6 INCHES. 1. THE CONSTRUCTION SEQUENCE SHALL BE MODIFIED TO MINIMIZE THE AREA OF UNSTABILIZED SOIL. A MAXIMUM OF 1,000 SQUARE FEET OF DIRT WILL BE EXPOSED AT ® -SF SILT FENCE 2. A CERTIFIED TEMPORARY EROSION AND SEDIMENTATION CONTROL (TESC) SPECIALIST SHALL 12. SUFFICIENT TESC BMP MATERIALS AND SUPPLIES TO PROTECT THE ENTIRE SITE SHALL BE STOCKPILED ONSITE. ANY TIME. -SF SILT FENCE AT CLEARING LIMITS OVERSEE ALL TESC MEASURES AND THESE SHALL BE INSTALLED PRIOR TO ANY SITE WORK PER 2. EARTHEN AREAS THAT ARE SUBJECT TO CONTRIBUTING SEDIMENTS DURING STORM EVENTS AND WHERE EARTH MOVEMENT IS NOT ANTICIPATED FOR 48-HOURS SHALL IS - - TEMP. INTERCEPTOR SWALE TESC PLANS HEREIN. 13. INLETS OF THE PERMANENT DRAINAGE SYSTEM SHALL BE PROTECTED FROM SEDIMENT INFLUX BY USE OF FILTER BE STABILIZED USING TEMPORARY SOIL STABILIZATION MEASURES. FABRIC, MICROPORE BAGS, AND SIMILAR FILTERING MATERIALS AND METHODS. - -220- - - - EXISTING GROUND CONTOURS 3. ALL PERSONS ENGAGING IN DEVELOPMENT ACTIVITIES SHALL PREVENT OR MINIMIZE EROSION 3. WET SEASON TESC MEASURES SHALL BE EXPANDED TO INCLUDE THE FOLLOWING: 220 PROPOSED GROUND CONTOURS AND SEDIMENTATION ON -SITE, AND SHALL PROTECT PROPERTIES AND WATER COURSES 14. CONSTRUCTION ACCEPTANCE WILL BE SUBJECT TO A WELL ESTABLISHED GROUND COVER THAT FULFILLS THE DOWNSTREAM FROM THE SITE. REQUIREMENT OF THE APPROVED CONSTRUCTION PLANS AND CITY OF EDMONDS EROSION CONTROL AND A. INSTALL A SECOND SILT FENCE, 10 FEET INSIDE THAT SHOWN ON PLAN IF STORM DRAIN INLET FILTER SEDIMENTATION STANDARDS. 4. ALL STREETS ARE TO BE KEPT CLEAR OF DIRT AND DEBRIS. STREETS SHALL BE SWEPT AT B. INSTALL A SEDIMENT POND DESIGNED TO ACCOMMODATE A 25-YR 24-HOUR STORM EVENT. TEMPORARY SEDIMENT TRAP THE END OF THE WORK DAY IF DIRT HAS BEEN TRACKED ONTO THE PAVED SURFACES. 15. ALL DISTURBED AREAS SUCH AS RETENTION FACILITIES, ROADWAY BACK -SLOPES, ETC. SHALL BE SEEDED WITH A PERENNIAL GROUND COVER GRASS TO MINIMIZE EROSION. GRASS SEEDING WILL BE DONE USING AN APPROVED C. ANY PUMPED WATER SHALL BE DISCHARGED TO VEGETATED AREAS OUTSIDE OF NGPAs. O O 0 STABILIZED CONSTRUCTION ENTRANCE 5. DELETED HYDROSEEDER OR AS OTHERWISE APPROVED BY THE CITY. D. BUILDING MATERIALS SHALL BE STOCKPILED ON PAVED SURFACES WHENEVER POSSIBLE. 6. IF APPROVED, FROM OCTOBER 1 TO MARCH 31, GRADING SHALL BE CONSTRUCTED IN "WET 16. ALL LANDSCAPE AREAS SHALL BE COMPOST AMMENDED IN COMPLIANCE WITH WSDOE BMP T5.13 (POST 4. SOILS SHALL NOT BE DISTURBED EXCEPTS FOR ACTUAL CONSTRUCTION ACTIVITIES. PARKING IS ALLOWED ONLY ON PAVED AND/OR GRAVEL SURFACES. HATCH LEGEND ACCORDANCE TO SEASON GRADING NOTES" ON THIS PAGE. CONSTRUCTION SOIL QUALITY AND DEPTH) TO THE SATISFACTION OF THE CITY INSPECTOR. 5. SLOPES 8% AND GREATER WITHOUT ESTABLISHED GROUND COVER WILL BE STABILIZED WITH PLASTIC SHEETING, 6-MIL (MINIMUM). THE SHEETING SHALL BE ANCHORED 7. FROM MAY 1 TO SEPTEMBER 30, SOIL SHALL BE EXPOSED FOR A MAXIMUM OF 7 DAYS. 17. IMMEDIATELY FOLLOWING FINISH GRADING, PERMANENT VEGETATION (CONSISTING OF RAPID, PERSISTENT AND WITH SAND BAGS LOCATED 5-FEET APART ON THE PERIMETER AND 10-FEET ON CENTER ON THE REMAINDER OF THE SHEETING. A MINIMUM OF 2-FEET OVERLAP IS NEW ASPHALT PAVEMENT GROUND COVER BMPS SHALL BE USED TO STABILIZE THE SOIL. LEGUME) WILL BE APPLIED AT A MINIMUM 80# PER ACRE. THIS IS TO INCLUDE THE FOLLOWING: 20% ANNUAL, REQUIRED FOR OVERLAPPING SHEETS. PERENNIAL OR HYBRID RYE GRASS, 40% CREEPING RED FESCUE, 40% WHITE CLOVER, OR AS OTHERWISE APPROVED 8. SOIL STOCKPILES SHALL BE STABILIZED WITHIN 24 HOURS. WHEN ACTIVELY WORKING WITH THE BY THE CITY. HYDROSEED REQUIRED. 6. WATER DISCHARGED FROM THE SITE WILL BE MONITORED FOR TURBIDITY. MAXIMUM ALLOWABLE TURBIDITY OF DISCHARGED WATER WILL BE 5 NTU OVER BACKGROUND. NEW CONCRETE SIDEWALK NOTES SOIL STOCKPILE, STABILIZATION SHALL OCCUR AT THE END OF EACH WORK DAY. 9. SILTATION BARRIERS AND ALL OTHER TESC MEASURES SHALL BE INSPECTED IMMEDIATELY AFTER 18. FERTILIZER SHALL BE APPLIED AT 400# PER ACRE OF 10-20-20 (10 POUNDS PER 1,100 SQUARE FEET) OR 7, WHEN RAINFALL IS HEAVY DEFINED AS RAINFALL HARD ENOUGH TO PRODUCE SEDIMENT RUN-OFF FROM EXPOSED DIRT), ALL EXPOSED EARTHWORK SHALL BE COVERED. ( 1. SEE SHEET C-9 FOR EROSION CONTROL DETAILS. EACH RAINFALL EVENT GREATER THAN 0.1" RAINFALL, AND AT LEAST DAILY DURING PROLONGED EQUIVALENT. DEVELOPMENTS ADJACENT TO WATER BODIES SHALL USE NON -PHOSPHORUS FERTILIZER. NO OTHER CONSTRUCTION ACTIVITY SHALL OCCUR ON PERVIOUS SURFACES DURING THESE PERIODS OF HEAVY RAIN. RECORD DRAWING NOTE: 2. SEE SHEET C-1 FOR GENERAL NOTES. RAINFALL EVENTS. 19. EXCESS EXCAVATION SHALL BE DISPOSED OF AT A PERMITTED SITE OR COMMERCIAL TOPSOIL COMPANY. 8. ALL DRAINAGE SHALL BE FULLY VEGETATED. SWALES SHALL BE SODDED IF THE VEGETATION GROWING IN THE SWALE IS INSUFFICIENT TO PROVIDE WATER QUALITY AND THIS SHEET DOES NOT INCLUDE CONSTRUCTION PROJECT AS -BUILT RECORD INFORMATION. 3. ALL LANDSCAPE AREAS SHALL BE IN COMPLIANCE WITH 10. MAINTENANCE AND REPAIR OF TESC FACILITIES AND STRUCTURES SHALL BE CONDUCTED 20. GRADING AND CONSTRUCTION SHALL BE TIMED AND CONSTRUCTED IN STAGES TO MINIMIZE SOIL EXPOSURE. TO PREVENT EROSION OF THE SWALE. BMP T5.13 - POST CONSTRUCTION SOIL QUALITY AND IMMEDIATELY UPON RECOGNITION OF A PROBLEM OR WHEN THE TESC MEASURES BECOME 9. FILTER FABRIC GEOTEXTTLE FABRIC SHALL BE INSTALLED BENEATH THE ENTIRE CONSTRUCTION ENTRANCE. ( ) CALL 48 HOURS BEFORE YOU DIG DEPTH (COMPOST AMMENDED). DAMAGED. 1-800-424-5555 FECOM M,WING NOTE: JOB NO.: GRADING AND TESC DRAWING: 30 REVISED PER ADA REVIEW NL 02/12/14 THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN t"��, FAwAsq� C09188 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT �/ O h.,l�' �'NGIN�'�'RING LTD CITY FILE NUM. KAUTZ ROUTE LLC /� ® REVISED PER CITY REVIEW NL 05/27/14 SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. � tic 9 4 CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY p_ T.B•D• "LOVELL-SAUER"AS-BUIL-r ORLAND & ASSOCIATES INC" DATED DEC 12 2015. - consulting civil engineers DESIGNED BY:THE EDMONDS WAY MULTI -FAMILY DEVELOPMENT Q REVISED STORM FOR SNOCO PUD NL 04/30/15 RAWINGATION SET REPRESENTS THE"ACTUALAB" WI�IN UTILITY LOCATIONS -oTHIS RECORD NL PO BOX 31097 PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY 'P 37391 -O 23220 EDMONDS WAY, EDMONDS, WA SHEET: OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT G'�STER�G��� 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 DRAWN BY: © CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION Ph: (360) 671-7002 BKS PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. 4 1 EX UTILITIES ONLY BASED TI 111E ORIGINAL CIVIL DESIGN. 111E ! ) SEATTLE WA 98103 �F "2 EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY Fax: 360 671-7081 CHECKED BY: , DATE: SCALE: NO. REVISION BY DATE WORK. BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND 01/05/2016 1 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) NL JUNE 2013 H: 1" = 10' V: N/A r-r- Tr'w • I I r%r%u r%r- A r%u M� r%r%r-I nil 10% r%rN nP%1J-'1k1k 11k n ItAr%g-- P% Exhibit Q V N E w a 0 0 2 .5 m Q 1J1--Q 1 nv 1 l�►LL rn11V 1 Q 01-_f1n111%J rnCVIWUQ n1-_Y101V11 1VVM0CnQ PLN2023-0 Packet Pg. 148 2.A. i Motif 370 W&I cc r r M d r�,1°c INSTALL TWO (2) 48" TALC TRAFFIC �ROTEC110N 376 ° - BOLLARDS 5' �C (4'0 DUCTILE IROWS\TEEL PIPE BOLLARD OR BETTER FILLED WITH CONCRETE). EMBED DI PIPE 30" INTO 18" DIAM\\ / 2.0% CONC BASE. UNIT 108 ti (FF= 375.20) \ gW=374. HT=2.2'?� - UNIT 107- (FF= 375.20) \ d f i ROOF DRAIN STUBI (TYP) / \\ ��Xo \ \ sd Ss \\/ SS cV§0 OSEDSTORR U-n ��k 1-1 \j s so WTI 0\9 (FF= 37\5.10) �.0\ c� / C-) / 9%/ \ \ \ 1 I / 6 /J• 11 w � \ 1 / / // R D All CB-5 y (TYP) UNIT 110 (FF= 375.50) ti ' � -7 2.8 I I \ I "' FLm2 0.7 I - . I -1 % -11 I SS Ss I I II 2.0% / / r6' f 3 O O O i s� _SS S d SS S SS / UNIT 106 I y `` w �o 16=375.80 - / \ ss N o r�1 00 00 w / \\ \ TW 3j DLo W 4.5% % o I� T 2�48 .-w \ C11GRAPHIC S LE 1 I II o 25 UNIT 104 UNIT 103 UNIT 102 UNIT 101 �> A.3\ 5 10 20 1 \ I I I I T UNIT - 105 (FF= 375.80) (FF= 375.80) (FF= 376.00) (FF= 376.00) S`s° I I 2.0% ) -� - J ( IN FEET �O 1 inch = 10 ft. I T --- \ / I II II � P�� ' q\\��> _ - I Nd � � 0.8% 3.1 % 0 I / I - - - s I 01 378 - �Or - - - - -r `� - - _ �Q �Q 8 0 ---- ��� 0� ------ ���---- 379 ---- 0�-- \ �� �<? ✓ 380_ --- - --- - -�r-�- - 379 - - - - - - w w C)FL--O. %- � � ss Ss S SS SS 3 SS °° � SS LO ROAD C) d�f r� a z C)°O F U7 In 00 N l!7 J �. J DMONDS WAY (SR-104) (~ o "' o CD i ± r 7 II II + iAmnSCAPE WALL v ¢ Lq EX GROUND w o (HT 2.4 FTt) Q v' s FINISH GROUND 5a a CD II o+ II �\ Of d a / . / T/11 /�\ /, /, �\ Q:> Q W N W N W \�\\/ \ \ \ ,\ b \ \ \ . \\ \\ \\777 0 STA 04 j IE= 37.16f 30.1 f L NEW 8" CPP S STA 0+82.58 O (APPR X ONLY) IE= 372.98 SDCB-11 (TYPE 1) STA 1+45.55 (CL INTERSECTION) RIM= 37+85_ AB- 374.86 IE(N)= 374.95 (12" CPP) AB= 372.06 ACCESS DRIVEWAY PROFILE ROAD A CALL 48 HOURS BEFORE 1-800-424-5555 SCALE: 1"=10' HORIZONTAL 1'=5' VERTICAL N M � a0 MM �n Sri MM to V)M N ,ri MM - rn u i MM , Sri 2+00 1+50 AQ REVISED PER ADA REVIEW NL 02/12/14 BCGOFID DFlAiMNG NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ® REVISED PER CITY REVIEW NL 05/27/14 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. Q REVISED STORM FOR SNOCO PUD NL 04/30/15 THE "AS-BUIL-r ORIN THIS RECORD RAWINGATION SET REPRESENTS THE"ACTUAL'�u-nuTY LOCATIONS PROVIDED FROM 711E REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT A CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY NO. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 1 +00 I111111;pIllip consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) 0+50 JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL W9111 370 YOU DKi 360 0+00 KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 NOTE: TYPE 2 CATCH BASIN AND FLOW CONTROL STUCTURE SHALL COMPLY WITH CITY STANDARD PLANS E5.3 AND E5.4 (SEE SHEET C-11) `o POLYPROPYLENE o LADDER STEPS & HAND HOLDS PER CITY OF EDMONDS REQUIRMENTS FLOW CONTROL RISER PER CITY STANDARD PLAN E5.4 12" CPP INLET IE= 370.57 10"0 FLOW RESTRICTOR RISER o PIPE SUPPORT. Yx .090 GAUGE BOLTED OR IMBEDDED 48"0 2" INTO WALL SECTION VIEW - 2.5" HMA PAVEMENT - 2.0" CRUSHED SURFACE TOP COARSE (WSDOT STD SPEC 9-03.9(3)) - 4.0" BALLAST BASE COARSE (WSDOT STD SPEC 9-03.9(2)) - NON WOVEN GEOTEXTILE (SEPARATION FABRIC) - APPROVED NON -YIELDING SUBGRADE PAVEMENT SECTION TYPICAL SECTION NOT TO SCALE ROUND SOLID COVER MARKED "DRAIN' WITH LOCKING BOLTS RIM EL= 374.90- AB= 374.94 OVERFLOW RISER (10"0) EL= 373.07- AB= 373.18 NOTCH RECTANGULAR WEIR: WIDTH= 0.08', HEIGHT= 1.00' 10x10x10 TEE PVC ADAPTOR PER CITY STANDARD PLAN E5.4 10" CPP OUTLET ELEV= 370§7 AB= 370.66 1.25"0 ORIFICE HOLE DRILLED INTO RESTRICTOR PLATE, EL= 368.57 TYPE 2 48' CATCH BASIN PER CITY STANDARD PLAN E5.3 WET WELL BOTTOM ELEV= 366.57 '0 RISER W/ NOTCHED IR (SEE SECTION) MH ACCESS W/ DDER & HAND HOLDS R CITY OF EDMONDS QUIREMENTS PLAN VIEW CB-5: FLOW CONTROL CATCHBASIN DETAIL (STRUCTURE PER CITY STD PLAN E5.4) NOT TO SCALE 4" SCH 40 PVC RISER W/ RING AND COVER (OBSERVATION PORT) CONCRETE COLLAR (12'x12"4") FINISH GROUND TOPSOIL BACKFILL OVER DETENTION TRENCH FREE DRAINING ANGULAR WASHED ROCK \ R (3/4" - 2" PARTICLE SIZE) / IMPERMEABLE LINER AROUND EN11RE GRAVEL BED PERIMETER (LINER PRODUCT SUBMITTAL \ / CHAMBER BASE EL= 370.57 REQUIRED PRIOR TO CONSTRUCTION) GRAVEL BASE EL= 370.07 CONTECH "CHAMBERMAXX" (CORREGATED HDPE OPEN BOTTOM CHAMBER UNIT) 12' 51" 12' STORMWATER DETENTION CHAMBER TYPICAL SECTION NOT TO SCALE FINISH GROUND 12" CPP SD """""' 12` CPP SD 96" CHAMBER LENGTH 256" CHAMBER LENGTH 96' CHAMBER LENGTH CATCH BASIN 4 (SINGLE START UNIT) (3 MID CHAMBER UNITS) (SINGLE END UNIT) (TYPE 1) 37.3 FT DETENTION CHAMBER LENGTH (370 CF LIVE STORAGE VOLUME) CATCH BASIN 5 FLOW CONTROL SDMH STORMWATER DETENTION CHAMBERS (SEE DETAIL) ELEVATION VIEW NOT TO SCALE ROAD AND DRAINAGE ACCESS DRIVEWAY (ROAD A) EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 319 TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE2013 H: 1"=10' V: 1"=5' DRAWING: C - 5 SHEET: 5 of 12 A , , r1r%,\ rTl1 GE A RL ,/\ r%r%rw n/1, ,A r%r� nA,�\\ , L „Ilk,Ir%r,1A VC�71 nV 1 f1LL f nlltl 1 r7 CCF'►n11Yu rnCVI%JUQ nCY1Q1V11j 11VM0CnQ Ex1fibit 8 PLN2023-0 Packet Pg. 149 2.A. i 8L II __ 50) CD �Icam` � GR4FVj C o I c \ I 11 in 1 9 \ II II 11 I C C C jI I I ^Z ^Z ° Z\I °S w 1 5Uri CD VEq ML 1 o'S p ) 377 � y� •� s .� S as - ` as 4/0/ � / �C) :JJ4, I �> I 0 o vl o Z %07 � nvm�lon tn�rN� m . �I® o I I / a,CD _C Z rrm \ / O O mom \ I Z X v_ o rn I N v n� 00 zfo d I zc� m C) o I C)/ C) I cn // M v 375 V .•t��ls I I I 1 0� C)sso 00 1 sot SS FL= 1.007 SS �' / I So S50 � - \, 57 -58 L 1�" CPP� TjQ\ C)/CB-1 / ' �, Ln tiT FS 9 \ SQ �6 w w P \ � \ \ \ \ II UG 5 UGP UGP UGP UGP \ / a £ � W I � I \ \ / N o0 m v, ri v o / I � . to I � n I I I Z \ 1 25 I , I I C,4 w c I� � \ -I I, \ CD \ o I� 8 \ ss I N C \� �\ Z T 390 370 360 �-A o O � w 4 1 1 T 00 / y ov o I � CD ti, ^a 70 O - 0 � ,.� N v /mod n 07 - o' Z// \ C X x /1>/ cyl a Z � � W Wj O F � Q a o O Ck Q U U� O O U O O w �iJ C ) r M LO O Q Z� ly O± II / O O II U+ CS g� J + Cn �_ � LLI ~J 0LLY J Cn W H J N W OH L� NFX GROUNDCn FINISH GROUND UNIT 105&10 (FF= 375.50) UNIT 107&108 C -2.00% i��/� /� \ �� - �/ (FF= 375.20) " TRASH ENLOSURE RETAINING WALL (HT= 3.6 FTf)LT_F_ 57.98 LF 12" CPP SD 0 0775* A 0 D (PER WSDOT STD PLAN B-5.60-01) B SDCB-11 TYPE 1 ( ) STA 1+1 RIM= .00 AB= 3X42 STA 0+56.02 (CL INTERSECTION) IE(S)= (12" CPP) AD- 371.62 RIM= 37+86 AB= 374,86 IE(N)= . (6" PVC W/ DOWN TURNED ELBOW AB= 372.86 IE(N)= 374.96_ (12" CPP) AB= 3M011 FOR WA R QUALITY PRE-TREATMENT) RECORD DRAWING NOTE: 0=10.5 LF 6" PVC SD 0 0.50% (TO UPPER DISPERSION PI AB• A -BOLT CON ETE ENCASE PIPE (18"x12" ENCASEMENT CROSS ACCESS DRIVEWAY PROFILE ROAD B SECTION) ©=WA BELOW PAVEMENT AREA. R QUALITY SAND FILTER FACILITY (SEE DETAIL) SCALE: 1 "=10' I ©= IN ALL RIP RAP LINED OVERFLOW SWALE TO SAND FILTI 1"=5' VERTICAL AL 2' RIP RAP PAD IN SAND FILTER AREA Q=8" P SD CROSSING NN 6ip N00 c0co cD00 to LO 390 7 PROPOSED STORM UTILITY ESMT (AF# ) N 81 SF SAND FILTER VAULT o \ \ , \ GRAPHIC SCALE APPROX PUD VAULT & TRANSFORMER ' 5 3 (SEE DETAIL) 27'0' CB-3 \ - �\ 0 5 10 - 0- - LOCATION (DESIGN BY OTHERS) - 374.5 \\ 374.5 -- - - --�� .�-- --- 0 F � \ \>A \�� \ (IN FEET) ss - ' UGP \ � UGP - - - UGP s-T S"r� L 6 � S B-4 \ � sd 1 inch = 10 ft. -- CB 2 - - ////// INSTALL TWO (2) 48" TALC TRAFt flROTECTION BOLLARDS_0 ' O:C'-(4"0 DUCTILE IRON`SSTEEL PIPE BOLLARD OR BETTER FILLED WITH \ CONCRETE). EMBED DI PIPE 30" INTO 18" DIAM\\ \ CONC BASE. UNIT 108 (FF= 375.20) \ 1:0 0 07b I O s 6 4.5% \ \ �\ - \ /GS h DRAIN STAB \ \ \ sd SS \P". ROOF I CB- � (TYP) / �\ /�\SS -/ �\\<1 lb. \� � EX CB / OPOS'EmT11D�R UTILI p \ • \ J (AF# � J (FF= 3 \5.10) \ ]S00, l I I I I s I � I\ w R D Alf CB-5 \ - - _ , \ ; UNIT 110 \ \ /---UNIT 107 \ \ w J (FF= 375.50) y (FF= 375.20) \ w N 3 - J/ J/ / / 2.8 l � N O �s ss UNIT 106 1 (FF= 375.50) ow CD o 0 J / UNIT 105 380 380 370 370 E). R W/ 360 360 n Lr I\• w 0.75% LO TA=375.80 4.5% 0 25 �P' UNIT 104 (FF= 375.80) UGP UGP Q - _w y ^ ROAD LO �d o \ SS / S SS S SS SS \ S S d __•__ SS SS S S�SS r.\ -SS41) =375.2 S �P �soo // ♦\� w / 11 UNIT 103 UNIT 102 UNIT 101 (FF= 376.00) (FF= 376.00) (FF= 375.80) A \ J C) EDMONDS WAY (SR-104) LO Ni SDCB-2 (NDS 1Y BASIN) o EXISTING UTILITY CONFLI W/ ATRIUM GRATE STYLE CO (FOR SURCHARGE OVERFLOW) EX GROUND ¢ EX 6*0 DI WATER MAIN IN CONFLICT STA 0+08.50/1.0 RT FINISH GROUND CHAMBER OBSERVATIO PORT c~n - TOP OF EX 6" WM PIPE= 371.1 RIM= 3M.88 AB- 373.95 STA: 0+61.50 - IE OF EX 6" WM PIPE= 370.59 IE(S)= 373+3(6- PVC)AB= 17112 IE(E)= 373.3 (4 PERF PVC D SPERSION PIPE)AB• 373.247/ 7777 CONFLICT RESOLD jo 18" THICK C-33 SAND FILTER - _ _ _ = 37.25 ff CHAMBERMAX DETENTION SYSTEM 0 0.0% (SEED L) 0 ABm 9 23.25 LF 10" CPP S1 1 0 0.m 0 0 OE = 25.0 LF 4" PERF PVC SD 0 0.00% BEGIN CHAMBERS END CHA BERS (UPPER DISPERSION PIPE) STA: 0+42. /0.00 RT STA: 0+8 .16/0.00 RT Q= 24.0 LF 6" PERF PVC SD 0 0.00% IN SDCB-3 (TYPE 1) CHAMBER BA3E EL- 370.57 CHAMBER 3ASE EL' 370.57 12"� WASHED ROCK TRENCH (COLLECTION PIPE) STA 0+32.50/0.OD RT GRAVEL BED BASE EL' 370.07 GRAVEL BID BASE EL- 370.07 - " @- 5.90 LF 12CPP RIM= 37+38 (W SD ®# 69 AB- 9.3Z GRATE COVER FOROVERFLOW ��-4 (TYPE 1) BEEHIVE AB= 374.33 EX SDCB STA 1+09.92 (OUTLET FROM SAND FILTER) DRAINAGE PER 0 YMPIC STA 0+37.86/0.00 RT DCB-5 (TYPE 2 48"0) RIM= 374.04 ®=5.00 LF 12" CPP (INLET TO DETEN SD 0 0.00% FOUNDARY STD P ON CHAMBER) IE(W)= 371.94 (6 SM60) Rim- " PERF PVC)AB• M.13 IE(NW)= 379.94 (12 P)AB- 370.63 STA 0+86.67/0.00 RT IE(W)= 370.40 (10" CPP) AB IE(SE)= 370.83 (EX 12" CO I� 6.56 LF 12 CPP SD 0 0.00% IE (SE)= 371.04 12" CPP) AB• 371.18 IE(W)= 372.96 (8 CP IE(SE)= 379.67 (12 ) AB- M.08 P) ABmm 370.57 RIM= 37+90 AB= 3741 IE(NW)= 3703? (12" CP IE(NW)= 370.22 (EX 12" CO ) AB= 370.57 (OUTLET FROM D TENTION CHAMBER) IE(S)= 37-199 (6" P )AB- 372.14 IE(W)= 371.00 (6" PVC) IE(S)= 371.00 (8" CPP)0z 370.N IE NE = 4*87- IV CP AB= VO.66 SAND FILTER AND CIETENTION PROFILE SCALE: 1"=10' HORIZONTAL o C N 1"=5' VERTICAL 380 r W/ PROPOSED 10" CPP SD. f (PER FIELD LOCATE) (PER FIELD LOCATE) 'ION: RELOCATE 6" DI WM OF 6" DI WM TO PROVIDE MIN. BELOW NEW 10" CPP SD IETAIL). 370 370M C) 360 0+00 0+50 1+00 0+00 0+50 1+00 CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 ® REVISED PER CITY REVIEW NL 05/27/14 PEOOFID THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. �, �' Lq �\ OF WAsy �% � �'NGIN�'�'RING LTI� JOB NO.: C09188 KAUTZ ROUTE, LLC ROAD AND DRAINAGE ROAD B AND SAND FILTER OUTLET PROFILE DRAWING: G C - 6 Q REVISED STORM FOR SNOCO PUD NL 04 30 15 / / CITY FILE NUM. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. THE NOTATION AS -BUILT" OR AB WITHIN THIS RECORD /� consulting civil engineers T.B.D. O BOX 31097 EDMONDS WAY MULTI -FAMILY DEVELOPMENT © EX WM UTILITY CONFLICT RESOLUTION NL 08/01/15 DESIGNED BY: DRAWING SET REPRESENTS THE ACTUAL UTILITY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY 'O G S ER G\� ONAL �� 125 WEST KELLOGG ROAD, BELLINGH.AM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 NL SEATTLE WA 98103 23220 EDMONDS WAY, EDMONDS, WA PORTION OF 11-IE SW 1 /4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. SHEET: 6 OF 12 QOTHERS. CONSTRUCTION RECORD DRAWINGS NL 01/05/16 DRAWN BY: BKS DATE: SCALE: CHECKED BY: NO. REVISION BY DATE RIFED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND VERIFIED K.(C) 01/05/2016 2013 WEB ENGINEERING LTD (ALL RIGHTS RESERVED) NL JUNE 2013 H: 1" = 10' V: 1" = 5' ��i-►T��v A r%r& r%r- A r%llk IA-1k r%r%r'% nJ-4&I 10% r%r'% nP%I1--kL I L u Ilk Ar%r-r%P% n01 WOV VCa� I I"fV T /�►LL I"-I"iIIV I a� aCHI'111VVI rl'fCYIVV� I'iCYI�IVIV IVVMaCI'f� PLN2023-0 Packet Pg. 150 2.A. i GRAPHIC SCALE \ 5 10 20 �( IN FEET ) 1 hch = 10 ft. ;0 \ \ \ \ I \ D SS ssy I 0+50 SS SS SS SS / SS ss- I \ , SS ss- I 3/ 416 II II / UNIT 106 D 1 l I ts I \\ 1 \ jC B-6 OOF DRAIN STUB 3 0 I II w I I -w 0 II II 0 25 T UNIT 104 UNIT 103 II I I I T UNIT 105 T` I I ROOF DRAIN STUB \ _ - 378---------- -\ --------J \ - - - 380 --_ ---- - - - - - --- 381------------ --�r-�\ 9 s. 374.5 - 374. \ \ ss U UGP \ UGP _ -UG\ - /� �SD sn SANDSfILTER I - - - \ SD _ s CB-4 \00• I SD j SD " SD SD S SD -9\ \ s i CB-1 / I ROOF DRAIN STUBI 10) SS I / c> \ \\ \ \ SS °41r UNIT 108 \ � / �1� / r- w-5-UWT 1009 I CB OOF DRAIN STUB TYP) 3j6 & /s I w IL\ 1 / / / ROOF' ' UNIT 107 - \ \ \\ \ �\ : I\ _ /I // // / U () L, / / NIT 110 / \ Cn / - a Lo l � / UGP -UGP UG� / GP I �> ROXI I oo cS ' w w ^ w I \ a 370 0 00 J 8 \ i/ UNIT 102 UNIT 1 C/ ROOF DRAIN STUB (TYP) 1p�������������t 12" WIDE NOTCH IN WEST VAULT WALL 0 EL 374.38 (ROADWAY OVERFLOW SPILLWAY INTO SAND FILTER) RIP RAP LINED SWALE TO SAND FILTER FINISH PAVEMENT FLOWLINE ROUTES TO SAND FILTER) 6" PVC SD FROM CB-1 (DRAINAGE INFLOW) 4" PERFORATED PVC SD 0 0.00% (IE=373.13) IN WASHED ROCK TRENCH (ACROSS FULL LENGTH OF FILTER BED TO DISPERSE FLOW) 6' PERF PVC SD 0 0.00% (IE=371.04) IN WASHED ROCK TRENCH (UNDERDRAIN COLLECTION PIPE) 370 360 TOP OF VAULT WALL (LEVEL) EL= 374.88 FINISH GROUND \\\� TOPSOIL EL= 373.88 \ 1 1/2" TO 3/4" WASHED ROCK Do k a_0 FILTER FABRIC (MIRAFI 140N) -� - IMPERMEABLE HDPE LINER (WRAPPED AROUND .41 BOTTOM AND SIDEWALLS AS SHOWN 4. (SUBMITTAL REQUIRED) CAST IN PLACE PERIMETER RETAINING WALL (SEE STRUCTURAL) WATER QUALITY SAND FILTER BASIN TYPICAL SECTION NOT TO SCALE RETAINING WALL FOOTING BASE EL=370.96 9' ENGINEERED SOIL MIX (SEE SPEC) FILTER FABRIC (MIRAFI 140N) 18" DEPTH SAND (C-33) FILTER FABRIC (MIRAFI 140N) 8" DEPTH WASHED ROCK (1 1/2" TO 3/4' DRAIN ROCK) IMPERMEABLE HDPE LINER (WRAPPED AROUND BOTTOM AND SIDEWALLS AS SHOWN (SUBMITTAL REQUIRED) UNDERLYING NATIVE SUBGRADE ENGINEERED SOIL MIX: 1. SOIL MIX SHALL BE 65-70% GRAVELLY SAND AND 30-35% COMPOST. 2. GRAVELLY SAND SPECIFICATION PER ASTM D422: SIEVE SIZE PERCENT PASSING 2 INCH 100 3/4 INCH 70-100 1/4 INCH 50-80 US No. 40 15-40 US No. 200 0-3 3. THE SOIL MIXTURE SHALL BE UNIFORM AND FREE OF STONES, STUMPS, ROOTS AND SIMILAR OBJECTS LARGER THAN 2 INCHES. 4. ON -SITE SOIL MIXING AND PLACEMENT NOT PERMITTED IF SOIL IS SATURATED OR SUBJECT TO WATER WITHIN 48 HOURS. 5. COVER AND STORE TO PREVENT WETTING OR SATURATION. 6. TEST SOIL FOR FERTILITY AND MICRO -NUTRIENTS AND, IF NECESSARY, AMEND MIXTURE TO OBTAIN OPTIMUM CONDITIONS FOR PLANT ESTABLISHMENT AND EARLY GROWTH AT RATES RECOMMENDED BY AN INDEPENDENT LABORATORY SOIL TEST. 7. PLACE SOIL IN LIFTS NOT EXCEEDING 6 INCHES. J d V) NDSCAPE WALL o T= 3.9 FTf EX GROUND /` FINISH GROUND N \\ a6z \ /\ 41.00 LF 8 CPP SD 0 1.99%r 40.49 LF 8 CPP SD 0 SDCB-9 CONC INLET) SDCB-10 ( E-1) STA 0+00.00 / 0.00 RT STA 0+41. 0.00 RT O RIM= &M.10- AB= 375.12 RIM= Al- 37W IE(W)= 373.43 (6' PVC) AB- 37162 IE(S)= (8' CPP) AB- 373.17 L IE(E)= 373.45 (6' PVC) AB= 373.69 IE(N)= (8' CPP) AB= 373.17 NEW 8' PVC SS IE(N)= 373.49 (8' CPP)AB= 373.42 A 5 IE 368 97 SDCB-5 (TYPE 2 48'0) FLOW CONTROI. STA 0+81.49 MH (SEE DETAIL) RIM= 37+90 0m 3 C94 STORM DRAINAGE PROFILE CB-9 TO CB-5 IE(NW)= (12' CPP)AB= 370.5 IE(W)= 371.00 IE(S)= 371:8 (6' PVC) (8' CPP)AB= 370.84 SCALE: 1'=10' HORIZONTAL 1"=5' VERTICAL IE(NE)= (10' CPP)AB= 370 00 00 O 00 i"") r 0+00 a 0 0 LANDSCAPE WALL HT= 3.9 FTf \� EX GROUND FINISH GROUND 6' PVC SD CROSSING 77 .7 AB- 0.3x 0 57.05 LF 8 CPP SD 9.4m Q 27. 9 LF 8 CPP SD 0 7X 93.60 LF 8 CPP SD 09 O 0 SDCB-6 (CONC INLET) STA 0+33.21 / 0.00 RT L SDCB-7 (CONC I LET) SDCB-8 (TYPE 1) RIM= 374..89 AB- 374A STA 0+90.26 / .00 RT STA 1+18. / 0.00 RT SDCB-4 (TYPE 1) IE(E)= 3M.13-(6' PVC ROOF) IE(N)= 37313 (8' CPP)AB= 373.17 373.42 RIM= 374.60 AElm IE(E)= 372;79 ( 374.51 RIM= PVC ROOF)AD- 373M IE(S)= ' AB= 3X49 (8' CPP)AB• 372.69 STA 2+11.64 RIM= 374:66 AB= 374M IE(N)= 372.79 ( CPP)AB= 37176 IE(E)= (8' CPP)AB= 37Z69 IE(NW)= 370.94 (12' CPP)AB= 370.63 IE(S)= 372.79- CPP AB- 372.79 IE = 37? 9fr 8" CPP Mom 371.08 IE(SE)= 370.57 (12' CPP)AB= 370.57 IE(S)= 372 09 (6' PVC)AB= 372.14 STORM DRAINAGE PROFILE CB-6 TO C -4 SCALE: 1"=10' HORIZONTAL 1"=5' VERTICAL Qc�o o cc � c � LO L0 LO 0+00 0+50 30 REVISED PER ADA REVIEW NL 02/12/14 FECORD DRAiMNG NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ® REVISED PER CITY REVIEW NL 05/27/14 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. Q REVISED STORM FOR SNOCO PUD NL 04/30/15 THE "AS-BUIL-r OR AB' IN THIS RECORD RAWINGATION SET REPRESENTS THE"ACTUAL'�u-nuTY LOCATIONS PROVIDED FROM 711E REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT © CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY N0. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 1 +00 �'NGIN�'�'RING LTI� consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) 1 +50 JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL 2+00 KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 370 360 0+50 1+00 370 360 NOTE: SEE SHEET C-5 FOR STORMWATER DETENTION CHAMBER AND FLOW CONTROL DETAILS CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 STORM DRAINAGE DRAWING: C 7 EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA SHEET: PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. 7 of 12 DATE: SCALE: JUNE2013 H: 1"=10' V: 1"=5' ��i'►T��v ��I� rr� �� �I� I� ��� n�I 1� �� n�I�L a Ilk�r%r-r%,P% vCo i nv i MLL f nlltl IQ CC/6'►n11Yu rnC1/IVVQ nCY1Q1V1Y IYVMCCnQ Ex1fibit 8 PLN2023-0 Packet Pg. 151 2.AA XoX \ \ sd CIS UNIT 108 14 /� \ `� \\\\ • �\ HDPE WA VC/ /I- � T 1O\� 1 I \� \ �\ \�\ �\ < Xo \ CO31'6 SIDE SEWER BLDG CLEAN OUT (TYP) 1.5" HI PE WA VC/ w NDER OUN1D POWER /DRY / TILITY ERV�JibES/ (A�' kOX -UNIT 107-- \ 13 I\ `p `\ 1 CATIO ONLY( DESI N BY C \ m THER. / UNIT 110 \ / \ - CL / / "Co FOUR (4) 1.5" DPE DO TIC WA ERVICES uG IN MMON TK NCH S M W \` LO N SSC ` S 6" PVC SS (SVC LATERAL #2) SSS SS U S; ` N / o 3 Q3 UNIT 106 ® W SSi 12 W. can 1.5" HDPE _ N WA VC SIDE SEWER BLDG CLEAN -OUT (TYP) UNIT 105 / 1.5" HDPE WA SVC �-W-� 0 25 11 -------------------------------------------- 1 370 SIDE SEWER BLDG CLEAN -OUT (TYP) GRAPHIC SCALE /- CUT EX SIDE WER SERVICE &INSTALL WATERTIGHT EN CAP (PER DISTRICT STANDARDS) o s 10 20 RELOCATE A JPROX 10 LF OF 6" DI WM TO PRO E MIN. �d04r 12" VERTICAL'SEPARATION BELOW NEW 10" CPP SD\ °° (SEE RELOCATIO PROFILE DETAIL ON SHEET W-1). IN FEET ) 1 inch = 10 ft. s 4 s� O \ d $\ 3 \ s O Tl�z s \ O „ p\ 1 2 \ \ ss i _ / a \ J� \ JGP \ NINE (9) 1�" DPE D S \ SERVICES IN C ON TR H THREE (3) 6"0 PVC (ATE SEWERo sd SERV-VICES IN COMMON ENQH L? ��SS SERVICE LATERAL \ s 7 UNIT 104 UNIT 103 UNIT 102 UNIT 101 \\\ I � I 1 Jc 00 -----�J --- - --- -- 379- - - - - - - - - 379 _ -- ----- - - - - - - - - - - - -IINNINNINNNINNI - SEWER SERVE LINE CLEAN- 1 8 , J � SIDE SEWER BLDG A SIDE SEWER BLDG / CLEAN -OUT (TYP) CLEAN -OUT (TYP) \ 1" HDPE WA W R.O.W. PROPERTY S (TYP) SEWER SERVICE ONNEC11ONS (S E NOTE) F A a z o ao ao �. ..EDMONDS WAY (SR-104) `� z II II SERVICE LATERAL #1 CLEANOUT II II > I �_ LO SEWER CONNECTION NOTE: PRIOR TO CONSTRUCTION THE CONTRACTOR MUST o J W/ LAMPHOLE COVER PER Q EX GROUND J _ rS o FIELD VERIFY THE ACTUAL LOCATION, ALIGNMENT c ¢ OLYMPIC S DETAIL DWG S-3 w o I� o pq I- AND DEPTH OF THE E)OSTING SANITARY SEWER (HT 2.4 FTt) p N w STA 1+14. /4.00 L FINISH GROUND 5 5 a re) + + o II o II MAIN AT THE PROPOSED SEWER CONNECTION, 0 5 5 RIM= 375. � AND MUST PROVIDE THIS INFORMATION TO THE N = IE= 369.51 (6" PVC) J GO Ld cn LL.I CIVIL ENGINEER FOR REVIEW. //, /� \ \\ \\ \\ \ �\ \\ 1/ / T 11) \ /\ /\ /\ \\ .\\ ,\\ / , FF= \ �\ r . 75.50) 5 /\ /\ /� /� /� /\/ \\ /� \ ,\\��\ = 375.5 . �\ ,\\ �0 o i\ /�//\ 00% SIDE SEWEF WYE (UNIT 110) / (SERVICE LkTERAL #1) 0 SEE TABLE O SIDE SEWER WYE (UNIT 109) - f THREE PARALLEL 6"0 SIDE STA 0430.1f SEWER LATERALS FIE= 37 .16t UffERAL W/ 1.5 FT HOW SEPARATION CENTERLINES) O (APPROX ONLY) (SERVICE #1) L STA 0+82. 8 (PIPE 1111- SEE TABLE 51.39 LF 6" PVC SS 01.67% IE= 372.98 SEE PLAN VIEW bb-I35 LFPVC SS ®1.67% 27.0 LF 6" PVC SS INSTALL THREE SEWER LATERAL 1. 67%f SERVICE LATERAL #2 CLEANOUT LATERAL SERVICE LATERAL #2 SERVICE LA #3 CLEANOUT CONNECTIONS TO EXIST 8" PVC W/ LAMPHOLE COVER PER SIDE SEWER DOUBLE WYE W/ LAMPHOLE COVER PER SERVICE LATERAL #2 CLEANOUT (CUT & REMOVE APPROX 7 LF OLYMPIC STD DETAIL DWG S-3 (UNITS 105-108) OLYMPIC SID DETAIL DWG S-3 W/ LAMPHOLE COVER PER L SIDE SEWER WYE (UNIT 101) MAIN, INSTALL (3) 8"x6" TEES STA 1+51.39/5.50 L STA 1+50.39/5.50 L STA 1+12 /7.00 L OLYMPIC STD DETAIL DWG S-3 (SERVICE LATERAL #3) PROPERTY LINE CLEANDUTS (THREE) STUBS 0 24" O.C. W/ 8" CONC RIM= 375.3t IE=370.10 RIM= 375.6± STA 1+00.00 5.50 L SEE TABLE W/ LAMPHOLE COVER PER OLYMPIC FERNCO COUPLINGS TO MAIN. B IE= 370.12 6 PVC - SIDE SEWER WYE (UNIT 104) RIM= 375.5f IE= 369.26 (6" PVC) SIDE SEWER WYE (UNI (SERVICE LATERAL #3 - 102) AB: 0+38/ 11 LT SERVICE 1: OLYMPIC STD DETAIL DWG S-2 (SERVICE #3) SEE TABLE AB:TERAL 0+38 / 9 LT SERVICE 2: SERVICE 1: STA 0+16.5/20.0t SEWER PROFILE (ROAD A SEE TABLE AB: 0+38 / 7 LT SERVICE 3: STA 8 37 60716.52 L SERVICE 2: STA 0+16.4/22.0f SIDE SEWER WYE (UNIT 103) (SERVICE LATERAL #3) RIM= 375.2f IE= 368.17 (6" PVC) SERVICE 3: STA 0+16.4/24.0f MAIN IE= 367.5t (8" PVC) SCALE: 1"=10' HORIZONTAL 1"=5' VERTICAL SEE TABLE *SEE SEWER CONNECTION NOTE cv co eo u0 co LO N U-i � rn � M M MIS M^ MIS M MIS MIS 2+00 1+50 30 REVISED PER ADA REVIEW NL 02/12/14 FIEOORD DRAWNG NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. ® REVISED PER CITY REVIEW COMMENTS NL 05/27/14 CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. Q REVISED PER OVW&SD COMMENTS NL 03/05/15 THIS RECORD RAWINGATION SET REPRESENTS THE"ACTUAL�IN UTILITY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT A CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY NO. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 1 +00 consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) 0+50 JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL IN 390 370 C P z W Z W J O ¢ U U� U C) O U �J N O M L0 CD Q �M Z to Iy O± I I / O 04 O o II V+ �� + aW p0 JN LU N W � NEX GROI IND N FINISH GROUND UNIT 105 & 10 (FF= 375.50) \\ UNIT 107 & 108 -2.00% �\ \\/\ (FF= 375.20) o- / TRASH ENLOSURE Q RETAINING WALL r , (HT= 3.6 FTf) 44.23 LF 6" PVC SS 0 1. % 18.82 LF 6" PVC SS 01.00% 0 SERVICE LATERAL #2 CLEANOUT SERVICE LATERAL #2 SIDE SEWER WYE (UNIT 107) (SERVICE LATERAL #2) SERVICE W/ LAMPHOLE LATERAL #2 CLEANOUT COVER PER W/ LAMPHOLE COVER PER SIDE SEWER WYE (UNIT 106) SIDE SEWER DOUBLE WYE SEE TABLE STD DETAIL DWG S-3 OLYMPIC STD DETAIL DWG S-3 (SERVICE LATERAL #2) (UNITS 105-108 ) SIDE SEWER WYE (UNIT 108) 0OLYMPIC STA STA0+ 4.90/5.00 L STA 0+31.85/5.00 L SEE TABLE STA 0+50.67/5.00 L LATERAL #2) RIM= 3 4.9f RIM= 375.3t SIDE SEWER WYE UNIT 105 (ROAD A STA 1+50.39/5.50 L)ERTABLE _ 370 54 » _ (SERVICE LATERAL #2) _ SEE TABLE SEWER PROFILE (ROAD B SCALE: 1 "=10' HORIZONTAL 1"=5' VERTICAL cV to 0 N pp cp toc0 00 L6 CO L 6 -4 Lp 0+00 0+50 1 +00 SIDE SEWER SERVICE SUMMARY TABLES WATER CONSTRUCTION NOTES SERVICE LATERAL 1 SERVICE LATERAL 2 SERVICE LATERAL 3 �1 „" T „ , �" ,, , „ „" 390 370 360 I INJIALL D IAPPINV Itt YY� D BAIL VALVt krLXMJ� ANU INKUJI tILULK UN r_AIJIINb a UI MAIN Al UNIT 109 (FF=375.10) UNIT 105 (FF=375. 50) UNIT 101 (FF=376.00) STA 1+13.96/4.00 L (6"xC SEWER WYE) STA 0+32.85/5.00 L (6"A" SEWER WYE) STA 0+57.70/7.00 L (6"A" SEWER WYE) STA 0+36.5t/22.4f R PER OLYMPIC VIEW WATER & SEWER DISTRICT STANDARD DETAIL DWG W-7. LATERAL MAIN IE= 369.50 LATERAL MAIN IE= 370.28 LATERAL MAIN IE= 368.56 CONTRACTOR TO FIELD LOCATE DEPTH, LOCATION, ALIGNMENT AND SIZE THE EXISTING WATER MAIN TO STA 1+13.96/11.00 R (BLDG CLEANOUT) STA 0+32.85/10.00 L (BLDG CLEANOUT) STA 0+57.70/10.00 L (BLDG CLEANOUT) FACILITATE THE WET TAP CONNECTION. A6; 0+52 18 LT IE= 370.60 (4" PVC) IE= 371.00 (4" PVC) IE= 371.50 (4" PVC) 2 INSTALL NEW FIRE HYDRANT ASSEMBLY W/ THRUST BLOCK AT STA R PER OLYMPIC UNIT 110 (FF= 375.50) UNIT 106 (FF=375.50) UNIT 102 (FF=376.00) VIEW WATER &SEWER DISTRICT STANDARD DETAIL DWG W-3. STA 1+09.96/5.50 L (6"x4" SEWER WYE) STA 0+36.85/5.00 L (6"A" SEWER WYE) STA 0+61.70/7.00 L (6"x4" SEWER WYE) LATERAL MAIN IE= 369.43 LATERAL MAIN IE= 370.24 LATERAL MAIN IE= 368.62 3 DOMESTIC SERVICE CONNECTIONS (9 INDMDUAL SINGLE SERVICES) STA 1+09.96/11.00 R (BLDG CLEANOUT) STA 0+36.85/10.00 L (BLDG CLEANOUT) STA 0+61.70/10.00 L (BLDG CLEANOUT) IE= 371.00 (4" PVC) IE= 371.00 (4" PVC) IE= 371.50 (4' PVC) INSTALL NINE (9) INDIVIDUAL WATER SERVICES: INSTALL 1" CORP STOPS, SADDLES AND METER BOXES UNIT 107 (FF=375.20) UNIT 103 (FF=375.80) PER OLYMPIC VIEW WATER & SEWER DISTRICT (OVW&SD) STANDARD DETAIL DWG W-1. PROVIDE TYPE STA 0+89.90/5.00 L (6"A" SEWER WYE) STA 1+07.70/7.00 L (6"x4" SEWER WYE) "K" COPPER SERVICE LINE BETWEEN MAIN AND EACH METER BOX. METER BOXES SHALL BE CLUSTERED LATERAL MAIN IE= 370.49 LATERAL MAIN IE= 369.39 AS SHOWN AND ADJACENT TO R.O.W. PROPERTY LINE AS SHOWN (LOCATIONS TO BE VERIFIED BY THE STA 0/10.00 L (BLDG CLEANOUT) STA 1+07.70/10.00 L (BLDG CLEANOUT) IE= 37070.70 (4" PVC) IE= 371.30 (4" PVC) CONTRACTOR AND COORDINATED WITH OVW&SD). CORPORATION STOP CONNECTIONS CENTERED AT STA 70 UNIT 108 (FF=375.20) UNIT 104 (FF-378.50) 0+51.3f/31.2f R. METER BOX CLUSTER CENTERED AT STA 0+57.7f/24.8f R. STA 0+93.90/5.00 L (6"x4" SEWER WYE) STA 1+11.70/7.00 L (6"A" SEWER WYE) O LANDSCAPE IRRIGATION SERVICE CONNECTION LATERAL MAIN IE= 370.53 LATERAL MAIN IE= 369.46 STA 0+93.90/10.00 L (BLDG CLEANOUT) STA 1+11.70/10.00 L (BLDG CLEANOUT) DEDICATED LANDSCAPE IRRIGATION SERVICE: INSTALL 1" CORP STOP, SADDLE AND METER BOX PER IE= 370.70 (4" PVC) IE= 371.30 (4" PVC) OLYMPIC VIEW WATER & SEWER DISTRICT (OVW&SD) STANDARD DETAIL DWG W-1. PROVIDE TYPE T' COPPER SERVICE LINE BETWEEN MAIN AND METER BOX. METER BOXES SHALL BE LOCATED ADJACENT TO R.O.W. PROPERTY LINE AS SHOWN (LOCATION TO BE VERIFIED BY THE CONTRACTOR AND COORDINATED WITH OVW&SD). CORPORATION STOP CONNECTION AT STA 0+55.0f/34.7f R. METER BOX WATER CONSTRUCTION NOTES (CONTD) CENTERED AT STA 01 61 07i -28 Z1 R. AB: 0+63 / 30 RT O5 LANDSCAPE IRRIGATION POINT OF CONNECTION (DESIGN BY OTHERS) 390 LANDSCAPE IRRIGATION SYSTEM TO BE DESIGNED BY OTHERS AND MUST INCLUDE ISOLATION GATE VALVE AND DOUBLE CHECK VALVE BACK FLOW PREVENTION. POINT OF CONNECTION LOCATION AT APPROX STA 0+63.0t/26.0± R. O6 DOMESTIC SERVICE CONNECTION (UTILIZE EXISTING SERVICE) EXISTING WATER SERVICE METER BOX AT STA 0+36.56/24.58 L. REMOVE EXISTING SERVICE (SERVICE LINE TO EXISTING SINGLE FAMILY HOME TO BE DEMOLISHED) AND INSTALL NEW 1" HDPE WATER SERVICE BLDG UNIT 101 AS SHOWN. 0BUILDING UNIT 101 DOMESTIC SERVICE: INSTALL 1" WATER SERVICE TO BUILDING AT STA 0+46.6/20.6 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. I`$ BUILDING UNIT 102 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 0+78.7/10.0 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH 380 ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. BUILDING UNIT 103 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 0+90.7/10.0 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH O9 ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. 10 BUILDING UNIT 104 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+21.7/16.0 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. 11 BUILDING UNIT 105 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+54.7/28.5 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. 12 BUILDING UNIT 106 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+55.1/14.5 L. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH 370 ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. SERVICE 13 BUILDING UNIT 107 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+56.4/28.6 R. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH FIX 8" MAIN ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. " BUILDING UNIT 108 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+56.8/42.6 R. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH x 8' PVC 8 D ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. R ALSO TO 15 BUILDING UNIT 109 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 1+24.0/16.0 R. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. 16 BUILDING UNIT 110 DOMESTIC SERVICE: INSTALL 1.5" WATER SERVICE TO BUILDING AT STA 0+84.0/11.0 R. CONTRACTOR TO COORDINATE SERVICE CONNECTION WITH ABOVE* ARCHITECT AND OWNER PRIOR TO CONSTRUCTION. 360 GENERAL NOTES: 1. ALL STATION AND OFFSET LABELS ARE BASED OFF OF THE " ROAD A" BASELINE ALIGNMENT AS SHOWN ON SHEET C-3. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 2. ALL PROPOSED WATER AND SEWER UTILITIES SHOWN ON -SITE ARE TO BE PRIVATELY OWNED AND MAINTAINED. 3 ALL WATER AND SEWER WORK SHALL BE COMPLETED IN ACCORDANCE WITH OLYMPIC VIEW WATER & SEWER DISTRICT DEVELOPMENT STANDARDS AND MUST BE APPROVED BY THE 0+00 DISTRICT. KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 WATER AND SEWER EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE 2013 H: 1" = 10' V: 1" = 5' DRAWING: C 8 SHEET: 8 of 12 fzxl ibit 8 PLN2023-0 Packet Pg. 152 I1rATPY/\v • I I r%r'%Ik r'V'I PYr A r%l& Mom\ P-INPYr1 n,-1IL1 10% PYr\ I & 11 IS APYrPYPY �C� i nv i f1LL rn11V 1 a7 GCf1n11V� rnCY1VV�7 nCY1�71V1V IVVMGCn�7 ROAD NOTES: SEWER MAIN INSTALLATION REQUIREMENTS 2.A.i FILTER FABRIC SECURED TO 2' X 2' 14 GA. WIRE FABRIC EQUAL 2' X 2' WOOD OR o EQUIVALENT a,- Ia?' PLACE 3/4'-I.S' WASHED GRAVEL IN THE TRENCH AND ON BOTH SIDES OF FILTER FABRIC FENCE ON THE SURFACE. FILTER FABRIC MATERIAL IN CQNTIN"US ROLLS. USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE. ,� II WIRE MESH SUPPORT FENVE I I TO SUPPORT FILTER FA'JIC. li I! II-' - .I j f I �� T ' -- - :10j --1 r-------- -----rt -- iu 1 1 BURY BOTTOM OF FILTER I I I MATERIAL 8' TO 12' I I L- 6' MAX. Li 2' X 2' WOOD POSTS OR EQUIVALENT 'CONTRACTOR/DEVELOPER SMALL MAINTAIN AND REPLACE STRAW BALES TO INSURE PROPER EROSION CONTROL. CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEPORE OTHER WORK CAN BEGIN. -.� ITYF ED.OD --- R.EVISIONS I STANDARD DETAIL RP4FflVE6 Br BATE FLVI FOE FBIM fILTMTIQIt S11S W r890-1994................................ °A� 7/24/01 �JL:Nrs aws Na. E1.1 GRATE: IN CITY INSPECTION REQUIRED ON ALL EROSION CONTROL] MEASURES BEFORE WORK CAN BEGIN. II EGEBERT , T - PE D IONS STANDARD DETAIL_ lo/a6.o3T6�ORA 3BWTWFMCATTSiN= OS/L9/OS 05/05/0& RATE /za/al SC"`L NITS Dwa No' E1.3 NEEP.P21AVAVAVA 25' MIN. RADIUS QUARRY SPALL'�P ���r,►r►�r�►r�r�r�� _.2-4' MIN DIA t,�<,r�r�r�r�r�T►ir�r�r�rrwMIN. DEPTH Ty SoIDo so�F,ssra Z --</ PROVIDE FULL WIDTH OF INGRESS/ EGRESS AREA CONTRACTOR SHALL MAINTAIN TEMPORARY CONSTRUCTION ENTRANCE DURING THE CONSTRUCTION PERIOD, CITY INSPECTION REQUIRED ON ALL EROSION CONTROL MEASURES BEFORE WORK CAN BEGIN, CITY TF: EDMON D REVISIONS STANDARD DETAIL. &P Qavu w PATE D. GEiRERT I0/6/03 1890-199Q PAW 7/?4/01 NITS Dws aa. Ei2 CM? OR PVC RISER WTH TRASH RACK AND DESIGNED CRIF;CES NAxLMV.M WATER LEVEL [}UPoNG DESIGN STORMEMERGENCY6' MINIMUM OVERFLOW 1 FT. Idt�IMU� I 77 11'ASHED I' TO h� AVELNAXWUM 1. CTEC FILTER SLOPE LTER y in e I WAXPAUM 1' MINIMUM SLOPE BASE 1 FT. MNIMUM THICK OC NCRE TTE AN TI-SEEP COLLAR - CLEAR. GR IUS. AND RIP RAP KEY-V BERM LEVEL SPREADER OR ENERGY DISSIPATER NIE� I. PCHO 'WATER �'OLUWE S-4ALL BE CETERMIN'LI) IN ACCORDANCE WITH THE DEPARTMENT OF ECOLOGY STORM WATER WANAGEME`T WANUXL FOR THE PUGET SOUND BASIN. 2. SEOINE NT SHALL BE REMO'JED WHEN IT FILLS HALF THE PCNO. 3. PCtiO LENGTH SHALL BE 6 11MES CREATER THAN TI-E WOTH AND NAY INCORPORATE BAFFLES. 4. THE DESIGN SHALL BE PER CURRENT Qg.TECHNICAL MANUAL. S. WASHED CRAVIL FILTER VAY BE HELD IN PLACE 1%11}i MIRE MESH. APP OVEO CITY OF BELLINGHAM DRAWING �j 9oy TEMPORARY SEDIMENT EC-625 OltEnaineer Date POND (A) 1. ALL WORKMANSHIP AND MATERIALS SHALL BE IN ACCORDANCE WITH CITY OF EDMONDS DEVELOPMENT STANDARDS AND THE MOST CURRENT COPY OF THE STATE OF WASHINGTON/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION. UTILITY CONSTRUCTION NOTES 1. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE ENGINEER TO ASSURE ACCURATE AND TIMELY COLLECTION OF ALL REQUIRED AS -BUILT DATA. THIS DATA MUST ACCURATELY REFLECT THE EXACT LOCATION OF ALL UNDERGROUND UTILITIES, BOTTOM OF PIPE ELEVATIONS, INVERT ELEVATIONS, MANHOLE LOCATIONS, BLOW -OFF LOCATIONS AND INVERTS OF SERVICE CONNECTION (BOTH AT PIPE AND AT PROPERTY LINE), VERTICAL AND HORIZONTAL BENDS, SERVICE BOXES AND METERS, VALVES AND HYDRANTS. CALL AT LEAST 48-HOURS BEFORE BURYING UNDERGROUND PIPE TO ASSURE AND FACILITATE REQUIRED AS -BUILT SURVEY. THE ENGINEER WILL PROVIDE CERTIFIED AS -BUILT MYLARS TO PUBLIC WORKS UPON PROVISIONAL ACCEPTANCE OF ROAD AND UTILITY IMPROVEMENTS. 2. THE CONSTRUCTION OF UNDERGROUND UTILITY LINES SHALL BE SUBJECT TO THE FOLLOWING CRITERIA: A. NO MORE THAN 400 FEET OF TRENCH SHALL BE OPENED AT ONE TIME. B. WHERE CONSISTENT WITH SAFETY AND SPACE CONSIDERATIONS, EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF DITCHES. C. TRENCH DEWATERING DEVICES SHALL DISCHARGE INTO SEDIMENT TRAPS OR ONTO VEGETATED GROUND. D. WHERE PRACTICAL, INSTALL GRAVITY PIPE UTILITIES PRIOR TO INSTALLATION OF OTHER UTILITIES. 3. UTILITY CONSTRUCTION SHALL BE DONE IN ACCORDANCE TO THE CITY OF EDMONDS AND OLYMPIC VIEW WATER & SEWER DISTRICT DEVELOPMENT STANDARDS. 4. TESTING OF NEW WATER LINES, SANITARY SEWER LINES, AND STORM SEWER SYSTEMS SHALL NOT BE PERFORMED UNTIL ALL OTHER ADJACENT UTILITIES HAVE BEEN INSTALLED. 5. STREET LIGHTING SYSTEM DESIGN SHALL BE PREPARED BY OTHERS AND IS NOT INCLUDED WITH THIS PLAN SET. 6. COMMON UTILITIES (POWER, GAS, PHONE, CABLE) SHALL BE DESIGNED BY OTHERS. STORM DRAINAGE NOTES 1. ALL WORKMANSHIP AND MATERIALS SHALL BE IN ACCORDANCE WITH CITY OF EDMONDS DEVELOPMENT STANDARDS AND THE MOST CURRENT COPY OF THE STATE OF WASHINGTON/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION. RECORD DRAWING NOTE: CALL 48 HOURS BEFORE YOU DIG THIS SHEET DOES NOT INCLUDE CONSTRUC110N 1-800-424-5555 PROJECT AS -BUILT RECORD INFORMATION. A2 REVISED PER CITY REVIEW COMMENTS NL 12/14/13 FIE00R0 DRANNG NOTE' THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN 3Q REVISED PER ADA REVIEW NL 02/12/14 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. ® REVISED PER CITY REVIEW COMMENTS NL 05/27/14 THE "AS -BUILT" ORTHIS RECORD RAWINGATION SET REPRESENTS THE"ACTUALAB" WI�IN UTILITY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT A CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY NO. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 ff EYOZYT RIYO LTD consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL 1. ALL WORKMANSHIP AND MATERIALS SHALL BE IN ACCORDANCE WITH OLYMPIC VIEW WATER & SEWER DISTRICT STANDARDS AND THE MOST CURRENT COPY OF THE STATE OF WASHINGTON/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION. 2. ALL APPROVALS AND PERMITS REQUIRED SHALL BE OBTAINED BY THE CONTRACTOR PRIOR TO THE START OF CONSTRUCTION. 3. IF CONSTRUCTION IS TO TAKE PLACE IN THE CITY RIGHT-OF-WAY, THE CONTRACTOR SHALL CONTACT THE CITY PUBLIC WORKS DEPARTMENT TO OBTAIN ALL REQUIRED APPROVALS AND PERMITS. 4. A PRECONSTRUCTION MEETING SHALL BE HELD PRIOR TO THE START OF CONSTRUCTION. 5. OLYMPIC VIEW WATER & SEWER DISTRICT SHALL BE NOTIFIED A MINIMUM OF 48 HOURS IN ADVANCE OF A TAP OR CONNECTION TO AN EXISTING SANITARY SEWER MAIN. THE INSPECTOR SHALL BE PRESENT AT THE TIME OF THE TAP OR CONNECTION. 6. THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND UTILITIES LOCATE LINE AT 1-800-424-5555 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. 7. GRAVITY SEWER MAIN WITH LESS OR EQUAL 4' OF COVER SHALL BE D.I. CLASS 52; 4' TO 18' OF COVER SHALL BE PVC, ASTM D3034 SDR 35, OR ASTM F789 WITH JOINTS AND RUBBER GASKETS CONFORMING TO ASTM D3212 AND ASTM F477; GREATER THAN 18' COVER SHALL BE D.I. CLASS 52, OR C-900. 8. PRECAST MANHOLES SHALL MEET THE REQUIREMENTS OF ASTM C478. MANHOLES SHALL BE TYPE 1 (48") UNLESS OTHERWISE SPECIFIED ON THE PLANS. JOINTS SHALL BE RUBBER GASKETED CONFORMING TO ASTM C443 AND SHALL BE GROUTED FROM THE INSIDE. LIFT HOLES SHALL BE GROUTED FROM THE OUTSIDE AND INSIDE OF THE MANHOLE. 9. SIDE SEWER SERVICES SHALL BE PVC, ASTM D3034 SDR 35 WITH FLEXIBLE GASKETED JOINTS. SIDE SEWER CONNECTIONS SHALL BE MADE BY A TAP TO AN EXISTING MAIN OR TEE FROM A NEW MAIN CONNECTED ABOUT THE SPRINGLINE OF THE PIPE. 10. ALL SEWER MAINS SHALL BE FIELD STAKED FOR GRADES AND ALIGNMENT PRIOR TO CONSTRUCTION BY A LICENSED ENGINEER OR SURVEYING FIRM QUALIFIED TO PERFORM SUCH WORK. PRIOR TO CONSTRUCTING ANY SEWER, THE SEWER LINE LOCATION SHALL BY ESTABLISHED BY SURVEYOR. 11. ALL PLASTIC PIPE SHALL BE INSTALLED WITH CONTINUOUS TRACER TAPE INSTALLED 12" TO 18" UNDER THE PROPOSED FINISHED SUBGRADE. THE MARKER SHALL BE PLASTIC NON BIODEGRADABLE, METAL CORE, OR BACKING MARKED SEWER WHICH CAN BE DETECTED BY A STANDARD METAL DETECTOR. 12. EACH SIDE SEWER LATERAL SHALL HAVE A 2X4 WOOD MARKER AT THE TERMINATION OF THE STUB. THE MARKER SHALL EXTEND FROM THE TRENCH TO ABOVE FINISHED GRADE. ABOVE THE GROUND SURFACE, IT SHALL BE PAINTED GREEN WITH "SEWER" AND THE DEPTH, IN FEET, STENCILED IN WHITE LETTERS, 2" HIGH. 13. SIDE SEWERS SHALL BE COORDINATED FOR CLEARANCE WITH POWER, TELEPHONE AND OTHER UTILITIES. 14. PIPE BEDDING SHALL BE IN ACCORDANCE WITH WSDOT STANDARD PLAN B-18C CLASS F. PEA GRAVEL IS AN ACCEPTABLE BEDDING MATERIAL. ALL PIPE SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION ACCORDING TO STANDARD SPECIFICATION 7-02.3(1). THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIALS AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. 15. A 6' SQx4" THINK CONCRETE PAD SHALL BE INSTALLED AROUND ALL SSMHs AND A 3' SQx4" THICK CONCRETE PAD SHALL BE INSTALLED AROUND ALL CLEANOUTS THAT ARE NOT IN A PAVEMENT AREA. 16. TEMPORARY PAVEMENT PATCHING SHALL BE ALLOWED FOR AS APPROVED. TEMPORARY PAVEMENT PATCHING SHALL BE PROVIDED BY PLACEMENT AND COMPACTION OF 1" MAXIMUM ASPHALT CONCRETE COLD MIX. CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE AS REQUIRED. OL MEASU 17. EROSION CONTROL MEASURES SHALL BE TAKEN BY THE CONTRACTOR DURING CONSTRUCTION TO PREVENT INFILTRATION AND INFLOW INTO EXISTING AND PROPOSED SANITARY SEWER FACILITIES. 18. PROVIDE TRAFFIC CONTROL IN ACCORDANCE WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AS REQUIRED. 19. THE CONTRACTOR SHALL HAVE A COPY OF THESE APPROVED PLANS ON THE CONSTRUCTION SITE AT ALL TIMES. 20. ANY CHANGES TO THE DESIGN SHALL FIRST BE REVIEWED BY THE PROJECT ENGINEER. 21. ALL LINES SHALL BE CLEANED AND PRESSURE TESTED PRIOR TO PAVING IN CONFORMANCE WITH THE SPECIFICATIONS REFERENCED IN NOTE 1. TESTING OF THE SANITARY SEWER MAIN SHALL INCLUDE TV-ING OF THE MAIN BY THE CONTRACTOR. IMMEDIATELY PRIOR TO THE TV-ING, ENOUGH WATER SHALL BE RUN DOWN THE LINE SO IT COMES OUT THE LOWER MANHOLE. A WATER TEST OF ALL MANHOLES MAY ALSO BE REQUIRED. TESTING SHALL TAKE PLACE AFTER ALL UNDERGROUND UTILITIES ARE INSTALLED AND COMPACTION OF THE ROADWAY SUBGRADE IS COMPLETED. 22. PRIOR TO BACKFILL, ALL MAINS AND APPURTENANCES SHALL BE INSPECTED AND APPROVED. APPROVAL DOES NOT RELIEVE THE CONTRACTOR FOR CORRECTION OF ANY DEFICIENCIES AND/OR FAILURES AS DETERMINED BY SUBSEQUENT TESTING AND INSPECTIONS. WATER MAIN INSTALLATION REQUIREMENTS 1. ALL WORKMANSHIP AND MATERIALS SHALL BE IN ACCORDANCE IN ACCORDANCE WITH OLYMPIC VIEW WATER & SEWER DISTRICT STANDARDS AND/OR THE MOST CURRENT COPY OF THE STATE OF WASHINGTON/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION. OLYMPIC VIEW WATER & SEWER DISTRICT STANDARDS SHALL TAKE PRECEDENCE IF THE STANDARDS DIFFER. 2. A PRECONSTRUCTION MEETING SHALL BE HELD PRIOR TO CONSTRUCTION. 3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE OR HAVE LOCATED BY THE APPROPRIATE COMPANIES ALL UTILITIES PRIOR TO BEGINNING CONSTRUCTION. CALL UNDERGROUND LOCATE AT 1-800-424-5555 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATIONS. 4. WATER PIPE SHALL BE DUCTILE IRON PIPE STANDARD THICKNESS CLASS 52 CEMENT -LINED UNLESS OTHERWISE SPECIFIED AND SHALL CONFORM TO ANSI/AWWA C151/A21.51. 5. GATE VALVES SHALL BE RESILIENT WEDGE, NRS (NON -RISING STEM) WITH 0-RINGS SEALS. VALVE ENDS SHALL BE MECHANICAL JOINT OR ANSI FLANGES. VALVES SHALL CONFORM TO AWWA 509-80. VALVES SHALL BE MUELLER, M & H, CLOW R/W OR WATEROUS SERIES 500. 6. FITTINGS SHALL BE DUCTILE IRON SHORT BODY COMPACT CONFORMING TO AWWA C110, C11 AND C153 AND SHALL BE CEMENT MORTAR LINED CONFORMING TO AWWA C104. THE OLYMPIC VIEW WATER & SEWER DISTRICT WILL BE GIVEN 72 HOURS NOTICE PRIOR TO SCHEDULING A SHUTDOWN. WHERE CONNECTIONS REQUIRE "FIELD VERIFICATION", CONNECTION POINTS WILL BE EXPOSED BY THE CONTRACTOR AND FITTINGS VERIFIED 48 HOURS PRIOR TO DISTRIBUTION SHUTDOWN NOTICES. 7. FIRE HYDRANTS SHALL CONFORM TO AWWA C501 AND SHALL BE OF STANDARD MANUFACTURE AND OF AN APPROVED PATTERN WITH STORTZ 4" QUARTER TURN FITTING. HYDRANTS SHALL BE M & H RELIANT STYLE 929 OR MUELLER A-423 (MJ). HYDRANTS SHALL BE BAGGED UNTIL SYSTEM IS APPROVED. 8. ALL LINES SHALL BE DISINFECTED, FLUSHED AND PRESSURE -TESTED IN CONFORMANCE WITH WSDOT/APWA STANDARDS AND SPECIFICATIONS. ALL PIPE SHALL BE TESTED AT 240 PSI. THE CONTRACTOR SHALL FURNISH TEMPORARY PLUGS, TESTING DEVICES, ETC. PURITY TESTS SHALL BE CONDUCTED, AND CONNECTION WILL BE AUTHORIZED FOLLOWING PASSING THE TESTS. THE CONTRACTOR SHALL NOT OPERATE ANY VALVE OR PART OF THE WATER SYSTEM WITHOUT NOTIFICATION AND SPECIFIC SUPERVISION OF THE DISTRICT UTILITY SUPERINTENDENT. THE CONTRACTOR SHALL MAKE ALL CONNECTIONS TO THE SYSTEM REQUIRED AFTER MAKING ARRANGEMENTS WITH THE DISTRICT IN ADVANCE. WORK AND PROCEDURES SHALL CONFORM TO APWA SEC 7-11.3(9). 9. INSTALLATION OF PIPE, FITTINGS AND VALVES, HYDRANTS AND APPURTENANCES SHALL CONFORM TO WSDOT/APWA STANDARD SPECIFICATIONS. COVER SHALL BE 36 INCHES OVER THE TOP OF PIPE UNLESS OTHERWISE NOTED ON PLANS. IN THE EVENT GRADE REVISION FOLLOWING WATER MAIN CONSTRUCTION RESULTS IN COVER OVER WATER MAIN OF LESS THAN THREE FEET OR MORE THAN FIVE FEET, THE WATER MAIN SHALL BE RECONSTRUCTED BY THE OWNER TO CONFORM TO THE SPECIFICATIONS UNLESS DEPTH HAS BEEN PRE -APPROVED ALL ADDED COSTS OF INSPECTING SUCH WATER MAIN RECONSTRUCTION SHALL BE CHARGED TO THE DEVELOPER. 10. PRIOR TO THE CONSTRUCTION OF ANY WATER MAINS, THE LOT CORNERS SHALL BE STAKED AND WATER MAIN LOCATIONS ESTABLISHED BY SURVEY, COST OF WHICH IS TO BE BORNE BY THE DEVELOPER. 11. TO MAINTAIN THE REQUIRED ALIGNMENT, USE SHORT LENGTHS AND DEFLECT THE JOINTS OR USE NECESSARY BENDS. 12. BEDDING MATERIAL MEETING THE REQUIREMENTS FOR RIGID PIPE SHALL BE PLACED TO A DEPTH OF 6" UNDER AND AROUND THE PIPE AND TO A DEPTH OF AT LEAST 12 INCHES OVER THE TOP OF THE PIPE. THE BEDDING MATERIALS SHALL BE RAMMED AND TAMPED AROUND THE USE OF SHOVELS OR OTHER APPROVED HAND-HELD TOOLS SO AS TO PROVIDE FIRM AND UNIFORM SUPPORT OVER THE FULL LENGTH OF ALL PIPE, VALVES AND FITTINGS. CARE SHALL BE TAKEN TO PREVENT ANY DAMAGE TO THE PIPE OR ITS PROTECTIVE COATING. 13. SEPARATION OF WATER MAINS SHALL CONFORM TO WDOE STANDARDS OR SPECIAL CONSTRUCTION REQUIREMENTS. KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 STANDARD NOTES AND DETAILS EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE 2013 H: 1" = 10' V: N/A DRAWING: C - 9 SHEET: 9 of 12 Ex1fibit 8 PLN2023-0 Packet Pg. 153 11rP1TPY/\v • B B Mr%lk BT/'% PYr A PYBf, BA"\ r%r%r-TA nl-\B 10% P9r\ nP'U j-\B, B B, BB It APYrPYPY VCo 1 nV I P%L-L rn11V 1 Q 01__f1n11V%j rn1__Y1wUQ 11-111--Y1o1V1V IVVMGCno 2.A. i FINAL JOINT SHALL BE A NEAT HMA CLASS 1/2' STRAIGHT LINE AND ALL EXPOSED PC n-"22 EDGES SHALL BE TACKED NEATLY (SEE NOTE 5) WITH WSDOT STANDARD SPECIFICATIONS 5-04,3(5)A , 1' APPROVED TACK OR APPROVED 1 EQUAL. SLOPE EXCAVATION TO EXISTING HMA-1AVOID UNDERMINING EXISTING ..r -.f' a .- L' •a EXISTING MATERIAL "� t I ...I qd d i—I f lI 4- 'aa�— I�IIf II a ITS I, a Q 1-1/4' MINUS TRENCH WIDTH CSBC PER WSDOT 9-03.9(3) IMPORT OR NATIVE MATERIAL (SEE NOTES 3&4) BACKFILL SHALL BE COMPACTED TO 95% MAXIMUM DENSITY (SEE NOTE 2) NOTESs 1. SEE CITY OF EDMONDS MODIFICATIONS TO DIVISION 9 OF THE CURRENT WSDOT STANDARD SPECIFICATIONS FOR BACKFILLING REQUIREMENTS, 2. SUBMIT PROCTOR AND DENSITY TESTS FROM CERTIFIED TESTING COMPANIES DOCUMENTING THAT THE BACKFILL MEETS A MINIMUM OF 95% DENSITY PER ASTM D 1557. 3, CSBC DEPTH SHALL BE A MINIMUM 6' OR MATCH EXISTING WHICHEVER IS GREATER. WHEN MATCHING EXISTING CSBC DEPTH GREATER THEN 6', THEN CSBC SHALL BE INSTALLED IN MULTIPLE EQUAL THICKNESS LIFTS NOT EXCEEDING 6'. 4. IF TRENCH WIDTH EXCEEDS 6 FEET IN WIDTH, THE TOP 2' OF CSBC SHALL BE REPLACED WITH A SEPARATE 2' LIFT [IF 5/8' MINUS CSTC PER WSDOT 9-03.9(3), 5. HMA DEPTH SHALL BE A MINIMUM OF 4' THICK, UNLESS APPROVED BY THE ENGINEER, ANY DEPTH GREATER THAN 4' SHALL MATCH EXISTING. UNLESS APPROVED BY THE ENGINEER, THE HMA SHALL. BE INSTALLED IN MULTIPLE EQUAL THICKNESS LIFTS NOT EXCEEDING 2', 6, FINAL PAVEMENT JOINTS SHALL BE NEATLY AND UNIFORMILY SEALED WITH WSOOT STANDARD SPECIFICATIONS APPROVED JOINT SEALANT OR APPROVED EQUAL. I� T�' � oI : ED-moo �aZL .Ns STANDARD D ETAI L D. GEBERT 7/29/OS TYPICAL HMA AND UTILITY PATCH D. GEDERT aa12/07 CATE Est. 1894 R. ENGLISH FD/04/11 7/24/01 SALE NTS m NG. EELS CLEAR SPACE BETWEEN END OF DOME L TRANSITION POINT FROM SLOPE TO LANDING ��IN �TIuL ><jA�Nslak JDIkT 6„ CURD AT 149 ItrCD E MD GUttTTER 000p0000 L.L. LL DETECTAN.E YAMtWG IXTA A PAtuarATto YE9 0000Q LL �£ 00000 �100?0d0 AT me ^L s EXESTP4 Q 00000 % SEfiYN.K - V1 I- SAY CUT AS REWIRE( j 3' LANDING �L7ACTELC YARNING STRIP SEE DETAIL A [ TYPICAL ON r VIDE CTYPXAtLS CURB ALL RAMPS I' TYP. P-T LING DETECTABLE WARNING PATTERN AREA REF -ER TO DETAIN B SHALL BE YELLOW. A P _ RAMP Val 0 v v MIN. MAX, PLAN f �/�)" (/�)O NOMINAL DIMENSIONS C lnb air '�� D T!a• s s/16' TRACTION GRID PATTERN L� TACTILE WARNING TEXTURING £LEVA'fMN DETAIL A DETAIL B NOTE+ L AT LOCATIONS WHERE NEW RAMPS ABUT EXISTING CURB, GUTTERS, PLANTER STRIPS, AND SIDEWALKS, CONSTRUCT NEW RAMPS TO MATCH ADJACENT SURFACES, 2. ALL CONCRETE SURFACES SHALL HAVE A LIGHT BROOM FINISH, 3, CONCRETE SHALL BE SPRAYED WITH A CLEAR CURING COMPOUND OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS. 4, DETECTABLE WARNING PATTERNS (TRUNCATED DONS) SHALL BE REQUIRED ON ALL PUBLIC STREETS WITH A AN P T F CURB RETURN D PRIVATE STREETS SERVING IVE OR I+ORE LOTS. TRACTION RI E ) T GRID AM DI N OAS II BE USED AS INDICATED, 5, FOR NON -INTERSECTION CURB RAMPS ON PRIVATE PROPERTY, THE STANDARD DIAMOND PATTERN MAY BE USED AS INDICATED IN DETAIL A. CITY INSPECTION REQUIRED UN FORM WORK PRIOR TO POUR. ' ACCESSIBLE RAMP SHALL BE POURED SEPARATELY FROM CURB AND GUTTER. I T 0I ED . D� l2EVlsiohls STANDARD DETAIL ARPROVER BY DATE D. GE6£RT 03/24/05 CUFM RAMP TM I B. GEBERT 06/27/05 DATELi/I� Il�� �G i 1890_ 1990 D. GEBERT 0+/e/07 7/24/0E NTS owc NG. EL"' 10• - 2^1/2' -1/2' R o PLACE SCORE MARKS EVERY 10' 1' MAX. A. DRIVEWAY WING OR CURB RAMP SLOPE L t CONCRETE CURB SHALL BE NO LESS THAN 3' IN HEIGHT CONSTRUCT OUT OF RCP PAVEMENT 7 NOTE: NOT TO BE USED IN R.O.W. EXCEPT TO REPAIR o EXISTING EXTRUDED w CURBING. MOP EXTEND PAVEMENT 1.3' FROM THE FACE CURB IF NECESSARY TO SUPPORT ACP PAVEMENT EXTRUDED CURB PLACE 6' COMPACTED 5/8' CSTC BELOW ACP EXTENSION REVISIONS STANDARD DETAIL ARvrmveD BY aNre IL GEBERT o�.�e/os COIF• 8" IDED CURB 1g9fl DA7L 7/24/01 NTS WO Ho. ft7 SIDEWALK WIDTH VARIES f O 0°�0 O�O� I 6 bN Ay ,1 l`9 1s`Jfdr'�yf� yl S/ � oco 00 d [too LIP FINISHED TO I' RADIUS SEE DETAIL ABOVE 2% ADD 2' CSTC wIDTK OF SIDEWALK BLOW CONCRETE L. MIN 5'-10' SECTION A -•A ■ SLOPE MAY BE REVERSED TO IMPROVE ACCESS TO GRADE TO SITE. NOTE: 1. IF DRIVEWAY WIDTH EXCEErDES 15'. INSTALL A FULL DEPTH EXPANSION JOINT. 2. THE ACCESS APRON SHALL BE A MINIMUM OF 6' THICK AND SHALL BE PLACED ON 2' OF %' CSTC AND COMPACTED GRADE, 3. MATERIALS-- CONCRETE SHALL BE CLASS 3- 3000 PSI. ' 4. CITY ENGINEER SHALL DETERMINE APPLICABLE COMMERCIAL TYPE ENTRANCE BASED ON LOCATION AND OTHER SITE CONDITIONS. oo. STANDARD DETAIL APPRCbU W DATE MULTWAMILYI COMMERCIAL ENTRANCE DATE 1~sf 1$9D 8/17/06 SCALE NTS ;Dwc Na. E 72 RECORD DRAWING NOTE: CALL 48 HOURS BEFORE YOU DIG THIS SHEET DOES NOT INCLUDE CONSTRUCTION 1-800-424-5555 PROJECT AS -BUILT RECORD INFORMATION. Q2 REVISED PER CITY REVIEW COMMENTS NL 1 12/14/13 PEOORD DRA%MNG NOTE: THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. 30 REVISED PER ADA REVIEW NL 02/12/1A CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. ® REVISED PER CITY REVIEW COMMENTS NL 05/27/14 THE "AS -BUILT" ORTHIS RECORD RAWINGATION SET REPRESENTS THE"ACTUALAB* WI�IN UTILITY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT Q CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY N0. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 CITY INSPECTION REQUIRED ON FORM WORK PRIOR TO POUR 1' R a V BATTER e d. d • I'R . a 0.05 FT/FT As.. a a 4 A a a d 4 G p •. e 6' 4 a d AF. 4. . Q e 4 10' STANDARD 24' ARTERIAL - 5/8' MINUS CSTC NOTES - I. FORMS SHALL BE TRUE: TO LINE AND GRADE AND SECURELY STAKED. 2. EXPANSION JOINTS SHALL BE PLACED ADJACENT TO CATCH BASINS, 3. EXPANSION JOINTS SHALL BE EVERY 10 FEET AND DUMMY (CONSTRUCTION) JOINTS EVERY 5 FEET, 4. EXPANSION JOINTS SHALL HAVE 1/2' TO 3/8' WIDE PREMOLDED JOINT FILLER. 5, CONCRETE SHALL $E CLASS 3- 3000PSI. 6, FINISH SHALL BE LIGHT BROOM. 7. CURB SHALL BE SPRAYED WITH CLEAR CURING COMPOUND OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS. S. ALL SIDEWALKS POURED BEHIND CURB IN DRIVEWAY AREAS SHALL BE 6' THICK OVER 2' OF CSTC WITH SUBGRADE COMPACTED TO 95% MAXIMUM ' DENSITY. -•tiAr F 1 OFE'•REVISIONS STAB DARD DETAIL IIAtt 4/27/05 STAIUM TM W /ymr DETAIL D- GEBERT 4/2/07 LY1 YG1 8f 1a9Q DATE 7/24/01 SCAIF NTS DWG NO. ou -MAXIMUM TRENCH - PAY WIDTH (SEE TABLE BELOW) fat i *-SEE STANDARD DETAIL E2.3 ►wrwww wwrwV w tw-w-w V_ m, to BANK RUN GRAVEL FOR BACKFILL • 00001 -140����*O�Oi♦#�*t��i�TRENCH MtNUS) CSBC COE MOD �PER ��±�o, r���������9-03.19 OR SUITABLE mEXCAVATED MATERIAL CL AS APPROVED BY CITY ENGINEER (SEE NOTE 2 BELOW) MIN BEDDING MATERIAL ` LAJ r PER • , •, 6' • TE 2 NOTE: 1. MAXIMUM WIDTH OF TRENCH AT TOP PIPE ■ 36" FOR PPE UP TO AND INCLUDING 12" NOMINAL DIAMETER • I.D. PLUS 18" FOR PIPE LARGER -HAN 12" TABLE 1: MAX. TRENCH PATCH PAY WIDTH TRENCH DEPTH MAX PAY WIDTH 4' - 10' 60" 10' - 20' 72- DIAMETER .N I NOIN AL IA p M.. E 2. REFER TO CITY OF EDMONDS MODIFICATIONS TO DIVISION 9 OF WSDOT STANDARD SPECIFICATIONS. FOR MATERIAL GRADATION AND ADDITIONAL INFORMATION. 3. TRENCH BACKFILL SHALL MEET A MINIMUM COMPACTON OF 95% DENSITY PER ASTM D 1557. REVISIONS STANDARD D ETAI L WfRoyo sY a GEBERT 07/20/35 TYPICAL. TRENCH SECTION D,GEBERT 04/02/07 DATE SCALENn. fsf 1894 R. ENGLISH 10/04/11 7/24/0. NTS E4.2 momlilm r_rw consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL 11/2' X 4' EXPANSION !QlNT MATERIAL 14- SIDEWALK PAVEMENT V ,0 d d CSTC c 4 111—III—I 1 €—III III —I a 10, NOTES+ \2-W 5/8' MINUS CSTC 1. FORMS SHALL BE TRUE TO LINE AND GRADE AND SECURELY STAKED. 2, EXPANSION JOINTS SHALL BE PLACED ADJACENT TO CATCH BASINS. 3, EXPANSION JOINTS SHALL BE EVERY 10 FEET AND DUMMY JOINTS EVERY 5 FEET, 4, EXPANSION JOINTS SHALL HAVE I/2' TO 5/8' WIDE PREMOLDED JOINT FILLER. 5, CONCRETE SHALL BE CLASS 3-• 30DOPSI. 6, FINISH SHALL BE LIGHT BROOM. 7. CURB SHALL BE SPRAYED WITH CLEAR CURING COMPOUND OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS. 8, ALL SIDEWALKS POURED BEHIND CURB IN DRIVEWAY AREAS SHALL BE 6' THICK OVER 2' OF CSTC WITH SUBGRADE COMPACTED TO 95X MAXIMUM DENSITY, THIS TYPE OF CURB SHALL ONLY BE USED TO REPLACE EXISTING VERTICAL CURBING I CIS ' N STANDARD DETAIL APPRAVEa ar mrc D. GEBERT 4/27/05 CMYFAWALCM D. GEBERT 5/18/06 fst 189d DATE 7/24/01 SCALD; NTS NO. EL" UA 9' Z� PH - i kg to - a dl ,n 0:Q 2`-&no �Ss �F � ia 2��•� WRyyJ C >p TA 46 £7 8 '5' Z rv� mE E � wL i s c�21�I?A 2 F_ I M ci ni 4 'd 16 tr I�� z Q w W S rA �d�p U z I'- Yong bWA :a VAYK KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 CITY INSPECTION REQUIRED ON FORM WORK PRIOR TO POUR EXPANSION -113INT IO' DUMMY JOINT a . a S , �2 MIN, 10, O.C. 5' ❑.0 SAW CUT ACP A MIN, PLAN GUTTER FROM EDGE OF FULL DEPTH 1/2' EXPANSION JOINT MATERIAL^--\ A .4 11 qlw e° ♦ 1 UNDISTURBED EARTH OR SECTION COMPACTED NATIVE MATERIAL 2MIN. UNLESS OTHERWISE SPECIFIED SAW CUT BY ENGINEER. 2'- 5/8' MINUS CSTC NIITEI 1. CONCRETE SHALL BE CLASS 3- 300OPSI 2. CONCRETE SHALL BE BROOM FINISHED 3. SIDEWALK THICKNESS SHALL BE 5-1/2'• 4, SIDEWALK THICKNESS AT DRIVEWAYS SHALL BE 6' THICK. 5. CURB AND GUTTER SHALL BE POURED SEPARATELY FROM SIDEWALK 6. CONCRETE SHALL BE SPRAYED WITH CLEAR CURING COMPOUND ' OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS. 7. SAW CUT AND REMOVE ACP PAVEMENT A MIN. OF 2' FROM GUTTER FACE TO INSURE ADEQUATE COMPACTION OF ACP AND GUTTER SUBGRADE A'�AVER r ISIONS STANDARD D ETAI L D. GEBERT 4/27/05 CONCRETE SIDWALK D. GEBERT 04/2/07 18� OAtE 7/24101 scut NTS IILI* ADJUSTN Co RISERS 20" X 24" METAL FRAME AND GRATE FOR CATCH BASIN. 24" ROUND METAL FRAME AND GRATE (W/ 'DRAIN.- ON IT) SHALL 8E USED WITHIN THE TRAVEL LANE AND SHALL BE OUTSIDE THE WHEEL PATH FINISHED GRADE EAST JORDAN IRON WORKS N o>� MODEL # 00775001 ~I.•. in POLYPROPYLENE SAFETY STEP['1. O 12" O.C. (TYP) [ G•. O I) Z U W LADDER SHALL BE SECURED TO WALL OF CATCH BASIN o M C4 NOTE: , ALL CATCH BASIN LIOS SHALL BE LOCKING .clTY O E_a o a VERaEVISIONSIAM STANDARD DETAIL APPROD D. GEBERT 10/6/03 CATCH BAN TYPE M (481 D. GEBERT 4/2/07 DATE SCALE YrG N0. I$90-i990 7/24/01 NTS STANDARD DETAILS EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE 2013 H: 1" = 10' V: N/A DRAWING: C-10 SHEET: 10 OF 12 ibit 8 PLN2023-0 Packet Pg. 154 Row&r_01Tr%/\v A R R r%r%R& 11T01 r%r- d r%llk IIA/\ r%r%r\ nAr\R RA r%r\ nA11-\M R M RR Ilk Ar%r-r%P% VCo1 nV 1 ML-L- f nlll 10 oI__mn11Yu rnGvl%juo nCY1o1V1Y 114VMoCno 2.A. i .•„ iw.mrv"r ! v ? �y iA c.Lmw>tn•.serww s:.i 3 r'3 n.'•"..r u a uwwr ,e"p•I Mir K: t I f j] wt1w••e •ra•„W IgrMMM� �; � C � r�'w (a � r � y �� .wrr.aWwxo.: •w" � WW d-1-v .. rrr • •rY "• .rr. w S ----I � a m � � {� � � � � # � a��t ya�kf � � � ! ! . >n � � � ��, r ;� � ..•.„�G&` aa��„r.rr.., � � � a ,5� g (fy ({`Z�L 3 i mp ;�R ....._ 1ag�I��TE! Ur •S kS -2i m 4r,` @d vyc� „z. p6 J •ri':�i � 4 m O•• C ry :0 ✓'r f �•" �3 � �j o I I 2 � �]k y•`; jl�a .7,� "ri1 0 4 I QQ pp /[ pv 1�¢ryi % @ 20" X 24- METAL FRAME AND GRATE ��'��o E� � c o � ra�4 � �b i7 � d � �f %. � � � K� 4d�� �j � j� 3 7F: ► I ••.. C m Of I a 9 r a 5 � C � � � � s � � \ wy 'r � A s rr `b'g c - n >i lP �(y FOR CATCH BASIN. =a a rx 1. ,.. . f_ ? h as 24" ROUND METAL FRAME AND GRATE (W/ "DRAIN" ON IT) $ a s 2 $ g a SHALL BE USED W I HIN THE TRAVEL LANE m " #3 a U m ; I� $�p� ,� ADJUSTMENT RISERS AND SHALL BE OUTSIDE THE WHEEL PATH FINISHED GRADE EAST JORDAN IRON WORKS kill MODEL# 00775001 3 - Ex £ a- a Jillqp4111 �', • ^Jk. 8 CAI d �fC efA•s-e m .4 @8d3 .t,.. .�.:.:.i�:'..�: 7 �..."• ,•T�. ill & g 8 I .k: 4 .Yi 1 ,f.' !! : f ::4 • . S• .'r:' - ..,....__.._..._.._......_.._.._............ C >C .. N d " 3 N „i f d n F ... _ ..... �� O �+ .JCL IN .. \.-__,..:.:..._�.,.'.• _ I/ _ U41 6 - - - - z u�, i Y''tI ' WPOiYPRO'(LENE SAFEiY STEA..__.._......2 0 C } q _._..._.._.._• _-----�--I q Isis` 3 _ g I i € I( w a I 1 «i z 1 i.. _... ..............- �--•----._._._...._-.� ADDER SHALL BE SECURED TO WALL q - \..... ............ ......- OF CATCH EAS1I.4 %!/\` i%i1�� �/(• har.a't'"� r' ?8 li �/ , z ' M N 0 T E: _ ALL CATCH BASfN LIDS SHAD_ BE LOCKING 1r. t l: pip. s .. m •. i = �• i' .. l J'' M° .'. I ail i__........ f?EV35i0N5 STANDARD DETAIL_ D. GEBERT 1D/6/03 CATCH BASIN TYPE A (481 SZs D. GEBERT 4/2/D7 -• GATT SCALE DWG N0. van All raYrw � ��917-19g0 7/24/01 NTs E6.8 vxNts )nNdT :xe ra5cvxc 1237 CATCH BASIN SERIES FLOW CONTROL 5NDS TECHNICAL 1'RUGTUrtE •---•• NON -SHRINK GROUT r•± �" __PVC PIPE- EL. �-'`-� /� - Pk¢ ft fa. pro" $ LEVELING PADS I � d'�--J �1@ SElww. IWAny sokAo . Parl It&. t aw"an "t City, (1141 t:iass Sped£swllans 0 COUPLING .: -�- 00WROL DEVICE SPEC 1 I" I CATIONS ' 1'-0' 14gx , T280 1zx 12"Alrium Gr:Nrr Green 6 2.oD 10ND NDSA129D, tr12D0, 12° (opt;enor) ASSEMBLY TO BE 2'• x 17f3 • x �" 1200 12.' x 12" Atrium Greta Black a 2.0 tOND r'laral Foam n to PVC PWE STUB- .,t:.,a: I ._ Stnr P lefi 1iEM0'V FROM OM I S" a a1 + • INSIDE THE FCS Q + DO Use N1th 1r x 1r Caxt1 Basin OV in Atrium Grate ur --•• -SET SCREW TO -_ - � C) ._ --- � II N% II II � .� lJV intaalar. Open surface �. - re IrchLS. I _ r o N are, �D.ao sgdr 3 PREVElx7 ROTATION - - - NDS 9 13 18 S4 Catch Basins t - O fi».29 ,PM v C i L p - PVC H'E LO L� �.i �. ai L ti� �' p� _•_.L.._ -----TEE' - - � � -1� I 61 '�i��'ri. __ _EhrneASIOA iiCr € - k.. ..... ... _ . GASKET PVC PIPE CROSS. f SPOOL• _ ¢ �...._ -.-.._�,.J i A Fop Width ti" Gnat* gQening w!. is, fraduA •3 _ z S Top Length Port No, DoitH oA Color (Ibs) elatr 6petiikoliens m { EE.BOW: rr ng aM r PVC ADAPTER W ORIFK:E 1'-0' MtN - DOUBLE 1iA$kEC OtPrA£iER• ! --6- MAX _ _ ? - _ _ to _ --- � EsoiorrT T210 rz a T2'Square Grate Gray a 2.00 10Np 1141210. ,F1211, 01212. AND AONESNE +. ! y +:2 3 !h t2TT 12°Al2 aareGrde Black 6 2.00 IOr7D orC12125, 12 Square Q _ .... -: BONDED SAND fIN1SH DRILLED OR FICE vq: . . ' _ - Long lit 3] Bottom koA it :l" SV c \ _ - K ` - - �� _. .._ I 12T2 F2"x12"Square Grate GreFn S 2.00 tONO S1nlchrrelFoarnPdyrrleFn - ON t]CIETi10R. MIN 7" LOr1G RJ PVC Err.,IDF. - - - �. .- ..,.1 A $ E Height - '',, F t x u Gr01 8 2.00 70ND r wTtn V i r. a 2 23 `2• 12^ fve o SarxY Gale U nntlzW P G - i CAP LU O r r - N Center :)t I� !rare o1 6o r f C o x - n . �P wr'Ace area - Q a -I T Gee I1 CAULK SPACE 8E'TWEEN - - -1 3 t with 1 " x 12" Ich 'n ert . i h V 16r+ w4 Sa S 0 50-76 uaro nc as T _ 2 Ca o s. { - G of opening to r al b� 1 - - - QA H 9 QP 1 1 PVC ADAPTRAND PIP S[U I S � a •�N •"�:�.` tH AoFtom opening Io 60-50 PM. of Ixlttom a1 oa - - - -. � .._ has:�:= _::•., °P° 5 x i� 1OPENING --- 1 DETAIL A CONNECTION & CONTROL C:E:IC'E --... - t _ ;:x<i, _� l Height a! granny shelf � O - C _ a a ( ) � � _ '.4` Grata i _ _ - � j } Length of spigot n3 C) - _ r ---� � - - -z"� - 9 WSJ . ii-- _ t ADA Cdtk fast Pk wi, Fa. Product J ¢ >"K K V Pi ht ORItLED `� Part No, Description l:otar 6L Class 4 160GNOe3 - d LADDER. OR tlaNO HOLDS :r•t ...._ '•.:•d•'._........'----'-"---'-�--...._.._............. .. .... URIFICF .-.. ._..._ .:::v;: ....... ...... •:iv4:: -� � ':1xTiiiY[K7 ..y" ..............._...... A y POLYPROF`rLENE - -- 'y's•:: E c:y%•:.'.•::fi::•:fi:.;,'i ;' <`m r.'S>�,. G 1 1 1 :rot"'r n 1 ! ! 1 x,•.:. CONNECTION ND 2 3 T1' x 2' Square Gast I + , at 8 ask 5.08 ^d10 NDS NO 3 12" 5. are :. + ill,: .•�v,. ..,•,.• •c+9 rye .... D41• _�i .._.. .::;' - ;. ----�_-__....... Srik.. �a.:,:.� _ / � -� � 11'T He flu Gaellron V - Ca iS:1:;:x.;:ccz: is - ~•s:I avy H CONTROL OEVIC£ - ,; r;::• - 7 - c t0 PVC INSIDE - - - :.-b1!x:..•-:_....... SEE OE7NL A e witll 12" x 12' Calrh Basin Serias.Grate. n if ar = L ( ) - Us e sru aeA e3 : - a.3r0P rr � a LUG - - �_.' � ; 59.50 aze aches m OUTLET PIPE i n n ( / ALLOW CO Lga; T r OUTLET LOCATION j / � /� ••'+'�+;• °I ,.T Z. (18(r to 315') ADA C=Iant C D X' Grate One dn3 PkS. VA. to, Ptodud CATCH BASIN TYPE 2 . nNISHED GRADE PER WDOT STANDARD---•-•�••-- ----` I Part No, Desulplion Cofer 4iy, ( s,) Llass Specifieofions W 24 CINCH ANCHOR PLAN 8-10.2fl-Of •----__ --- 20" X 24*------ ..1215 l2" x 12" Squan Galvanized Gavu:r[ed 1 !3.90 TOND NOS $1215, 12'Square "RE ROPE SEE SLOT QETAIL & NQTE ! ►'' Steed crate Steel Heavy Duty valvarazed C OWNFLOW EEEv • CUP (SS) 10" x 12" 3urfa ear ea 12 .W E 1i38'N:CI ! Tx 12 Catch Basin Serias. surface area t22.3O OEFORME-D square i;rthas, t 11 WEIR AS NEEDED• N 46'TrEEL a 11 160.21 GPM. 0 ROD (SS OR T- ' ••7d1JMINUM) ... "``..� +�"'•• 1T LENGTH TO FIT \ �••. t'.;wyJ. s11 Q SUPPORT(2 REO.O} �IN�r / �!�1 '�� '400' 93/A 43/8 8'•/B . 6 f/R 101/e ! 9/16 2 s/?a ! :Ilb t !IA 3 r'GtasaGo•yg Plt 1M,{�, pj '9004 93/R 9319 81/tl tl t/1 tot/s 5 0116 2 S/la 1/16 : Lin 7 '. 4• - + - ;l200 123/8 12218 101/8 10 1/e 1215/16 73/9 33/4 23/9 t V9 A25i Part Na. t123U�Pton Cofer Qt,t ilbs.j ties$ Spwifkafie6! f'-Q•} MIN ! - _.._ I i G 1 4" w 1203 12 3/6 12 318 io 1 /6 to %/9 1215/16 7 3/6 3 3/4 2 318 : 1:8 1rd ORIFICE AS NEEDm• } y` I 1214 12" x 1?' ?'Square Grate MiIN aneea 1 9,00 IMD NDS k1214, 12" S are •j','i: 1104 123/9 123/8 101/e to t%A 1215/16 73/0 33/4 2N6 ::/8 vs7 z �\ 3 E-^^•' i r �„ 1882 17:1/16 i711 /16 1.3 F3 is 4r1S it f/J 91/8 113115 1 10 > 12 j(" / + E3rc�rua !AusyanB58 Brgsrd Grate CONTROL DEVICE +'f L--- ...."..PVC PIPE A If -{ 1861:• '•1711/16 T711/16 13 13, 169/16 11114 Rita t13116 k 43 t �2„ a nd Flat". OpagsJRaC6 SCE DETAIL A 2•-G- �TI�11%1_T CROSS 7409 243/4 24 3/4 19"6 19 3/! 24 14 r/2 4 318 1 5/6 2 R > I lira wdn 7 Y x : T C01ch Bain Series- 5crev:s In tabs Gn Me 5am6, area 36.75 square V:LnCS. 1 :. •..--T---- Rr :R FLOW COkTROL j1. WHEN l�t�{.T �111iN :,i�IT�s Ai�c SP£CIfIED IN TNF. ' � � :g4ai 243/4 ?4 S/1... 14.6 T9' 3r'-i' 24 i4 f/2.. . 4 3l8 I S/a 2 1! 1 µ;H SCW:e t!t� h7nte Ip the OUt5216 edge of 1zx ;7' caxh Bain Adapscr. Novo: 48.14 GPM. : -. , ..STRUCTURE Ya CONTRACT• PROVIDE TWO SLOTS IN THE GRATE THAT .....................................'....._.........._....._.._........_.............:.........._......_.. to Fore backfil ng . .. . •. ARE VERTICALLY ALIGN-ED WITH THE HOLES IN THE FRAME. nGORGret 1 iFrawe trust he attached catch baste he B w PIPE SUPPORT LOCATION OF BOLT DOWN SLOTS VARIES AMONG DIFFERENT 1" 1 1 z„ � •�ai�f6' FLOW CONTROL STRU T R shown_ w TYPE 2 MANHOLEMANUFACTURERS. (Detalle A a B st:an apply to all design where c a / DETAIL E C U-- Issm gate "oald otNerwiac apply} oe 2• AODI IO+ AL RREFER TO QU REMEN SPECIFICATION 3-05.15(2) FOR T _,_,,, 1„ ;C' Grate Opening fsoCom ll I � g„ Y ADri COmpli3ntH«elgrGpf p� yyf. Ea. Pref�rB •SPECF1C DE"SM INFORMA710N AS INDICATED ON APPII CONSTRUCTION DRAWINGS V. t 3. FOR FRAME DETAILS. SEE STANDARD PLAN B•-2A. -( / , .; :,,,::w;• :.,'• Pam NO, Dsurytion Color a , Ion) class Specttkotianf NOTE - !overt of detention pipe in manhole anall be equal to or higher than the mart of the outlet pipe. 4. THE THICKNESS OF THE GRATE SHALL NOT EXCEED 1W8 18' x 22" "'"^'r"�""''=""''''`'= "''.'' ';' � 1220 12 412 SunpBoxtover Black 3 2.00 :CND NDS;'1220.l2"Squaro }: ;:, i%?i r#1:=?:r ;•;; ..i::�... Structural foam P01yo!itin •- PAIVA7ELY-OVHJ£D CONTROL STRUCTURES SfdALL N07 BE PLACED IN CITY RIGHT_ac-WAY REV. ADA7E: 316 9 ',•rs;.'':;;.':+;i, x-.::7;;!:i:••' :}i}; 134-'_y\ S=t$Za`i:'�''�. l}Ae WIt9 NDS 12• x 32' Catch Bain Series and 503d COvrer. N TES: 1 Nos #1219 Sawwaler Va!w Box. O - NDS ::ry'C•riYiY :.. ! •i'r: �y'r i::::6i:'+.r:.::r 4 ni':::•:;e �::1=:, �,- SLOT DETAIL MATERIAL; DUCTILE IRON ASTM A536, T ULYMPIC FOUNDRY INC. ::.:::.:::',::::r...:_::..:..:::_.:.:.:::::_ _::_ : C I I O" F }{ram �J�� //I� {{{j���\jI !•• NDS Customer Service m � CL BO- �J`J- 0E " " 851 N. Harvard Ave, Lindsay, GA 93247 AaaRlrrCREVI IONS3of ATE �TAf`•1DARD DETAIL APP OVEO CITY OF BELLINGHAM DRAWING BEEHIVE GRATE FOR USE WITH a+i '1 ?'. Si?: Phone:jBW}726.199615591562.9a98 rr .'_.•..% .`._ .... .`.:.` .. '•".•'• Fox: 180Gj 726.1998 (5591 562.4488 R. En 11sh Navemtrer 252013 SM60 20• X 24 REV FRAME - yI= .At c•I•r a' _ tvcJe' Aldimensixs a+e rxxri"al -ve .sore far :h:- it ur w: - Awilal.+ is w ee1 b clan c::t�•: E :.';_':.'.:i.'.:x- � a rP -9 P PQ'�s IY 4Y hl gc FLOW CONTROL HERRINGBONE GRATE F4R :=5 :;::_::-:<_:::: C Cp R4L STRUCTURE J -, - . �=rKuRft:: :;:�'•�;'W ,2z/n6 N 5 OR--502 APPROXIMATE WEIGHT: 100 LBS. Y..: . _ wWw.NDSPiia.catnjN©S GATE SCAB DWG ND. CATCH BASINS A ID i [.1 : ;<`?• ;' i`: w Far customer service, please serYt! your fax ro: 1-300-726.1998 or Bail 1-800-Mb•3994. &St 1890 NOverober13,2013 NTS ESA City g'reer Date RATING: N/A PART N0. SM60BH RECORD DRAWING NOTE: CALL 48 HOURS BEFORE YOU DIG THIS SHEET DOES NOT INCLUDE CONSTRUCTION 1-800-424-5555 PROJECT AS -BUILT RECORD INFORMATION. PEOOFID �,1�„�,O,E: JOB NO.: STANDARD DETAILS DRAWING: Q2 REVISED PER CITY REVIEW COMMENTS NIL 12/14/13 THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN �, N. LC09188 ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT �\ OF WAsry �% KAUTZ ROUTE, LLC 30 REVISED PER ADA REVIEW NIL 02/12/14 SURVEY BY OTHERS, AND SITE REM OBSERVATIONS. � �'NGIN�'�'RING LTI� CITY FILE NUM. C - 11 CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY T.B.D. "LOTHE NOTATION & ASSOCIATES WITHIN DATED DEC R 2015. consulting civil engineers DESIGNED BY: EDMONDS WAY MULTI -FAMILY DEVELOPMENT THE NOTATION "AS -BUILT„ OR "AB" WITHIN THIS RECORD ® REVISED PER CITY REVIEW COMMENTS NIL05/27/14 DRAWING SET REPRESENTS THE ACTUAL UTILITY LOCATIONS -a � NIL PO BOX 31097 PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY 3 �O 23220 EDMONDS WAY, EDMONDS, WA SHEET: OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT G S ER G�� 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 DRAWN BY: PORTION OF THE SW 1 Q CONSTRUCTION RECORD DRAWINGS NIL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION ONAL �� Ph: (360) 671-7002 BKS /4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE SEATTLE WA 98103 11 OF 12 EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY Fax: (360) 671-7081 CHECKED BY: , DATE: SCALE: NO. REVISION BY DATE VERIFIED RKBEFORE COMMENCING ANY ADDITIONAL UNDERGROUND 01/05/2016 11 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) NIL JUNE 2013 H: 1" = 1Or V: N/A DESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBERS I b I t 8 PLN2023-0 Packet Pg. 155 2.A. i SIDE SEWER SPECIFICATIONS 1 All prIIAM We Saar coxlsbucirn raquirm A psrrnR and the pa,rY.ant of u fee The perrnit application r„1 ceWre We caTipk4e Egan' deecription. address, and to drnermone of the property to be served. 2. All consYuctico n the public R-qN-of-Wal, must be date by a licensed sewer cororacW 3. All Rouse otmting c rets rn nt be comnracted to t'1c Sanitary savor. 4. No dovvrapout Or storm drarria3a may be Conn r--tad to the saintary sekiow 5 MatwUll PIPA . G silket looted PVC - SDR 35 or ASTM D-30N - Gasket jointed Donia Iron Class 50 FifUnga Gaskeled PVC ASTM D-3034 Ductile Iron MJ AYP.VA C 153 • At frltirgs MUST be gasketied 6 Minwitir slope: 4-dxh dametrr pipe - 2% (1l4 ,rich tali per foot) &-inch diar•leter pipe - 1% nnimum grade Maximum slope: As P" 5091, 7 P1pas shal ba laid in BiragN Ins bet~ tlerlds. Make al change in lido or grade with l-.Ss than of oqual a 45 degrees 8 Ircrecrrr in PPc sec shal be made b7 manufacb r9d f4hngs 9 Pipe shall be b Xqd from ke4sturbed Uerch v%al to undisturbed trench •aW on Ol:r1 side of Ina ripe ano from 2 lnct•ees boON to 2 rches above the ppe wth pest g•avwl rx o4en free droning sand 10. The side wooer shal bo inspocltd by 061rict 8ldt poor bo bar*f fling The side scwor shall be pLgged Ind tested in the oresence of tm Ostnct Inspector by fling with *alai L oakR3a ralle shell rci exceed U 31 gal^mur for 4-neh pica and 0,47 ohcur for 6-vnrh ppe, tar 100 feet of ppe 11 SawEr frier, shut be Dish r:I approved ckwcut al eery other 45 dngrccs ce we at ItlBst every 100 feet or at every increase In ppa s" 12 A &inch Aida 8~ wil be shaved to save a mmomum of `our (4) si gle-lamty rasdarl:,as 13• A 4•r•Kh side 5ewr w I, be allowed to sows cn1) One (1) snylo-lamdT resrdwvca 14. Paratel water and sewer %ryes shall tee separated by 10 feat h0rt1OoWIy /At10rCM1rr Pacs101e Water and se-wwejr Ines Shall haw a venial separation of 18 wKfft if a crossing is necessary. 15 resWetion srlal equal Or exceed tt•e crVinal condAOn Is. Trwich bocifil under paved arm shall be S'&inch minus eru&rw4 surfacing lop course full trench c1mvis oompecied in 12-inch sets 4PI` y� OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL SIDE SEWER SPECIFICATIONS OUT[ 111mg am me, 12/18/12 1 NTS S-1 NOTES: NEW SECTIONS of WATER MAIN THAT ARE INSTALLED WHEN EXPANDING A DISTRIW 90N SYSTEM MUST BE SEPARATED FROM THE EXISTING SYSTEM. UNTIL SATISFACTORY FLUSHING, DISINFECTION AND BACTERIOLOGICAL SAMPLING HAS BEEN COMPLETED,_THE.NEW WATER MAIN MUST BE CONSIDERED CONTAMINATED. IN ADDITION, THE CHLORINE CONCENTRATION USED FOR DISINFECTION PROCEDURES (MINIMUM 25 mg/f) MAKES WATER. NON -POTABLE, AN APPROVED BACKFLOW PREVENTION ASSEMBLY MUST BE USED ON THE SUPPLYING WATER LINE WREN FILLING THE NEW WATER MAIN DURING DISINFECTION AND FLUSHING, THE BACKFLOW PREVENTION ASSEMBLY AND SUPPLY PIPING MUST BE REMOVED. DURING HYDROSTATIC PRESSURE TESTING OF THE NEW WATER MAIN. AFTERSATISFACTORY BACTERIOLOGICAL SAMPLE RESULTS ARE CRTAINED FROM THE NEW WATER MAN, SECTIONS OF CONNECTING PIPE MUST BE INSTALLED BETWEEN IT AND THE EXISTING SYSTEM. BEFORE INSTALLATION, THE INTERIORS OF ALL PIPE AND FITTINGS USED TO MAKE THE CONNECTION MUST BE SWABBED OR SPRAYED WITH A 1% AVAILABLE CHLORINE SOLUTION. APPROVED BACKF.OW PREVENTION ASSEMBLY, FEBCO MODEL 825Y, 2' OR APPROVED EQUAL. HYDRANT -..-.-.---.-NEW -ON "SING HYDRANT WA" MAIN FLUSHING / Dr"ARGE ALTERNATIVES NEW HYDRANT MAY BE 1/2' SUPPLY HOSE USED FOR rL(R"o / LENGTH AS REQUIRED DItGE IF TEE I5 V414N f6' OF THE END 2" I,P, TEMPORARY CAP OF RPr OR PLUG _ -- TOAPORARY NEW -l/ HYDRANT TEE TEMPORARY CAP TEMPORARY TEST BLOCKING WATER MAIN OR PUUG TEST BLOCKING PC OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL WATER MAIN FILLING DETAIL. s DWO NO. 12/18/12 ANTS W-4 (FOR FUTURE DEVELOPEMENT) PLACE 2X4 AT ENO OF SIDE SEWER STUB AND CHIT TO LENGTH TO INSURE 3 FEET EXTENDS ABOVE GRADE. PAINT TOP 18 INCHES WHITE. IN 3 INCH HIGH LETTERS STENCIL 714E NLAVBER OF EVEN FEET FROM GROUND ELEVATION TO TILE SEWER STUB INVERT. 8 GAUGE WIRE TO BE DOUBLE WRAPPED AROUND PIPE AND 2X4 STAKE AT OR ABOVE FINISHED GRADE. UJI z LOCKING LAMPHOLE COVER TO BE PLACED AT FINIrSHEI) I� GRADE (SEE STD SEWER Iw CLEANOUT DETAIL) a O D: a z 0 6" 'WYE AND 45' BEND I in I 6' LATERAL SEWER HN r 6" TEE SLOPE- 2% MIN. TO 517% MAX POSSIBLE EP SEWER MAIN LOCATION RUBBER JOINT BISCUIT PLUG OR OTHER APPROVED WATERTIGHT PLUG 6' TEE 22.5' OR 45' BFND BI.F N 0 T E. SEWER MAIN WHEN TAPPING INTO EXISTING MAIN LOCATION A SADDLE AND TAP SHALL SEE USED. PLACEMENT Of TEE SHALL DEPEND ON DEPTH OF SEWER MAIN_ AS A MINIMUM, THE TEE SHALL BE PLACED AT A 45 DEGREE ANGLE_ OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL TYPICAL. SIDE SEWER CAR 12/18/12 sl+� NTS amS-2 HORIZONTAL BLOCKING TYPE 'A" BLOCKING FOR 11.25' - .22.5' - 30, VERTICAL BENDS 4 TURNBUCKL_ES-��^ THREAD 6' k.: S.... -;` ILL}/z+ .. 1 PAINT SHACKLE RaOs WITH i� 2 COATS OF COAL TAR OR E`- ASPHALT PAINT TYPE 'B' BLOCKING FOR 45'VERTICAL BENDS 4 IIJRNBUCKLES THREAD 6" Pie BEARING AREA OF 8L-OCK SQ.FI_ CIA' TEES & 9U• 45' 22.5' IIK KENOS SENDS SENDS (SENDS 6' 4 4 2 1 B' 7 6 4 2 14' 11 10 6 3 12' 16 14 B 5 PAINT SHACKLE RODS WITH 2 COATS OF COAL TAR OR ALL LOCKING SHALL BE POURED AGAINST FIRM UNDISTURBEO SOIL: ASPHALT PAINT HEARING AREA AT FITTINGS NOT GIVEN IN SEARING TABLE SHALL BE AS DIRECTED BY THE ENGINEER, WHEN POURING AGAINST PLUGS AND BLIND FLANGES SET STEEL METER BOX LID AGAINST FITTING TO KEEP CONCRETE OFF BOLTS LAYOUT TO BE APPROVED BY DISTRICT PRIOR TO CONCRETE POUR, OPIC OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL I THRUST BLDCKING Sheet 1 of 2 W OAYL sc" OWG Ill, - 12/18/12 I NTS W--5 Q2 REVISED PER CITY REVIEW COMMENTS NL 12/14/13 PEOORD DRAWNG NOTE' THE LOCATIONS OF ALL UNDERGROUND UTILITIES SHOWN HEREIN ARE BASED ON THE ORIGINAL DESIGN PLANS, AS -BUILT SURVEY BY OTHERS, AND SITE FIELD OBSERVATIONS. 30 REVISED PER ADA REVIEW NL 02/12/14 CONSTRUCTION RECORD AS -BUILT SURVEY DATA PROVIDED BY "LOVELL-SAUERLAND & ASSOCIATES INC" DATED DEC 12 2015. ® REVISED PER CITY REVIEW COMMENTS NL 05/27/14 THE IN THIS RECORD RAWINGASET REPRESENTS THE TION "AS -BUILT" OR "ACTUAL'�u-nuTY LOCATIONS PROVIDED FROM THE REFERENCED AS -BUILT SURVEY BY OTHERS. ALL OTHER UTILITY INFORMATION SHOWN HEREIN NOT Q CONSTRUCTION RECORD DRAWINGS NL 01/05/16 LABELED "AS -BUILT" REPRESENT THE APPROXIMATE LOCATION OF UTILITIES ONLY BASED ON THE ORIGINAL CIVIL DESIGN. THE EXACT LOCATION OF ALL UTILITIES MUST BE INDEPENDENTLY N0. REVISION BY DATE VERIFIED BEFORE COMMENCING ANY ADDITIONAL UNDERGROUND WORK. 01 /05/2016 v, z BUILDING I� $UILOLNG I 0 a CLEANOUT CLEANOUT WITH. 45" �. -- BEND AND CAL' L.1 Ld GENERAL CLEANOUr CLEANOU-f (WYE W/ CAP -�� LAM PHOLE COVER) j NOT TO EXCEED 100' BETWEEN CLEANC7UTS. I [I-AMPHOI-E COVER TO MATCH EXISTING of tA GRADE . WATER TIGHT CAP 12.' PVC'. RISER 4" OR 6" SLEEVE: SIDE~ SEWER ! 6" RISER •6" V1YE AND 45' E3ENI7' GENERAL CLEANOUT DETAIL s" DISTRIC r s fua 4' OR G" L __.._ .......__ _) SOE SEWER 12 CLEANOUT DI"TAIL AT ASPHALT S RFACE PROPERTY LINE & BUILDING r I AMPFIOLC COVER (OLYMP€C FOUNDRY CC $" RfStR c MODEL 5931 OR (:QOAL. 12' PVC, sE..:EVr✓: ) ••' PVC CAP gads NOTE: SIDE SEWER JOINTS SHALL.. BE TYPICAL CLEANOUT GASKFTEED UNDER ASPHALT_._.. ' ¢ICE OLYMPIC VIEW! WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL SEWER CLEANOUT DETAIL W Imn 12/18/12--- SCALE NTS ow0 ra S--3 ill OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL THRUST BLOCKING Sheet 2 oP 2 ° ANTS _.. _ _ .. _ W 12/18/12 W-6 TYPE 'A' BLOCKING FOR 11.251.--� 22.5' - 30' VERTICAL BENDS S. D L �� �w U1w � p D to W u yVyySy_ la! f1S � Y7 U. W � D � 0.K N k:V Y N QaUv �•U� ra � c � 4 30D 11.29 8 20 5/8 3,5 22.5 11 2.2 2.0 30 17 2.S I 6 340 11.25 11 2.2 5/8 2.0 22.5 25 2.9 30 41 3.5 8 300 11.25 16 2.5 5/8 2.0 22.5 47 3.s 30 70 4.1 3/4 2.5 10-12 25D 1T.25 32 3.2 5/8 2.0 '> WWTA consulting civil engineers 125 WEST KELLOGG ROAD, BELLINGHAM, WA 98226 Ph: (360) 671-7002 Fax: (360) 671-7081 2013 (C) WEB ENGINEERING LTD (ALL RIGHTS RESERVED) JOB NO.: C09188 CITY FILE NUM. T.B.D. DESIGNED BY: NL DRAWN BY: BKS CHECKED BY: NL fir-- METER TO BE INSTALLED BY DISTRICT. METER AND SETTER TO 9E CENTERED VERMWALLY & HORIZONTALLY IN BOX. ^N CONNECT TO SERVICE PIPE. C FOR GALV. PIPE, THREAD EXLSIING PIPE & CONNECT WITH A STRAIGHT COUPLING I.E. MUELLER H-15451 OR B APPROVED E43UAL FOR COPPER A PLASTIC TUBING. CONNECT WITH AR 3 PART UNION, I.E. WELLER H--1540D 30' MAX, OR APPROVED EQUAL. I I FOR SIDE BY SIDE INSTALLATIONS, 1'-0' SEPARATION BETWEEN CORPS SADDLE & COPPER SETTER AND OFFSET BY 5 DEGREES. SFURVICE LILM DESCRI� A. SERVICE SADDLE, MUELLER IRON W/ SINGLE. $TRAP AND 1' C.C. THREAD. STAINLESS STEEL STRAP REQUIRED ON PLASTIC MAINS. 8. CORPORATION STOP, I' MUELLER NO, H-15000 OR APPROVED EQUAL C, I' COPPER TUBING, TYPE 'K" D. S' COPPER SETTER W/ LOCKING STOP, HORIZONTAL OUTLET, ANGLE CHECK VALVE AND 15' DOWNSTREAM LEG FOR NEW INSTALLATIONS (A.Y. MCDONALD--#62P212WCDD33X15 OR EQUIVALENT) 11 WGH DENSITY POLYETHYLENE METER BOX, SIZED CORRECTLY FOR SETTER. AND DUCTILE IRON TRAFFIC LLD W/CAST IRON READER DOOR (OLDCASTLE 1015 MSBC OR EQUIVALENT). F. I• COMP. x S' MIP MUELLER OR EQUAL S = METER SIZE PIC OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL Y' WATER METER AND SERVICE CONNECTION DETAIL I W "TE seAe>< D" lea 12/18/12 NTS W-1 ALIGTN LID TABS ALONG VADi LVELAXISEX�N�� RESILIENT SE GATE VALVE 4" PROFILE PLAN 10 MIL PLASTIC TAPPING TEE ROMAC MODEL fTS 420 W/ FUSION EPDXY COATED 10 MIL PLASTIC. THRUST 13LOCKiNG PER SCHEDULE. 10 MIL PLASTIC BETWEEN TEE AND BLOCKING - OCKING_ UNDISTURBED UNDISTURBED SOIL, TYPICAL $LUE,DOUBLE•-SIDED RAYOUTE MARKER CAST IRON VALVE BOX WITH SLIDE EXTENSION PLACE OFF' CENTER OF ROAD TOWARDS HYO. ALIGN U TANS ALONG VALVE AXIS AVK SERIES 27. M&H 929 OR MUELLER CENTURION. 5 1/4' MVO, BREAK -AWAY FLANGE, 4" STORz ADAPTER, 2 COATS FARWEST ENAMEL - CAT YELLOW. 9 4 4' MIN. 3'x3'x6' CONCRETE PAD MAX.) 10 MIL. PLASTIC BETWEEN -.-- HYDRANT, BLOCKING AND OVER WASHED ROCK f 1/4 C.Y. 1-1/2' WASHED ROCK r -• 10 MIL PLASTIC - CONCRETE BLOCKING, POUR IN PLACE. MAINTAIN CLEARANCE f FOR DRAIN PORT, - _.. 4" x 4" x 8' BRICK UNDISTURBED EARTH, EARTH, TYPICAL 6' FLANCCD TEE 3/4" DIA. SHACKLE RODS W/ Z COATS TAR OR ASPHALT PAINT, OR MEGAL.UGS. CONCRETE BLOCKING PER SCHEDULE 10 MIL PLASTIC BET. BLOCK & TEE 4" x 4' x W BRICK B' D.I. F7Pi;, GLASS 52, CEMENT LINED, 3'-O' MIN. LENGTH REQUIRED: 8" AWWA C509 RESILIENT SEAT GATE VALVE NON RISING STEM,, "0' RING SEALS, FL x MJ u �€ OLYMPIC VIEW WATER & SEWER DISTRICT REVISIONS STANDARD DETAIL q FIRE HYDRANT ASSEMBLY DETAIL W DATE sr,.. aws Me. 4/2/13 NTS W-3 SUBSEQUENT 1 'A �I sNOHOMISH COUNTY BACKFILL--•' INITIAL BACKFIL..L WIDTH EQUALS PIPE O.Q. +16" FOR MAIN LINE CONSTRUCTION OR 24" OR LESS FOR SERVICE LINE CITY OF EDMONDS TOWN OF WOODWAY BACK FILL MATERIAL SHALL CONSIST OF: 1, 5/8" MINUS CRUSHED GRAVEL COMPACTED TO 95% MAXIMUM DRY DENSITY ASTM 0698 METHOD "D' UNDER ASPHALT FOR STREET CROSSING. i 2, TYPE "C" MATERIAL WITH CLASS 11 PLACEMENT ANO COMPACTION FOR UNDER ASPHALT RUNNING PARALLEL WITH STREET. i fi 3. TYPE "C' MATERIAL WITH CLASS I PLACEMENT AND COMPACTION FOR STREET SHOULDERS, 4. TYPE "D" MATERIAL WITH CLASS Ill PLACEMENT AND COMPACTION FOR ALL OTTER AREAS. AW CUT EXISTING ASPHALT ASPHALT RESTORATION SHALL CONSIST OF: MATCH EXISTING OR 2' MAXIMUM ACP CL B OVER l3 1/2 ' CRUSHED SURFACING TOP COURSE (5/8' MINUS) SHOULDER RESTORATION SHALL CONSIST OF: RESTORING TO SAME CONDITION AND ALL LAWN E4" 4-1_ AREAS TO 8E RESTORED WITH $OD. ALL OTHER AREAS 70 Of HYDROSEEDED. OLYMPIC VIEW WATER & SEWER DISTRICT';_:_ OLYMPIC VIEW WATER & SEINER DISTRICT REVISIONS STANDARD DETAIL. REVISIONS STANDARD DETAIL I WET -TAP CONNECTION/VALVE BOX ••~ TRENCH DETAIL. I.. LATE - SCADS owl: NIX W �12/18/12 ANTS UwG no. W-� W 12/18/12 NLM TS W-B KAUTZ ROUTE, LLC PO BOX 31097 SEATTLE, WA 98103 RECORD DRAWING NOTE: CALL 48 HOURS BEFORE YOU DIG THIS SHEET DOES NOT INCLUDE CONSTRUC110N 1-800-424-5555 PROJECT AS -BUILT RECORD INFORMATION. STANDARD DETAILS EDMONDS WAY MULTI -FAMILY DEVELOPMENT 23220 EDMONDS WAY, EDMONDS, WA PORTION OF THE SW 1/4, NW 1/4 OF SEC 31, TWP 27N, RGE 4E, W.M. DATE: SCALE: JUNE 2013 H: 1" = 10' V: N/A co DRAWING: C-12 SHEET: 12 of 12 ibit 8 PLN2023-0 packet Pg. 156 �rP1Tr1/\V A E E r%r%E0, ETl1 r%r- A Milk N/\ r%r%r\ n/\l EA r%r\ nAE�\� E L E1 Elk Ar%r-r%P% VCr71 nW I f1LL f n11tl 10 01-_Mn11Yu rnGvi%juo nCviollW1Y IYVMoCno Party Wall Documentation For 23230 #101 Edmonds Way and 23230 #102 Edmonds Way Original Building Permit: BLD20140240 Plat: PLN2023-0047 Brackett Court Unit Lot Subdivision Architectural Plans Brackett Court Apartments Edmonds Way 101/102 PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 CHECKED Sean Hegstad APPUCA9LE 501-0ING CQQES 1. 2012 INTERNATIONAL RESIDENTIAL CODE, 2012 INTERNATIONAL 5l1LDING CODE 2. WAS4IRJGTON STATE ENERGY GORES 6NCL VENTILATION 4 INDOOR AIR QUAUTY (VIAQ) 3 WAS"WWON STATE AMENDMENTS AND ORDINANCES 5UILDING DATA SEISMIC ZONE D OCCUPANCY GROUPS RI RESIDENTIAL CONSTRUCTION: TYPE V-B Sheets C1, A2, A3, and S2 Attached Edmonds Inspection Forms from BLD20140240 Attached PLN2 Packet Pg. 157 11, 7/21 J, /& "')c. l8" Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: TWO-FAMILY DWELLING - MECHANICAL AND Permit #: BLD20140240 " PLUMBING INCLUDED - UNIT 101/102 Project Address: 23230 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC / Lender: PROPERTY 4224 Dewey Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE # PCMILL*871 CD EXP 02/04/2015 SEATTLE, WA 98103 Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. NSPECTION INSPECTOR DATE CONPAE VTS rivrvmy Form & Slope Ver. r-fil__ qFrginecring Final % B-Preconstructron meeting et"! 7 / B-Setbacks B-Footings B-Foundation Wall B-Foundation Drainage B-Slab Insulation B-Plumb Rough In ' �,,i� 911 (� Lv 'C-- -1•.'. / S B-Gras Test/Pipe • B-Mechanical Rough In • B-F.Aerior Wall Sheathing/Nailing f _ B-Roof Sheathing .� B-Window Flashing B-Height Verification B-Fire Stopping B-Framing Y B-Interior Wall Sheathing/Nailing C1 // B-Wall Insulation/Caulk f• �I lV B-Sheetrock Nail 0- 1 trc Stopping B-Building Final PLN2 Packet Pg. 158 2.A. j CONSTRUCTION SPECIFICATIONS 1. GENERAL NOTES: A. SEISMIC DESIGN CATEGORY D B. WIND EXPOSURE AND SPEED 90 MPH, EXP. C. SNOW LOAD (a 25 PSF. D. FLOOR LIVE LOAD 40 PSF. E. DECK LIVE LOAD lo0 PSF. F. SOIL BEARING PRESSURE 1500 PSF. G. ALL GLASS IN DOORS, SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS TEMPERED GLASS (IRC 308.4) 2. FOUNDATION: A. FOOTING: SHOWN AS MINIMUM ON DRAWING AND TO BE POURED ON CENTER OF WALL DIMENSIONS - FOOTINGS ARE TO BE POURED ON UNDISTURBED OR PROPERLY COMPACTED SOIL. - A 4" PERF. DRAIN PIPE IS TO BE LAID AROUND PERIMETER OF FOOTING AND OVERLAID W/ 1/2" - 2 DRAIN ROCK. B. FOUNDATION WALLS TO BE BUILT TO SIZE SPECIFIED ON DRAWINGS AND THICKNESS SPECIFIED IS MINIMUM REQUIREMENTS. PLACED IN ACCORDANCE W/ FOUNDATION PLAN. G. REINFORCEMENT STEEL: TO BE AS SPECIFIED THICKNESS CALLED OUT ON DRAWINGS AND TO BE DETAILED AND PLACED IN ACCORDANCE W/ BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND TO BE DEFORMED STEEL BARS CONFORMING TO ASTM A615, GRADE 40. D. CONCRETE: SHALL BE OF "READY -MIXED CONCRETE" AND SHALL CONFORM TO ASTM C94 (5 SACK OR BETTER) - AFTER CONCRETE HAS BEEN PROPERLY CURED IT SHALL HAVE A COMPRESSIVE STRENGTH OF 2500 PSI UNLESS OTHERWISE SPECIFIED. E. PORCHES, CARPORT SLABS, AND STEPS EXPOSED TO THE WEATHER AND GARAGE SLABS SHALL HAVE A COMPRESSIVE STRENGTH OF NO LESS THAN 3000 PSI PER IRC TABLE R402.2 3. FRAMING: A. FLOOR: TO BE FRAMED IN ACCORDANCE W/ SPECIFICATIONS OF DRAWINGS. - AND TO HAVE ALLOWABLE FLOOR LOAD ASSET FORTH IN IRC SEC R502.3 AND R502.3.2 - ALL STRUCTURAL MEMBERS OF FLOOR TO BE PROPERLY SET AND FASTENED IN ACCORDANCE W/ IRC. - STRUCTURAL LUMBER TO BE #2 DOUGLAS FIR OR BETTER. B. WALLS: EXTERIOR WOOD FRAMED WALLS TO BE 2"X6" DF-L #2 W/ STUDS @ 16" O.C. HEIGHT OF EXTERIOR WALL TO BE AS SHOWN. - ALL EXTERIOR WALLS SHALL BE SHEATHED W/ 1 /2" STRUCTURAL PLYWOOD OR 1/1 (o" OSB. BRACKING WILL BE DETAILED IN PLAN. - ALL WINDOW HEADERS AND BEARING WALL BEAMS TO BE 4"X10" UNLESS SPECIFIED ON DRAWINGS. - INTERIOR WALLS TO BE 2"X4" CONSTRUCTION PLACED P 16" O.C. STUD HEIGHT TO BE AS SHOWN. - INTERIOR BATHROOM WALLS W/ EXTENSIVE PLUMBING FIXTURES MAY HAVE 2"X6" FRAMED WALLS TO PROVIDE CLEARANCE AND COMFORTABLE WORKING SPACE. - BATHROOM WALL COVERINGS SHALL BE MOISTURE RESISTANT CEMENT PLASTER, TILE, OR APPROVED EQUAL TO 12 INCHES ABOVE DRAIN AT SHOWERS OR TUB W/ SHOWERS. (R102.4.2) C. ROOF: DRAWINGS WILL SPECIFY TRUSSES OR RAFTER CONSTRUCTION - ENG. TRUSS DETAIL TO BE CHECKED BY GENERAL CONTRACTOR BEFORE INSTALLATION - STANDARD SNOW LOAD TO BE VERIFIED PER SIDE ISSUING JURISDICTION PSF TOTAL LOAD UNLESS SPECIFIED OTHERWISE ON DRAWINGS. - ROOF SHEATHING TO BE 1/2" CDX STANDARD, BUT WILL VARY W/ ROOFING PRODUCT USED. D. CONNECTIONS - ALL CONNECTORS ARE SPECIFIED AS SIMPSON, EQUIVALENT LUMBERLOCK CONNECTORS WILL BE SATISFACTORY - NAILING SCHEDULE TO BE IN ACCORDANCE W/ TABLE 1, R602.3 (1) E. BEAM BEARING POINTS IN WALLS - ALL BM. B.P. IN WALLS MUST HAVE 2X STUDS NAILED TOGETHER TO A MIN. WIDTH NOT LESS THAN BEAM BEING SUPPORTED. 4. ENERGY CODE: COMPLY WITH WASHINGTON STATE ENERGY CODE A. ALL WINDOWS I DOORS TO BE SEALED INTO WALL W/ CAULKING WEATHERSTRIPPING B. ALL FRAMING INTERSECTIONS BETWEEN CONDITIONED TO UNCONDITIONED WALLS f FOUNDATIONS TO BE CAULKED TO STOP AIR LEAKAGE AND PROVIDE INCREASED EFFICIENCY. C. ALL PENETRATIONS FOR PLUMBING, WIRING, � DUCTING TO BE SEALED. D. VENTILATION DUCTS SHALL HAVE R-10 INSULATION COVERING E. WHOLE HOUSE VENTILATION NEVER LESS THAN 120 CFM W. FAN NOISE RATED AT 1.5 SONES% SHALL BE MET WITH HEAT RECOVERY VENTILATION SYSTEM IN ACCORDANCE WITH SECTION M1508.1 OF WSRG. F. AIR LEAKAGE CONTROL - ENVELOPE LEAKAGE SHALL BE REDUCED TO SLA OF 0.00020 BUILDING ENVELOPE TIGHTNESS WITH A BLOWER DOOR AT A PRESSURE DIFFERENCE OF 50 PA. TESTING SHALL OCCUR AFTER ROUGH IN AND AFTER INSTALLATION OF PENETRATIONS OF THE BUILDING ENVELOPE. F. LIGHTING - SEE LIGHTING PLAN FOR CODES AND REQUIREMENTS. 5. INSULATION: (2012 WSEG) A. VAULTED ROOF/CEILING: TO HAVE MINIMUM OF R-35 INSULATION FLAT ROOF/CEILING TO HAVE MINIMUM OF R-49 INSULATION ROOF/CEILING W/ ADVANCED FRAMING: TO HAVE MINIMUM OF R-35 INSULATION. B. FLOOR: R-30 INSULATION Ca FRAMED, R-10 @ SLAB ON GRADE C. WALLS: R-21 INSULATION D. ALL EXTERIOR WALLS TO HAVE EITHER VAPOR BARRIER, (A) OR (B) INSTALLED PER MANUFACTURER'S SPECS. WITH WINDOW ; JOINT TAPE -A. TYVEK HOUSE WRAP *PREFERABLE -B. TYPAR HOUSE WRAP 6. FLASHING: A. CONTRACTOR ; HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEYS, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEYS. B. WATER PROOF DECKS AND BALCONIES TO BE FLASHED PER MANUF. SPECS. FOR WATER PROOF MEMBRANE. C. ALL CAULKING MUST BE INSPECTED ; MAINTAINED ANNUALLY BY HOME OWNER USING APPROVED EXTERIOR SIDING CAULK CODES: VALLEY FLASHING - IRC 905.2.8 / IRC 905.4.E OTHER FLASHING - IRC 905.2.8.4 FLASHING I COUNTERFLASHING - IRC 905.3.8 WATERPROOFING WEATHER EXPOSED AREAS, I.E. DECKS f BALCONIES - IRC, 103.8 MASONRY - R103.1.5 AND WINDOWS - Rlol2.1 AND R103.6 MECHANICAL SPECIFIGATIONS 1. THE MAXIMUM LENGTH OF A CLOTHES DRYER DUCT SHALL NOT EXCEED 25 FEET (1620 MM) FROM THE DRYER LOCATION TO THE WALL OR ROOF TERMINATION. THE MAXIMUM LENGTH OF THE DUCT SHALL BE REDUCED 2.5 FEET (162 MM) FOR EACH 45-DEGREE (0.6 RAD) BEND AND 5 FEET (1524 MM) FOR EACH 90-DEGREE (L(o RAD) BEND. THE MAXIMUM LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE TRANSITION DUCT. (M1502.6) 2. ELEMENTS OF APPLIANCES WHICH CREATE A GLOW, SPARK, OR FLAME SHALL BE LOCATED A MINIMUM OF 18 ABOVE THE GARAGE FLOOR (IMC.304.3) 3. EXHAUST DUCTS TO BE CONSTRUCTED OF SMOOTH -BORE, NONCOMBUSTIBLE MATERIALS. APPROVED FLEX CONNECTORS NOT EXCEEDING 6 FT. IN LENGTH MAY BE USED IN CONNECTION WITH DOMESTIC DRYER EXHAUST. (IMG.504.6) 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER FOUR FEET TALL SHALL BE STRAPPED DOWN TO PREVENT OVERTURN IN AN EARTHQUAKE. (UPC.508.2) 5. PROVIDES PROTECTION OF GAS BURNING APPLIANCES PER IRC SEC M1301 FLUM5ING SPECIFICATIONS I. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MORE THAN TWO FEET NOR LESS THAN 6" ABOVE THE GROUND, POINTING DOWN. (UPC.608.5) 2. PROVIDE AN AIR GAP FOR THE DISHWASHER IF PROVIDED. (UPC.801.4) 3. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL HOSE BIBS. (UPC.608.4.1) 4. PROVIDE A CLEAN -OUT WHERE BUILDING DRAIN AND BUILDING SEWER LINES CONNECT. (UPG 119.0 5. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. (UPC.101.4) BRACK TT COURT ART UNITS 101 & 102 OWNER KAUTZ ROUTE, LLC C/O TERRA PROPERTY ANALYTICS PO BOx 31097, SEATTLE, WA 98103 (206) 213-0810 SRRICE@RERESOURCES.COM ARCHITECT SEAN H EGSTAD HAVEN DESIGN WORKSHOP 3410 ALDERGROVE RD. FERN DALE, WA 98246 (360) S27-2840 SEAN@HAVEN-DW.COM 23220 EDMONDS WAY EDMONDS, WA 98026 CONTRACTOR Kim SINGH PCMI, LLC PO BOx 3003S, BELLINGHAM, WA 98228 (360) 303-8S72 SINGHASONG2@MSN.COM STRUCTURAL ENGINEER DAMON VAN DEN TOP DVDT ENGINEERING 295 W. KING TUT RD. LYNDEN, WA 98264 (360) 933-134S DVDTPE@COMCAST. NET DRAWING LIST COVER SHEET C1 SITE PLAN Al ELEVATIONS A2 FLOOR PLANS A3 SECTIONS S1 FOUNDATION, FLOOR, AND ROOF FRAMING PLANS S2 DETAILS S3 SHEAR WALL PLAN S4 SHEAR WALL PLAN H E A S G v N W O R K S H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z W �N O Q� a° Q� w LLI D w 00 > U z o �0 W� UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad rAPH7 -T Sean M. Hegstad STATF OF WASHINGTON PLN21 Packet Pg. 159 BB A3 33' 1 1, 6., 2.A. j 11, W 5" 6 2'0"1"2'0' v 01 2' 0 5' 0' . 2' 6' Dv [, -- - - - - - - - - - - - - - - - - - - - - - - - - - - - OVE HANG ABv 113 --------------------------- 5t-, ABv - u - 4 'r 15 .- Li vl NG - 190XI bl' 3' SOFFIT GEILIN I►JD GAS w- TO BOTTOM CrF BE, DIN-ING UVI G - ov ' a l2-AID 3' i BM ABv BM_ABv_ - -WD -GA FP - _ 4 l -LJD ------------ __ _ UNIT 102----------- ----- - - - - - UNIT 101 - - - _ 2' 61l4.. 17 3 1/2' 3 It , r2,. . A- y �• i ilel/ — J V •►-•�� r--� m nev • DININGrill - 11 � � P --_. WALL AB f WD 5 SLY: o< 8 FM �► \_` -� 8 O_ TILE B FITBT�O 2d6a Yb' - - - - - - - - - - - - - - - - / --u ABv i I I UP GN yt vx Lip_ I DN _ _ �" 2X4 WALL BLW r 30" OC O►-IC I -------- REF WAIL r---- m I n KITCHEN KITCHEN I - 8-;x141� r u- ,�.._' 12=x96 I lL D j LUG) OHG ^AA,� d, ;� 30' STOVE 1 l � - MW ABv I 4 l • I p I I CO - S' 1 1 /4' qj' 2 114 3' 8 1 I2" (L 5' 0" 6' 2 1 /2' (L 6' 9- 3' a- ' 3' 10 1 I2 - 11' 3 112" a 8 1 I2" 1 12' 11 Uf 1' 6 1 /2' BB PATIO BELOW 40 1" PATIO BELOW 147 BB A3 MAIN FLOOR PLAN 11' 0` 2' 1' 6' 2' 0 1' G SCALE: 1 /4 1 'O 5' 6 ROOF BELOW ct41.6 �.. © SLOPED CEILING 1' 12- a PLATE P (0'-3 SEE DWG. 71A3 1 M. BATH 1 ROOF B s �8x12- low IP M. T TILE M BED 1 �a' 12*x88 -48" WALL ;n 120X135 RAKE TILE = O -� CPT WALL I I '' 0 -t 80GFM ' C ` [UNIT I 1 �II " 4' in 4216 �) I 4 X3.6 "�.�;.� r 11z 32&& 110',� -30(oE OPENIwe OPEM 4' 1"---------- V' 4 4' 1I4' h ° WID ROOD GPT_f� ®s STACk Dv A BED #2 '� Il I 'er r r— —s. 104XS8 d$ m I10v 2EbE I W P3820 A P — 2 b' I ATTIC ON 'o ?ak.� • 11® 78ro8 STACK �� l6N 5068 CL 110V l I ATTIC I 16 3" 3' 10" 2'le 1!2 --------------- ---- pNAGGE9f '- e E 1 I �r \7 �O RAKE WALL SLOPED CEILINGUNIT 101 s . SEE DWG. 1IA3 OPEN TO 11' n BELOW r ; a ' 1 - M. BED BATS 1 122XI 22 ,4 B4Xro$ I IIII , , CPT �\\A3 / I IE - i 5040 WV. • S PLATE b 6'-3" T1S r21' 20 PATIO BELOW -B' 1 1I8' 2' 1 5/51 0 PATIO BELOW 2' 0' 2' 0` 4' 6 3I4'. CL 6' 4 3I4" 1 8 8' 5' 10 3/8" UPPER FLOOR PLAN "' ' ' 12' 11 1 1' 61I2~ 40' i.' SCALE: 1 /4 1 10 BB A3 r m 0% - �n rt a� m 4 �0 m r 'tv W=Lm' 4 20' 0" I 0 , 2, 0" ---------------------- OVERHANG A5v OVERPOUR lro®10 OHD 13, 0 A DOORS - TYR 2' ® 4' 6 4. 6, 2' 0., -- ---------- I" OVERHANG ABv 9°10 OHO , f OVERPOUR C A DOORS A3 TYP. 7 2 CAR GARAGE l9®x200 GONG ----------------------------------------------1 ,C 1 HR. FIRE SEPARATION BETWEEN GARAGES AND ---------------------- LIVING SPACES USING SIS" TYPE-X SIR FROM FLOOR TO CEILING I FIRE TAPED WP3820 MTL BALLARD---------- OVERHANG ABv SOFFIT UNIT 102 ', UNIT 161 _ 11' 1 1!2' 8' 10 112 PALF LTE t =I lPYERPQI:R CLOSER A DOO$ Dv' OVERPOUR -` " FUlRN I CAR GARAGE � � Y 120X214a 1E j' n- y GONG P E 1 (9D) - �� �EoRoP�OUR 110V �o D 1 HR. FIRE SEPARATION �'' UP�J 'j "�r �2 BETWEEN GARAGES AND I II LIVING SPACES USING SI8' a► Lp f \ __ TYPE-X S1R FROM FLOOR -_ R$5------ --I ENTRY TO CEILING f FIRE TAPED � ---- 104X3- re"'D • TILE------- RfS TYP REC ROOM AA ill AA Ilk p in 84N115 ------- CPT MTL BALLARD - - - - - - - --------- A3 A3 A ; OVERPOUR Fr -URN. UW' OVERPOUR 0 DOOR A DOOR- 606E S _DG OR _ Dv i TI 4' I !2" 3' 4 1/2' 3 1 1/2' 4' 2 114" PATIO 4 i 10X33 �? 5 112' 1 1' 9, 1I2" 11' 1 11r CONC GONG ` - - - - ----- -- 20' e 1 • 20 6" 40' 1' B BB s2 Ai TY P GROUND FLOOR PLAN SCALE: 1 /4 — 1 'O STAIR NOTES I. STAIR CALCULATIONS ARE BASED ON A '5`1 118" FIN, FLR. TO FIN. FLR DIMENSION AND'5'-'5 1/5" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- (lro) RISERS 0 6 1311ro" FROM FINISHED TREAD TO FINISHED TREAD 05 RUNS A It" (12" FIN.). 2ND- (16) RISERS P 1 SIl6" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS (a 11" (12" FIN.) 3. USE (3) 2X12 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONCEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. S. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 35" ABOVE THE NOSING OF STAIR TREADS. 6. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 1/2" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE l WR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 518" TYPE-X S.R. WALLS f CEILING, TAPED AND MUDDED. 8. MAINTAIN A MIN, OF 6'-8" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. '5. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING. m h FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALCS. DURING FRAMING CONSTRUCTION. (AAA NOTE. WATER HEATING SYSTEM, PER WSEC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER WI MIN. EF OF 0.62, OR ELECTRIC WATER HEATER WI MIN. EF OF 0.53. ALL SHOWERHEAD � KITCHEN SINK FAUCETS SHALL BE LIS, GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT LOGPM OR LESS. NOTE. AIR LEAKAGE CONTROL PER WSEC TABLE 406.2, OPT. A: REDUCE TESTED LEAKAGE TO 4 ACH MAX. UNIT 10l SQUARE FOOTAGE. GRND FLOOR 120 SF MAIN FLOOR 431 SF UPPER FLOOR 505 SF TOTAL - 105(o SF GARAGE 3S8 SF MIN. AFUE' 95% PER WSEC OPT. 3A TABLE 406.2 UNIT l02 SQUARE FOC'TAGE GRND FLOOR 250 SF MAIN FLOOR 602 SF UPPER FLOOR &11 SF TOTAL - 1523 SF GARAGE 4l0 SF E A G N v 0 G K 5 0 P Al. R::'.fit: FERNDALE, V A 98248 131 Cc') 4---, •' 28,10 MIN MAVV- N C/vV (-r)IvA �• COPYRIGHT 2014 PROJECT 13-024 DRAWN BY S. Clayton DATE 3,11.14 SCALE As Noted CHECKED Sean Hegstad A a•223 t 1 ARCH='` 1 Y �e2n M. Hegstad STATE GF WASHINGT'®N PLN2 Packet Pg. 160 2.A. j SPRAY FOAM INSULATION W/ 1" VENT VENTED BIRD BLOCKING CONT. ALUM. GUTTER 2X6 FASCIA - VENTED SOFFIT (SEE DETAILS) z-FLASHING 2X TOP TRIM ABV. WINDOWS AND DOORS TYP. W4" TRIM AROUND WINDOWS, DOORS, AND CORNERS, TYP. 7/10" O.S.B. SHEATHING NAILED PER 602.3 IRC TYVEK HOUSE WRAP (VAPOR BARRIER) EXTERIOR SIDING VARIES, SEE ELEVATIONS 4 TIGHT LINE DRAIN PIPE FILTER FABRIC- - 1 1 /2" WASHED' ROCKS W/ 4 PERF. DRAIN PIPE - ENG. TRUSS SYSTEM @ 24" O.G. - 1 /2" CDX SHEATHING SD COMMONS 1a 6" O.C. PLY. PANEL EDGES 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, 1 NAIL PENETRATION INTO TRUSS MIN. REQUIRED - ICE � WATER SHIELD 30 YR. ARCH. COMP. ROOFING 13 E;� 1 311"1 1 6 1/Z TRUSS SECTION SCALE: I /4 = I -O 11 (:) 2 TRUSS SECTION SCALE: I �4�� = I �-��� NO OPENINGS ALLOWED, TYP. 4" 6" MIN 4" 0" MIN W/ l/16 FIRE TREATED PLWD. W/ 7/Iro FIRE TREATED 1 LAYER 5/8 TYPE X GWB 1 LAYER 5/5 TYPE X GWB EA. SIDE OF TRUSS NON BEARING GABLE END TRUSS OR CEILING JOIST, PER PLAN FIRE BLOCKING ROOF/WALL @ COMMON WALL SCALE: 1 /2'' = 1 1-0II AA SECTION SCALE: 1 14'' = 1 '-O'' ppr imi H E S A G N vW R K S H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z W �N O ao z Q} o LLI CD 0 p Uz J �0 m W� UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad RL-GISIERED ARCHITECT Seen M. He�st�cl STATFOOFWASIIINGTC�)N (2) #4 CONT. REBAR 3 STORY WALL W/ GARAGE SCALE: N.T.S. B �T�SCALE: I �40 A3 PLN21 Packet Pg. 161 Party Wall Documentation For 23228 #103 Edmonds Way and 23228 #104 Edmonds Way Original Building Permit: BLD20140241 Plat: PLN2023-0047 Brackett Court Unit Lot Subdivision Architectural Plans Brackett Court Apartments Edmonds Way 103/104 PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 CHECKED Sean Hegstad APPUCA9LE 501-0ING CQQES 1. 2012 INTERNATIONAL RESIDENTIAL CODE, 2012 INTERNATIONAL 5l1LDING CODE 2. WAS4IRJGTON STATE ENERGY GORES 6NCL VENTILATION 4 INDOOR AIR QUAUTY (VIAQ) 3 WAS"WWON STATE AMENDMENTS AND ORDINANCES 5UILDING DATA SEISMIC ZONE D OCCUPANCY GROUPS RI RESIDENTIAL CONSTRUCTION: TYPE V-B Sheets C1, A2, A3, and S2 Attached Edmonds Inspection Forms from BLD20140241 Attached PLN2 Packet Pg. 162 111C l gq, Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: TWO-FAMILY DWELLING - MECHANICAL AND Permit #: BLD20140241 PLUMBING INCLUDED - UNITS 103/104 `J Project Address: 23228 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC TERRA Contractor: PCMI LLC Lender: PROPERTY 224 Dewey Rd C/O SIEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE # PCMILL*871 CD XP:02/04/2015 SEATTLE, WA 98103 3(v0 ?/, -5' 7 2- j,:)`' Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. INSPECTION INSPECTOR DATE COMMENTS & rosion Control/Mobilization It B-DrNmay Form& Slapc Vc7. Eattinccring Final I B-Setbacks B-Footings B-Foundation Wall wj�_ — B-Foundation Drainage 1 1 B-Slab Insulation B-Plumb Rough In C B-Gas Test/Pipe • �� �j B-Mechanical Rough In • ZB-Exterior Wall Sheathing,Mailing g -Roof Sheathing - .'• t ((r g.�indowFlashing C- INI g-IIc�L,ht Verification (� B-Fire Stopping I �� 1 B-Framrnl I �; B-Interior V1 11 Sheathing,Tlailing .� 1 B-W all lnsulati -)n/Caulk B-SheetrockNail B-Fire Stopping B-Building Final v 1 1 ) i) p A"p el Packet Pg. 163 2.A. j CONSTRUCTION SPECIFICATIONS 1. GENERAL NOTES: A. SEISMIC DE51GN CATEGORY D B. WIND EXPOSURE AND SPEED 90 MPH, EXP. C. SNOW LOAD (@ 25 PSF. D. FLOOR LIVE LOAD 40 P5F. E. DECK LIVE LOAD E0 PSF. F. SOIL BEARING PRESSURE 1500 PSF. G. ALL GLA55 IN DOORS, SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS TEMPERED GLA55 (IRC; 308.4) 2. FOUNDATION: A. FOOTING: SHOWN AS MINIMUM ON DRAWING AND TO BE POURED ON CENTER OF WALL DIMENSIONS: - FOOTINGS ARE TO BE POURED ON UNDISTURBED OR PROPERLY COMPACTED SOIL. - A 4 PERF. DRAIN PIPE 15 TO BE LAID AROUND PERIMETER OF FOOTING AND OVERLAID W/ 1/2 - 2 DRAIN ROCK. B. FOUNDATION WALL5: TO BE BUILT TO 51ZE SPECIFIED ON DRAWINGS AND THICKNE55 SPECIFIED 15 MINIMUM REQUIREMENTS. PLACED IN ACCORDANCE W/ FOUNDATION PLAN. C. REINFORCEMENT STEEL: TO BE AS SPECIFIED THICKNE55 CALLED OUT ON DRAWINGS AND TO BE DETAILED AND PLACED IN ACCORDANCE W/ BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND TO BE DEFORMED STEEL BARS CONFORMING TO ASTM A615, GRADE 40. D. CONCRETE: SHALL BE OF "READY -MIXED CONCRETE" AND SHALL CONFORM TO ASTM C94 (5 BACK OR BETTER) - AFTER CONCRETE HAS BEEN PROPERLY CURED IT SHALL HAVE A GOMPRE56IVE STRENGTH OF 2500 P5I UNLE55 OTHERWISE SPECIFIED. E. PORCHES, CARPORT SLABS, AND STEPS EXPOSED TO THE WEATHER AND GARAGE SLABS SHALL HAVE A C-OMPRE551VE STRENGTH OF NO LE55 THAN 3000 PSI PER IRC. TABLE R402.2 3. FRAMING: A. FLOOR: TO BE FRAMED IN ACCORDANCE W/ SPECIFICATIONS OF DRAWINGS. - AND TO HAVE ALLOWABLE FLOOR LOAD AS SET FORTH IN IRC SEC. R502.3 AND R502.3.2 - ALL STRUCTURAL MEMBERS OF FLOOR TO BE PROPERLY SET AND FASTENED IN ACCORDANCE W/ IRC. - STRUCTURAL LUMBER TO BE #2 DOUGLAS FIR OR BETTER. B. WALL5: EXTERIOR WOOD FRAMED WALLS TO BE 2"X6" DF-L #2 W/ STUDS (a 16" O.G. HEIGHT OF EXTERIOR WALL TO BE AS SHOWN. - ALL EXTERIOR WALLS SHALL BE SHEATHED W/ 1 /2 STRUCTURAL PLYWOOD OR 1/16" 0515. BRACKING WILL BE DETAILED IN PLAN. - ALL WINDOW HEADERS AND BEARING WALL BEAMS TO BE 4"X10" UNLESS SPECIFIED ON DRAWINGS. - INTERIOR WALLS TO BE 2"X4" CONSTRUCTION PLACED (a 16" O.C. STUD HEIGHT TO BE AS SHOWN. - INTERIOR BATHROOM WALLS W/ EXTENSIVE PLUMBING FIXTURES MAY HAVE 2"X6" FRAMED WALLS TO PROVIDE CLEARANCE AND COMFORTABLE WORKING SPACE. - BATHROOM WALL COVERINGS SHALL BE MOISTURE RESISTANT CEMENT PLASTER, TILE, OR APPROVED EQUAL TO 12 INCHE5 ABOVE DRAIN AT SHOWERS OR TUB W/ SHOWERS. (R102.4.2) C. ROOF: DRAWINGS WILL SPECIFY TRUSSES OR RAFTER CONSTRUCTION - ENG. TRUSS DETAIL TO BE CHECKED BY GENERAL CONTRACTOR BEFORE INSTALLATION - STANDARD SNOW LOAD TO BE VERIFIED PER 51DE ISSUING JURISDICTION PSF TOTAL LOAD UNLESS 5PEGIFIED OTHERWISE ON DRAWINGS. - ROOF SHEATHING TO BE 1/2" CDX STANDARD, BUT WILL VARY W/ ROOFING PRODUCT USED. D. CONNECTIONS - ALL CONNECTORS ARE 5PEGIFIED AS 51MP50N, EQUIVALENT LUMBERLOCK CONNECTORS WILL BE SATISFACTORY - NAILING SCHEDULE TO BE IN ACCORDANCE W/ TABLE I, R602.3 (1) E. BEAM BEARING POINTS IN WALLS - ALL BM. B.P. IN WALLS MUST HAVE 2X STUDS NAILED TOGETHER TO A MIN. WIDTH NOT LESS THAN BEAM BEING SUPPORTED. 4. ENERGY CODE: COMPLY WITH WASHINGTON STATE ENERGY CODE A. ALL WINDOWS � DOORS TO BE SEALED INTO WALL W/ CAULKING WEATHERSTRIPPING B. ALL FRAMING INTERSECTIONS BETWEEN CONDITIONED TO UNCONDITIONED WALLS I FOUNDATIONS TO BE CAULKED TO STOP AIR LEAKAGE AND PROVIDE INCREASED EFFICIENCY. C. ALL PENETRATIONS FOR PLUMBING, WIRING, ; DUCTING TO BE SEALED. D. VENTILATION DUCTS SHALL HAVE R-10 INSULATION COVERING E. WHOLE HOUSE VENTILATION NEVER LE55 THAN 120 CFM W. FAN N015E RATED AT 1.5 50NE5% SHALL BE MET WITH HEAT RECOVERY VENTILATION SYSTEM IN ACCORDANCE WITH SECTION M1508.1 OF WSRC. F. AIR LEAKAGE CONTROL - ENVELOPE LEAKAGE SHALL BE REDUCED TO 5LA OF 0.00020 BUILDING ENVELOPE TIGHTNE55 WITH A BLOWER DOOR AT A PRE55URE DIFFERENCE OF 50 PA. TESTING SHALL OCCUR AFTER ROUGH IN AND AFTER INSTALLATION OF PENETRATIONS OF THE BUILDING ENVELOPE. F. LIGHTING - SEE LIGHTING PLAN FOR CODES AND REQUIREMENTS. 5. INSULATION: (2012 WSEC) A. VAULTED ROOF/CEILING TO HAVE MINIMUM OF R-38 INSULATION FLAT ROOF/CEILING TO HAVE MINIMUM OF R-49 INSULATION ROOF/CEILING W/ ADVANCED FRAMING: TO HAVE MINIMUM OF R-35 INSULATION. B. FLOOR: R-30 INSULATION (a FRAMED, R-10 @ SLAB ON GRADE C. WALLS: R-21 INSULATION D. ALL EXTERIOR WALL5: TO HAVE EITHER VAPOR BARRIER, (A) OR (B) INSTALLED PER MANUFACTURER'SSPECS. WITH WINDOW � JOINT TAPE -A. TYVEK HOUSE WRAP *PREFERABLE -B. TYPAR HOUSE WRAP 6. FLASHING: A. CONTRACTOR � HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEYS, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEYS. B. WATER PROOF DECKS AND BALCONIES TO BE FLASHED PER MANUR SPECS. FOR WATER PROOF MEMBRANE. C. ALL CAULKING MUST BE INSPECTED � MAINTAINED ANNUALLY BY HOME OWNER U51NG APPROVED EXTERIOR 51DING CAULK CODE5: VALLEY FLASHING - IRC 905.2.8 / IRC 905.4.E OTHER FLASHING - IRC 905.2.8.4 FLASHING � COUNTERFLASHING - IRC 905.3.8 WATERPROOFING WEATHER EXPOSED AREAS, I.E. DECKS ; BALCONIES - IRG 103.8 MASONRY - R103.1.5 AND WINDOWS - REI2.1 AND R103.8 MECHANICAL SPEGIFICATIONS I. THE MAXIMUM LENGTH OF A CLOTHES DRYER DUCT SHALL NOT EXCEED 25 FEET (1620 MM) FROM THE DRYER LOCATION TO THE WALL OR ROOF TERMINATION. THE MAXIMUM LENGTH OF THE DUCT SHALL BE REDUCED 2.5 FEET (162 MM) FOR EACH 45-DEGREE (0.8 RAD) BEND AND 5 FEET (1524 MM) FOR EACH 90-DEGREE (I.E RAD) BEND. THE MAXIMUM LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE TRANSITION DUCT. (MI502.6) 2. ELEMENTS OF APPLIANCES WHICH CREATE A GLOW, SPARK, OR FLAME SHALL BE LOCATED A MINIMUM OF 18" ABOVE THE GARAGE FLOOR (IMC.304.3) 3. EXHAUST DUCTS TO BE CONSTRUCTED OF SMOOTH -BORE, NONCOMBUSTIBLE MATERIALS. APPROVED FLEX CONNECTORS NOT EXCEEDING 6 FT. IN LENGTH MAY BE USED IN CONNECTION WITH DOMESTIC DRYER EXHAUST. (IMC.504.6) 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER FOUR FEET TALL SHALL BE STRAPPED DOWN TO PREVENT OVERTURN IN AN EARTHQUAKE. (UPC.508.2) 5. PROVIDES PROTECTION OF GAS BURNING APPLIANCES PER IRC SEC M1301 PLUMBING SPECIFICATIONS I. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MORE THAN TWO FEET NOR LE55 THAN fo" ABOVE THE GROUND, POINTING DOWN. (UPC.608.5) 2. PROVIDE AN AIR GAP FOR THE DISHWASHER IF PROVIDED. (UPC.801.4) 3. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL H05E 5I55. (UPC.(o08.4.1) 4. PROVIDE A GLEAN -OUT WHERE BUILDING DRAIN AND BUILDING SEWER LINES CONNECT. (UPC 119.I) 5. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. (UPC.101.4) BRACK TT COURT APT UNITS 105 & 106 OWNER KAUTZ ROUTE, LLC C/O TERRA PROPERTY ANALYTICS PO BOx 31097, SEATTLE, WA 98103 (206) 213-0810 SPRICE@RERESOURCES.COM ARCHITECT SEAN H EGSTAD HAVEN DESIGN WORKSHOP 3410 ALDERGROVE RD. FERN DALE, WA 98246 (360) S27-2840 SEAN@HAVEN-DW.COM 23220 EDMON DS WAY EDMON DS, WA 98026 BUILDER Kim SINGH PCMI, LLC PO Box 3003S, BELLINGHAM, WA 98228 (360) 303-8S72 SINGHASONG2@MSN.COM STRUCTURAL ENGINEER DAMON VAN DEN TOP DVDT ENGINEERING 295 W. KING TUT RD. LYNDEN, WA 98264 (360) 933-134S DVDTPE@COMCAST. NET DRAWING LIST COVER SHEET C1 SITE PLAN Al ELEVATIONS A2 FLOOR PLANS A3 FLOOR PLANS A4 BUILDING SECTIONS S1 FOUNDATION PLAN & MAIN FLOOR FRAMING S2 UPPER FLOOR FRAMING & ROOF FRAMING PLAN S3 BUILDING DETAILS S4 SHEAR WALL PLANS SS SHEAR WALL PLANS H E A S G v N W O R K S N H R P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 N Z W � � O QN a000 Q} w �Q = 0 p Lu o Uz � �0 w2 Y 0 U w Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad rAPH7 -T Sean M. Hegstad STATF OF WASHINGTON 2.A. j R� PERSPECTIVE PLANS SCALE: NTS Be A4 , 12 i6-------2' I; q2"-- 20` 6` RODF A15V HALF a?E P�Ic..I IF �" OVER . 1 0 DOOR I �+ 115Rif�n A 1 II I 1I II 1-------- 36" i� � _ ^, FO � SOFFIT f ------- WALL t1 m > as 1 1------- ENTRY N U 0 I 43XI 04 I >I ILE J1 1 �' I 2868 I � 2cAR � RAGE I 1 20 2 C 4'&1l2 p 11 > UNIT t eb . PATIO w V REC6R100M I I MTL 5ALLARD SOFFIT I rj CONC p �� '� CPT , t 11 O I HR. FIRE SEPARATION Q 1 BETWEEN GARAGES AND Aj _ I ' LIVING SPACES USING 518 � CQ TYPE-X S1R FROM FLOOR A 1 , A1 1 TO CEILING FIRE TAPED I I . LL I is Dv n h .hLh - B 11 Dv _ Ci � II 10 1 S3 11 o -----1 TYP 11 II> SLOPE 2 _ I i 116X118 1 ID >I I PATIO V pc CPT 11a 11 5311 I O II 11 II II 2 CAR GARAGE p I I I 1 20�?k'Y7� (� 0 011 CONIC d = 2�sos 2 I 9 N 1 i r UNIT 165 >1 r r 4' 3' 1 HR. FIRE SEPARATION I - - - - - - - BETWEEN GARAGES AND 1 y LIVING SPACES USING 518" 4 TYPE-X S1R FROM FLOOR 3 HyXIA' w ' J TO CEILING $ FIRE TAPED SOFFIT W . AA AA I - -/ C, 3e68 - HALF ut� OVERPOU A DOOR ROOF A5 V '-------------- BBB , GROUND FLOOR PLAN A' SCALE: 1 /4" = I 'O° STAIR NOTES I. STAIR CALCULATIONS ARE BASED ON A 13`1 115" FIN. FLR. TO FIN. FLR DIMENSION AND S -5 115" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- (1fo) RISERS 0 1 114" FROM FINISHED TREAD TO FINISHED TREAD (15 RUNS A 11" (12" FIN.} 2ND- (16) RISERS A 1 t✓116" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS (% 1I" (12" FIN.). 3. USE (3) 2A2 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONGEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. S. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 36" ABOVE THE NOSING OF STAIR TREADS. (o. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 112" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE I HR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 518" TYPE-X S.R. WALLS I CEILING, TAPED AND MUDDED. 5. MAINTAIN A MIN. OF 6`5" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. '5. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING. FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALCS. DURING FRAMING CONSTRUCTION. NOTE: WATER HEATING SYSTEM, PER WSEC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER W1 MIN. Elm OF 0.62, OR ELECTRIC WATER HEATER WI MIN. EF OF 0.93. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT I.OGPM OR LESS. NOTE MIN. AFUE: S5% AIR LEAKAGE CONTJMA>X(. PER WSEC OPT. 3A PER WSEC TABLE 4 TABLE 40(0.2 OPT. A: REDUCE TE LEAKAGE TO 4 ACH UNIT 105 SQUARE FOOTAGE: GRND FLOOR 2(o5.S SF MAIN FLOOR 129.4 SF UPPER FLOOR 12S.1 SF TOTAL - 1124.4 SF GARAGE 451 SF UNIT 106 SQUARE FOOTAGE: GRND FLOOR 265.S SF MAIN FLOOR 125.4 SF UPPER FLOOR 125.1 SF TOTAL - 1124.4 SF GARAGE 451 SF H E S G N v R E 1{ S H IN 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360)527-2840 WWW.HAVEN-DW COM © COPYRIGHT 2014 PROJECT 13-024 DRAWN BY S. Clayton DATE 3,11.14 SCALE As Noted CHECKED Sean Hegstad s213 RMIST'ERM ARCKff IWCT 1 Sean M. HegstaA SiATi OF WASHNGTON PLN2 Packet Pg. 165 2.A.j RAKE WALL 3' 11 1 /2 UPPER FLOOR PLAN SCALE: 1 /4" — 1 '0` k, BB 4' r✓- 1/8' 2' 3 1 /2" 10 2" 4' 10' 17 rr, 4. v d®7 uv 4 3 515 4 BB A� AA A4.) Ln A' ti m ` F FRA IITIL 33' 0' ROOF BELOW 1s 1 ro b' I 1 30 , - - UP REF I ISR 36' WALL DINING 12" O-I STOVE 1r1 oOVE AB lUG p KITCHEN � I o I: t 1 'IED LLAU.DN DiL -- ------------------------- — — — — — — — — — — — — — — — — — — — — — — BM As v — — — — — — vi LINT 106 UVIN DEN b"XII10 QI=F'r CE.G LJN WD TO 90TTOM OF BEAMS %69-a 5" I"" I 6�ic5 TILE II FURR CALL w 2X4 A5 REcJ _ I =Ok cLumeING II W 9' 12" 3 46 li;' 1 2' 11 112 DEN &' I IIA' 4 9' 13 11-1' %71 ;n 8'Xll'�' 2-6' _4 SOFFIT CEI:;r:3 ICJ WD -- rO 30TT04 OF BEA-* 1) 51-w �P Q IN �G 4, Q _116 a IYOd26 m m i � ; UN T 10� FRAMED WALL � ®,® r I DN I I aR I 1 F3v r^� ! MNINGs KITCHEN I 1 13� 0`' 1 0X8� 9 I I� WD uJD - 36P / 10 \ 1 3b" WA 4 tL 3TOvE �- qq AE50vE A4� I ' 'n UP 16R 30" I REF 0*4G f� t t ROOF BELOW I3' 6 CL 1s' 6 BB A4 MAIN FLOOR PLAN r SCALE: 1 /4" = I '011 STAIR NOTES I. STAIR CALCULATIONS ARE BASED ON A 13`1 115" FIN. FLR. TO FIN. FLR DIMENSION AND S'-5 115" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 15T- (lfo) RISERS 0 1 114" FROM FINISHED TREAD TO FINISHED TREAD (15 RUNS A 11" (12" FIN.) 2ND- (16) RISERS 0 1 t✓116" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS (a II" (12" FIN.). 3. USE (3) 2A2 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONGEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. 5. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL. HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 36" ABOVE THE NOSING OF STAIR TREADS. 6. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 112" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE 1 HR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 518" TYPE-X S.R. WALLS I CEILING, TAPED AND MUDDED. 8. MAINTAIN A MIN. OF 6'-8" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. 9. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING. 40 m FLR ABv FLR ABv 1AA A4 FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALCS. DURING FRAMING CONSTRUCTION. NOTE: WATER HEATING SYSTEM, PER WSEC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER WI MIN. EF OF 0.62, OR ELECTRIC WATER HEATER WI MIN. EF OF 0.93. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT I.OGPM OR LESS. NOTE MIN. AFUE• S5% AIR LEAKAGE CONTROL PER WSEC OPT, 3A PER WSEC TABLE 406.2, TABLE 40ro.2 OPT. A: REDUCE TESTED LEAKAGE TO 4 ACH MAX UNIT 105 SQUARE FOOTAGE: GRND FLOOR 265.E SF MAIN FLOOR 129.4 5F UPPER FLOOR 12S.1 SF TOTAL - 1124.4 SF GARAGE 451 SF UNIT 106 SQUARE FOOTAGE: GRND FLOOR 265.E SF MAIN FLOOR 125.4 5F UPPER FLOOR 12S.1 5F TOTAL - 1124.4 SF GARAGE 451 SF H E S A G N v 0 K S H P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360)527-2840 WWW.HAVEN-DW COM © COPYRIGHT 2014 PROJECT 13-024 DRAWN BY S. Clayton DATE 3,11.14 SCALE As Noted CHECKED Sean Hegstad •21s 1 NZIST'EPM 1 ARrJ1ff2 T I` Sean M.Meg SuA STATE OF WASHNGTON A3 PLN21 Packet Pg. 166 2.A. j SPRAY FOAM INSULATION U1/ 1" VENT VENTED BIRD BLOCKING CONT. ALUM. GUTTER 2X6 FASCIA - VENTED SOFFIT (SEE DETAILS) z-FLASHING 2X TOP TRIM ABV. WINDOWS AND DOORS TYP. W4" TRIM AROUND WINDOWS, DOORS, AND CORNERS, TYP. 7/1(o" O.S.B. SHEATHING NAILED PER ro02.3 IRC TYVEK HOUSE WRAP (VAPOR BARRIER) EXTERIOR SIDING VARIES, SEE ELEVATIONS 4 TIGHT LINE DRAIN PIPE FILTER FABRIC- - 1 1 /2" WASHED ` ROCKS U1/ 4 PERF. DRAIN PIPE (2) #4 CONT. REBAR - ENG. TRUSS SYSTEM @ 24" O.G. - 1 /2" CDX SHEATHING SD COMMONS R 6" O.C. PLY. PANEL EDGES 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, 1 NAIL PENETRATION INTO TRUSS MIN. REQUIRED - ICE � WATER SHIELD 30 YR. ARCH. COMP. ROOFING .------R-49INSUL. 5/8" S/R LID H2.5 TIE TO EVERY OTHER TRUSS RIGID R-10 INSUL. 4X8 HEADER 3/4" UDLX TfG 8D COMMONS (a (o" O.G. PLY PANEL EDGES, 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, I NAIL PENETRATION INTO JOISTS MIN. REQ"D. 1- 3/4" X 5- 1/2" LVL JOISTS (a Ilo , O.G. UJ/ R-21 BATT INSUL. OVER GARAGE cq N TRUSS SECTION SCALE: 1 /411 = 1-011 ( ) 2 TRUSS SECTION SCALE: I /411 = I 1-OII 3RUSS SECTION ALE: 1 /411 = I 1-011 NO OPENINGS ALLOWED, TYP. 4" 0 MIN 4" 0" MIN UJ/ l/Ifo FIRE TREATED PLWD. U1/ 1/16 FIRE TREATED 1 LAYER 5/5 TYPE X GW5 1 LAYER 5/5 TYPE X GUJB EA. SIDE OF TRUSS NON BEARING GABLE END TRUSS OR CEILING JOIST, PER PLAN FIRE BLOCKING ROOF/WALL @ COMMON WALL S ECTI C SCALE: I /4" = 1-011 SECTION SCALE: 1/4 11 /411 = 1 1-011 w imi H E S A G N v W R K S H N ° P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 N Z W � � O 000 z ao o Q� �Q w 0 V) z Uf) r �p m w� Y 0 U w Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad . GISIERED ARCHITECT Seen M. He�st�cl STATFOOFWASIIINGTC�)N 3 STORY WALL W/ GARAGE SCALE: N.T.S. A4 Party Wall Documentation For 23226 #105 Edmonds Way and 23226 #106 Edmonds Way Original Building Permit: BLD20140242 Plat: PLN2023-0047 Brackett Court Unit Lot Subdivision Architectural Plans Brackett Court Apartments Edmonds Way 105/106 PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 CHECKED Sean Hegstad APPUCA9LE 501-0ING CQQES 1. 2012 INTERNATIONAL RESIDENTIAL CODE, 2012 INTERNATIONAL 5l1LDING CODE 2. WAS4IRJGTON STATE ENERGY GORES 6NCL VENTILATION 4 INDOOR AIR QUAUTY (VIAQ) 3 WAS"WWON STATE AMENDMENTS AND ORDINANCES 5UILDING DATA SEISMIC ZONE D OCCUPANCY GROUPS RI RESIDENTIAL CONSTRUCTION: TYPE V-B Sheets C1, A2, A3, A4 and S3 Attached Edmonds Inspection Forms from BLD20140242 Attached PLN2 Packet Pg. 168 111C l gq, Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: TWO-FAMILY DWELLING - MECHANICAL AND Permit #: BLD20140241 PLUMBING INCLUDED - UNITS 103/104 `J Project Address: 23228 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC TERRA Contractor: PCMI LLC Lender: PROPERTY 224 Dewey Rd C/O SIEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE # PCMILL*871 CD XP:02/04/2015 SEATTLE, WA 98103 3(v0 ?/, -5' 7 2- j,:)`' Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. INSPECTION INSPECTOR DATE COMMENTS & rosion Control/Mobilization It B-DrNmay Form& Slapc Vc7. Eattinccring Final I B-Setbacks B-Footings B-Foundation Wall wj�_ — B-Foundation Drainage 1 1 B-Slab Insulation B-Plumb Rough In C B-Gas Test/Pipe • �� �j B-Mechanical Rough In • ZB-Exterior Wall Sheathing,Mailing g -Roof Sheathing - .'• t ((r g.�indowFlashing C- INI g-IIc�L,ht Verification (� B-Fire Stopping I �� 1 B-Framrnl I �; B-Interior V1 11 Sheathing,Tlailing .� 1 B-W all lnsulati -)n/Caulk B-SheetrockNail B-Fire Stopping B-Building Final v 1 1 ) i) p A"p el Packet Pg. 169 2.A. j CONSTRUCTION SPECIFICATIONS 1. GENERAL NOTES: A. SEISMIC DESIGN CATEGORY D B. WIND EXPOSURE AND SPEED 90 MPH, EXP. C. SNOW LOAD (a 25 PSF. D. FLOOR LIVE LOAD 40 PSF. E. DECK LIVE LOAD (o0 PSF. F. SOIL BEARING PRESSURE 1500 PSF. G. ALL GLASS IN DOORS, SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS TEMPERED GLASS (IRC 308.4) 2. FOUNDATION: A. FOOTING: SHOWN AS MINIMUM ON DRAWING AND TO BE POURED ON CENTER OF WALL DIMENSIONS - FOOTINGS ARE TO BE POURED ON UNDISTURBED OR PROPERLY COMPACTED SOIL. - A 4 PERF. DRAIN PIPE IS TO BE LAID AROUND PERIMETER OF FOOTING AND OVERLAID W/ 1/2 - 2 DRAIN ROCK. B. FOUNDATION WALLS: TO BE BUILT TO SIZE SPECIFIED ON DRAWINGS AND THICKNESS SPECIFIED IS MINIMUM REQUIREMENTS. PLACED IN ACCORDANCE W/ FOUNDATION PLAN. C. REINFORCEMENT STEEL: TO BE AS SPECIFIED THICKNESS CALLED OUT ON DRAWINGS AND TO BE DETAILED AND PLACED IN ACCORDANCE W/ BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND TO BE DEFORMED STEEL BARS CONFORMING TO ASTM A615, GRADE 40. D. CONCRETE: SHALL BE OF "READY -MIXED CONCRETE" AND SHALL CONFORM TO ASTM C94 (5 SACK OR BETTER) - AFTER CONCRETE HAS BEEN PROPERLY CURED IT SHALL HAVE A COMPRESSIVE STRENGTH OF 2500 PSI UNLESS OTHERWISE SPECIFIED. E. PORCHES, CARPORT SLABS, AND STEPS EXPOSED TO THE WEATHER AND GARAGE SLABS SHALL HAVE A COMPRESSIVE STRENGTH OF NO LESS THAN 3000 PSI PER IRC TABLE R402.2 3. FRAMING: A. FLOOR: TO BE FRAMED IN ACCORDANCE W/ SPECIFICATIONS OF DRAWINGS. - AND TO HAVE ALLOWABLE FLOOR LOAD AS SET FORTH IN IRC, SEC, R502.3 AND R502.3.2 - ALL STRUCTURAL MEMBERS OF FLOOR TO BE PROPERLY SET AND FASTENED IN ACCORDANCE W/ IRC. - STRUCTURAL LUMBER TO BE #2 DOUGLAS FIR OR BETTER. B. WALLS: EXTERIOR WOOD FRAMED WALLS TO BE 2"X(o" DF-L #2 W/ STUDS (a 16" O.G. HEIGHT OF EXTERIOR WALL TO BE AS SHOWN. - ALL EXTERIOR WALLS SHALL BE SHEATHED W/ 1 /2 STRUCTURAL PLYWOOD OR 1/16" 0515. BRACKING WILL BE DETAILED IN PLAN. - ALL WINDOW HEADERS AND BEARING WALL BEAMS TO BE 4"X10" UNLESS SPECIFIED ON DRAWINGS. - INTERIOR WALLS TO BE 2"X4" CONSTRUCTION PLACED (a I(o" O.C. STUD HEIGHT TO BE AS SHOWN. - INTERIOR BATHROOM WALLS W/ EXTENSIVE PLUMBING FIXTURES MAY HAVE 2"X6" FRAMED WALLS TO PROVIDE CLEARANCE AND COMFORTABLE WORKING SPACE. - BATHROOM WALL COVERINGS SHALL BE MOISTURE RESISTANT CEMENT PLASTER, TILE, OR APPROVED EQUAL TO 12 INCHES ABOVE DRAIN AT SHOWERS OR TUB W/ SHOWERS. (R102.4.2) C. ROOF: DRAWINGS WILL SPECIFY TRUSSES OR RAFTER CONSTRUCTION - ENG. TRUSS DETAIL TO BE CHECKED BY GENERAL CONTRACTOR BEFORE INSTALLATION - STANDARD SNOW LOAD TO BE VERIFIED PER SIDE ISSUING JURISDICTION PSF TOTAL LOAD UNLESS SPECIFIED OTHERWISE ON DRAWINGS. - ROOF SHEATHING TO BE 1/2" CDX STANDARD, BUT WILL VARY W/ ROOFING PRODUCT USED. D. CONNECTIONS - ALL CONNECTORS ARE SPECIFIED AS SIMPSON, EQUIVALENT LUMBERLOCK CONNECTORS WILL BE SATISFACTORY - NAILING SCHEDULE TO BE IN ACCORDANCE W/ TABLE I, R602.3 (1) E. BEAM BEARING POINTS IN WALLS - ALL BM. B.P. IN WALLS MUST HAVE 2X STUDS NAILED TOGETHER TO A MIN. WIDTH NOT LESS THAN BEAM BEING SUPPORTED. 4. ENERGY CODE: COMPLY WITH WASHINGTON STATE ENERGY CODE A. ALL WINDOWS � DOORS TO BE SEALED INTO WALL W/ CAULKING WEATHERSTRIPPING B. ALL FRAMING INTERSECTIONS BETWEEN CONDITIONED TO UNCONDITIONED WALLS ; FOUNDATIONS TO BE CAULKED TO STOP AIR LEAKAGE AND PROVIDE INCREASED EFFICIENCY. C. ALL PENETRATIONS FOR PLUMBING, WIRING, ; DUCTING TO BE SEALED. D. VENTILATION DUCTS SHALL HAVE R-10 INSULATION COVERING E. WHOLE HOUSE VENTILATION NEVER LESS THAN 120 CFM W. FAN NOISE RATED AT 1.5 SONES% SHALL BE MET WITH HEAT RECOVERY VENTILATION SYSTEM IN ACCORDANCE WITH SECTION M1508.1 OF WSRC. F. AIR LEAKAGE CONTROL - ENVELOPE LEAKAGE SHALL BE REDUCED TO SLA OF 0.00020 BUILDING ENVELOPE TIGHTNESS WITH A BLOWER DOOR AT A PRESSURE DIFFERENCE OF 50 PA. TESTING SHALL OCCUR AFTER ROUGH IN AND AFTER INSTALLATION OF PENETRATIONS OF THE BUILDING ENVELOPE. F. LIGHTING - SEE LIGHTING PLAN FOR CODES AND REQUIREMENTS. 5. INSULATION: (2012 WSEC) A. VAULTED ROOF/CEILING TO HAVE MINIMUM OF R-38 INSULATION FLAT ROOF/CEILING: TO HAVE MINIMUM OF R-49 INSULATION ROOF/CEILING W/ ADVANCED FRAMING TO HAVE MINIMUM OF R-38 INSULATION. B. FLOOR: R-30 INSULATION (a FRAMED, R-10 (a SLAB ON GRADE C. WALLS: R-21 INSULATION D. ALL EXTERIOR WALLS TO HAVE EITHER VAPOR BARRIER, (A) OR (a) INSTALLED PER MANUFACTURER'S SPEGS. WITH WINDOW f JOINT TAPE -A. TYVEK HOUSE WRAP *PREFERABLE -B. TYPAR HOUSE WRAP 6. FLASHING: A. CONTRACTOR f HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEYS, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEYS. B. WATER PROOF DECKS AND BALCONIES TO BE FLASHED PER MANUR SPECS. FOR WATER PROOF MEMBRANE. C. ALL CAULKING MUST BE INSPECTED f MAINTAINED ANNUALLY BY HOME OWNER USING APPROVED EXTERIOR SIDING CAULK CODES: VALLEY FLASHING - IRG 905.2.8 / IRC 905.4.E OTHER FLASHING - IRC 905.2.8.4 FLASHING f COUNTERFLASHING - IRC 905.3.8 WATERPROOFING WEATHER EXPOSED AREAS, I.E. DECKS f BALCONIES - IRG 103.6 MASONRY - R103.1.5 AND WINDOWS - R612.1 AND R103.8 MECHANICAL SPEGIFICATIONS I. THE MAXIMUM LENGTH OF A CLOTHES DRYER DUCT SHALL NOT EXCEED 25 FEET (1(o20 MM) FROM THE DRYER LOCATION TO THE WALL OR ROOF TERMINATION. THE MAXIMUM LENGTH OF THE DUCT SHALL BE REDUCED 2.5 FEET (162 MM) FOR EACH 45-DEGREE (0.6 RAD) BEND AND 5 FEET (1524 MM) FOR EACH SO -DEGREE (1.6 RAD) BEND. THE MAXIMUM LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE TRANSITION DUCT. (111502.6) 2. ELEMENTS OF APPLIANCES WHICH CREATE A GLOW, SPARK, OR FLAME SHALL BE LOCATED A MINIMUM OF 18" ABOVE THE GARAGE FLOOR (IMC.304.3) 3. EXHAUST DUCTS TO BE CONSTRUCTED OF SMOOTH -BORE, NONCOMBUSTIBLE MATERIALS. APPROVED FLEX CONNECTORS NOT EXCEEDING 6 FT. IN LENGTH MAY BE USED IN CONNECTION WITH DOMESTIC DRYER EXHAUST. (IMC.504.6) 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER FOUR FEET TALL SHALL BE STRAPPED DOWN TO PREVENT OVERTURN IN AN EARTHQUAKE. (UPC.508.2) 5. PROVIDES PROTECTION OF GAS BURNING APPLIANCES PER IRC SEC M1301 PLUMBING SPECIFICATIONS I. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MORE THAN TWO FEET NOR LESS THAN 6" ABOVE THE GROUND, POINTING DOWN. (UPC.608.5) 2. PROVIDE AN AIR GAP FOR THE DISHWASHER IF PROVIDED. (UPC.801.4) 3. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL HOSE BIBS. (UPC.(o08.4.1) 4. PROVIDE A CLEAN -OUT WHERE BUILDING DRAIN AND BUILDING SEWER LINES CONNECT. (UPC 11 S.I ) 5. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. (UPC.101.4) BRACK TT COURT APT UNITS 103 & 104 OWNER KAUTZ ROUTE, LLC C/O TERRA PROPERTY ANALYTICS PO BOx 31097, SEATTLE, WA 98103 (206) 213-0810 SPRICE@RERESOURCES.COM ARCHITECT SEAN H EGSTAD HAVEN DESIGN WORKSHOP 3410 ALDERGROVE RD. FERN DALE, WA 98246 (360) S27-2840 SEAN@HAVEN-DW.COM 23220 EDMON DS WAY EDMONDS, WA 98026 BUILDER Kim SINGH PCMI, LLC PO Box 3003S, BELLINGHAM, WA 98228 (360) 303-8S72 SINGHASONG2@MSN.COM STRUCTURAL ENGINEER DAMON VAN DEN TOP DVDT ENGINEERING 295 W. KING TUT RD. LYNDEN, WA 98264 (360) 933-134S DVDTPE@COMCAST. NET DRAWING LIST COVER SHEET C1 SITE PLAN Al ELEVATIONS A2 FLOOR PLANS A3 SECTIONS S1 FOUNDATION, FLOOR, AND ROOF FRAMING PLANS S2 DETAILS S3 SHEAR WALL PLAN S4 SHEAR WALL PLAN H E A S G v N W O R K S H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z 11111 �O qr_ Q� a° Q� w �Q w LU 0 p o Uz � �0 w 2 UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad rAPH7 -T Sean M. Hegstad STATF OF WASI IINGTON 2.A.j 0 i+ O n M A3 lr 0'r B MAIN FLOOR PLAN SCALE: 114 lb B A3 I' 0 4' 6'+ 5' 3 112' O AA'O A3 :. BB A3 6' 2' S 112' 4' 12' 8 112" 2' 0,. CL 14 15 16 17 14 . D D --------- ---------------------- "`ALL BLW SOFFIT --------------------- BM. ABV. I � m up. I h VI G WD C r I I E 3' A3 r , 12 • DN JIM GAS FP rL ^ I &R I UNIT 103 DINING ''► I I 108X10e B ABY ?------------------------------ 19 J- W P3820 13M. ABY. ® i ruNIT 104 er �. p i 110v bzXSeF 11 DINING ll ev if TILE If g9Xgi A , $0 �� j W° =====WALL-ASv===== ET e 3 - - . - 1 � x3�Z' 112' 1 BM. ABV. ILEBG_A------ troll BM. ABV. MW ABV 1 3' STOVE 3' 7 318, 3' 4 112' 3 1 _e CL UVI G II { REF UP m I2loX138 11 L- ' DN lbR WD I I 30 16R REF �— 3, 1 I 3' 1I STOVE SOFFIT AFVv- GAS FP I I i.. o II KITCHEN KITCHEN I 8 X14 3 I I S WD WO 4 II 1 I MW ABY DW II 111 DW OHG I I oHG h 8 _ ^ t n6 `G ��7%l D �A/ PATIO BELOW PATIO ELOW _ s3" 6' 5 112- L5. 0•' g4 4' 2 118 1 7 its' CL S' 2' S'21/8" 10'51/8' Y®6 1 2*'*' F 10' 2 112" I,f WALL BELOW I PLATE A ro'-3 h I RAKE wAL. SLOPE CEILING A PERO M. BATH 68X125 ` D DWG 11A3 TILE -i 45" WALL M. BED .U1D 12eX135 TACK = I P382O CPT 2bbr 4' I41 UNIT 103 1 � D I I m 80GFM , l roR 11' 11 ' S id, 4' I 2' 3 1 /2" 3' 7 112 7' 2 112" ' 118v i SHOWER, - r OPENING __RCS 5' WX5 r_QAT�GES� roe IIH T15 U GPT I TILE ,p c N ❑ # / II e4X982 \ SOCFM �— CPT taros r � ------------ ----------- 28ro8 28ro8 el 'fA Cc Zero$ I ATTIC 110Y � �. 6' 8" I I ACCESS 1� 2°bd 110v UNIT 10Lif GL III W/D 2,&rob I STACK�-' 61 - Ric, 1 I 01 M. BED BED #2 II s oN 1451"' ;. 10eX143 1I �rb _ � � � �,-, BEN GPT a+ CPT t I I I I BATH 5e FM - BELOW �_ � •8d�8 J IQ SLOPE CEILING AS PER DWG 21A3 I I L E' T1S I - i 2'h 203 6'3" PLATE WGT `A 5' S 112" 4' 3' 5' W 5' 5 112' S' 2 1 8 314" S' 1 114' I e' 112'" 10' S 112" 1 1 9' 2 10' 10` PATIO BELOW 40 �- PATIO BELOW BB � AA33 1 1 W--L W-.& W— W-.L r ■ rer& 00%L r-ft r1 ■ w w ■ SCALE: 1 /4" = IV' fi AA A S BB 0, A3 5' 3 CL 2' S 1 /2` UP 3ero8 l roR HALF LTE 1 S+;OUR > I a DOOR 1 . 01 1. IIN SK 3�6L 1 20 MIN. 0 p CLOSER OVERPOUR -'----------- w-DOOR D _j ) UNIT 104 I i m � SOFFIT 20' 0 6'S 3'10 2'0' 6'0" 8'0" 2'0 I roele OHD 6vERPa-UR 2' 1 1 /2' n DOORS TYP. C, tr o r Iku ev �R SLOPE 2 m M A 0 cn 2 -AR GARAGE 1119�X151 GONC 1 HR. FIRE SEPARATION BETWEEN GARAGES AND LIVING SPACES USING 518" TYPE-X SIR FROM FLOOR TO CEILING FIRE TAPED J �1 1 II II II II 1 A3 ' r -. 3068 - OVERPOUR 0 DOOR PATIO 5OX33 GONG 4' &„ 2 CAR GARAGE C 15eX20e GONG ri BM. ABV. I HR. FIRE SEPARATION C BETWEEN GARAGES AND A LIVING SPACES USING 518" 1w ` TYPE-X 91R FROM FLOOR 1w, TO CEILING I FIRE TAPED WP382o MTL BALLARD UNIT 103 20 MIN. WI HW I FL RN. CLOSER OVERPOUR -r'•Dv a DOOR 3�ro8 l 78ro8 3aro8 e► rvp TR DvE S1_1JR ENY DOOR l0¢X45 I GONG RE $ROOM 110v a _=RIB --- BM. ABV. -_-__-- CPT 10' 10" 1.. 20. g.. 40' l GROUND FLOOR PLAN ' '- - ' SLDG DR -- 1 DOOR OV ERPOUR I 1 a DOOR PATIO I // g 1 53X33 I CONC S. t I ------------- 4' 8 114 G 4' 5 314" SCALE: 114" = 1 '011 STAIR NOTES 1. STAIR CALCULATIONS ARE BASED ON A S'-1 118" FIN, FLR. TO FIN. FLR DIMENSION AND S'-9 118" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- it ro) RISERS P 6 1311 ro" FROM FINISHED TREAD TO FINISHED TREAD (15 RUNS (P I I" (12" FIN.) 2ND- (Iro) RISERS P 7 511ro" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS a 11" 02" FIN.). 3. USE (3) 2X12 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONCEALED STRINGER SPACES 0 TOP BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. 5. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 35" ABOVE THE NOSING OF STAIR TREADS. ro. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 112" FROM EACH SIDE OF A STAIRWAY. 7. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE 1 HR. FIRE RESISTIVE CONSTRUCTION Br MEANS or- 516" TYPE-X S.R. WALLS $ CEILING, TAPED AND MUDDED. 5. MAINTAIN A MIN. OF ro'-5" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. 9. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING. FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING GALLS. DURING FRAMING CONSTRUCTION. NOTE: WATER HEATING SYSTEM, PER WSEC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER Wl MIN. EF OF 0.ro2, OR ELECTRIC WATER HEATER Wl MIN. EF OF 0.53. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE L-15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT 1.0GPM OR LESS. NOTE: AIR LEAKAGE CONTROL MIN. AFUE: 135% PER WSEC TABLE 40ro.2, PER WSEC OPT. 3A OPT. A: REDUCE TESTED TABLE 40ro.2 LEAKAGE TO 4 AGH MAX. UNIT 104 SQUARE FOOTAGE: GRND FLOOR 122 SF MAIN FLOOR 411 SF UPPER FLOOR 48ro SF TOTAL- 101,3 SF GARAGE 411 SF UNIT IA3 SQUARE FOOTAGE: GRND FLOOR 253 SF MAIN FLOOR role SF UPPER FLOOR roll SF TOTAL- 1534 SF GARAGE 40ro SF on AA) A3 % H E S N v 0 K H P .3411 Al.U4 R 12�--VE R .AC• FERNDALE, YvA 98248 I3B4 j ��.r -2840 )AVdN HAVENJ`W c-()rn it CO#'YRICH? 2014 Z W� �O Q� a0 Q} 00 u z 0 w� UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad Z J O LL ssis RMISTERM 1 ARr.Kff WT V Sfsn M. HegsuA I STATE OF WA904GTON PLN2 Packet Pg. 171 2.A. j SPRAY FOAM INSULATION W/ t' VENT VENTED e4RD MOCKING .-CNT ALUM GUTTER 2xb FASCIA VENTED SOFFIT (SEE DETAILS) Z-FLASHING 2X TOP TRIM AB V U)INDOWS AND DOORS TYP 5/4' TRIM AROUND WINDOWS, DOORS, AND CORNERS, TYP. 1/:6' 05.15 9+•4EAT"NG NAILED PER 602 3 IRC TYVEK -LOUSE WRAP (VAPOR BARRIER) EXTERIOR VDING VARIES, SEE ELEVATIONS 4 T1GNT LINE DRAIN PIPE F L T ER I: ENG TRUSS SYSTEM* 24' O C - 112" COX S•4EAT►-1NG 80 COMMONS A 6' O C PLY PANEL EDGES 8" O C. ALL INTERMEDIATE FRAMING MEM15ERS. ' " NAIL PENETRATION INTO TRUSS MIN REQUIRED - ICE t WATER 5W ELD 30 'TR ARCH COMP ROOFING R-L9 INSUL 5/8' SIR LID •12 5 TIE TO EVERY O•T«4ER TRUSS RIGID R-10 945UL Axe -+FADER 1 & 17 T 13 & CTRUSS SECTION X TRIM T WINDOW 'i T Y V EK INSTALLATION TO BE INSTALLED W/ BEST i0 _ OvERrRAMING DEYOND QUAUT-- (5LUESKN OR EQUAL) = GiR7ER 'muss Pt=RPEvaICLLA. SELF AD•+ERING• FLEXIBLE chi F.,b� FLASwNG MEMBRANE PER s' - - I MANUFACTURES SPECIFICATION .� J - - T t7` Af~ 9' 1 Ila' T . 5 N y 14 OF M b l Ila' GAB E�ro , q _ - ' r �a� 3/4' UDLx TQG 8D COMMONS A 6- �— O.0 PLY PANEL EDGES. 8. CC ALL INTERMEDIATE FRAMING I m MEMBERS, I ` NAIL PENETRATION SLOPE GOUNG _ SLOPE CEILING NTO JOISTS MIN RJEQ'D I ( ^ In j � I 1- 3/4' x 1r 112' LVL J01STS b 16' O C W1 R-21 15ATT INBUL OVER GARAGE / ,r L 1-314'x5-I2'LVL.�015T ,P � T' 16' O C TRUSS SECTIU2 ON AA SECTION a � NO OPEaIVGS ALLOWED. tYP 31A" UDLX TQG 80 COMMONS A 6- D T O.G PLY PANEL EDGES, e- O G_ r ,ri Fq� TED PLWD W/ 1/16 PRE TREATED PLUC ALL INTERMEDIATE FRAMING q �% MEMBERS, I` NAIL PENETRATION — iNTC JOSTS MN REO•D ° - 1- 3/4' X Sr- 112" LVL JAsTs a ►&' OG Wl R- 21 SATT INSUL OVER GARAGE Vill - RIGID R-10 INSUL OVER GARAGE FbG0 R-10 INSUL - - �_ _ 4x6 :+FADER LAYER b1E ',vPQ x G1109 IX TRIM 1 LAYER Va T7*0E x GWB EA S D£ OR TRU" %ON BEANZvG GA9LE END TRUSS OR CE LNG .,05T• PER PLAN s�4£ 9L:7CK.`:G 1x TRIM WP3820 2Xb EXT WALLS W/ R-21 INSUL 4I/2.9/R 3 ROOF/WALL Cap COMMON WALL 2Xb P T MUD SILL (v ScA_1 PL W/ 112' X 10' A. B cl 4 b 60" 0 C MAX - 1' MIN EMDED rD q 4 r-IORIZ @4 REBAR 3- MIN c I,-- MAX 1 FROM TOP OF GONG p r� ►• 0 �-r ROCKS WI 4 PER: ORAcN PIPE `-- (2) M4 CCNT REDAR A 9 C �5LE _CT 1, LI H E A S I N vw R K 5 H O P 141") At. DFRGI2OVE ROAG -ERNDALE, WA 98248 1360) g; -2840 uVAW HAVEN OW COf✓ 0 COPYRIGHT 2014 (n Z W 91 2�O �m Q a0 Q } � Q u� z � 0 2 Y Q UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad C) z _O U W r� V z 0 m 5213 R18GISTE11110 Sean M. Heg Staid STATE Of WASHNCTON -------- 9-- - A3 CC 3 STORY WALL W/ GARAGE Scwt N T S Party Wall Documentation For 23224 #107 Edmonds Way and 23224 #108 Edmonds Way Original Building Permit: BLD20140243 Plat: PLN2023-0047 Brackett Court Unit Lot Subdivision Architectural Plans Brackett Court Apartments Edmonds Way 107/108 PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 CHECKED Sean Hegstad APPUCA9LE 501-0ING CQQES 1. 2012 INTERNATIONAL RESIDENTIAL CODE, 2012 INTERNATIONAL 5l1LDING CODE 2. WAS4IRJGTON STATE ENERGY GORES 6NCL VENTILATION 4 INDOOR AIR QUAUTY (VIAQ) 3 WAS"WWON STATE AMENDMENTS AND ORDINANCES 5UILDING DATA SEISMIC ZONE D OCCUPANCY GROUPS RI RESIDENTIAL CONSTRUCTION: TYPE V-B Sheets C1, A2, A3, A4 and S3 Attached Edmonds Inspection Forms from BLD20140243 Attached PLN2 Packet Pg. 173 G C! ," 4... ,, .a Construction Progress Cal'-d City of Edmonds 121 5tii Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F- fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 77.1-0220 Project: TWO-FAMILY DWELLING -".MECHANICAL AND Permit #: BLD20140243 PLUMBING INCLUDED - UNTTS 107/108 Project Address: 23224 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC Lender: PROPERI'Y 4224 Dewey Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE II: PCMILL"871 CD EXP:02/04/2015 I SEATTLE, WA 98103 Constriction hours are lam - 6pm on weekdays, loam - 6pn: Saturdays. NSPECTION INSPECTOR DATE CONIlUINTS ,Erosion Control/Mobilization F -Driveway Fonn & Slope Ver. ' - r E-Engineering Final 3-Setbacks i B-Footings B-Foundation Wall B-Foundation Drainage B-Slab Insulation B-Plumb Rough In �L '5-1L �� �B-Gras Test/Pipe 6_1 S & 3-Mechanical Rough in L l B-EXeiiu•Wa'i,q',,ieathing/Naihng : ) B-RoofShcathing B-W Lndow Flashing — a (� L +' S/ 4, I 1 Zh1 L a -- _ T _� I t`i Ik� CE:��) B-Height Verification ' 3-Fire Stopping B-Framing B-Interior Wall Sheathing/Nailia B-Wall Insulation/Caulk B-Sheetrock Nail I� B-Building Final , I � fLl�'eAa C*) PLN2 Packet Pg. 174 2.A. j CONSTRUCTION SPECIFICATIONS 1. GENERAL NOTES: A. SEISMIC DESIGN CATEGORY D B. WIND EXPOSURE AND SPEED 90 MPH, EXP. C. SNOW LOAD Ca 25 PSF. D. FLOOR LIVE LOAD 40 P5F. E. DECK LIVE LOAD roe PSF. F. SOIL BEARING PRESSURE 1500 PSF. G. ALL GLASS IN DOORS, SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS TEMPERED GLA55 (IRC 308.4) 2. FOUNDATION: A. FOOTING: SHOWN AS MINIMUM ON DRAWING AND TO BE POURED ON CENTER OF WALL DIMENSIONS: - FOOTINGS ARE TO BE POURED ON UNDISTURBED OR PROPERLY COMPACTED SOIL. - A 4 PERF. DRAIN PIPE IS TO BE LAID AROUND PERIMETER OF FOOTING AND OVERLAID W/ 1/2" - 2 DRAIN ROCK. B. FOUNDATION WALLS TO BE BUILT TO 51ZE SPECIFIED ON DRAWINGS AND THICKNESS SPECIFIED 15 MINIMUM REQUIREMENTS. PLACED IN ACCORDANCE W/ FOUNDATION PLAN. C. REINFORCEMENT STEEL: TO BE AS SPECIFIED THICKNESS CALLED OUT ON DRAWINGS AND TO BE DETAILED AND PLACED IN ACCORDANCE W/ BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND TO BE DEFORMED STEEL BARS CONFORMING TO A5TM A615, GRADE 40. D. CONCRETE: SHALL BE OF "READY -MIXED CONCRETE" AND SHALL CONFORM TO A5TM C94 (5 SACK OR BETTER) - AFTER CONCRETE HAS BEEN PROPERLY CURED IT SHALL HAVE A COMPRESSIVE STRENGTH OF 2500 P51 UNLESS OTHERWISE SPECIFIED. E. PORCHES, CARPORT SLABS, AND STEPS EXPOSED TO THE WEATHER AND GARAGE SLABS SHALL HAVE A COMPRESSIVE STRENGTH OF NO LESS THAN 3000 P51 PER IRC TABLE R402.2 3. FRAMING: A. FLOOR: TO BE FRAMED IN ACCORDANCE W/ SPECIFICATIONS OF DRAWINGS. - AND TO HAVE ALLOWABLE FLOOR LOAD AS SET FORTH IN IRC SEC; R502.3 AND R502.3.2 - ALL STRUCTURAL MEMBERS OF FLOOR TO BE PROPERLY SET AND FASTENED IN ACCORDANCE W/ IRC. - STRUCTURAL LUMBER TO BE #2 DOUGLAS FIR OR BETTER. B. WALLS: EXTERIOR WOOD FRAMED WALLS TO BE 2"X6" DF-L #2 W/ STUDS (a 1(o" O.C. HEIGHT OF EXTERIOR WALL TO BE AS SHOWN. - ALL EXTERIOR WALLS SHALL BE SHEATHED W/ 1 /2" STRUCTURAL PLYWOOD OR 1/1(o" 055. BRAGKING WILL BE DETAILED IN PLAN. - ALL WINDOW HEADERS AND BEARING WALL BEAMS TO BE 4"X10" UNLE55 SPECIFIED ON DRAWINGS. - INTERIOR WALLS TO BE 2"X4" CONSTRUCTION PLACED A 16" O.C. STUD HEIGHT TO BE AS SHOWN. - INTERIOR BATHROOM WALLS W/ EXTENSIVE PLUMBING FIXTURES MAY HAVE 2"X6" FRAMED WALLS TO PROVIDE CLEARANCE AND COMFORTABLE WORKING SPACE. - BATHROOM WALL COVERINGS SHALL BE MOISTURE RESISTANT CEMENT PLASTER, TILE, OR APPROVED EQUAL TO 12 INCHES ABOVE DRAIN AT SHOWERS OR TUB W/ SHOWERS. (R102.4.2) C. ROOF: DRAWINGS WILL SPECIFY TRU55ES OR RAFTER CONSTRUCTION - ENG. TRU55 DETAIL TO BE CHECKED BY GENERAL CONTRACTOR BEFORE INSTALLATION - STANDARD SNOW LOAD TO BE VERIFIED PER 51DE ISSUING JURISDICTION PSF TOTAL LOAD UNLESS SPECIFIED OTHERWISE ON DRAWINGS. - ROOF SHEATHING TO BE 1/2" CDX STANDARD, BUT WILL VARY W/ ROOFING PRODUCT USED. D. CONNECTIONS - ALL CONNECTORS ARE SPECIFIED AS SIMPSON, EQUIVALENT LUMBERLOCK CONNECTORS WILL BE SATISFACTORY - NAILING SCHEDULE TO BE IN ACCORDANCE W/ TABLE 1, R(o02.3 (1) E. BEAM BEARING POINTS IN WALLS - ALL BM. B.P. IN WALLS MUST HAVE 2X STUDS NAILED TOGETHER TO A MIN. WIDTH NOT LE55 THAN BEAM BEING SUPPORTED. 4. ENERGY CODE: COMPLY WITH WASHINGTON STATE ENERGY CODE A. ALL WINDOWS I DOORS TO BE SEALED INTO WALL W/ CAULKING WEATHER5TRIPPING B. ALL FRAMING INTERSECTIONS BETWEEN CONDITIONED TO UNCONDITIONED WALLS f FOUNDATIONS TO BE CAULKED TO STOP AIR LEAKAGE AND PROVIDE INCREASED EFFICIENCY. C. ALL PENETRATIONS FOR PLUMBING, WIRING, f DUCTING TO BE SEALED. D. VENTILATION DUCTS SHALL HAVE R-10 INSULATION COVERING E. WHOLE HOUSE VENTILATION NEVER LE55 THAN 120 CFM W. FAN N015E RATED AT 1.5 50NE5% SHALL BE MET WITH HEAT RECOVERY VENTILATION SYSTEM IN ACCORDANCE WITH SECTION M1508.1 OF WSRC. F. AIR LEAKAGE CONTROL - ENVELOPE LEAKAGE SHALL BE REDUCED TO 5LA OF 0.00020 BUILDING ENVELOPE TIGHTNESS WITH A BLOWER DOOR AT A PRE55URE DIFFERENCE OF 50 PA. TESTING SHALL OCCUR AFTER ROUGH IN AND AFTER INSTALLATION OF PENETRATIONS OF THE BUILDING ENVELOPE. F. LIGHTING - SEE LIGHTING PLAN FOR CODES AND REQUIREMENTS. 5. INSULATION: (2012 WSEC) A. VAULTED ROOF/CEILING TO HAVE MINIMUM OF R-38 INSULATION FLAT ROOF/CEILING TO HAVE MINIMUM OF R-49 INSULATION ROOF/CEILING W/ ADVANCED FRAMING: TO HAVE MINIMUM OF R-35 INSULATION. B. FLOOR: R-30 INSULATION Ca FRAMED, R-10 Ca SLAB ON GRADE C. WALLS: R-21 INSULATION D. ALL EXTERIOR WALLS: TO HAVE EITHER VAPOR BARRIER, (A) OR (B) INSTALLED PER MANUFACTURER'S SPECS. WITH WINDOW ; JOINT TAPE -A. TYVEK HOUSE WRAP *PREFERABLE -B. TYPAR HOUSE WRAP (o. FLASHING: A. CONTRACTOR � HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEYS, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEYS. B. WATER PROOF DECKS AND BALCONIES TO BE FLASHED PER MANUF. SPECS. FOR WATER PROOF MEMBRANE. C. ALL CAULKING MUST BE INSPECTED ; MAINTAINED ANNUALLY BY HOME OWNER USING APPROVED EXTERIOR SIDING CAULK CODES: VALLEY FLASHING - IRC J05.2.8 / IRC 905.4.E OTHER FLASHING - IRC 905.2.8.4 FLASHING � COUNTERFLA5HING - IRC 905.3.8 WATERPROOFING WEATHER EXPOSED AREAS, I.E. DECKS ; BALCONIES - IRC 103.8 MASONRY - R103.1.5 AND WINDOWS - R612.1 AND R103.8 MECHANICAL SPECIFIGATIONS 1. THE MAXIMUM LENGTH OF A CLOTHES DRYER DUCT SHALL NOT EXCEED 25 FEET (1620 MM) FROM THE DRYER LOCATION TO THE WALL OR ROOF TERMINATION. THE MAXIMUM LENGTH OF THE DUCT SHALL BE REDUCED 2.5 FEET (162 MM) FOR EACH 45-DEGREE (0.8 RAD) BEND AND 5 FEET (1524 MM) FOR EACH 90-DEGREE (1.6 RAD) BEND. THE MAXIMUM LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE TRANSITION DUCT. (M1502.6) 2. ELEMENTS OF APPLIANCES WHICH CREATE A GLOW, SPARK, OR FLAME SHALL BE LOCATED A MINIMUM OF IS" ABOVE THE GARAGE FLOOR (IMC.304.3) 3. EXHAUST DUCTS TO BE CONSTRUCTED OF 5MOOTH-5ORE, NONCOMBUSTIBLE MATERIALS. APPROVED FLEX CONNECTORS NOT EXCEEDING 6 FT. IN LENGTH MAY BE USED IN CONNECTION WITH DOME5TIG DRYER EXHAUST. (IMC.504.6) 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER FOUR FEET TALL SHALL BE STRAPPED DOWN TO PREVENT OVERTURN IN AN EARTHQUAKE. (UPC.508.2) 5. PROVIDES PROTECTION OF GAS BURNING APPLIANCES PER IRC SEC M1301 PLUMBING SPECIFICATIONS 1. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MORE THAN TWO FEET NOR LE55 THAN 6" ABOVE THE GROUND, POINTING DOWN. (UPC.608.5) 2. PROVIDE AN AIR GAP FOR THE DISHWASHER IF PROVIDED. (UPC.801.4) 3. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL H05E BIBS. (UPC.(o08.4.1) 4. PROVIDE A GLEAN -OUT WHERE BUILDING DRAIN AND BUILDING SEWER LINES CONNECT. (UPC 119.1) 5. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. (UPC.101.4) BRAC:K TT COURT ART UNITS 107 & 108 OWNER KAUTZ ROUTE, LLC C/O TERRA PROPERTY ANALYTICS PO BOx 31097, SEATTLE, WA 98103 (206) 213-0810 SPRICE@RERESOURCES.COM ARCHITECT SEAN H EGSTAD HAVEN DESIGN WORKSHOP 3410 ALDERGROVE RD. FERN DALE, WA 98246 (360) S27-2840 SEAN@HAVEN-DW.COM 23220 EDMON DS WAY EDMON DS, WA 98026 BUILDER Kim SINGH PCMI, LLC PO BOx 3003S, BELLINGHAM, WA 98228 (360) 303-8S72 SINGHASONG2@MSN.COM STRUCTURAL ENGINEER DAMON VAN DEN TOP DVDT ENGINEERING 295 W. KING TUT RD. LYNDEN, WA 98264 (360) 933-134S DVDTPE@COMCAST. NET DRAWING LIST COVER SHEET C1 SITE PLAN Al ELEVATIONS A2 FLOOR PLANS A3 FLOOR PLANS A4 BUILDING SECTIONS S1 FOUNDATION PLAN & MAIN FLOOR FRAMING S2 UPPER FLOOR FRAMING & ROOF FRAMING PLAN S3 BUILDING DETAILS S4 SHEAR WALL PLANS SS SHEAR WALL PLANS H E A S G v N W O R K S N H ° P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z W 00 20 a° Q� w �Q w LU 0 p o Uz � �0 w� UW ff M PROJECT 13.024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad rAPH7 -T Sean M. Hegstad STATF OF WASHINGTON 2.A.j T PERSPECTIVE PLANS _.;L L tIT- A4 f, 12 6' 7 20 b. �00 --+� ROOF ASv 3' 4" OvERP . I - d Doom 7II5R 1 I I UFi' �+ II © I II >11 - - - - - - - - - - - - - - - - - r -------- 36" �1I 1 ------- Wa-1- ENTRY rh �t SLOPE ------- _ 2rb° ® j G III 2 AR ARAGE ; G rt ` - d� i I�` 200 XI2• II\ C C` ~ 5 112' II - d s YP UNIT 108 4 46 PATIO 4 . REG�RIOOM Mrt_ ®ALLARD I 4 r, k 3G0 e G a CPT > I I I HR F.RE SEPARATION ; O >r i G E enTYPE-X � � J _ BETWEEN GARAGES AND LIVING 9PAC-ES USING 5/8" SIR FROM FLOOR - - �� -- q N _ _ _ _ _ 53 :3 TO CEILING Q FIRE TAPED �� a> B l h II II I -----! S3 TYP 11 -1 % 5ALLARD o I1,>, !' 11 l ----------------- I I 1 1 R EG R OO r1 X I I'&XI1 ° 3 1 SLOPE 7" i ;.. 1 T PATIO IO ��¢p 3 `x8e to b�l I CPT 11 D� I I t Q o 1 L- ,1 II s:: III q II YF II 4 II I I 11 2 GAR CX ARAGE I t l 20w'x2?m 9• ------r ®®I I Ifev1 I COLIC 11 1 �' , CL ^. UNIT 101 p>1 4 QI -"A 3' 1 HR FIRE SEPARATION p� 71 - - - - - - - BETWEEN GARAGES AND ' O �I I 16 TRYi� UV1NG SPACES USING 5/8' TYPE-x S/R FROM FLOOR � TAPED 40 - ------- 3 A IX 04 TO CEILING FIRE n i I TILE = I IUP: a 11 II----------------- II ' 115R I I p 3e6° 1 1 I � ra •COn r11 aDG�o-- ROOF ABv BB A4 GROUND FLOOR PLAN = a:: 1 .1 _ 1 1-, STAIR NOTES STAIR CALCULATIONS ARE BASED ON A (9'-5 3/8") FIN, FLR TO FIN FLR DIMENSION AND 8'-1 3;81" FIN FLR TO FIN FLR AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY, 2. IST- (15) RI5ER5 Oil 311ro" FROM FINISHED TREAD TO FINSHED TREAD (IA RUNS a 11" (12" RN) 2ND- (15) RISERS N b 1/8" FROM FINISHED TREAD TO FINSHED TREAD (1A RUNS P 11" (124 MN)- 3 USE (3) 2X12 02 D F FOR STRINGERS 4 FIRE BLOCK CONCEALED STRINGER SPACES S TOP I BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN 5, STA1RWAY5 SHALL HAVE AT LEAST ONE HANDRArL, HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 380 ABOVE THE NOSING OF STAIR TREADS. ib HANDRAILS MAY PROJECT INTO THE REO'D WIDTH A DISTANCE OF 3 1I2" FROM EACH S+DE OF A 3TAIRWAI- 1 ANY ENCLOSED USAMILE SPACE UNDER ST4RWAYS SHALL BE I HR. FIRE RESISTIvE LONSTRUGTION BY MEANS OF 5/8" TYPE-X S R WALL5 Q CEILING, TAPED AND MUDDED a MAINTAIN A MIN. OF 6 -a" HEADROOI'" CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT 9. R303,1 STAIRWAY ILLUMINATION ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED JITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDiW-%S AND TREADS AND 5i4ALL RECIEVE POWER FROM THE PRIMARY BuLDING WIRING FRAMING NOTE FOR ALL BEAM S?ZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALLS. DURING FRA1"ING CONSTRUCTIOrI NOT E- WATER HEATING SYSTEM PER W5EC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER NEATER W/ MIN. EF OF 0 62, OR ELEGTR}C WATER HEATER W/ MIN. EF OF 0.93 ALL SHOWERHEAD Y KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALLBE RATED AT I OGPM OR LESS NOTE: MIDI AFUE 95% AIR LEAKAGE CONTROL PER WSEG OPT 3A PER WSEC TABLE 406.2, TABLE 406 2 OPT A REDUCE TESTED LEAKAGE TO d ACH MAX UNIT 101 5QUARE FOOTAGE' GRND FLOOR 265.9 5F MAIN FLOOR 129.4 9F UPPER FLOOR 129.1 SF TOTAL - 1124.4 9F GARAGE 4519E LJNI 7 08 5Q•LjARE FOOTAGE GRND FLOOR 265.E 5F MAIN FLOOR 125.4 5F UPPER FLOOR 129.1 SF TOTAL - 1124.4 SF GARAGE 451 E S v N 1N O E K S P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360)527-2840 WWW HAVEN-DW COM © COPYRIGHT 2014 Z J O O LL PROJECT 13.024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad 1 AR,CKtTWT I( Sean M. HegstvA STATE OF WASHNCTON A2 PLN21 Packet Pg. 176 2.A. j BB 1' S 112' 3' II 112' 43 518' 4' 5 1/8' 2' 3 112' 1 10' 2" -16 14 0 - 5 4 RAKE WALL pv t 77 It I WID e 118v `o PLA E GT 5' T1S 2�b.r BATH 80GFM '1 86X5� '�' # TILE 2 68 � EB v I 011 6 POST L L = a CPT Lk _ I _ I �!/ s ►e HALL A DN I °' I ATTIC 14eX38 ACCESS GPT lu - � IDS . , . FRAMED WALL ------------------- UNIT 108 INFILL LEVEL Wl 110v WIG .'' LANDING �1/• -� 5�t5� . -,'`'' h CPT ' m is� M. BED I D #2 11 1Xl l 1® 0 108X122 Q CPT 3roX42CPT (L — — 12' 4 112 5' 3 112" 3' S 112" ' 3 112 , 10` 3 s fj o .n M. BATH 80GFM FP N SLOPE CEILING AS PER SLOPE CEILING AS PER 8ix&, FT OD DWG 11A4 DWG 11A4 TILE a PLATE 0 6'-3' I VY -- 5' '5 112' !-- SLOPE CEILING AS PER M BATH 1 k DWG 11A4 r O SHAF1 SLOPE CEILING AS PER 8 LE ' 50CFM ( - DWG 11A4 12' 4 112 +" 5' 3 112' 2' 3 112 10' 3 - m127� BED #2 M. BED CPT CPT i ~i111r •�'• W.V FRAMED WALL CPT �r + i. UNIT 1 *1 `0 INFILL LEVEL Wl I JR4fS 1 110Y _ n HA � fi � 'R D— I AtTIG I AGGES 146X3$ V%j 14 a� 15R A - CPT 367r W AZL •t' a', 8 1• I•;, ;I`� - - 5EQ #3 © L L `4 10aX1011 CPT ® 2��8. • ©r o ram- H J SpXS* I I d u 2#60 TILE ' - ` ; A4 _ - m 5' TIS 60GFm ` a, ,n 'n ILATE H WID in , I O 4 /24\ RAKE WAL- RTk BE I v S' 4' CL '1'S112 3'111/2' 4'3515" 4'5718 2,31/2, 10'2" 33, 0" BBB UPPER FLOOR PLAN ` A� SCALE: 1 /4" = 1 IDII 4 •n h � h J Q r. in y A" [I DEN 84X1110 WD BB 33' 0 ROOF BELOW 16 6 014C REF 1 m I + Ln .. . I i 36" WALL DINING 12" OH STOVE AB4VI� - ® II I WD II KITCHEN l i I I O 10�X8� I II WD I Izrar II I i� II I I ; I l0v I I } I > >II �i UNIT 108 UVING Q 1114LsX12� > WD 1; ly m SOFFIT CEILING TO 50TTOM OF BEAM 6 s - BLW 6®?C5e I I I 0 TI N I ,5 S 112 _'.' 11:" I 2' 11 LE I ---- �— IS' 4 112- ------ co PURR WALL UJ 2X4 AS REQ. FOR PLUMBING 41�11- II . 13' 1 1 /2 DEN S4x1110 WD FRAMED WALL INFILL I 1 O I I q�•'J'' I I L 80G, M I I Ln -------—1 — — — — — — — 2 11 1/2 S' S 114" SOFFIT CEILING TO BOTTOM OF BEAMS BLW I UVING q 111®X12� to I& wD > > UNIT 1 *-1 a � I � II • 0h � If PINING u, 1 *4 130X100 t Iy WD WALL � _A4 ' • �/ I A4 771 6i) ROOF BELOW l� A4 MAIN FLOOR PLAN SCALE: 1 /4" = 1 ID° STAIR NOTES 12" OH I. STAIR CALCULATIONS ARE BASED ON A (S`-5 318") FIN. FLR. TO FIN. FLR DIMENSION AND 8'-1 318" FIN. FLR. TO FIN. FLR, AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- (15) RISERS 0 1 5/16" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS 0 11" 02" FIN.) 2ND- (15) RISERS 0 6 118" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS ta It" (12" FIN.). 3. USE (3) 2X12 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONGEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. 5. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL. HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 35" ABOVE THE N051NG OF STAIR TREADS. 6. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 112" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE l HR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 518" TYPE-X S.R. WALLS I CEILING, TAPED AND MUDDED. 8. MAINTAIN A MIN. OF 6*-8" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. S. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING, I Q KITCHEN I '.06X8° I 30 Mw STOV : ABOVE 30 REF III. Owc__ IS' 6 }�Dv _ Dv ~ - .4 h v FLR ABv FLR ABv r � D /10\ ` AA u in FRAMING NOTE FOR ALL BEAM SIXES'f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALCS. DURING FRAMING CONSTRUCTION, NOTE: WATER HEATING SYSTEM, PER WSEC TABLE 40ro.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER WI MIN. EF OF 0.62, OR ELECTRIC WATER HEATER Wl MIN. EF OF 0.53. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT l.OGPM OR LESS. NOTE: MIN. AFUE• S5% AIR LEAKAGE CONTROL PER WSEC OPT, 3A PER WSEC TABLE 406.2, TABLE 406.2 OPT. A: REDUCE TESTED LEAKAGE TO 4 AGH MAX UNIT 101 SQUARE FOOTAGE: GRND FLOOR 2ro5.S 5F MAIN FLOOR 125.4 5F UPPER FLOOR 12S.1 SF TOTAL - 1124.4 SF GARAGE 451 SF UNIT 105 SQUARE FOOTAGE: GRND FLOOR 265.E 5F MAIN FLOOR 125.4 5F UPPER FLOOR 129.1 SF TOTAL - 1124.4 SF GARAGE 451 SF H E 5 A W v 0 K H O P 3410 ALDERGROVE ROAD FERNDALE WA 98248 (360)527-2840 WWW HAVEN-DW COM Q COPYRIGHT 2014 PROJECT 13.024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad MCI 1 I3 `ARCIK�ffWT !I` Y tSr:AL1T . Hsgst" ,I wws"ll�c,<oN I. PLN2 Packet Pg. 177 2.A. j NOTE FLASHING: CONTRACTOR f HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEY'S, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEY'S AS REQ"D. BY ALL LOCAL BUILDING CODES. CODES: VALLEY FLASHING IRC R905.2.8/R905.4.6 OTHER FLASHING IRC R905.2.8.5 FLASHING ; COUNTERFLASHING IRC R905.3.8 WATERPROOFING WEATHER EXPOSED IRC R103.8 AREAS, I.E. DECKS � BALCONIES. MASONRY IRC R103.1.5. SPRAY FOAM INSULATION VENTED BIRD BLOCKING CONT. ALUM. GUTTER 2X8 FASCIA - VENTED SOFFIT (SEE DETAILS) z-FLASHING 2X TOP TRIM ABV. WINDOWS AND DOORS TYP. 5/4" TRIM AROUND WINDOWS, DOORS, AND CORNERS, TYP. 7/10" O.S.B. SHEATHING NAILED PER 602.3 IRC TYVEK HOUSE WRAP (VAPOR BARRIER) EXTERIOR SIDING VARIES, SEE ELEVATIONS 4 TIGHT LINE DRAIN PIPE FILTER FABRIC- - 1 1 /2" WASHED' ROCKS W/ 4 PERF. DRAIN PIPE (2) #4 CONT. REBAR - ENG. TRUSS SYSTEM (a 24" O.G. - 1 /2" CDX SHEATHING SD COMMONS P ro" O.C. PLY. PANEL EDGES 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, 1 NAIL PENETRATION INTO TRUSS MIN. REQUIRED - ICE � WATER SHIELD -30 YR ARCH. COMP R-35 INSUL. 5/8" S/R LID 1-12.5 TIE TO EVERY OTHER TRUSS RIGID R-10 INSUL. 4X10 HEADER 3/4" UDLX TfG 8D COMMONS (a (o" O.G. PLY PANEL EDGES, 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, I NAIL PENETRATION INTO JOISTS MIN. REQ"D. 1- 3/4" X 5- 1/2" LVL JOISTS (a Ilo , O.G. W/ R-21 BATT INSUL. OVER GARAGE cq N TRUSS SECTION SCALE: 1 /411 = I-011 ( ) 2 TRUSS SECTION SCALE: /411 = �-��� TRUSS SECTION SCALE: 1 /4ll = I I-011 NO OPENINGS ALLOWED. TYP. ROOF/WALL SCALE: 1 /211 = 1 Loll —1 LAYER 5/5 TYPE X GWB —1 LAYER 5/5 TYPE X GWB EA. SIDE OF TRUSS —NON BEARING GABLE END TRUSS OR CEILING JOIST, PER PLAN —FIRE BLOCKING COMMON WALL SECTION SCALE: 1/4 11 /411 = 1 1-011 SECTION SCALE: 1 /4" = II -Oil —w J w H E S A G N v W O R K S H N ° P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z W 00 20 QO0. z Q } � Q w 0 z U � � J �p Z m UW Q m PROJECT 13.024 DRAWN BY S. Clayton DATE 3.11.14 SCALE As Noted CHECKED Sean Hegstad . GISIERED ARCHITECT Seen M. He�st�cl STATFOOFWASIIINGTC�)N 3 STORY WALL W/ GARAGE SCALE: N.T.S. Party Wall Documentation For 23222 #109 Edmonds Way and 23222 #101 Edmonds Way Original Building Permit: BLD20140244 Plat: PLN2023-0047 Brackett Court Unit Lot Subdivision Architectural Plans Brackett Court Apartments Edmonds Way 109/110 PROJECT 13-024 DRAWN BY S. Clayton DATE 3.11.14 CHECKED Sean Hegstad APPUCA9LE 501-0ING CQQES 1. 2012 INTERNATIONAL RESIDENTIAL CODE, 2012 INTERNATIONAL 5l1LDING CODE 2. WAS4IRJGTON STATE ENERGY GORES 6NCL VENTILATION 4 INDOOR AIR QUAUTY (VIAQ) 3 WAS"WWON STATE AMENDMENTS AND ORDINANCES 5UILDING DATA SEISMIC ZONE D OCCUPANCY GROUPS RI RESIDENTIAL CONSTRUCTION: TYPE V-B Sheets C1, A2, A3, A4 and S3 Attached Edmonds Inspection Forms from BLD20140244 Attached PLN2 Packet Pg. 179 t) 0, ,11)v , K" Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: TWO-FAMILY DWELLING - MECHANICAL AND PLUMBING INCLUDED - UNITS 109/110 Permit #: BLD20140244 ' — �- Project Address: 23222 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC Lender: PROPERTY / l 9224 De%&ey Rd r CIO STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE #1: PCMILL*871CD EXP:02/04/201 5 SEATTLE, WA 98103 y FQ- 3vl-.0J'%1, i V Construction hours are Tarn - 6ptn on %rckda%s. I0ant - 6ptu Saturda%s. 1 INSPFJCf1ON INSPr` TOR DATE COMMIE is E ianion C ontrolfMoNlizadon 1' E vcway Forni& Slow �cr _ E-Fltginccring Final I\ r t Sctbacks B-Footings R-Foundation Wall B-Foundation Drainage 13-Slab In%ulation R-Plumb Rough In • l3<iu Cc5.t Pipe 13-\icchanical Rough In 0 13.FAcrior Wall ShcathitgNailinc BRoof Shcathinv 13-%1 indow F tis h to B-Flcight Vcnfication 1 13-Fire Stopping ' A A 13-Framing — 1 134titcriorWall ShcathingNa:line 1 1 , RA all lnsulation:'Caulk I l I3-Shcctntci fail D6 l i3-F�rc Stopping ` 1 13-R wilding Final I 7 �cZ1(2 CA) i PLN2 Packet Pg. 180 2.A. j CONSTRUCTION SPECIFICATIONS 1. GENERAL NOTES: A. SEISMIC DE51GN CATEGORY D 5. WIND EXPOSURE AND SPEED 'Be MPH, EXP. C. SNOW LOAD (a 25 P5F. D. FLOOR LIVE LOAD 40 P5F. E. DECK LIVE LOAD (o0 PSF. F. SOIL BEARING PRESSURE 1500 PSF. G. ALL GLA55 IN DOORS, SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS TEMPERED GLASS (IRC 308.4) 2. FOUNDATION: A. FOOTING: SHOWN AS MINIMUM ON DRAWING AND TO 5E POURED ON CENTER OF WALL DIMENSIONS: - FOOTINGS ARE TO 5E POURED ON UNDISTURBED OR PROPERLY COMPACTED SOIL. - A 4 PERF. DRAIN PIPE 15 TO BE LAID AROUND PERIMETER OF FOOTING AND OVERLAID W/ 1/2 - 2 DRAIN ROCK. 5. FOUNDATION WALLS: TO BE BUILT TO 51ZE SPECIFIED ON DRAWINGS AND THICKNE55 SPECIFIED 15 MINIMUM REQUIREMENTS. PLACED IN ACCORDANCE W/ FOUNDATION PLAN. C. REINFORCEMENT STEEL: TO BE AS SPECIFIED THICKNESS CALLED OUT ON DRAWINGS AND TO SE DETAILED AND PLACED IN ACCORDANCE W/ BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND TO 5E DEFORMED STEEL BARS CONFORMING TO ASTM A615, GRADE 40. D. CONCRETE: SHALL 5E OF "READY -MIXED CONCRETE" AND SHALL CONFORM TO ASTM C94 (5 SACK OR BETTER) - AFTER CONCRETE HAS BEEN PROPERLY CURED IT SHALL HAVE A COMPRESSIVE STRENGTH OF 2500 PSI UNLESS OTHERWISE SPECIFIED. E. PORCHES, CARPORT SLABS, AND STEPS EXPOSED TO THE WEATHER AND GARAGE 5LA55 SHALL HAVE A COMPRESSIVE STRENGTH OF NO LE55 THAN 3000 PSI PER IRC TABLE R402.2 3. FRAMING: A. FLOOR: TO BE FRAMED IN ACCORDANCE W/ SPECIFICATIONS OF DRAWINGS. - AND TO HAVE ALLOWABLE FLOOR LOAD AS SET FORTH IN IRC SEC R502.3 AND R502.3.2 - ALL STRUCTURAL MEMBERS OF FLOOR TO 5E PROPERLY SET AND FASTENED IN ACCORDANCE W/ IRC. - STRUCTURAL LUMBER TO BE #2 DOUGLAS FIR OR SETTER. 5. WALL5: EXTERIOR WOOD FRAMED WALLS TO 5E 2"X(o" DF-L #2 W/ STUDS (a 16 O.G. HEIGHT OF EXTERIOR WALL TO BE AS SHOWN. - ALL EXTERIOR WALLS SHALL 5E SHEATHED W/ 1 /2 STRUCTURAL PLYWOOD OR 1/16" 055. 5RACKING WILL 5E DETAILED IN PLAN. - ALL WINDOW HEADERS AND BEARING WALL BEAMS TO 5E 4"Xl0" UNLESS SPECIFIED ON DRAWINGS. - INTERIOR WALLS TO BE 2"X4" CONSTRUCTION PLACED (a I(o" O.G. STUD HEIGHT TO 5E AS SHOWN. - INTERIOR BATHROOM WALLS W/ EXTENSIVE PLUMBING FIXTURES MAY HAVE 2"X6" FRAMED WALLS TO PROVIDE CLEARANCE AND COMFORTABLE WORKING SPACE. - BATHROOM WALL COVERINGS SHALL 5E MOISTURE RESISTANT CEMENT PLASTER, TILE, OR APPROVED EQUAL TO 12 INCHES ABOVE DRAIN AT SHOWERS OR TUB W/ SHOWERS. (R702.4.2) C. ROOF: DRAWINGS WILL SPECIFY TRUSSES OR RAFTER CONSTRUCTION - ENG. TRUSS DETAIL TO BE CHECKED BY GENERAL CONTRACTOR BEFORE INSTALLATION - STANDARD SNOW LOAD TO BE VERIFIED PER SIDE ISSUING JURISDICTION PSF TOTAL LOAD UNLESS SPECIFIED OTHERWISE ON DRAWINGS. - ROOF SHEATHING TO 5E 1/2" CDX STANDARD, 5UT WILL VARY W/ ROOFING PRODUCT USED. D. CONNECTIONS - ALL CONNECTORS ARE SPECIFIED AS SIMPSON, EQUIVALENT LUMBERLOCK CONNECTORS WILL BE SATISFACTORY - NAILING SCHEDULE TO 5E IN ACCORDANCE W/ TABLE I, R602.3 0) E. BEAM BEARING POINTS IN WALLS - ALL 5M. B.P. IN WALLS MUST HAVE 2X STUDS NAILED TOGETHER TO A MIN. WIDTH NOT LESS THAN BEAM BEING SUPPORTED. 4. ENERGY CODE: COMPLY WITH WASHINGTON STATE ENERGY CODE A. ALL WINDOWS � DOORS TO BE SEALED INTO WALL W/ CAULKING WEATHERSTRIPPING B. ALL FRAMING INTERSECTIONS BETWEEN CONDITIONED TO UNCONDITIONED WALLS ; FOUNDATIONS TO 5E CAULKED TO STOP AIR LEAKAGE AND PROVIDE INCREASED EFFICIENCY. C. ALL PENETRATIONS FOR PLUMBING, WIRING, ; DUCTING TO 5E SEALED. D. VENTILATION DUCTS SHALL HAVE R-10 INSULATION COVERING E. WHOLE HOUSE VENTILATION NEVER LE55 THAN 120 CFM W. FAN NOISE RATED AT 1.5 50NE5% SHALL 5E MET WITH HEAT RECOVERY VENTILATION SYSTEM IN ACCORDANCE WITH SECTION M1508.1 OF WSRC. F. AIR LEAKAGE CONTROL - ENVELOPE LEAKAGE SHALL 5E REDUCED TO 5LA OF 0.00020 BUILDING ENVELOPE TIGHTNESS WITH A BLOWER DOOR AT A PRESSURE DIFFERENCE OF 50 PA. TESTING SHALL OCCUR AFTER ROUGH IN AND AFTER INSTALLATION OF PENETRATIONS OF THE BUILDING ENVELOPE. F. LIGHTING - SEE LIGHTING PLAN FOR CODES AND REQUIREMENTS. 5. INSULATION: (2012 WSEC) A. VAULTED ROOF/CEILING TO HAVE MINIMUM OF R-38 INSULATION FLAT ROOF/CEILING TO HAVE MINIMUM OF R-49 INSULATION ROOF/CEILING W/ ADVANCED FRAMING: TO HAVE MINIMUM OF R-38 INSULATION. 5. FLOOR: R-30 INSULATION (a FRAMED, R-10 (a SLAB ON GRADE C. WALL5: R-21 INSULATION D. ALL EXTERIOR WALLS: TO HAVE EITHER VAPOR BARRIER, (A) OR (5) INSTALLED PER MANUFACTURER'S SPEGS. WITH WINDOW f JOINT TAPE -A. TYVEK HOUSE WRAP *PREFERABLE -5. TYPAR HOUSE WRAP 6. FLASHING: A. CONTRACTOR f HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEYS, VENTS, TRIM BOARDS, 5ALCONIE5 AND ROOF VALLEYS. 5. WATER PROOF DECKS AND BALCONIES TO BE FLASHED PER MANUR SPECS. FOR WATER PROOF MEMBRANE. C. ALL CAULKING MUST BE INSPECTED $ MAINTAINED ANNUALLY BY HOME OWNER U51NG APPROVED EXTERIOR SIDING CAULK CODES: VALLEY FLASHING - IRC 905.2.8 / IRC 905.4.E OTHER FLASHING - IRC 905.2.8.4 FLASHING f COUNTERFLA5HING - IRC 905.3.8 WATERPROOFING WEATHER EXPOSED AREAS, I.E. DECKS f BALCONIES - IRC 103.6 MASONRY - R103.1.5 AND WINDOWS - R612.1 AND R103.8 MECHANICAL SPEGIFIGATIONS I. THE MAXIMUM LENGTH OF A CLOTHES DRYER DUCT SHALL NOT EXCEED 25 FEET (1(o20 MM) FROM THE DRYER LOCATION TO THE WALL OR ROOF TERMINATION. THE MAXIMUM LENGTH OF THE DUCT SHALL BE REDUCED 2.5 FEET (162 MM) FOR EACH 45-DEGREE (0.6 RAD) BEND AND 5 FEET (1524 MM) FOR EACH g0-DEGREE (L6 RAD) BEND. THE MAXIMUM LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE TRANSITION DUCT. (M1502.6) 2. ELEMENTS OF APPLIANCES WHICH CREATE A GLOW, SPARK, OR FLAME SHALL 5E LOCATED A MINIMUM OF 18" ABOVE THE GARAGE FLOOR (IMC.304.3) 3. EXHAUST DUCTS TO BE CONSTRUCTED OF SMOOTH -BORE, NONCOMBUSTIBLE MATERIALS. APPROVED FLEX CONNECTORS NOT EXCEEDING 6 FT. IN LENGTH MAY 5E USED IN CONNECTION WITH DOMESTIC DRYER EXHAUST. (IMC.504.6) 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER FOUR FEET TALL SHALL 5E STRAPPED DOWN TO PREVENT OVERTURN IN AN EARTHQUAKE. (UPC.508.2) 5. PROVIDES PROTECTION OF GAS BURNING APPLIANCES PER IRC SEC M1301 PLUMBING SPECIFICATIONS I. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MORE THAN TWO FEET NOR LE55 THAN (o" A50VE THE GROUND, POINTING DOWN. (UPC.608.5) 2. PROVIDE AN AIR GAP FOR THE DISHWASHER IF PROVIDED. (UPC.801.4) 3. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL H05E BIBS. (UPC.608.4.1) 4. PROVIDE A CLEAN -OUT WHERE BUILDING DRAIN AND BUILDING SEWER LINES CONNECT. (UPC 11 S.1) 5. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. (UPC.101.4) BRAC:K TT COURT APT UNITS 109 & 110 OWNER KAUTZ ROUTE, LLC C/O TERRA PROPERTY ANALYTICS PO BOx 31097, SEATTLE, WA 98103 (206) 213-0810 SPRICE@RERESOURCES.COM ARCHITECT SEAN H EGSTAD HAVEN DESIGN WORKSHOP 3410 ALDERGROVE RD. FERN DALE, WA 98246 (360) S27-2840 SEAN@HAVEN-DW.COM 23220 EDMON DS WAY EDMON DS, WA 98026 BUILDER Kim SINGH PCMI, LLC PO BOx 3003S, BELLINGHAM, WA 98228 (360) 303-8S72 SINGHASONG2@MSN.COM STRUCTURAL ENGINEER DAMON VAN DEN TOP DVDT ENGINEERING 295 W. KING TUT RD. LYNDEN, WA 98264 (360) 933-134S DVDTPE@COMCAST. NET DRAWING LIST COVER SHEET C1 SITE PLAN Al ELEVATIONS A2 FLOOR PLANS A3 FLOOR PLANS A4 BUILDING SECTIONS S1 FOUNDATION PLAN & MAIN FLOOR FRAMING S2 UPPER FLOOR FRAMING & ROOF FRAMING PLAN S3 BUILDING DETAILS S4 SHEAR WALL PLANS SS SHEAR WALL PLANS H E A S G v N W O R K S H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 (n Z W 20 a° Q� w LU D w 00 > U z o �0 wo UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 2.27.14 SCALE As Noted CHECKED Sean Hegstad REGISTERED /ARCHITECT Sean M. Hegstad STATF OF WASI IINGTON 2.A. j AA 1 A4 4a h s Q 4- 4- 22' 0' ` 29' 11 112" '5' 11 112 ' 1 'I S3 _______ _,NP 1 HR. FIRE SEPARATION ' BETWEEN GARAGES AND PATIO i LIVING SPACES USING S18" sexrr7e TYPE-X 61R FROM FLOOR GONG TO CEILING I FIRE TAPED _ o a 1 1 2 CAR GARAGE o jyR lei CONC o � 0 1 1 �UNIT 109 Q'a II I 1 MTL BALLARD �j 1 III =i t SLOPE 2'^ i LL II O 1, � STORAGE ; I 545"C100 I. �= GONG OvERPOUR � -------------- 0 DOOR, TY�I 12' 4 314" 20 MIN. 11 c� LL MTL BALLARD CLOSER I1 _ - I 301be 1 :n I I �j WP3820 ENTRY ' B � 9�x1� HR. FIRE SEPARATION BETWEEN GARAGES AND S3 TILE LIVING SPACES USING S18 _ _ _ _ _ _ _ _ _ _ _ _ _ _ TYPE-X S1R FROM FLOOR NP UP : TO CEILING I FIRE TAPED PATIO ®e 15R l 00X 1 306= ►!ev HALF LJ?E 2868 I I %"i 1 OvERPOUt� . 2' 9 112' A DOOR, TYP ' t I I> I� il> II � - PATIO UNIT 110 ENTRY e e ' I c I 8 x5 1 m 2 CAR GARAGE ! TILE �. y REC�ROOM 2leX24e > 1JG I it �- 8 Xll CPT --------------- I --------- —t f� UP Oc5 II--------------------_—_---_ ----------_ I I BM. ABV. 2466 110v 15R tl __ R _5__ I, ---------------------------------------- o -- - II r'3 1 s i OVERPOUR 3 0 DOOR, TYP 16e1e OWD I 4 0 6 0 - _ 4' 0 11 112 8' 0' 4 S' 0' 4 6- 8'0 14'0 25,111/2' 52' 112 BB GROUND FLOOR PLAN N4 SCALE: 1 /4" = I '011 STAIR NOTES 1. STAIR CALCULATIONS ARE BASED ON A (9 -1 115 ") FIN. FLR. TO FIN. FLR DIMENSION AND 5 -9 115" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- (t 5) RISERS A 1 1 /4" FROM FINISHED TREAD TO FINISHED TREAD (t A RUNS A It" (12" FIN.). 2ND- (15) RISERS A 1" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS A 1I" (12" FIN.) 3. USE (3) 2X12 #2 D.F. FOR STRINGERS 4. FIRE BLOCK CONCEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. S. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 35" ABOVE THE NOSING OF STAIR TREADS. 6. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 112" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE I WR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 5/5" TYPE-X S.R. WALLS f CEILING, TAPED AND MUDDED. 5. MAINTAIN A MIN. OF 6'-5" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. 9. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL 15E PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RECIEVE POWER FROM THE PRIMARY BUILDING WIRING. FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING CALCS. DURING FRAMING CONSTRUCTION. NOTE: WATER HEATING SYSTEM, PER WSEC TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER WI MIN. Elm OF 0.62, OR ELECTRIC WATER HEATER WI MIN. EF OF 0.93. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT I.OGPM OR LESS. NOTE MIN. AFUE: S5% AIR LEAKAGE CONTJMA>X(. PER WSEC OPT. 3A PER WSEC TABLE 4 TABLE 406.2 OPT. A: REDUCE TE LEAKAGE TO 4 ACH UNIT 109 SQUARE FOOTAGE: GRND FLOOR 342 SF MAIN FLOOR 114 SF UPPER FLOOR 543 SF TOTAL - 1555 SF GARAGE 408 SF UNIT I10 SQUARE FOOTAGE. GRND FLOOR 106 SF MAIN FLOOR -it _1 SF UPPER FLOOR 1S1 SF TOTAL - 1 rol6 SF GARAGE S90 SF A a m AA A4 H I E A 5 v w 0 R 5 H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360)527-2840 WWIIV.HAVEN-DW COM © COPYRIGHT 2014 Z Q 0 0 J L`. PROJECT 13-024 DRAWN BY S. Clayton DATE 2,27.14 SCALE As Noted CHECKED Sean Hegstad •213 ` RDGISTEWM Sean M. HegsuA SPATE OF WAS14INGTON +� A2 PLN21 Packet Pg. 182 2.A.j h k BB 44 / 52' 1 /2` 22' A' I ` S' 11 1/2" 1. 1w Is, 0' 15, fo' 6 6 4' 4 1 /4" 2' 6" 2' 0'• 2 60 2 6' I' 3"CL 4' 3' I I ra'�}cil" 1 M. 8ED TILE 11 I AOX 2` 3" :_R!1.1) CPT I f I � a 80CFM ! 4 II I i O fj I' �0 jai 9rOP[ CE:JNG '� go 266IN A I v £ I �• I • � 0_,�1a I t pl " c 4 W �_ t BED #2 GP • I m e CPT ------------------- ; 1 RAKE WAA-LG' II©V ® 5 T/S I v ' I� I " ATTIC i2A6e 11 2a6s � I _-� - TILE — — y BATH _ 8�X88 O/ C*'W-� TILE r 80 FM UNIT I Q B I SR 5'4*X60 (0 PATIO BELOW 0 CPT 80CFM ` W `� Q' ` T/S C "& 11 --- ' 3. 10 114 IRKS �. / A4 1 lieuL RCS - / , L. &0&8 GL!- I W I I 1eX5c CPT EUaLtIQ I I I ATTIC tu I I y�;3 4' S" AGGES� II s8 I 88 BED #2 1 1 �2 6 2 6 110v ON 134*X138 - 15R ry I( 11 O GPT/x I I I P1 ATE A (0'-3"3" �,; 4' e I I I I - M. BED M. BATH � J I - 136X11& `- � 92X106 TILE CPT �_ = } 14 FP SH FT, FUR WALL 1 + AS PE 2 MIN MANUF. 1 F SPEC. !!M SLOPE CEILING 5' S 1 /2" 2' 2 1/2 ` fo' e' rt a e i 8 0 14' 0 I UPPER FLOOR PLAN SCALE: 1 /4 1 101 (?�ZI E (2) E E .. 3, 3 4 5, 6.• Cr 3' s 13' 0 2' I 4' 4 1/4•' 7' (0 1. 13' 5' A4 23, 0" ®` 22. 0' 4' 4 I/4" 12' 1 314" 5' 6 .t DINING } wo *14 a1 I C : 1l1" FQ •2' WALL BM ABV ----- '-------------------- Du; ' ^ i f �� UNIT 109 KITCHEN o3• ` vY NIG Is u1D 4 � 3GGF 9 3 12.' _ 5M A95Y > O • i 39" ®® ON :; 5R REF 110v 1 r TICI I SOGFM UP • ® 15R ROOF BELOW �►�, f'�AA A4 A4 0 m Y � O m h 6' '3 1/2* I' n I 1' a -5' 11 1/2" _a7+ OFFICE/PLAT o 5*x58 U o WD fa' 3- :r VIM FLR ABv 3' 51. I1, 6.• ,3, 2" (2) 2068 PKT owc_ ! II II - 3 W/ MW ABV i PATIO BELOW DINING II = KITCHEN l 90XI 00 106Xt 02 C I I \ A4 II WD 11 WD II _ II R BELOW 1 I 4X4 POST 30' REF 11 — 3 J UNIT 11 I I 0 GI m 11eM BM. ABv. Hai MEDIA/FAMILY RM I I 2' 'b•- 14l'FX13a------------------1 -- - - - - ON UP ' p.. BM. ABV. I I ---- ---- II BC 4 BM. BY. 4+ 11 I I 2- II LIVING II ba II 15Wp s I I 3' AS II P II r PUR TILE It r SOFFIT --I j II 4. 0-1 6, 0 4. 0" I I BG $ M 4 CL FLR BLW I IIrt t 111 10 9 Dv \/ MAIN FLOOR PLAN SCALE: 1 /4 10 14' 0 22' e Z5 S 3, 9" 2, 6" b 2' 6y 3 5. 2' 112' 5' 11 1 /2" 2v 11 I/2" L' 52' 1 /f BB A4 / K STAIR NOTES 1. STAIR CALCULATIONS ARE BASED ON A (5•-1 115") FIN. FLR. TO FIN. FLR DIMENSION AND 8 -5 1/5" FIN. FLR. TO FIN. FLR. AND SHALL BE FIELD VERIFIED BY THE CONTRACTOR, AND ADJUSTED ACCORDINGLY. 2. 1ST- (t5) RISERS Ca 1 1/4" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS A It" 02" FIN.). 2ND- (15) RISERS A 1" FROM FINISHED TREAD TO FINISHED TREAD (14 RUNS * II" (12" FIN.) 3. USE (3) 2X12 #2 Q.F. FOR STRINGERS 4. FIRE BLOCK CONGEALED STRINGER SPACES A TOP � BOTTOM AND BETWEEN WALL STUDS ALONG STAIR RUN. 5. STAIRWAYS SHALL HAVE AT LEAST ONE HANDRAIL HANDRAILS SHALL BE PLACED NOT LESS THAN 34"OR MORE THAN 35" ABOVE THE NOSING OF STAIR TREADS. 6. HANDRAILS MAY PROJECT INTO THE REQ'D WIDTH A DISTANCE OF 3 1/2" FROM EACH SIDE OF A STAIRWAY. 1. ANY ENCLOSED USABLE SPACE UNDER STAIRWAYS SHALL BE 1 WR. FIRE RESISTIVE CONSTRUCTION BY MEANS OF 5/5" TYPE-X S.R. WALLS f CEILING, TAPED AND MUDDED. 8. MAINTAIN A MIN. OF 6`8" HEADROOM CLEARANCE MEASURED VERTICALLY FROM TREAD NOSING TO NEAREST SOFFIT. 5. R303.1 STAIRWAY ILLUMINATION. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS TO ILLUMINATE THE STAIRS, INCLUDING THE LANDINGS AND TREADS AND SHALL RELIEVE POWER FROM THE PRIMARY BUILDING WIRING. -t' 6 FRAMING NOTE FOR ALL BEAM SIZES f LOCATIONS REFER TO STRUCTURAL FRAMING PLANS I ENGINEERING GALLS. DURING FRAMING CONSTRUCTION. 1• c:' NOTE: WATER HEATING SYSTEM, PER WSEG TABLE 406.2, SHALL INCLUDE GAS OR PROPANE WATER HEATER W/ MIN. Elm OF 0.62, OR ELECTRIC WATER HEATER W/ MIN. EF OF 0.93. ALL SHOWERHEAD f KITCHEN SINK FAUCETS SHALL BE 1.15 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT 1.0GPM OR LESS. NOTE MIN. AFUE: S5% AIR LEAKAGE CONTROL PER WSEG OPT. 3A PER WSEG TABLE 406.2, TABLE 4e&.2 OPT. A: REDUCE TESTED LEAKAGE TO 4 AC-14 MAX UNIT 105 SQUARE FOOTAGE: GRND FLOOR 342 SF MAIN FLOOR 114 SF UPPER FLOOR 543 SF TOTAL - 1955 SF GARAGE 405 SF UNIT 110 SQUARE FOOTAGE. GRND FLOOR 108 SF MAIN FLOOR ltl SF UPPER FLOOR 1SI SF TOTAL - 1 rol (o SF GARAGE 550 SF A A4 `� F - l�l H E A S 1 13 v N 0 R s H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360)527-2840 WWW.HAVEN-DW COM © COPYRIGHT 2014 Z J 0 0 ILL PROJECT 13-024 DRAWN BY S. Clayton DATE 2,27.14 SCALE As Noted CHECKED Sean Hegstad •23! RFGIST'i�D tIT7AM M. H!gstadlOR WAfillriGrON A3 PLN2 Packet Pg. 183 2.A. j NOTE FLASHING: CONTRACTOR f HOME OWNER TO INSTALL ADEQUATE FLASHING AT ALL WATER INFILTRATION POINTS SUCH AS, BUT NOT LIMITED TO, WINDOWS, DOORS, DECKS, SKYLIGHTS, CHIMNEY'S, VENTS, TRIM BOARDS, BALCONIES AND ROOF VALLEY'S AS REQ"D. BY ALL LOCAL BUILDING CODES. CODES: VALLEY FLASHING IRC R905.2.8/R905.4.6 OTHER FLASHING IRC f .2.8.5 FLASHING ; COUNTERFLASHING IRC R905.3.8 WATERPROOFING WEATHER EXPOSED IRC R103.8 AREAS, I.E. DECKS � BALCONIES. MASONRY IRC R103.1.5. SPRAY FOAM INSULATION VENTED BIRD BLOCKING 12 CONT. ALUM. GUTTER 2X8 FASCIA - VENTED SOFFIT (SEE DETAILS) Z-FLASHING 2X TOP TRIM ABV. WINDOWS AND DOORS TYP. 5/4" TRIM AROUND WINDOWS, DOORS, AND CORNERS, TYP. 1/1(o O.S.B. SHEATHING NAILED PER (o02.3 IRC TYVEK HOUSE WRAP (VAPOR BARRIER) EXTERIOR SIDING VARIES, SEE ELEVATIONS vA 4 Ij TIGHT LINE DRAIN PIPE FILTER 1 1 /2" WASHED' ROCKS W/ 4 PERF. DRAIN PIPE (2) #4 CONT. REBAR - ENG. TRUSS SYSTEM (a 24" O.G. - 1 /2" CDX SHEATHING SD COMMONS (a (o" O.C. PLY. PANEL EDGES 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, 1 NAIL PENETRATION INTO TRUSS MIN. REQUIRED - ICE � WATER SHIELD -30 YR ARCH. COMP R-35 INSUL. A 5/8" S/R LID H2.5 TIE TO EVERY OTHER TRUSS RIGID R-10 INSUL. 4X10 HEADER IX TRIM WINDOW f TYVEK INSTALLATION TO BE INSTALLED W/ BEST QUALITY (BLUESKIN OR EQUAL) SELF ADHERING, FLEXIBLE FLASHING MEMBRANE PER MANUFACTURES SPECIFICATION 3/4" UDLX TIT Gs 8D COMMONS (a (o" O.G. PLY PANEL EDGES, 8" O.G. ALL INTERMEDIATE FRAMING MEMBERS, I NAIL PENETRATION INTO JOISTS MIN. REQ"D. 1- 3/4" X 5- 1/2" LVL JOISTS (a 1(0 , O.G. W/ R-21 BATT INSUL. OVER GARAGE 3/4" UDLX TITG 8D COMMONS (a (o" O.G. PLY PANEL EDGES, 8 O.G. ALL INTERMEDIATE FRAMING MEMBERS, I NAIL PENETRATION INTO JOISTS MIN. REQ'D. 1- 3/4" X 5- 1/2" LVL JOISTS (a I To O.G. W/ R-21 BATT INSUL. OVER GARAGE RIGID R-10 INSUL. OVER --------RIGID R-19 INSUL. ------------ 4X10 HEADER IX TRIM 1X TRIM 2X(o EXT. WALLS W/ R-21 INSUL. � 1 /2" S/R 2X(o P.T. MUD SILL PL. W/ 1/2" X 10" A.B. (a roe" O.G. MAX. - l" MIN. EMBED. HORIZ. #4 REBAR 3" MIN. f 12" MAX. FROM TOP OF GONG. FOUNDATION SCHEDULE A-5' C - 5" 0 D - 8" E - 24" MIN. F- 0 10 m EI W I_ (L W Q Y, 2 W f- Q 1 (o' 14 0' 14 0' NOTE: DWG PROVIDED FOR ILLUSTRATION PURPOSES ONLY GIRDER TRUSS SECTION SCALE: 114'1 = I i-Ou NO OPENINGS ALLOWED. TYP 4' 0" MIN 4' 9" MIN W/ 7/16 FIRE TREATED PLWD. W/ I/I & FIRE TREATED 1 LAYER 5/5 TYPE X GWB 1 LAYER 5/8 TYPE X GWB EA. SIDE OF TRUSS NON BEARING GABLE END TRUSS OR CEILING JOIST, PER PLAN FIRE BLOCKING ROOF/WALL C� COMMON WALL SCALE: 1 /2'' = 1 I-OII nAA 5 ECTI O N ppr H E S A G N vw O R K S H O P 3410 ALDERGROVE ROAD FERNDALE, WA 98248 (360) 527-2840 WWW.HAVEN-DW.COM © COPYRIGHT 2014 Z W �O ao z Q} o ui c� Op o Uz J �0 m wo UW Q m PROJECT 13-024 DRAWN BY S. Clayton DATE 2.27.14 SCALE As Noted CHECKED Sean Hegstad ILL --CIS I -EKED /ARCHITECT i ��, Seen M. He�st�cl i ST/�TFOOFWASIIINC�TC�)N A4 3 STORY WALL W/ GARAGE SCALE: N.T.S. 2.A.k After Recording Return to: Kautz Route, LLC PO Box 31097 Seattle, WA 98103 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF THE PLAT OF BRACKETT COURT THIS DECLARATION, made on the date hereinafter set forth by Kautz Route, LLC, a Washington Limited Liability Company, hereinafter referred to as "Declarant". WITNESSETH: WHEREAS, Declarant has an ownership interest in certain property in the County of Snohomish, State of Washington, which is more particularly described as fully set forth as Exhibit "A" hereto which is incorporated in full by reference as the Brackett Court Plat, a unit lot subdivision, which shall include City of Edmonds final approved plat number. NOW, THEREFORE, Declarant hereby declares that all the property described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, which are for the purpose of protecting the value and desirability of, and which supersede any prior Covenants, Conditions and Restrictions, or the like, otherwise applicable to the property, and which shall run with, the real property and be binding an all parties having any right, title or interest in the described properties or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each Owner thereof. ARTICLE I DEFINITIONS Section 1. "Association" or "Homeowner's Association" means the BRACKETT COURT Homeowner's Association. Section 2. "Owner" means the record owner, whether one or more persons or entities of the Declarant, of a fee simple title to any Lot, or a contract purchaser's interest in a Lot (excluding those having a contract seller's interest), but excluding those having such interest merely as security for the performance of an obligation, Section 3. "Property" means the real property described in Exhibit A, and any additions thereto as may hereafter be brought within the jurisdiction of the Association. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 1 PLN2 Packet Pg. 185 2.A.k Section 4. "Common Maintenance Area" means Tract 999, as well as private utility, water, storm and sewer access easements of the Brackett Court Plat together with any landscaping area within the public right-of-way in the Plat which the Association is responsible for maintaining, or voluntarily assumes such responsibility (if any). Section 5. "Lot" means a plot of land designated as a lot within the Plat, excluding open space and roads and any other area designated as a "Tract." Section 6. "Declarant" means Kautz Route LLC, its successors and assigns. Section 7. "Board" or "Board of Directors" may be used interchangeably and shall mean the duly appointed or elected Board of Directors of the Brackett Court Plat Homeowner's Association as provided in the Articles of Incorporation and Bylaws of said Association. Section 8. "Architectural Control Committee" means the duly appointed or elected committee of The Board of Directors as outlined in Article VI of this Declaration hereinafter referred to as the "Committee". Section 9. "Brackett Court Plat" means the property of consisting of Lots 1 through 10, and Tract 999, of the unit lot subdivision, Plat No. TBD, City of Edmonds. Exhibit B. Section 10. "Plats" mean the recorded subdivision survey drawings and accompanying notes, dedications and other materials for the Brackett Court Plat unit lot subdivision; "Plat" refers to one of them applicable in the context. ARTICLE II PROPERTY RIGHTS Section 1. Alteration of Common Maintenance Area. Nothing shall be altered or constructed in or removed from any Common Maintenance Area except upon the prior written consent of the Architectural Control Committee and Board. Section 2. Dumping in Common Maintenance Area. No trash, plant or grass clippings, or other debris of any kind shall be dumped, deposited or placed in the Common Maintenance Area. Section 3. Construction Activity. No structure shall be erected or placed on any Lot or receive exterior alteration until the construction plans and specifications have been approved by The Architectural Control Committee according to the provisions outlined in Article VI. Any dwelling or structure erected or placed on a Lot shall be completed as to external appearance, including finishing staining, within twelve (12) months after the date of commencement of construction. Variances may be granted by the Architectural Control Committee. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 2 PLN2 Packet Pg. 186 2.A.k Section 4. Building Setbacks. No structure shall be located on any Lot nearer to the front, side and rear lot lines than the minimum dwelling setback required by the applicable municipal code or regulations. No portion of a dwelling shall be permitted to encroach upon another Lot; or upon easement areas delineated on the Plat or as otherwise recorded. Section 5. Building Materials. All homes constructed on each lot shall be built of new materials, with the exception of decor items such as used brick, weathered planking, and similar items. The determination of the Architectural Control Committee is to be rendered as to whether a used material is a decor item or not. All roofs are to be approved by the Architectural Control Committee. All visible masonry shall be stone, brick or stucco. Section 6. Landscaping and Fencing. No permanent structures or landscaping of any kind, including fences, walls or shrubs, may be built or placed within any of the road rights -of -ways and easements as delineated on the Plat, except as deemed appropriate by the Architectural Control Committee and except as noted below, provided wood fencing may be erected an or within the property of the Owner subject to same being temporarily moved, as is necessary to obtain access to the easement area as Set forth on the Plat. No fence shall extend further forward on the Lot than the front of the house upon the property. Front yard landscaping shall be completed and in place, as per plans approved by the Architectural Control Committee within three (3) months of completion of any building construction. The Board may grant an additional three (3) month extension for good cause shown. Fences, walls or shrubs are permitted to delineate the lot lines of each Lot, subject to the Architectural Control Committee approval, subject further to said fences, walls or shrubs possible necessity of removal due to use of utility easements as contained on the face of the Plat and other easements elsewhere recorded. No barbed wire, chain link or corrugated fiberglass fences shall be erected on any Lot. All fences, open and solid, are to meet the standards set by the Architectural Control Committee and must be approved by the Committee prior to construction. The standard fence design can be installed on a Lot without approval of the Committee. Section 7. Temporary Residence. No structure of a temporary character, trailer, basement, tent, shack, garage, barn or any other outbuilding, shall be used on any Lot at any time as a residence unless approved by the City as a legal ADU (Accessory Dwelling Unit), either temporarily or permanently. Section 8. Contractor. No home may be constructed on any Lot by other than a contractor licensed as a general contractor under the statutes of the State of Washington without prior approval of the Architectural Control Committee. Section 9. Wiring. The wiring to accessory buildings of any type shall be underground. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 3 PLN2 Packet Pg. 187 2.A.k Section 10. Antenna. No radio or television antenna, Or transmitters shall exceed five (5) feet above the roof ridge line of dwelling, and no separate towers therefore shall be permitted. Parabolic reflectors (satellite dish antenna) larger than 24" shall not be permitted unless approved by the Architectural Control Committee. Dishes shall be located whenever possible, away from view from the street. Section 11. Signs. No sign, billboard or other advertising structure or device shall be displayed to the public view on any Lot except that one sign not to exceed six (6) square feet in area may be placed on a lot to offer the property for sale or rent, and signs used by a builder to advertise the property during the construction and sales period will be permitted. Political yard signs, not more than two (2) square feet and of a temporary nature, will be allowed during campaign periods. The Committee may cause any sign placed on the Properties in violation of this provision to be removed and destroyed. Section 12. Animals. No animals, except dogs, cats, caged birds, fish in tanks and other small household pets will be permitted on any Lot without the pre -approval of Homeowner's Association. At no time will dogs be permitted on road right-of-ways or other parts of the Properties unattended. Efforts must be made by the person accompanying a dog to exercise "scooping" of waste. No animal or pet shall be allowed to become a nuisance to other property Owners. The keeping of animals and/or pets shall be in compliance with such rules and regulations as may be promulgated by the Homeowner's Association. Section 13. Nuisances. No Lot shall be used in whole or part of storage of anything which will cause a Lot to appear in an unclean, disorderly or untidy condition. Boats, trailers, recreation vehicles, and disabled vehicles of any kind whatsoever shall not be stored upon the property unless within a built-in garage or screened from view from the road by a fence in conformity with the Covenants, Conditions and approved in advanced by the Architectural. Review Committee. No noxious activity or thing shall be permitted on any Lot which may become a nuisance or unreasonably interfere with the use and enjoyment of any part of the Properties. Section 14. Delegation of Use and Bylaws Responsibilities. Any Owner may delegate, in accordance with the Bylaws of the Homeowner's Association, his right of enjoyment of the common area and facilities to the members of his family, his tenants, or contract purchasers who reside on the property. In the event that an Owner rents or leases his property, a copy of this Declaration as well as any rules and regulations that may, in time, be adopted by the Association, shall be made available by said Owner to the prospective renter at the time of commitment to the rental agreement and any such agreement shall require such tenant or contract purchaser to agree to be bound by the terms hereof. Each Owner shall also be responsible for relaying to any guests and service personnel the contents of this Declaration, as well: as any rules and regulations that may be adopted by the Association, as they may relate to appropriate community behavior. Section 15. Land Use. No Lot shall be used for anything other than residential purposes except that home occupation may be allowed as permitted by the Homeowner's Association and applicable ordinances, codes, laws or regulations. No dwelling shall be erected, altered, place or permitted CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 4 PLN2 Packet Pg. 188 2.A.k to remain on any Lot other than one attached single family dwelling not to exceed three stories in height, and a private enclosed car shelter. No single structure shall be altered to provide residence for more than one family. Section 16. Covenants Running with Land. These covenants are to run with the land and are binding on all parties and all persons claiming under them for thirty (30) years from the date these covenants are recorded, after which time said covenants shall be automatically extended for successive periods often (10) years unless an instrument signed by a majority of the then Owners has been recorded, agreeing to change said covenants in whole or in part. ARTICLE III MAINTENACE OF EXTERIOR AND GROUNDS Section 1. Exterior Maintenance by Owner. Each Lot shall be maintained by its Owner in a neat, clean and sightly condition at all times and shall be kept free of accumulation of litter, junk, containers, equipment, building materials, and other debris. Landscaping shall be kept in a neat and sightly condition, including mowing, trimming, pruning and other standard practices. All refuse shall be kept in sanitary containers concealed from view of any other Lot, and the containers shall regularly be emptied with the contents disposed of off the Properties. No grass cutting, leaves, limbs, branches, and other debris from vegetation shall be dumped or allowed to accumulate on any part of the Properties, except that a regularly tended compost device shall not be prohibited. No storage of goods, vehicles, boats, trailers, trucks, camper, recreational vehicles or other equipment or device shall be permitted on a Lot Section 2. Exterior Maintenance bV Association. If an Owner shall fail to maintain the landscaping and/or the exterior of the improvements situated on his/her Lot in a manner consistent with established community standards, the Architectural Control Committee shall, upon receipt of written complaint by any Owner, have the right through its agents and employees, to enter upon said Lot and to repair, maintain and restore the Lot and the exterior of the buildings or any other improvements thereon, if the Owner fails to respond in a manner satisfactory to the Committee within thirty (30) days after mailing of adequate notice by certified or registered mail, to the last known address of the Owner. The cost of such repair, maintenance or restoration shall be assessed against the Lot, and the Committee shall have the right to cause to be recorded a notice of lien for labor and materials furnished, which lien may be enforced in the manner provided by law. In the event the estimated cost of such repair should exceed one-half of one percent (0.5%) of the assessed value of said Lot and improvements, the Committee shall be required to have the assent of two-thirds (2/3) of each class of voting membership before undertaking such repair. Section 3. Resoonsibility for Common Maintenance Areas. The Association shall be responsible for the maintenance and repairs within Common Maintenance Area, subject to subsection 4 below. The Association is responsible for maintenance, repair and upkeep of internal driveway, sidewalk and open space areas (Tract 999) including the stormwater treatment and detention chamber facilities. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 5 PLN2 Packet Pg. 189 2.A.k In addition, the City requires that the Association have appropriate fire lane markings that are maintained on a regular basis. Notwithstanding anything to the contrary herein, the Association shall have no duty, to maintain any property, including but not limited to, roads, gutters, curbs, sidewalks, and drainage systems which are or have been conveyed to the City, County, State, or any political subdivision thereof, as the case may be. Section 4. Common Maintenance Area Repair. If the Association acquires or designates land for entryway sign and landscaping, it shall be the responsibility of the Association to maintain such entry landscaping. Any damage to the Common Maintenance Areas or the improvements thereof, including landscape plantings, fences, beams, etc., by an Owner or their children shall be repaired by said Owner within one week or The Architectural Control Committee shall execute said repair and Owner will immediately remit funds for billing. Unpaid assessment shall accrue interest at twelve percent (12%) per annum. ARTICLE IV MEMBERSHIP AND VOTING RIGHTS Section 1. Every Owner of a Lot which is subject to assessment shall be a member of the Association. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment. Each member shall be entitled to one vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be executed as they determine, but in no event shall more than one vote be cast with respect to any Lot; if Lot co -owners do not agree on how their vote shall be cast, then the vote for their Lot shall not be counted. Section 2. The Association shall have the right to suspend the voting right of an Owner (1) for any period during which any assessments against his Lot remains unpaid, and (2) while he or she is out of compliance with any covenant herein or published rules and regulation after receipt of notice from the Association of such non-compliance. Section 3. The Owners will annually elect three (3) members to serve on the Board of Directors of the Association, who shall be responsible for managing the affairs and finances of the Association. The first three Directors elected after the Transition Date will serve terms of one, two and three years. Thereafter, every year one new Director will be elected for a three-year term to replace the Director whose term is expiring. Section 4. Notwithstanding the above, until the Transition Date, the Board of Directors shall consist of one or more members appointed by the Declarant. The Transition Date shall be the date chosen by the Declarant for the initial Owners meeting for the purpose of electing new Directors; the Transition Date shall be not more than one hundred twenty (120) days after one hundred percent (100%) of the Lots CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 6 PLN2 Packet Pg. 190 2.A.k have been sold by Declarant. Declarant, in its discretion, may select an earlier Transition Date (i.e., before all Lots have been sold). Further, after the Transition Date, but until all of the Lots have been sold by the Declarant, Declarant will be entitled to appoint one person to serve on the Board (the other two positions being subject to election as provided for above). ARTICLE V COVENANT FOR MAINTENANCE ASSESSMENTS Section 1. Personal Obligation of Assessments. Each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association; (1) annual assessments or charges, and (2) special assessments for capital improvements, such assessments to be established and collected as hereinafter provided. The annual and special assessments, together with interest, costs, and reasonable attorney's 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 (as opposed to the lien upon the property) shall not pass to his successors in title unless expressly assumed by them. Section 2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively to promote the recreation, health, safety and welfare of the Owners of the Properties and for the improvement and maintenance of the Property, the maintenance, repair, replacement and restoration of the Common Maintenance Areas, as provided in Article III, the landscaping within the Common Maintenance Area as provided in this Declaration and appropriate insurance coverage for the Association; such use shall also include administrative expenses, accounting fees and attorney's fees incurred by the Association. Section 3. No Assessments. In the event that Declarant determines that no ongoing or regular Common Maintenance Area expenses have occurred or are expected to occur, and no bank account or licenses have been procured, and no "regular" business is expected for the Association, then Declarant may elect not to have assessments until such time or it deems that such assessments are required. Section 4: Initial and Interim Assessments: At the transfer of title from Declarant to initial Owner, Declarant, acting through the Association shall assess to each initial Owner an initial assessment of THREE HUNDRED AND NO/100 DOLLARS ($300.00) (the "Initial Assessment"). The amount of the Initial Assessment shall be paid directly to Declarant from the Closing Agent to reimbursement Declarant for the initial expenses incurred with regard to the Association and the management of the plat business and affairs thereof, including but not limited to the initial establishment of the Association, establishment of accounts, and initial management of the Association up to the time of each closing. Additionally, from the time that each initial Owner takes ownership of a Lot and until the first annual assessment date, Declarant, acting through the Association shall assess to each new Owner a prorated share of the then -existing annual assessment (the "Interim Assessment"), and invoice each initial Owner of each Lot for its portion CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 7 PLN2 Packet Pg. 191 2.A.k of any such assessment. The billing period shall be determined by Declarant. If for any reason the Initial Assessment was not collected on closing, the new Owner shall pay the amount thereof to Declarant upon demand. Such allocation of funds to the Declarant shall cease when the Association assumes collection, bookkeeping and other management responsibilities from the Declarant as described in the Bylaws of the Association. Section S. Annual Assessment. During such time as Declarant is managing the Association and from and after the Transfer Date, when the Owners assume management and control of the Association and thereby commence assessment, collection, bookkeeping and other management responsibilities from Declarant, the Association shall determine the "annual" assessment amount payable by each of the Owners of the Lots. The annual assessment shall be due within thirty (30) days of invoicing. The annual assessment date shall be determined and voted on by Board of Directors of the Home Owners Association at the transition meeting. The first annual assessment date shall not be more than 120 days after the transition meeting. Section 6. Maximum Annual Assessment. (a) From and after the first annual assessment after the Transfer Date, the maximum annual assessment may be increased each year not more than five percent (5%) above the maximum assessments for the previous year without a vote of the membership. (b) From and after the first annual assessment after the Transfer Date, the maximum annual assessment may be increased above five percent (5%) by a vote to two-thirds (2/3) of each class of members who are voting in person or by proxy, at a meeting duly called for this purpose provided, the five percent (5%) maximum limit on the annual assessment shall not include (i) the amount of any Association insurance premium, or (ii) taxes or assessments imposed upon the Common Areas, the entirety thereof shall not be subject to any limit, and (iii) assessments for emergency or capital expenses that are not regarded as annually re- occurring charges or expenses of the Association as noted in Section 7 hereof, which type of expense or charge would be a special assessment. (c) The Board of Directors may fix the annual assessment at an amount not in excess of the maximum; subject to compliance with the requirements of Section 64.38.025 Revised Code of Washington, as it may be amended from time to time. Section 7. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Maintenance Area or any improvements upon the Common Area not prohibited within this Declaration, including fixtures and personal property related thereto, provided that any such assessments shall have the assent of two-thirds (2/3) of the votes of each class of members who are voting in person or by proxy at a meeting duly called CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 8 PLN2 Packet Pg. 192 2.A.k for this purpose. The Board of Directors of the Association will establish the due date for any special assessments. Section 8. Notice and Quorum for any Action Authorized Under Sections 6 & 7. Written notice of any meeting called for the purpose of taking any action authorized under Sections 6 & 7 of this Article V shall be sent to all members not less than thirty (30) days or more than sixty (60) days in advance of the meeting. At the first such meeting called, the presence of members or of proxies entitled to vote fifty percent (50%) of all votes of each class of membership shall constitute a quorum. If the required quorum is not present, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. Section 9. Date of Commencement of Annual Assessments. Both annual and special assessments must be fixed at a uniform rate for all Lots and may be collected on an annual or monthly basis as determined by the Board. Section 10. Date of Commencement of Annual Assessments: Due Dates. The annual assessments provided for herein shall commence as to all Lots the year following the final sale of the last Lot. The Board of Directors shall fix the amount of the annual assessment period. Written notice of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments regarding a Lot is binding upon the Association as of the date of its issuance. Section 11. Effect on Nonpayment of Assessments: Creation of Lien, Remedies of the Association. Any assessments not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum, and shall constitute a lien against the applicable Lot. The Association may record a lien on the Lot subject to the unpaid assessment for the amount of the assessment plus interest. The Association may bring an action at law against the Owner personally obligated to pay the same, or foreclose or collect on the lien against the Lot. The Owner is responsible for payment of all actual attorney fees, court costs and other legal expense that are incurred with regard to (a) collection of delinquent assessments (regardless of whether a lawsuit has commenced) or (b) foreclosure of the lien, which amount shall be added to the lien against the applicable Lot. No Owner may waive or otherwise be relieved of liability for the assessments provided for herein by nonuse of the Common Area or abandonment of his Lot. Section 12. Subordination of the Lien to Mortgage. The lien of the assessments provided for herein shall be subordinated to the lien of any first mortgage or Deed of Trust, as the case may be. Sale or transfer of any Lot shall not affect the assessment lien; however, the sale or transfer of any Lot pursuant to the mortgage foreclosure or trustee's sale pursuant to the terms of the first Deed of Trust, or any proceeding in lieu thereof, shall extinguish the lien of such assessments as to payments which become CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 9 PLN2 Packet Pg. 193 2.A.k due prior to such sale or transfer. The first mortgage holder of the purchaser of the property at a trustee's sale or the holder of the deed in lieu of foreclosure shall hence forth be responsible as an Owner for assessments coming due on the first day of the month following coming into title. Should assessments be made upon an annual basis and be made prior to the first day of the month following ownership, the new Owner shall be responsible for a monthly prorated portion of said annual assessments. Section 13. Exempt Property. All property dedicated to, and accepted by, local public authority shall be exempt from the assessments created herein, except no land or improvements devoted to dwelling use shall be exempt from said assessments. Declarant shall have no obligation to pay assessments for any Lot it owns, unless it has constructed a dwelling thereon, in which case assessments will commence against any such Lot after completion of such construction. Section 14. Insurance Lots. The Association shall have no obligation to pay any insurance on the Lots or the structures thereon except as expressly provided herein. ARTICLE VI ARCHITECTURAL CONTROL Section 1. Committee Members. The Board shall also constitute the Architectural Control Committee until such time as the Board, in its discretion, chooses to appoint a separate Committee. References to the Architectural Control Committee or "Committee" herein shall refer to the Board until such time as a separate Committee may be appointed. If and when appointed, the Committee shall consist of three (3) members. A member of the Committee may be removed by the Board upon a majority vote. Shall a member of a committee or the Board resign, die or be unable to serve, a successor may be appointed by a majority vote of the remaining Board members for the balance of the unexpired term. The Committee may unanimously designate one or more of its members or third party to act for and on behalf of the Committee with respect to both ministerial matters and the exercise of judgment vested in the Committee, subject to review by the Committee at the request of any member thereof. The address of the Committee shall be the registered office of the Association in the event the Committee does not have at least three (3) members; action by the Committee must be unanimous approval of all members of the Committee. In the event the Committee has three (3) or more members, a majority of the entire committee is required for a decision of the Committee. No member of the Committee shall be entitled to any compensation for services performed on Declaration and shall have no financial obligation of any kind based upon his/her actions as a member of the Committee. Section 2. Constructions. All buildings and improvements on a Lot shall le of permanent construction and no temporary structure, trailer, tents, garage, outbuilding or other similar device shall be placed on any Lot except with permission of the Committee. No building, fence, wall or other exterior structure shall be commenced, erected, or maintained upon a Lot, nor shall any exterior addition to, or change or alteration therein, be made until the plans and specifications showing the nature, kind, shape, height, materials, and location of the same shall have been submitted to and approved in writing by the CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 10 PLN2 Packet Pg. 194 2.A.k Committee as to harmony of external design and location in relation to surrounding structures and topography. Section 3. Submission of Plans. All plans and specifications required to be submitted to the Committee shall be submitted by mail to the address of the Committee consisting of six (6) sets of 8-1/2 by 11 inch copies, and each shall be signed by the Owner of the Lot or his authorized agent and shall contain the name and address of the person submitting the same and the Lot to be involved, and shall set forth the following with respect to the proposed Structure: (a) plot plan; (b) floor plans; (c) front and rear elevations; (d) outline specifications; (e) legal descriptions and addresses for each lot; (1) the builder's name, phone number, and contact person; (g) such other information as may be required to determine whether such structure conforms with these Restrictions, and the standards set forth by the Architectural Control Committee. Section 4. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Subdivision, which authority shall include but not be limited to the height, configuration, design and appearance of the dwelling and fences, walls, outbuildings, pools, and other structures appurtenant to the use of a dwelling. As to all improvements, construction and alteration, the Committee shall have the right to refuse to approve any design, plan or color. The Committee shall have the right to take into consideration the suitability of the proposed building or structure and the material of which it is to be built and the exterior color scheme, to the site on which it is proposed to erect the same, the harmony thereof with the surroundings, and the effect of the building or structure or alterations therein as planned on the outlook of the adjacent or neighboring property and any and all other factors which, in the committee's opinion, shall affect the desirability or suitability of such proposed structure, improvement or alteration. Such determination may be amended and shall be binding on all persons. Section S. Approval or Disapproval. Within thirty (30) days after the receipt of plans and specifications, the Committee shall approve them, or disapprove such plans and specifications which in its opinion do not conform to these restrictions or its aesthetic standards. Approval or disapproval shall be made upon one of the plans specifications. If the Committee does not disapprove of the plans and specifications within said thirty (30) day period, they shall be deemed to be approved by the Committee and construction pursuant to said plans may be commenced. In all cases, the ultimate responsibility for satisfying all local governmental building codes and requirements, etc., rests with the Owner or builder. The Architectural Control Committee shall be held harmless from building requirements not complied with. Section 6. Advisors. The Committee may appoint advisors from time to time to advise on matters pertaining to the properties. No person on the Committee or acting on it shall be responsible for any defect in any plan or specification submitted or approved, nor for any defect in any work done according to such plans and specifications. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 11 PLN2 Packet Pg. 195 2.A.k Section 7. Variations. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to overcome practical difficulties or prevent hardships in the application of these restrictions provided that such variations so approved shall not be materially injurious to the improvements of other Lots and shall not constitute a waiver of the restrictions herein contained by shall be in furtherance of the purposes and intent of these restrictions. ARTICLE VII GENERAL PROVISIONS Section 1. Enforcement, Fine Schedule. The Association (by action of the Board), or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or, hereafter imposed by the provisions of this Declaration. Further, the Board may adopt and promulgate a uniform schedule of fines that may then be assessed against Owners for violations of the covenants herein or duly adopted rules or regulations of the Association, and/or failure to pay assessments when due. Any disputes under this Declaration shall be controlled under Washington state law. In any judicial action to enforce the contents of this Declaration, the losing party shall pay the prevailing party's attorney and consultant fees and costs, including those incurred in connection with any appeal. Failure by the Association or by any Owner to enforce any covenant or restrictions herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 2. Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full force and effect. Section 3. Amendments. This Declaration may be amended only by a vote of at least seventy-five percent (75%) of all Owners. However, it may not be amended without the consent of Declarant so long as Declarant owns one or more Lots. CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 12 PLN2 Packet Pg. 196 2.A.k IN WITNESS WHEREOF, the undersigned, being the Declarant and Owner herein, have hereunto set their hands this day of , 2023. Kautz Route, LLC By: Its STATE OF WASHINGTON ss. COUNTY OF SNOHOMISH I certify that I have evidence that , is the person who appeared before me, and said person acknowledged that they signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS of Kautz Route, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: PRINTED NAME: NOTARY PUBLIC in and for the State of Washington. My commission expires: CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 13 PLN2 Packet Pg. 197 2.A.k EXHIBIT A LEGAL DESCRIPTION LEGAL DESCRIPTION: Real property in the County of Snohomish, State of Washington, described as follows: LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. Situs Address: 23220 Edmonds Way, Edmonds, WA 98026 Tax Parcel ID No. 00555300100902 CCRs: Plat of Brackett Court - A Unit Lot Subdivision Page 14 PLN2 Packet Pg. 198 2.A.k 00555300101000 00555300100901 BRUDVIK & LEE LLC BLOMENKAMP SCOTT ALLEN & 23204 EDMONDS WAY EVERGREEN GOLD EDMONDS, WA 98026 23227 92ND AVE W EDMONDS, WA 98020 00555300100801 00555300100802 KRASKA CATHERINE M/QUIGLEY DILLAN J WAYMAN LANCE & EMILY 23229 92ND AVE W 648 NW 180TH EDMONDS, WA 98020-5001 SHORELINE, WA 98177 00555300401004 BIGHAM BRITA H & TONY L 9003 232ND PL SW EDMONDS, WA 98026-8639 27033600117000 LONGAKER GARY 0 SR 9210 232ND ST SW EDMONDS, WA 98020-5025 00555300100701 GUSTAFSON JUEL C 23315 92ND AVE W EDMONDS, WA 98020 00555300401003 WORRELL MADELINE/FIELDER KODY 9009 232ND PL SW EDMONDS, WA 98026-8639 27033600114100 JACKSON JENNIFER LOPRESTI 23214 92ND AVE W EDMONDS, WA 98020 00555300100300 HOUSING AUTHORITY OF SNO CO 12625 4TH AVE W # 200 EVERETT, WA 98204 00555300100902 KAUTZ ROUTE LLC PO BOX 31097 SEATTLE, WA 98103 00555300401103 ARDILA CARLOS/GILLIAM AUDREY A 1545 NW MARKET ST UNIT 718T SEATTLE, WA 98107 00555300400901 HENDRICKSON KEVIN B 14054 EDGEWATER LN NE SEATTLE, WA 98125 00555300101001 BRUDVIK & LEE LLC 18719 OLYMPIC VIEW DR EDMONDS, WA 98020-2351 00770200000100 FU GULIN & MAO JINGYU 23311 92ND AVE W UNIT A EDMONDS, WA 98020-5002 00770200000200 00555300100506 27033600108400 OCKERMAN BYRON/BARROSO BETSY WEBER CHRISTOPHER T MITCHELL MICHAEL CLYDE/SHARON BARRIOS 24323 CEDAR WAY SUTTER 11716 GREENWOOD AVE N APT 302 MOUNTLAKE TERRACE, WA 98043-5834 23222 92ND AVE W SEATTLE, WA 98133 EDMONDS, WA 98020 27033600110200 01035200000900 00555300401007 WARREN DONALD SCHOLZ FRIEDRICH-WILLHELM & MYERS ADAM 23232 92ND AVE W ROBERTA L 9020 232ND ST SW EDMONDS, WA 98020-5001 9201 234TH PL SW EDMONDS, WA 98026 EDMONDS, WA 98020 00555300401104 27033600105100 00555300401006 LI QIAN FAGNAN THOMAS & FAGNAN TIMOTHY HILL LINSE J/NICOLE M 9004 232ND ST SW 9201 232ND ST SW 8827 232ND PL SW EDMONDS, WA 98026-8642 EDMONDS, WA 98020 EDMONDS, WA 98026 00555300400902 CONWAY FRONTAGE HOLDING LLC 4410 S 4TH AVE EVERETT, WA 98203 00555300400904 CRANDALL MAURICE 8824 232ND PL SW EDMONDS, WA 98026-8638 00555700000500 00855900000100 KRIEWALD BARRY A LOAN SERVICING ESC OTT KRISTIN N PO BOX 834 SAS0701 1524 37TH AVE E SEATTLE, WA 98111 SEATTLE, WA 98112 00555700000400 LECKIE JONATHAN TRAVIS & LAUREL DIANA 8831 233RD PL SW EDMONDS, WA 98026-8648 00855900000200 MIYAGI MISAKI & SACHIE 2431 NW 64TH ST SEATTLE, WA 98107 PLN2 Packet Pg. 199 2.A.k 00855900000300 MAJEED MOHAMMED & MEHTA MANSI 10922 171ST PL NE REDMOND, WA 98052 00855900000600 RUIZ HOLLY 23317 EDMONDS WAY # 6 EDMONDS, WA 98026 00555300100507 WEBER RAYMOND R & CHERIE L 24323 CEDAR WAY MOUNTLAKE TERRACE, WA 98043-5834 00555300101100 NORTHPOINT COMPASS PROPERTY LLC 201 FILBERT ST STE 100 SAN FRANCISCO, CA 94133 00855900000400 HART ELENI MICHELLE & DANIELJAMES 23317 EDMONDS WAY EDMONDS, WA 98026 00855900000700 HAZARD ALYXANDRA L 1106 HOBNAIL CT GREAT FALLS, VA 22066 00555300100508 WEBER RAYMOND R & CHERIE L 24323 CEDAR WAY MOUNTLAKE TERRACE, WA 98043-5834 00855900000500 HARDWICK CHELSIE/MANZANARES JARRON 23317 EDMONDS WAY UNIT 5 EDMONDS, WA 98026 00855900000800 ABADI PANTEA NAGHIBI M & KHOSHZAMIR NIMA 23317 EDMONDS WAY UNIT 8 EDMONDS, WA 98026-8689 00555300201000 VIP RIDGE ACRES 2 LLC PO BOX 28 KIRKLAND, WA 98083 PLN2 Packet Pg. 200 To learn what's there, draw a line of interest along the map. Double-click/tap to finish. Note: e Buffering is active. A buffer of 300 Feet (ft) will be applie... 1 ` CO 4*`� so M T 2.A.k 233�d PI SW o ! M 1 x • w ! c 1 2341h St SW E cYa I a t �Inoh- PAN; I Packet Pg. 201 Identifv Results (40) 2.A.k `4C. 1 0%j CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa. og_v DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Five Duplexes (10 Townhomes) at 23220 Edmonds Way File Number: PLN 2013 0066 Date of Report: January 29, 2014 Staff Contact: - Gina Janicek, Associate Planner ADB Meeting: Wednesday — February 5, 2014 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 5 h Avenue North, Edmonds WA 98020 I. SUMMARY OF PROPOSED ACTION The applicant is proposing to redevelop the site located at 23220 Edmonds Way. The existing single family home will be removed and 10 new townhouse units (in 5 duplexes) will be constructed. The proposal requires design review by the Architectural Design Board (ADB) as a "Type III-B" application and the scope of work triggers review under the State Environmental Policy Act (SEPA). The following represents staff s findings of fact, analysis, conclusions, and recommendation on the project. Images inserted into this report are from google and the Snohomish County Assessor's website. The applicant must apply for and obtain all necessary permits. This application is subject to the requirements in the Edmonds Community Development Code. It is up to the applicant to ensure compliance with the various provisions contained in these ordinances. II. FINDINGS & CONCLUSIONS A. GENERAL INFORMATION 1. Applicant / Owner: Steve Price representing Kautz Route, LLC. 2. Tax Parcel Number: 00555300100902. 3. Location: 23220 Edmonds Way. 4. Size: 0.46 acres / 20,038 square feet. 5. Zoning: Multiple Residential (RM-1.5) subject to Chapter 16.30 ECDC. 6. Proposed Use: 10 new dwelling units in 5 duplex townhouse buildings. PLN2 Packet Pg. 202 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way 7. Existing Use: One 1458 square foot single family home, constructed in 1950. 8. Process: Quasi judicial "Type III-B" where staff makes a recommendation to the ADB and the ADB issues the final decision after holding an open record public hearing. Appeals of the decision are a closed record review before the City Council. B. SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is required for this project because the proposed project will add more than four dwelling units. A SEPA Determination of Nonsignificance was issued on January 21, 2014 (Attachment 10). No comments or appeals of the SEPA determination have been received to date. The appeal period ends on Tuesday February 4, 2014. C. NOTICE A "Notice of Application" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on Friday December 6, 2013. Notices were also mailed to property owners within 300 feet of the site. A "Notice of Public Hearing and SEPA Threshold Determination" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on January 21, 2014. Notices were also mailed to property owners within 300 feet of the site. The City has complied with the noticing provisions of ECDC 20.03 (Public Notice). The ADB meeting agenda has been posted on the City's website, as well as at the Public Safety Complex, Community Development Department, and the Library. D. TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by the Fire District, Engineering Division, Parks and Recreation Department, as well as the Public Works Department. There were initial comments and concerns by the reviewing departments; however, the pertinent issues to the design review have been addressed. The applicant is aware that a thorough review of the entire scope of work will take place during the building permit review process. Refer to Attachment 9 for the Fire District's issues. In summary, because there is not much on site parking for guests (even though it meets the parking requirements), the Fire District is concerned that guests will try to park in the fire lane. They are requiring that the fire lane be visibly striped in yellow on the ground as well as some "Fire Lane — No Parking" signage installed. Specifically, the signage should be located on the west face of units 109 and 104, the east face of units 107, 108, 106, 105 (straddling the separation wall under the light), the south face of unit 109, and the north face of unit 104. There are several outstanding issues noted by our Engineering Division (Attachment 8). This happens when a project is eager to come before the ADB, so a public hearing is scheduled prior to all of the potential issues being worked out. The ADB has the opportunity to investigate these outstanding issues and determine if the project can be clearly conditioned so that it can be approved or it may determine that the project needs to be re -designed to show it can meet these requirements and will continue the public hearing to a later date. Also, the ADB may feel that it can approve the project with conditions to ensure code compliance, trusting that these outstanding issues can be worked out, but can require that staff bring the project back before the board if the site or building design is significantly altered from what was reviewed at the public hearing. Page 2 of 16 PLN2 Packet Pg. 203 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way At this point, staff feels that the buildings are unlikely to change. And, the site isn't likely to change much, either. For example, some landscaping may be shifted around near the street frontage when the utility pole is relocated, but that is the most major anticipated change, because the bulk of the Engineering requirements will take place underground. There are five conditions that the Engineering Division has recommended: 1. The Stormwater system shall be designed to meet the requirements of ECDC Chapter 18.30 and the Stormwater Supplement. The applicant has provided enough supplemental information to determine the construction of a stormwater system is feasible. 2. The bus stop pullout at the north end of the property will need to be addressed in the civils as well. 3. Telephone pole will need to be moved either into the landscape strip or behind the sidewalk. A S foot sidewalk adjacent to a 4 foot landscape strip is required. 4. All requirements for sewer and water utility services shall be reviewed and approved by the Olympic View Water and Sewer District. 5. Construction in Edmonds Way shall be reviewed and approved by the WSDOT. Comments: The stormwater system that was submitted is not approved by Engineering, however, with some changes, they feel that a Stormwater system can be accomplished at this site. The bus stop wasn't clearly labeled on the plans. The telephone pole will definitely need to be moved or removed for this project to move forward. The Engineering Division has offered up two solutions: move the pole closer to the road into the new landscape strip, or move it closer to the property line behind the sidewalk. They will not be able to approve a plan that meanders the sidewalk around the pole. The project still needs to be reviewed and approved by the OVWSD, which is always required. And, the project still needs to be reviewed and approved by the WSDOT, which is always required. So, most of these conditions are "FYIs" for the applicant and the ADB and are not anticipated to significantly alter the design of the project. Therefore, staff feels comfortable bringing this project to the ADB to review and approve, with conditions. E. NATURAL ENVIRONMENT 1. TopoEraphy: The developed portion of the site is mostly flat with an approximate 4 foot change in elevation across the site. A slope exists south of the site on the adjacent apartment complex property. An unusually large hole is located just north of the existing house, which will need to be filled. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on the site consists of `Alderwood Urban Land Complex, 8-15% slopes. " 3. Critical Areas: A critical area determination for the subject site was made under CRA20130017., The site was not found to contain critical areas and was therefore issued a "waiver" from the critical areas ordinance. Even though there are slopes adjacent to this property, they don't qualify as "erosion hazard areas" under ECDC 23.80.020.A.1 because of the specific soils present. 4. Wildlife: Wildlife associated with the property is typical of an urban environment. The site may be visited by song birds and small mammals. No wildlife was observed during staff's site visits. Page 3 of 16 PLN2 Packet Pg. 204 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way 5. Vegetation: The site contains lawn and trees typical of a single family site. 6. Shoreline: The subject property is not located within shoreline jurisdiction (it is approximately 1.6 miles from Puget Sound). F. NEIGHBORHOOD CHARACTERISTICS This property is located in the Multiple Residential (RM-1.5) zone. The neighborhood around the site consists of commercial and multi -family development along Edmonds Way. Surrounding uses include Woodhaven Veterinary Clinic to the north, a large apartment complex to the south, and Mike's Deli across the street to the east (located in unincorporated Snohomish County). Single family homes exist west of the site, but they are accessed off of 92❑d Avenue West. Access for the proposed development will remain off of Edmonds Way (SR-104). Edmonds Way is considered a "Principal Arterial." G. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Edmonds Way Corridor." An excerpt of goals and policies from the City of Edmonds Comprehensive Plan related to this project are shown below: Goals for the Edmonds Way Corridor. The Edmonds Way Corridor consists of portions of Edmonds Way between the 100`h Avenue West intersection and Highway 99. This corridor serves as a key transportation corridor, and also provides a key link between Edmonds and Interstate S. Established residential areas lie on both sides of the corridor. An established pattern of multiple family residential development lies along much of the corridor, while small-scale businesses can be found primarily near intersections. A major concern is that the more intensive development that occurs along the corridor should not interfere with the flow of through traffic or intrude into adjoining established communities. (2012 Comprehensive Plan, page 77) The site is currently occupied by a vacant single family building and has one driveway access off of Edmonds Way. The development should not interfere with the residential neighborhood to the west, because it is cut off from it topographically. The proposed multi -family development is consistent with the underlying land use designation. Goals and objectives for site design, building form, and building facade are discussed in the Comprehensive Plan's Urban Design chapter (pages 92-98). C.1. Design Objectives for Vehicular Access. C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by reducing the number ofpotential points of conflict. C. L b. Provide safe routes for disabled people. C.I.c. Improve streetscape character to enhance pedestrian activity in retail/multi family/commercial areas. Comments: One driveway exists and one driveway is proposed. Landscaping will be enhanced along Edmonds Way, which will improve the streetscape character where little currently exists. Page 4 of 16 PLN2 Packet Pg. 205 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way C.2. Design Objectives for Location and Layout of Parking C.2. a. Create adequate parking for each development, but keep the cars from dominating the streetscape. C.2. b. Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge. C.2.c. Improve the project's visibilityfrom the street by placing parking to side and rear. C.2. d. Provide direct pedestrian access from street, sidewalk, and parking. C.2.e. Integrate pedestrian and vehicular access between adjacent developments. Comments: Parking is proposed in the garages of the units, so they will be hidden from the street view. There is no need to integrate access between adjacent developments, as this is a private residential property. The street edge will be defined through the addition of new landscaping, discussed below. C.3. Design Objectives for Pedestrian Connections Offsite. C.3.a. Design the site access and circulation routes with pedestrians' comfort and ease of access in mind. C.3. b. Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians. C.3.c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets. C. 3. d. Encourage the use of mass transit by providing easy access to pleasant waiting areas. Comments: There is an existing bus stop located just north of the project site. Pedestrians may walk down their shared driveway to gain access to the sidewalk along Edmonds Way. There is no reason to lure non-resident pedestrians to the site, because it is not a commercial development. C. S. Design Objectives for Building Entry Location. CS.a. Create an active, safe and lively street -edge. C. S. b. Create a pedestrian friendly environment. CS.c. Provide outdoor active spaces at entry to retail/commercial uses. CS.d. Provide semi-public/private seating area at multi family and commercial entries to increase activity along the street. Comments: The street edge will be enhanced by a new sidewalk and landscaping strip, which will be more pedestrian friendly for those travelling along Edmonds Way than what currently exists. C.6. Design Objectives for Setbacks. C.6.a. To create and maintain the landscape and site characteristics of each neighborhood area. C.6. b. To create a common street frontage view with enough repetition to tie each site to its neighbor. C.6.c. To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot. C.6.d. To encourage transition areas between public streets and private building entries where a variety of activities and amenities can occur. Page S of 16 PLN2 Packet Pg. 206 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way Comments: The minimum street setback in the BN zone (to the north) is 20 feet and the minimum street setback in the RM-1.5 zone (this site, including properties south) is 15 feet. The required frontage improvements will help tie the subject site with the recently re -developed property to the north. The frontage improvements will improve the pedestrian appeal of the streetscape and make it easy for resident pedestrians to travel from their building to the bus stop, if desired. C.7. Design Objectives for Open Space. C. 7.a. To create green spaces to enhance the visual attributes of the development and encourage outdoor interaction. C. 7. b. To provide places for residents and visitors to meet and to interact. C. 7. c. To provide an area for play, seating and other residential activities. Comments: There are no specific open space requirements in the RM zone and none are proposed with this development. C.B. Design Objectives for Building/Site Identity. C.B. a. Do not use repetitive, monotonous building forms and massing in large multi family or commercial projects. C. 8. b. Improve pedestrian access and way -finding by providing variety in building forms, color, materials and individuality of buildings. C.8.c. Retain a connection with the scale and character of the City of Edmonds through the use of similar materials, proportions, forms, masses or building elements. C.8.d. Encourage new construction to use design elements tied to historic forms or patterns found in the city. Comments: The proposed buildings will be similar in character and scale with the existing adjacent developments. They are taller than the commercial building to the north, but will transition nicely to the multifamily development to the south through the use of similar materials, proportions, forms, masses and building elements. The multi -family building to the south is set up on a hill and each building appears to be 3-stories in height, while the adjacent building to the north is one story but located on a flat parcel. Bulk and mass are reduced in both horizontal and vertical articulation of materials and protrusions on all four sides of the building. This mix of design elements, materials and colors ensures that a repetitive, monotonous facade and building massing will be avoided. The development is consistent with the Northwest character of the Edmonds area. C.9. Design Objectives for Weather Protection. C.9. a. Provide a covered walkway for pedestrians traveling along public sidewalks in downtown. C. 9. b. Protect shoppers and residents from rain or snow. C. 9. c. Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking spaces and the public sidewalk in all areas of the City. Comments: The project site is not located within the downtown area. Residents may choose to enter their unit through the garage to avoid the weather. The size of the eaves appears to be typical of a residential building. Page 6 of 16 PLN2 Packet Pg. 207 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way C.10. Design Objectives for Lighting. C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles and pedestrians, including building entries, walkways, parking areas, circulation areas and other open spaces to ensure a feeling of security. C.10.b. Minimize potential for light to reflect or spill off -site. C.10. c. Create a sense of welcome and activity. C.10. d. Provide adequate lighting for signage panels. Comments: A lighting plan is provided in the landscape plans (Attachment 7, sheet L5). It shows wall lanterns mounted in several places along each building fagade — near the garages, building entries, and back porches. There is room for one lamp post, and two designs are shown — one with two and one with three lights, and both are around 8-feet in height. The proposal appears to limit spillage off site, which should be especially easy to accomplish due to a change in topography. C.11. Design Objectives for Signage. C.II.a. Protect the streetscape from becoming cluttered. C.11. b. Minimize distraction from the overuse of advertisement elements. C.11.c. Provide clear signage for each distinctproperty. C. H.d. Use graphics/symbols to reduce the need to have large letters. C. II.e. Minimize potential for view blockage. C.11 f. Signs should be related to the circulation element serving the establishment. C.II.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance. C.11.h. Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. Comments: No signage is proposed at this time. Should a monument sign containing the name of the development and address be proposed in the future, review by the Planning Division is required during the building permit process to ensure dimensional and placement requirements have been met. For example, signs over three feet in height need to meet the required setbacks. C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical. C.12.a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and composting. C.12.b. Minimize noise and odor. C.12.c. Minimize visual intrusion. C.12.d. Minimize need for access/paving to utility areas Comments: A solid -fenced trash enclosure is proposed along the south lot line and includes a motion - sensor spot light (for safety), so the waste and recycling containers will be out of sight and will minimize visual impacts. Landscape screening is proposed along the east and west sides of the 10'xl2' trash enclosure. It is unknown where other mechanical equipment will be located — but, it is typically located near the street property line. A condition of approval related to the screening of unknown mechanical equipment has been provided. Page 7 of 16 PLN2 Packet Pg. 208 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way C.13. Design Objectives for Significant Features. C.13.a. Retain significant landscape features and unique landforms such as rock outcroppings and significant trees. C.13. b. Limit potential future negative environmental impacts such as erosion, runoff, landslides, and removal of vegetation and/or habitats. C.13.c. Buffer incompatible uses. C.13.d. Integrate buildings into their site by stepping the mass of the building along steep sloping sites. Comments: The entire site will need to be cleared for the proposed development, which means all of the existing trees will need to be removed. These trees are large and currently shield the site from the residential neighborhood to the west. Mature trees will still exist throughout this neighborhood, which can be observed by looking at an aerial photo. Environmental impacts will be mitigated through stormwater regulations reviewed and imposed by the Engineering Division. C.14. Design Objectives for Landscape Buffers. C.14.a. Create a visual barrier between different uses. C.14. b. Maintain privacy of single family residential areas. C.14. c. Reduce harsh visual impact of parking lots and cars. C.14.d. Landscape buffers should reinforce pedestrian circulation routes. C.14.e. Landscape buffers should not be designed or located in a manner that creates an unsafe pedestrian environment. C.14.f. Minimize heat gain from paved surfaces. C.14.g. Provide treatment of runoff from parking lots. Comments: The RS-8 zoned residential properties to the west will be buffered by the existing mature trees on the slope above the development (on their own properties). The existing trees on the slope essentially act as Type I landscaping, which according to ECDC 20.13.030 is intended to provide a very dense sight barrier to significantly separate uses and land use districts. The proposed landscape strip will include three new street trees consistent with the City's street tree requirements. The proposed landscaping within the landscape strip and along the development and the sidewalk is generally consistent with the City's Type III landscaping requirements. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. Page 8 of 16 PLN2 Packet Pg. 209 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way D.1. Design Objectives for Height. D.1. a. Preserve views to mountains and Puget Sound to the west. D.1. b. Maintain the smaller scale and character of historic Edmonds. D.1. c. Minimize blockage of light and air to adjacent properties or to the sidewalk area. D.1.d. Maintain/protect view from public places and streets. Comments: No views will be impacted by the proposed development, because there are no views to Puget Sound or to the mountains from the subject site. While the proposed site is not located within the historic downtown area of Edmonds, the proposed building provides human scale elements. Setbacks help minimize the blockage of light and air to adjacent properties and the sidewalk area. D.2. Design Objectives for Massing. D.2. a. Encourage human scale elements in building design. D.2. b. Reduce bulk and mass of buildings. D.2.c. Masses may be subdivided vertically or horizontally. D.2.d. Explore flexible site calculations to eliminate building masses that have one story on one elevation and four or greater stories on another. Comments: The proposed buildings include vertical and horizontal articulation of materials and protrusions. So, both bulk and mass appear to be reduced. The buildings are human scale in that they are comprised of five smaller buildings instead of one large building. D.3. Design Objectives for Roof Modulation. D. 3. a. To break up the overall massing of the roof. D.3.b. Create human scale in the building. D.3. c. Use roof forms to identify different programs or functional areas within the building. D.3.d. Provide ways for additional light to enter the building. Comments: Because each building only contains two units (as opposed to having one large ten -unit building), the mass of the roofs are reduced. The proposed five duplex buildings are more human -scale than one large building. Light enters each building through the many windows proposed on three of the four walls of each dwelling unit (Attachment 5). D.4. Design Objectives for Wall Modulation. D.4.a. To let more light and air into the building. D. 4. b. Break up large building mass and scale of a facade. D. 4. c. To avoid stark and imposing building facades. D. 4. d. To create a pedestrian scale appropriate to Edmonds. D.4.e. To become compatible with the surrounding built environment. Comments: Again, the site plan and color scheme attachments (Attachment 4 and 6) are good visual aids in depicting how the walls are modulated to both make the structures more interesting and to let in more light. Duplexes are compatible with the surrounding built environment, because the building to the north is a single story and the residential homes to the west are single-family. A material board is anticipated to be provided by the applicant at the ADB meeting which will show the colors and materials proposed. Page 9 of 16 PLN2 Packet Pg. 210 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality City of Edmonds. E.1. Design Objectives for Building Facade. E.1. a. Ensure diversity in design. E.1. b. Reinforce the existing building patterns found in Edmonds. E.1. c. Improve visual and physical character and quality of Edmonds. E.1.d. Improve pedestrian environment in retail/commercial areas. E. Le. Create individual identity of buildings. Comments: A variety of colors (Attachment 6) and materials were chosen for this project. This will help create an identity of the buildings as well as reinforce the existing building patterns in Edmonds. Features like the lighting fixtures will help ensure diversity in design. E.2. Design Objectives for Window Variety and Articulation. Windows help define the scale and character of the building. The organization and combinations of window types provide variation in a facade as well as provide light and air to the interior. Small windows are more typically utilitarian injunction, such as bathroom or stairway windows, etc. and can be grouped to provide more articulation in the facade. Comments: A variety of window types and articulation are provided along each applicable wall of each dwelling unit (Attachment 5). E.3. Design Objectives for Variation in Facade Materials. The materials that make up the exterior facades of a building also help define the scale and style of the structure and provide variation in the facade to help reduce the bulk of larger buildings. From the foundation to the roof eaves, a variety of building materials can reduce the scale and help define a building's style and allows the design of a building to respond to its context and client's needs. Comments: Again, a variety of materials and colors will be used to add elements of complexity and interest to each residential building (Attachments 5 and 6). E.4. Design Objectives for Accent Materials/Colors/Trim. Applied ornament, various materials and colors applied to a facade as well as various decorative trim/surrounds provide variation in the scale, style and appearance of every building facade. The objective is to encourage new development that provides: • Compatibility with the surrounding neighborhood. • Visual interest and variety in building forms. • Reduces the visual impacts of larger building masses. • Allows identity and individuality of a project within a neighborhood. Comments: A variety of complementary materials will be used to add elements of complexity and interest to the building, including a vertical and horizontal siding, which will provide texture to the facade. As conditioned, staff feels the proposal is consistent with the above policies and goals in the Comprehensive Plan. Page 10 of 16 PLN2 Packet Pg. 211 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way H. PUBLIC COMMENTS As of the writing of this staff report, no public comment letters have been received by the City of Edmonds. I. APPLICABLE CODES 1. ECDC 16.30 RM — Multiple Residential A. ECDC 16.30.010 Uses Multiple dwellings are a permitted primary use according to ECDC 16.30.010.A.1. B. ECDC 16.30.030 Site Development Standards The minimum lot area per dwelling unit in the RM-1.5 zone is 1,500 square feet. The lot is shown at 19,956 square feet on the site plan and 20,038 on the applicant's narrative. Using the more conservative number yields a maximum of 13 dwelling units and 10 units are proposed. The minimum street setback in the RM-1.5 zone is 15 feet. The minimum side (north and south) setback is 10 feet, and the minimum rear (west) setback is 15 feet. The proposed buildings are designed to meet setbacks. Three foot uncovered and at -grade patios project into the setbacks from most of the buildings, but these appear to meet the setback exception in ECDC 16.30.040.C.2. The maximum height in the RM-1.5 zone is 25 feet (the roof may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater). Attachment 5 shows that the buildings were designed in an attempt to meet the height limit (height calculations with height rectangles will need to be provided with the building permit application to ensure compliance with the code). The maximum structural lot coverage in the RM-1.5 zone is 45% or around 8980 square feet for this site. The building footprint area provided is 7285 square feet, which is approximately 37% coverage. The project will be reviewed for compliance with all development standards during the building permit review process. 2. ECDC 17.50 Off Street Parking Regulations Pursuant to ECDC 17.50.020.A.1.b, the number of parking spaces required per dwelling unit is based upon the number of bedrooms per dwelling unit. Studios require 1.2 spaces, 1-bedrooms require 1.5 spaces, 2-bedroom units require 1.8 spaces, and 3 or more bedrooms require 2.0 spaces. There will be one 1-bedroom unit (1.5) + three 2-bedroom units (5.4) + 6 units with 3 or more bedrooms (12) totaling 18.9 required parking spaces for the site. 19 parking spaces are proposed, which will meet the parking requirement. 3. ECDC 20.11 General Design Review ECDC 20.11.010 requires the ADB to review general design review applications that trigger SEPA. This project required review under the State Environmental Policy Act (SEPA) due to the number of dwelling units proposed. ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be met. Page 11 of 16 PLN2 Packet Pg. 212 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way A. ECDC 20.11.030.A. Building Design. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. The following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets; Comments: All exterior building elements are harmonious with one another, the overall buildings themselves and integrate with the surrounding developments. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Comments: Proposed color schemes include a mix of grays ("smoke gray" and "fieldstone"), green ("saybrook sage") and browns ("camoflage," "brunswick beige," and "desert twilight") with "ivory tusk" being used as accent trim. These colors are muted and not excessively bright (Attachment 6). 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; Comments: Mechanical equipment has not been shown with the elevation views. A condition of approval should be that all mechanical equipment and other utility hardware on the roof, grounds, or buildings will be screened to mitigate view impacts from street level. Screening could include the use of architectural elements, landscaping and/or fencing. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. Comments: Bulk and mass are reduced in both horizontal and vertical articulation of materials and protrusions on the building (Attachment 5) as well as the fact that the applicant has chosen to design a project with five duplex buildings as opposed to one large building. 5. All signs should conform to the general design theme of the development. Comments: No sign information has been provided with this application. Signs will be reviewed for consistency with ECDC 20.60 during the building permit review. As conditioned, staff feels that the project is consistent with design guidelines contained within ECDC 20.11.030.A. B. ECDC 20.11.030.B. Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment. The following are elements of site treatment: 1. Grading, vegetation removal and other changes to the site shall be minimized where natural beauty exists. Large cut and fall and impervious surfaces should be avoided. Comments: Although the site will need to be cleared, which includes the removal of many mature evergreens, the applicant has chosen to design the project so that it does not max out the lot coverage required by roughly 10% (45% coverage is the max, while this project proposes roughly 36% coverage). Minimal grading is anticipated, mostly to fill the unusual hole that exists just north of the house. Page 12 of 16 PLN2 Packet Pg. 213 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Comments: The type and density of landscaping will enhance the overall site aesthetics. Considerable on -site landscaping will be provided to further enhance the appeal of the site (Attachment 7). 3. Landscape treatment shall be provided to buffer the development from surrounding property where conflict may result, such as parking facilities near yard spaces, streets or residential units, and different building heights, design or color. Comments: The residential property to the west will be buffered by the existing mature trees on the slope on the properties above the development. The existing trees on the slope essentially act as Type I landscaping, which according to ECDC 20.13.030 is intended to provide a very dense sight barrier to significantly separate uses and land use districts (Attachment 7). 4. Landscaping that could be damaged by pedestrians -or vehicles should be protected by curbing or similar devices. Comments: All landscaping that could be damaged by pedestrians or vehicles will be protected by curbs. 5. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. Comments: A gated trash enclosure will be utilized to screen view of the waste and recycling containers. Landscaping is also provided around three sides of the trash enclosure. 6. All screening should be effective in the winter as well as the summer. Comments: Screening by use of the trash enclosure and landscaping will be effective during all seasons. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. Comments: There are no areas of wood, brick, stone or gravel in lieu of landscaping proposed as part of this project. 8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme. Comments: The proposed project includes accent lighting along the building facades as well as a lamp post at the site entry. The lighting has been designed to limit spillage off -site (Attachment 7, Sheet L-5). As conditioned, staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.030.B. 4. ECDC 20.13 Landscaping Requirements ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB may alter in accordance with the design review chapter. Three types of landscaping apply to this project: Type I along the northern and western property boundaries, Type H along the southern property boundary, and Type III landscaping along Edmonds Way. The applicant's landscaping plan is included as Attachment 7. Page 13 of 16 PLN2 Packet Pg. 214 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way A. ECDC 20.13.030.A describes Type I landscaping as: Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight -obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and 2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years; 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average offive feet high along its midline. Type I landscaping is required along the northern and western project boundaries where the property abuts residentially and -commercially zoned property. The slope west of the developed area is forested with mature trees. A 5-6' tall solid wood fence is proposed along the west property line to enhance the required screening, while there is an existing 5-6' tall solid wood fence along the northern property line. Staff feels the proposal is consistent with the requirements of Type I landscaping. B. ECDC 20.13.030.B describes Type lI landscaping as: Type II landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one-halffeet in height and other plant materials, planted so that the ground will be covered within three years. Type H landscaping is required along the southern property line. The landscape plan shows a mix of evergreen and deciduous plantings, which appear to meet this requirement. C. ECDC 20.13.030.0 describes Type IV landscaping as: Type III Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. Ifplanted to buffer a building elevation, shrubs, a minimum of three and one-halffeet in height, and living ground cover planted so that the ground will be covered within three years; or . 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. Page 14 of 16 PLN2 Packet Pg. 215 2.A.k Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-halffeet in height. The proposal includes frontage improvements along Edmonds Way. The Landscape plan shows three street trees as `Bowhall Red Maple," which has been used in recent projects along Edmonds Way (however, the final determination of the required species will be determined by the city of Edmonds Parks Department). Species, spacing and location of street trees will be review with civil plans for the development. The plantings will provide a visual separation and soften the appearance of the street and consistent with the intent of Type I11 landscaping. Staff feels the proposed landscaping is consistent with the intent and requirements of Type 1H landscaping. Overall, staff feels the proposed landscaping is, for the most part, consistent with the requirements of ECDC 20.13. Where the proposal varies from the requirements of ECDC 20.13, the provided landscaping still meets the intent of the specific landscape types described above. Should the landscaping be altered significantly from what is currently shown (likely through changes made by either the addition of mechanical and utility equipment or when the existing utility pole is relocated) staff suggests that the project may be brought before the ADB at a later date for review and approval. This has been added as a condition of approval. III. RECOMMENDATION Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments to this report, staff recommends that the ADB make a motion to APPROVE the design of the proposed development, file PLN20130066, with the following conditions: 1. All mechanical equipment and other utility hardware on the roof, grounds, or buildings shall be screened to mitigate view impacts from street level. Screening could include the use of architectural elements, landscaping and/or fencing. 2. Compliance with the Fire District's fire lane striping and signage conditions is required. 3. The Stormwater system shall be designed to meet the requirements of ECDC Chapter 18.30 and the Stormwater Supplement. 4. The bus stop pull out at the north end of the property will need to be addressed in the civils. 5. The telephone pole will need to be moved either into the landscape strip or behind the sidewalk. A 5 foot sidewalk adjacent to a 4 foot landscape strip is required. 6. All requirements for sewer and water utility services shall be reviewed and approved by the Olympic View Water and Sewer District. 7. Construction in Edmonds Way shall be reviewed and approved by the WSDOT. 8. Should staff feel that the landscaping near the street has significantly changed from the version reviewed by the ADB (Attachment 7), the project shall be brought back before the ADB for review and approval prior to building permit issuance. Page 15 of 16 PLN2 Packet Pg. 216 2.A.k IV. PARTIES OF RECORD Steve Price Kautz Route, LLC PO Box 31097 Seattle WA 98103 City of Edmonds 121 5`h Ave North Edmonds WA 98020 V. ATTACHMENTS Kautz Route, LLC I PLN20130066 Five Duplexes at 23220 Edmonds Way Emily Terrell, AICP 906 Wood Avenue Sumner WA 98390 1. Land Use Application & Applicant's Narrative 2. Zoning Vicinity Map 3. Aerial Vicinity Map 4. Site Plan 5. Elevations 6. Color Schemes 7. Landscape Plans (L1-L5) 8. Engineering Division Conditions 9. Fire District Conditions 10. SEPA Determination & Environmental Checklist 11. Public Notices 12. Materials Board (anticipated to be provided by the applicant at the ADB meeting) V. BACKGROUND DOCUMENTS AVAILABLE ONLINE & IN THE FILE F 1. Civil Plans, Cl-C12 (12 pages, 56 MB) 2. Stormwater Report by Web Engineering (December 14, 2013 — 89 pages, 25MB) 3. Traffic Impact Analysis Worksheet (12 pages, 3MB) 4. Soils Report by GeoTest (December 17, 2012 — 12 pages, 2MB) Page 16 of 16 PLN2 Packet Pg. 217 2.A.k UTILITY &ACCESS PERMIT WORK DESCRIPTION: SIDEWALK, UTILITY CONNECTIONS, ACCESS ISSUED: 12/29/2014 EXPIRES: 12/29/2015 Associated People Type Primary Contact? Name PROP OWNER Y KAUTZ ROUTE LLC - PRICE, STEVE CONTRACTOR N PCMI APPLICANT N KAUTZ ROUTE LLC - PRICE, STEVE Associated Addresses Address 23220 EDMONDS WAY, EDMONDS Associated Items Associated Application Type Status Sub Type Item Date BLD20140244 11/24/2014 BUILDING PERMIT ISSUED 20 - Duplex BLD20140299 07/16/2014 BUILDING PERMIT ISSUED 28 - Fill/Grade/Excavate BLD20141113 11 /05/2014 BUILDING PERMIT FINAL 23 - Demolition BLD20161028 09/01/2016 BUILDING ISSUED 58 - Retaining PERMIT Wall/Bulkhead PLN20150030 07/08/2015 PLANNING PERMIT APPROVED DESIGN REVIEW -TYPE 1 Associated Parcels Parcel Number Primary Parcel? Tax Parcel Information 00555300100902 Y Tax Parcel Info Fees: Fee ID Fee Description Amount Paid Balance Due 200 X-Permit Surcharge Fee $25.00 ($25.00) $0.00 300A E-Right of Way Permit Fee $270.00 ($270.00) $0.00 330 E-Sidewalk Disruption/Closure Fee $212.57 ($212.57) $0.00 Associated Files View Description Click to View 23220 EDMONDS WAY -BOND WORKSHEET Conditions Status Cond.ID Description X CONDOM ROW Restoration Total Fees: $507.57 Balance Due: $0.00 File Type ADOBE Acrobat PDF PLN2 Packet Pg. 218 4 84k *F2.A.k I WO R K0.0 Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections 2 B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: SITE / UTILITY IMPROVEMENTS PERTAINING TO THE ENTIRE COMPLEX W/ 5 NEW DUPLEX UNITS. Permit #: BLD20140299 Project Address: 23220 EDNiONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC Contractor: PCMI Lender: C/O STEVE PRICE 4221 Dexwy Rd PO BOX 31097 Bellingham, WA 98226 SEATTLE, WA 98103 LICENSE #: PCMILL*871CD EXP:02/04/2015 Construction hours are lam - 6pm on weekdays, 10am - 6pm Saturdays. INSPECTION INSPECTOR DATE CONEVIENI'S &Erosion Control/Mobilization *_ C� F,StormTightlineak I� I E-Sand Filtration 'i c 7}. 6-Storm Detention System ' J�1 G KdjA )1W'ater Service Line "'rk -Lg? ),Retaining Wall Drainage E-Fence location/Height 6 E Fire/Aid Address Sign &Trash Enclosure E-Engineering Final P-Planning Final ! e e cc Z 31 Z 05-6,,, /-f 1c.,dYc ky P faj ft PLN2 Packet Pg. 219 2.A.k X X X X X X X X X X X X X Restore ROW to City standards COND002 Landscape Restoration Restore Landscape to like or better conditions. COND003 Underground Utility Locates Call for locates of underground utilities prior to any excavation. COND004 Alert Affected Properties Alert affected residents and/or businesses prior to work start. COND005 Conform to approved plans Conform to approved working drawings and Traffic Control plan. COND006 Public Utility Separation Public utilities maintain 5'separation from City Utilities. COND007 Bore Crossings Verify clear bore crossings COND008 Utility Patch Restoration Utility patch restoration to be in accordance with Edmonds Standard detail E2.3 CONDO 1 O ESC Required Maintain erosion & sedimentation control. Keep street clean. COND012 Inspections Call for required inspections as noted. COND013 Traffic Control Handout Traffic Control per approved plan and MUTCD. Refer to City of Edmonds traff c control requirements. COND050 Damage to Frontage Improvements Applicant shall repair/replace all damage to utilities or frontage improvements in City right-of-way per City standards that is caused by or occurs during the permitted project. COND055 Sounds/Noise SoundNoise originating from temporary construction sites as a result of construction activity are exempt from the noise limits of ECC Chapter 5.30 only during the hours of 7: OOam to 6: OOpm on weekdays and 10:00am and 6:06pm on Saturdays, excluding Sundays and Federal Holidays. At all other times the noise originating from construction sites/activities must comply with the noise limits of Chapter 5.30, unless a variance has been granted pursuant to ECC 5.30.120. COND056 Hold Harmless Applicant, on behalf of his or her spouse, heirs, assigns, and successors in interests, agrees to indemnify defend and hold harmless the City of Edmonds, Washington, its officials, employees, and agents from any and all claims for damages of whatever nature, arising directly or indirectly from the issuance of this permit. Issuance of this permit shall not be deemed to modify, waive or reduce any requirements of any City ordinance not limit in any way the City's ability to enforce any ordinance provision. PLN2 Packet Pg. El I 2.A.k Inspections Status Insp.ID X 1002 Description E-Traffic Control Phone conversation with contractor: Confirmed Inspection: 06/10/2015 COM sidewalk closure is okay for one week based on disruption fees that have been paid. They can choose the week based on their project schedule. X 1003 E-Curb/Gutter Pre -Pour The CB within the ROW needs to be re -aligned, ! ? Inspection: 11/24/2015 COM so that the CB can be cleaned by a vactor truck. This is the CB which the storm main line was conneted. X 1004 E-Sidewalk Pre -Pour Inspection: 06/10/2015 COM 77 Phone conversation with contractor: They need to go through the sidewalk for the sewer install ... if final restoration will be within 1-2 days after tearing up the sidewalk then crushed rock would be okay as a temp surface. Otherwise, cold mix will be require to provide a temp asphalt patch. X 1006 E-Driveway Form & Slope Ver. X 1007 E-Pavement Subgrade x 1025 E-Sewer OVWSD Inspection: 06/10/2015 COM Phone call with contractor: Confirmed they are coordinating sewer install with OVWSD. X 1077 E-Engineering Final X 3016 E-Storm Main Connection Storm main connected to existing CB within the ROW, as per plans. Connection is mudded inside Inspection: 11 /24/2015 PAR and out. The CB within the ROW needs to be re- aligned, such that the CB will allow for a vactor truck to clean CB. PLN2 Packet Pg. 221 � 1, -7121 f, A r0 ` � /' A, 2.A.k I CardConstruction Progress s� fi City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections i„ I Rio B -building: (425) 771-0220 ext 1333, F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project: TWO-FAMILY DWELLING - MECHANICAL AND Permit #: BLD20140240 PLUMBING INCLUDED - UNIT 101/102 Project Address: 23230 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC Lender: PROPERTY 4224 Dewey Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE #: PCMILL*871 CD EXP:02/04/2015 SEATTLE, WA 98103 Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. INSPECTION INSPECTOR DATE COMMENTS riveway Form & Slope Ver. 7 gineering Final % B-Preconstruction meeting B-Setbacks B-Footings B-Foundation Wall B-Foundation Drainage p .. s" B-Slab Insulation —Z &Plumb Rough In 60 B-Gras Test/Pipe • B-Mechanical Rough In oe 4 B-Folerior Wall Sheathing/Nailing 1.14q B-Roof Sheathing B-Window Flashing B-Height Verification B- ire Stopping � B-Framing B-Interior Wall Sheathing/Nailing B-Wall Insulation/Caulk B-SheetrockNail �2 ire Stopping B-Building Final j 1 PLN2 Packet Pg. 222 2.A.k `t,C. l £,911 n ProgressConstr�a.ctlo Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 TWO-FAMILY DWELLING -MECHANICAL AND Permit #: BLD20140241 = Project: PLUMBING INCLUDED - UNITS 103/104 Parcel #: 00555300100902 = � Project Address: 23228 EDMONDS WAY, EDMONDS M wner: KAUTZ ROUTE LLC /TERRA OLL Contractor: PCMI LLC Lender: � 0 PROPERTY 224 Dewey Rd C/O STEVE PRICE Bellingham, WA 98226 �'cc PO BOX 31097 LICENSE 4: PCMILL*871 CD XP:02/04/2015 7 C SEATTLE, WA 98103 Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. (L PAI— a� E INSPECTION INSPECTOR DATE CONI YUNTS 0 1=s F Frosion Control/Mobilization 0 � eway Form& Slope Ver. Z 3 F�gineering Final 0 U w ---• B-Setbacks - z. ( M B- Footings 00 B-Foundation Wall B-Foundation Drainage O' 1 ( 0 0 U B-Slab Insulation d B-Plumb Rough In I �' B-Gas Test/Pipe 5 6 m L B-Mechanical Rough In n V1,13 Bxerior Wall Sheathing/Nailing - �p �t L) V t) i\Roof Sheathing l a B- indowFlashing B-He�ig'ht Verification �7 B-Fire Stopping �� s ,,, B-Framing l W. . B-Interior -'all Sheathing/Nailing __0 5 d m B-W all Insulati -)n/Caulk �3 1 E � B-SheetrockNail j a. I Q B-Fire Stopping �1 B-Building Final PLN2 Packet Pg. 223 ")c. 10 D /7 z/ 2.A.k -r;'Vq( Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 MEN! 610V .S / Project: TWO-FAMILY DWELLING MECHANICAL AND PLUMBING INCLUDED - UNITS 105/106 Permit #: BLD20140242 Q Project Address: 23226 EDMONDS WAY, EDMONDS Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC/TERRA Contractor: PCMI LLC Lender: PROPERTY 4224 Dewy Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE 4 PCMILL*871 CD EXP:02/04/2015 SEATTLE, WA 98103 Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. Q�v & L INSPECTION INSPECTOR DATE COMMENTS )-Traffic Control E-Storm Connect to Stub E-Infiltration System B-Setbacks Z i B-Footings B-Foundation Wall t;/ B-Foundation Drainage B-Slab Insulation B-Plumb Ground Work B-Plumb Rough In t B-Gras Test/Pipe B-Mechanical Rough In B-Exterior Wall Sheathing/Nailing , * T B-Roof Sheathing B-Window Flashing B-Height Verification . B-Fire Stopping B-Framing B-Interior Wall Sheathing/Nailing . B-Wall Insulation/Caulk B-Sheetrock Nail 1 v WORO PLN2 Packet Pg. 224 2.A.k ce v Constactir onn Progress Card City of Edmonds 121 5th Ave N Edmonds W 198020 Call 24 hours in advance for inspections B -building: (425) 771-0220 ext 1333 F -'fire: (425) 775-7720 E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 Project- T1,1'O-FANIILY DWELLING - MECHANICAL AND PLUMBING INCLUDED -UNITS 1071108 Permit #: BLD20140243 J Project Address: 23224 EDINIONDS WAY, EDMONDS Parcel #: OU555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC Lender: PROPERTY 4224 Dewy Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE #: PCMILL*871CD EXP:02/04/2015 SEATTLE, WA 98103 Constriction hours are Tarn - 6pm or, weekdays, 10am - 6pn: Saturdays. INSPECTION INSPECTOR DATE COMMENTS osion Control/Mobilization Driveway Fonn& Slope Ver. A ' � A 1 ' E-F,igineering Final B-Setbacks Ile '- B-Footings- B-Foundatio7 Wall �(S B-Foundation Drainage v� r ✓ 1� B-Slab Insulation B-Plumb Rough In- iB-Gas Test/Pipe C. l 3-Mechanical Rough In B-FXei,o.Wa'.1�'.,ieathing/Nailingk ` fa B-RoofShcathing 0 MAO � ' 4 6--- I& B-W indow Flashing B-Height Verification 1 B-Fire Stopping B Framing L B biterior Wall Sheathing/Nauing ICU, ��-- B-W all Insulation/Caulk lib B-Sheetrock Nail B-Fv� __ B-Building Final e Q (1 Vk-; El PLN2 Packet Pg. 225 'le. 1 R9" 2.A.k 1,/ d� Construction Progress Card City of Edmonds 121 5th Ave N Edmonds WA 98020 Call 24 hours in advance for inspections 2 y B -building: (425) 771-0220 ext 1333 F - fire: (425) 775-7720 =c E -engineering: (425) 771-0220 ext 1326 P - planning: (425) 771-0220 .2 Project: TWO-FAMILY DWELLING - MECHANICAL AND PLUMBING INCLUDED - UNITS 109/110 Permit #: BLD20140244 Project Address: 23222 EDMONDS WAY, EDMONDS ✓5 Parcel #: 00555300100902 Owner: KAUTZ ROUTE LLC / TERRA Contractor: PCMI LLC PROPERTY Lender: 224 Dewey Rd C/O STEVE PRICE Bellingham, WA 98226 PO BOX 31097 LICENSE#:PCMILL*871CD EXP:02/04/2015 SEATTLE,WA 98103 FQ - 30I— 9.r?2 Construction hours are lam - 6pm on weekdays, loam - 6pm Saturdays. I PLN2 Packet Pg. 226 a Status Insp, III Description I ti 09/22/201 1142 B-Frarning,-. Inspection- 07/22/211 S COR N-H, no one can site, Inspection- / I /21 1 I road or plat access due to trenchiag, 2 Inspection', /22/2 1 M1 1144 B-Intenor Wall SheaNngtlNailingc N Inspection: /22?2 1 '.MI# J +r 1 n l 'Insulation/Caulk Inspection: r22/2 1 M E O 1150 B-Sheetrock Nail U. x 11 B-BuRding Final Inspection: /232 16 COM verify WSEC R406,2 compliance path E a w d E 0 t - _ 3 0 0 v m Y t� lC L m v O V d Y V 10 m W - - - V L - 0 T- x LU C M E ci R 2.A.k Status Imp, Description inspection. 08/16/2016 COS. 1 Nomad or plat access due to trenching. Inspection: 11/0,21 1 M1' 11 -Wallnsu at.£ii`l a N inspection: 11 /0l t -P � 1150 B-She tr fail CO) 1 I -Fire Stopping J 1158 B-Building Find Inspection: 05/23/2016 COM verify WSEC R406.2 compliance path C � R E 0 U. R C L a w 0 E 0 t c 3 0 0 t� m Y t� lC m v 0 -- - __ -- V Y V 10 0 W -.. - �L) V R _. 0 T- x LU _ C W - E t ci R Q PLN2 Packet Pg. 230 Status In p, ID Description Inspection: / /1 OM Discussion of -fire resistive separation and penetrations Inspection;: 07/08/2016 CMP V 11 -Interior Wall tlm f aiii c 2 .N Insp uion, 07/08/2016 CMP Note. I st layer gyp 2 �3 Inspection: 07/08/2016 CMP J V<e I150 B-Sheetrock Kati rzs � i t 1 OR I No -road or plat access due to trenching C xj. trStoppingE _L 11 B-Building a1 c U. Inspection: 05/23/2016 COM verify WS-EC R406,2 compliance path � • _ E a w d E 0 t c 3 o 0 t� m Y t� lC L m v O V d Y V 10 m 0 _ V R 0 r _ L K LU _ C M.. E t ci R Q PLN2 Packet Pg. 232 2.A.k Status Insp, III Description inspection- l 1 16 COM Discussion about fire resistive rated construction and penetrations . positiveconnections t posts toe 2. for threadN I s ecti ; 0512412016 C etrati n through nuts at h ld � . .D Ins ction, 0612016 CMP 1144 -Interior 'Fall SheathingiNailing in Inspection: 07/08,12016 CMP Note: 1 st layer gyp off. J 1146 -Wall InsulationlCaulk - Inspection-, 0/16/ 2 16 COIF. _ 1 o react or plat access due to trenching. U. qP 1152 -F ire Stopping_ •E - s ection. 7/08/21 16 CMP— III �6tr Contact not on site for Q&A- - m 1158 B-Building Final 0 _ Inspection: 0512MO16 COM -verify WSEC R406,2 compliance path 0 t� m Y t� lC 0 V r d Y V -- - - 10 L L - _ �U V - -- 0 T- x LU C E t ci R PLN2 Packet Pg. 234 5Insp, ID Description � 1I -Wall Insulation/t 11 B-Sheetrock Nail l 152 B-Fire Stopping c 1159 -Building Final • A Inspection, 05/23,12016 COM veriA, WSEC 1 406,2 compliance path ,3^ 2 O J C R E L O U. C _ a w d E 0 c - 3 0 0 t� m Y t� lC - - -- O V Y V 10 m �U�♦ - 0 r LU C PLN2 Packet Pg. 236 2.A.1 Kerry S. Bucklin Bucklin Evens PLLC 7525 SE 241 Street, Suite 600 Mercer Island, WA 98040 DECLARATION FOR BRACKETT COURT, A UNIT LOT SUBDIVISION Grantor/Declarant: KAUTZ ROUTE LLC, a Washington limited liability company Grantee: BRACKETT COURT, A UNIT LOT SUBDIVISION Abbreviated Legal Description: PTN LOT 9 BLK 1 RIDGE ACRES VOL 9 PG 97 Full Legal Description: Exhibit A Assessor's Tax Parcel ID#: 005553 001 009 02 Reference # (if applicable): Map THE COMMUNITY CREATED BY THE RECORDING OF THE MAP AND THIS DECLARATION IS A PLAT COMMUNITY SUBJECT TO THE WASHINGTON UNIFORM COMMON INTEREST OWNERSHIP ACT, CHAPTER 64.90 RCW. Revised April 16, 2020 PLN2 Packet Pg. 237 2.A.1 TABLE OF CONTENTS Page Article1. DEFINITIONS........................................................................................................................................ 1 Section1.1 Words Defined................................................................................................................1 Section1.2 Form of Words................................................................................................................3 Section 1.3 Statutory Definitions.......................................................................................................3 Article 2. CONSTRUCTION AND VALIDITY OF DECLARATION................................................................ 3 Article 3. NAME OF COMMUNITY..................................................................................................................... 4 Article 4. DESCRIPTION OF LAND..................................................................................................................... 4 Article 5. DESCRIPTION OF UNITS; ALLOCATED INTERESTS................................................................... 4 Section 5.1 Number and Identification of Units.................................................................................4 Section5.2 Unit Boundaries..............................................................................................................4 Section5.3 Unit Data.........................................................................................................................4 Section 5.4 Allocated Interests...........................................................................................................4 Article 6. COMMON ELEMENTS........................................................................................................................ 4 Section6.1 Description......................................................................................................................4 Section6.2 Use..................................................................................................................................5 Section 6.3 Conveyance or Encumbrance of Common Elements......................................................5 Article 7. LIMITED COMMON ELEMENTS; PARTY WALLS........................................................................ 5 Section 7.1 Limited Common Elements............................................................................................4 Section7.2 Party Walls......................................................................................................................5 Article 8. PERMITTED USES; MAINTENANCE OF UNITS; CONVEYANCES ............................................ 6 Section 8.1 Use; Timesharing Prohibited...........................................................................................6 Section 8.2 Use of Driveways; Garages.............................................................................................6 Section8.3 Leases..............................................................................................................................6 Section8.4 Maintenance....................................................................................................................6 Section 8.5 Exterior Appearance and Modifications..........................................................................6 Section8.6 Signs................................................................................................................................8 Section 8.7 Animal Restrictions.........................................................................................................8 Section8.8 Quiet Enjoyment.............................................................................................................9 Section 8.9 Trash and Outside Storage..............................................................................................9 Section 8.10 Offensive Activity...........................................................................................................9 Section 8.11 Fences and Antennas.......................................................................................................9 Section8.12 Utilities............................................................................................................................9 Section 8.13 Hazardous Substances.....................................................................................................9 Section 8.14 Conveyance by Owners; Proof of Insurance; Notice Required.....................................10 Section 8.15 Limitations on Rules and Regulations.............................................................................8 Section 8.16 Certificate of Compliance...............................................................................................9 Article 9. DEVELOPMENT RIGHTS AND SPECIAL DECLARANT RIGHTS ............................................. 11 Section9.1 Reserved Rights............................................................................................................ I I Section 9.2 Right to Use Common Elements...................................................................................10 Section 9.3 Exercise and Termination of Development Rights........................................................10 Section9.4 Transfer.........................................................................................................................11 PLN2 Packet Pg. 238 2.A.1 Article 10. OWNERS ASSOCIATION.................................................................................................................. 12 Section 10.1 Form of Association......................................................................................................12 Section10.2 Bylaws...........................................................................................................................12 Section 10.3 Qualification and Transfer............................................................................................12 Section 10.4 Powers of the Association.............................................................................................13 Section 10.5 Limitations on the Board's Authority............................................................................14 Section 10.5 Financial Statements and Records.................................................................................14 Section 10.6 Inspection of Community Documents, Books, and Records.........................................15 Article 11. DECLARANT CONTROL PERIOD................................................................................................... 15 Section 11.1 Declarant Control Until Transition Date.......................................................................15 Section11.2 Transition Date..............................................................................................................15 Section 11.3 Audit of Records Upon Transfer...................................................................................15 Article12. THE BOARD........................................................................................................................................ 16 Section 12.1 Selection of the Board and Officers..............................................................................16 Section 12.2 Powers of the Board; Adoption of Budget....................................................................16 Section12.3 Managing Agent............................................................................................................16 Section 12.4 Limitations on Board Authority....................................................................................16 Section 12.5 Right to Notice and Opportunity To Be Heard.............................................................16 Article 13. BUDGET AND ASSESSMENTS........................................................................................................ 16 Section13.1 Fiscal Year....................................................................................................................16 Section 13.2 Preparation of Budget...................................................................................................16 Section 13.3 Ratification of Budget...................................................................................................17 Section 13.4 Supplemental Budget....................................................................................................17 Section 13.5 Assessments for Common Expenses.............................................................................17 Section 13.6 Specially Allocated Expenses.......................................................................................17 Section 13.7 Special Assessments......................................................................................................17 Section 13.8 Creation of Reserves; Assessments...............................................................................17 Section 13.9 Notice of Assessments..................................................................................................18 Section 13.10 Payment of Assessments...............................................................................................18 Section 13.11 Proceeds Belong to the Association..............................................................................15 Section 13.12 Failure to Assess...........................................................................................................15 Section 13.13 Certificate of Unpaid Assessments................................................................................18 Section 13.14 Recalculation of Assessments.......................................................................................18 Article 14. LIEN AND COLLECTION OF ASSESSMENTS............................................................................... 18 Section 14.1 Assessments Are a Lien; Priority..................................................................................18 Section 14.2 Lien May Be Foreclosed; Judicial Foreclosure.............................................................19 Section 14.3 Assessments Are Personal Obligation...........................................................................19 Section 14.4 Extinguishment of Lien and Personal Liability.............................................................19 Section 14.5 Joint and Several Liability.............................................................................................19 Section 14.6 Late Charges and Interest on Delinquent Assessments.................................................17 Section 14.7 Recovery of Attorneys' Fees and Costs........................................................................17 Section14.8 Security Deposit............................................................................................................17 Section 14.9 Acceleration of Assessments.........................................................................................17 Section 14.10 Remedies Cumulative...................................................................................................17 Article 15. ENFORCEMENT OF DECLARATION, BYLAWS, AND RULES AND REGULATIONS .......... 17 Section15.1 Rights of Action............................................................................................................17 Section 15.2 Failure of Board To Insist on Strict Performance No Waiver.......................................17 u PLN2 Packet Pg. 239 2.A.1 Article 16. TORT AND CONTRACT LIABILITY............................................................................................... 17 Section 16.1 Declarant Liability ........................................................................................................20 Section 16.2 Limitation of Liability for Utility Failure, etc...............................................................20 Section 16.3 No Personal Liability ....................................................................................................21 Article 17. INDEMNIFICATION...........................................................................................................................21 Article18. INSURANCE........................................................................................................................................ 21 Section 18.1 General Requirements...................................................................................................21 Section 18.2 Property Insurance........................................................................................................19 Section 18.3 Commercial General Liability Insurance......................................................................19 Section18.4 Fidelity Insurance..........................................................................................................19 Section18.5 Other Insurance.............................................................................................................19 Section 18.6 Owner's Insurance; Obligation to Rebuild....................................................................20 Section 18.7 Insurance Proceeds........................................................................................................20 Section 18.8 Additional Provisions....................................................................................................20 Article19. EASEMENTS........................................................................................................................................ 23 Section20.1 General..........................................................................................................................23 Section 20.2 Encroachments..............................................................................................................23 Section 20.3 Utility Easements..........................................................................................................24 Section 20.4 Association Functions...................................................................................................24 Article21. AMENDMENTS................................................................................................................................... 24 Section2 1. 1 Procedures.....................................................................................................................24 Section 21.2 Consent Required..........................................................................................................24 Section 21.3 Limitations on Amendments.........................................................................................25 Section 21.4 Corrective Amendments by Declarant.......................................................................... 25 Article 22. TERMINATION OF COMMUNITY................................................................................................... 25 Article23. NOTICES.............................................................................................................................................. 25 Article 24. SEVERABILITY.................................................................................................................................. 25 Article 25. EFFECTIVE DATE.............................................................................................................................. 25 Article 26. REFERENCE TO MAP........................................................................................................................ 25 Article 27. ASSIGNMENT BY DECLARANT..................................................................................................... 25 Exhibit A Land Included in the Community Exhibit B Unit Data; Allocated Interests ui PLN2 Packet Pg. 240 2.A.1 DECLARATION FOR BRACKETT COURT, A UNIT LOT SUBDIVISION Article 1. DEFINITIONS 1.1 Words Defined. For the purposes of this Declaration and any amendments hereto, the following definitions shall apply. 1.1.1 Act means the Washington Uniform Common Interest Ownership Act, Chapter 64.90 RCW, as it may be from time to time amended. 1.1.2 Allocated Interests means the allocation of Common Expense Liability, interest in Common Elements and voting for each of the Units in the Community determined in accordance with the formula set forth in Section 5.4 and as specified in Exhibit B. 1.1.3 Areas of Common Responsibility mean the Common Elements, together with such other areas for which the Association has or assumes responsibility pursuant to the terms of this Declaration, or other applicable easements, covenants, contracts, or agreements. The Areas of Common Responsibility include: Common Element Tract 999 which is comprised of a private access drive and related improvements and an easement for electrical distribution facilities; frontage improvements along Edmonds Way (SR 104) including landscaping and irrigation; storm water drainage facilities to the point of connection to each Unit including storm lines, catch basins, dispersion trenches, detention vaults, and other collection, filtration and flow control facilities; sanitary sewer lines to the point of connection to the side sewer serving each home; water service to the point of connection at the meter for each home; natural gas service to the point of connection at the meter for each home; telephone service lines to the point of connection at each home; electrical service to the point of connection at the meter for each home; entry monument; the area reserved for the shared garbage/recycling/compost collection containers; the minimal landscaping installed by Declarant including mulch and some plants in the yards abutting Common Element Tract 999; mail boxes; video cameras, wiring and vaults; irrigation timer and controls; perimeter fence; retaining walls on the east and south sides of the Community; and freestanding light standard and lights on fence posts. The Association may delegate to Owners the responsibility for maintenance of specified Areas of Common Responsibility including landscaping and storm water catch basins within an Owner's Unit boundaries. 1.1.4 Articles mean the articles of incorporation for the Association. 1.1.5 Assessment means all sums chargeable by the Association against a Unit, including: (a) general and special Assessments for Common Expenses, Specially Allocated Expenses, charges, and fines imposed by the Association; (b) interest and late charges on any delinquent account; and (c) costs of collection, including reasonable attorney fees, incurred by the Association in connection with the collection of a delinquent Owner's account. 1.1.6 Association means the owners association identified in Article 10. 1.1.7 Board means the board of directors of the Association, as described in Article 12. 1.1.8 Bylaws means the bylaws of the Association as they may from time to time be amended. 1.1.9 Common Elements means all portions of the Community other than the Units including Common Element Tract 999, the storm water drainage facilities, frontage improvements along Edmonds Way (SR 104), and the other commonly used areas or facilities described as Areas of Common Responsibility other than that portion of the landscaping that is part of the Units. All Common Elements are owned by the Association. PLN2 Packet Pg. 241 2.A.1 1.1.10 Common Expenses means expenditures made by or financial liabilities of the Association including those expenses related to the operation, maintenance, repair, and replacement of the Common Elements which are allocated to all Units in accordance with the Common Expense Liability. Common Expenses do not include Specially Allocated Expenses. 1.1.11 Common Expense Liability means the liability for Common Expenses allocated to each Unit in accordance with the formula stated in Section 5.4 hereof. 1.1.12 Community -Wide Standard means the standard of conduct, maintenance, or other activity generally prevailing throughout the Community. Such standard shall be established initially by Declarant and may contain both objective and subjective elements. The Community -Wide Standard may evolve over time and as the needs and demands of the Community change. 1.1.13 Community means Brackett Court, a Unit Lot Subdivision, created upon the recording of this Declaration and the Map. 1.1.14 Convey means any transfer of the ownership of a Unit, including a transfer by deed or by real estate contract. 1.1.15 Declarant means Kautz Route, LLC, a Washington limited liability company, and its representatives, successors, and assigns. 1.1.16 Declarant Control means the right of the Declarant or persons designated by the Declarant to appoint and remove officers and members of the Board pursuant to Article 11. 1.1.17 Declaration means this Declaration for Brackett Court, a Unit Lot Subdivision, and all amendments. 1.1.18 Development Rights means any right or combination of rights reserved by Declarant in this Declaration pursuant to Section 9 below. 1.1.19 FHLMC means the Federal Home Loan Mortgage Corporation. 1.1.20 FNMA means the Federal National Mortgage Association. 1.1.21 Foreclosure means a forfeiture or judicial or non judicial foreclosure of a mortgage or a deed in lieu thereof. 1.1.22 Home means the single family, townhome-style dwelling constructed within each Unit. Each Home is part of a duplex building. 1.1.23 Limited Common Element means a portion of the Common Elements allocated in Article 7 for the exclusive use of one Unit. The Limited Common Elements are described in Section 7.1. 1.1.24 Maintenance Standards mean a standard of maintenance that complies with schedules, manuals, instructions and guidelines Declarant provides to such Owner or the Association and, for all maintenance that is not addressed in those materials, in accordance with industry standards. 1.1.25 Managing Agent means the person designated by the Board under 12.3. 1.1.26 Map mean the Unit Lot Subdivision recorded immediately before the recording of this Declaration, cross referenced on the cover page of this Declaration, and any amendments, corrections, and addenda PLN2 Packet Pg. 242 2.A.1 thereto subsequently filed. The Map shows the information required by RCW 64.90.245 including a survey of the Land, the boundaries of the Units, disclosures regarding Development Rights, if any, and all recorded or known easements. 1.1.27 Mortgage means a mortgage, deed of trust, or real estate contract. 1.1.28 Mortgagee means any holder, insurer, or guarantor of a mortgage on a Unit. 1.1.29 Notice and Opportunity to be Heard means the procedure described in 12.5. 1.1.30 Owner means the Declarant or other person who owns a Unit, but does not include any person who has an interest in a Unit solely as security for an obligation. 1.1.31 Party Wall shall mean a wall used and intended to be used in common by two adjoining Owners for the benefit and convenience of each such Owner. Party Wall includes everything located within such wall (such as framing, insulation, soundproofing, pipes, wires, joists, junction boxes, and other materials or equipment related to the utilities, and below the wall (such as the surface of the ground and footing located in the ground), and above the wall (such as rafters and roof), and on the sides of the wall including the exterior siding. 1.1.32 Person means a natural person, corporation, partnership, limited partnership, limited liability company, trust, governmental subdivision or agency, or other legal entity. 1.1.33 Special Declarant Rights mean rights reserved for the benefit of the Declarant described in Section 9 below. 1.1.34 Specially Allocated Expenses. mean those expenditures or liabilities which are allocated to Units on a basis other than in accordance with the Common Expense Liability as required by Section 13.6 below. 1.1.35 Transition Date means the date upon which the period of Declarant Control terminates as determined in Article 11. 1.1.36 Unit means a portion of the Community designated for separate ownership, the boundaries of which are described in Section 5.2 and shown on the Map. 1.2 Form of Words. The singular form of words shall include the plural and the plural shall include the singular. Masculine, feminine, and gender -neutral pronouns shall be used interchangeably. 1.3 Statutory Definitions. Some of the terms defined above are also defined in the Act. The definitions in this Declaration are not intended to limit or contradict the definitions in the Act. If there is any inconsistency or conflict, the definition in the Act will prevail. Article 2. CONSTRUCTION AND VALIDITY OF DECLARATION This Declaration and the Act provide the framework by which the Community is created and operated. This Declaration and Map are recorded in Snohomish County, Washington to create the Community. If there is a conflict between the provisions of this Declaration and the Act, then the Act shall prevail. If there is a conflict between the provisions of this Declaration and the Bylaws, then this Declaration shall prevail except to the extent this Declaration is inconsistent with the Act. The creation of the Community shall not be impaired, and title to a Unit and its interest in the Common Elements shall not be rendered unmarketable or otherwise affected by reason of an insignificant failure of this Declaration, the Map, or any amendment thereto to comply with the Act. PLN2 Packet Pg. 243 2.A.1 Article 3. NAME OF COMMUNITY The name of the Community created by this Declaration and the Map is Brackett Court, a Unit Lot Subdivision. Article 4. DESCRIPTION OF LAND The real property included in the Community and submitted to the Act is described in Exhibit A-1. Article 5. DESCRIPTION OF UNITS; ALLOCATED INTERESTS 5.1 Number and Identification of Units. The number of Units included in the Community upon recording of this Declaration and the maximum number of Units which may be added, if any, is stated on attached Exhibit B. The designation of each Unit is set forth in Exhibit B. The locations of the Units are shown on the Map. 5.2 Unit Boundaries. The Unit boundaries are airspace corresponding to those planes in space shown on the Map. The upper and lower boundaries of the Units are the limits of fee ownership. Similarly, the planes forming the side boundaries for each Unit are intended to enclose all improvements for the home and yards. The common side boundary between two Units is intended to pass through the party wall dividing the duplex Home for each Unit. A Unit does not include any of the Common Elements described in Article 6 or shown on the Map even if those Common Elements are partially located within the Unit, and the Association shall have an easement over the Unit to access those Common Elements as reasonably necessary for the operation, maintenance, repair and replacement of those Common Elements. All spaces, interior partitions, fixtures, betterments and improvements within the boundaries of each Unit which were installed by the Declarant or by an Owner and intended to be a permanent part of the Unit, other than Common Elements, are a part of the Unit. 5.3 Unit Data. Exhibit B omits the as -built floor area, floor levels, and number of bathrooms, bedrooms and built-in fireplaces for the home constructed or to be constructed within each Unit because the Units are airspace. The area stated for each Unit is measured by Declarant's surveyor at ground level to the airspace boundaries shown on the Map. Declarant may amend Exhibit B at any time upon Declarant's sole signature to correct the Unit data or Allocated Interests. 5.4 Allocated Interests. Exhibit B sets forth the Allocated Interests of each of the Units in the Community for the purposes of Common Expense Liability, interest in the Common Elements, and voting. The Allocated Interests for all purposes are made based on the relative floor area of each Home as shown on the architectural plans for each Home (which may differ slightly from the as -built floor areas), expressed as a percentage and rounded to two decimal places, and adjusted by .01 as necessary to cause the sum of all allocations to be 100.00. The floor area of each Unit from the architectural plans is shown on Exhibit B. Article 6. COMMON ELEMENTS 6.1 Description. The Common Elements are all portions of the Community other than the Units. In particular, the Common Elements consist of those areas shown as Common Elements on the Map, and include the PLN2 Packet Pg. 244 2.A.1 Common Element Tract, appurtenant easements benefiting the Community, and all other areas and structures not lying within any Unit. 6.2 Use. Each Owner shall have the right to use the Common Elements in common with all other Owners and a right of ingress and egress over the Common Elements for access to his or her Unit and for utilities serving the Unit. The right to use the Common Elements extends not only to each Owner, but also to his agents, servants, tenants, family members, invitees, and licensees. The right to use the Common Elements shall be governed by the provisions of the Act, this Declaration, the Bylaws, and the Rules and Regulations of the Association. An Owner's right of access to the Unit and for utilities serving the Unit cannot be suspended by the Board for violations of the governing documents or nonpayment of Assessments. 6.3 Conveyance or Encumbrance of Common Elements. Portions of the Common Elements not necessary for the habitability of a Unit may be conveyed or subjected to a security interest by the Association of the Owners having at least 80% of the votes in the Association, including 80% of the votes excluding votes held by the Declarant or an affiliate of Declarant (as defined in the Act). Any conveyance, encumbrance, judicial sale, or other transfer (voluntary or involuntary) of an individual interest in the Common Elements shall be void unless the Unit to which that interest is allocated is also transferred. Article 7. LIMITED COMMON ELEMENTS; PARTY WALLS. 7.1 Limited Common Elements. The Limited Common Elements consist of any mechanical, electrical and plumbing systems (e.g., plumbing lines, hoses and fixtures; electrical service and panels; water heaters, fans, heating, cooling, or other equipment) which exclusively serve a Unit and is not part of the Unit. Those Limited Common Elements are assigned to the Unit they serve. The Limited Common Elements also include the sanitary side sewers that are shared by two Units. Those Limited Common Element sanitary side sewers are allocated jointly to the Units they serve. Each Owner shall have the exclusive right to use the Limited Common Elements assigned such Owner's Unit. The right to use the Limited Common Elements extends not only to each Owner, but also to the Owner's agents, servants, tenants, family members, invitees, and licensees. The Board may adopt rules and regulations governing the use of the Limited Common Elements. 7.2 Party Walls. 7.2.1 General Rules of Law to Apply. Any wall which is built as part of the original construction of the Homes and placed on the dividing line between the Units shall constitute a Party Wall, and, to the extent not inconsistent with the provisions of this Section, the general rules of law regarding party walls and liability for property damage due to fault, negligence or willful acts or omissions shall apply thereto. The ownership of each Party Wall shall be divided between the adjoining Owners so that each Owner owns to the center of the wall irrespective of whether the center of the wall is located exactly on the boundary line of that Owner's Unit. 7.2.2 Allocation of the Cost of Repair. If the Party Wall is damaged or destroyed by the negligent or wrongful acts of either Owner of the adjoining Homes or other Persons using the adjoining Homes, or by the concurrent negligence of both Owners or their occupants, then the cost of repair shall be allocated in proportion to the negligence of each Owner or such Owner's occupant. If the damage was not the result of negligence or wrongful acts of such Owners or their occupants, then the cost of repairs shall be allocated equally among the Owners. 7.2.3 Joint Participation in the Repairs. Each Owner of the adjoining Homes shall participate equally in the repair of the Party Wall for such Homes including the solicitation and selection of bids and contractors for the work and the supervision of those contractors. If either Owner refuses to participate in the repair of a Party Wall, then the other Owner may select the bid and contractor and arrange for the repairs. The non -participating Owner shall contribute to the cost of repairs in accordance with Section 7.2.2 hereof. PLN2 Packet Pg. 245 2.A.1 7.2.4 Weatherproofing. An Owner who by his or her fault or negligence causes the Party Wall to be exposed to the elements shall bear the whole cost of furnishing the necessary protection against such elements. 7.2.5 Right to Contribution Runs with Land. The right of any Owner to contribution from any other Owner under this Section shall be appurtenant to each Unit and shall pass to such Owner's successors in title. Article 8. PERMITTED USES; MAINTENANCE OF UNITS; CONVEYANCES 8.1 Use; Timesharing Prohibited. Each Unit will be used solely for and is restricted to use as single family residences only, on an ownership, rental, or lease basis, and for social, recreational, or other reasonable activities normally incident to such use, including use as a home office not involving use by nonresident employees or regular visits by customers or clients. Timesharing of Units, as defined in RCW 64.36, is prohibited. 8.2 Use of Driveways; Garages. Garages are intended to be used principally for parking motor vehicles and Owners shall keep their garages clear such that one car may be parked in the garage for Unit 101 and two cars may be parked in the garages for all other Units. Owners may not convert their garages to living space without the approval of the Board. Garage doors shall remain closed when they are not in active use. Owners may not park in their driveways or any other portion of the Units or the Common Elements. The Association may direct that any vehicle or other thing improperly parked or kept on the Common Elements be removed at the risk and cost of the owner thereof. 8.3 Leases. Any lease or rental agreement of a Unit must provide that its terms shall be subject in all respects to the provisions of this Declaration, the Bylaws, and rules and regulations of the Association and that any failure by the tenant to comply with the terms of such documents, rules, and regulations shall be a default under the lease or rental agreement. If any lease under this Section does not contain the foregoing provisions, such provisions shall nevertheless be deemed to be part of the lease and binding upon the Owner and the tenant by reason of their being stated in this Declaration. All leases and rental agreements shall be in writing and shall be for an initial term of not less than 30 days. Leases of only a portion of a Unit are prohibited. Copies of all leases and rental agreements shall be delivered to the Association upon request. If any lessee or occupant of a Unit violates or permits the violation by his guests and invitees of any provisions hereof or of the Bylaws or of the rules and regulations of the Association, and the Board determines that such violations have been repeated and that a prior notice to cease has been given, the Board may give notice to the lessee or occupant of the Unit and the Owner thereof to forthwith cease such violations. If the violation is thereafter repeated, the Board shall have the authority, on behalf and at the expense of the Owner, to evict the tenant or occupant if the Owner fails to do so after Notice from the Board and an Opportunity to be Heard. The Board shall have no liability to an Owner or tenant for any eviction made in good faith. The Association shall have a lien against the Owner's Unit for any costs incurred by it in connection with such eviction, including reasonable attorney fees, which may be collected and foreclosed by the Association in the same manner as Assessments are collected and foreclosed under Article 15. Other than as stated in this Section, there is no restriction on the right of any Owner to lease or otherwise rent his Unit. 8.4 Maintenance. 8.4.1 Areas of Common Responsibility. The Association is responsible for maintenance, repair, and replacement of the Common Elements including the Areas of Common Responsibility, but excluding regular maintenance obligations which the Association may have delegated to the Owners. The Association may make any such delegation by decision of the Board and notice to the affected Owners without the requirement of recording an amendment to this Declaration or the Rules and Regulations. The Association's maintenance obligations also include any obligations imposed on the Land by way of restrictive covenants and maintenance agreements, and any obligations imposed by the applicable land use or permitting authority to the extent the same relate to the Common Elements, whether recorded or not, which specifically include the maintenance covenant for the storm drainage facilities and the covenant for maintenance of the frontage landscaping along Edmonds Way (SR 104) (the "Maintenance Covenants"). The Association shall comply with the Maintenance Covenants to the extent they relate to the Areas of Common Responsibility and the Owners shall comply with the Maintenance Covenants to the extent they relate to such Owner's Unit or its assigned Limited Common Elements. PLN2 Packet Pg. 246 2.A.1 8.4.2 Homes. Each Owner shall be responsible for all maintenance, repair, replacement and rebuilding of such Owner's Home including the Exterior Elements (defined in Section 8.4.3 hereof) and the sanitary side sewer, equipment, appliances, and appurtenances relating to the home including the wall heaters, water heater, sinks, faucets, valves, electrical fixtures, switches, receptacles, plumbing lines, hoses, fans, ducts, wiring, and conduit. This maintenance obligation requires that the Home and appurtenances be kept in a clean and sanitary condition, free of rodents and pests, and in good order, condition, repair and appearance in accordance with the Maintenance Standards and Community -Wide Standard. The Board may modify the Maintenance Standard provided any changes shall be in accordance with industry standards and consistent with the Community -Wide Standard. In addition, the Association shall, through periodic inspections and institution of appropriate fines or other penalties, enforce each Owner's obligation to maintain its Unit in accordance the Maintenance Standards. 8.4.3 Exterior Elements. Each Home is in a duplex building whereby two Homes share a continuous foundation, exterior walls, exterior siding and roof structure. "Exterior Elements" are defined as the roofs, exterior siding, exterior trims, exterior doors, exterior windows, exterior light fixtures, exterior paint for each duplex building, and any shared sanitary or storm drain serving a duplex building. The Owners of adjoining Homes must participate equally in the maintenance of the Exterior Elements and the Exterior Elements must be maintained in good order, condition, repair and appearance in accordance with the Maintenance Standards and Community -Wide Standard. Prior to performing any maintenance, repair or modification of the Exterior Elements, the Owner proposing such activity shall confer with and reach agreement with the Owner of the other Home within the duplex building regarding the scope and schedule for completion of the proposed activity and the allocation of its cost. This duty to coordinate with the other Owner applies even when the work involving the Exterior Elements is required by the Association. Owners are encouraged to establish reserves for capital repairs and replacements including those involving the Exterior Elements. If the Owners of Homes in a duplex building cannot reach agreement regarding work on an Exterior Element, then either of those Owners may refer the matter to the Association for resolution. If an Owner of a Home is not willing or able perform its obligations under any agreement reached with the other Owner of a Home in the duplex building, or is not willing or able to comply with a determination of the Association, then the other Owner or the Association may perform those obligations and the Association shall levy and assessment against the non -performing Owner for the resulting costs. 8.4.4 Maintenance Yards, Fences and Retaining Walls. Each Owner shall keep any fence, rockery, or retaining wall (except those retaining walls on the east and south sides of the Community which are Areas of Common Responsibility) bordering such Owner's yard, and catch basins installed in their driveways, patios or yards in a neat and clean condition and perform all maintenance and repairs necessary to keep them in good condition and repair in accordance with the Maintenance Standards and Community -Wide Standard. If the Association delegates landscaping responsibilities to the Owners, then each Owner shall also maintain all landscaping in his or her private yard, including fertilizing, re -planting, weed control and all other aspects of landscaping care and maintenance. Owners shall not allow landscaping within their yards to die or deteriorate. Any fence, rockery, or retaining wall which divides the yards for two Units shall be jointly maintained by the Owners of those Units. The Board shall decide any disputes between two Owners regarding joint maintenance obligations. The Board may, after Notice and Opportunity to be Heard, and without any obligation to do so, perform any work which an Owner has failed to perform and assess the offending Owner for the cost of that work as a Specially Allocated Expense. 8.4.5 Utility Facilities. Each Owner is required to maintain in good operating condition those Limited Common Element utility facilities that serve such Owner's home to the point of connection to the Areas of Common Responsibility. These facilities include: (i) the side sewer to the point of connection to the sewer main regardless of whether a portion of that side sewer may extend into Common Element Tract 999; (ii) the waterline from the point of connection at the water meter; (iii) electrical service from the electrical meter; (iv) gas service from the gas meter; and (v) telephone service to the service provider's demark box. Two Units that share a sanitary side sewer shall share equally in the maintenance obligation and resulting cost except that any Owner who damages the side sewer through its negligence or willful misconduct shall be solely responsible for the resulting repair costs. Owners shall coordinate and agree to the scope of any maintenance work on a shared sanitary side sewer before beginning such work in the same manner as work on the Exterior Elements pursuant to Section 8.4.3 hereof. PLN2 Packet Pg. 247 2.A.1 8.4.6 Failure to Maintain. The Association may, as a Common Expense, provide for the inspection of any Unit to confirm that maintenance and repairs are being performed as required by this Section 8.4. The Association shall provide at least three (3) days' notice to the Owner of the Unit and to any occupant of the Unit known to the Association. The notice shall describe the scope of the inspection and a reasonable time when the inspection will occur. The Association shall inform any Owner of a failure to perform work required by this Section 8.4 including the scope of the required work and a reasonable deadline by which the work must be performed. Absent an emergency, the deadline for performing the work shall not be less than thirty (30) days after the delivery of the notice. If the Owner fails to perform the work by the stated deadline, then the Association shall have the right to enter upon the Unit and perform the work. If there is an emergency, the Association may immediately perform any work necessary to alleviate the emergency and shall only be required to provide the Owner the best notice possible under the circumstances. An emergency exists when the condition of a Unit poses a substantial risk of personal injury or significant property damage to others. All entry by the Association pursuant to this Section shall be made with as little inconvenience to affected Owners and occupants as practicable considering the particular circumstances. The Association shall assess the Owner of the Unit where work is performed by the Association under this Section for the cost of the work as a Specially Allocated Expense. 8.5 Exterior Appearance and Modifications. The Board is responsible for ensuring that the Units maintain a uniform appearance which is compatible with the Community -Wide Standard. Outside holiday decorations shall be taken down within two weeks after the holiday. Owners shall not modify any portion of their Units which are visible to other Owners, including changing paint color, building materials, window or door glass or screens, adding or changing any deck or patio, enclosing any porch or carport, or installing solar panels, satellite dishes, radio or television antennae, air conditioners, or other equipment (each, a "Modification"), without the prior written approval of the Board. Exterior color requirements at the time of initial construction include that Units 101 and 102 and Units 109 and 110 have contrasting colors that separate the base from the body, and the garage doors for all Units must be a darker tone than the exterior building colors. The Board may require evidence that Owners have notified their neighbors of the Modification and have obtained any required permits from the city or county in which the Unit is located before commencing the work. An Owner may make any improvements or alterations to the Owner's Unit that do not change the exterior appearance provided they do not affect the structural integrity, acoustical properties, plumbing, mechanical or electrical systems for the Unit or any other Unit; any other changes shall constitute a Modification which requires the Board's approval pursuant to this Section. An Owner desiring to make a Modification governed by this Section shall furnish the Board such information concerning the Modification as the Board may specify. The Board shall have sixty (60) days after receipt of the information within which to approve or disapprove the Modification. The failure of the Board to act within that time period will be deemed its approval thereof. The Board may also retain, at the Owner's expense, an architect or engineer to review the plans and require evidence satisfactory to it that all permits necessary for the work have been obtained. The Board may establish reasonable hours and conditions for performance of work within Units. 8.6 Signs. Without the approval of the Board, no signs shall be displayed to public view on any Unit provided, that the Board of Directors shall, by appropriate rule: (i) permit temporary placement of a sign, at a place and of a size and appearance designated by the Board, indicating that a Unit is for sale or lease; (ii) allow the display of the "flag of the United States" as defined in RCW 64.90.501(1) in an appropriate manner, time and place; and (iii) allow signs regarding candidates of public or Association office, or ballot issues, in an appropriate manner, time, place, size and number. This Section shall not apply to the Association or Declarant. 8.7 Animal Restrictions. No insects, reptiles, poultry or animals of any kind shall be raised, bred or kept in or on any Unit or Common Element except that an Owner or its tenants may keep not more than three domesticated dogs or cats in any combination (e.g., three dogs, three cats, two dogs and one cat, or one dog and two cats) or a reasonable number of other usual household pets (hereinafter referred to as "pets") per Unit subject to rules and regulations adopted by the Board. No pets or other animals whatsoever will be kept or bred for commercial purposes. Pets are required to be kept inside the pet owner's Unit or within the pet owner's fenced yard. Such pets may be kept in an outdoor privacy area provided that the area is completely fenced and the pets do not disturb other residents of the Community. No pet will be allowed to run free. Pets may be walked on the streets of the Community if they are on a leash; otherwise pets are not permitted on the Common Elements. Pet owners shall clean up all PLN2 Packet Pg. 248 2.A.1 droppings of their pets. Pets shall not be permitted to interfere with the reasonable comfort, privacy or safety of residents of the Community. The Board may, after Notice and Opportunity to be Heard, require the removal of any pet which the Board finds is disturbing other Owners or residents unreasonably, and may exercise this authority for specific pets even though other pets are permitted to remain. 8.8 Quiet Enjoyment. No Owner shall permit anything to be done or kept in the Owner's Unit or the Common Elements which would interfere with the right of quiet enjoyment of the other residents of the Community. 8.9 Trash and Outside Storage. No trash, construction debris or waste, plant or grass clippings, or other debris of any kind, or hazardous waste shall be dumped, deposited or placed on any Unit or the Common Elements. No Owner may block the Common Element roads or otherwise interfere with the rights of other Owners to access to and from their Units. Each Owner shall be responsible for removing all trash or garbage from the Owner's Unit and placing it in proper receptacles on garbage pick-up day. All costs for such trash and garbage removal shall be the sole expense of the Owner. Under no circumstance shall refuse, unsightly or abandoned vehicles, debris, noxious material, discarded personal effects, construction materials not for immediate use, and similar matter be permitted within any Unit other than in properly screened areas designed for such use. Garbage or recycling dumpsters, cans, and other receptacles shall be kept in a place which is not visible from the street. 8.10 Offensive Activity. No noxious or offensive activity shall be carried on in any Unit or the Common Elements, and nothing shall be done therein that may be or become an annoyance or nuisance to other Owners. 8.11 Fences and Antennas. No fence within the Community shall be more than six (6) feet in height. In addition, the fence shall not enclose the egress windows on the side of the homes to comply with applicable fire code. All fencing shall meet the design specifications for "good neighbor" fencing initially established by the Declarant and attached to this Declaration as Exhibit C, as the same may be changed from time to time by the Board without the requirement of amending this Declaration. Fences may be installed only in those locations designated by the Board in the rules and regulations. Each Owner shall be responsible for maintaining the fence installed for the Owner's Unit. Any Owner wishing to install an antenna visible by any other Owner shall obtain approval in writing from the Board before installing it. The Board may regulate the size, location and screening of any antenna, satellite dish or similar equipment which an Owner may have the right to install pursuant to the provisions of 47 C.F.R. § 1.4000 as it now exists or is hereafter amended or replaced, provided such regulation or screening does not adversely affect reception or unreasonably increase cost. If the provisions of this Section conflict with any applicable federal, state or local law, ordinance, rule or regulation, the terms of such law, ordinance, rule or regulations shall prevail, but the conditions and limitations set forth in this Section shall be enforced to the maximum extent permitted by law. 8.12 Utilities. All utility connections and service lines shall be installed underground, including electric service, irrigation piping, water service, gas service, sewer, cable TV, and telephone cable, in accordance with accepted construction and utility standards. The cost of installation and usage of all utilities shall be borne solely by the applicable Owner. 8.13 Hazardous Substances. Each Owner shall not permit any Hazardous Substance to be generated, processed, stored, transported, handled, or disposed of on, under, in or through the Owner's Unit other than normal household materials used and disposed of in accordance with all applicable laws. Each Owner shall indemnify, defend, and hold harmless the other Owners and the Association from all fines, suits, procedures, claims, and actions of any kind arising out of or in any way connected with any spills or discharges of Hazardous Substances or wastes by such Owner or its tenants or invitees. As used herein, the term "Hazardous Substance" means any hazardous, toxic or dangerous substance, waste, or material which is or becomes regulated under any federal, state, or local statute, ordinance, rule, regulation, or other law now or hereafter in effect pertaining to environmental protection, contamination or cleanup, including without limitation any substance, waste, or material which now or hereafter is designated as a "Hazardous Substance" under the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. § 9601 et seq.), or under any local or state rule or regulation. Without limiting the foregoing, Hazardous Substances shall include, but not be limited to, any substance which after being released into the environment and upon exposure, ingestion, inhalation, or assimilation, either directly from the environment or PLN2 Packet Pg. 249 2.A.1 indirectly by ingestion through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer, and/or genetic abnormalities. 8.14 Conveyance by Owners; Proof of Insurance; Notice Required. The right of an Owner to convey or sell a Unit shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. An Owner intending to convey a Unit shall deliver a written notice to the Board, at least two (2) weeks before closing, specifying (a) the Unit being sold; (b) the name and address of the purchaser, of the closing agent, and of the title insurance company insuring the purchaser's interest; and (c) the estimated closing date. The Board shall notify the purchaser of any pending litigation or arbitration in which the Association is a party. 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 Unit, whether or not such information is requested. At the time of closing, the new Owner shall notify the Association of the date of the conveyance and the Owner's name and address and provide the Association with proof of all insurance required of the Owner under Section 18.7. At the time of the first conveyance of each Unit, every mortgage, lien, or other encumbrance affecting that Unit and any other Unit or Units or real property, other than the percentage of undivided interest of that Unit in the Common Elements, shall be paid and satisfied of record, or the Unit being conveyed and its undivided interest in the Common Elements shall be released therefrom by partial release duly recorded or the purchaser of that Unit shall receive title insurance from a licensed title insurance company against such mortgage, lien, or other encumbrance. 8.15 Limitations on Rules and Regulations. The Association shall comply with the following when enacting and enforcing rules and regulations: 8.15.1 Similar Treatment. Similarly situated Owners shall be treated similarly. 8.15.2 Displays. The rights of Owners to display religious and holiday signs, symbols and other decorations inside structures on their Units of the kinds normally displayed in homes located in single-family residential neighborhoods shall not be abridged, except that such shall be consistent with local city or county ordinances, and the Association may adopt time, place and manner restrictions with respect to any displays (including those outside of a Unit) visible from outside the Unit. No rules and regulations shall regulate the content of political signs; however, rules may regulate the time, place and manner of posting such signs (including design criteria and local city or county ordinances shall apply. 8.15.3 Household Composition. No rules and regulations shall interfere with the freedom of Owners to determine the composition of their households. 8.15.4 Activities within Units. No rules and regulations shall interfere with the activities carried on within the confines of Units, except that the Association may prohibit activities not normally associated with property restricted to residential use, it may restrict or prohibit any activities that create monetary costs for the Association or other Owners, that create a danger to the health or safety of occupants of other Units, that generate excessive noise or traffic, offensive or strong odor, that create unsightly conditions visible outside the Unit that create an unreasonable source of annoyance, or that involve illegal conduct. 8.15.5 Household Occupations. No rules and regulations may interfere with the rights of an Owner or occupant residing in a Unit to conduct business activities within the Unit so long as (i) the existence or operation of the business activity is not apparent or detectable by sight, sound or smell from the outside of the Unit (ii) the business activity is consistent with the residential character of the Community and does not constitute a nuisance, or a hazardous or offensive use, or threaten the security or safety of other residents of the Community, as may be determined in the Board's sole discretion; (iii) any goods, material or supplies used in connection with any trade, service or business, wherever the same may be conducted, be kept or stored inside any building on any Unit and that they not be visible from the exterior of the home, and (iv) it is as otherwise allowed by applicable law. Nothing in this Section shall permit (1) the use of a Unit for a purpose which violates law, regulations, rules or applicable zoning codes or (2) activities that cause a significant increase in neighborhood traffic, or (3) modification of the 10 PLN2 Packet Pg. 250 2.A.1 exterior of the Unit. The Board may, from time to time promulgate rules restricting the activities located in the Community pursuant to the authority granted to the Association under this Declaration, the Bylaws and the Act. 8.15.6 Allocation of Burdens and Benefits. No rules and regulations shall alter the allocation of financial burdens among the various Units or rights to use the Common Elements to the detriment of any Owner over that Owner's objection expressed in writing to the Association. Nothing in this provision shall prevent the Association from changing the Common Elements available, from adopting general applicable rules and regulations for use of Common Elements, or from denying use privileges to those who abuse the Common Elements or violate the governing documents for the Community. This provision does not affect the right to increase the amount of Assessments. 8.15.7 Alienation. The Association may not impose any fee on the transfer of any Unit greater than an amount reasonably based on the costs to the Association of administering that transfer. The Association may regulate the leasing or rental of Units. 8.15.8 Abrideina Existing Rights. No rules and regulations shall require an Owner to dispose of personal property that was in or on a Unit prior to the adoption of such rules and regulations and which was in compliance with all rules and regulations previously in force. This dispensation shall apply only for the duration of such Owner's ownership of such personal property, and this right shall not run with title to any Unit. 8.16 Certificate of Compliance. Any Owner may request that the Association issue a certificate confirming whether there are any known violations of this Declaration or the rules and regulations by the Owner or occupant of his or her Unit including the use restrictions stated in this Article 8. The Association shall issue the certificate within sixty (60) days after receipt of a written request and may charge a reasonable administrative fee. Issuance of such a certificate shall prevent the Association from taking enforcement action with respect to any condition as to which the Association had notice as of the date of such certificate unless that condition was disclosed in the certificate. Article 9. DEVELOPMENT RIGHTS AND SPECIAL DECLARANT RIGHTS 9.1 Reserved Rights. All of the Land currently included in the Community, which is described in Exhibit A, is subject to those other development rights and special declarant rights reserved to Declarant in this Declaration, including Declarant's right to do the following: 9.1.1 Incorporate a portion of the Common Elements into existing or newly -created Units; provided, however Declarant may not take away those Common Elements necessary for any Owner to substantially enjoy the benefits of his or her Unit without first obtaining the approval of that Owner. 9.1.2 Subdivide or combine Units owned by Declarant or an affiliate of Declarant. 9.1.3 Convert all or a portion of a Unit into a Common Element. 9.1.4 Complete, maintain, repair and replace any improvements for the Community shown on the Map, including remodeling within those duplex Homes and related improvements contemplated by Declarant's renovation plan, as the same change from time to time, construct additional improvements in connection with the sale of any Unit, and perform inspections and complete work in connection with any warranty obligation of Declarant. 9.1.5 Establish, maintain or conduct within any Unit owned by Declarant and on the Common Elements: any sales offices, management offices, model Units, interior and exterior signs, and such other facilities as Declarant desires, and sales events and other activities relating to the marketing of Units advertising in connection with the construction, sale or rental of the Units. This right shall terminate upon the earlier of the period stated in Section 9.3 below and the date Declarant has sold all Units owned by Declarant including all Units which Declarant may add to the Community. 11 PLN2 Packet Pg. 251 2.A.1 9.1.6 Exercise all development rights reserved to Declarant under this Declaration. 9.1.7 Appoint or remove any officer or director of the Association and the right to veto or approve any proposed action of the Association until the Owner -Elected Board of Directors is constituted pursuant to Section 7.4 above. 9.1.8 Attend meetings of the Owners and, except during an executive session, the Board. 9.1.9 Have access to the records of the Association to the same extent as an Owner. 9.2 Right to Use Common Elements. In addition to those reserved rights in Section 9.1, Declarant reserves the right to use the Common Elements for ingress, egress, use of facilities, construction of improvements, and installation and connection of utilities as may be necessary or desirable to permit Declarant to exercise the development rights reserved in this Declaration. Common Expenses shall include all expenses associated with the operation, maintenance, repair and replacement of those Common Elements which Owners have the right to use notwithstanding that those Common Elements are subject to development rights. 9.3 Exercise and Termination of Development Rights. To exercise any Development Right or Special Declarant Right (as those terms are defined in the Act), Declarant shall prepare, execute and record an amendment to this Declaration and either new certifications of the Map or an amendment to the Map if necessary to show the matters required by RCW 64.90.245. The Declaration amendment shall require only Declarant's signature. Except as otherwise provided in this Declaration, all Development Rights and Special Declarant Rights shall expire seven (7) years after the recording of this Declaration; provided, that Declarant may voluntarily terminate any and all such rights at any time by recording an amendment to this Declaration, which amendment specifies which rights are thereby terminated. Any Development Right (i) may be exercised with respect to different portions of the Property at different times, (ii) no assurances are made regarding the boundaries of portions of the Property which may be subjected to the exercise of a Development Right or the order in which a Development Right may be exercised, and (iii) if a Development Right is exercised, it is not necessary that the Development Right be exercised in all or in any other portion of the remainder of the Property. 9.4 Transfer. The rights described in this Article shall not be transferred except by instrument evidencing the transfer executed by the Declarant or the Declarant's successor and the transferee, and recorded in Snohomish County. The rights and liabilities of the parties involved in such a transfer, and of all persons who succeed to any Development Right or Special Declarant Right, are set out in RCW 64.90.425. Article 10. OWNERS ASSOCIATION 10.1 Form of Association. The Owners shall constitute an owners association known as Brackett Court Homeowners' Association. The Association shall be organized as a nonprofit corporation no later than the date the first Unit in the Community is conveyed. The number of Board members and qualifications and procedures for election to the Board shall be provided in the Bylaws. The rights and duties of the Board and of the Association shall be governed by the provisions of the Act, this Declaration, and the Bylaws. 10.2 Bylaws. The Board will adopt Bylaws to supplement this Declaration, provide for the administration of the Association and the property, and for other purposes not inconsistent with the Act or this Declaration. 10.3 Qualification and Transfer. Each Owner (including the Declarant) shall be a member of the Association and shall be entitled to one membership for each Unit owned, which membership shall be considered appurtenant to that member's Unit. Ownership of a Unit shall be the sole qualification for membership in the Association. A membership shall not be transferred in any way except upon the transfer of title to the Unit and then only to the transferee of title to the Unit, provided, that if a Unit has been sold on contract, the contract purchaser shall exercise the rights of the Owner for purposes of the Association, this Declaration, and the Bylaws, except as hereinafter limited, and shall be the voting representative unless otherwise specified. Any attempt to make a prohibited transfer 12 PLN2 Packet Pg. 252 2.A.1 shall be void. Any transfer of title to a Unit shall operate automatically to transfer the membership in the Association to the new Owner. 10.4 Powers of the Association. The Board of Directors shall have all powers and authority permitted to the Board of Directors under the Act and this Declaration. The Association shall arrange for goods and services necessary for the proper functioning of the Community, and the cost shall be shared among the Owners in the manner provided in Section 13 below. The Board's powers and authority, and certain limitations thereon, include the following: 10.4.1 Adopt and amend the Bylaws and the rules and regulations for the Community; 10.4.2 Adopt and amend budgets for revenues, expenditures, and reserves, and impose and collect Assessments for Common Expenses from Owners; 10.4.3 Hire and discharge or contract with Managing Agents and other employees, agents, and independent contractors; 10.4.4 Institute, defend, or intervene in litigation or administrative proceedings in its own name on behalf of itself or two or more Owners on matters affecting the Community; provided, however, that the approval of Owners holding at least 67% of the votes in the Association cast at a special meeting held for that purpose and not by proxy or consent in lieu of a meeting shall be required before the Association may institute, commence or intervene in any litigation or administrative proceeding, including arbitration, other than litigation or other proceedings against Owners for collection of delinquent Assessments or for enforcement of this Declaration or rules and regulations of the Association; but Owner approval shall not be required for settlement of such litigation or administrative proceedings; 10.4.5 Make contracts and incur liabilities; 10.4.6 Regulate the use, maintenance, repair, replacement, and modification of the Units and any Limited Common Element; 10.4.7 Provide for the maintenance, repair, replacement and modification of the Common Elements; 10.4.8 Acquire, hold, encumber, convey, and dispose of, in the Association's name, right, title, or interest to real or tangible and intangible personal property, and arrange for and supervise any addition or improvement to the Common Elements, provided that the beneficial interest in any property acquired by the Association pursuant to this Section shall be owned by the Owners in the same proportion as their respective interests in the Common Elements and shall thereafter be held, sold, leased, mortgaged, or otherwise dealt with as the Board shall determine; 10.4.9 Grant easements, leases, licenses, and concessions through or over the Common Elements and petition for or consent to the vacation of streets and alleys; 10.4.10 Dedicate streets within the Community to the City or County for public use or dedicate utility facilities to the utility provider provided that such dedications shall have been approved by Owners holding a majority of the votes in the Association; 10.4.11 Impose and collect any payments, fees, or charges for the use, rental, or operation of the Common Elements and for services provided to Owners; 10.4.12 Acquire and pay for all goods and services reasonably necessary or convenient for the efficient and orderly functioning of the Community; 13 PLN2 Packet Pg. 253 2.A.1 10.4.13 Impose and collect charges for late payment of Assessments as further provided in Article 14, and, after Notice and an Opportunity to be Heard by the Board or by such representative designated by the Board and in accordance with such procedures as provided in this Declaration, the Bylaws, or rules and regulations adopted by the Board, levy reasonable fines in accordance with a previously established schedule thereof adopted by the Board and furnished to the Owners for violations of this Declaration, the Bylaws, and rules and regulations of the Association; 10.4.14 Impose and collect reasonable charges for the preparation and recording of amendments to this Declaration, resale certificates required by RCW 64.90.640, and statements of unpaid Assessments; 10.4.15 Provide for the indemnification of its officers and Board, and maintain directors' and officers' liability insurance; 10.4.16 Assign its right to future income, including the right to receive Assessments; 10.4.17 Exercise any other powers conferred by this Declaration or the Bylaws; 10.4.18 Exercise all other powers that maybe exercised in this state by the same type of corporation as the Association; and 10.4.19 Exercise any other powers necessary and proper for the governance and operation of the Association. 10.5 Limitations on Board's Authority. 10.5.1 SpendingLimit. imit. Despite the foregoing, the Board of Directors shall not have the authority to acquire and pay for capital additions and improvements having a total cost in excess of Twenty -Five Thousand Dollars ($25,000.00) without first obtaining the affirmative vote of the Owners holding a majority of the voting power represented at a meeting called for such purpose, or if no such meeting is held, then the written consent of the Owners having more than fifty percent (50%) of the total votes in the Association; provided that any expenditure or contract for capital additions or improvements in excess of Fifty Thousand Dollars ($50,000.00) must be approved by the Owners having not less than sixty-seven percent (67%) of the total votes in the Association. This limitation does not apply to the replacement of improvements to the extent reserves have been collected for the cost of replacement, or to the rebuilding improvements following damage by casualty which is covered by Article 19 below. 10.5.2 Borrowing Secured by Future Assessments. The Board may not obtain any financing secured by an assignment of the Association's right to receive future income from Assessments or otherwise, without first having that financing ratified by the Owners in accordance with RCW 64.90.405(4). 10.5.3 Adoption or Amendment of Rules. The Board must, before adopting, amending, or repealing any rule, give all Owners notice of its intention to adopt, amend, or repeal a rule and provide the text of the rule or the proposed change, and the date on which the Board will act on the proposed rule or amendment after considering comments from Owners. Following adoption, amendment, or repeal of a rule, the Board must give notice to the Owners of its action and provide a copy of any new or revised rule. The Board may adopt rules to establish and enforce construction and design criteria and aesthetic standards. If the Board elects to do so, then it must adopt procedures for enforcement of those standards and for approval of construction applications, including a reasonable time within which the Board or any Architectural Committee must act after an application is submitted and the consequences of its failure to act. All rules must be reasonable and must be applied on a uniform, nondiscriminatory basis. All rules must comply with those regulatory limitations stated in RCW 64.90.510. In interpreting those regulatory limitations, the Board shall be given the maximum authority and discretion allowed thereunder to limit signs, solar panels, and other displays that are visible to the general public or other Owners. 14 PLN2 Packet Pg. 254 2.A.1 10.6 Financial Statements and Records. The Association must establish and maintain its accounts and records in a manner that will enable it to credit assessments for Common Expenses and Specially Allocated Expenses, including allocations to reserves, and other income to the Association, and to charge expenditures, to the account of the appropriate Units in accordance with this Declaration. To assure that the Owners are correctly assessed for the actual expenses of the Association, the accounts of the Association must be reconciled at least annually unless the Board determines that a reconciliation would not result in a material savings to any Owner. Any surplus funds of the Association remaining after the payment of or provision for Common Expenses and any prepayment of reserves must be paid annually to the Owners in proportion to their Common Expense Liabilities or credited to them to reduce their future Common Expense assessments. The Association shall prepare or cause to be prepared, at least annually, a financial statement of the Association in accordance with accrual based accounting principles. The annual financial statement shall be audited annually by a certified public accountant who is not a member of the Board or an Owner; provided, however, if the annual assessments are less than $50,000, then the Owners may waive the audit each year by a vote of a majority of the total votes in the Association which are not allocated to Units owned by the Declarant. The financial statement shall be completed in time for the Association's annual meeting and in any event within 120 days following the end of the fiscal year. The Association shall also retain those records described in RCW64.90.495. 10.7 Inspection of Community Documents, Books, and Records. The Association shall make available for examination and copying by Owners, Mortgagees and their authorized representatives, all records the Association is required to maintain pursuant to RCW 64.90.495 including current copies of this Declaration, the Articles, the Bylaws, the rules and regulations of the Association, and other books, records, and financial statements of the Association. "Available" shall mean available for examination and copying during reasonable business hours or at a mutually convenient time and location at the offices of the Association or its Manager. The Association may require the requesting party to pay a reasonable charge to cover the cost of making the copies and for supervising the inspection. Article 11. DECLARANT CONTROL PERIOD 11.1 Declarant Control Until Transition Date. Until the Transition Date, the Declarant shall have the right to appoint and remove all members of the Board, provided that (a) not later than 60 days after conveyance of 25% of the Units that may be created to Owners other than the Declarant, at least one member and not less than 25% of the members of the Board must be elected by Owners other than the Declarant and (b) not later than 60 days after conveyance of 50% of the Units that may be created to Owners other than the Declarant, not less than one-third of the members of the Board must be elected by Owners other than the Declarant. 11.2 Transition Date. Declarant Control of the Association shall terminate on the Transition Date. The Transition Date shall be no later than the earlier of (a) 60 days after conveyance of 75% of the Units that may be created to Owners other than the Declarant, (b) two years after the last conveyance of a Unit or the last exercise of a Development Right to create Units, or (c) the date on which the Declarant records an amendment to this Declaration pursuant to which the Declarant voluntarily surrenders the right to further appoint and remove officers and members of the Board. If the Declarant voluntarily surrenders control pursuant to (c) above, the Declarant may require that for the duration of the period of Declarant Control, specified actions of the Association or the Board, as described in a recorded instrument executed by the Declarant, be approved by the Declarant before they become effective. 11.3 Audit of Records Upon Transfer. Within sixty days after the Transition Date, the Board shall retain the services of a certified public accountant to audit the records of the Association as of the Transition Date in accordance with generally accepted auditing standards unless the Owners, other than the Declarant, to which a majority of the votes are allocated elect to waive the audit. The cost of the audit must be a Common Expense. The accountant performing the audit must examine supporting documents and records, including the cash disbursements and related paid invoices, to determine if expenditures were for Association purposes and the billings, cash receipts, and related records to determine if the Declarant was charged for and paid the proper amount of Assessments. A complete copy of the audit report shall be provided to Declarant at the same time it is provided to the Board. 15 PLN2 Packet Pg. 255 2.A.1 Article 12. THE BOARD 12.1 Selection of the Board and Officers. Prior to the Transition Date, election or appointment of members of the Board shall be governed by Article 11. Within thirty (30) days after the Transition Date, the Owners shall elect a Board, a majority of whom must be Owners. The number of Board members and their terms of services shall be specified in the Bylaws. The Board shall elect officers in accordance with the procedures provided in the Bylaws. The members of the Board and officers shall take office upon election. Removal of Board members, and their terms of service shall be as provided in the Bylaws. 12.2 Powers of the Board; Adoption of Budget. Except as provided in this Declaration, the Bylaws or the Act, the Board shall at all times act on behalf of the Association. The Board may exercise all powers of the Association, except as otherwise provided in the Act, Declaration, or the Bylaws. 12.3 Manning Agent. The Board may contract with an experienced professional Managing Agent to assist the Board in the management and operation of the Community, and may delegate such of its powers and duties to the Managing Agent as it deems to be appropriate, except as limited herein. Any contract with a Managing Agent shall have a term no longer than one year (but may be renewable by agreement of the parties for successive one-year periods) and shall be terminable by the Board without payment of a termination fee, either (a) for cause, on 30 days' written notice or (b) without cause, on not more than 90 days' written notice. 12.4 Limitations on Board Authority. The Board may not, without the vote or agreement of the Owners amend the Declaration except as provided in RCW 64.90.285, amend the Articles or Bylaws, terminate the Community, or to elect members of the Board, or determine the qualifications, powers, and duties, or terms of office of members of the Board. The Board may, in accordance with the Bylaws, fill vacancies in its membership for the unexpired portion of any term or, if earlier, the next regularly scheduled election of board members. 12.5 Right to Notice and Opportunity to be Heard. Whenever this Declaration requires that an action of the Board be taken after "Notice and Opportunity to be Heard," the following procedure shall be observed: The Board shall give written notice of the proposed action to all Owners, tenants, or occupants of Units 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 have 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 considered 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. Article 13. BUDGET AND ASSESSMENTS 13.1 Fiscal Year. The Board may adopt such fiscal year for the Association as it deems to be convenient. Unless another year is adopted, the fiscal year will be the calendar year. 13.2 Preparation of Budget. Not less than 30 days before the end of the fiscal year, the Board shall prepare a budget for the Association for the coming year. In preparing its budget the Board shall estimate the Common Expenses and Specially Allocated Expenses of the Association to be paid during the year, and shall take into account any surplus or deficit carried over from the preceding year and any expected income to the Association. The budget must include the projected income of the Association by category, the projected Common Expenses and those Specially Allocated Expenses that are subject to being budgeted, both by category, the amount of the assessments per Unit and the date the assessments are due, the current amount of regular assessments budgeted for contribution to the reserve account, a statement of whether the Association has a reserve study that meets the requirements of RCW 64.90.550 and, if so, the extent to which the budget meets or deviates from the recommendations of that reserve study, and the current deficiency or surplus in reserve funding expressed on a per Unit basis. 16 PLN2 Packet Pg. 256 2.A.1 13.3 Ratification of Budget. Within 30 days after adoption of any proposed budget for the Community after the Transition Date, the Board shall provide a summary of the budget to all the Owners and shall set a date for a meeting of the Owners to consider ratification of the budget not less than 14 nor more than 60 days after mailing of the summary. Unless at that meeting the Owners to which a majority of the votes in the Association are allocated reject the budget, the budget is ratified, whether or not a quorum is present. In the event the proposed budget is rejected or the required notice is not given, the periodic budget last ratified by the Owners shall be continued until such time as the Owners ratify a subsequent budget proposed by the Board. If the Board proposes a supplemental budget during any fiscal year, then the budget shall not take effect unless ratified by the Owner in accordance with this Section. 13.4 Supplemental Budget. If during the year the budget proves to be inadequate for any reason, including nonpayment of any Owner's Assessment, the Board may prepare a supplemental budget for the remainder of the year. A supplemental budget is subject to ratification pursuant to Section 13.3 above. 13.5 Assessments for Common Expenses. The sums required by the Association for Common Expenses, as reflected by the annual budget and any supplemental budgets, shall be divided into monthly, quarterly, semi-annual or annual installments, as determined by the Board, to be paid over the period of time covered by the budget or supplemental budget. The Common Expense Assessment for each Unit is determined by first making any Specially Allocated Expenses of Common Expenses as provided in Section 13.6 below, and then taking the remaining Common Expenses and multiplying them by the Common Expense Liability for that Unit. Assessments for Common Expenses and Specially Allocated Expenses must commence upon the conveyance of the first Unit in the Community; however, Declarant may delay the commencement of Assessments for some or all Common Expenses or Specially Allocated Expenses, in which event Declarant must pay all of the Common Expenses or Specially Allocated Expenses that have been delayed. To the extent that any Common Expense is caused by the misconduct of an Owner or tenant of any Unit, the Association may assess the expense against that Unit. 13.6 Specially Allocated Expenses. Specially Allocated Expenses are those expenses which the Association allocates to select Units as permitted under this Section. The Association shall, to the extent reasonably practicable, in a reasonable and non-discriminatory manner, allocate any expenses benefiting fewer than all of the Units to those Units benefited in proportion to the benefit received. For example, if the Association performs work on a duplex building, the Association shall specially allocate the resulting costs to the two Units in that duplex building in accordance with the relative Allocated Interests of each Unit. In determining whether a Specially Allocated Expense is practicable, the Association shall consider the extent to which certain Units benefit more than other Units with regard to the expenses involved in each particular case, whether it is possible to separately contract for the applicable service, and the amount of the liability or expense involved. The Board shall have discretion to not assess any Specially Allocated Expense and, instead, treat the particular expense as a Common Expense assessed in accordance with the Common Expense Liability, if the Board determines that the administrative burden is disproportionate to the differential achieved by treating the expenses as a Specially Allocated Expense. The Association may impose deposit requirements, late charges, billing procedures, and other similar measures with regard to Specially Allocated Expenses as the Association may determine is appropriate in its reasonable discretion. 13.7 Special Assessments. For those Common Expenses and Specially Allocated Expenses which cannot reasonably be calculated and paid on a regular basis, the Board may levy a special Assessment for such expenses against the Units. To the extent that any expense is caused by the misconduct of an Owner or relates to the repair of any Unit, the Association may, after Notice and Opportunity to be Heard, levy a special Assessment for such expense against the Unit as a Specially Allocated Expense. 13.8 Creation of Reserves; Assessments. The Board shall create reserve accounts for anticipated expenses for repairs, replacements, and improvements which will occur in the future in order to accumulate sufficient funds to pay such expenses when they occur. The operation of reserve accounts and Assessments for reserve accounts shall be further governed by the Bylaws. In addition, at the closing of the sale of each Unit, the first purchaser thereof shall pay to the Association, as a nonrefundable contribution to an initial working capital and reserve fund, an amount equal to one -sixth of the annual Assessments against the Unit, which amount shall not be considered as an advance 17 PLN2 Packet Pg. 257 2.A.1 payment of regular assessments. Until Assessments are commenced in accordance with the approved budget, Declarant shall not use any of the working capital fund to pay any operating expenses of the Community. At no time shall Declarant use the working capital contributions to defray any of Declarant's construction costs or to make up any budget deficits. The Board shall determine in its discretion the amount of the fund to be used for working capital and for reserves. 13.9 Notice of Assessments. The Board shall notify each Owner in writing of the amount of the general and special Assessments to be paid for the Owner's Unit and shall furnish copies of all budgets and the Common Expense Liability allocations which apply to the Unit, on which the general and special Assessments are based. The Board shall furnish the same information to an Owner's Mortgagee if so requested. 13.10 Payment of Assessments. General assessments shall be due on or before the first day of each month following the month in which they are billed. Each Owner shall pay or cause to be paid all Assessments against the Unit to the treasurer or designated agent of the Association. Any Assessments not paid by the fifteenth day of the calendar month in which it is due shall be delinquent and subject to late charges, interest charges, and collection procedures as provided in Article 14. 13.11 Proceeds Belong to Association. All Assessments and other receipts received by the Association on behalf of the Community shall belong to the Association. 13.12 Failure To Assess. Any failure by the Board or the Association to make the budgets and Assessments hereunder before the expiration of any year for the ensuing year shall not be deemed a waiver or modification in any respect of the provisions of this Declaration, or a release of the Owners from the obligation to pay Assessments during that or any subsequent year. The Assessment amounts established for the preceding year shall continue until new Assessments amounts are established. 13.13 Certificate of Unpaid Assessments. Upon the request of any Owner or Mortgagee of a Unit, the Board will furnish a certificate stating the amount, if any, of unpaid Assessments charged to the Unit. The certificate shall be conclusive upon the Board and the Association as to the amount of such indebtedness on the date of the certificate in favor of all purchasers and Mortgagees of the Unit who rely on the certificate in good faith. The Board may establish a reasonable fee to be charged to reimburse it for the cost of preparing the certificate. In addition, the Board shall furnish resale certificates to the extent required by RCW 64.90.640, and shall provide such other information as may be reasonably requested by an Owner or its Mortgagee including an estoppel certificate confirming the identity of the Owner, its voting representative, amount and status of payment of Assessments, any significant anticipated expenses which are not reflected in the budget or for which adequate reserves are not maintained, a summary of any pending or threatened litigation, whether the Owner or its Occupants and Invitees are in compliance with this Declaration and any rules and regulations adopted by the Board, and any other information reasonably requested. The estoppel certificate shall be based on the actual knowledge of the Directors then serving on the Board and a reasonable review of the books and records available to them. 13.14 Recalculation of Assessments. If the Common Expense Liabilities for the Units are reallocated, then all general and special Assessments not yet due shall be recalculated in accordance with the reallocated Common Expense Liabilities. Article 14. LIEN AND COLLECTION OF ASSESSMENTS 14.1 Assessments are a Lien; Priority. Unpaid Assessments shall be the separate, joint and several personal debts of the Owner or purchaser by voluntary conveyance of Units for which the same are assessed. Suit to recover a money judgment for unpaid Assessments shall be maintainable without foreclosing or waiving the lien securing same. The Association has a statutory lien on each Unit for any unpaid assessment against that Unit from the time such assessment is due. The Association's lien has priority over all other liens and encumbrances on a Unit except for: (i) liens and encumbrances recorded before this Declaration is recorded; (ii) mortgages and other security interests recorded before the due date of the unpaid assessment except as provided below in this Section; and (iii) liens 18 PLN2 Packet Pg. 258 2.A.1 for real estate taxes and other state or local governmental assessments or changes against the Unit. If the Association gives the holder of those security interests described in (ii) of this Section not less than 60 day prior written notice of delinquent assessments that complies with RCW 64.90.485(3)(a)(iii), then the Association's lien shall have priority over such security interests for those Common Expense assessments, including special Assessments, but excluding any amounts for capital improvements, which would have become due in the absence of acceleration during the six months immediately preceding the institution of proceedings to foreclose either the Association's lien or such security interest, together with costs of foreclosure and attorneys' fees to the extent allowed by RCW 64.90.485. This limited lien priority over such security interests shall not be available if the Association forecloses its lien non judicially. A Mortgagee of a Unit that obtains possession through a mortgage foreclosure or deed of trust sale, or by taking a deed in lieu of foreclosure or sale, or a purchaser at a foreclosure sale, shall take the Unit free of any claims for the share of assessments by the Association chargeable to the Unit which became due before such possession, but will be liable for the assessments and other authorized expenses accruing after such possession. 14.2 Lien May Be Foreclosed; Judicial Foreclosure. The lien arising under this Article may be enforced judicially by the Association or its authorized representative in the manner set forth in RCW 61.12. The Association or its authorized representative shall have the power to purchase the Unit at the foreclosure sale and to acquire, hold, lease, mortgage, or convey the same. Upon an express waiver in the complaint of any right to a deficiency judgment in a judicial foreclosure action, the period of redemption shall be eight months. Nothing in this Section shall prohibit the Association from taking a deed in lieu of foreclosure. Except for the limited Assessment priority stated in item (b) of Section 14.1 above, the holder of a mortgage or other purchaser of a Unit who obtains the right of possession of a Unit through foreclosure shall not be liable for any Assessments or installments thereof that became due prior to such right of possession. Such unpaid Assessments shall be deemed to be Common Expenses collectible from all the Owners, including such mortgagee or other purchaser of the Unit. Foreclosure of a mortgage does not relieve the prior Owner of personal liability for Assessments accruing against the Unit prior to the date of such sale. 14.3 Assessments Are Personal Obli atg ion. In addition to constituting a lien on the Unit, all sums assessed by the Association chargeable to any Unit, including all charges provided in this Article, shall be the personal obligation of the Owner of the Unit when the Assessment is made. Suit to recover personal judgment for any delinquent Assessments shall be maintainable without foreclosing or waiving the liens securing them. 14.4 Extinguishment of Lien and Personal Liability. A lien for unpaid Assessments and the personal liability for payment of Assessments is extinguished unless proceedings to enforce the lien or collect the debt are instituted within three years after the amount of the Assessments sought to be recovered becomes due. 14.5 Joint and Several Liability. In addition to constituting a lien on the Unit, each Assessment shall be the joint and several obligation of the Owner or Owners of the Unit to which the same are assessed as of the time the Assessment is due. In a voluntary conveyance, the grantee of a Unit shall be jointly and severally liable with the grantor for all unpaid Assessments against the grantor up to the time of the grantor's conveyance, without prejudice to the grantee's right to recover from the grantor the amounts paid by the grantee therefor. Suit to recover a personal judgment for any delinquent Assessment shall be maintainable in any court of competent jurisdiction without foreclosing or waving the lien securing such sums. 14.6 Late Charges and Interest on Delinquent Assessments. The Association may from time to time establish reasonable late charges and a rate of interest to be charged on all subsequent delinquent Assessments or installments thereof. In the absence of another established non -usurious rate, delinquent Assessments shall bear interest from the date of delinquency at the maximum rate permitted under RCW 19.52.020 on the date on which the Assessments became delinquent. 14.7 Recovery of Attorneys' Fees and Costs. The Association shall be entitled to recover any costs and reasonable attorneys' fees incurred in connection with the collection of delinquent Assessments, whether or not such collection activities result in suit being commenced or prosecuted to judgment. In addition, the Association shall be entitled to recover costs and reasonable attorneys' fees if it prevails on appeal and in the enforcement of a judgment. 19 PLN2 Packet Pg. 259 2.A.1 14.8 Security Deposit. Should an Owner be chronically delinquent in paying any assessments, the Board of Directors may, in its discretion, require such Owner from time to time to make a security deposit not in excess of those assessments due for a twelve (12) month period, which may be collected in the same manner as other assessments. Such deposit shall be held in a separate fund, credited to such Owner, and resort may be made thereto at any time when an Owner is ten (10) days or more delinquent in paying such Owner's general or special Assessments. 14.9 Acceleration of Assessments. If an Owner is delinquent in the payment of any Assessment for more than sixty (60) days, and the Owner fails to cure the delinquency within fifteen (15) days after written notice from the Association stating the consequences of failing to cure the delinquency, then the Association may accelerate and demand immediate payment of all Assessments coming due during the twelve (12) month period following the Association's notice. The Association may reasonably estimate any Specially Allocated Expenses or special Assessments in calculating the accelerated balance. 14.10 Remedies Cumulative. The remedies provided herein are cumulative and the Board may pursue them, and any other remedies which may be available under law although not expressed herein, either concurrently or in any order. Article 15. ENFORCEMENT OF DECLARATION, BYLAWS, AND RULES AND REGULATIONS 15.1 Rights of Action. Each Owner, the Board, and the Association shall comply strictly with this Declaration, the Bylaws, and the rules and regulations adopted pursuant thereto, as they may be lawfully amended from time to time, and the decisions of the Board. Failure to comply with any of the foregoing shall be grounds for an action to recover sums due, damages, and for injunctive relief, or any or all of them, maintainable by the Board on behalf of the Association or by an Owner. 15.2 Failure of Board To Insist on Strict Performance No Waiver. The failure of the Board in any instance to insist upon the strict compliance with this Declaration or the Bylaws or rules and regulations of the Association, or to exercise any right contained in such documents, or to serve any notice or to institute any action, shall not be construed as a waiver or a relinquishment for the future of any term, covenant, condition, or restriction. The receipt by the Board of payment of an Assessment from an Owner, with knowledge of a breach by the Owner, shall not be a waiver of the breach. No waiver by the Board of any requirement shall be effective unless expressed in writing and signed for the Board. This Article also extends to the Declarant. Article 16. TORT AND CONTRACT LIABILITY 16.1 Declarant Liability. Neither the Association nor any Owner except the Declarant is liable for the Declarant's torts in connection with any part of the Community which the Declarant has the responsibility to maintain. Otherwise, an action alleging a wrong done by the Association must be brought against the Association and not against any Owner or any officer or director of the Association. If the wrong by the Association occurred during any period of Declarant Control and the Association gives the Declarant reasonable notice of and an opportunity to defend against the action, the Declarant who then controlled the Association is liable to the Association or to any Owner (a) for all tort losses not covered by insurance suffered by the Association or that Owner and (b) for all costs which the Association would not have incurred but for a breach of contract, other wrongful act, or omission by the Association. If the Declarant does not defend the action and is determined to be liable to the Association under this Section, the Declarant is also liable for all litigation expenses, including reasonable attorney fees, incurred by the Association in such defense. Any statute of limitations affecting the Association's right of action under this Section is tolled until the period of Declarant Control terminates. An Owner is not precluded from bringing an action contemplated by this Section because he or she is an Owner or a member or officer of the Association. 16.2 Limitation of Liability for Utility Failure, etc. Except to the extent covered by insurance obtained by the Board, the Association, the Board, the Managing Agent, and the Declarant shall not be liable for: the failure of any utility or other service to be obtained and paid for by the Board; or for injury or damage to person or property caused by the elements, or resulting from electricity, water, rain, dust, or sand which may leak or flow from outside 20 PLN2 Packet Pg. 260 2.A.1 or from any parts of the Units, or from any of their pipes, drains, conduits, appliances, or equipment, or from any other place; or for inconvenience or discomfort resulting from any action taken to comply with any law, ordinance, or orders of a governmental authority. No diminution or abatement of Assessments shall be claimed or allowed for any such utility or service failure, or for such injury or damage, or for such inconvenience or discomfort. 16.3 No Personal Liability. So long as a Board member, Association committee member, Association officer, the Declarant, or the Managing Agent has acted in good faith, without willful or intentional misconduct, upon the basis of such information as is then possessed by such person, no such person shall be personally liable to any Owner, or to any other person, including the Association, for any damage, loss, or prejudice suffered or claimed on account of any act, omission, error, or negligence of such person, provided that this Section shall not apply where the consequences of such act, omission, error, or negligence is covered by insurance obtained by the Board. Article 17. INDEMNIFICATION Each Board member, Association committee member, Association officer, the Declarant, and the Managing Agent shall be indemnified by the Association against all expenses and liabilities, including attorney fees, reasonably incurred by or imposed in connection with any proceeding to which such person may be a party, or in which such person may become involved, by reason of holding or having held such position, or any settlement thereof, whether or not such person holds such position at the time such expenses or liabilities are incurred, except to the extent such expenses and liabilities are covered by any type of insurance and except in such cases wherein such person is adjudged guilty of willful misfeasance in the performance of such person's duties, provided, that in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being for the best interests of the Association. Article 18. INSURANCE 18.1 General Requirements.The Community does not include any insurable Common Elements of any significant value and Owners are required to carry insurance on their Homes. Consequently, the Association shall maintain the following insurance coverages commencing not later than the time of the first conveyance of a Unit to a person other than the Declarant: (a) commercial general liability insurance, (b) fidelity insurance, (c) worker's compensation insurance to the extent required by applicable laws, (d) directors and officers liability insurance, and (e) such other insurance as the Board deems advisable. 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, authorized to do business in the state of Washington. All such insurance policies shall provide that coverage may not be cancelled (including cancellation for nonpayment of premium) without at least 30 days' prior written notice (10 days for cancellation for nonpayment of premium) to any and all insureds named therein, including Owners, Mortgagees, and designated servicers of Mortgagees. 18.2 Property Insurance. The Association does not carry any insurance on the Owner's Homes. Owner's are required to carry property insurance on their Homes pursuant to Section 18.6 hereof. 18.3 Commercial General Liability Insurance. The liability insurance policy shall insure the Board, Association, Owners, Declarant, and Manager. The policy will cover all of the Common Elements in the Community with a "Severability of Interest Endorsement" or equivalent coverage which would preclude the insurer from denying the claim of an Owner because of the negligent acts of the Association or of another Owner, and 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 Common Elements, host liquor liability, employers' liability insurance, automobile liability insurance, and such other risks as are customarily covered with respect to plat communities of similar construction, location and use. The liability policy shall also cover any commercial space owned and leased by the Association, and any public ways of the Community. Coverage shall also include legal liability arising out of lawsuits related to employment contracts of the Association. The limits of liability shall be in amounts generally required by Mortgagees for projects of similar construction, location and use but shall be at least $1,000,000 combined single limit for bodily injury and property damage per occurrence and $1,000,000 general aggregate. 21 PLN2 Packet Pg. 261 2.A.1 18.4 Fidelity Insurance. The required fidelity insurance shall afford coverage to protect against dishonest acts on the part of officers, directors, trustees, employees or the Association and Manager and all other persons who handle or are responsible for handling funds of or administered by, the Association. All such fidelity insurance shall name the Association as obligees and shall be not less than the estimated maximum of funds, including reserve funds, in custody of the Association at any time during the term of each policy, but, in no event, shall the aggregate amount of insurance be less than three months' aggregate Assessments including reserve funds. The policy shall contain waivers of any defense based upon the exclusion of persons who serve without compensation from any definition of "employee" or similar expression. 18.5 Other insurance. The Board of Directors may obtain other insurance it deems advisable. 18.6 Owners' Insurance; Obligation to Rebuild. 18.6.1 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 without at least 30 days' prior written notice to the Association except that this notice may be reduced to 10 days for cancellation for nonpayment of premium. All Owners shall provide the Association with proof of insurance at the time of closing and at other times upon the request of the Association. 18.6.2 The property insurance maintained by each Owner shall, at the minimum, provide all risk or special cause of loss coverage in an amount equal to the full replacement cost of the Owner's Home, with such reasonable deductibles and exclusions from coverage as the Board may from time to time approve or by rule or regulation establish. 18.6.3 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 Owner's Unit and Home and such other risks as are customarily covered for similar residential properties with a limit of liability of at least $300,000. 18.6.4 If any portion of an Owner's Home which is damaged or destroyed, such Owner shall promptly repair or replace the Home to the condition existing immediately prior to such damage or destruction unless the repair or replacement would be illegal under any state or local health or safety statute or ordinance or unless the Owner of the Unit and Owners holding at least 67% of the votes in the Association agree to construction pursuant to a different plan. 18.6.5 The Association shall have right but not the obligation to monitor the maintenance of such insurance by Owners and shall have to right, but not the obligation, to obtain such insurance for any Owner if such Owner fails to obtain or maintain and assess the cost thereof to such Owner as a Specially Allocated Expense. 18.7 Insurance Proceeds. The Association acting through its Board of Directors shall have the authority to settle and compromise any claim under insurance obtained by the Association, and the insurer may accept a release and discharge of liability made by the Board of Directors on behalf of the named insureds under the policy. 18.8 Additional Provisions. The Board of Directors shall, to the extent they are reasonably available, obtain insurance policies containing (or omitting, as indicated below) the following provisions: 18.8.1 Each Owner of a Unit is an insured person under the policy with respect to liability arising out of the Owner's interest in the Common Elements or membership in the Association; 18.8.2 The policy shall not provide for contribution by or Assessment against Mortgagees or become a lien on the Community superior to the lien of a First Mortgage; 22 PLN2 Packet Pg. 262 2.A.1 18.8.3 A provision that the liability of the insurer thereunder is primary and shall not be affected by, and that the insurer shall not claim any right of set-off, counterclaim, apportionment, proration, or contribution by reason of, any other insurance obtained by or for any Owner or any Mortgagee. 18.8.4 Coverage shall not be prejudiced by (a) any act, omission or neglect of an Owner when such act or neglect is not within the scope of the Owner's authority to act on behalf of the Association, or (b) failure of the Association to comply with any warranty or condition with regard to any portion of the Premises over which the Association has no control. 18.8.5 A waiver of subrogation by the insurer for any and all claims against the Association, the Owner of any Unit and their respective household members, agents, employees or tenants, and of any defenses based upon co-insurance or upon invalidity arising from the acts of the insured. 18.8.6 A provision prohibiting the insurer from electing to restore damage in lieu of making a cash settlement without first obtaining the written approval of the Association or, if the Association is a party to an insurance agreement, the written approval of the trustee. 18.8.7 A provision that the insurer issuing the policy may not modify the amount or the extent of the coverage of the policy or cancel or refuse to renew the policy unless the insurer has complied with all applicable provisions of Chapter 48.18 RCW pertaining to the cancellation or non -renewal of contracts of insurance. 18.8.8 The standard mortgagee clause included with the Association's property insurance policy shall: (a) Provide that any reference to a mortgagee in the policy shall mean and include all Mortgagees of any Unit in their respective order of preference, whether or not named therein; (b) Provide that such insurance as to the interest of any such Mortgagee shall not be invalidated by any act or neglect of the Board or any persons under any of them; (c) Waive any provision invalidating such mortgage clause by reason of the failure of any such Mortgagee to notify the insurer of any hazardous use or vacancy, any requirement that such Mortgagee pay any premium thereon, and any contribution clause; and (d) Provide that, without affecting any protection afforded by such mortgagee clause, any proceeds payable under such policy shall be payable to the Association or the insurance trustee. 18.8.9 An "Agreed Amount Endorsement" and, if available, an "Inflation Guard Endorsement," which increases coverage and policy limits to the same extent inflation causes the value of the dollar to decrease. 18.8.10 Each Owner appoints the Association or any insurance trustee appointed pursuant to Section 13.4.3 below, as attorney -in -fact for the purpose of purchasing and maintaining the insurance provided for under this Section 12, including: the collection and appropriate disposition of the proceeds thereof; the negotiation of losses and execution of releases of liability; the execution of all documents; and the performance of all other acts necessary to accomplish such purpose. Article 19. EASEMENTS 19.1 General. Each Unit has the right to use the Common Elements for all utility, wiring, heat, and service elements constructed by Declarant and reasonable replacements of the same, and for reasonable access to the Unit, as required for the beneficial use and occupancy of the Unit. In addition, each Unit in a duplex building is burdened and benefitted by easements for the continued use, maintenance, repair and replacement of all utility facilities Declarant may install through one Unit to serve the other Unit including wiring and cabling which may run beneath the floor slab, through the attics, or on the outside of a duplex building for shared fire control systems, electricity, broadband services, and storm and sanitary sewer lines. Before entering a Unit pursuant to these easement rights, the entering Owner shall schedule all entry in advance with the Owner of the burdened Unit. Any Owner who damages another Unit by exercising these easement rights shall promptly restore the other Unit to its prior condition. 19.2 Encroachments. To the extent not provided by the definition of Unit in this Declaration and in the Act, each Unit are hereby declared to have an easement over all adjoining Units and Common Elements to 23 PLN2 Packet Pg. 263 2.A.1 accommodate any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting, or movement of any improvements, or similar cause, or due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching improvements so long as the encroachments shall exist, and the rights and obligations of Owners shall not be altered in any way by the encroachment; provided, however, that in no event shall a valid easement for encroachment be created in favor of a Unit if the encroachment was caused by the willful act of the Owner. The encroachments described in this Section shall not be construed to be encumbrances affecting the marketability of title to any Unit. 19.3 Utility Easements. Declarant reserves the right to grant easements over the Units or the Common Elements for the benefit of any company or municipality providing utility services to the Community or to the Owners of Units in the Community, or to modify, easements for the installation, construction, maintenance, repair, and reconstruction of all such utilities and communication facilities serving the Community or the Owners, including gas, water, sanitary sewer, storm sewer, electricity, and broadband services. Finally, Declarant reserves the right, for a period of seven (7) years from the date this Declaration is recorded, to relocate any existing utility or communication easements and the facilities located therein. 19.4 Association Functions. The Association has an easement over each Unit to the extent necessary to perform Association functions including the right to enter each Unit to maintain the Areas of Common Responsibility; Provided, however, the Association shall not enter a Home without first giving the Owner written notice a reasonable time prior to such entry. These Areas of Common Responsibility include water lines and sanitary and storm drainage lines which, in many instances, are located within Unit boundaries (e.g., beneath yards). The Association's easement under this Section includes the right to enter any Unit to maintain, repair or replace those Common Elements and Areas of Common Responsibility. This easement shall also benefit any Owner to whom the Association has delegated obligations to repair, maintain or replace these Common Elements. Article 20. AMENDMENTS 20.1 Procedures. Except in cases of amendments that may be executed by the Declarant under this Declaration or the Act, this Declaration, the Map, the Articles, and the Bylaws may be amended only by vote or agreement of the Owners, as specified in this Article. An Owner may propose amendments to this Declaration or the Map, the Articles, or the Bylaws to the Board. A majority of the members of the Board may cause a proposed amendment to be submitted to the members of the Association for their consideration. If an amendment is proposed by Owners with 20% or more of the votes in the Association, then, irrespective of whether the Board concurs in the proposed amendment, it shall be submitted to the members of the Association for their consideration at their next regular or special meeting for which timely notice must be given. Notice of a meeting at which an amendment is to be considered shall include the text of the proposed amendment. Amendments may be adopted at a meeting of the Association or by written consent of the requisite number of persons entitled to vote, after notice has been given to all persons entitled to receive notices. Upon the adoption of an amendment to this Declaration or the Map will become effective when it is recorded or filed in the real property records in the counties in which the Community is located. The amendment shall be indexed in the name of the Community and shall contain a cross-reference by recording number to this Declaration and each previously recorded amendment thereto. Such amendments shall be prepared, executed, recorded, and certified on behalf of the Association by any officer of the Association designated for that purpose or, in the absence of designation, by the president of the Association. No action to challenge the validity of an amendment adopted by the Association pursuant to this Article may be brought more than one year after the amendment is recorded. An amendment to the Articles shall be effective upon filing the amendment with the Secretary of State. An amendment to the Bylaws shall be effective upon adoption. 20.2 Consent Required. Except in connection with the exercise of Development Rights by the Declarant, all amendments to this Declaration must be approved by Owners holding 67 percent (67%) of the total voting power in the Association except: (i) for those amendments which may be executed by Declarant only as provided in this Declaration or in the Act; (ii) those amendments which may be executed by certain Owners as provided in the Act; and (iii) those amendments that require a greater voting percentage pursuant to RCW 64.90.285. 24 PLN2 Packet Pg. 264 2.A.1 20.3 Limitations on Amendments. No amendment may restrict, eliminate, or otherwise modify any Special Declarant Right provided in this Declaration without the consent of the Declarant and any mortgagee of record with a security interest in the Development Rights or Special Declarant Right or in any real property subject thereto, excluding Mortgagees of Units owned by persons other than the Declarant. 20.4 Corrective Amendments by Declarant. Upon thirty -day advance notice to the Owners, Declarant may, without a vote of the Owners or approval by the Board, unilaterally adopt, execute, and record a corrective amendment or supplement to the this Declaration, the Map, or other governing documents to correct a mathematical mistake, an inconsistency, or a scrivener's error, or clarify an ambiguity in the governing documents with respect to an objectively verifiable fact including, without limitation, recalculating the Allocated Interests (including votes and Common Expense Liability), within five (5) years after the recordation or adoption of the governing document containing or creating the mistake, inconsistency, error, or ambiguity. Any such amendment or supplement may not materially reduce what the obligations of the Declarant would have been if the mistake, inconsistency, error, or ambiguity had not occurred. By way of example but not limitation, Declarant's intent with regard to this Declaration, the Map, and other governing documents is that they fully comply with all requirements of the Act and any ordinances or codes of the City of Issaquah or other governmental or quasi -governmental entity with authority over the Community and, as a result, Declarant shall have the authority to record an amendment under this Section to make any changes required by the City or such other entity. Article 21. TERMINATION OF THE COMMUNITY The Community may be terminated only by agreement of Owners of Units to which at least eighty percent (80%) of the votes in the Association are allocated and in accordance with the Act. The provisions of the Act relating to termination of a plat community contained in RCW 64.90.290, as it may be amended, shall govern the termination of the Community, including, but not limited to, the disposition of the real property in the Community and the distribution of proceeds from the sale of that real property. Article 22. NOTICES Except as may be specifically provided herein, all notices, requests, demands, statements, advice, assessments, notifications and other communications contemplated hereunder or given pursuant hereto shall comply with RCW 64.90.515, which is restated in Section 1 of Article X of the Bylaws. Article 23. SEVERABILITY The provisions of this Declaration shall be independent and severable, and the unenforceability of any one provision shall not affect the enforceability of any other provision, if the remaining provision or provisions comply with the Act. Article 24. EFFECTIVE DATE This Declaration shall take effect upon recording. Article 25. REFERENCE TO MAP The Map were filed with the Department of Records and Elections in Snohomish County, Washington simultaneously with the recording of this Declaration under the recording number referenced on the cover page above. Article 26. ASSIGNMENT BY DECLARANT The Declarant reserves the right to assign, transfer, sell, lease, or rent all or a portion of the property then owned by it and reserves the right to assign all or any of its rights, duties, and obligations created under this Declaration. 25 PLN2 Packet Pg. 265 2.A.1 26 IF 0 .y =a s 3 co O J M m E L 0 LL _ E L a m E 0 s 3 0 3 0 U w a> t� �a ML W 3 0 U r d v ca L In L 0 _ 0 L Q Q O 2 L PLN2 Packet Pg. 266 2.A.1 DATED: , 2023. KAUTZ ROUTE, LLC, a Washington limited liability company By: Steve Price, Manager STATE OF WASHINGTON ) ss. COUNTY OF KING ) This record was acknowledged before me on , 2023, by STEVE PRICE as the MANAGER of KAUTZ ROUTE, LLC, a Washington limited liability company. (Signature of Notary) Notary public in and for the state of Washington My commission expires 27 PLN2 Packet Pg. 267 2.A.1 EXHIBIT A Land in the Community THE LAND IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON, DESCRIBED AS FOLLOWS: LOT 9, BLOCK 1, RIDGE ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 97, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE WEST 177 FEET THEREOF; AND EXCEPT THAT PORTION IF ANY, IN STATE HIGHWAY 1-W; AND ALSO EXCEPT THAT PORTION DEEDED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 2193205. 28 PLN2 Packet Pg. 268 2.A.1 EXHIBIT B Units Data, Allocated Interests, Votes I. Unit Data. Unit No. Unit Areal Floor Area of Home Allocated Interests 101 1,052 1,052 6.54 102 1,516 1,516 9.43 103 1,516 1,516 9.43 104 1,153 1,153 7.17 105 1,802 1,802 11.21 106 1,802 1,802 11.21 107 1,802 1,802 11.21 108 1,802 1,802 11.2 109 2,000 2,000 12.43 110 1,637 1,637 10.17 Total 16,082 16,082 100.00% II. Number of Units. The number of Units included in the Community upon recording of this Declaration is ten (10) and no Units may be added in subsequent phases. All Units are single-family homes in five separate duplex buildings. III. Parking and Storage. Each Unit has an enclosed garage. Unit 101 has a one -car garage and all other Units have two -car garages resulting in a total of nineteen (19) parking spaces in the ten (10) Homes. There are no parking spaces in the Common Elements. Section 8.2 prohibits parking on other portions of the Units or the Common Elements and authorizes the Association to tow any vehicle or remove any other property which is improperly parked or stored on the Common Elements at the risk and cost of the owner. There is no storage outside of the Units. IV. Recreational Facilities and Moorage. There are no recreational areas and no moorage slips in the Community. ' The stated Unit areas are based solely on the good faith measurements of Declarant's surveyor. Declarant has not independently verified the surveyor's measurements. Each Owner shall be responsible for confirming the area of his or her Unit. 29 PLN2 Packet Pg. 269 Op EDM CITY OF EDMONDS NOTICE OF APPLICATION & COMMENT PERIOD PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision of the existing Brackett Court Townhomes development (10 unit lots with a central access tract). The building and related improvements at the site were reviewed and constructed between 2013 and 2017. Access to the units will continue to be taken off Edmonds Way via a central access tract. The site is located within the RM-1.5 zone, one dwelling unit per 1,500 square feet of lot area. (Since this is a developed site there are no physical improvements proposed to the site, the request is to subdivide each existing unit into fee simple ownership). PROJECT LOCATION: 23220 — Edmonds Way, Edmonds, WA. Tax Parcel Number (00555300100902) NAME OF APPLICANT: Steve Price (Kautz Route LLC) FILE NUMBER: PLN2023-0047 DATE OF APPLICATION: July 25, 2023 DATE OF COMPLETENESS: August 22, 2023 DATE OF PUBLIC NOTICE: September 5, 2023 REQUESTED PERMIT: Preliminary unit lot plat (Type III-B decision by the Hearing Examiner) Notice of Public Hearing will be provided once a date has been scheduled. OTHER REQUIRED PERMITS: None EXISTING ENVIRONMENTAL SEPA DNS (adopted from the associated design review DOCUMENTS: in PLN2013-0066) COMMENTS ON PROPOSAL DUE: September 19, 2023 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The city may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Information on this development application can be obtained online at httDS://www.edmondswa.eov/services/Dublic involvement/public notices/development notic es under the development notice for application number PLN2023-0047, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. CITY CONTACT: Michele Q. Szafran, Planner /425-771-0220/ Michele.Szafran@edmondswa.gov Packet Pg. 270 2.A. m t City of Edmonds ZONING & VICINITY MAP tw 1. IT o, 8N— 7771 M v -222 - 'sr•._2►3328 s 232L �3 , i -�3,2 23306 (G) I N - N T N O 441 f 7 !V M 1: 1,448 O 0 120.63 241.3 Feet 179.6 This ma is a user generated static output from an Internet mapping 2,156 p f B p pp g site and reference only. Data layers that appear on this map may or may not be accu WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reli © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCT Legend 0 ReZones L PRD Ro W Zoning RS-6 RS-8 RS-10 1` RS-12 © RSW-12 RS-20 El RS-MP RIM-3 ■ RIM-2.4 ■ RIM-1.5 RM-EW BD1 BD2 BD3 +\ BD4 BD5 +\ OR WMU BP BN ® FVMU BC Notes s 23220 EDMONDS WAY PLN2023 0047 Q Packet Pg. 271 I 2.A.m I City of Edmonds 300' property owners 4, Its h 23900 � 93� 9� M�9�8 19 a[I OTI Irc �234221 4 I1 1 22 15 23121 3 $80q 2 20 f�� ,30 23 16 14 11 2 8726 24-1 1 18 13, l - 2311 19 n r `.33 26 20 00 16 � N N P O 93*0 •� 7 22 32 N a c c I9209 P P I 9208 j a ■I ■ 234A 23420 r 234261A Q 8926 9004 f 'AM 9 9003 I 2320 °9 3222 I 23227 1 396 N N ,� 2322® 23328 2331 ii 23305r 23„061G� i 23326 I ■ 3 c 1 t 2 1 4408 I 23B W III 23M m 23 ■ N` � � II JI ■ II = I Z3119 L_ 23 Lr, rri W lJ 231( w Q F=- 00 J 23325 '� ZCT 5 0 3403 , 2340 �- .3409 23410 t u 3415 23416r N 23417 3419 23424 y J i 3429 N 1:3,031 O '111 X- . 0 252.60 505.2 Feet 376.2 This ma is a user generated static output from an Internet mapping site and is fc 4,514 p B p PP B reference only. Data layers that appear on this map may or may not be accurate WGS_1984_Web_Mercator_AuxiIiary_Sphere current, or otherwise reliable © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIOI I1f E 0 ILL. Legend a Sections Boundary y Sections p Edmonds Boundary C p ArcSDE.GIS.PROPERTY_BUILDIP I— ArcSDE.GIS.STREET_CENTERLIN i <all other values> O Interstate V w Principal Arterial rr Minor Arterial; Collector V Local Street; On Ramp m State Highways = O <all other values> ;r f0 0 = d 1 2 V O County Boundary Parks v ArcSDE.GIS.PROPERTY_WASHIP = ArcSDE.GIS.PROPERTY_CITIES V ArcSDE.GIS.PROPERTY CITIES City of Edmonds City of Lynnwood C14 City of Mountlake Terrace Unincorporated King Co; Unincor L: K City of Woodway LLI Citv of Arlington: City of Bothell: ( r C Notes Brackett Court Unit Lot Subdivision PLN2023-0047 Packet Pg. 272 BRUDVIK & LEE LLC BLOMENKAMP SCOTTALLEN & EVERGREEN KAUTZ ROUTE LLC 23204 EDMONDS WAY GOLD PO BOX 31097 EDMONDS, WA 98026 23227 92ND AVE W SEATTLE, WA 98103 EDMONDS, WA 98020 KRASKA CATHERINE M/QUIGLEY DILLAN J 23229 92ND AVE W EDMONDS, WA 98020-5001 BIGHAM BRITA H & TONY L 9003 232ND PL SW EDMONDS, WA 98026-8639 LONGAKER GARY 0 SR 9210 232ND ST SW EDMONDS, WA 98020-5025 GUSTAFSON JUEL C 23315 92ND AVE W EDMONDS, WA 98020 OCKERMAN BYRON/BARROSO BETSY BARRIOS 11716 GREENWOOD AVE N APT 302 SEATTLE, WA 98133 WAYMAN LANCE & EMILY 648 NW 180TH SHORELINE, WA 98177 WORRELL MADELINE/FIELDER KODY 9009 232ND PL SW EDMONDS, WA 98026-8639 JACKSON JENNIFER LOPRESTI 23214 92ND AVE W EDMONDS, WA 98020 HOUSING AUTHORITY OF SNO CO 12625 4TH AVE W # 200 EVERETT, WA 98204 WEBER CHRISTOPHER T 24323 CEDAR WAY MOUNTLAKE TERRACE, WA 98043-5834 ARDILA CARLOS/GILLIAM AUDREY A 1545 NW MARKET ST UNIT 718T SEATTLE, WA 98107 HENDRICKSON KEVIN B 14054 EDGEWATER LN NE SEATTLE, WA 98125 BRUDVIK & LEE LLC 18719 OLYMPIC VIEW DR EDMONDS, WA 98020-2351 FU GULIN & MAO JINGYU 23311 92ND AVE W UNIT A EDMONDS, WA 98020-5002 MITCHELL MICHAEL CLYDE/SHARON SUTTER 23222 92ND AVE W EDMONDS, WA 98020 WARREN DONALD SCHOLZ FRIEDRICH-WILLHELM & ROBERTA MYERS ADAM 23232 92ND AVE W L 9020 232ND ST SW EDMONDS, WA 98020-5001 9201 234TH PL SW EDMONDS, WA 98026 EDMONDS, WA 98020 LI QIAN 9004 232ND ST SW EDMONDS, WA 98026-8642 CONWAY FRONTAGE HOLDING LLC 4410 S 4TH AVE EVERETT, WA 98203 KRIEWALD BARRY A (LOAN SERVICING ESC) PO BOX 834 SAS0701 SEATTLE, WA 98111 FAGNAN THOMAS W 9201 232ND ST SW EDMONDS, WA 98020 CRANDALL MAURICE 8824 232ND PL SW EDMONDS, WA 98026-8638 OTT KRISTIN N 1524 37TH AVE E SEATTLE, WA 98112 HILL LINSE J/NICOLE M 8827 232ND PL SW EDMONDS, WA 98026 LECKIE JONATHAN TRAVIS & LAUREL DIAI 8831 233RD PL SW EDMONDS, WA 98026-8648 MIYAGI MISAKI & SACHIE 2431 NW 64TH ST SEATTLE, WA 98107 Packet Pg. 273 MAJEED MOHAMMED & MEHTA MANSI 10922 171ST PL NE REDMOND, WA 98052 RUIZ HOLLY 23317 EDMONDS WAY # 6 EDMONDS, WA 98026 JAMES SANDRA L 23130 89TH AVE W EDMONDS, WA 98026-8621 VIP RIDGE ACRES 2 LLC PO BOX 28 KIRKLAND, WA 98083 BRUDVIK ANN / LEE RON 23204 EDMONDS WAY EDMONDS, WA 98026-8623 MIYAGI MASAKI 23317 EDMONDS WY UNIT 2 EDMONDS, WA 98026 HART ELENI MICHELLE & DANIELJAMES 23317 EDMONDS WAY EDMONDS, WA 98026 HAZARD ALYXANDRA L 1106 HOBNAIL CT GREAT FALLS, VA 22066 WEBER RAYMOND R & CHERIE L 24323 CEDAR WAY MOUNTLAKE TERRACE, WA 98043-5834 NORTHPOINT COMPASS PROPERTY LLC 201 FILBERT ST STE 100 SAN FRANCISCO, CA 94133 HOUSING AUTHORITY OF SNO CO 12711 4TH AVE W EVERETT, WA 98204-5783 2.A.m HARDWICK CHELSIE/MANZANARES JARRON 23317 EDMONDS WAY UNIT 5 EDMONDS, WA 98026 ABADI PANTEA NAGHIBI M & KHOSHZAN NIMA 23317 EDMONDS WAY UNIT 8 EDMONDS, WA 98026-8689 WEBER RAYMOND R & CHERIE L 24323 CEDAR WAY MOUNTLAKE TERRACE, WA 98043-5834 WAYMAN LANCE 20456 RICHMOND BEACH DR NW SHORELINE, WA 98177-2439 KRIEWALD BARRY A 8903 233RD PL SW EDMONDS, WA 98026-8649 Packet Pg. 274 2.A.m FILE NO.: PLN2023-0047 Applicant: Brackett Court Unit Lot Subdivision DECLARATION OF MAILING On the 51h day of September, 2023, the attached Notice of Application was mailed by the City of Edmonds to property owners within 300 feet of the property that is the subject of the above - referenced application. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 5th day of September, 2023, at Edmonds, Washington. Signed: VtZ i 2e 7&41t& {BFP747887.DOC;1\00006.900000\ } Packet Pg. 275 File No.: PLN2023-0047 Applicant: Brackett Court Unit Lot Subdivision DECLARATION OF POSTING On the 5th day of September, 2023, the attached Notice of Application and Comment Period was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. The library was not posted as a result of limited access. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 5yh day of September, 2023, at Edmonds, Washington. Signed: �!! Packet Pg. 276 jWZbI$ -, Ob 41 Everett: Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Michael Gates being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as it daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH983475 KAUTZ ROUTE LLC as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 09/05/2023 and ending on 09/05/2023 and that said newspaper was regularly distributed to its subscribers during all of said period. G% 2322a &AVYNA� y Linda Phillips The amount of the ee for such lication Notary Public $77.40. State of Washington My Appointment Expires 8/29/2025 Commission Number "17 Subscribed and sworn b re me on this 46 day of Notary Public in and for the State of Washington. Cily aC Edn-,& n¢vci.p-m Scnv" 186031703 MICIILLB SZAFRAN Packet Pg. 277 Classified Proof qol 2023 - 6o +-7 CITY OF EDMONDS NOTICE OF APPLICATION & COMMENT PERIOD PROJECT DESCRIPTION The syleant Is proposing a unit lot subdivision of the existing Brackett Court Townhomes development (10 unit lots with a central access tract). The building and related improvements al the site were reviewed and constructed between 2013 and 2017 Access to the units will continue to be taken off Edmonds Way via a central access tract. The site is located within the RM-1.5 zone, one dwelling unit per 1,500 square feet of lot area. (Since this Is a developed site there are no physical Improvements proposed to the site, the request Is to subdivide each existing unit Into fee simple ownership). PROJECT LOCATION: 23220 - Edmonds Way, Edmonds, WA Tax Parcel Number(00555300100902) NAME OF APPLICANT: Steve Price (Kautz Route LLC) FILE NUMBER: PLN2023-0047 DATE OF APPLICATION: July 25, 2023 DATE OF COMPLETENESS: August 22, 2023 DATE OF PUBLIC NOTICESeptember 5, 2023 REQUESTED PERMIT: Preliminary unit lot plat (Type III-B decision by the Hearing Examiner) Notice of Public Hearing will be rowded once a date has been scheduled. OTHER REQUIRED PERMITS None EXISTING EMJ:RONMENTAL DOCUMENTS: SEPA DNS (adopted from the associated design review In PLN2013.0066) COMMENTS ON PROPOSAL DUE' September 19, 2023 Any person has the right to comment on this application during public comment period, receive notice and participate In any hearings, and request a copy of the decision on the application. The city may accept public comments at any Itme prior to the closing of the record of an open record predeclsion hearing, If any, or, if no open record predeclsion hearing is provided, prior to the decision on the project permit. Only parties of record as defined In ECDC 20.06.020 have standing to initiate an administrative appeal, Information on this development application can be obtained online at htips://www.edmondswa.gov/services/public_invotvenienVpubllc_n o tic a sldev elo pm erit_notic es under the development notice for application number PLN2023- 0047, by entailing the City contact listed below, or by calling the City of Edmonds at 425.771.0220. Please refer to the application number for all Inquiries. CITY CONTACT: Michele 0. Szalran, Planner / 425.771-0220 Miche Ie.SzofranU edmondswa.gov Published: September 5. 2023. EDH983475 Proofed by Phillips, Linda, 09/05/2023 01:24:20 pm Page: 2 Packet Pg. 278 2.A.m CITY OF EDMONDS NOTICE OF PUBLIC HEARING `nC. 1 gy" PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision of the existing Brackett Court Townhomes development (10 unit lots with a central access tract). The building and related improvements at the site were approved and constructed between 2013 and 2017. Access to the units will continue to be taken off Edmonds Way via a central access tract. The site is located within the RM-1.5 zone, one dwelling unit per 1,500 square feet of lot area. (Since this is a developed site there are no physical improvements proposed to the site, the request is to subdivide each existing unit into fee simple ownership). PROJECT LOCATION: 23220 — Edmonds Way, Edmonds, WA. Tax Parcel Number (00555300100902) NAME OF APPLICANT: Steve Price (Kautz Route LLC) FILE NO.: PLN2023-0047 REQUESTED PERMIT: Preliminary unit lot formal subdivision (Type III -A decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: December 14, 2023 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Information on this development application can be obtained online at http://edmondswa.gov/public-notices-text/development-notices.html under the development notice for application number PLN2023-0047, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. A copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A hybrid public hearing will be held by the Hearing Examiner on December 14, 2023 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https://edmondswa- gov.zoom.us/i/82688031743?pwd=UEROWk5hdU5DN1dRK1V3MkR2WTRSdz09 Meeting ID: 826 8803 1743 Passcode: 308007 Or via phone by dialing 253-215-8782 CITY CONTACT: Mike Clugston, Acting Planning Manager, 425-771-0220, michael.clugston@edmondswa.gov Packet Pg. 279 File No.: PLN2023-0047 Applicant: Brackett Court Unit Lot Subdivision DECLARATION OF POSTING On the 29th day of November, 2023, the attached Notice of Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 29th day of November, 2023, at Edmonds, Washington. c % Signed: Packet Pg. 280 s 2.A.m Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Michael Gatcs being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald it daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been 11or more than six months prior to the date of the IIrSI publication of the Notice hereinafter referred to, published in the English latlgLMUC continually as it daily newspapCr in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order or the SupC-ior Court of Snohomish Counly, State of Washington, by order dated .little 16, 1941, and that the annexed is it true copy of EDI-1988046 PLN2023-0047 as it was published in the regular and entire issue of said papa- and not as a supplement form thereof for d pCiod of I issue(s), such publication commencing on 11/29/2023 and ceding on 11/29/2023 and that said newspaper was regularly distributed to its subscribes during all of said period. The anlou bf the Tee' li such publication is S79.12. kr Subscribed and sworn ore me on this �i day of Notary Public in and for the State Washington. City al Uniau 6 M—i"I $cn —1 36431701 M IKL CWGS I11N Linda Phillips Notary Public ESlate of Washington My Appointment Expires 8129/2025 Commission Number 4yt) Packet Pg. 281 2.A.m Classified Proof CITY OF EDMONDS NOTICE OF PUBLIC HEARING PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision of the existing Brackett Court Townhomes development (10 unit lots with a central access tract). The building and related improvements at the site were approved and constructed between 2013 and 2017. Access to the units will continue to be taken off Edmonds Way via a central access tract. The site is located within the RM-1 5 zone, one &Yelling unit per 1,500 square feet of lot area, (Since this is a developed site there are no physical improvements proposed to the site, the request Is to subdivide each existing unit into fee simple ownership). PROJECT LOCATION: 23220 -Edmonds Way, Edmonds, WA. Tax Parcel Number(00555300100902) NAME OF APPLICANT: Steve Price (Kautz Route LLC) FILE NO.: PLN2023-0047 REOUESTED PERMIT: preliminary unit lot formal subdivision (Type III -A decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: December 14. 2023 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record prodecision hearing, It any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Information on this development application can be obtained online at http://edmoiidswa.gov/publc-notices-texVdevelopment- nolices.hbnl under the development notice for application number PLN2023.0047, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries A copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A hybrid public hearing will be held by the Hearing Examiner on December 14, 2023 at 3 pm. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: htlps://edmondswa- gov.zoom.us4/82688031743?pwd=UEROWk5hdU5DNidRK1V3Mk R2WTRSdZ09 Meeting 10: 826 8803 1743 Passcode:308007 Or via phone by dialing 253-215-0782 Published: November 29, 2023. EDH988046 Proofed by Pospical, Randie, 11/30/2023 01:15:50 pm Page: Packet Pg. 282 2.A.m CITY OF EDMONDS NOTICE OF PUBLIC HEARING `nC. 1 gy" PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision of the existing Brackett Court Townhomes development (10 unit lots with a central access tract). The building and related improvements at the site were approved and constructed between 2013 and 2017. Access to the units will continue to be taken off Edmonds Way via a central access tract. The site is located within the RM-1.5 zone, one dwelling unit per 1,500 square feet of lot area. (Since this is a developed site there are no physical improvements proposed to the site, the request is to subdivide each existing unit into fee simple ownership). PROJECT LOCATION: 23220 — Edmonds Way, Edmonds, WA. Tax Parcel Number (00555300100902) NAME OF APPLICANT: Steve Price (Kautz Route LLC) FILE NO.: PLN2023-0047 REQUESTED PERMIT: Preliminary unit lot formal subdivision (Type III -A decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: January 4, 2024 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Information on this development application can be obtained online at http://edmondswa.gov/public-notices-text/development-notices.html under the development notice for application number PLN2023-0047, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. A copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A hybrid public hearing will be held by the Hearing Examiner on January 4, 2024 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https://edmondswa- gov.zoom.us/i/82688031743?pwd=UEROWk5hdU5DN1dRK1V3MkR2WTRSdz09 Meeting ID: 826 8803 1743 Passcode: 308007 Or via phone by dialing 253-215-8782 Packet Pg. 283 2.A.m RE -NOTICE FILE NO.: PLN2023-0047 Applicant: Brackett Court Unit Lot Subdivision Mailed 2 days before posting 12/21/2023 DECLARATION OF MAILING On the 19th day of December 2023, the attached Notice of Public Hearing was mailed by the City of Edmonds to property owners within 300 feet of the property that is the subject of the above - referenced application. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 19th day of December, 2023, at Edmonds, Washington. Signed: MGG1/!elZe /ERG tiklL {BFP747887.DOC;1\00006.900000\ } Packet Pg. 284 File No.: PLN2023-0047 Applicant: Brackett Court Unit Lot Subdivision DECLARATION OF POSTING On the 21 St day of December, 2023, the attached Notice of Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 21 st day of December, 2023, at Edmonds, Washington. c % Signed: Packet Pg. 285 CITY OF EDMONDS NOTICE OF PUBLIC HEARING 2.A.m Classifieds SOUND PUBLISHING ® Watch 0 Clip t Create Alert $ Print Placed on 12.'21i2023 1 Views: 104 CITY OF EDMONDS NOTICE OF PUBLIC HEARING PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision of the existing Brackett Court Toxmnlnomes development (10 unlit lots -vN7th a central access tract). The building and related improvements at d site were approved and constructed between 2013 slid 2017. Access to the unnits N-611 continue to be taken off Edmonds Way via a central access tract. The site is locate Nvithln the RM-1.5 zone. one dwelling Lilt per 1.500 square feet of lot area. (Since this is a developed site ther are no physical improvements proposed to the site. the request is to subdivide each existing unit into fee simple ownership). PROJECT LOCATION: 23220 - Ednnonds Way. Ednnonds. WA. Tax Parcel Niunber (00555300100902) NAME OF APPLICANT: Steve Pricc (Kautz Route LLC) FILE NO.: PLN2023-0047 REQUESTED PERMIT: Preliminary unfit lot formal subdivision (Type III -A decision by the Hearing Examine CONEVIENTS ON PROPOSAL DUE: January 4. 2024 Any person has the right to continent on this application duuing public continent period, receive notice and participate in any hearings. and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record o: an open record predecision hearing, if any. or, if no open record predecision hearing is provided. prior to the decision on the project pernnit. Information on this development application call be obtained online at http:/r edmondsuva. gov'ptrblic-notices-text'developlmelnt- notices.lntnil under the development notice for applicatiol number PLN2023-0047. by ennailing tine City contact listed belo-,i: or by calling the City of Edmonds at 425- 771-0220. Please refer to the application number for all inquiries. A copy of the staff report N,. ill be available seve days prior to the hearing. PUBLIC HEARING INFORMATION: A hybrid public hearing will be held b} the Hearing Exannilner on January 4. 2024 at 3 p.m. The physical location is Edlmonds City Hall, 121 5tli Avenue 3rd Floor. Brackett Room. Or join the Zoom meeting at: https:r'rednnondsu,.ra-gov.zoom.us; j;'82688031743? p,.vd=UEROWk51ndU5DN1 dRK 1 V3MkR2WTRSdz09 Meeting ID: 826 8803 1743 Passcode: 308007 Or via phone by dialing 253-215-8782 Published: December 21. 2023. EDH989022 LESS Packet Pg. 286 2.A.n OF ED& MEMORANDUM td��go Date: August 22, 2023 To: Michele Szafran, Planner From: Leif Bjorback, Building Official Re: 23220 Edmonds Way PLN2023-0047 Brackett's Court Unit Lot Subdivision The City of Edmonds Building Division has performed a preliminary building code review of the plans that were submitted under the referenced application number and have the following comments. 1. For the unit lot subdivision, provide a stamped survey from a licensed surveyor showing the proposed property lines in alignment with existing parry walls. Please be aware that in addition to the subdivision permit (PLN2023-0047) a separate building permit will be required for each new lot. This allows for necessary tracking of newly created parcels with associated improvements at both the City and County levels. Applications are to be made online at mybuildingpermit.com and must include: a. Site plan. In many cases, the same overall site plan may be used for each of the separate permits. Please submit with each separate permit application. b. If not already submitted with the unit lot subdivision application, a stamped survey showing the property lines in alignment with existing party walls. c. Statement or details sufficient to demonstrate construction of the party walls is Thank you. compliant with IRC party wall requirements for fire rated construction. Provide the building permit number associated with original construction. d. Provide the PLN tracking number for the unit lot subdivision application. City of Edmonds cza Building Department PLN2 Packet Pg. 287 2.A.o Y MEMORANDUM ENGINEERING MEMO OF COMPLIANCE Date: December 6, 2023 To: Mike Clugston, Senior Planner From: JoAnne Zulauf, Engineering Technician Subject: PLN2023-0047, Brackett Court Unit Lot Subdivision 23220 Edmonds Way - 10 Lots Engineering has reviewed the preliminary plat application for the Brackett Court property at 23220 Edmonds Way. The preliminary plans seeking to create 10 separate single family lots for the existing multi -family units are consistent with the as -built civil plans. The information provided indicates general engineering feasibility. As the subject development is for a unit subdivision that has been constructed previously, the civil plans were reviewed, issued, and finalized under a separate Fill/Grade permit. Please find attached the Engineering Requirements for the subject development. The civil portion of this E subdivision was performed prior to this application. A Fill/Grade permit (BLD2014-0299) and associated civil construction plans were issued on 12/28/2014 and the construction was finaled 4/5/2017. All the engineering requirements were met under the Fill/Grade permit except those required for the final recording of the plat. To assist in preparation of Final Recording documents, please review the following: 1. Include the new addresses of each lot. 2. List the total impervious surface square footage for each lot as included in the Stormwater/Drainage report. 3. Provide Easements and Maintenance Provisions for all proposed easements. The Easement Provisions section shall clearly state the purpose of the easement, location, and beneficiaries. The Easement Maintenance Provisions shall clearly state ownership and maintenance responsibilities. Consistent with the City's Official Street Map, there are no street dedications required along the Edmonds Way property frontage. City of Edmonds PLN2 Packet Pg. 288 2.A.o Lot and Street Layout and Sidewalk: The subject property fronts on Edmonds Way, which is a designated a principle arterial. Access to all units is provided from a shared access road off Edmonds Way. A shared access road was constructed with the Fill/Grade permit. Edmonds Community Development Code (ECDC) Chapter 18.90.030 A states that streets designated on the Comprehensive Thoroughfare Map as an arterial street shall have sidewalks constructed on both sides of the street. Edmonds Way is a designated arterial therefore sidewalks are required. Sidewalks were constructed as part of the Fill/Grade permit. Thank you. Packet Pg. 289 2.A.o CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION REQUIREMENTS FOR SHORT PLATS To: Planning Division File Number: PLN2023-0047 From: JoAnne Zulauf, Engineering Tech Engineering Division Date: December 6, 2023 Project: Brackett Court -10 Unit Lot Subdivision Address: 23220 Edmonds Way Required as a Condition of Subdivision Requirement Already Satisfied 1. Right -of Way Dedication for Public Streets: N/A 2. Public Street Improvements & Access (Asphalt, curb, gutter and sidewalks): Public street improvements were constructed as a condition of building permit BLD2014-0240 x 3. Private Access Requirements & Improvements: Private access improvements were constructed as a condition of BLD2014-0240 x 4. Street Turnaround: x 5. Easements (city utilities, private access, other utilities): Provide all easements and maintenance agreements as required - access, utility, etc. x A public pedestrian easement was recorded as a condition of BLD2014-0240 x 6. Street Lights: NA 7. Street Trees/Planting Strip: Street Trees were installed as a condiition of BLD2014-0240 x 8. Water System Improvements OVWSD Water System Improvements were constructed to OVWSD standards as a condition of BLD2014-0240 x 9. Sanitary Sewer System Improvements OVWSD Sanitary Sewer Improvements were constructed to OVWSD standards as a condition of BLD2014-0240 x 10. Stormwater System Improvements: Stormwater System Improvements were constructed as a condition of BLD2014-0240 11. Underground Wiring (per Ord. 1387 : x Underground wiring requirements were met as a condition of BLD2014-0240 x 12. Excavation and Grading (per IBC Excavation and Grading improvements were constructed as a condition of BLD2014-0240 x 13. Si na a and Striping (per City Engineer): Signage and striping improvements were constructed as a condition of BLD2014-0240 x 14. ROW Survey Monumentation per Ord., Sect. 12.10.120 : N/A PLN2 Packet Pg. 290 2.A.o Required as a Requirement Condition of Already Subdivision Satisfied 15. As -built Drawings(per City Engineer): An asbuilt has been provided with the finalization of BLD2014-0240 x x 16. Other Requirements: a) Plat showing lots, easements, legals, survey information x b) Legal documents for each lot x c) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines X e) Clustered mailbox location per Postmaster X f) Maintenance agreements g) Transportation Impact Study h) Transportation Impact Fee Analysis X X X 17. Engineering Fees: a) Storm system general facility charge for shared hard surface areas X b) Storm system general facility charge for each new lot X c) Sewer connection fees per OVWSD X d) Water connection fees per OVWSD X e) Wate meter fees per OVWSD X f) Transportation impact fee per each new SFR X g) Parks impact fees X h) Short Plat civil plan review fee X i) Right -of -Way Construction Permit X j) Inspection fees X Packet Pg. 291