16-104269FILE
1�kFCITY
ederal Way
October 6, 2016
696 LLC
34667 Pacific Hwy S
Federal Way, WA 98003
Re: File #16-104269-00-SU, TECHNICAL COMMENT LETTER
Eagle Manor Final Plat, S 3101h St. and 21" Ave. SW
To Whom It May Concern:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
City staff has completed review of your Final Plat Master Land Use (MLU) application for the proposed
Eagle Manor 12-lot subdivision at S 310"' St. and 21" Ave. SW, Federal Way. The application was
deemed incomplete on September 22, 2016.
TECHNICAL COMMENTS
Unless otherwise noted, the following comments provided by staff reviewing your project must be
addressed prior to land use approval. Please direct questions regarding any of the technical comments to
the appropriate staff representative.
Dave Van De Weghe, Planning Division, 253-835-2638, david.vandeweghe@cityoffederalway.com
1) Per FWRC 18.40.020(1) (d), identify the total site acreage and square footage on the face of
the plat map.
2) Per FWRC 18.40.020(1) (r), identify the net plat area, which is gross plat area minus critical areas,
rights -of -way, and public purpose lands, on the face of the plat map.
3) Revise the drainage release statement to match the language in FWRC 18.40.020(1) (aa); "[Applicant
name] releases the city for claims for injury or damage resulting from the storm drainage system to be
installed and indemnifies the, city from claims brought by downstream owners based on the operation,
failure to operate, improper design, or improper construction."
4) Per FWRC 18.40.020(2) (a), provide a copy of any deeds, covenants, conditions, or restrictions
together with a copy of the documents which establish and govern any homeowners' association.
5) Per FWRC 18.40.020(2) (g), provide certification from the proper officer or officers in charge of tax
collections that all taxes and delinquent assessments for which the property may be liable as of the
date of certification have been duly paid, satisfied, or discharged.
6) Addresses must be included on the final plat map per FWRC 18.40.020(1) (m).
I.
696 LLC
Pace 2
October 6.2016
Kevin Peterson, PW Development Services, 253-835-2734, kevin.peterson@@cityoffederalway.com
Final Plat:
I ) Add the City File Number (16-104269-00-SU) to the lower left-hand, or lower right-hand corner of
each plat page;
2) Lot closure calculations shall be sealed by the PLS;
3) The right-of-way and stormwater tract shall be dedicated to the City via Statutory Warranty Deed.
The applicant shall complete a Statutory Warranty Deed Worksheet, and return it to Public Works,
along with Legal Description and Drawing Exhibits of each, sealed by the PLS. Notes shall be added
to the plat map page that include spaces for the Recording number for each dedication. The deed shall
be recorded prior to the final plat recording, and the deed recording number entered in the space on
the note on the plat map page;
4) Addresses shall be added to the plat documents. The City's GIS and/or Building Department will
need to assign the addresses.
Construction Issues:
l) All improvements shall be `substantially complete' and/or bonded per FWRC 18.40.040;
2) All plat and lot corners shall be set;
3) All roadway monuments shall be installed;
4) All equipment and construction materials, and any other material/debris shall be removed from the
site;
5) The site shall be stabilized against erosion, and containment measures installed to prevent the
transport of sediment off site;
6) As -Built plans shall have been submitted for review and final approval.
KING COUNTY METRO TRANSIT
Any construction or installation activities affecting Transit Operations or Facilities must be coordinated
through Metro Transit Construction Information Center. For notification information and guidelines,
please visit: http://www.kingeounty.gov/transportation/kcdot/MetroTransit/Consti-uction.aspx or contact
Construction Coordinators at 206-477-1 140. Please provide five business days' notification for bus
reroutes and three business days' notification for bus stop impacts.
SOUTH KING FIRE & RESCUE
Fire Flow:
A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A
hydraulic fire flow model shall be requested fi-om the water district.
Fire Hydrants:
Fire hydrants shall be in service prior to and during the time of construction.
Fire Access Roads:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
I6-104269 Doc 746-8
696 LLC
Page 3
October 6, 2016
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in
diameter_
5) Gradient shall not exceed 12 percent.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinklers:
Fire sprinklers may be required only if water availability is not adequate in relation to square footage.
CLOSING
When resubmitting requested information, please provide a written response to each of the above -
referenced items and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant
to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of
being notified that such information is requested, the application shall be deemed void.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Dave
Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.com. We look forward to working
with you.
Sincerely,
L G�
Dave Van De Weghe
Senior Planner
enc: Resubmittal Form
c: Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Vince Faranda, South King Fire
16-104 269 Do[ 74658
RECEIVED
AUG 2 9 2016 MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF CITY OF FEDERAL WAY 333258`�Avenue South
CDS Federal Way, WA 98003-6325
Federal Way 253-835-26Q i Fax 233-83ay.c 09
ww w. citynf federal �v�+.c o nt
APPLICATION NO(S) Z �p — / O M— d5u _ Date 9 'C� 9 —, 1'.1
Project Name Eagle Manor _
Property Address/Location
SW 344th St. @ 21S1 Ave SW
Parcel Number(s) 894720-0120
Project Description
PLEASE PRINT
Final Plat of 12-Lot Subdivision
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision Final
Variance: Commercial/Residential
Required Information
RS 7.2 Zoning Designation
SF -HD Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: 696, LLC
Address: 34667 Pacific Hwy S
City/State: Federal Way, WA
Zip: 98003
Phone: 253-874-6692
Fax:
Email: randyl@L1oydEnterprisesInc.com
Signature: _
Agent (if different than Applicant)
Name: Encompass Engineering & Surveying
Address:165 NE Juniper St., Suite 201
City/State: Issaquah, WA
Zip: 98027
Phone: 425-392-0250
Fax:
Email: Callen@encompasses.net
Signature:
Owner
Name: Same as applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
t4Lakehaven
1 'WATER &SEWER DISTRICT
316271st Avenue South . P.U. Box 4249 • Federal Way, WA 98063-4249
253-941-1516 Federal Way a 253-927-2922 Tacoma • www.lakehaven.org
December 2, 2016
Ann Dower
Community Development Department
City of Federal Way
33325 - 8th Avenue South
Federal Way, Washington 98003
RE: Final Plat Approval Status
Eagle Manor
Lakehaven Project No. 6313004
Ms. Dower:
This letter serves as a status report to advise the Federal Way City Council on final
plat approval for the referenced project.
The water distribution and sanitary sewer systems for this project are complete.
Lakehaven will be able to accept the project and process/activate applications for
service connections upon receipt of a copy of the recorded plat documents and once
the "As Builts" Mylars are submitted.
Please do not hesitate to contact me, if you have any questions. I may be reached
by phone at 253-946-5406 or by electronic mail at ]Jensen@ Lakehaven.org.
Sincerely,
f
304 Jed en
/. ngineering Technician II
c: Randy Lloyd
Encompass Engineering & Surveying
ec: DE Mgr
KING COUNTY CERTIFICATE iERLi
King County OF WATER AVAILABILITY
Department of Development and Environmental Services 1
Building Services Division
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219 Alternative formats available (
206-296-6600 TTY206-296-7217 upon request
King County Certificate of Water Availability
This certificate provides the Seattle King County Department of Public Health and the Department of Development and
Environmental Services with information necessary to evaluate development proposals.
j Do not write in tars box '
number name _
a�
❑ Building Permit Proliminary Plat or PUD
❑ Short Subdivision ❑ Rezone or other.
Applicant's name: Lam- (,$firk- -t-J _ Y ri
Proposed use:�r�7aVTri{_
Location:�t�t���1L3�b_1
(attach map and legal description if necessary)
❑ a- WatercJAl be provided by service connection only to an existing (size) water main
that is feet from the site.
OR
b, dater service W require an irrproverrent to the water system of.
(1) 149 t feet of water main to reach the si and/or E:Aa A441 P It 4 6"1111 'Gr`Y
(o) The cons lructicn of a distribution syslep on the site; and/or
(3) Other (describe) J.,MP S }rr s7 �o ¢UJ 346IT) t,y"
:0. The water system is in conformance with a County approved water comprehensive plan.
OR
❑ b. The water system improvement is i,ot in conforrnanc•_ with a County approved wider comprehensive
plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval) -a- The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board
r approval for extension of service outside the district or city, or is within the County approved service area of a private
water purveyor.
OR
❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to prov de service.
4. a- Water is or will be avai3 bleat the rate ow and duration indicated below at no less than 20 psi measured at the
nearest Ere hydrant feet from the building/property (or as marked on the attached map):
Rate of flow at Peak Demand Duration
❑ less than 500 gpm (approx. gprn) ❑ less than 1 hour
❑ 500 to 999 gpm ❑ 1 hour to 2 hours
1%1�1000 gpm or more "52 hours or more
ftmv test of _ opm ❑ Other
❑ calculation of gpm
(Note: Commercial building permits which includes multifamily structures require flow test or calculation-)
OR
z
Water system is not capable of providing fire flow.
5. a. Water system has certificates of water right or water right claims sufficient to provide service.
OR
❑ b. Water system does not eu entl . ary voter hts O, water right clai ts. L6� �-m �v
rrrt�lvrrpv� `�ot�hav �e�n�,�s
Comments/conditions:
I certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature.
LAKEHAVEN UTILITY DISTRICT LEN ORNWELL
Agency name 1 nafary na
ENGINEERING TECHNICIAN II �jF-70-46
Title V I S. na T Date 2
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12c161
Parcel Number 9574800014
Address 34435 21 ST AV SW
Zipcode 98023
Taxpayer ANG ERNEST Y
The infomYaf r lnVuded arr this map has been complied by King County staff from a varlety of sources and Is subjW to Change
without nodce. King Cdunty makes na repressntatlons Cr werrartlss, express or
impiied, as to a=uracy, mmpieWrtess, hmMlness, dr
dghts to the use of such information, Wng County Shall rim be liable for any general, special, Indirect, inddental, or consequential
damages Including, but not [united to, lost revenues or lost profia resulting from
tPFa use or misuse of the Inronnalfon =!aided on this
map" Any safe of this Mp or information an this map is prohlbited except by written permfssfnn of Kfng County.'
King County I GIS Center I News I Services I Comments I Search
By visiting this and ether King County web pages,
you expressly agree to he bound oy terms and condlGons of the site.
The details,
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 8/31/16
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
-+-Tanya Noscimento, Federal Way School District
+ Rob Van Orsow, Solid Waste/Recycling Coordinator
+Cr-A'A Copies Rick Perez, City Traffic Engineer
# Tina Vaslet, Pierce Transit
,}Ben Han, KC Metro
FROM: Dave Van De Weghe, Planning
FOR DRC MTG. ON: 9/15/16 internal meeting
FILE NUMBER(s): 16-104269-00-SU
RELATED FILE NOS.: 06-106512-00-SU Preliminary Plat
15-103181-00-AD Preliminary Plat Extension to 7/6/17
PROJECT NAME: EAGLE MANOR
PROJECT ADDRESS: *NO SITE ADDRESS* (SW 344t' St & 21st Ave SW)
ZONING DISTRICT: RS 7.2
PROJECT DESCRIPTION: Final plat for 12-lot subdivision.
LAND USE PERMITS: Final Plat
PROJECT CONTACT: ENCOMPASS ENGINEERING & SURVEYING
CHAD ALLEN
165 NE JUNIPER ST, SUITE 201
ISSAQUAH, WA 98027
MATERIALS SUBMITTED: Final Plat
David VanDeWeghe
From: David VanDeWeghe
Sent: Wednesday, August 31, 2016 2:26 PM
To: Rob Van Orsow; 'tnascime@fwps.org'; 'Tina Vaslet'; 'ben.han@kingcounty.gov'
Subject: Eagle Manor Final Plat - comments
Attachments: Eagle Manor Final Plat 16-104269-00-SU.pdf; DRC routing - Eagle Manor.pdf
Greetings. Attached, please find the proposed final plat for Eagle Manor subdivision in the city of Federal Way. Please
submit your comments to me no later than Thursday, September 15, 2016.
Thank you,
Dave
Dave Van De Weghe, AICP
Senior Planner
Uri "
Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2638 Fax: 253/835-2609
www.cityoffederalway.com
-� CITY OF
Federal Way
September 22, 2016
696 LLC
34667 Pacific Hwy S.
Federal Way, WA 98003
RE: File #16-104269-00-SU; FINAL PLAT INCOMPLETE APPLICATION
Eagle Manor, Parcel #894720-0120, Federal Way
To Whom It May Concern:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
On August 29, 2016, the Department of Community Development received your application for the Eagle
Manor Final Plat - a 12-lot subdivision in Federal Way. Upon receipt of the application, city staff reviewed
the submittal packet for completeness based on the final plat submittal requirements for subdivisions under
Federal Way Revised Code (FWRC) 18.40.020, "Final Plat."
INCOMPLETE APPLICATION
During the course of review by the Lakehaven Utility District and city Planning and Public Works, the
application was deemed to be incomplete pursuant to items 1 and 2 below. These two items need to be
completed in order for the application to move forward toward final plat approval by the City Council.
1. Substantial Completion of Construction — The plat infrastructure is not yet substantially
-complete. The project infrastructure must be substantially complete prior to moving the plat
forward for City Council review. Contact Engineering Plans Reviewer Kevin Peterson at
253 835-2734, or kevin.12eterson@cLtyofredei-alw4y.com. cityofredes•alway.com. regarding this comment.
2. Lakehaven Utility District Substantial Completion — The applicant has not completed the
necessary water & sewer facility construction, nor submitted to Lakehaven an application
for substantial completion (SubCompl) of such construction, as necessary to be able to
determine the applicant's requirements for subdivision acceptance. Applicant will need to
either complete the necessary water & sewer facility construction (Acceptance by
Lakehaven), or achieve SubCompl status of their Developer Extension project (as
determined by Lakehaven), prior to Lakehaven providing the City notice that water &/or
sewer service connections could be activated &/or Lakehaven activating such service
connections. Currently, the following items are still outstanding for Lakehaven Acceptance
(SubCompl required items noted in parentheses):
a. Bills of Sale, Water & Sewer (SubCompl).
b. Warranty Guarantee, Water & Sewer (SubCompl).
c. On -site Easements, Sewer (SubCompl). The plat documents received by the City on 8/29/16
contains the required Lakehaven easement reservation language & appears to show the
correct easement areas, pending water & sewer as -built review. Provided the sewer facilities
on the pending as-builts correlate to the easement areas shown on the plat, this item would be
696 LLC
September 22, 2016
Page 2
satisfied for Lakehaven SubCompl status, and a copy of the final recorded plat would be a
condition of Lakehaven project Acceptance-
d. Construction Record Drawings & AutoCAD files, Water & Sewer (SubCompl).
e. Satisfactory Operational Inspection of the Sewer Facilities (SubCompl).
f. Developer Extension Acceptance Guarantee Fees, Water & Sewer (SubCompl ONLY).
g. SubCompl Agreement (SubCompl ONLY).
h. SubCompl Guarantee (SubCompl ONLY).
i. Water & Sewer Latecomer Agreements.
j. Satisfactory Final Inspections of the Water & Sewer Facilities.
k. Written Notice from City of Federal Way, indicating satisfactory restoration of the ROW
under their permits for water & sewer facilities construction.
1. Copy of the Final Recorded Plat.
in. Developer Extension Warranty Inspection Fees, Water & Sewer.
n. Developer Extension Project Account Balance of $0.00.
Contact Brian Asbury with the Lakehaven Utility District at 253-945-1580 or basbur.-VQlakehaven.or
regarding these comments.
TECHNICAL COMMENTS .
City staff is in the process of preparing technical comments on the final plat application and the final plat
map. We anticipate these comments will be completed and forwarded to you in the next couple of weeks.
Upon substantial completion of the project infrastructure, and compliance with applicable FWRC
requirements, the final plat application will be forwarded to the City Council's Land Use and
Transportation Committee (LUTC). The LUTC will review the final plat and make a recommendation to
the full City Council. The City Council will make the final decision on the plat application at a regular City
Council meeting. Please be advised that staff reports to the City Council and council committees are
required to be prepared approximately two weeks in advance of scheduled meetings. Therefore, once the
project is determined to be substantially complete, processing and scheduling the final plat application will
take a minimum of four to six weeks, in part due to the monthly LUTC meeting and bi-weekly City
Council meetings.
Please contact me at david.vandeweg_lie tr,cityoffederaiway.com, or 253-835-2638, if you have any
questions about this letter or the Eagle Manor Final Plat.
Sincerely,
Dave Van De Weghe
Senior Planner
enc: Resubmittal Form
c: Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
Chad Allen, Encompass Engineering, 165 NE Juniper St, Suite 201, Issaquah, WA 98027
16-104269 Doc. 1, D. 74667
Eagle Manor Final Plat Lot Closures RESUBMITTED
Mapcheck 1: LOT 1
Closure Summary
Precision, 1 part in:
107197.82'
Error distance:
0.00'
Error direction:
N64004'47"W
Area:
7579.45 Sq. Ft.
Square area:
7579.45
Perimeter:
382.71'
Point of Beginning
Easting:
6025.1163'
Northing:
4983.6226'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90°45'00"]
Deflection angle:
[89-15-00"]
Distance:
30.26'
Easting:
6055.3737'
Northing:
4984.0187'
Side 2: Line
Direction:
S0009'00"E
Angle:
[-89°24'00"]
Deflection angle:
[90-36-00"]
Distance:
121.03'
Easting:
6055.6906'
Northing:
4862.9891'
Side 3: Line
Direction:
S26045'05"E
Angle:
[153-23'55"]
Deflection angle:
[-26°36'05"]
Distance:
22.33'
Easting:
6065.7426'
Northing:
4843.0473'
Side 4: Line
Direction:
S89040'07"W
Angle:
[-63°34'48"]
Deflection angle:
[116-25-12"]
Distance:
39.92'
Easting:
6025.8233'
Northing:
4842.8165'
Side 5: Curve
Curve direction:
Clockwise
Radius:
[25.00']
Arc length:
39.35'
Delta angle:
90010'53"
Tangent:
[25.08']
Chord direction:
[N45°14'26"W]
Chord angle:
[-134°54'34"]
Deflection angle:
[45-05-26"]
Chord distance:
[35.41']
Easting:
6000.6781'
Northing:
4867.7512'
Side 6: Line
Direction:
N0009'00"W
Angle:
[180°00'00"]
Page 1
NOV 17 2016
CITY OF FEDERAL WAY
Cb5
illlbi/b
Eagle Manor Final Plat Lot Closures
Deflection angle:
[-0°00'00"]
Distance:
90.81'
Easting:
6000.4404'
Northing:
4958.5609'
Side 7: Curve
Curve direction:
Clockwise
Radius:
25.00'
Arc length:
39.01'
Delta angle:
89024'00"
Tangent:
[24.74']
Chord direction:
[N44°33'00"E]
Chord angle:
[-135°18'00"]
Deflection angle:
[44-42-00"]
Chord distance:
[35.17']
Easting:
6025.1131'
Northing:
4983.6242'
Mapcheck 2: LOT 2
Closure Summary
Precision, 1 part in:.
153426.73'
Error distance:
0.00'
Error direction:
580031'59"W
Area:
7243.30 Sq. Ft.
Square area:
7243.30
Perimeter:
378.77'
Point of Beginning
Easting:
6055.3772'
Northing:
4984.0188'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90045'00"]
Deflection angle:
[89-15-00"]
Distance:
52.00'
Easting:
6107.3727'
Northing:
4984.6994'
Side 2: Line
Direction:
S0009'00"E
Angle:
[-89°24'00"]
Deflection angle:
[90-36-00"]
Distance:
141.41'
Easting:
6107.7429'
Northing:
4843.2899'
Side 3: Line
Direction:
S89040'07"W
Angle:
[-90°10'53"]
Deflection angle:
[89-49-07"]
Distance:
42.00'
Easting:
6065.7436'
Northing:
4843.0470'
Side 4: Line
Direction:
N26045'05"W
Angle:
[-116°25'12"]
Deflection angle:
[63-34-48"]
Distance:
22.33'
Page 2
Eagle Manor Final Plat Lot Closures
Easting:
6055.6916'
Northing:
4862.9888'
Side 5: Line
Direction:
N0009'00"W
Angle:
[-153°23'55"]
Deflection angle:
[26-36-05"]
Distance:
121.03'
Easting:
6055.3747'
Northing:
4984.0184'
Mapcheck 3: LOT 3
Closure Summary
Precision, 1 part in:
149372.29'
Error distance:
0.00'
Error direction:
S87051'14"W
Area:
7363.06 Sq. Ft.
Square area:
7363.06
Perimeter:
387.20'
Point of Beginning
Easting:
6107.3756'
Northing:
4984.6995'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90045'00"]
Deflection angle:
[89°15'00"]
Distance:
52.00'
Easting:
6159.3711'
Northing:
4985.3801'
Side 2: Line
Direction:
S0009'00"E
Angle:
[-89°24'00"]
Deflection angle:
[90-36-00"]
Distance:
141.79'
Easting:
6159.7423'
Northing:
4843.5906'
Side 3: Line
Direction:
S89040'07"W
Angle:
[-90°10'53"]
Deflection angle:
[89-49-07"]
Distance:
52.00'
Easting:
6107.7432'
Northing:
4843.2898'
Side 4: Line
Direction:
N0009'00"W
Angle:
[-89°49'07"]
Deflection angle:
[90-10-53"]
Distance:
141.41'
Easting:
6107.3730'
Northing:
4984.6994'
Mapcheck 4: LOT4
Closure Summary
Precision, 1 part in: 68969.67'
Error distance: 0.01'
Page 3
Eagle Manor Final Plat Lot Closures
Error direction:
S31010'35"E
Area:
7304.07 Sq. Ft.
Square area:
7304.07
Perimeter:
375.97'
Point of Beginning
Easting:
6159.3739'
Northing:
4985.3802'
Side 1: Line
Direction:
S0009'00"E
Angle:
[-0°09'00"]
Deflection angle:
[179-51-00"]
Distance:
141.79'
Easting:
6159.7452'
Northing:
4843.5906'
Side 2: Line
Direction:
N89040'07"E
Angle:
[89-49-07"]
Deflection angle:
[-90°10'53"]
Distance:
13.86'
Easting:
6173.6009'
Northing:
4843.6708'
Side 3: Curve
Curve direction:
Counter -clockwise
Radius:
25.00'
Arc length:
24.29'
Delta angle:
55039'36"
Tangent:
[13.20']
Chord direction:
[N61°50'19"E]
Chord angle:
[152-10-12"]
Deflection angle:
[-27049'48"]
Chord distance:
[23.34']
Easting:
6194.1802'
Northing:
4854.6874'
Side 4: Curve
Curve direction:
Clockwise
Radius:
53.00'
Arc length:
27.51'
Delta angle:
29044'11"
Tangent:
[14.07']
Chord direction:
[N48°52'37"E]
Chord angle:
[-165°07'55"]
Deflection angle:
[14-52.05"]
Chord distance:
[27.20']
Easting:
6214.6693'
Northing:
4872.5758'
Side 5: Line
Direction:
N0009'00"W
Angle:
[116-06-18"]
Deflection angle:
[-63°53'42"]
Distance:
113.52'
Easting:
6214.3721'
Northing:
4986.0954'
Side 6: Line
Direction:
S89015'00"W
Page 4
Eagle Manor Final Plat
Angle:
[89-24-00"]
Deflection angle:
[-90°36'00"]
Distance:
55.00'
Easting:
6159.3768'
Northing:
4985.3755'
Mapcheck 5: LOT 5
Closure Summary
Precision, 1 part in:
74857.07'
Error distance:
0.00'
Error direction:
N47059'07"W
Area:
7319.98 Sq. Ft.
Square area:
7319.98
Perimeter:
370.16'
Point of Beginning
Easting:
6214.3723'
Northing:
4986.1001'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90°45'00"]
Deflection angle:
[89-15-00"]
Distance:
65.00'
Easting:
6279.3667'
Northing:
4986.9509'
Side 2: Line
Direction:
S0009'00"E
Angle:
[-89024'00"]
Deflection angle:
[90-36.00"]
Distance:
115.23'
Easting:
6279.6684'
Northing:
4871.7213'
Side 3: Line
Direction:
S22014'39"W
Angle:
[-157°36'21"]
Deflection angle:
[22-23-39"]
Distance:
10.18'
Easting:
6275.8150'
Northing:
4862.2999'
Side 4: Curve
Curve direction:
Counter -clockwise
Radius:
[53.00']
Arc length:
66.23'
Delta angle:
71036'11"
Tangent:
38.23'
Chord direction:
N80027'12"W
Chord angle:
[-102°41'52"]
Deflection angle:
[77-18-08"]
Chord distance:
62.01'
Easting:
6214.6658'
Northing:
4872.5838'
Side 5: Line
Direction:
N0009'00"W
Angle:
[-63°53'42"]
Deflection angle:
[116-06-18"]
Page 5
Lot Closures
Eagle Manor Final Plat Lot Closures
Distance: 113.52'
Easting: 6214.3686'
Northing: 4986.1034'
Mapcheck 6: LOT 6
Closure Summary
Precision, 1 part in:
153222.31'
Error distance:
0.00'
'Error direction:
N59012'52"E
Area:
8170.83 Sq. Ft.
Square area:
8170.83
Perimeter:
371.81'
Point of Beginning
Easting:
6303.7163'
Northing:
4865.2666'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90°45'00"]
Deflection angle:
[89-15.00"]
Distance:
102.34'
Easting:
6406.0476'
Northing:
4866.6062'
Side 2: Line
Direction:
S0001'30"W
Angle:
[-89°13'30"]
Deflection angle:
[90-46-30"]
Distance:
90.00'
Easting:
6406.0083'
Northing:
4776.6062'
Side 3: Line
Direction:
N73054'20"W
Angle:
[-73°55'50"]
Deflection angle:
[106-04-10"]
Distance:
121.74'
Easting:
62-89.0398'
Northing:
4810.3551'
Side 4: Curve
Curve direction:
Counter -clockwise
Radius:
[53.00']
Arc length:
22.86'
Delta angle:
24042'57"
Tangent:
11.61'
Chord direction:
N3044'12"E
Chord angle:
[-102°21'28"]
Deflection angle:
[77-38-32"]
Chord distance:
22.69'
Easting:
6290.5182'
Northing:
4832.9929'
Side 5: Line
Direction:
N22014'39"E
Angle:
[-149°08'04"]
Deflection angle:
[30051-56"]
Distance:
34.87'
Easting:
6303.7184'
Page 6
Eagle Manor Final Plat Lot Closures
Northing: 4865.2678'
Mapcheck 7: LOT 7
Closure Summary
Precision, 1 part in:
64239.55'
Error distance:
0.01'
Error direction:
S76004'56"E
Area:
7709.68 Sq. Ft.
Square area:
7709.68
Perimeter:
369.55'
Point of Beginning
Easting:
6289.0376'
Northing:
4810.3536'
Side 1: Line
Direction:
S73054'20"E
Angle:
[-73°54'20"]
Deflection angle:
[106005-40"]
Distance:
121.74'
Easting:
6406.0061'
Northing:
4776.6046'
Side 2: Line
Direction:
S0001'30"W
Angle:
[-106°04'10"]
Deflection angle:
[73-55-50"]
Distance:
42.59'
Easting:
6405.9875'
Northing:
4734.0147'
Side 3: Line
Direction:
S89040'07"W
Angle:
[-90°21'23"]
Deflection angle:
[89-38-37"]
Distance:
120.11'
Easting:
6285.8795'
Northing:
4733.3200'
Side 4: Line
Direction:
N16021'13"W
Angle:
[-106°01'20"]
Deflection angle:
[73-58-40"]
Distance:
52.38'
Easting:
6271.1312'
Northing:
4783.5808'
Side 5: Curve
Curve direction:
Counter -clockwise
Radius:
[53.00']
Arc length:
32.73'
Delta angle:
35022'54" ,
Tangent:
16.90'
Chord direction:
N33047'07"E
Chord angle:
[-129051'40"]
Deflection angle:
[50-08-20"]
Chord distance:
32.21'
Easting:
6289.0432'
Northing:
4810.3522'
Page 7
Eagle Manor Final Plat Lot Closures
Mapcheck 8: LOT 8
Closure Summary
Precision, 1 part in:
60544.37'
Error distance:
0.01'
Error direction:
S89005'43"W
Area:
8244.46 Sq. Ft.
Square area:
8244.46
Perimeter:
472.73'
Point of Beginning
Easting:
6271.1254'
Northing:
4783.5819'
Side 1: Line
Direction:
S16021'13"E
Angle:
[-16°21'13"]
Deflection angle:
[163038-47"]
Distance:
52.38'
Easting:
6285.8738'
Northing:
4733.3211'
Side 2: Line
Direction:
N89040'07"E
Angle:
[106-01-20"]
Deflection angle:
[-73058'40"]
Distance:
120.11'
Easting:
6405.9818'
Northing:
4734.0158'
Side 3: Line
Direction:
S0001'30"W
Angle:
[-89°38'37"]
Deflection angle:
[90-21-23"]
Distance:
55.00'
Easting:
6405.9578'
Northing:
4679.0158'
Side 4: Line
Direction:
S89040'07"W
Angle:
[-90021'23"]
Deflection angle:
[89-38-37"]
Distance:
124.79'
Easting:
6281.1699'
Northing:
4678.2940'
Side 5: Line
Direction:
N16021'13"W
Angle:
[-106001'20"]
Deflection angle:
[73-58-40"]
Distance:
99.94'
Easting:
6253.0303'
Northing:
4774.1907'
Side 6: Curve
Curve direction:
Counter -clockwise
Radius:
[53.00']
Arc length:
20.51'
Delta angle:
22010'13"
Tangent:
10.38'
Chord direction:
N62033'40"E
Chord angle:
[-101005'07"]
Page 8
Eagle Manor Final Plat Lot Closures
Deflection angle: [78-54-53"]
Chord distance: 20.38'
Easting: 6271.1176'
Northing: 4783.5818'
Mapcheck 9: LOT 9
Closure Summary
Precision, 1 part in:
105494.43'
Error distance:
0.00'
Error direction:
N2029'40"W
Area:
7207.01 Sq. Ft.
Square area:
7207.01
Perimeter:
363.82'
Point of Beginning
Easting:
6253.0379'
Northing:
4774.1907'
Side 1: Line
Direction:
S16021'13"E
Angle:
[-16°21'13"]
Deflection angle:
[163-38-47"]
Distance:
99.94'
Easting:
6281.1774'
Northing:
4678.2940'
Side 2: Line
Direction:
S89040'07"W
Angle:
[-73°58'40"]
Deflection angle:
[106-01.20"]
Distance:
87.00'
Easting:
6194.1789'
Northing:
4677.7908'
Side 3: Line
Direction:
N0009'00"W
Angle:
[-89°49'07"]
Deflection angle:
[90010-53"]
Distance:
112.78'
Easting:
6193.8836'
Northing:
4790.5704'
Side 4: Curve
Curve direction:
Clockwise
Radius:
[25.00']
Arc length:
10.46'
Delta angle:
23057'54"
Tangent:
5.31'
Chord direction:
S60021'07"E
Chord angle:
[-60°12'07"]
Deflection angle:
[119047'53"]
Chord distance:
10.38'
Easting:
6202.9056'
Northing:
4785.4353'
Side 5: Curve
Curve direction:
Counter -clockwise
Radius:
[53.00']
Arc length:
53.64'
Delta angle:
57059'03"
Page 9
Tangent:
Chord direction:
Chord angle:
Deflection angle:
Chord distance:
Easting:
Northing:
Mapcheck 10: LOT 10
Closure Summary
Precision, 1 part in:
Error distance:
Error direction:
Area:
Square area:
Perimeter:
Point of Beginning
Easting:
Northing:
Side 1: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 2: Curve
Curve direction:
Radius:
Arc length:
Delta angle:
Tangent:
Chord direction:
Chord angle:
Deflection angle:
Chord distance:
Easting:
Northing:
Side 3: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 4: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 5: Line
Direction:
Eagle Manor
29.37'
S77021'42"E
[151-00-28"]
[-28°59'32"]
51.38'
6253.0377'
4774.1941'
Final Plat Lot Closures
94702.30'
0.00'
S31034'38"W
7292.92 Sq. Ft.
7292.92
354.90'
6129.8816'
4791.4198'
N89040'07"E
[-90°19'53"]
[89-40-07"]
56.27'
6186.1507'
4791.7453'
Clockwise
25.00'
7.85'
17°59'49"
[3.96']
[S81019'59"E]
[-171°00'06"]
[8-59-55"]
[7.82']
6193.8818'
4790.5668'
S0°09'00"E
[-107048'56"]
[72011-04"]
112.78'
6194.1770'
4677.7872'
S89040'07"W
[-90010'53"]
[89049-07"]
64.00'
6130.1781'
4677.4170'
Page 10
Eagle Manor Final Plat Lot Closures
Angle:
[-89°49'07"]
Deflection angle:
[90-10-53"]
Distance:
114.00'
Easting:
6129.8797'
Northing:
4791.4166'
Mapcheck 11: LOT 11
Closure Summary
Precision, 1 part in:
356000000.00'
Error distance:
0.00'
Error direction:
N0°00'00"E
Area:
7296.04 Sq. Ft.
Square area:
7296.04
Perimeter:
356.00'
Point of Beginning
Easting:
6129.8816'
Northing:
4791.4198'
Side 1: Line
Direction:
S0009'00"E
Angle:
[-0°09'00"]
Deflection angle:
[179-51-00"]
Distance:
114.00'
Easting:
6130.1801'
Northing:
4677.4202'
Side 2: Line
Direction:
S89040'07"W
Angle:
[-90010'53"]
Deflection angle:
[89049-07"]
Distance:
64.00'
Easting:
6066.1812'
Northing:
4677.0501'
Side 3: Line
Direction:
N0009'00"W
Angle:
[-89049'07"]
Deflection angle:
[90-10-53"]
Distance:
114.00'
Easting:
6065.8827'
Northing:
4791.0497'
Side 4: Line
Direction:
N89040'07"E
Angle:
[-90010'53"]
Deflection angle:
[89-49-07"]
Distance:
64.00'
Easting:
6129.8816'
Northing:
4791.4198'
Mapcheck 12: LOT 12
Closure Summary
Precision, 1 part in:
495984.07'
Error distance:
0.00'
Error direction:
N44045'34"E
Area:
7276.98 Sq. Ft.
Square area:
7276.98
Perimeter:
347.35'
Page 11
Eagle Manor Final Plat Lot Closures
Point of Beginning
Easting:
6025.8037'
Northing:
4790.8179'
Side 1: Line
Direction:
N89040'07"E
Angle:
[-90°19'53"]
Deflection angle:
[89-40-07"]
Distance:
40.08'
Easting:
6065.8830'
Northing:
4791.0497'
Side 2: Line
Direction:
S0009'00"E
Angle:
[-89049'07"]
Deflection angle:
[90°10'53"]
Distance:
114.00'
Easting:
6066.1815'
Northing:
4677.0501'
Side 3: Line
Direction:
S89040'07"W
Angle:
[-90°10'53"]
Deflection angle:
[89-49-07"]
Distance:
65.00'
Easting:
6001.1826'
Northing:
4676.6741'
Side 4: Line
Direction:
N0009'00"W
Angle:
[-89°49'07"]
Deflection angle:
[90-10-53"]
Distance:
89.08'
Easting:
6000.9494'
Northing:
4765.7538'
Side 5: Curve
Curve direction:
Clockwise
Radius:
[25.00']
Arc length:
39.19'
Delta angle:
89049'07"
Tangent:
[24.92']
Chord direction:
[N44°45'34"E]
Chord angle:
[-135°05'26"]
Deflection angle:
[44-54-34"]
Chord distance:
[35.30']
Easting:
6025.8042'
Northing:
4790.8184'
Mapcheck 13: TRACT A
Closure Summary
Precision, 1 part in:
128168.79'
Error distance:
0.00'
Error direction:
N5012'28"E
Area:
1876.28 Sq. Ft.
Square area:
1876.28
Perimeter:
395.25'
Point of Beginning
Easting:
6406.0429'
Page 12
Eagle Manor Final Plat Lot Closures
Northing:
4966.6061'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90°45'00"]
Deflection
angle:
[89-15-00"]
Distance:
10.00'
Easting:
6416.0431'
Northing:
4866.7370'
Side 2: Line
Direction:
S0001'30"W
Angle:
[-89°13'30"]
Deflection
angle:
[90-46-30"]
Distance:
187.66'
Easting:
6415.9612'
Northing:
4679.0770'
Side 3: Line
Direction:
S89040'07"W
Angle:
[-90021'23"]
Deflection
angle:
[89-38-37"]
Distance:
10.00'
Easting:
6405.9614'
Northing:
4679.0192'
Side 4: Line
Direction:
N0001'30"E
Angle:
[-89038'37"]
Deflection
angle:
[90021-23"]
Distance:
187.59'
Easting:
6406.0432'
Northing:
4866.6092'
Mapcheck 14: TRACT B
Closure Summary
Precision, 1 part in:
320525.98'
Error distance:
0.00'
Error direction:
S62046'51"W
Area:
8676.95 Sq. Ft.
Square area:
8676.95
Perimeter:
564.69'
Point of Beginning
Easting:
6279.3702'
Northing:
4986.9510'
Side 1: Line
Direction:
N89015'00"E
Angle:
[-90°45'00"]
Deflection angle:
[89-15-00"]
Distance:
31.74'
Easting:
6311.1075'
Northing:
4987.3665'
Side 2: Line
Direction:
S0001'30"W
Angle:
[-89°13'30"]
Deflection angle:
[90-46-30"]
Distance:
80.00'
Easting:
6311.0726'
Page 13
Northing:
Side 3: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 4: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 5: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 6: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 7: Curve
Curve direction:
Radius:
Arc length:
Delta angle:
Tangent:
Chord direction:
Chord angle:
Deflection angle:
Chord distance:
Easting:
Northing:
Side 8: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Northing:
Side 9: Line
Direction:
Angle:
Deflection angle:
Distance:
Easting:
Eagle Manor Final Plat Lot Closures
4907.3665'
N89015'00"E
[89-13-30"]
[-90046'30"]
105.00'
6416.0636'
4908.7409'
S0°01'30"W
[-89013'30"]
[90046-30"]
42.00'
6416.0453'
4866.7409'
S89015'00"W
[-90°46'30"]
[89013-30"]
112.34'
6303.7149'
4865.2704'
S22014'39"W
[112059-39"]
[-67000'21"]
34.87'
6290.5147'
4832.9955'
Counter -clockwise
[53.00']
33.33'
36°01'50"
17.24'
N26038'12"W
[-48°52'51"]
[131-07-09"]
32.78'
6275.8170'
4862.2991'
N22014'39"E
[-113°06'14"]
[66-53-46"]
10.18'
6279.6703'
4871.7206'
N0°09'00"W
[157036-21"]
[-22023'39"]
115.23'
6279.3687'
Page 14
Eagle Manor Final Plat Lot Closures
Northing: 4986.9502'
Page 15
Eagle Manor Address Table
2134 SW 344TH Cr
2130 SW 344TH CT
2126 SW 344TH Cr
2118 SW 344TH CT
2110 SW 344TH CT
2102 SW 344TH CT
2101 SW 344TH CT
2105 SW 344TH CT
2109 SW 344TH CT
2117 SW 344TH CT
2125 SW 344TH CT
2131 SW 344TH CT
<<NO SfiTE ADDRESS»
2106 SW 344TH CT
r e MQP-(�O
SUBDIVISION
Issued By: CHICAGO TITLE INSURANCE COMPANY
by its agent:
f TICOR TITLE COMPANY
Guarantee/Certificate Number:
70054477
CHICAGO TITLE INSURANCE COMPANY, a corporation, herein called the Company, AUG 2 9 Z016
CITY OF FEDERAL WAY
GUARANTEES CDS
Encompass Engineering 8r Surveying, their successors and/or assigns
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A
or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Chicago Title Insurance Company
By:
3 Title Company
3400 9th Ave S, Ste. 102
340
4-1
Federal Way, WA 98003
President
Countersigned By:
Attest:
Authorized Officer or Agent
Secretary
Subdivision Guarantee/Certificate Printed: 08 12 16 @ 09:38 AM
Page 1 WA-TT-FNWT-02840 660004-SPS-1 -16-70054477
CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70054477
ISSUING OFFICE:
Title Officer: Mike Wilson
Ticor Tit Company
33400 9th Ave S, Ste. 102
Federal Way, WA 98003
Phone: 253-765-7258 Fax: 877-521-9938
Main Phone: (425)255-7472
Email: mike.Witson icordtle.com
SCHEDULE A
Liability Premium Tax
$1,000.00 $350.00 $33.60
Effective Date: July 29, 2016 at 08:00 AM
The assurances referred to on the face page are:
That, according to those public records which, under the recording laws, impart constructive notice of matter relative to
the following described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
696 LLC, a Washington limited liability company
subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their
priority.
END OF SCHEDULE A
Subdivision Guarantee/Certificate Printed: 08 12 16 @ 09:38 AM
Page 2 WA-TT-FNWT-02840.660004-SPS-1 -16-70054477
EXHIBIT "A"
Legal Description
For APN/Parcel ID(s): 894720-0120-00
TRACT A, VIRGINIA HILLS, ACCORDING TO THE PLAT THREOF, RECORDED IN VOLUME 115 OF PLATS, PAGES
35 AND 36, IN KING COUNTY, WASHINGTON.
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY, OF KING, STATE OF WASHINGTON.
Svbdlvlsibn GuaranteelCertificate Printed: 08.12.16 @ 09:38 AM
Page 3 WA-TT-FNWT-02840.660004-SPS-1-16-70054477
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
GENERAL EXCEPTIONS:
GUARANTEEICERTIFICATE NO. 70054477
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
SPECIAL EXCEPTIONS:
Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: King County
Purpose: Slopes for cuts and fills
Recording Date: February 1, 1972
Recording No.: 7202010411
Affects: East 4 feet of said premises
Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: Puget Sound Power & Light Company
Purpose: Underground electric system
Recording Date: February 6, 1978
Recording No.: 7802060602
Affects: Portion of said premises and other property
3. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal
laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of
Virginia Hills:
Recording No.: 8007150545
Agreement and the terms and conditions thereof.
Executed by: Water District No. 124
And: Tide Builders, Inc.
Recording Date: February 14, 1979
Recording No.: 7902141359
Regarding: Water mains and payment thereof
Agreement and the terms and conditions thereof:
Executed by: Eagle Creek Land & Development, LLC
And: Lakehaven Utility District
Recording Date: April 2, 2013
Recording No.: 20130402001596
Regarding: Water and sanitary sewer mains and costs related
Subdivision Guarantee/Certificate Printed: 08 12.16 @ 09:38 AM
Page 4 WA-TT-FNWT-02840.660004-SPS-1-16-70054477
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
(continued)
GUARANTEE/CERTIFICATE NO. 70054477
6. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed
In favor of: King County
Recording Date: May 21, 1968
Recording No.: 5596216
7. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed
In favor of: King County
Recording Date: February 29, 1972
Recording No.: 7202290075
8. Grant of License to City of Federal Way, and the terms and conditions thereof:
Recording Date: April 19, 2016
Recording No.: 20160419001070
9. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year:
Tax Account Number:
Levy Code:
Assessed Value -Land:
Assessed Value -Improvements
General and Special Taxes: Billed
2016
894720-0120-00
1205
$159,000.00
$0.00
$2,317.45
Paid: $0.00
Unpaid: $2,317.45
10. The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the
right to require further evidence to confirm that the property is unencumbered, and further reserves the right to
make additional requirements or add additional items or exceptions upon receipt of the requested evidence.
END OF EXCEPTIONS
NOTES
The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for
loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or
are not matters covered under the insuring provisions of the policy.
Note A: Note: FOR INFORMATIONAL PURPOSES ONLY:
The following may be used as an abbreviated legal description on the documents to be recorded, per
Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal
description within the body of the document:
TRACT A, VIRGINIA HILLS
Tax Account No.: 894720-0120-00
Guarantee/Certificate Printed: 08.12 16 @ 09:38 AM
Page 5 WA-TT-FNWT-02840.660004SPS-1-16-70054477
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
(continued)
GUARANTEEXERTIFICATE NO. 70054477
Note R Note: The Public Records indicate that the address of the improvement located on said Land is as
follows:
21 XX Southwest 344th Street (Vacnat Land)
Federal Way, WA 98023
END OF NOTES
END OF SCHEDULE B
Subdivision Guarantee/Certificate Printed 08.12.16 @ 09:38 AM
Page 6 WA-TT-FNWr-02640-660004-SPS-1-16-70054A77
geoAdvantage: King County of Washington State (App3) Page 1 of 1
hftp://geo.sentrydynamics.net/WA—King/default.aspx 8/12/2016
After Recording Return to:
S SIR LLC
12910 Totem Lake Blvd. NE, Suite
220 Kirkland, WA 98034
Attn: Chalo Wilson
DOCUMENT TITLE
DECLARATION OF COVENANTS, CONDITIONS, AND
RESTRICTIONS AND RESERVATION OF EASEMENTS FOR
THE EAGLE MANOR HOMEOWNERS ASSOCIATION
REFERENCE NO. OF
DOCUMENTS ASSIGNED/
RELEASED/REFERENCED
GRANTORS
696 LLC, a Washington limited liability company
GRANTEE
Eagle Manor Homeowners Association, a Washington nonprofit
corporation
LEGAL DESCRIPTION
Lots 1-12, and Tract A, City of Federal Way Final Plat No._
King County Rec. #
Full Legal, See Exhibit A, page
ASSESSOR'S PARCEL NO.
894720-0120
r
TABLE OF CONTENTS
ARTICLE1. DEFINITIONS...................................................................................................3
ARTICLE 2. PHASED DEVELOPMENT; DEVELOPMENT RIGHTS Error! Bookmark not
defined.9
ARTICLE 3. THE ASSOCIATION .................................... Error! Bookmark not defined.-i9
ARTICLE 4. ASSESSMENTS ............................................ Error! Bookmark not defined.4-4
ARTICLE 5. NONPAYMENT OF ASSESSMENTS.......... Error! Bookmark not defined.
ARTICLE 6. EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY Error! Bookmark
not defined.20
ARTICLE 7.
REPAIR AND MAINTENANCE ..................
Error! Bookmark not defined.2-3
ARTICLE 8,
COMMON AREA PROTECTION ................
Error! Bookmark not defined.24
ARTICLE 9.
ARCHITECTURAL CONTROL COMMITTEE .............. Error! Bookmark not
defined.26
ARTICLE 10.
CONSTRUCTION OF IlVIPROVEMENTS....
Error! Bookmark not defined.27
ARTICLE 11.
REGULATION OF OPERATIONS AND USES ............. Error! Bookmark not
defined.34
ARTICLE 12.
DAMAGE OR LOSS TO IMPROVEMENTS
Error! Bookmark not defined.38
ARTICLE 13.
PROTECTION OF MORTGAGEES ..............
Error! Bookmark not defined.39
ARTICLE 14.
DURATION AND AMENDMENT ...............
Error! Bookmark not defined.40
ARTICLE 15.
LMTATION OF LIABILITY .............
Error' Bookmark not defined.41
ARTICLE 16.
INSURANCE; LOSSES .................................
Error! Bookmark not defined.42
ARTICLE 17.
INTENTIONALLY OMITTED ....................
Error! Bookmark not defined.42
ARTICLE 18.
INTENTIONALLY OMITTED .........:...........
Error! Bookmark not defined.42
ARTICLE 19.
GENERAL PROVISIONS ......................-,-.Error,'
Bookmark not defined.42
Page 1
DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS AND
RESERVATION OF EASEMENTS FOR
THE EAGLE MANOR HOMEOWNERS ASSOCIATION
This Declaration of Covenants, Conditions, and Restrictions and Reservation of
Easements for The Eagle Manor Homeowners Association is made by 696, LLC, a Washington
limited liability company ("Declarant"), as owner of the Property described below.
RECITALS
A. Declarant is the owner of certain real property located in the County of King,
State of Washington, described in Exhibit A attached hereto and by this reference incorporated
herein ("Property'). The Property is comprised of the real property legally described on
Exhibit A and any other real property added by amendment of this Declaration or amendment
of the Map (as defined below). Declarant is developing the residential community
("Community") of Eagle Manor on the Property in accordance with the Plat of Eagle Manor
("Plat"), recorded in Volume of Plats, Pages , under King County
Recorder's File No. , and in accordance with the approved
Preliminary Plat for the Community.
B: Declarant plans to develop, own and convey the Property subject to the
covenants, conditions, restrictions and easements as set forth in this Declaration and as set
forth in the deeds of Lots from Declarant to Owners of Lots in the Property.
DECLARATION
Declarant hereby declare that all of the Property shall be held, leased, encumbered, used,
occupied, improved, sold and conveyed subject to the following covenants, conditions,
restrictions and reservations of easements in this Declaration, all and each of which are for the
purpose of enhancing and perfecting the value, desirability, and attractiveness of the Property, in
furtherance of a general plan for the protection of the Property. All and each of these covenants,
conditions, restrictions, and easements in this Declaration are hereby imposed as equitable
servitudes upon the Property. They shall run with the Property, and every portion thereof, shall
be binding on all parties having or acquiring any right, title or interest in the Property, and every
portion thereof, and their lessee, guests, heirs, successors and assigns, shall inure to the benefit of
every portion of the Property and any interest therein, shall inure to the benefit of each Owner,
and his/her heirs, successors and assigns, and may be enforced by the Owners, the Association
and the Declarant in accordance with the terms hereof. Acceptance of any portion of the
Property shall be deemed acceptance of the terms and provisions of this Declaration.
Page 2
ARTICLE 1. DEFINITIONS
The following words, when used in this Declaration and in any amendment hereto shall
have the following meanings unless otherwise expressly provided herein or therein:
1.1 "Articles" shall mean the Articles of Incorporation of the
Association which have been or will be filed in the office of the Secretary of State of the State of
Washington, as such Articles may be amended from time to time.
1.2 "A sew ssment(s)" shall mean all assessments imposed pursuant this
Declaration, including without limitation General Assessments, Capital Improvement
Assessments, Special Assessments, Reconstruction Assessments, and any other Assessments
provided for throughout this Declaration.
1.3 "Assessment Period" shall mean a calendar year for General
Assessments, and such other period as determined by the Board for other Assessments.
1.4 "Association" shall mean the Eagle Manor Homeowners
Association, a Washington non-profit corporation, its successors and assigns.
1.5 "Association Lien" shall mean a lien in favor of the Association
imposed pursuant to this Declaration.
1.6 'Board of Directors" or 'Board" shall mean the Board of
Directors of the Association.
1.7 "Budget" shall mean the operating budget for the Association
adopted pursuant to Section 4.3 below.
1.8 'Bylaws" shall mean the Bylaws of the Association, as adopted by
the Board initially, as such Bylaws may be amended from time to time.
1.9 "Capital Improvement Assessment(s)" shall mean an Assessment
imposed pursuant to Section 4.4 below.
1.10 "Capital Improvement Work" shall have the meaning ascribed to
it in Section 4.4 below.
1.11 "Class" shall mean a class of Membership in the Association as
described in Section 3.9 below.
1.12 "Close of Escrow" shall mean the date on which any deed
conveying a Lot is Recorded.
1.13 "Committee" shall mean the Architectural Control Committee
formed pursuant to ARTICLE 9 of this Declaration.
Page 3
1
1.14 "Common Areas" shall mean all real property and Improvements
within the Community: (a) owned or leased by the Association; (b) in or over which the
Association has an easement for access or maintenance (excepting easements for maintaining
specific Lots) for the use, enjoyment, and benefit of all of the Members; (c) in which the
Members have a common right of control by any written instrument, including this Declaration,
or by delineation and declaration of the same on the Plat affecting the Community; (d) that are to
be maintained by the Association, as set forth on the Plat of the Community, or for which the
Owners of the Lots have appointed the Association as the party responsible for operating and
maintaining; or (e) in which the Owners of the Lots own or have an equal and undivided interest.
Common Areas do not include and shall exclude all Lots, all Streets and other areas dedicated or
conveyed to a governmental entity for public use or specifically dedicated to any utility, other
service provider or one or more specific Lot Owners for a particular purpose on the face of the
Plat of the Community. The Common Areas may be improved by certain common facilities and,
if and when improved, shall include such common facilities, except to the extent that such
facilities are owned and/or maintained or to be maintained by the City of Federal Way ("City"),
King County (the "County'), any other governmental agency or any utility or service providers.
The Common Areas may include (where applicable, if and when improved) common greens and
open space areas, including Improvements thereon, Street lights, Street trees and other
landscaping, Signs, recreational, picnic and athletic facilities, pedestrian and hiking paths and
trails, bicycle paths, private alleys, irrigation systems located in public rights of way or in
Common Areas, drainage and storm water detention areas and sewer, water, storm drainage, and
other utility systems located on or in the Common Areas. As of the recording of this
Declaration, the Common Areas shall include specifically (but without limitation): (i) Tract A of
the Plat (established and reserved as a Landscape Tract. The Declarant may add or subtract from
the Common Areas during the Development Period by amendment to this Declaration. If the
Common Areas shown on the Map of the Community are different from those described herein,
the Common Areas described on such Map shall be deemed to be the Common Areas unless this
Declaration has been amended or modified and states that such amendment or modification
changes the Common Areas shown on such Map.
1.15 "Common Ex enses" shall mean'all costs and expenses incurred
by the Association, including, but not limited to, the following: (a) expenses of administration,
maintenance, and operation, including, but not limited to, reasonable compensation to employees
of the Association, (b) costs of repair, maintenance, operation, replacement and capital
improvement of the Common Areas and any Improvements thereon, (c) premiums or deductibles
for all insurance policies and bonds required or permitted by this Declaration, (d) all real
property and other taxes and assessments on the Common Areas, the extent that such taxes are
not already apportioned to, taxed and paid as a part of and together with the Lots according to
each Lot's undivided interest in any Common Areas, (e) utility and service charges, (f) funding
of reserves for anticipated operational shortfalls or for replacement of capital items, (g) funding
of reserves for the replacement of the Common Areas and any improvements and Community
facilities therein, and start-up expenses and operating contingencies of a nonrecurring nature, (h)
expenses payable under ARTICLE 4 below, (i) legal fees and costs, 0) the costs of recovering
unpaid Assessments, including legal fees and other costs of foreclosure of an Association Lien,
(k) fees for architectural services provided to the Committee, (1) expenses of administration,
Page 4
maintenance, operation, repair or replacement of landscaping performed by the Association or
the Association's agent on the Owners' Lots, (m) costs payable under Section 3.5(b) below, (n)
the cost of maintaining or repairing any storm water drainage system, vault or similar
improvements, and (o) any other costs and expenses of the Association and/or Community
determined from time to time as reasonably necessary by the Board, or as otherwise incurred by
the Association pursuant to this Declaration.
1.16 "Declarants " shall mean 696, LLC, a Washington limited
liability company, its successors or permitted assigns and/or any permitted Person to which either
has assigned, in whole or in part, any of its rights under this Declaration by an express written
assignment Recorded in the Recorder's Office; provided that any assignee acquiring
Development Rights from Declarant must qualify as a Participating Builder in order to exercise
any Declarant Rights described in this Declaration. On the date hereof, 696, LLC shall serve as
Declarant. Upon 696, LLC or their successors or permitted assigns conveying the last Lot
owned by such party to an Owner, such party shall cease to be a Declarant and shall cease having
Declarant Rights. In no event shall there ever be more than one (1) Declarant hereunder.
1.17 "Declaration" shall mean this Declaration of Covenants,
Conditions, and Restrictions and Reservation of Easements for the Eagle Manor Homeowners
Association, as it may be amended from time to time as provided herein.
1.18 "Development Period" shall mean the period of time from the date
of Recording this Declaration until the Turnover Date.
1.19 "Development Rights" (or "Declarant Right') shall mean those
rights of Declarant reserved in ARTICLE 2, ARTICLE 3, ARTICLE 8 and ARTICLE 14, and
elsewhere in this Declaration. Unless otherwise expressly stated herein, Declarant may exercise
any and all Development Rights at any time during the Development Period in Declarant's sole
discretion.
1.20 "Fence Requirements" shall mean the requirements for fences
identified in Section 10.l(c) and Section 11.l(g) below, and the requirements attached as
Exhibit B, as well as any requirements included within the Rules and Regulations adopted and as
revised from time to time for the Community.
1.21 "General Assessments " shall mean Assessments imposed by the
Association pursuant to Section 4.3(a) below.
1.22 "Improvement" shall mean all structures and appurtenances
thereto of every kind, whether above or below the land surface, including but not limited to,
buildings (including Residences), garages, utility systems, facilities, walkways, driveways,
parking areas, loading areas, landscaping items, swimming pools, sports courts, fences, walls,
decks, stairs, poles, landscaping vegetation, irrigation systems, Streets, Signs, exterior fixtures,
playfields and appurtenant facilities, recreational facilities, play structures, picnic structures and
any other structure of any kind.
Page 5
1.23 "Initial Working Capital Contribution" shall have the meaning
ascribed to it in Section 4.10 below.
1.24 "Institutional Lender" shall mean one or more commercial or
savings banks, savings and loan associations, trust companies, credit unions, industrial loan
associations, insurance companies, pension funds or business trusts, including, but not limited to
real estate investments trusts, any other lender regularly engaged in financing the purchase,
construction, or Improvement of real estate, or any assignee of loans made by such a lender, or
any private or governmental institution which has insured the loan of such a lender, including
Federal Mortgage Agencies, or any combination of any of the foregoing entities.
1.25 "Lot" shall mean each separate parcel of the Property as shown on
the Plat to be used for construction of a Residence and which is not a Common Area nor
dedicated to the public. If any additional property is added to the Plat as permitted herein, each
parcel comprised of a legal buildable lot which will be used for the construction of a Residence
shall be considered a "Lot."
1.26 "Ma'orit Vote" shall mean a vote of the holders of more than
50% of the total number of votes allocated to the Lots in accordance with Section 3.9 below,
whether by Class or in the aggregate as so indicated.
1.27 "Map" shall mean the map of the Property recorded with the King
County, Department of Records as Final Plat No recorded under King
County Auditor's File No
1.28 "Member" shall mean every person or entity who or which holds
a Membership in the Association, as provided in Section 3.7 below. "Membership" shall mean
the status of being a Member.
1.29 "Mortgage"— "Mortgaagee"— "Mortgagor." A Mortgage shall
mean any recorded mortgage or deed of trust on a Lot. A Mortgagee shall mean any holder of a
Mortgage and shall be deemed to include the beneficiary of a deed of trust. A Mortgagor shall
mean the borrower under a Mortgage and shall be deemed to include the trustor or grantor of a
deed of trust.
1.30 "Occupant" shall mean a lessee or licensee of an Owner or any
other person or entity, other than an Owner, in lawful possession of a Lot, or a portion of a Lot,
with the permission of the Owner.
1.31 "Owner" shall mean the Person(s), including Declarant, holding
fee simple title of record to any Lot, including purchasers under executory contracts of sale
(through which possession of the Lot is given to the purchaser, or any third party at purchaser's
direction, and title to the Lot is retained solely as security for the payment of the purchase price),
and shall include "Co -Owners" as defined in Section 3.9(c). "Ownership" shall mean the status
of being an Owner. The Declarant shall be an Owner until it sells the last Lot owned by it, but
the Declarant shall not be liable for assessments and fees and may be expressly excluded from
Page 6
other obligations under this Declaration or the Association's Articles and Bylaws.
1.32 'Participating Builder" shall mean a party that purchases
unimproved Lots from Declarant for the purposes of building Residences on such Lots, and
offering such Residences for sale.
1.33 "Person" shall mean a natural individual, partnership, company,
corporation, trust, limited liability company or any other entity with the legal right to hold title to
real property.
1.34 "Plans" shall mean plans and specifications as further described in
Section 10.1 below.
1.35 "Plat" shall mean Final Plat No. as
described in Recital A of this Declaration above.
1.36 "Propert " shall mean all of the real property described in
Exhibit A to this Declaration and, when authorized, all real property added by amendment of
this Declaration and/or the Map.
1.37 "Prorata Share" shall mean, for any particular Owner and for
any particular Assessment, an amount equal to the number of Lots owned by an Owner,
divided by the total number of Lots subject to that particular Assessment.
1.38 "Reconstruction Assessment s " shall mean an Assessment imposed
pursuant to Section 12.1 below.
1.39 "Record" or "File" shall mean, with respect to any document, the
recordation thereof, and with respect to any map, the filing thereof, in the official Real Property
Records of King County, State of Washington ("Recorder's Office").
1.40 "Residence." shall mean a single family residential building
which is constructed on a Lot, or each dwelling unit within a Townhouse or other structure with
a Party Wall between dwelling units located at the common boundary between the Lots.
1.41 "Signs" shall mean any structure, device or contrivance, electric
or non -electric, upon or within which any poster, bill, bulletin, printing, lettering, painting,
device, or other advertising of any kind whatsoever is used placed, posted, tacked, nailed,
pasted or otherwise fastened or affixed.
1.42 "Special Assessments " shall mean an Assessment imposed
as a Special Assessment pursuant to any provision of this Declaration.
1.43 "Street" shall mean any public or private street, drive -way lane
(if located in a public right of way or Common Area), alley, or similar place or other
thoroughfare either as shown on the Map or Plat of the Property, however designated, or as so
Page 7
used as a part of the Common Areas; but not any access -way designated on the Map or
otherwise for the private use between specific Lot Owners.
1.44 "Turnover Date" shall mean the earlier of (i) ten (10) years
from the date of recording of this Declaration, or (ii) the date the last of the Lots has been
conveyed by Declarant to other Owners; provided, however, that the Declarant may
accelerate the Turnover Date at any time if it records a written notice surrendering all
Declarant Development Rights arising under this Declaration.
1.45 "Workiniz Ca ital Fund" shall have the meaning ascribed to it
in Section 4.10 below.
ARTICLE 2. PHASED DEVELOPMENT; DEVELOPMENT RIGHTS
2.1 Subsequent Development. Declarant reserves as a
Development Right during the Development Period for itself, its successors and assigns, the
right, by adoption of amendments to this Declaration recorded in the Recorder's Office, to
subject additional properties to this Declaration or to withdraw undeveloped property from it.
If the Declarant elects to subject additional property to this Declaration, Declarant shall grant
to the Owners of such additional properties all of the rights and benefits to which Members of
the Association are entitled. If the Declarant elects to withdraw undeveloped property from
this Declaration, such withdrawn property shall no longer have any Membership rights in the
Association or hereunder. The rights reserved by Declarant in this Section shall be exercised
by Declarant at Declarant's sole discretion.
2.2 Consent to Adding or Subtracting Properties. Declarant
reserves as a Development Right the right to subject additional properties to this Declaration
at any time prior to termination of the Development Period by recording an instrument to
such affect in the Recorder's Office. Declarant reserves as a Development Right the right to
withdraw any undeveloped portion of the Property from this Declaration at any time prior to
termination of the Development Period by recording an instrument to such affect in the
Recorder's Office. Each Owner appoints and constitutes the Declarant as his/her attorney -
in -fact to adopt and file amendments to this Declaration necessary to add or subtract such
properties. The original Eagle Manor Owners shall be benefited by any Common Areas on
additional property the Declarant elects to add to the Eagle Manor Community, either
through Association ownership and/or control of said additional Common Areas or by
easements of use and enjoyment in favor of said original Owners on said additional
Common Areas. The Owners of such property added by Declarant to the Eagle Manor
Community shall have an easement for use and enjoyment of the existing Eagle Manor
Common Areas and shall have all the obligations to pay their prorata cost of maintaining the
Common Areas, unless otherwise provided herein. The Declarant shall also have as a
Development Right during the Development Period the right to extend existing easements
and may create new easements over the Lots still within Declarant's control so as to provide
access to and service to the additional properties. Neither the Association nor any Owners
shall have any right in any additional property nor shall this Declaration have any effect on
such additional property until it is subjected to this Declaration by adoption of an
Page 8
amendment to this Declaration recorded in the Recorder's Office specifically describing
such additional property or by addition to the Map of Eagle Manor. The rights reserved by
Declarant in this Section shall be exercised by Declarant during the Development Period at
Declarant's sole discretion.
2.3 Rights and Obligations. The Owners of properties added to
the Eagle Manor Community shall be Members of the Association, and shall be entitled to
all benefits and subject to all obligations of a Member, including, but not limited to, the
right to vote in Association elections and the obligation to pay assessments as set forth
herein.
2.4 No Requirement to Include Additional Properties.
Nothing contained in this Declaration shall be construed to require the Declarant to
subject additional properties to this Declaration.
2.5 Control. The Declarant shall have and hereby reserves as a
Development Right for itself, its successors, and assigns, an easement for the right, during the
Development Period and any period thereafter in which Declarant is a Lot Owner, to utilize
the Common Areas for its business uses and purposes, including, but not limited to, uses and
purposes related to the construction, promotion, sale and development of the Eagle Manor
Community or any part of it. If additional properties are subjected to this Declaration pursuant
to this ARTICLE 2, Declarant shall have an easement as described in this Section 2.5 on the
Common Areas located therein. Upon termination of the Development Period, said Declarant's
easement shall automatically terminate except as to Lots to which the Declarant retains title.
Control and the management and administration of the Common Areas shall vest in the
Association at the end of the Development Period subject to the Declarant's aforementioned
rights of use.
2.6 Dedication to Governmental Entities. Until the termination of
the Development Period, Declarant reserves as a Development Right the right to withdraw any
undeveloped part of the Property from this Declaration and to dedicate, transfer or convey it to
any state, county, municipal or other governmental entity any such part of the Property or
reserve it for Declarant's use and/or sale. The rights reserved by Declarant in this Section 2.6
shall be exercised by Declarant at Declarant's sole discretion.
ARTICLE 3. THE ASSOCIATION
3.1 Formation. The Association has been incorporated under
the name of Eagle Manor Homeowners Association, as a non-profit corporation under
Revised Code of Washington, Chapter 24.03. Declarant may change the name of the
Association if Declarant elects to change the name of the Plat or use a different name for
marketing purposes.
3.2 Development Period. Until the termination of the Development
Period, the Declarant hereby reserves as a Development Right for itself, its successors or
assigns, the power to exercise all of the rights, powers and functions of the Association, or the
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Board thereof, which Development Right shall be exercised and/or performed solely by the
Declarant without further authority from or action by the Members. During the Development
Period, the Declarant shall have no obligation to publish financial statements, hold meetings or
otherwise account to or consent with the Members, except as required under RCW 64.38,
RCW 24.03 or any other required law, or as expressly required herein. Prior to the termination
of the Development Period, the Declarant, acting pursuant to its authority to act on behalf of
the Association, shall adopt Bylaws. During the Development Period, Declarant shall have as a
Development Right, the sole authority to amend the Bylaws. The Declarant's control of the
Association during the Development Period is established in order to ensure that the Property,
Community, and the Association will be adequately administered in the initial phases of
development and to ensure an orderly transition of the Association's operations. Upon
termination of the Development Period, administrative power and authority for management of
the Common Areas shall pass to the Board of Directors and Members as provided herein and
in the Bylaws of the Association.
3.3 Board of Directors. The Association shall be managed by
a Board of Directors, elected or appointed in accordance with this Declaration, the Articles,
and the Bylaws of the Association. Notwithstanding the foregoing, the Declarant shall
have as a Development Right the right to appoint and remove all members of the Board in
its sole discretion until the Turnover Date. The initial Board of Directors shall be:
Randy Lloyd 696 LLC
16510 — 218th Avenue East
Orting, WA 98360
3.4 Delegation to Manager. The Board may delegate any of its
managerial duties, powers, or functions to any Person or entity as its manager by written
instrument (such party, the' M. ana '). The Board members shall not be liable for any
omission or improper exercise by the Manager of any duty, power, or function so delegated
by written instrument authorized and entered into by the requisite vote of the Board.
3.5 Duties and Powers of Association. The duties and powers of
the Association are those set forth in its Articles and Bylaws, together with all general and
implied powers as a not for profit corporation under the laws of the State of Washington. The
Association shall have the right and power to generally to do any and all things that a
corporation organized under the laws of the State of Washington may lawfully do which are
necessary or proper in operating for the peace, health, comfort, safety and general welfare of
its Members, subject only to the limitations upon the exercise of such powers as are expressly
set forth in its Articles, its Bylaws, the Plat and in this Declaration.
(a) Purposes. Specifically, but not by way of limitation, the
Association shall effectuate the purposes of this Declaration, including but not limited to:
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(i) adopting and enforcing Rules and Regulations (through action of the Board pursuant to
Section 3.5(c) below); (ii) adopting an operating and capital budget; (iii) controlling and
administering the Association's funds, including the levy, collection, and disbursement of
Assessments; and (iv) administering and enforcing this Declaration. Subject to any
dedications made, other rights granted or other provisions of this Declaration, the
Association shall have the authority and obligation to establish, manage, repair, operate,
and administer the Common Areas. Subject to the approval of any applicable
governmental agency and to the approval of the Committee, the Association may at any
time, and from time to time, construct, reconstruct, improve, replace and/or restore any
Improvement or portion thereof upon the Common Areas, and the Association may
construct, reconstruct, improve and/or replace destroyed trees or other vegetation and
plant trees, shrubs, ground cover and other landscaping upon the Common Areas. The
Association may employ personnel necessary for the effective operation and maintenance
of the Common Areas, including the employment of legal and accounting services.
(b) Operating Costs. The Association shall be responsible for the
payment of power bills, maintenance, repair, and any other associated operating costs for the
Common Areas and the Improvements thereon, unless that responsibility is otherwise assigned
by this Declaration, the Map or regulations of a governmental agency with jurisdiction over the
Plat. The Association shall also be responsible for payment of the general expenses and
operating costs associated with maintaining, operating and administering the Association and
all of its duties and rights under this Declaration.
(c) Rules and Re-Iations. The Board is authorized and
empowered on behalf of the Association to adopt rules and regulations governing the use of
the Property and the personal conduct of the Members, Owners, and their guests, and to
establish penalties for the infraction thereof.
3.6 Priorities and Inconsistencies. In the event of conflicts or
inconsistencies between this Declaration and either the Articles or the Bylaws, the terms
and provisions of this Declaration shall prevail.
3.7 Membership. An Owner of a Lot shall automatically be a
Member of the Association and shall remain a Member until such time as Ownership ceases
for any reason, at which time such Membership shall automatically cease. Membership shall
be appurtenant to and may not be separated from the Ownership of each Lot. The Owners
covenant and agree that the administration of the Property shall be in accordance with the
provisions of this Declaration, the Articles, and the Bylaws. Except as may otherwise be
provided herein, the rights, duties, privileges and obligations of all Members shall be as set
forth in this Declaration, the Articles, and the Bylaws.
3.8 Transfer. Membership held by any Owner shall not be
transferred, pledged or alienated in any way, except upon the sale or encumbrance of such
Owner's Lot and then only to the purchaser or Mortgagee of such interest in such Lot. Any
attempt to make a prohibited transfer is void and will not be reflected upon the books and
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records of the Association. Owners shall promptly notify the Board or its designated Manager
of any pending sale or transfer of a Lot so that the Association may provide accurate
information to any associated escrow, purchaser, transferee or Mortgagee concerning any
amounts owed or matters described under this Declaration. All Owners or new purchasers or
transferees of Lots shall notify the Board or its designated Manager promptly upon (but in no
event later than 5 business days after) the Close of Escrow or other transfer of a Lot so that the
Association may maintain accurate books and records concerning its Members.
3.9 Voting Rights.
(a) Voting Rigfzts. The right to vote may not be severed or
separated from any Lot, and any sale, transfer or conveyance of a Lot to a new Owner or Co -
Owners shall operate to automatically transfer the appurtenant vote without the requirement
of any expressed reference thereto. An Owner may, by written notice delivered to the Board,
designate a voting representative for its voting rights if expressly permitted in the Bylaws.
Notwithstanding the foregoing, the voting rights of any Member may be suspended as
provided in this Declaration, the Articles, or the Bylaws. Member votes may be tabulated by
mail, facsimile, email, or other electronic transmission.
(b) Classes ofMembershi . The Association shall have two
(2) Classes of Membership, Class A and Class B, as follows:
i. Class A. Class A Membership shall consist of all
Owners, other than Declarant. Each Class A Member shall be entitled to one (1) vote for each
Lot owned.
ii. Class B. Membership shall consist of the Declarant.
The Declarant shall be entitled to three (3) votes for each Lot owned by Declarant. Class B
Membership shall terminate and be converted to Class A Membership on the Turnover Date.
(c) Co -Owners. If an ownership interest in a Lot is held by
multiple Persons ("Co -Owners"), the Association shall have no responsibility to accept any
vote for such Lot if such vote is disputed among the Co -Owners.
(d) Pry. Members may vote at any meeting of the Association in
person or by proxy. A proxy must be in writing, signed by the designated voting Member for
the Lot and filed with the Board in advance of the meeting at which such vote is taken. No
Owner may revoke any proxy given by a Member to or in favor of a Mortgagee without the
prior written consent of the holder of the Mortgagee.
3.10 Rules and Regulations. The Board shall have the power to
adopt from time to time and to enforce the Rules and Regulations governing the use of the
Property, in addition to the use restrictions contained in this Declaration and whether or not
expressly contemplated herein, provided that such Rules and Regulations shall not be
inconsistent with this Declaration. The Rules and Regulations may not unreasonably
differentiate among Owners, provided that the Board or the Committee may make exceptions
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'f
1
to any Rule or Regulation in one or more instances if the particular circumstances warrant the
same. The Board may prescribe penalties for the violation of the Rules and Regulations,
including but not limited to suspension of the right to use the Common Areas or portions
thereof, and the imposition of fines pursuant to a previously adopted schedule thereof. Any
such Rules and Regulations, and/or amendments thereto, shall become effective thirty (30)
days after promulgation and shall be mailed to all Owners within thirty (30) days after
promulgation. A copy of the Rules and Regulations in force at any time shall be retained by
the Secretary of the Association and shall be available for inspection by any Owner (or
potential purchaser or transferee under contract with an Owner for sale or transfer of a Lot)
during reasonable business hours. Such rules shall have the same force and effect as if set
forth herein.
ARTICLE 4. ASSESSMENTS
4.1 Creation of the Lien and Personal Obligation of
Assessments. Each Owner of a Lot by acceptance of a deed therefor, whether or not it shall be
so expressed in such deed, is deemed to covenant and agree to pay to the Association any
Assessment duly levied by the Association as provided in this Declaration. Such Assessments,
together with interest, costs, late charges and reasonable attorneys' fees, shall also be a charge
on the land and shall be a continuing lien upon the Lot against which each such Assessment is
made. Each such Assessment, together with interest, costs, late charges, and attorneys' fees
(including all such costs and fees incurred in connection with collection of the Assessment),
shall also be the personal obligation of the Person who was the Owner of such Lot at the time
when the Assessment fell due. The personal obligation for delinquent Assessments shall not
pass to an Owner's successor in title unless the lien for such delinquent Assessments had been
Recorded prior to title transfer, or unless the Association had provided other clear written
notice to such successor in title (not including any Mortgagee) of such lien, or unless expressly
assumed by the successor in title. When Ownership of a Lot changes, Assessments which
have been levied but are not yet due and payable in full shall be prorated between the
transferor and the transferee based on a 365-day year.
4.2 Liability for Assessments. The Owner of each Lot shall be
personally liable for all Assessments imposed on such Lot pursuant to this Declaration, on a
joint and several basis. Declarant shall not be obligated to pay any Assessment levied against
any Lots owned by it unless a Residence has been constructed on the Lot and such Residence
is occupied. No Owner may exempt himself or herself from liability for his Assessments by
abandoning any Lot owned by him or her or by not using any Common Areas.
4.3 General Assessments.
(a) Association Bud et. The Board shall prepare, or cause the
preparation of, an operating budget (the "Budget") for the Association for each calendar year.
The Declarant shall adopt the initial Budget of the Association. Every Budget shall set forth
sums required by the Association, as estimated by the Board, to meet its annual Common
Expenses. Within thirty (30) days after adoption by the Board of any proposed regular or
special Budget of the Association, the Board shall set a date for a meeting of the Owners to
Page 13
consider ratification of the Budget not less than fourteen (14) nor more than sixty (60) days
after mailing of the summary. Unless at that meeting the Owners of a majority of the votes in
the Association who are then present or any larger percentage required by law or specified in
the governing documents reject the Budget, in person or by proxy, the Budget shall be deemed
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. General
Assessments on each Lot shall commence as follows: (i) for Lots on which Declarant has built
a Residence, General Assessments on such Lots shall commence upon the earlier of the Close
of Escrow for the initial transfer of such Lot with a completed Residence, or upon the
residential occupancy of such Residence; (ii) for Lots sold by Declarant to a Participating
Builder, General Assessments shall commence on the earlier of the date of the Close of
Escrow for the Participating Builder's sale of the Lot with a completed Residence, or upon the
occupancy of such Residence, but in no event later than one hundred twenty (120) days after
the date that the Participating Builder has completed construction of such Residence and/or
obtained a certificate of occupancy for the Residence; and (iii) for Lots sold by Declarant to
anyone who is not a Participating Builder, General Assessments shall commence on the Close
of Escrow. After the Turnover Date, the Members of the Association who are obligated to pay
General Assessments based on a particular Budget may reject said Budget at a special meeting
of the Association by a Majority Vote. After the Turnover Date, the Board shall not increase
the amount of the General Assessments in any year by more than fifteen percent (15%)
without a Majority Vote, in addition to the ordinary Budget ratification process. 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 that results in an increase in an Owner's Assessments shall be ratified
pursuant to this Section. Until General Assessments have commenced on all Lots, Declarant
shall have the option for each calendar year of either paying an amount equal to the General
Assessments which would have been due with respect to the unoccupied Lots owned by the
Declarant had General Assessments commenced thereon or paying to the Association an
amount equal to the excess, if any, of actual expenses of the Association over General
Assessments levied.
(b) Levy of General Assessment. In order to meet the costs and
expenses projected in its Budget, the Board shall determine and levy on every Owner a
General Assessment. The Association's Budget shall be divided by the number of Lots to
determine the amount of the General Assessment applicable to each Lot. Except as provided
in Section 4.3 with respect to unoccupied Lots owned by the Declarant or a Participating
Builder, each Owner's Prorata Share of General Assessments shall be calculated by
multiplying the number of Lots owned by the Owner by the amount of the General Assessment
for each Lot. General Assessments shall be payable in a lump sum annually on the date
determined by the Board or may be billed on a quarterly or monthly basis if the Board so
elects.
(c) Initial Assessment.
At the time of the first transfer of title to a Lot to a purchaser/Owner other than Declarant or a
Page 14
Participating Builder, the first purchaser shall pay to the Association at the Close of Escrow,
an Initial General Assessment which is in addition to the initial working capital contribution.
The Initial General Assessment is the pro-rata amount of the current General Assessment that
the Board has assessed against the Lot for the year in which the Lot is purchased, which
amount shall be prorated on a 365-day per year basis. The Declarant, its successor or assigns
shall not be responsible for paying the balance of the General Assessment which is not paid as
the first purchaser's Initial General Assessment, or any other fee or assessment which is
assessed or due prior to the termination of the Development Period. The Initial General
Assessment is the property of the Association.
(d) Amount of General Assessment. After ratification of the
Budget by the Owners as set forth in Section 4.3 (a), the Board shall notify the Owners of the
amount of the General Assessment payable by each Owner for an Assessment Period at least
thirty (30) days in advance of beginning of such Assessment Period. Notice of the General
Assessment shall thereupon be sent to each Owner; provided, however, that failure to notify
an Owner of the amount of a General Assessment shall not render such General Assessment
void or invalid and each Owner shall be obligated for such General Assessment even if no
notice is given, and/or notice is given late. Any failure by the Board, before the expiration of
any Assessment Period, to fix the amount of the General Assessment hereunder for the next
Assessment Period, shall not be deemed a waiver or modification in any respect of the
provisions hereof or a release of any Owner from the obligation to pay the General
Assessment, or any installment thereof, for that or any subsequent Assessment Period.
(e) Assessment Period. The Assessment Period for General
Assessments shall be a calendar year. The General Assessment for the preceding
Assessment Period shall continue until a new Budget is approved. Upon any revision of the
Budget by a supplemental Budget, the Board shall, if necessary, recalculate the General
Assessment levied against the Owners and give notice of the same in the same manner as
the initial levy of a General Assessment for the Assessment Period. The Assessment Period
for any other Assessment shall be as determined by the Board.
4.4 Capital Improvement Assessments.
(a) Capital Improvement Work. In addition to the General
Assessments authorized by this Article, the Board may levy Capital Improvement Assessments
at any time for the purpose of paying the cost of any installation, construction, reconstruction,
repair or replacement of any capital improvements ("Capital Improvement Work") in or on a
Common Area, or for such other purposes as the Board may consider appropriate. Capital
Improvement Assessments shall require a Majority Vote (if there are two Classes, Capital
Improvement Assessments shall require the Majority Vote of both Classes). The total cost of
the Capital Improvement Work shall be divided by the number of Lots to determine the
amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Prorata
Share of the Capital Improvement Assessment shall be calculated by multiplying the number
of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each
Lot. Capital Improvement Assessments shall be payable in one lump sum, or in installments,
as determined by the Board (and as approved by a Majority Vote of each Class). The
Page 15
Association may charge interest on any Capital Improvement Assessment payable in
installments, as determined by the Board (and as approved by a Majority Vote of each Class),
and such interest shall become part of the installments due. Capital Improvement Assessments
may be levied either before or after the Capital Improvement Work is done, in the discretion of
the Board.
(b) Special Facilities. If the Association determines that costs
incurred for Capital Improvement Work are in connection' with facilities shared in common by
one or more, but fewer than all, of the Lots, then the Capital Improvement Assessment for such
Capital Improvement Work shall be assessed only against the Owners of the Lots served by
such facilities. In such event, the total cost of the Capital Improvement Work shall be divided
by the number of Lots served by such facilities to determine the amount of the Capital
Improvement Assessment applicable to each Lot served. Each applicable Owner's Prorata
Share of such Capital Improvement Assessment shall be calculated by multiplying the number
of applicable Lots owned by the Owner by the amount of the Capital Improvement Assessment
for each such Lot, and shall otherwise be on terms as permitted by this Section 4.4.
4.5 Special Assessments. The Association may levy Special
Assessments against one or more Lots as provided in this Declaration. Special Assessments
shall be as determined by the Board in accordance with this Declaration. Special
Assessments shall be payable in one lump sum, or in installments, as determined by the
Board. The Association may charge interest on any Special Assessment, as determined by
the Board, and such interest shall become part of the installments due.
4.6 Accounts. Any Assessments collected by the Association shall
be deposited in one or more Federally insured institutional depository accounts established by
the Board. The Board shall have exclusive control of such accounts, unless the Board
authorizes a Manager by written instrument to have access to such accounts for the purposes
set forth herein, in which case all such access by the Manager shall be had under the
supervision and authority granted by the Board. The Board shall maintain accurate records of
all accounts. No withdrawal shall be made from said accounts except to pay for charges and
expenses authorized by this Declaration.
4.7 Waiver of Homestead or exemption Rights Under Law.
Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the
benefit of any homestead or exemption law in effect at the time any Assessment or
installment thereof becomes due and payable pursuant to the terms hereof.
4.8 Records and Financial Statements. The Board shall prepare or
cause to be prepared for any fiscal year in which the Association levies or collects any
Assessments, a balance sheet and an operating (income/expense) statement for the Association
which shall include a schedule of delinquent Assessments identified by the number of the Lot
and the name of the Lot Owner; provided, however, such documents need not be prepared by a
certified public accountant unless requested by the Board or the Owners by a Majority Vote.
The annual financial statement of the Association need not be audited unless (i) the total of all
Page 16
Assessments for the year for all Lots is $50,000 or more, and (ii) the audit is not waived by at
least 67% of Class A votes at a meeting of the Association at which a quorum is present. The
Board shall cause detailed and accurate records of the receipts and expenditures of the
Association to be kept specifying and itemizing the maintenance, operating, and any other
expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and
any resolutions authorizing expenditures of Association funds shall be available after the
Turnover Date for examination by any Owner at convenient weekday hours upon reasonable
advance notice.
4.9 Certificate of Assessment. A certificate executed and
acknowledged by the Treasurer or the President of the Association (or any Manager or other
authorized agent thereof, if neither the President nor Treasurer is available) stating the
indebtedness for Assessments and charges, or lack thereof, upon any Lot shall be conclusive
upon the Association as to the amount of such indebtedness on the date of the certificate, in
favor of all persons who rely thereon in good faith. Such a certificate shall be furnished to any
Owner or any Mortgagee of a Lot within a reasonable time after request at a reasonable fee.
Unless otherwise prohibited by law, any Mortgagee holding a lien on a Lot may pay any
unpaid Assessments or charges with respect to such Lot, and, upon such payment, shall have a
lien on such Lot for the amounts paid of the same priority as the lien of its Mortgage.
4.10 Contribution to Working Capital Fund. In connection with
the Close of Escrow for the closing of the sale of each Lot to an Owner other than Declarant,
the initial Owner of such Lot (including a Participating Builder who acquires a Lot or Lots
from Declarant) shall make a nonrefundable working capital contribution payment to the
Association for an initial working capital fund ("Working Capital Fund"), which contribution
shall be in an amount equal to Five Hundred Dollars ($500.00) per Lot (the "initial Working
Capital Contribution") or such other amount as the Board determines from time to time is
appropriate. The Initial Working Capital Contribution shall not be considered as an advance
payment of and shall be in addition to any Assessments hereunder. The Working Capital
Fund may be used as determined by the Board.
ARTICLE 5. NONPAYMENT OF ASSESSMENTS
5.1 Delinquency. Any installment of any Assessment provided for
in this Declaration shall be delinquent, if it is not paid on the due date as established by the
Board. With respect to each installment of an Assessment not paid within ten (10) days after its
due date, the Board may, at its election, require the delinquent Owner to pay a late charge in
the amount set forth in a previously approved schedule thereof which has been delivered to the
Owners, together with interest on such delinquent sum at a rate to be determined by the Board,
but not to exceed the maximum rate permitted by law, calculated from the date of delinquency
to and including the date full payment is received by the Association. If any installment of an
Assessment is not paid within thirty (30) days after its due date, the Board shall mail a notice
to the Owner and to any Mortgagee of such Owner of Record or for which the Board has
contact information. The notice shall specify (1) the fact that the installment is delinquent; (2)
the amount of the Assessment and any late fees and interest accrued thereon; and (3) that (a)
failure to cure the default on or before the date specified in the notice may result in
Page 17
f
acceleration of the balance of the installments of the Assessments for the then current fiscal
year and (b) the Association has the right to record a lien ("Association Lien") against the
Owner's Lot for the full amount of the Assessment and related charges. The Association shall
have the right to accelerate all of the unpaid balance of all Assessments for the then current
fiscal year, attributable to that Owner and his Lot or interest therein, after written notice as
specified above. Such accelerated Assessments shall be immediately due and payable without
further demand. The Association may record a lien against the Owner's Lot and enforce the
collection of the Assessments and all charges thereon in any manner authorized by law or by
this Declaration.
5.2 Lien and Notice of Lien. Each Owner vests in the Association,
or its assigns, the right and power to bring all actions at law or to foreclose an Association
Lien provided for in Section 5.1 against an Owner and such Owner's Lot for the collection of
delinquent Assessments. No action shall be brought to foreclose said delinquent Association
Lien or to proceed under the power of sale herein provided sooner than thirty (30) days after
the date a notice of claim of lien is recorded by the Association in the Recorder's Office and a
copy thereof is deposited in the United States mail, certified or registered, postage prepaid, to
the Owner of said Lot at said Owner's last known address and to any Mortgagee of said Lot of
Record or for which the Board has contact information. The notice of claim of lien must
contain a sufficient legal description of said Lot, the record Owner or reputed Owner thereof,
and the amount claimed, including, at the Association's option, the cost of preparing and
recording the notice of claim of lien, interest on said unpaid Assessments and costs of
collections, including title reports and attorney's fees. Each Owner, by acceptance of the deed
for a Lot subject to this Declaration, acknowledges that all liens authorized hereunder are
consensual.
5.3 Foreclosure and Sale. Any such foreclosure and sale provided
for in Section 5.2 shall be conducted in accordance with the laws of the State of Washington
applicable to the exercise of powers of foreclosure and sale of mortgages. The Association,
through its duly authorized agents, shall have the power to bid on the Lot at the foreclosure
sale and to acquire and hold, lease, mortgage and convey the same.
5.4 Curing the Default. Upon the timely curing of any default for
which a notice of claim of lien was recorded by the Association, the Board, or an authorized
representative thereof, shall record an appropriate release of such notice upon payment by
the defaulting Owner of a fee to be determined by the Board to cover the cost of preparing
and recording such release, together with the payment of such other costs, interests and fees
as shall have been incurred by the Association by reason of such default (including any
reasonable title fees and attorney's fees incurred). Any purchaser or encumbrancer, who has
acted in good faith and extended value, may rely upon such release as conclusive evidence of
the full satisfaction of the sums stated in the particular notice of claim of lien that was
released.
5.5 Cumulative Remedies. The Association Lien and right of
foreclosure and sale thereunder shall be in addition to, and not in substitution for, all other
rights and remedies which the Association, and/or its assigns, may have hereunder, in equity
Page 18
and at law, including, but not limited to, a suit to recover a money judgment for unpaid
Assessments, or the suspension of a Member's right to vote or the right to use Common Areas
until any Assessments unpaid for a period in excess of thirty (30) days are paid. Any
institution of a suit to recover a money judgment shall not constitute an affirmation of the
adequacy of money damages.
5.6 Subordination of Association Liens. All sums assessed in
accordance with the provisions of this Declaration shall constitute a lien on the respective Lot
prior and superior to all other liens, except (1) all taxes, bonds, assessments and other levies
or liens which, by law, would be superior thereto, and (2) the lien or charge of any Mortgage
of Record made in good faith and for value and recorded prior to the date on which the notice
of claim of lien is recorded, subject to the provisions of Section 4.3(a) and ARTICLE 11 of
this Declaration. Upon the foreclosure of, or acceptance of a deed in lieu of foreclosure of,
such a prior Mortgage, the foreclosure purchaser or deed -in -lieu grantee shall take title free of
the lien for unpaid Assessments for all said charges that accrue prior to the foreclosure of
deed given in lieu of foreclosure, but subject to the lien hereof for all said charges that shall
accrue subsequent to the foreclosure or deed given in lieu of foreclosure.
5.7 Exempt Property. The following property is exempt from
the Assessments created herein and shall not be subject to liens for unpaid Assessments:
(a) all properties dedicated to and accepted by local public authority; (b) all Common
Areas; (c) all properties the fee title to which is retained by Declarant; and (d) all Lots
owned by a Participating Builder for the period which is prior to the earlier of (i) the date
of the Close of Escrow for the Participating Builder's sale of the Lot with a completed
Residence, or (ii) upon the occupancy of such Residence, but in no event later than one
hundred twenty (120) days after the date that the Participating Builder has completed
construction of such Residence and/or obtained a certificate of occupancy for the
Residence.
5.8 Rights of Board — Waiver of Lot Owners. Each Owner
hereby vests in and delegates to the Board or its duly authorized representatives, the right and
power to bring all actions at law, including lien foreclosures, whether judicially or by power
of sale or otherwise, against any Owner for collection of the delinquent assessments in
accordance herewith. Each Owner hereby expressly waives any objection to the enforcement
in accordance with this Declaration, of the obligation to pay Assessments as set forth herein.
ARTICLE 6. EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY
6.1 Easements.
(a) Access. Declarant expressly reserves for the benefit of the
Association and for the Owners of the Property reciprocal, non-exclusive easements over all of
the Common Areas for access to the Lots and other Common Areas. Subject to the provisions
of this Declaration and the Plat governing use and enjoyment thereof, such easements may be
used by Declarant, its successors or assigns and, subject to the Rules and Regulations, the
Owners, Occupants and any guests, tenants, and invitees residing upon or temporarily visiting
Page 19
the Property, for walkways, vehicular access, parking, drainage and such other purposes
reasonably necessary for use and enjoyment of any Lot in the Property. In addition to the
foregoing, each Lot is subject to an easement for encroachments created by construction,
settlement, and overhangs as designed or constructed by the Declarant.
(b) Maintenance and Repair. Declarant expressly reserves for the
benefit of the Association, any Manager and all agents, officers and employees of the
Association non- exclusive easements over the Common Areas and the Lots necessary to
maintain and repair the Common Areas, any common Community facilities or systems and to
perform all other tasks in accordance with the provisions of this Declaration. There are
specifically reserved for the benefit of the Owners, subject to the terms of this Declaration and
any Rules and Regulations, easements for the utility services and the repair, replacement and
maintenance of the same over all of the Common Areas. Such easements shall be established
and used so as not to unreasonably interfere with the use and enjoyment by the Owners of their
Lots and the Common Areas. All such easements shall be appurtenant to and shall pass with
the title to every Lot conveyed.
(c) Utility Easements. Various easements are reserved on the Lots,
as provided by the Plat and applicable laws, ordinances and other governmental rules and
regulations for utility installation and maintenance, including but not limited to, underground
electric power, telephone, cable television, digital information, water, storm water, sewer, gas
and drainage and accessory equipment, together with the right to enter upon the Lots at all
times for said purposes. Within these easements, no structure, planting, or other material shall
be placed or permitted to remain that may damage, interfere with the installation and
maintenance of utilities, that may change the direction of flow of drainage channels in the
easements, or that may obstruct or retard the flow of water through drainage channels in the
easements. Each Owner hereby agrees not to place locks on structures enclosing utility meters
or interfere with the access of utility representatives to said meters or easements. The
easement area of each Lot, and all improvements thereon, shall be maintained continuously by
the Owner of each Lot in good condition, except for those improvements for which a public
authority, utility company or the Association is responsible within the easement areas. The
Owner shall maintain the portion of any utility on the Owner's Lot, or within a private
easement for the Owner's Lot that serves only the Owner's Lot to the point of connection to
the portion of the system that serves more than one Lot. The Association shall have an
easement for the maintenance, repair, replacement, and restoration of the portions of the
easements that serve more than one Lot up to the point of connection to the public system.
(d) Walkw_ys and Driveways. There shall be no obstruction of or
interference with, including, but not limited to obstruction by basketball hoops or other similar
sporting equipment, of any Streets, walkways, or driveways on or located within the Property
which would interfere with the free circulation of foot, bicycle or automotive traffic, except
such obstruction or interference as may be reasonably required in connection with repairs of
such Streets, walkways, and driveways. Use of all Streets, walkways, and driveways within
the Property shall be subject to the reasonable Rules and Regulations adopted by the
Association. The Association may, but shall not be obligated to, take such action as may be
necessary to abate or enjoin any interference with or obstruction of Streets, walkways, and
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driveways, and shall have the right of entry for purposes of removing said interference or
obstruction including towing of vehicles that are parked on Streets, driveways or walkways for
extended periods or in violation of the Rules and Regulations adopted by the Association or set
forth in this Declaration. Any costs incurred by the Association in connection with such
abatement, injunction, or corrective work shall be deemed to be a Special Assessment of the
Owner responsible for the interference or obstruction. Free use of the Streets, walkways, and
driveways and free circulation of foot, bicycle and vehicular traffic are essential elements of
Declarant's plan for development of the Property.
(e) Landscaing Maintenance Easement. Declarant expressly
reserves for the benefit of the Association, any Manager and all agents, officers and employees
of the Association non- exclusive easements over the Common Areas and the Lots to perform
maintenance of landscaping, including the trimming, watering and fertilization of all grass,
ground cover, shrubs or trees, removal of dead or waste materials, or replacement of any dead
or diseased grass, ground cover, shrubs or trees. Notwithstanding the foregoing, each Owner
shall be primarily responsible for maintaining the landscaping and yard areas on their
respective Lot, as provided in this Declaration.
(f) Developer Easement. The Association hereby acknowledges,
and all Lot Owners by their acceptance of a deed to any Lot acknowledge, that the Declarant
named in this Declaration and/or its successors posted or will be required to post one or
more performance and/or maintenance bonds with the City or other public governmental
authority with jurisdiction over the Plat in connection with Declarant's and/or its successor's
build out and maintenance of certain Common Areas, improvements, landscaping, Street
trees and/or other items and facilities within the Community (all such bonds, the "Plat
Bonds'). Copies of the Plat Bonds are on file with the City. The Association and all Lot
Owners further acknowledge that they are or will be benefitted by use of the Common
Areas, improvements, landscaping, Street trees and/or other items and facilities covered by
the Plat Bonds and that Declarant and/or its successors will remain obligated to complete
certain work under the Plat Bonds until the applicable jurisdiction releases the Plat Bonds
back to Declarant and/or its successors. Until such time that the City or other governmental
authority releases the last of the Plat Bonds back to Declarant and its successors, Declarant
and its successors hereby reserves for itself an easement over the Lots, Common Areas and
remainder of the Property for the purpose of accessing, maintaining, replacing and restoring
any Common Areas, improvements, landscaping, Street trees and other items and facilities
covered by a Plat Bond to the extent required by the applicable jurisdiction holding the Plat
Bond. The foregoing easement is expressly intended to survive the Turnover Date and to
continue until all Plat Bonds are released in full. Declarant and its successors shall use
commercially reasonable efforts to exercise the foregoing easement rights in a manner that
minimizes interference with Lot Owners and the Community, to the extent reasonably
practicable. If the Association or any Lot Owner fails to maintain any Common Area,
improvement, landscaping, Street tree and/or other items and facilities covered by a Plat
Bond as required by the Plat or this Declaration, or if the Association or any Lot Owner
damages an item covered by a Plat Bond or otherwise permits damage to such an item when
they had an obligation to maintain the same, and Declarant or its successor must exercise its
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f
easement rights in this paragraph to repair or replace any aspect of an item covered by a Plat
Bond, then Declarant and its successors shall have the right to perform such repair or
replacement work and to thereafter seek reimbursement for all reasonable costs incurred
from the Association or the responsible Lot Owner. The responsible party shall reimburse
Developer or its successor, as applicable, for all such reasonable costs incurred within 30
days after demand, otherwise such costs shall bear interest at the statutory rate and
Declarant and its successor shall have the right to place a lien against the responsible party's
property within the Community in a similar manner provided for hereunder for Association
liens.
(g) Association's Authority to Grant Easements. The Association,
through approval by the Board, shall have the right to grant necessary easements and rights-
of- way over the Common Areas to any Person. Further, the Property is subject to any and
all easements, rights and rights of way shown on the face of the Plat.
6.2 Right of Entry. The Association (or any designated Manager or
other authorized agent of the Association), the Committee and Declarant shall have a limited
right of entry in and upon the exterior of all improvements located on any Lot for the purpose
of inspecting the same, and taking whatever corrective action may be deemed necessary or
proper, consistent with the provisions of this Declaration. However, nothing herein shall be
construed to impose an obligation upon the Association, the Committee, or Declarant to
maintain or repair any portion of any Lot or any Improvement thereon which is to be
maintained or repaired by the Owner. Nothing in this Article shall in any manner limit the
right of any Owner to the exclusive occupancy and control over the Improvements located
upon his Lot. However, each Owner shall permit access to such Owner's Lot or Improvements
thereon by any Person authorized by the Association, the Committee, or Declarant (including
any designated Manager) as reasonably necessary, in case of any emergency originating on or
threatening such Lot or Improvements, whether or not such Owner is present.
6.3 Dedications to Association. The Declarant does hereby
dedicate and convey the Common Areas to the Association, to the extent that any were not
previously conveyed to the Lot Owners in equal and undivided interests. The repair and
maintenance of the Common Areas shall be subject to the provisions of ARTICLE 7 of this
Declaration.
ARTICLE 7. REPAIR AND MAINTENANCE
7.1 Repair and Maintenance Duties of the Association.
Following their initial installation, the Association shall maintain, repair, replace, resurface and
make necessary improvements to the Common Areas, or shall contract for such maintenance,
repair, replacement, resurfacing, and improvements, to keep the Common Areas, including
without limitation all improvements thereon and facilities therein, in a good, sanitary, and
attractive condition. Such maintenance, repairs, replacement, resurfacing, and improvements
shall include, without limitation, maintenance and replacement of lighting, shrubs, trees,
vegetation, irrigation systems (if any), Signs, play structures, picnic facilities, playfields and
appurtenances and other landscaping improvements located on the Common Areas, repair of
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1
and payment for all centrally metered utilities, mechanical and electrical equipment in the
Common Areas, to include care and upkeep of any median within the public street rights -of
way, repair and maintenance of storm water facilities and equipment (to the extent such
maintenance is not performed by the municipality or any utility service provider), and repair
and maintenance of all parking areas, walks, and other means of ingress and egress within the
Common Areas. All such maintenance, repairs and improvements to the Common Areas by
the Association shall be paid for as a Common Expense (excepting any damage to Common
Areas caused by one or more specific Lot Owners due to improper or negligence use, which
shall be billed to and paid for by such Lot Owners as a Special Assessment). The Association
shall pay all real and personal property taxes and Assessments which shall constitute a lien
upon any portion of the Common Areas. The Board shall use reasonable efforts to require
compliance with all provisions of this Declaration.
ARTICLE 8. COMMON AREA PROTECTION
8.1 Association Control. The Association shall own fee title to
the Common Areas. The Association's appurtenant rights and duties with respect to the
Common Areas shall include, without limitation, the following:
(a) Limits. The right of the Association to reasonably limit the
number of guests, patrons and invitees of Owners and Occupants using the Common Areas.
The right of the Association to temporary close or restrict Common Areas or any portion(s)
thereof for maintenance, repairs or other reasons determined by the Board to be in the
interest of the Community.
(b) Rules. The right of the Association to establish uniform rules
and regulations pertaining to the use of the Common Areas.
(c) Borrowings. The right of the Association in accordance with
the Articles, Bylaws and this Declaration, with a Majority Vote of the Owners, to borrow
money for the purpose of maintaining, improving and preserving the Common Areas, and in
aid thereof to Mortgage any or all of its real or personal property as security for money
borrowed or debts incurred, provided that the right of any such Mortgagee of the Association
shall be subordinated to the rights of the Owners.
(d) Voting Rights: Use. The right of the Association to suspend
the voting rights and right to use the Common Areas by an Owner for any period during
which any Assessment against the Owner and his/her Lot remains unpaid and delinquent
beyond thirty (30) days. The further right to suspend such voting rights and the right to use
Common Areas for any material infraction of the published Rules and Regulations of the
Association, provided that any suspension of such voting rights or rights to use the Common
Areas for infractions of the Rules and Regulations shall be made only by the Board, after at
least one warning notice and then after notice and an opportunity for a hearing, if any, as
provided in the Bylaws.
(e) Reconstruction. The right of the Association (by action of the
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r
Board) to reconstruct, replace or refinish any Improvement or portion thereof upon the
Common Areas, in accordance with the original design, finish or standard construction of such
Improvement, or of the general Improvements within the Property, as the case may be; and not
in accordance with such original design, finish or standard of construction only with a
Majority Vote of each Class of Members.
(f) Replacement. The right of the Association to replace
destroyed trees or other vegetation and plant trees, shrubs and ground cover, upon any
portion of the Common Areas.
(g) Improvement. The right of the Association to re -design
and/or otherwise improve any Common Area, subject to any rights of the Members under
this Declaration to vote upon any costs to be incurred in connection with such
improvement project.
8.2 Reserved Rights. Declarant shall have as a Development
Right, the right to the nonexclusive use of the Common Areas without charge, for sales and
marketing purposes, display, advertising, access, ingress, egress and exhibit purposes, which
right Declarant hereby expressly reserves for itself and its sales agents and representatives.
8.3 Easements for City and County Use. In addition to the
foregoing there shall be, and Declarant hereby reserves and covenants for itself and all future
Owners within the Property, easements for public services and utilities, including without
limitation, the right of the City, the County, or other recognized governmental entity or utility
purveyors to install, maintain and repair public Streets, Street lights, curbs, gutters and
sidewalks, sanity sewer, storm water facilities and water systems, and the right of the police
and other emergency and public safety personnel to enter upon any part of the Common Areas
for the purpose of enforcing the law, promoting safety or rendering emergency services.
8.4 Waiver of Use. No Owner may exempt himself from personal
liability for Assessments duly levied by the Association, nor release the Lot or other property
owned by him/her from the liens and charges hereof, by waiver of the use and enjoyment of
the Common Areas or by abandonment of his/her Lot or any other property in the Property.
8.5 Trash and Other Debris. No trash, debris, waste, grass
clippings, or hazardous waste shall be dumped, deposited, or placed in any Common Areas by
any Owner or Occupant.
8.6 Fires. There shall be no fires permitted within the Common
Areas, except in designated barbeque pits or fire circles (if any), while attended at all times and
in full compliance with local laws and ordinances, all Rules and Regulations and posted Signs
concerning use of such designated areas.
8.7 Taxes. Each Owner shall execute such instruments and take
such action as may reasonably be specified by the Association to obtain a separate real estate
tax assessment of each Lot. If any such taxes or assessments may, in the opinion of the
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Association, nevertheless be a lien on the Common Areas, or any part thereof, they shall be
paid by the Association and each Owner shall be obligated to pay or to reimburse the
Association for, as the case may be, the taxes and assessments assessed by the County
Assessor or other taxing authority against the Common Areas and attributable to such Owner's
Lot and interest in the Common Areas.
8.8 Permissive Use. Any Owner may permit an Occupant to use the
Common Areas in the same manner as an Owner. All Owners shall be responsible for
informing any Occupants of the contents of this Declaration and the Rules and Regulations
regarding the Common Areas, and shall be responsible for requiring its Occupants to comply
with this ARTICLE 8. No Owner, guest, Occupant, invitee, or licensee shall conduct or allow
others to conduct any offensive or obnoxious activities within the Common Areas.
ARTICLE 9. ARCHITECTURAL CONTROL COMMITTEE
9.1 Committee. An Architectural Control Committee
("Committee") consisting of three (3) Committee members is hereby created with the rights
and powers set forth in this Declaration; provided, however, that at Declarant's sole discretion
until the Turnover Date, the Committee may consist of fewer than, three (3) members to be
appointed by the Declarant until the Turnover Date. Committee members shall not be entitled
to compensation for their services hereunder unless authorized by vote of two-thirds (2/3) of
the Board. Declarant shall have the right and power at all times to appoint or remove the
Committee members or to fill any vacancy on such Committee until the Turnover Date;
provided, however, that Declarant may earlier surrender Declarant's rights of appointment to
the Board. Any surrender of Declarant's rights of appointment shall not be effective until a
written notice of such transfer is Recorded. After the Turnover Date, the Board shall have the
power to appoint and remove the Committee members.
9.2 Residential Development. Notwithstanding any provision of
this Declaration, the approval of the Committee shall not be required for action taken by the
Declarant to develop the Property as a residential subdivision, including the initial
construction of the Residences and other Improvements.
9.3 Guidelines. The Committee shall have the authority (but shall
not be required) to adopt and amend written guidelines to be applied in its review of Plans
(defined below) in order to further the intent and purpose of this Declaration and any other
covenants or restrictions covering the Property. If such guidelines are adopted, they shall be
available to all Members upon request. Approval by the Committee of any Plans shall not be
a waiver of the right to withhold approval of any similar plan, drawing, specification, or
matter submitted for approval in the future.
9.4 Liability. Neither the Committee nor any of its members (past,
present or future) shall be liable to the Association or to any Owner for any damage, loss or
prejudice resulting from any action taken in good faith on a matter submitted to the Committee
for approval or for failure to approve any matter submitted to the Committee. The Committee
or its members may consult with the Association, any governmental authority or any Owner
Page 25
with respect to any Plans or any other proposal submitted to the Committee.
9.5 Appeals. After the Development Period, the Board shall serve
as an appellate panel to review Committee decisions upon the request of any aggrieved
Member. The Board shall develop a procedure by which decisions of the Committee may be
appealed. The Board may choose to limit the scope of such appeals and provide time
limitations therefore.
ARTICLE 10. CONSTRUCTION OF IMPROVEMENTS
10.1 Approval of Plans Required.
(a) Plan Submission and Approval. No Improvements shall be
erected, placed, altered, maintained or permitted to remain on any Lot by any Owner until final
plans and specifications ("Plans") shall have been submitted to and approved by the
Committee. Such Plans shall be submitted by the authorized agent, by the builder of such
Improvements, or by the Lot Owner. The following information shall be a part of such Plans
submitted to the Committee: (i) the location of the proposed structure upon the Lot, (ii) the
elevation of the structure with reference to the existing and finished Lot grades, (iii) the
general design, (iv) the interior layout, (v) the exterior finish materials and color, including
roof materials, (vi) the landscape and exterior lighting plan and (vii) any other information
required to determine whether the structure or other Improvement conforms with Community
standards.
(b) Contents of Plans. The Plans shall be of such form and content
as may be required by the Committee, but shall in any event include the following: description
and sketches of the architectural design concept, including intended character and materials.
The design concept, including the size, shape, and character of Improvements, shall be
consistent with the Community. The name and contact information for the builder or other
contractor to perform the work shall be included. In addition, materials in all residential
buildings shall be of equal or better quality than those of the other residential buildings in the
Community.
(c) Requirements. Where applicable, the Plans shall contain no less
detail than required by the appropriate governmental authority for the issuance of a building
permit. Each Lot must have a private enclosed car shelter for not less than two (2) cars. No
Residences shall be altered to provide residence for more than one (1) family per Lot. All
roofs must be finished with a minimum thirty (30) year composition material, the color of
which shall be approved by the Committee. The exterior finishes on the front of any
structures, as well as any paints or stains applied thereto, shall be approved by the Committee.
All Residences and other Improvements shall be constructed of new materials, with the
exception of "d6cor" items, such as weathered brick, approved in advance by the Committee
in its sole discretion. Fencing, if any, shall be in conformance with the Fence Requirements, a
copy of which is attached hereto as Exhibit B unless otherwise approved in writing by the
Committee, and fences shall be erected so as to not interfere with or obstruct any easements
established in this Declaration or on the Plat, unless such interference or obstruction is
Page 26
expressly approved in writing by all beneficiaries of the applicable easement. Front yards of a
Lot shall be landscaped in accordance with the City and County standards and the standards
established by the Committee. No structure shall be located on any Lot nearer to the front Lot
line or nearer to any side street than the minimum building setback lines set forth on any final
Plat affecting the Community and as otherwise adopted by local governmental authorities.
Material changes in approved Plans must be similarly submitted to and approved by the
Committee in advance.
10.2 Basis for Approval. Approval shall be based upon the
conditions of approval for the Plat, conditions and restrictions applicable to the overall
development of the Community, and the restrictions set forth in this Declaration. The
Committee shall not arbitrarily or unreasonably withhold its approval of any Plans so long as
they are in compliance with the Plat conditions, any conditions and restrictions applicable to
the overall development of the Community, and the restrictions set forth in this Declaration.
The Committee shall have the right to disapprove any Plans submitted hereunder on any
reasonable grounds including, but not limited to, any one or more of the following:
(a) Restrictions. Failure to comply with any of the restrictions
set forth in this Declaration, in any adopted Rules and Regulations, or on the face of the
Plat, or any failure to comply with the laws, restrictions, and conditions governing and
affecting the overall Community and its development.
(b) Information_ Failure to include information in such Plans as
may have been reasonably requested by the Committee.
(c) Code Compliance. Failure to comply with any state or
local building codes or rules and regulations for the installation of electric wires and
equipment, or failure to comply with all such codes, rules and regulations otherwise
applicable to such planned Improvement.
(d) Guidelines. Failure to comply with any design guidelines
adopted by the Board.
(e) Incom atibilit . Objection on the grounds of incompatibility
of any proposed structure or use with existing structures in or around the Community and
the surrounding natural environment.
(f) Impervious Surfaces. Any increase in the amount of
impervious surface area that would cause a Lot to exceed any maximum impervious surface
area applicable to such Lot or otherwise generally applicable to the overall Community plan.
Maximum impervious surface areas may be shown on the face of the final Plat and/or
included as a part of the development conditions for the Community on file with the
underlying permitting jurisdiction(s). For example only, items such as decks, patios,
driveways, play structures, home additions, and other improvements that prevent, obstruct,
or otherwise interfere with the ability of water to pass through them may create additional
impervious surface area that may be subject to restriction.
Page 27
(g) Landscaping. Objection to the grading, drainage or landscaping
plan for any Lot.
(h) Design. Objection to the color scheme, finish, proportions, style
or architecture, height, bulk or appropriateness of any Improvement.
(i) Parking. Objection to the number or size of parking spaces, or
to the design of any parking area.
0) Other. Any other matter which, in the judgment of the
Committee, would render the proposed Improvements or use inharmonious with the general
plan for improvement of the Property or with Improvements located upon other Lots or other
Property in the Community.
10.3 Result of Inaction. If the Committee fails to take action
(approve, disapprove, comment, request changes, and/or conditionally approve) with respect to
Plans submitted to it within sixty (60) days after the same have been submitted, it shall be
conclusively presumed that the Committee has approved said Plans; provided, however, that if
within the sixty (60) day period the Committee gives written notice of the fact that more time
is required for the review of such Plans, there shall be no presumption that the Plans are
approved until the expiration of such reasonable period of time as is set forth in the notice.
10.4 Variances. The Committee shall have the authority in its sole
discretion to approve Plans which do not conform to the restrictions described herein to (a)
overcome practical difficulties, or (b) prevent undue hardship from being imposed on an
Owner. However, such variation shall only be approved in the event that the variation will not
(i) detrimentally impact the Community or its attractive development, (ii) violate any
applicable law, rule, condition or restriction of any underlying permitting jurisdiction of
which the Committee is aware (provided that the Owner shall have the ultimate responsibility
for ensuring compliance with such laws, rules, etc. as set forth in Section 10.9 below), or (iii)
adversely affect the character of nearby Lots. Granting such a waiver in any one particular
instance shall not constitute a waiver of the restrictions described herein in any future
instances.
10.5 Approval. The Committee may approve Plans as submitted, or
as altered or amended, or it may grant its approval to the same subject to specific conditions.
Upon approval or conditional approval by the Committee of any Plans submitted, a copy of
such Plans, bearing such approval together with any conditions, shall be returned to the
applicant submitting the same. The Declarant shall have the right to waive the requirement
that Plans be reviewed for any Improvements to be constructed by the Declarant.
10.6 Proceeding with Work. Upon receipt of approval of the Plans
from the Committee, the Owner to whom approval is given shall, as soon as practicable,
satisfy any and all conditions of such approval and shall diligently proceed with the
commencement and completion of all approved excavation, construction, refinishing and
alterations. In all cases, work shall commence within one (1) year from the date of approval,
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4
and if work is not so commenced, approval shall be deemed lapsed and revoked unless the
Committee, pursuant to written request made and received prior to the expiration of said one
(1) year period, extends the period of time within which work must be commenced.
10.7 Completion of Work. Any Improvement commenced pursuant
hereto shall be completed within nine (9) months from the date on which the construction of
said Improvement began (in accordance with Section 10.6 above), but such period shall be
extended for the period that completion is rendered impossible or would impose an
unreasonable hardship due to strike, fire, national emergency, natural disaster or other
supervening force beyond the control of the Owner and/or its builder. The Committee may,
upon written request made and received prior to the expiration of the nine (9) month period,
extend the period of time within which work must be completed. Failure to comply with this
Section 10.7 shall constitute a breach of the Declaration and subject the party in breach to the
enforcement procedures set forth herein.
10.8 Committee and Declarant Not Liable. Neither the
Committee nor the Declarant (nor any officer, director, member, shareholder, partner,
employee, agent or representative of the Declarant) shall be liable for any damage, loss or
prejudice suffered or
claimed by any person on account of: the approval, conditional approval, or disapproval of
any Plans, whether or not in any way defective; the construction of any Improvements, or
performance of any work, whether or not pursuant to approved Plans; or the development of
any Lot within the Property.
10.9 Compliance with Codes/Environmental Laws. Ultimate
responsibility for satisfying all state or local building codes or environmental laws with respect
to any project submitted by an Owner hereunder shall rest with the Owner and his contractor.
The Committee is not responsible for ensuring that Plans it reviews comply with state or local
building codes. The Owner shall hold the Committee, its members, the Association and the
Declarant harmless from any claims based on (i) the failure or other defective condition of an
Improvement constructed based on approved Plans to meet any applicable governmental
requirements, (ii) any structural failure of an Improvement constructed based on approved
Plans, or (iii) the failure of the Owner or his contractor, by construction undertaken in
accordance with approved Plans, to comply with any environmental laws, including, but not
limited to, those relating to hazardous waste or underground storage tanks.
10.10 Construction Without Approval. If any Improvement shall
be altered, erected, placed or maintained upon any Lot, or any new use commenced upon any
Lot, other than in accordance with the approval of the Committee pursuant to the provisions
of the Declaration, such alteration, erection, placement, maintenance or use shall be deemed
to have been undertaken in violation of this Declaration, and upon written notice from the
Committee any such improvement so altered, erected, placed, maintained or used upon any
Lot in violation of this Declaration shall be removed or altered, and/or such use shall have
ceased, so as to conform to this Declaration_ Should such removal or alteration not be
accomplished within thirty (30) days after receipt of such notice, then the party in breach of
Page 29
this Declaration shall be subject to the enforcement procedures set forth in this Declaration,
including those set forth in Section 19.1 below.
10.11 Potential Owners and Occupants. Potential Owners and
Occupants of the Community are advised to carefully review the Plat and other development
conditions and restrictions affecting the Community, along with the Bylaws, Articles, Rules
and Regulations, and any guidelines of the Committee, in order to understand in advance any
conditions or restrictions that will affect the use, ownership, and modification of a Lot and
the Improvements on the Lot.
ARTICLE 11. REGULATION OF OPERATIONS AND USES
11.1 Prohibited Uses. The Property is being developed as a
residential development for Residences. Except as otherwise expressly set forth herein, no Lot
shall be used except for residential purposes; provided, however, that upon written request by
an Owner, the Board may allow an Owner to conduct an "in -home business", provided that all
business activities are carried on within the Residence and that there are no unreasonable
number of employees, clients, customers, tradesmen, student, suppliers, or others that come to
the Residence in connection with such business, but in no event in any number that would
unduly burden the Community, its parking or create a material amount of additional traffic
through the Community, as such standards are determined by the Board in its sole and absolute
discretion. Notwithstanding the foregoing, to the extent required under RCW 64.38.060,
operation of an "adult family home" on a Lot shall not be prohibited. No building shall be
erected, altered, placed or permitted on the Lots other than Residences, which shall be
designed in accordance with the standards set forth in ARTICLE 10, and which shall not
unreasonably interfere with any other Owner's right to enjoy his Lot. The following
operations and uses shall not be permitted on any portion of the Property:
(a) Single Family Residence. Only one (1) single-family
residence ("Residence") may be constructed or permitted to remain on a Lot.
(b) Nuisance. No noxious or offensive activity shall be carried
on upon any Lot or Common Area, nor shall anything be done thereon which may be or
may become an annoyance or nuisance to the Community.
(c) Other Items. Except as expressly provided herein, no structure
of a temporary character, trailer, recreational vehicle, boat, boat trailer, panel truck, bus,
camper or camping trailer, tent, shed, shack, basement of any incomplete building, barn or
other outbuilding shall be either used or located on any Lot, or on any Street, at any time or
used as a residence either temporarily or permanently, unless permitted for temporary use
during construction/reconstruction of a Residence on a Lot and such temporary structure and
use are permitted in advance by the Committee. No prefabricated buildings or structures of
any nature, specifically including mobile homes, shall be moved, placed, constructed or
otherwise located on any Lot for any period of time unless approved by the Committee in
advance. Temporary buildings or structures allowed during construction shall be removed
immediately after construction or upon request of the Committee, whichever occurs first.
Page 30
Notwithstanding the foregoing, Declarant may place construction and sales trailers on any Lot
which Declarant owns or on Common Areas. Notwithstanding the foregoing, a trailer, boat,
RV, camper, shed, recreational vehicle or other outbuilding may be located on a Lot if such
item is screened or located such that it is not visible from the Street and such item, structure,
screening and location are approved in advance by the Committee, which approval shall be in
the sole discretion of the Committee. No prior approval by the Committee shall be required if
any such trailer, boat, or recreational vehicle is located or parked entirely within the garage of
the Residence or other structure constructed previously with the approval of the Committee.
(d) Animals. No animals, livestock or poultry of any kind shall be
raised, bred or kept on any Lot except dogs, cats, birds, fish or other household pets; provided
that they are not kept, bred or maintained for commercial purposes; provided further that no
more than two (2) dogs or two (2) cats shall be allowed per Lot, excluding fish, birds and other
pets that remain caged or housed exclusively indoors. Dogs shall be restrained to the Owner's
Lot and shall not be allowed to run at large. All animals must be kept as domestic, indoor pets.
Leashed animals are permitted within rights -of -way and authorized Common Areas when
accompanied by their Owners. Owners shall be responsible for cleaning up any and all of their
animals' waste on the Property, including on the respective Owner's Lot. If an Owner fails to
clean up their animals' waste, the Association may, but shall not be obligated to, take such
action as may be necessary to clean up the animals' waste and shall have the right of entry for
such purposes. Any costs incurred by the Association in connection with such action shall be
deemed to be a Special Assessment of the Owner whose animal(s) created the waste. No
animal shall be allowed to make an unreasonable amount of noise or become a nuisance as
determined by the Board, at its sole discretion. Notwithstanding anything above, no animal
that is considered dangerous, threatening or otherwise harmful to others or that displays any
such qualities after being within the Community shall be permitted or allowed to remain
within the Community. After notice and an opportunity to be heard, the Board shall have the
right to require the removal of any animal from the Lot which it finds in its sole discretion to
violate this subsection (d).
(e) Parkin . Except as expressly provided herein, no vehicles shall
be permitted to park on the Streets within the Property for a period exceeding twenty-four (24)
hours (excluding weekends and holidays) without the prior written permission of the
Association. No vehicle may be parked on any Lot, except on designated and approved
driveways or parking areas, which areas shall be hard -surfaced, unless otherwise permitted by
the Committee. Any additional parking added to a Lot after the initial landscaping shall be
hard surfaces (unless otherwise approved by the Committee in advance) and constructed only
in accordance with a site plan approved by the Committee. Unless otherwise expressly
permitted herein, only the cars of guests and visitors may be parked on the Streets (it being the
intention to keep Street parking available as much as possible for guests and visitors). All
other vehicles of Owners and Occupants shall be parked in garages or on driveways or other
approved parking areas located entirely on a Lot, as set forth herein. Owners and Occupants
shall, to the extent reasonably practicable, first park their vehicles within available garage
spaces and then on any available driveway or other approved external parking areas on a Lot,
and then on any Street. Notwithstanding the foregoing, if any personal or work -related vehicle
Page 31
of an Owner or Occupant is oversized in nature and does not fit within the garage or on the
driveway or other parking surface on a Lot, then the Committee may permit the parking of
such over -sized vehicle on the Streets in its reasonable discretion; provided, however, that the
Owner or Occupant must park such vehicle on a Street adjacent or as near as possible to their
Lot and in no event shall any inoperative vehicle of an Owner or Occupant be allowed to
remain on the Street for more than 24 hours (excluding weekends and holidays). No vehicle
may be parked on a Street if it interferes with or impedes the flow of traffic and use of the
Street by others or if it interferes with a Lot Owner's ability to pull out of or into their
approved driveways or parking areas.
(f) Construction. No dirt, debris, or other materials shall be
allowed to come off of any Lot onto any Streets, Common Areas, other Lots, or other parts
of the Property as a result of any construction or other activities. All Buildings shall be of
new construction (unless the Committee approves of recycled or "decor" vintage
construction materials in advance). No previously used houses or other Buildings shall be
moved onto a Lot. The Lot shall be kept clean and clear of debris during construction. No
house 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 the prior approval of the
Committee.
(g) Fences. Fences must comply with all applicable laws and
regulations. Fences may be erected on property lines, except that no fence shall be erected
between the front of the house and the Street. Nothing in this ARTICLE 11 or Section 11.1(g)
shall prevent the erection of a necessary retaining wall approved in advance by the
Committee. No fence, wall, hedge or mass planting shall at any time extend higher than six
feet (6) above the ground, except for necessary retaining walls or rockeries which conform to
the City and County Building Codes and are approved by the Committee in advance. Fences
shall conform to the specifications set forth on Exhibit B and any applicable Rules and
Regulations concerning Community fencing, unless otherwise approved in writing by the
Committee. No wire fences shall be used unless approved by the Committee.
(h) Ling. All area lighting shall be designed and positioned to
ensure that the light source is not visible from any other house in the development or, if
visible, is angled downward so as to adequately mitigate the effect of any light spill over
onto adjacent Lots (whether or not any visible light is adequately mitigated shall be
determined by the Committee in its sole discretion for the protection of the Owners within
and for the overall harmony of the Community). Decorative holiday lighting may be
installed no more than thirty (30) days before and shall be removed no later than thirty (30)
days after the date of the holiday.
(i) Yard Art. No yard pieces or yard art, including but not limited
to sculptures, statues, and other freestanding or attached works, whether for decoration or
otherwise, more than twelve inches (12") tall or twelve inches (12") wide shall be permitted
outside of the Residences and within view from the Street without prior written approval of
the Committee. Flags of the United States or the State of Washington are not considered
yard art hereunder and are permitted, provided, however, that the Association may place
Page 32
reasonable restrictions on the time, place and manner of display as permitted by federal and
state law_
11.2 Condition of Property. Each Owner, at its own expense and at
all times, shall keep such Owner's Lot, including the Improvements and appurtenances
thereon, in a safe, clean, neat and wholesome condition and shall comply in all respects with
applicable governmental, health, fire and safety ordinances, regulations, requirements and
directives. The Owner shall at regular and frequent intervals- remove at its own expense any
rubbish of any character whatsoever that may accumulate upon such Lot. No Improvement
upon any Lot shall be permitted to fall into disrepair, and each such Improvement shall at all
times be kept in good condition and repair and adequately painted or otherwise finished.
11.3 Nuisances; Hazardous Activities. No odors or loud noises
shall be permitted to arise or emit from any Lot or Common Areas so as to render any such
property or portion thereof, or activity thereon, unsanitary, offensive or detrimental to any
other property in the vicinity thereof or to the Owners and Occupants of such property. No
other nuisance or unsafe or hazardous activity shall be permitted to exist or operate upon any
Lot so as to be offensive or detrimental to any other Lot or to its Owner or Occupants. No
firearms shall be discharged within the Property and no explosives of any kind shall be
discharged or stored upon any of the Lots or permitted within the Property. No open fires
shall be lighted or permitted on the Lots, except in a contained outdoor fireplace or barbeque
pit designated by the Association (if any), while attended at all times by the applicable Owner
or Occupant and in full compliance with local laws and ordinances.
11.4 Unsightly Conditions. No Owner shall permit any unsightly
condition to exist on his/her Lot. Unsightly conditions shall include, without limitation, litter,
trash, junk or other debris; unrepaired and inoperable vehicles, boats, boat trailers or other
trailers; inappropriate, broken, damaged or ugly furniture or plants; non -decorative gear,
equipment, cans, bottles, ladders, trash barrels and other such items; and air conditioning
units or other projections placed on the exterior walls of any Building. The Committee, in its
sole discretion, may grant a written waiver of this Section, upon written application by an
Owner as provided in this Declaration and may require Owner to remove, screen or take other
action to remedy or otherwise adequately mitigate conditions deemed unsightly.
11.5 Storage. No storage under decks or overhangs or anywhere
else on any Lot which is visible from any point outside the Lot shall be permitted.
11.6 Machinery and Equipment. No machinery or equipment of
any kind shall be placed, operated or maintained upon the exterior of or adjacent to any Lot,
except such machinery or equipment as is usual and customary in connection with the
construction (during residential construction only) or the repair and maintenance of any
Improvement, appurtenant structure or improvement on a Lot, and except such machinery
and equipment customarily used in the maintenance or improvement of landscaping;
provided, however, that all such machinery and equipment shall be removed or properly
stored upon completion of the applicable construction, repair, maintenance or landscaping
Page 33
project.
11.7 Signs. No Sign of any kind shall be displayed to the public view
on any Lot without the prior written approval of the Board, except (a) customary name and
address signs, (b) "For Sale" or "For Rent" signs of no more than six (6) square feet in size
advertising the Lot for sale or rent, which signs must be removed promptly after sale or lease
of the residence, (c) signs required by legal proceedings (and then the sign shall be no larger
than eighteen inches (18") by twenty-four inches (24"), unless mandated by statute or court
order), (d) temporary signs for political advertising, garage sales, etc. (and then the sign shall
be no larger than four (4) square feet and shall be in place no longer than sixty (60) days), (e)
promotional sales signs of the Declarant and/or its agents, and (f) permanent monuments
(entry signage) and Common Areas identification signs.
11.8 Grounds; Maintenance of Grounds. The entire front
landscaping for each Lot with a Residence thereon shall be installed prior to occupancy in
accordance with the Plan submitted to the Committee. The entire landscaping, including the
remaining portions of the side and rear yard, shall be installed within six (6) months of the
Close of Escrow for the first conveyance. Each Owner shall be responsible for removing the
PVC pipe containing the cable connection wires located on their Lot and either burying the
cable wires or installing a landscape box and landscaping to screen the cable connection wires
and box. Each Owner shall be responsible for the maintenance and repair of all parking areas,
driveways, walkways, and landscaping on his/her Lot as well as maintenance of the landscape
strip and Street trees adjacent to his Lot. Nothing contained herein shall preclude an Owner
from recovering from any person liable therefore damages to which such Owner might be
entitled for any act or omission to act requiring an expenditure by the Owner for the
maintenance and repair of the parking area, driveway, walkway, and/or landscaping on
Owner's Lot. Such maintenance and repair shall include, without limitation:
(a) Parking and Other Areas. Maintenance of all parking areas,
driveways and walkways in a clean and safe condition, including paving and repairing or
resurfacing of such areas when necessary with the type of material originally installed thereon
or such substitute therefore as shall, in all respects, be equal in quality, appearance"and
durability; the removal of debris and waste material and the washing and sweeping of paved
areas as required.
(b) Li tin . Cleaning, maintaining and relamping of any
external lighting fixtures, except such fixture as may be the property of any public utility or
government body.
(c) Landscaping. Landscaping shall emphasize plantings and
other features which complement and enhance the existing character of Eagle Manor.
Maintenance of all landscaping, including the trimming, watering and fertilization of all
grass, ground cover, shrubs or trees, removal of dead or waste materials, and replacement of
any dead or diseased grass, ground cover, shrubs or trees.
(d) Drainage. Maintenance of all storm water drainage systems,
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7
yard drains, and catch basins in their originally designed condition, and in accordance with any
governmental requirements and any conditions set forth on any final Plat. Further, no Owner
shall take any action which would interfere with surface water drainage across his/her Lot
either through natural drainage or by drainage easements. The topographic conditions of any
Lot shall not be altered in any way that would adversely affect or obstruct the approved and
constructed storm drain system and surface flows without the written consent of the
Committee.
(e) Hillsides and Other. Maintenance of all hillsides, slopes
and swales in their as designed and completed condition, and which shall not be
changed or interfered with without the prior written consent of the Board.
11.9 Remedies for Failure to Maintain and Repair.
(a) Remedies. If any Owner shall fail to perform the maintenance
and repair required by this Declaration, then the Board after fifteen (15) days' prior written
notice to such delinquent Owner, shall have the right, but not the obligation, to perform such
maintenance and repair and to charge the delinquent Owner and his/her Lot with a Special
Assessment for the cost of such work together with interest thereon at a rate to be set by the
Board from the date of the Association's advancement of funds for such work to the date of
reimbursement of the Association by Owner. If the delinquent Owner fails to reimburse the
Association for such costs within ten (10) days after demand therefore, the Association may, at
any time after such advance, record a claim of lien (which shall be an Association Lien) signed
by an authorized agent of the Association for the amount of such charge together with interest
thereon and enforce the Association Lien in accordance with the provisions of this Declaration.
(b) Nonexclusive Remedy. The foregoing Association Lien and
the rights to foreclose thereunder shall be in addition to all other rights and remedies which
the Board may have hereunder or in equity or at law, including any suit to recover a money
judgment for unpaid Assessments. If any Owner fails to perform such maintenance and
repair and, notwithstanding such failure, the Board should fail to exercise its rights and
remedies hereunder, then any other Owner, after fifteen (15) days' prior written notice to
the Board and such delinquent Owner, shall have the right, but not the obligation, to
perform such maintenance and repair and shall have the same rights and remedies with
respect thereto as are provided herein to the Board, including the right to Record and
enforce a lien in the same manner as the Association.
11.10 Refuse; Storage Areas. No refuse, garbage, rubbish, cuttings or
debris of any kind shall be left or deposited upon any Lot unless placed in a suitable, closed
and secure container. All outdoor refuse storage areas on each Lot shall be visually screened so
as not to be visible from neighboring Lots, Streets, or other Common Areas.
11.11 Utility Lines and Facilities and Satellite Dishes. No facilities,
antennae, equipment, wires or other devices for the communication or transmission of signals,
power, electrical current, or any other electronic transmission, including without limitation
telephone, television, microwave or radio signals, shall be constructed, placed or maintained
Page 35
anywhere in or upon any portion of a Lot, other than within buildings or enclosed structures
unless the same shall be contained in conduits or cables constructed, placed or maintained
underground or concealed in or under buildings or other enclosed structures; provided,
however, that satellite dishes not exceeding twenty-four inches (24") in diameter (or other size
hereafter adopted by the Board in the Rules and Regulations to reasonably accommodate all
Owners and Occupants throughout the Community with standards that are typical within the
general area of the Property) may be allowed on buildings with the prior written approval of
the Committee, and provided, further, that any approved satellite dish is placed on the building
so as to meet the following standards: (a) the satellite dish is placed in the most discreet
location practical as determined by the Committee; (b) the satellite dish is screened from view
from adjacent Lots to the extent feasible; and (c) the satellite dish is not visible from the Street
in front of the Owner's Lot to the extent possible. Nothing contained herein shall be deemed to
forbid the erection or use of temporary power or telephone facilities incidental to the
construction or repair of buildings on a Lot. If the provisions of this Section conflict with the
provisions of 47 CFR Section 1.4000 or other applicable Federal, state or local law, ordinance
or rule, the terms of such law, ordinance or rule shall prevail, but the conditions and limitations
set forth in this Section shall be enforced to the maximum extent permitted by law.
11.12 Mechanical Equipment; Vehicles. All mechanical equipment,
utility meters, storage tanks, air conditioning equipment and similar items shall be screened
with landscaping or attractive architectural features integrated into the structure itself, as
approved by the Committee. No unlicensed motor vehicles, such as motorcycles, dirt bikes,
scooters, and ATV's, shall be permitted to operate on any Street or Lot. No major automotive
repairs shall be permitted except for within enclosed garages. The only repairs permitted are
occasional casual repairs and maintenance activities, such as oil changes.
11.13 Mineral Exploration. Except with respect to any subsurface
rights granted to the initially named Declarant above, its direct successor or any of its
affiliates, no portion of the Property shall be used in any manner to explore for or to remove
any steam, heat, oil or other hydrocarbons, gravel, earth, or any earth substances or other
minerals of any kind. No excavation or fill shall be made nor shall any dirt be removed from
any Lot; provided, however, that this shall not prevent the excavation of the earth in
connection with the grading or construction of Improvements within a Lot. Water may be
extracted to the extent permitted by all applicable governmental agencies.
11.14 Leasing. Owners may lease their Residence to any Occupant.
Prior to leasing a Residence, the Owner shall notify the Board of the full name and contact
information of all Occupants under the lease, the duration of the lease and any later extension
or expiration thereof. All leases of any Residence shall expressly state that the lease and
occupancy is subject to all terms and conditions of this Declaration and the Rules and
Regulations. During the Development Period, the Declarant reserves the right to unilaterally
amend this Declaration to regulate the number of Residences that must be Owner -occupied
and restrict the number that may be leased in order to comply with or meet any FHA or other
laws, rules, regulations or other standards that apply to federal lending practices for residential
mortgages and similar financings.
Page 36
11.15 Occupants. Any Owner may delegate to any Occupant the right
to enjoy the Owner's Lot. All Owners shall be responsible for informing any Occupants of the
contents of this Declaration and the Rules and Regulations regarding the use of such Lot, and
shall be responsible for requiring its Occupants to comply with this ARTICLE 11. Owners
shall be fully responsible and liable for the acts of their Occupants, guests, family members,
representatives and invitees while such parties are within the Community.
ARTICLE 12. DAMAGE OR LOSS TO IMPROVEMENTS
12.1 Restoration of Common Areas. Except as otherwise provided
in this Declaration, in the event of any destruction of any portion of the Common Areas or any
other Improvements insured by the Association, the Association shall restore and repair the
same to its former condition, as promptly as practical. The proceeds of any such insurance
shall be paid to the Association for the benefit of the Owners and used for such purpose. The
Board is authorized to have the necessary documents prepared and executed, and to take such
other action so as to effect such reconstruction as promptly as practical. The Common Areas
and all other Improvements shall be constructed or rebuilt substantially in accordance with the
original construction plans available, with such changes as are recommended by the
Committee. In the event that the amount available from the proceeds of such insurance
policies for such restoration and repair shall be less than the estimated cost of restoration and
repair, a Reconstruction Assessment may be levied by the Board upon the Owners and their
Lots in order to provide the necessary funds for such reconstruction over and above the
amount of any insurance proceeds available for such purpose. Reconstruction Assessments
shall be borne by the Owners in the same proportions as their Prorata Share of General
Assessments. If, prior to the end of the Development Period, the Common Areas or
Improvements thereon are destroyed and the insurance proceeds are less than the estimated
cost of repair or reconstruction, the Declarant may elect not to restore or rebuild some or all of
the Improvements or Common Areas or may elect to restore or rebuild only those for which
the Declarant has received insurance proceeds sufficient to pay all costs associated therewith.
Reconstruction Assessments shall be approved and levied in the same manner as Capital
Improvement Assessments as set forth in Section 4.4.
Page 37
12.2 Restoration Obligations of Owners. In the event of the
damage or destruction of any portion of a Lot or the Improvements thereon, it shall be the
duty of the Owner of such Lot, as soon as may be practical, to repair or replace the damage or
destruction or such portion thereof as will render such damage or destruction indiscernible
from the exterior of the Lot. Any reconstruction, replacement or repair required by this
section shall be in accordance with the original plans and specifications of the Lot or plans
and specifications approved by both the Committee and the holders of Mortgage(s) of Record
which encumber(s) the Lot.
12.3 Condemnation. In the event that all or any portion of the
Common Areas shall be taken or condemned by any authority exercising the power of eminent
domain, the condemnation award shall be used to restore the remaining Common Areas, and
any balance shall be turned over to the Association. The Board shall have the exclusive right
to prosecute any such proceedings; provided, however, that nothing contained herein to the
contrary shall prevent an Owner from joining in the proceeding for purposes of claiming that
the condemnation action has materially affected said Owner's property. The entire award shall
be paid to the Association in trust for the benefit of the Owners. The Board shall distribute the
portion of the award not used to restore the Common Areas to the Owners in proportion to
their Prorata Share of General Assessments; provided, however, that if a Lot is encumbered by
a Mortgage or Mortgages which has or have a provision relating to condemnation, then in -lieu -
of distributing the award to the Owner of said Lot, the Board shall distribute the award directly
to the Mortgagee of the Mortgage with the highest priority and seniority for distribution or
payment in accordance with the terms and conditions of said Mortgagee's Mortgage.
ARTICLE 13. PROTECTION OF MORTGAGEES
13.1 Mortgagee Provisions. A breach of any of the provisions,
covenants, restrictions or limitations hereof or the Recordation of any Association Lien or the
pursuit of any remedy hereunder shall not defeat or render invalid the lien of any Mortgage of
Record. The Owners and their Mortgagees may examine the books and records of the
Association during all normal business hours, upon serving written notice of such examination
on the Board. All of the provisions herein shall be binding upon and effective against any
Owner whose title to said Lot is hereafter acquired through foreclosure or trustee's sale. The
Mortgagee of any Mortgage of Record on any Lot may file with the Board a written request for
written notification from the Association of any default by the Mortgagor of such Lot in the
performance of such Mortgagor's obligations under this Declaration which is not cured within
thirty (30) days, and the Board shall give notice thereof to each such Mortgagee. Each
Institutional Lender which holds a Mortgage encumbering any Lot in the Property which
obtains title to such Lot pursuant to the remedies provided in such Mortgage, by judicial or
non judicial foreclosure or by deed in lieu of foreclosure, shall take title to such Lot free and
clear of any claims for unpaid Assessments or charges against such Lot which accrued prior to
the time such holder acquires title to such Lot (unless any lien for unpaid Assessments had
been properly Recorded prior to the Recording of such Mortgage). The Association shall treat
such unpaid Assessments and charges as a Common Expense.
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T !4 ,
ARTICLE 14. DURATION AND AMENDMENT
14.1 Duration. This Declaration shall continue in full force until fifty
(50) years from the date hereof unless a Declaration of Termination or Declaration of Renewal
is Recorded meeting the requirements of an amendment to this Declaration as set forth in
Section 14.2. There shall be no severance by sale, conveyance, encumbrance or hypothecation
of an interest in any Lot from the appurtenant Membership as long as this Declaration shall
continue in full force and effect.
14.2 Amendment. Notice of the subject matter of a proposed
amendment to this Declaration in reasonably detailed form shall be included in the notice of
any meeting of the Association at which a proposed amendment is to be considered. The
amendment shall be adopted if approved by the vote, in person or by proxy, or written consent,
of sixty seven percent (67%) or more of the total voting power of the Association; provided,
however, that until the Turnover Date no termination or other amendment shall be effective
without the written approval of Declarant, in Declarant's sole discretion; and provided further,
that until the Turnover Date no amendment to Section 19.3 below shall be made at any time
without the written approval of Declarant, in Declarant's sole discretion. A copy of each
amendment which has been properly adopted shall be certified by at least two (2) officers of
the Association and the amendment shall be effective when the amendment together with the
Certificate of Amendment is Recorded. Notwithstanding the foregoing, any of the following
amendments, to be effective, must be approved in writing by the record holders of one -
hundred percent (100%) of the aggregate value of Mortgages encumbering the Property at the
time of such amendment (provided that any Mortgage holder that falls to submit written notice
of approval or disapproval of any such amendment within sixty (60) days of notice from the
Association regarding such amendment shall be deemed to have consented to such
amendment):
(a) Lien Right . Any amendment which affects or purports to
affect the validity or priority of encumbrances or the rights or protections granted to
Mortgagees as provided in ARTICLE 13 or which seeks to modify Section 14.2 hereof.
(b) Assessments. Any amendment which would necessitate a
Mortgagee after it has acquired a Lot through foreclosure to pay more than its Prorata Share
of any Assessments accruing after such foreclosure.
(c) Cancellation. Any amendment which would or could result
in a Mortgage being cancelled by forfeiture.
(d) Mortgagees. Any amendment which would have a
material, adverse effect on any Mortgagee.
14.3 Amendments and Modifications by Declarant. For so long as
there is a Class B Member, Declarant acting alone shall have as a Development Right, the right
to modify or amend this Declaration or any design guidelines adopted by the Committee;
provided, however, that (i) any such modification or amendment of the design guidelines must
Page 3 9
be within the spirit and overall intention of the Community as set forth herein; (ii) prior to any
such modification or amendment Declarant shall obtain the approval of any governmental
agency to such modification or amendment where such approval is necessary; and (iii) any
modification or amendment shall not provide for any type of non-residential use not presently
permitted by this Declaration. Within thirty (30) days after any such modification or
amendment by Declarant, Declarant shall deliver a written notice of such modification or
amendment to each Owner, which notice shall include a copy of the executed, acknowledged
and recorded modification or amendment.
ARTICLE 15. LIMITATION OF LIABILITY
15.1 Limitation of Liability. So long as a member of the Board, the
Committee, any of the Board's other committees, Declarant or any agent of the foregoing has
acted in good faith, without willful or intentional misconduct, upon the basis of information
possessed by such person, then that person shall not be personally liable to any Owner, the
Association, or to any other person for any damage, loss, or claim on account of any,
omission, error, or negligence of such person, except this article shall not apply to the extent
such acts, omissions or errors are covered by the Association's insurance. In connection with
all reviews, acceptances, inspections, permissions, consents or approvals required or permitted
by or from either the Declarant, the Association or the Committee under this Declaration,
neither Declarant, the Association, nor the Committee shall be liable to any Owner or to any
other person on account of any claim, liability, damage or expense suffered or incurred by or
threatened against any Owner or such other person and arising out of or in any way relating to
the subject matter of any such review, acceptance, inspection, permission, consent or
approval, whether given, granted, withheld or denied.
ARTICLE 16. INSURANCE; LOSSES.
16.1 Insurance. The Board shall procure for the Association, and
continuously maintain, as a Common Expense, one or more policies of insurance as follows:
(a) insurance against property loss or damage by fire or other hazards covered by the standard
extended coverage endorsement in an amount as near as practicable to the full insurable
replacement value (without deduction for depreciation) of the Common Areas, or such other
fire and casualty insurance as the Board determines will give substantially equal or greater
protection, (b) commercial general liability insurance for the use and ownership of the
Common Areas, (c) worker's compensation insurance to the extent required by applicable
law, (d) insurance against loss of personal property to the Association by fire, theft, and other
losses with deductible provisions as the Association deems advisable, and (e) any other
insurance the Board deems advisable including, but not by way of limitation, directors' and
officers' liability coverage. Such insurance policies shall meet the insurance and fidelity bond
requirements for similar projects established by Federal National Mortgage Association,
Government National Mortgage Association, Federal Home Loan Mortgage Corporation,
Federal Housing Authority, and Veterans Administration, so long as any of them is a
Mortgagee or Owner, except to the extent such coverage is not available or has been waived
by any of the foregoing. All policies shall include an endorsement providing coverage for
Directors and Officers of the Association.
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16.2 Casualty Losses. In the event of substantial damage or
destruction of any Common Area, all applicable insurance proceeds for such damage or
destruction shall be paid to the Association for the benefit of the Owners for the purpose
of repair, replacement, or other disbursement as determined by the Board.
ARTICLE 17. INTENTIONALLY OMITTED
ARTICLE 18. INTENTIONALLY OMITTED
ARTICLE 19. GENERAL PROVISIONS
19.1 Legal Proceedings. Failure to comply with any of the terms of
this Declaration, the Articles, the Bylaws, or any Rules or Regulations by an Owner or
Occupant, his guests, employees, invitees or tenants, shall be grounds for relief which may
include, without limitation, an action to recover sums due for damages, injunctive relief,
foreclosure of lien, lien, or any combination thereof, which relief may be sought by Declarant,
the Association, the Board, or, if appropriate, by an aggrieved Owner. Failure to enforce any
provision thereof shall not constitute a waiver of the right to enforce said provision, or any
other provision thereof. The Association, the Board, any Owner (so long as such Owner is not
at that time in default hereunder), or Declarant shall be entitled to bring an action for damages
against any defaulting Owner, and in addition may enjoin any violation of this Declaration by
any Owner. Any judgment rendered in any action or proceeding pursuant thereto shall include
a sum for attorneys' fees, including attorneys' fees incurred on appeal, in such amount as the
Court may deem reasonable in favor of the prevailing party, as well as the amount of any
delinquent payment, together with interest thereon at the rate established by the Board
therefore from time to time, costs of collection and court costs. Each remedy provided for in
this Declaration shall be cumulative and not exclusive or exhaustive.
19.2 Arbitration. Except with respect to the foreclosure of liens
pursuant to this Declaration, any dispute or claim by a party hereto arising under or in
connection with this Declaration shall be settled by arbitration in King County, Washington, as
set forth in this Section 19.2. Each party will have full access to the courts to compel
compliance with these arbitration provisions, or to enforce an arbitration award. In addition,
either party may seek injunctive relief, whether or not arbitration is available or under way.
The parties to this Declaration acknowledge and agree that the provisions of this Declaration
may be specifically enforced. The arbitration will take place pursuant to the arbitration rules
and procedures set forth in RCW 7.04, with a single arbitrator. In any arbitration, the
prevailing party shall be entitled to reimbursement of its costs, witness fees, and attorneys'
fees. The fees charged by the arbitrator and the costs of the proceeding shall be paid by the
non -prevailing party.
19.3 Special Declarant Provisions.
(a) Arbitration. Any claim by the Association, any Owner, or any
Occupant against the Declarant shall be settled by arbitration in King County, Washington, as
Page 41
set forth in this Section 19.3. Such parties shall have full access to the courts to compel
compliance with this arbitration provision, or to enforce an arbitration award. The arbitration
will take place pursuant to the arbitration rules and procedures set forth in RCW 7.04, with a
single arbitrator. In any such arbitration, each party will pay its own costs, witness fees, and
attorneys' fees. The fees charged by the arbitrator and the costs of such proceeding shall be
borne equally.
(b) Amendments. Notwithstanding Section 14.2 above, during the
Development Period, the following provisions may not be amended at any time without the
Declarant's prior written consent: (i) Section 10.8, (ii) Section 10.9, (iii) Section 14.3 (iv)
Section 19.3, (v) Section 19.8, or (vi) ARTICLE 15. In addition to the foregoing, no
amendment to this Declaration shall be effective without the Declarant's prior written consent
if the effect of the amendment would be to increase any obligation or liability of Declarant to
the Owners, Occupants, Members, the Association, or the Board; or to lessen or decrease the
Development Rights or any other rights of the Declarant under this Declaration; or revoke,
reduce, amend or modify any waivers or releases given in favor of the Declarant under this
Declaration.
19.4 Severability. The provisions hereof shall be deemed
independent or severable, and a determination of invalidity or partial invalidity or
enforceability of any one provision or portion hereof by a court of competent jurisdiction
shall not affect the validity or enforceability of any other provision hereof.
19.5 Interpretation. The provisions of this Declaration shall be
liberally construed to effectuate its purpose of creating a uniform plan for the creation and
operation of the Community and for the maintenance of the Common Areas, and any material
violation of this Declaration (as determined by the Board) shall be deemed to be a nuisance.
The article and section headings, titles and captions have been Inserted for convenience only,
and shall not be considered or referred to in resolving questions of interpretation or
construction. Unless the context otherwise requires, as used herein, the singular and the plural
shall each include the other and the masculine, feminine or neuter shall each include the
masculine, feminine and neuter. All pronouns and any variations thereof shall be deemed to
refer to the masculine, feminine, neuter, singular or plural as the identity of the Person or
Persons may require.
19.6 Construction and Sales by Declarant. Nothing in this
Declaration shall limit, and no Owner shall do anything which shall interfere with, the right of
Declarant to reasonably subdivide or resubdivide any portion of the Property owned by
Declarant, or to complete any construction of Improvements on the Lots owned by Declarant
and the Common Areas, or to alter the foregoing and its construction plans and designs, or to
construct such additional Improvements on such Lots and Common Areas as Declarant deems
advisable prior to completion and sale of the last Lot owned by Declarant. Each Owner, by
accepting a deed of a Lot within the Property, hereby acknowledges that the activities of
Declarant may constitute a temporary inconvenience or nuisance to the Owners, but
nonetheless shall be permitted. Such right shall include, but shall not be limited to, erecting,
construction and maintaining on the Property such structures and displays as may be
Page 42
reasonably necessary for the conduct of Declarant's business or completing the work of
disposing of the Lots by sale, lease or otherwise. Declarant may at any time use any Lots
owned by Declarant as models or real estate sales or leasing and renting offices. This
Declaration shall not limit the right of Declarant at any time prior to conveyance of title by
deed to the last Lot owned by Declarant to establish on the Lots owned by Declarant and the
Common Areas additional easements, reservations and rights- of -way to itself, to utility
companies, or to other Persons as may from time to time be reasonably necessary to the
property development and disposal of the Lots owned by Declarant. Such easements may be
created for the construction, installation, maintenance, removal, replacement, operation and
use of utilities, including without limitation sewers, water and gas pipes and systems, drainage
lines and systems, electric power and conduit lines and wiring, television, internet,
telecommunication, and telephone conduits, lines and wires, and other utilities, public or
private, beneath the ground surface (except vaults, vents, access structures and other facilities
required to be above ground surface by good engineering practice), including the right to
dedicate, grant or otherwise convey easements for rights -of -way to any public utility or
governmental entity for such purposes. In the performance of any work in connection with
such utilities, Declarant shall not unreasonably interfere with or unreasonably disrupt the use
of the Common Areas or the facilities located thereon and shall replace and restore the areas
and facilities as nearly as reasonably possible to the condition in which they were prior to the
performance of such work. All or any portion of the rights of Declarant hereunder, including
but not limited to the Development Rights, may be assigned to any successor or successors to
all or part of Declarant's respective interest in the Property, by an express written Recorded
assignment.
19.7 Owner Liability and Duty. Each Owner shall indemnify and
hold harmless the Association for any injury to any person or damage to the Common Areas
or any equipment thereon which may be sustained by reason of the negligence, wrongful or
other improper use of said Owner or of his/her Occupants, guests, employees, invitees or
tenants. The damage and costs incurred by the Association as a result thereof shall become a
Special Assessment against such Owner and his Lot, and shall be subject to levy, enforcement
and collection in accordance with the Association Lien procedure provided for in this
Declaration. The Association reserves the right to charge a Special Assessment to such
Owner equal to the increase, if any, in the insurance premium directly attributable to the
damage or injury caused by such Owner or by the use of the Lot of such Owner. The
Association shall hold each Owner harmless from liability for loss or injuries that are covered
(and only to the extent covered) by insurance then maintained by the Association.
19.8 Association Waiver. Notwithstanding anything herein to the
contrary, to the extent that any Owner waives any claims against Declarant, or releases the
Declarant from any claim with respect to a Lot, the Common Areas, the Improvements,
and/or the Community, then the Association shall be deemed to have likewise released
Declarant (and its officers, directors, shareholders, members, partners, employees, agents
and representatives) from any claim with respect to such Lot, the Common Areas, the
Improvements, and/or the Community on a pro rata basis applicable to each such Lot.
Page 43
}
19.9 No Public Right or Dedication. Nothing contained in this
Declaration shall be deemed to be a gift or dedication of all or any part of the Property to
the public, or for any public use.
19.10 Indemnification. Each officer of the Association, and each
member of the Board, the Committee and any of the Board's other committees, and any
agents thereof, shall be indemnified by the Association against all expenses and liabilities
(including attorneys' fees and costs) reasonably incurred by or imposed in connection with
any litigation or other proceeding by reason of such individual holding a position or office,
whether or not such person holds that position at the time the expense or liability is incurred,
except to the extent such expenses or liabilities are covered by insurance and except where
such person is adjudged guilty of willful misfeasance in the performance of his/her duties.
However, that in the event of a settlement, the indemnification shall apply only when the
Board approves such settlement and reimbursement as being in the best interests of the
Association.
19.11 Access to Lots. The Declarant, the Committee, the Board, and
the Association (and, as applicable, any of their officers, directors, shareholders, members,
partners, employees, agents and representatives and any Manager) may enter upon any Lot,
which entry shall not be deemed a trespass, and take whatever steps are necessary to correct a
violation of the provisions of this Declaration.
19.12 No Third Party Rights_ This Declaration is made for the
exclusive benefit of the Association, the Board, the Owners, the Members, the Declarant and
their successors. This Declaration is expressly not intended for the benefit of any other Person
besides the Association, the Board, the Owners, the Members, the Declarant and their
successors. No third party shall have any rights under this Declaration against any of the
Association, the Board, the Owners, the Members, the Declarant and their successors.
19.13 Notices. Except as otherwise provided in this Declaration, in
each instance in which notice is to be given to an Owner, the same shall be in writing and may
be delivered personally to the Owner, in which case personal delivery of such notice to one or
more Co -Owners of a Lot or to any general partner, member or manager of a partnership or
LLC or to any trustee of a trust owning a Lot shall be deemed delivery to all Co -Owners or to
the partnership, LLC or trust as the case may be. Personal delivery of such notice to any
officer or agent for the service of process on a corporation shall be deemed delivery to the
corporation. In lieu of the foregoing, such notice may be delivered by regular United States
mail, postage prepaid, addressed to the Owner at the most recent address furnished by such
Owner to the Association or, if no such address shall have been furnished, to the street address
of such Lot. Such notice shall be deemed delivered forty-eight (48) hours after the time of
such mailing, except for notice of a meeting of Members or of the Board in which case the
notice provisions of the Bylaws shall control. Any notice to be given to the Association may
be delivered personally to any member of the Board, or sent by United States mail, postage
prepaid, addressed to the Association.at such address as shall be fixed from time to time and
circulated to all Owners.
Page 44
Dated.
DECLARANT:
696, LLC, a Washington limited
liability company
By:—
Name: —
Its:
Page 45
t Al 1
STATE OF WASHINGTON )
ss.
COUNTY OF KING )
THIS IS TO CERTIFY that on this day of , 2016, before me, a
Notary Public in and for the State of Washington, duly commissioned and sworn, came
personally known or having presented
satisfactory evidence to be of 696, LLC, a Washington limited
liability company, the limited liability company that executed the foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of said limited
liability company for the uses and purposes therein mentioned, and on oath stated that he is
authorized to execute the said instrument.
GIVEN under my hand and official seal as of the date first above written.
Print Name:
State of Washington, residing at
Expiration Date:
Page 46
Notary Public in a
Exhibit A
Legal Description of Property
LOTS 1 THROUGH 12, INCLUSIVE, AND TRACT A, CITY OF FEDERAL WAY FINAL PLAT NO.
. ACCORDING TO THE PLAT THEREOF RECORDED ON
2016 UNDER RECORDING NUMBER
IN KING COUNTY, WASHINGTON.
Page 47
Exhibit B
Page 48
STANDARD 6 ° FENCE
TYPE A'
294 CAEVAR
TOP RAIL
1*6 OR Ix4
WARP
TREATED POST
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ouil
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x
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KNIMVM 24. 6URIA-
0"-I2" U<AMETr:R
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2, ALL Hr RP -AR= r-A5TrNLR.5 TO EC NON-FURRO45
9. THE FIN15MM 51DE OF THE FENCE 5HALL FACE THE EXTERIOR OF THE LOr
4. ALL PENGZS STAIMM WITH 5HERNIN MLLIAMS H00P5GAPl~5
613--TltANSPA,E*iT CiATOM COLOR o6oA4--30?cI4 OR SHALL. BE STAI NED Y411.1 f
AN ALTERMATNE BRAND AND GOLOR A9 A VZ-V BY THE $OAFW OR THE AGG
STATE: Sr' 0-+' i Cp
Page 49
PLAT Or' EAGLE MANOR
NW 114 OF SE 1/4 OF SECTION 24, T. 21 N., R. 03 E., W.M.
FEDERAL WAY, STATE OF WASHINGTON
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STANDARD NOME FUR SIDWER CONSTRUCTION
L THIS PRO&CT SHALL BE CONSTRUCT-=D IN
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"WATER SYSTEM AND SEVER SYSTEM STANDARDS'
iIPPRC LU DY TF+E WAS IINGTONN STATE
OEPARTMEiT OF FA'cAL IH ON DUNE 8, 1994 AND
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4. ELF2: D3N5 5 Olti AXE NGYD 29,
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LAKEHA:031 UdUTY Di3TRICT rECORD
DRAVANGS AND FIELD SU_VIE By 6MMA
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SEVER SERMICE STUB STATIONS SHOWN
ON THIS PLAN REPRESENT THE :MSTANCE
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EXACT !:TLOCAL- MIC IiC!!ZOY. T:1 LL'cAnaN OF ALL EXISTING UNDER- C 7,p
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T�EPRE`-1£N:TARON IS 'JADE THIN. ALL':NISV.0 Ui6JTIES ARE _.-MIM ,.. ._
hERSON WE '-i.016mE R ASWOES NO R'EE-C UENLRY FGi Ii.- ',I-
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CAL!. B_FORE YO'! DIG: 1-1100-124-55Ec
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ALL COATINGS SHALL RE APTOM IN ACCORDANCE Wilil RIF MANUFACTURCH's qS7.9uCn(x:
9- MANHOLE FRAJVIES AND QUADIS �CIAILL ff-� 'AST JM, "S 'HF� U.:%m 'LAKE""O" CAST `4
THE TOP, SHA; L W 3143� �� K%#MS, 4trip jAAD, HAUL A WWX I -14CH LYT IWX
FITTED WTH ONE "AT74 C�� MIT UTIA HLNWIE�D EM M)RIETM -W
NOT AND A FLAT Waltl;-. Ail-Od FOR 1 W f9AWL COVER$ atkL HE 21' 1" DpA,r,.ETv1
1
0.CONCRE-L��RaYAQ
EMESH SfIALCFINSTALE'D PER DISTRIC
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7 r1E FLAN11. MANHOLE i9S TO THE HE ASSOCIAT PIPE
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PORTLAND CEMEW A`LD 7/e F,X,WMtf %Nift CS E71 18" AND
LARGER, PREOL kiAIiHoLE Lw;.A SYsTEmS BY FF--h SvSIF"S NOF; W 44unuA. W,- (X"Agy-
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MANNC! Es-
12. -,wtAtj Ilk%y A BROOD FINISH, AND UE fLOPFD TO PER
FOOT 113WARD �111E ? "'11-
ALL jttr2� Ai* W-Ar- pmLI&I StjrdS iiciT ry.Taz ;:ORE THAN � INCHES
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14. Vk1 CGTr7 V.AL. U& W.E.14 10 Vri-,T OF fil-
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SAWCUT M ASPIRALT
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FEDERAL WAY SM/51PECS V.:
i
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+
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TOP OF
PLAT OF CEAGLE MANOR
NW 1/4 OF SE114 OF SECTION 24, T. 21 N., R. 03 E., W.M.
FEDERAL WAY. STATE OF WASHINGTON
, rN,
SCALE 1*
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STORM DRUDSSINC;
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SE —Mr, HFORMAMN SOURCE
LAREHAVEN UTILITY DISTRICT RECORD
DRAVARCS AND FIELD SURVE-Y BY CAMP,
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NOTE:
SEMIER SERV:C1, STI-12 STATIONS SHQ'If-j ON
MIS FIR! REPRES-114T ME DISTANCE FROM
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' KIM&ENmitge I I
i 1
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x 458' EAST
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NO. 198007150545 .1 - •'. 77 I -(� -6aN i EASEJ¢!T
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tN:• RS000ON OF CURB RAMP Ixq-. - 07. DEWMAOC ' I .
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VICINITY MAP
COt1I�ACP LIST
OVNER/DETVELOPER EAGLE CREEK LAND .AND DEVELOPMENT, LLC
RANDY GOODWIN
11290 SE 294TH ST.
AUBURN, WA 98092 !
(253) .30_9145
ENGiNEER/SURVEI.OR ENCOMPASS ENGPIEEMNG J SURVEYING
165 N.E. JUNIPER STREET, SUITE 201
ISSAOUAH. WA 98027
(425) 39--02:D f
(425) 3W-3055 FAX !
LE OAL RrSQWn0N
'RAC. A L1FyNRDiBA HILLS ACCORDING TO THE PLAT THEREOF.
FY_CCd1Oc0 N VOL 115, OF 7IAT5. PAGES 35 AND 38, IN KING
COUNTY, WASHINGTON.
GENERAL ROTES
GROSS SITE AREA: 135,494 Sq Ft (311 Ac)
EXISTING TAX PARCEL NUMBERS: 894720-0120
FROSTING ZONING: RS 7.2
COMPREHENSIVE PLAN DESGNATION: SINGLE FAMILY RESIDENTIAL
HIGH DENSITY
PROPOSED USE: SINGLE FAMILY RESIDENTIAL
SCHOOL DISTRICT. DISTRICT 4210
FIRE DISTRICT: R39
UTILITY PURVEYORS WER LAKEHAVENI _
WWA70 LAKICKAVEN UW1TY D1p7TRCT1
TELEPHONE VERIZON
POWER/GAS PUGL't SDUP0 ENERGY
DATIM AND BASIS OF BEA IC!
MONUM� WD$RLINE OF S.W. 34.4TH STREET
N0995'001E
NOVO 2S
I��11
RIM OF CASE OF 4- SOU'ARE C NCRETE MOI:UMENT VICK BRASS
NAIL. D6S FEET ABOVE MONJME747 LOCATED AT S.W. CN/PI75 DRIVE
Al 21ST AVENUE SV..
ELEVA7ION-33ELI FT_R
FGUWAWAIOPCrfId W NOTE
TOP0GRAP14G'SIFAVEY SHOWiT HEAEG? WAS PREPARED BY
ENCOMPASS EHOPIEEAO14 lerN gURV1L1Wq UNDER OLgM-.
fRNSrOE1 OF WRIJAt SNUPE NO!lIBFJtq PL9/ 11332. TINE.
BOW4OARY INFCRMAi10N l5 CASED ON VGA '• FLAT, VOL. 115
Or" PLATS RAGES 35 & 'N' K11.'G COIIN)1' RECORDS AEL`OR9LD
UNDER RECCHW4G OERTNTCATE WwtWOS45 Rt IONC C.1TU711Y,
VIASHIWTON. 111E BOUFOARY PWoRLATION WAS F9ID VERIFIF0 IN
SEPTEMBER 2005.
COA6PREI-IF_NSIVE PLA,"1 AND ZONING CLASSIFICATION
SUBJECT PROPERTY AND ALL ADJOINING PROPERTIES ARE SINGLE
FAMILY - HIGH DENSITY. ZONED RS-72
SHEET 9d)EX
1 - SITE PLAN
2 - TOPOGRAPHIC a BOUNDARY SURVEY
3 - GRADING & DRAINAGE PLAN & PROFILE
4 - GRADING & DRAINAGE PROFILES
S - DRAINAGE- NOTES RECEIVE
8. - POND SECTION & DETAILS
7 - SIGNS & MAILBOX PLAN
a - TESC PLAN
9 - DETAILS
10 - EIClmS & 1. $,* K WALL SECTIONS
II DETAILS
WI - ALALLM B.DM TAU. DESIGN AND NOTES A U G 2 9 2(
LA-1 - LAkVSQM PLAN
LA-2 - DETAL'-
PERMT NO 5
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` I Call NOTE 2"a 1..40'
YiE'AGAb7 T,Nt
before you EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY �,� �
- r - J IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY 70 DETERMINE THE �/ /!g /
- - - - - EXACT VERTICAL; AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- Y � / f- CmEc4m T.IR
r f - - - �. - - - - - '•"' - - -" - - - - - - - - - - - ^ - - - D; 9. GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO _. - .l►MWRD TA
REPRESENTATION IS MADE THAT ALL EXISTING UnUDES ARE SHOWN APPROVED' f
HEREON THE ENGINEER ASSUME NO RESPONSIBNTY FOR UTILITIES
811 NOT SHOWN OR UTILITIES NOT SNOW? IN THEIR PROPER LOCA.nCH OI IZ.T 12n, y AjEET i OF T
CALL BEFORE YOU DIG 1-000-424-5555
UNDERGROUND SERVICE (USA) --
PAeOoEAGLEMANOR
NW OF 1STION 24, T. 21
FEDERAL WAY, STATE OF WASHINGTON
1� A'
SCALE 1' = 40' 20' STORM DRAINAGE EASEMENT
EASEMENT REC. NO. REC. 7# , 97..2DSD6D'.
198
CL0715051�5
s.W, 844 H STREET
V'-1
7+00
-2 — — — — -- — — — — — 0-
Z'77
20' STORM DRAIN
EASEMENT REC. Ec vff"NA HILLS 1'. EA I 950D7150545 7 F.
STORMWATEFZ POND
511
4,
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10' STORM DRAIN
EASEMENT IEC4.5
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TAX LOT 8947200120
4-` -)4
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AVaD CUTRNG UNDERGROUND
UTUTY ONES. ITS COSTLY
Call NOTE:
before you EXISTING UTILITY L43CA 01;: = RR AP OXIMATE ONLY
IT SHALL BE THE GO to nmvlft THE R-
DI g. EXACT VERTICAL; N*Tk LOCAMIN or ALL Dnwbl� UNIL
i= p� c*MuCTMr1I. No
=M�'VWAG hIr THAT MI. D951M UROITU ARE SHOM
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811 CALL BEFORf yoU DDC-,
UNDERGROUND SERVICE (USA)
BOUNDARY/10POGRAPHY NOTIE-
3fRV.SO'A OF VMAJAU
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BASED CBI SORT VEMTH15
.7 PREPARED My LICENSEDFX 75M
PERMIT NO. 12-105436-00—EN
--2
DATE
INV=35840 (OUT NE)
-W. SDL-19 27--12". SD ® 5.00X
7
SDL-20 P; SD 0 4.67X
SAO
CM-1 TYPE II-S4•
SDL-21 190'--12 S0 P 1.39%
CONTROL MANHOLE # 1
"7
- SEE DETAIL
RIM=35:110
O.F.=361.00
INV-355.50
O•F00
PLAT OF EAGLE MANOR
NW 114 OF SE 1/4 OF SECTION 24, T. 21 N., R. 03 E., W.M"
x i nRak MAr�4Ti5_
�. FEDERAL WAY, STATE OF WASHINGTON
x TO THE CITY PRIOR TO THE PRECONSTRUCRON
C] 1. PROOF OF UABIUTY INSURANCE SHALL BE SUBMITTED
vin , REMOVE ACCESS
La•VIL s DETENnDN POfip
T' k STRO HE RR MEMALACED D
-IX POND 10 BE Rf.TPLAICFL 4t ACCF i - MEETING.
t•• 'I :� � FOR BOTH
TARGpIM H6.14 pWVEIIµY 70 i
D 10 20 4C INSTALLG NEW MOM � OF P �� ..hN : ,r % ENLARGED k FAaE AIAIIOR Pl,7kT9 T� �9� "'" j CUT AND CONNECT tY PROPERLY PREPARED FWNULATKM IN ACCORDANCE
21p S[ORN DRAINAGE - SHEET 6 FOR ADDITIONAL LNiOR4A1MN I 1tI CULVERT TO CB# 1 '� P�'E �� APPURTETIAHCES SHALL !6 LAID ON A
SkWCUT AT FOGLIIlE F'ORACURB k T �i1fl'fT 2 WITH
SCALE 1" = 40' GUTTER INSTALLATION AS NEW O EA ENT REC NO. REC. # 12760208060Q J _ WSDOT 7-C2.3(1 )_ HIS SHALL INCLUDE Ll:4MYC
19BI071605a5"
.." p..._ L D P TN R BOTTOM, THE EC OF
u4 H STREET -. _. _ AN CUM AC G THE TREND
Fg1NDATON MATERIAL, AND REQUIRED PIPE BEGGING,
_ TO A UNIFORM GRADE SO THAT THE UNYIELDING
PIPE IS
x e• ;�c. �Ij1fA_ - - - - - OA �-- CB TO REMAIN SUPPORTED BY A UNIFORML`! DENSE UNYIELDING
__ J 24-00 1+00 _ _ _
7+00 f.+(� ••�-_ µ � - •; �� I R • P[ESIS VE Y PROTECT EL i(,Ir, MONUMENT. IF TH. S STEEL PIPE SHALL BE GALVANIZED AND HAVE
- - 6 - CDP- ' _ _ . 1i -1 • 1 ��T �T BE PRE• YW OVAL ASPHALT TREATMENT 81 OR REITER INSIDE AND
5'OL--SF7L-2f'.. .. 'N• -'i° •� is WA.C�3.3�120-040.OURIE CONTPACW SHAL1�7 NOTIFY
OUTSIDE
THE SURVEYOR OF RECORD 4. ALL DRAINAGE STRUCTURES, SUCH AS CATCH BASINS
-L�ti -- f •' • IX C1TRB. 17Yfl.TTIES TO REAfATN Ai ppRNQi AND LANHOLES, fAOT LOCATED WITHIN A TRAVELED
- -REPLACE SNEVIHI[/CI1R$ Rµ ROAONAY OR SIQLVTAU(, SMALL HAVE
SOLID LOG5MG
-WN. SDEVTAIAc M 5 BF+1Dm E% .. UDS. ALL DRAINAGE STRUCTURES ASSOCIATED WITH
r tiEFRP'5 ?ARft[fR y" • ri ___ _ _ �{ r - O A PERSIANENT RETENTION/DETUNTION FACVUTY SHALL
1 . ETA 0+22 BEGIN WELL - - _ _ _ _ _ ` _ _ - .= - - } I - 1 . • p "�• � L HAVE SOLID LOCKING LIDS
l I T 1 tp
W/ I 1 I it` ` ,;: . S. ALL CATCH BASIN GRATES SHALL CONFORM TO CRY!
t 20' STORM OR11N x i 'I 1 e l' "4 t#" �• ORAVANG 14UMBERS 4-1, 2, 3, 4 OR 5.
I EASEMENT REC. 2 f] I I HEW HV=3SS75 (72'-Wj � .
2 ►]. } I I t ::] 6. ALL CPJVEWAY CULVERTS LOCATED WITHIN THE RIGHT
N0. tY6007t 50545 1 ! I 1 " w [ I. I
i I ra' .gQIpLE IX. POND WTIEF OROV:OE A ALL BE OF SLFFIOENT LENGTH TO
p� - , - r, - •, ` MINIMUM 3.1 SLOPE. FROM THE EDGE OF THE
{ 1 ! - DRIVEWAY TO THE BOTTOM OF THE DITCH
f e 5r sp
• BEVELED SHALL HAVE
�I ; .•� � BEVELED ENO SECTIONS TO MATCH THE SIDE SLOPES.
D=• :2-:• 1 .,,, " •. • . 12 •- ! i ��_ J 1 1' •• I � � 1: A,• !.. I , I 7" ROCK FOR EROSION PRO?ECTION OF DITCHES,
tb•'" PVC --- - A0.6.$1' GRADE OF IX. II1MJii, CHANNELS AND SWALES, WHERE REQUIRED, MUST BE
NEFIi118R1G-WALL SF[MLM 517113 jNy36f, I _! VAUL78 TO MATCH NEW S»EMEV.(i. _ _ OF SOUND
-� SHEET 9 k WI CB ,17 FF 4 P RS( �. - I I { - VAULTS SMALL. BE . _ _ QUARRY ROCK. PLACED TO A DEPTH OF ONE FOOT
'# I" Tao I*r•` 5' YATE f _ 1/ 4 y 1 IR£7ROF717iO W/I NON�AIP+ _ r -. �Y - AND MUST MEET HE FOLLOWING SPECIFICATIONS:
r FCi_ _ _ ____ _ _ __ -TUGS AS NEWF�, TYP. <--B' M7_%/4=-ION PAS&NC; 2"-4'
70' STORM DRAIN � 1 1 F T _ _ `` . - '-- 1 RCCKI�T•". PPL Alm -2" ROGf//.119X-TAIL
EASEMENT REC. SDL _ x.Tf• ,., (,-.. �.�.-ram,--•.... '._•o- - ... _ _ - PAsmir" WSTALA.AiION SHALL 9E W AA:fLRONiCE
N0. 198007150545 :I L 1 _ _ i,i 1' 15' SEWER "' VATM KCRS DRAWNG NUMBER 51 OR AS AMENDED
. _ ___ -- __ ti» I!1 r L BY THE APPROVE!) PLANS. RECYCLED ASPHALT OR
J , " _ _I . - Z" S 7 '� EASEMENT ,
REC. N_ CONCRETE RUBBLE SHALL NOT BE USED.
1•_I,PftOP08E0 f,l 20060224001546
+SE6 WP�AP OR _ SEViR DTI 11 8. LOTS NOT APPROVED FOR INrILTRARON SHALL BE
I STF. 14$S EVA} VALLL At 4i-- "1 .. _ _.. 4 _ �� EAlipAEN7 II I .W PROVIDED WITH DRAINAGE OUTLETS (STUB -OUTS).
_ ',.(., , .Ire '_ - •1 CG 6 II ! !1� _ STUB-IX15 SHALL CONFORM TO THE FOLLOWING:
STA. 0+6263. 17.25'Lr INSTALL 11' SD TO EI 1
CB#' TYPE I -., . • • - r c' "-' A EACH OUTLET SHALL BE SUITABLY LOCATED AT
RIM=36114� E,OLCTO'MIRGIy1� i.NtiJ - - Y. - e - 5' PRIVATE j1 E c \ '� SEWER CROSSING SHALL THE LOWEST ELEVATIU>1 ON THE LOT, SO AS TO
(MATCH CUTTER FL) CVIF�371,Q I I - _ - 07.N� --. zm�i' �.:" } BORe�. NOT WEN CUT SERVICE ALL FUTURE ROOF DOWNSPOUTS AND
INV=35B.BB y// T17.iSH RAGA •. ,•. I 4 44 y FOOTING DRAINS, DRIVEWAYS. YARD DRAINS, AND
E 12" RCP WiV=359.1.;. (VERIFY) STREET T7¢£• TYP. } ANY OTHER SURFACE OR SUB -SURFACE DRAINS
STA. 2+5202, 17.25LT -SHE SECTION SHEET 4 NECESSARY TO RENDER THE LOTS SUITABLE FOR
FOR SPECIES CALLCUT THEIR INTENDED USE. EACH CUTLET SHALL
CH TYPE, I 1 , r
Rol+355.0:4 S• S'r PFnvATE H - HAVE FREESPOOKING, POSITIVE DRAINAGE TO AN
/II P
APPROVED STORMI'lA1ER CONVEYANCE SYSTE7A
(MATH CJUTFR FL) SOL :7 'a 12 .EAS�FNEHT I! `. ] 'r i_. - .
UTV_361.5: I 1'�F{f " OR TO AN APPROVED OUTFALL LOCATION.
STA 530, i7.o2'L7 `1 'H ,' J❑ POi5p1 DIRECTLY IHTQ ,POIN_ f ' r5 Y . 'i �'` ` t''t'Ir`N B. OUTLETS ON EACH L07 SHALL BE LOCATED
CEO 3, IYPc I 1' I JJJ WITH A FIVE-FOOT kIGH. 2 X 4 STAKE MARKED
RITE-"379.1:1= (MATCHH PAVING) ( :>' I •T "STORPA". THE STUB -OUT SHALL EXTEND ABOVE
NV=37450 _ I �I ` o-- THE SURFACE AKE LEVEL, BE VISIBLE AND BE SECURED TO
I : F REMOVE E7C SIDEWALK 4V REPLACE W/
' PLANTER
C8# 4. TYPE B-''A" " 9 TRacT a = � W ST1 T TREES &TE SIDEWAL)t 6STREETUG TS' C. PIPE MATERIAL SHALL CONFORM TO
W/ DEBRIS CAGE C`lcRFL0L4' SIB - .. / UNDERORAIN SPECIFICATIONS DESCRIBED IN KCRS
RIM=3'o1.10 �8 10' LANDSCAPE r� Y � �'� `� En
p1V=3_U.97 V, TRACT , � M CONTAIN k IF NON OTHER THE PIPE SHALL
CONTAIN LYRE OR OTHER ACCEPTABLE
STA.3+05.21, 20.0'LT _ -` r _ ��• _ tpl
OB# 7, TYPE I �A 3'`�-'H ' (. RDRAINAGE SINAGE EYSTCNSS DESIGNED SIGNEDS ARE RTOUCCNVEY FLOWS
W/ THRU CURB INLET ENO RWR,7VEMERIS _ �i - :: • .,..:,T " 2 THROUGH INDIVIDUAL LOTS
RIM�85.40 14 1 1
INV=362B9 _ I, �.:•..". __.I _
r SpL-19 _ RR L THE APWC,WiJ"iJ/iTR!�CipR 15 RESPONSIBLE
MATCH IX. SMWALK I .� Fw COORDRlA Z.E LOCATIONS OF ALL
STA. 1+95,261 13.25RT STA: 3+3ZL4+ ` �pppy Yc I SR1B-DIfT CONVEYANCE LINES WITH RESPECT TO
FT��// 6. TYPE I F�-
PVI STA = 1+00 Isa.ao' vc I iRIE UTLTIIES (LE PC'r<cR, GAS, TELEPHONE,
ROi-387.87 0'.•• PI ELEV = 371.99 o PVI VI STA
EV 36fi3JTEEEVISION),
INV-363.93 'P
AD. �.-2.50 + - .. .. - ...._ _.. ..
-... -.----��- .. P c. - .• .. ... .. .. .. ... .... .. NOTESF. ALL INDIVIDUAL SUS -OUTS SHALL 9E
STA. 1+95.25, 13.25LT 7.
TYPE I - K _ 40.06 KD= 42.91
I •• q HOMEOWNER
VIED AND MAINTAINED BY THE LOT
RIM-367.67 5�
INW363.86 m „+t t. STORM PIPE (SD) SHALL eE PLAN 0R REINFORCED
CONCREIc
..
STA. 0+13.29, 13.25'LT �''•�� --_ 14 = 2. ALL CBS THAT COLLECT RUNOFF SHALL BE FITTED
CB# Io. TYPE II-487 ,Ti9' .. +_'^�_'"-. FIN 0 � ''FF & ... .. .. . ...... ...... ... .. 0 WITH VANED GRATE.
RIM=373.BB . HOOP S.W, 3eHk ,A . '37
INV-369.08..CT C S111EA1A1E• NP. 3. I PRLANDS A
OVE]lESO NTS� PLAN LA-1 & LA-2 FOR LANDSCAPE
hn
STA. 1+70.06, 13.25'RT 02p L�__ Cl 4. SEE ALAN BLOCK WALL DESIGN AND NOTES WI FOR
CB# 11, TYPE I 1 �P� WALL DEfA1:5
RIM=374.02 STA. 0+13.29, 13.$51.T -
INV-369.22 _
.. II 373.8l Ae-a4' ..... .. ... ... . ......._ T.�ti... .. -- _ -- ia\.. - .... .... EXISRNGypj_FA*a ... .. - . - . • S. SEEEFREETLIGHT PLA.O �L�OCA1gN5/DETARS FOR
STA 2+35.31, 13.25'LT IN�y369.ISG �, V STR GH7NiG IMPR
CBi 1Z• ME : 1T1'+.FY 50
RET 373,59
INV=369.s+ TO POND ti r f TOP NOTE BOUNDARY OGRAPHI :
STA 2+30.02, 13.25'RT -
CB# 13. TYPE R 380:.- --"-- .. ..... ..... .r. �'-�. = � ... -.-:'.... _ .. .. O TOPOGRAPHIC SURVEY SHOV94 HEREIN WAS PREPARED BY
RW=373.57
I ENCOMPASS ENGIEERpi6 AM 9URAYYJi. UMiJF DRECT
INV=370.28 - _ I - ¢'.,_L SUPERVISION OF INLUAM SKkL HOLKBLRG. M 11= THE
STA. t+95�8, 13$6'RT _ lr%• 13' AC BOUNDARY INFORMATION IS BASED ON VIRGINIA HILLS PLAT, VOL
STA 3P24.25, 13.25'L7 -_ Tom+ 115 OF PLATS. PAGES 35 & 36, KIND COUNTY RECORDS,
CB# 14, TYPE 1 �� - -' - - RECORDED UNDER RECOP.DING i5RY1F1CATE 80071DO545 IN KING
RIM 14, T2 WVh" pL - BOUNDARY INFORMATION WAS FIELD
INY=36B.74 ....... .. - .. ..."... ".". .... - VERIFIED IN SEP ETEMBER Zo06.
SEA_ 3+05.21,'20 ' T r`l��•Yl)j��{�A
.. - - . ${,T,' fiT15.2G 13.i5'Li r .. .. WN' 7. TYPE' F >,J" "CI{, 4y' qQ
STA 3+24.25, 13.25 nT CB/ 9, TYPE 1 4T/ T13RV CURB INLET " . UTILITY UNESAVOID GI UN ERG ND
CBp 1 TYPE I NIM�387,87 W P7M.365.49
4.OR - rrrvr3ea66 N1F.38288 `�� - INV=3NOTE:
C71.14 al
S0L-1 31'--t 50 O 5.23X NG UTIUIY LOC4RCN5 SHOWN
HEREON ARE APPROXIMATE ONLY
STA. 1+47.28. 13.25'LT - A'1 .. .... ". .. .... .... .. ... .. ... .. .. .. ... .3f^ $S�R4-i .�
CB# 18, T'PE I EOL-2 97'^•12' SD g 0.559. �50 . • .. • • • • • • • • • • • • .. .' .. ,' ...' !TIXSMALL BE THE CW_.RACTOWS RESPONSIBILITY TO DETERMINE THE
I
., ..
RIM=374.42 SDL-3 23'--12' SO P 12.65X " - -..
INV=370.97 SOL-4 45'--1 G' SDP 0..`AX 'GROUT ` UmUTIL; ANC R TO COMM LOCATION OF ALL EXISTING UNCER-
SDL-5 35'�-12" SO S 15.09 -'� D19. GROUND 'JRUTIES PRIIXi TO COMMENCING CONSII7JCTIwR- -NO
STA. 1+47.28, 13.25'RT SUL-B 18'---12' SD a' 11.11% .\ �� REtEW_ pK IS MADE THAT ASSUMES 40 FMRNC UfA1f1ES ARE SNOSH
CB# 17, TYPE I SOL-10 27'-12• SD 1.007 W 13 T _ _- _ �OCATIONN.
RIM-374.42 SCL-12 27'^-12" SD R 1.00R "
MR
INV-371.20 SDL-13 38'�12• SO P5.14^ '..' ... .'..' ...' '... •' ." .. •...••.... .. VRmR:1RWND SO.NCC (v I
i N0�9GHiC4N CRU�TIcS N'g IOWN IeI THEIR PROPER
.. . . . ..
.. ... CALL BEFORE You 'JIG: 1 800-4Z4-5aS
V.
CB#18 TYPE II-48' S)L-14 2T--12" So D 0.5oT, -+ F i 2-9 G5438-00-EMI
AC W/ SOLID LOCKING UD SCL-15 2D'--72' SO P a907. SW 344TH T {Z�� I NO.
RIM=363.50 SDL-16 52'-•-12• SO P 0.50% -
O.F. 381.00 SOL-17 27--12' 50 Q 3.48X I" . 4O HORIZ
INV-35763 (IN 3- SOL-18 B9'=1Y SOP 0.509. A = 1' - 5' VERT. - A
APPROVED
DATE 01 i _21 t Z0%6
DATE
GENERAL NOTES
1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE FEDERAL WAY RE'ASED LOOS (FWRC), APPLICABLE
ORDINANCES, AND THE CITY COUNCIL CONDITIONS OF PROECT APPROVAL THESE ODCUMENTS ARE $TIPPIEMENTED BY
THE STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION (WSDOT/APWA), THE KING COUNTY
ROAD AN STANDARDS (KCRS), D THE KING COUNTY SL ACE LTATfR DEMON MANUAL (1C058➢N IT SHALL BE THE SOLE
R2SPONWMITY OF THE APPLICANT AND THE PRQFE951CNAL 514G*& 1F TO CORRECT ANY OU1SsT OR
VARIATION FROM THE ABOVE REQUIREMENTS FOUND IN THESE PLAR ALL CWMEC00U5 SHALL BE AT NO AOMMONAL
COST OR FROM
TO THE CITY OF FEDERAL WAY.
2. THE DL90t ELEAIE3HT9 INTNN INESE PLA_% HAW aMN RERTEWDD AOCO O%G TO ME FEOE11k WAY EIIG. YG
REVIEW CIAE)O 3 •S)19 aZWEENTS MAY HAVE: BEEN O%0MOOAED OR U155M V. 'THE CITY EHpLm a PLAN
REViNYAR, ANY VAMMCE FROM A00PT1) SiMDAROS IS NO. ALLOLVZO LIFS.iSS SPECIFICALLY APPMWED 3Y 9K CITY
OF FEDERAL WAY, PRIOR TO CONSTRUCTION.
3 APPROVAL OF THIS ROAR, GRAD6Y6, AND FSRLUMAGE 01 AN DOES NOT CON5TF7kjTE AN APPROVAL G AN'( OTHER
CONSTRUCTION (I.E. DOMESTIC SPRIER CONVEYANCE, SEVER I"M%ei'ANCE. CA_-. ELECTR&m ETC.-)
4. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTMI7. A PREOOnTRUCTKQ M..^EEI NG pUST BE HELD BETWEEN THE
CITY OF FEDERAL WAY, THE APPLICAN1. AND THE APPLICANT'S 01"'RUCTIM REPRESEHTAIIVE.
5. A SIGNED COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS.
6, CONSTRUCT16N NOISE AND ACTIVITY (ON PRIVATE PROPERTY) SHALL BE LIMITED AS PER FVM (SECTION 19,105,040)C
NORMALLY T)4S IS 7:GO A.M. TO &00 P.M., MONDAY JKct ,11 ATOQAY. AND 9:00 A.M. TO &00 P.M. ON SATURDAYS.
7. CONSTRUCTION ACTIVITY WITHIN CITY RIGHTS -OF -WAY SHALL BE UMITEO TO THE HOURS OF 8:30 AM TO 3:00 PM.
B. IT SHALL BE THE APPMCANT%tWTI1ACTO3•S krSnNS80.iTY TO OBTAIN ALL CONSTRUCTION EASEMENTS NECESSARY
ESE INITIATING OFF -SITE VOW YATYH YNE RDAO RIGHT-OC-WAY,
9. FRMNCI050 UTWIES OF OTHER ATSTALLATIO" MAT ARE NOT SligwM ON THESE APPROVED PLANS SLL`..L NOT BE
CONSTRUCTED UNLi AN APPROVED SET OF PLAM THAT LEET ALL CITY PEOWEVEMTS AND TH?: REQUREMENTS OF
KCRS CFIAPTFR 0 ARE SUBWTTEY7 TO THE CITY OF FEDeV WAY AT LEAST ]WIFE DAIS PAJOR TO CONSTRUCTION,
10. VERTICAL DATUM SHALL BE KCAS OR 1JG` D-29.
17. GROUNONMTER SY57£.U' CONSTRUCTION SHALL BE WITHIN .4 MCMT-OF-WAY OR APPROMATf ORAWAGE EASEMENTS.
BUT NOT INI)CRMPAT, THE ROADWAY ION• SECTALL GROUNDWATER SYSTETLS MUST BE ✓ ONSTRUGTFD IN ACCORDANCE
WITH TINE WSDOT/APYM STANDARD SPECIFICATIONS.
DISCREPANCIES:
IF THERE ARE ANY DISCREPANCIES BETAIEEN OWEA:BOINS dN OFAWYiGS AND E10STINC C01WONS OTRCN NIL AFFECT THE
TIIORK. THE CONTRACTOR SHALL BRALG SUCH DISCREPAROES TD THE ATSENTIOH rF Ti? ENGINEER FM AOaf5TTE0T
Mj� FOR THE MOM WATIOK OF TRAM 9LIBL•01IVI"'((0K ANDS ENa';k Ef UP""'WSTWSSaT. FOR TKE PROPER NVXTR C� TTM OF ALL MG=K
CONTRACTOR RESPONSIBIUTY:
CONTRACTOR AGREES THAT HE WALL ASSUME SOLE AND O*APLETE RESPRPJLwUTY FM SOB 31E CON TIT A,'G,U&m
T11E SAFETY OF ALL P=RSONS ATAD F '4 DURNNO TH>; COURSE OF CON6'TRL'CTION OF r1M PROJECT. AND THAT T1T5
RENT R1ALL APPLY OONTNlKKl^aY AN0 HOT BE "TED TO NORMAL VMRXTHC i DUft THE CONTRACTOR SM
Au
CONJECT 1}I PILE PERFMAN� CFCF'Yi9@( ON T71S RPROJELT E '� MAC LII�JTY Ag9HG FR4V T+E SOLE Ne
NEGLIGENCE OF THE OWNER OR ME ENGINEER.
BOUNDARY/TOPOGRAPHY NOTE;
TOPOGIXAPW SURVEY SNOW HEREON Wh$; PRDPA¢D BY S"tILWAASS ENCWEERWLO AND SURVe7Ti0' OWNER W10V
VOLPLATS, PAM 35 & U. KM COUNTY R"OROS. RECORDED WDER RLCORE" XRTO� CAiEE007TS4S `N AT,
KING COUNTY, 'WASHINGTON. TIIC OOUNDARY INFORLfATION WAS FIELD VERIFIED IN SEPTEMBER 2006.
DRAINAGE NOTES
1. PROOF OF UABIUTY INSURANCE SHALL BE SUBMITTED TO THE CITY PRIOR TO, OR AT, ME PRECCNSTRUCTION MEETING.
2. ALL PIPE AND APPURTENANCES ma! BE LAID ON A PROPERLY PREPARED FOLMI TION N ACC✓RIDANM WIN "MOT
SPPOFMATONS. THIS SHALL 1NC>,UDF LEVELMG MD COMPACTIM TIE TRENCH BOTTOM. THE TOP OF FOUNDATION
MATERIAL AND SICOURED PIPE OEODINV. TO A UKO)DFIA ORADE SO THAT THE ENTICE PIPE IS SUPPORTED BY A
UNIFORMLY DENSE UNYIELDING BASE.
3. ALL PIPE IN THE ROW THAT F3 N EXCESS OF in' IN MAMZT-ii MOST BE PLAIN OR REINFORCED CON=TL
AmncI mAI.IY. IF MORE THAN 1W' OF. NON-C%KKTE PIPE IS INSiALLiO, DHE PIPE MUST BE VIOEOED TO YERIFY
TIE WTEGRITY OF THE OWPLETED SYSTEM- 1HE CONTRACTOR SHALL PROAX A COPY CF ME VIDEO TO THE CITY.
4. SYORn! PIPE WTWN TIE PUBLIC RFMHT OF WAY 5NALL MAY A TWDNUM 01AIAETER OF 12' (B' DIAMETER DUCTILE IRON
PIPE MAY BE PTERWnFO ON CROSS STREET LATERALS fE5S i'1EAH BC FEET 1,G6G, ONLY TO AV= UTILITY COPFLK:T
OR MEET %MMOW CRADiENT A$ APPROVES By TIE PUBLIC *ORNS DEPAiT74FlT).
5, STEEL PIPE SHALL BE GALVANIZED AND HAVE ASPHALT TREATMENT g1 OR BETTER INSIDE AND OUTSIDE.
6. ALL DRAWCE STRUCTURES, SUCH AS CATCH BASINS AND MAN10.-, NO`. LOCATED WITHIN A MAYRED ROADWAY OR
SIOEVALN STALL HAVE SOLO LOCKING LIDS. ALL DRAINAGE STRUCiV.RE5 FS=ATED WITH A PERWANENT
RETENTION/OETENTION FACILITY SHALL HAVE SOLID LOCKING LIDS
7. ALL DRIVEWAY LVILVERTS LOCATED 'WITHIN THE RIGHT-CF-WAY S4ALL BE OF SUFFICIENT LEROIN TO PRME A
MINMUTI XI SLOPE FROM ME EDGE OF ME DP,LLEWAY TO THE 80TTCAl OF THE DITCH, WLWRTS 91ALL HAVE
BEVELED END SECTIONS TO MATCH THE SIDE SLOPES.
e. ROCK FOR EROSION PROTEC9011 OF DITCI'F$ CAANN'.S AND 5WALES. LWHEPE REOHRHW. OUST 2E OS WMO GMAT y
ROOM, PLACID TO A DEPTH CF CNE FOOT ANO UIWI MITT THE FOLLOgLNi SKnFIVAT"Fi "-B' ROCK/40%_713%
PA5$eNCI r -4` Rpp(II]OP VOX PASSIM AND -I' 4OdC/f OT-�2D71 PASp.M:. W$TALµT1C11 SHALL 9E N
ACCORDANCE YAITi KCR&, OR IV AMETIOEO SW' THE APPRO%0 FLAT:°+, RT;O"^= AMIN&Y CR :IX'1GR_TE RUBBLE
SHALL NOT BE USED.
9. LOTS NOT APPROVED FOR INFIL'RATION SHALL BE PROVIDED WITH DRAINAGE OUTIETS (STUB -OUTS). STUB -OUTS SHALL
CONFORM TO THE FOLLOWING:
A. EACH OUTLET,SHALL BE SU!TABLY LOCATED AT THE LOWEST ELEVAT.ON ON ME LOT, SO AS TO SERVICE ALL
FUTURE R006 00NNSP01175 AM FOOTINGS DRAMS. ORIYt"YS. YAHI ORAWS, AND ANY OTHEN 9MRFAW OR
1WVE FREE 31DTSRYD,SPOy ICIO INROE TO A11 APPRQVc SiORNIYATER CONVTYAMC mry OR R SHALL
APPROVED ODTFALL LOCATION.
B. OUTLETS ON EACH LOT SHALL BE LOCATED". A nVC-FOOT HIGH. 2 X 4 STAKE MARKED "STORM". 'HE
STUB -•EDT SHALL EXTEND ABOVE SURFACE LEVEL, BE Vim, ANO BE SECURED TG THE STAKE.
C. PIPE MATERIAL SHALL CONFORM TO UNDERDRAIN S =CFC4IlONS OESCRWO IN THE KCRS AND, IF
NON-METALLIC THE PIPE 41ALL CONTMN WIRE OR OT•HEIT AOCEPTA9LF, DF-.MTON.
D. DRAINAGE EASEMENTS ARE REgUIP.ED FOR DRAINAGE SYSTEMS DESIGNED TO CONVEY FLOWS THROUGH
INDIVIDUAL LOTS.
E ME APPUCAXT/WNTRACTOR IS "-Z.-O•NSIBLE FOR COOFaNATNG THE LOCATIONS d ALL STUB -OUT
CONVEYANCE LYRES TAM RESPECT TO THE UTILITIES (I-E. 0011ER, GAS. TELEPHONE. 1ELE11SiON).
F. ALL INDIVIDUAL STUB -OUTS SHALL BE PRIVATELY OWNED AND MAINTAINED BY DIE LOT HOMEOV674ER
AVOID CUTTING UNDERGROUND
UTILITY LINES. IT'S COSILY
call
Djg.
811
Wmnq OUNP mom LUSA)
45"N0E DRi'fc'WA'r CURBCUT FOR PO`ID 3" ••
CONTROL MANHOLE ACCESS PER Cl- STD. MST POND SIGN
D-FAIL-S-6 PLAT OF EAGLE MANOR
_-CONYiiEf SH1!LL 9_ '1• CnS Z. Il.'TF754 LR CITY
•.. _w� T71E 'JIfiVE.7A'.' APPITOAL h i3OEWA"(�L'ET] �5'mn DETAfis 4-19 v_ -
12' cart. NW 1/4 OF SE 1/4 OF SECTION 24, T. 21 N., R. 03 E., W.M. NOTES
EXISING B.%A.UtjS I fi1V�350.9a 1. PIPE SIZES AND SLOPES: PER PLANS.
To IS, Zt`�ry° FEDERAL WAY, STATE OF WASHINGTON 2. OUTLET CAPACITY: NOT LESS THAN COMBINED INLETS,
INV=35=.50 To POND ACCESS
i rW/ 3'i^r� rW BE DEMOLISHED CBJ 1 REMOVE EX. SD STUB TRILL-^M.iSO y PIPEAPARTST TO HAVE ION
PHALTISmTEATMGOVATVANIZEO
-GROUT CB 4. FRAME AND LADDER IS STEPS OFFSET 50
_ A. CLEANOUT CATS IS VISIBLE FROM TOP_P-
�,y� a COVER B. CUMB-DOWN SPACE IS CLEAR OF RISER AND
' �". i •• MARDRAW WITH 5. IF METAL UTGUTLET PIPE CONNECTS TO CEMENT
GO >r+; LONC BOLTS. CONCRETE PIPE OUTLET PIPE TO HAVE SMOOTH 0.14
• `- W+ S9L-2 Ti c EQUAL TO CONCRETE PIPE 1.0• LESS 1/4.
1 OVERFLOW ELV. TO
AO'PAMNG - «- - -- - - - I PROVIDE DETENTION 2'6"MIN + 6. COVER GATE HANDLE SHALL EXTEND TO WITHIN 1' OF
�py Y 4 t AND OIL SEPARAT ON
FOR PA14NC SpE n �� PER '.S.LA PLANS Go MAX -.IN
EX vA% W3.76IA
_ „ , ORIFICE # 2 W/
A. 9L9 • s- I `^�� _ 1 " • RESTRICTOR PLIy7E itEV-MGA
PROPOSED To, MOE I X • 1 • SOL-4 IR EX.
0 61.n 01A=s 1/8" W
POW ACCESS GRAVEN. ���� Y0 � ELBOW RESTRICTOR)
MVEVMY - Y CSTC I �1� 1 - 2i ' [": • - �76 . STANDARD GALVANIZED
OVER 5 C58C I I `. AS Skm I l `' ' pry�1$Li7 STEEL LADDER/'STEPS.
ITA P �. i .. I 11 (42-N&S) PPE SUPPORJ' S' CLEANOUT GATE
3.'X.090 GAGE CIOLTTPD
} ' 1.I I I • OR IMBEDDED 2' IN SHEAR GATE.
WALL AT MAX. 3' 9'YIN
I 4 I PACING. MIN. ONE 1'0"MIN
SETTLING CELL I 1 ^ f" _~ f I1 1 , - ' ' 1 SUPPORT,
L A
1•-MV.3v sG W/
Y� e DEEP
RP RAP PAD
�-8• ROCK}
R wwl.50'
CBg
• 1,
CB# 4. TYPE n-48-
W/ DEBRIS CAGE OVERFLOW
RIM=361.10
INV-355.97
STA. 3+05.21. 20.0'LT
CB# 7. TYPE !
W/ THRU CURB INLET
RIM365.40
INV=362.88
C9y18 TYPE 11-48'
W/ SOLD) LOCKING LID
RIM-363.50
O.F. 361.00
INV=357.63 (IN vet,
IMV=356.50 (OUT NE)
CM-1 TYPE I!-54'
CONTROL MANHOLE J 1
- __ OEfAIi_
P.IM-383.so
O.F.-361.00
I INl'=356.50
I I I•
} [ -•tn' � 1 � II 4 I Rk410hE�T
" •. I I .."'+'!'T i r ..;- . 3 ui ] I r CB & PIPE W 12" SD
•l ..x ` +'Tmm�- '�['. " . i ; �; 1 SXISRNG PCND ORIFICE# 2
' 1 TRACT 8• ELBOW RESTRICTOR
L- f 1 i nl' I '• a
• INVERT ELEV=356.50 ` INVERT ELEV=356.50
t � i 1 iIiI:I! L�Ir 3
1 PLAN VIEW f_7
ORIFICE# 1 W/ REMOVABLE WAIIG
I RESTRICTOR PLATE TIGHT
-- i
DIA=2 5/8" 6^ pfpE
!I
TRACT B
sW VEIIR
iiPC,EA-I•.EIR e.ViR.F3'ACT£O0
I STORMWA= RiACT
RQ�;S 5 T7 05 PD ELEVAPON VARIES
CM-1F.m ECOAT L_,STA j
CATCH BASIN TYPE II-54" PLATE WITHORFICE
AS SPECIFIED
?GNQ 3ETAII_ - ELBOW DETAIL
NTS
=2oI CONTROL STRUCTURE
:_TL-1 31'-1 SD 0 3.23% 5 1C 20 '
SP -- 97'•-72" SD 0 0.55c "'y� 1 T.=15 DEBRIS BARRIER IS FOR USE OUTSIDE ROADWAYS ON NTS
SGL-3 23'�-12' SO 012.5E: PIPES W CIA, AND $e LLiR.
SOL-4 45'-:2" SD 0 0.50% SCALE 1" 20'
SOL-5 35'-12" SD 0 15.CO- 2. AU- -STEEL PARTS MUST BE GALVANIZED AND ASPHALT POND PLANTING (SETTLING CELL)
ID- 1B'�-12: SD 0 11.11% COA'=D (TREATMENT 1 OR BETTER).
Ix••mi THE POND & POND TRACT SHALL BE SEEDED AS FOLLOWS
7. LCPE PIPE REQUIRES BOLTS TO SECURE DEBRIS BARRIER (25 TO 3 POUNDS OF SEED PER 1000 S0. FT)
a TO P:-E.
tlA
I' "k�. ON SV{4'.H BARS
cVP "r �'rti
PIPE CC -"':'NC
SiD`c. -
- z.
IV
� r
ta / .•�
SPOT :rLLD PATE TO AT PLAN ISOMETRIC
2 ". RRU CNS
OF M - - _•-ICAL NTS NTS
NTS _
DEBRIS BARRIER
370A"'1 sLINK F;ors.
IE
6r C:i
PER.L'R'l.5PEC'S.-US-•;aC OUNC PER CI^: SP_C'S. �I
3ytC!( YNYL OOF17Fd G■I _ 1AC9 %IRYL COATED
l IdO YEAR W.S. ELEV-
I 360 �3.5 3ERNL-A ___ _ - =i r 360 -_
d. DcIElTilla4 EV-357.0-! `
5E7T1N6' x.: I ^'W, [ •^
Ill r
_,56 - _ aI� ELN= 3565-
i _
�2j5, Al%� 35:A SEE E'3GEN We AND PLANT
SPECIES °ECO:I v,N AT10N A� RIGHT
'NETLAti i, _..�FCR ST 2MWATEP.
NE"1.\C
1.C' SEDmw- i V-- 350 350 -
350 L..,_- - - ._ STARAGF - - - -_
STORMWATER TRACT 'LOW -GROW SEED MIX
SEED NAME PERCp7TAGE OF MIX
DWARF TALL FESCUE 40%
DWARF PEAENIAL RYE 'BARCLAY" 30%
RED FESCUE 25%
COLONIAL BENTGRASS 5%
• IF 'WILDFLOWERS ARE USED AND SOWING IS DONE BEFORE LABOR
DAY, THE AMOUNT OF DWARF PERENNIAL RYE CAN BE REDUCED
PROPORTIONATELY TO THE AMOUNT OF WILDFLOWER SEED USED.
•
1ROL MANHOLE J i
i
•__- . EXIS144 GROUND
�r
36TA ^ - -
- - -
..-_._-.
INV=354.50
4.5'
DEiENIl011 Sn
W/ DEBRIS
�W'ERAF10 DEPTH MAC
j
_
�1 MAX jL
3.
ELEV=3565
-
-
�.".-
:m�
.em
oho
1"=20' HORIZ.
1"=5' VERT.
370
360
_--jw Sam
NARIlEO 'OArMN'VWIN TH
GONG W
n .. .\ LO-M
>MS GOWN
, 6"MIN SAALI CLEAR
PIPE SUPPORT (TIP):
3 ., .090'
12' RISER
INV-357.53
OUTLET
INVERT ELEV
=3ss.5o c
OPEN I �^
CATCH BASIN 1 TYPE 11-48"
NTS
man of IfU _ FCDIRLW►l NYF11 ANYhi
iAaiT; �.cE,1 �1LpGi^tT IS'tiTL•t.![pnA�, �TIFf IIM1MCQA}IYLMD1191TOR WE1PONl)5
6prIH Common Name Na[es Mexlmum
DOPth
INUNOA HON To I FOOT
APa4r•ww'A"
Snake 6anl mass I Proilieb mob Dif7>-
Cmx sfbgta
Savbea4 -Ir .^le: yrowd
aedy- xy
low-4 xtmgoeApms...x saxaa 'olbx
GPI acCi1?nbin
YMsnlxaf[941Jx Marx^,ea. wlM msryins �a 21[il
Jsrcns llu-gs
4N IxN. Nrei r,9aumrs Pss!w"s .reWau 192Ye1
Jw+_us rcmus
CCV. nraTr I We- soils -I.. mamim
oq.;a,:n:e,aw.s",o:a -
'.rvbm Pa"v.=; I mow. vx .anysrean�ccy
` :"a7m<: rcea: axrtlser_ara.n,..
Swpla r"'murJga
If-. S. averiausl
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I
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amen waea wlrgsl: sRspxelEta,arywsmisl
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1i+cobapsw,a ��ur'-t'r
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-
Glytvrtu,nvsJVMeLL, N'eSlxxn mannegrass
Marsnea, P"M mdr9:rm
Jvm:aseBusus ::r,I rssn
1'ea+,.uB/"'I.apr .*+P.Ik
K�
scimq. m:mcarJ:rs ! Sala9fMletl bwngh
Y'SY pestalW Ogle
17 pv+s
S�t,Tifr�srren O.exsW
'swurranegaa'W,:etr xh
INUNDATION
1 TO3 P66T
dmxc+vpm
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N]f.t
sol'ao v�4a"'
Seaw nMun
IlYMNMM%pB 7"SWAN 3 nEU
eAm.INca}:Y+)tu.l •� Oaxanav iFa'.54p
MY•+dr/n eC ytr^ 1MkC�l1! 91Y MWWPa� G6ree1
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" sa u•' r . n- la" I nm , alw m ema r m mm : wmadcn unu: rp "a Ilgsl _P letl sha9gvrerbresm09 M P a ro 9"9
eslanushatl Emgymq zgnb Slane shoum wsieeaegva:vanr eanaremmm:v okYDe"Ireascw;lo lo-e rcns
IIAeYy xwme[ rla,enp>•xIY olx,peyywn$�H. v& wW/fuf s1 CanlMAspoUS H,:pbA1e Pbn15, 1990
HpPr..W,Vnf1l.SWA,C PIen tY Y,YaIw'lll%gtn, nvwS 711 Hecncq.x artlC�J.xiX Fbre VlLle Pao:f 1
NwW.,vas:, 19T�
350
Cau NOTE:
PERMIT NO. 12-105436-00-EN
before you
Dq
EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROKMATE ONLY
IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE
EXACT VERTICAL: AND HORIZONTAL LOCATION OF ALL EXISTING UNDER-
9.
`a
9
811
EXPOt1IN1 SUtM NSA)
GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO
REPRESENTATION IS MADE THAT ALL EXISTING UP,UPES ARE SHOAII
FOR UTILITIES
HEREON. THE ENGINEER ASSUMES SH N N THEIR
NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LCCATON.
CALL BEFORE YOU DIG: 1-800-42.4-5555
��
a13P 0Z - --
Ci.S 17 (L'♦;..dlb
+ DATE
N^C SU- UVR--
ANCHOR ' P.`.TTERI!
14.D.C:T U
1, aEDF� AL TEMP:Ar
M 1
S
T'
CCNLRETE E�-f `"� LD1
FRONT
ADD 2GEWp1! T5 PIRYw
MIN. 7' CUVa*=
.Pmurm trvcaa�
f1 �MII
ROADWAY I ._
PI4m
-,PICAL NSiALLATICH - HOW SUBOIWI
OR EX!Siim; ROADWAY WuN PLAIC`R STRi=
SIDE
ROADWAY -
PLAN
TYP'CAL INSTALLATION - EXISTING
SIDEW.ILA - NO PLANER STRIP
PLAT OF EAGLE MANOR
NW 1/4 OF SE 1/4 OF SECTION 24, T. 21 N., R. 03 E., W.NL
FEDERAL WAY, STATE OF WASHINGTON,., 9
1
20' STORM DRAINAGE 7' EASEMENT
'
•'
FAS`MFNT REG. NO,
REC 0 1978020ROfi02
- '
-
198007150545-
S.W. 344..
H STREET
IX. Y G MAIEA
A
-
�
'
ii1�} •
_
"! '
GH'D7
S r00
Ss DO e 4+00
• -•-�--
—
N65
�-- — �-^'
-------------
T-'7
7L
Folra57SEErSONIM
---
- -_
__ ;
,~
a
•r
.o 0 -
OLTANS
I}�°3
Y
- _
---
-----
-
l
_
all V.
20' STORM DRAIN
REG
f
'T
1�
EASEMENT
NO. 19B007150545
' 7,320 Sq F!
EX. MO NIA HILLS
I
I
7.$79 Sq F!
7,24-3 54 F!
7.363 Sq F!
T•]'pt Sq P1
STlN4,SWAT�R PL)ida-
rJ
TkAOT
I`
'
_•
.
,i-UNIT N.U.CR11. PER
PO5T OFH?LE STANDAN05 .
K. DETAR s-34
'-
-
5' PRIVATE
DRAINAGE
EASEMENT~acy
'J
IF {
I
)
,
. .
I
.
Stux
-_-
EASEbZRT..
Na
2tam 2+0015;4
1r'11'.ir'1.�. 'Ili
�~ �' 2+00
xm!}
EEN i
V
��l
w7t 5¢ F[ I
_
EYOP k S111EFE.9(31 PlYt
,,a+ t v
6 PAIVATE I
C7YT Sso tlETA&S
3-50, 3-51& �54
�. 07.
ONAI VC.E A
�' I
1j
'
f�xE
l (
�L
Nf�i
a
R;�GE
EASEMENT
7
7,7to 6q r!
12
10
`7,293
4
•F!
gam'
b�
7.296 Sq
Sq Ft
1lj
tC
ta' 7.277 59 Ft
1
^
apS
ACT
TRACT
.
.
.r
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7,207 Sy Ft
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l8 10' LANDSCAPE
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.
-
8.244 S4 FL
_.-.i
466.79'
...
1. FOR Hcq SUSDPI11�014 INST`IA.ION3, ME VA SOX LOCATION(E) SHALL BE SHOWN
011 iME ?W:S, A 71E !.OVT1C4N(5) SHALL BE 4PPROVED 5Y ME GOVERNIHG
POSTIWSIER,
2 FOR INETALATIONS IN AIt EXLSIW� SIDEWILK, !NST, AT!ON OF ADDIt!ONAL
CONCRETE STRIALK ti'( BE RECU:RED 'D PROVIDE FOR ME 5' MINIMUM CLEARANCE
AROUND THE MNLBOX-
]. SEC RAX'.'1!RX DILPIL 'J%%%* 4F-3 FOR JOINP MMUMMVUY
NESQHSdFlSiO4•P AE=t_1VEW AND DL5'G-NO-
C&� w 'wwm!X a MAILSOX N9TALLAT 6N� LI I 3-34
STA:
fADF
i
0 10 20 40 1 r
11{F
SCALE 1" = 40'
AMD CUTTING UNDEADROUND
UNITY UNES. ITS COSTLY
Call
NOTE:
before You
7
EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY
IT SHALL BE THE CONTRACTOR'S RE5PONSBIL'TY TO OEIERMINE THE
DiDq 9"
gs
EXACT VERTICAL; AND HORIZONTAL LOCATION OF ALL EXISTING UNDER -
GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO
REPRESENTATION IS MADE THAT ALL FDOSBVG UTILITIES ARE SHORN
811
THE R ASSUMES NO
NOTES OCNLOR UTILITIESNOT VIN IN MEIR PROPERLOCATION -
CSH
BEFORE 42�455955
UNDERGROUND SERMCE (USA)
PERMIT NO. 12-105435-00-EN
AP'R� �/ r�✓•••�L
PLAT OF EAGLE MANOR
Y
NW 1/4 OF SE 114 OF SECTION 24, T. 21 N., R. 03 E., W.M.
_ nn FEDERAL WAY, STATE OF WASHINGTON
Fey . +AIR• - ... .
0 i0 7.0 40
-• -
"~
SCALE 1' _ 40'
20' STORM DRAINAGE
I 7' EASEMENT
EASEMENT REC. N0.
REC.$ 1970020606
•1980071505{5_
34_
- ..
]p�0
5F00
4+.00
�
- - - - -`
^'L- -
�
�•
S:C[Gi DRAIN`
',L
-
EASEMENT REC.
-
N0. ISS007150545
UTILF2E m
1
FOR
`
<DITCH
D
RM
STOWATE R
. CONVTVARCE
<
3RAFilE•'
rN _
ozm;rIO TROTS AT
IO' =TOR!A DRAIN, .,ip Ih- •J
!v0. 79S007i 5,Sd5
- �- i
SILT FFJ6R2- TYP - - 151,
•/•`.'ai - ~ -
i'ET SEASON SPECIAL T'-`."-C PROVis10NS
1. THE Ip.LOYIEp TIME FNAi A DI9RQISM
k,W AREA NAY RLLRp UNw77M$1
VATODYCIR MEASUUES IS REDUCED ro TTLO ✓ONS£CUTIvE WOMONG
9A'FS, RAWER THAN SiSEN (9ECTE5N D.,1.2,
2. STO.XTII£S A/IO BTEFP CUT ARID FILL S� AIRS TO BE PROTECMU
W UNWORIL-0 FAR MOW THAN 12 HOURS (SEW o, 0.2).
3- COVER MATERIALS SUFFIGIENI TO COYEP. ALL OR$RW' D ACAS SHALT,
RE S 0OG4LEO ON STE (SECTION D.A2)• RPEEHT, FTP.
4. ALL AREAS RNAT ARC TO Se OhWoRIL'p DUFNNC THE ?ZT SEASON
SHAH TIE 50EIDEo NF'MW ONE Y EK OF THE OMNNINC OF THE VIET -
SEASON (SECTION
5. MULCH Is REOUMEO TO PROTECT Al SUEDW AREAS (SECTION
6. FIFE LINEAR FEET OF SLY FENCE (AND THE NECESWY STATES) PER
ACRE OF DISTURBAAICE MUST BE SIOCtTPAED ON 515E (SECTION
7. CONSTRUCTIRH ROAD AND PARNM LOT'STARILFIATLOH ARE RECUSED
FOR (ALL SITES UNLESS TNc.9TE IS U�Tk� 4Y CONta-GRAIHM -
B. 5E MEHT E7ENM IS FOQIIAR[O UmmiS No OFFS..TE DISOLA RGE IS-
AN710'PATEO TOR THE SPEC.fLD DESIGN MOW {SE"o" C'M
9. SkMAFS WATER CGHTROLS An REOURED UNLESS FTO 01 7
p1ARCE DISis ANnwATEn roR THE SPECLREO D-EVON FLOW (SECTION
O.D,B)
10 PHAWIa AND MORE, CO.WSERVATME OMPS 'LUST BE EVAUATED FOR
CONSIWCTION ACIIHTY HEAR SURFACE WA'EI16 T'.SECTTpH OcS.0.
T1. ANY RUROFF OENt"AFED B': OEWRTERWO "AY;
AY RE REOUIREA 7`D
DISCHARGE TO THE SANITARY SEWER (WITH APPRGPRIATE :XSCHARGr
AUTHOR12ATION), PORTABLE SA.-40 FILTER SYSTRAV, OF. 4OLDING TAIKA
12. THE FRECUEHCY OF MANrENANCE itMU' 1110WASES FRLU MONTHLY
TO WEEKLY (SECTION D-3.4).
OFVIA:GPESS/EGRESS AREA
RACKcD GONSTI T?Cili NTSiANCE
N.
GALVANIZED STEEL POST OR
5•
2"" GFIR
OR EQUAL
2" 14 GA. WIRE FABRIC
2".14
PROPEX SILTSTOP FILTER
FABRIC OR EQUAL
20'
I
3.0' MIN -
NEWLY GRADED OR-/
DISTURBED SIOE
yl
4
E
WASHED ROCK
OR PEA GRAVEL
4
SILT FENCING
N,TS
TCH BASIN INSERT TIT
02 4- H.'STFiEET'-
T+00
f
AT EDGE OF
PAWRo I 'y..
I
I
I
I
�I
fr
I
"7
,F
I!
CATCH
BASIN
N TYPE
I
I!
SO.
5Q. -.
•�
I
SIDRRMATER
POND FOR
DIMENT TRAP
-
I
4
-C' -
'
ULM
SILT FENCE,
191.,y
CLEAR ENTIRE SITE ,r
EROSION/SEDIMENTATION CONTROL NOTES
I. APPROVAL OF RUS EROSION/SLDDLENTATION EGNTROI_ (E=) PLAN OCES NOT CONSTITUTE
AN APPROVAL OF PMWANEN7 0040 OR DRAINAGE OESON (LE. SdE AID LOCATION OF
ROADS. PIPE+. RESMQTWHS, CNANNa,$, RLTFJITION FAMYLES UTILITIES ET-),
2. 1;OTPL%LIEtiTATION OF TIC ESC PLANS AND THE CONSTRUCTION, MMNTENANCE,
AFPSA,CbAEHT. ARD UPRBAOING OF THESE ESC FACIUTIES IS THE RESPQHSBIOTY OF THE
APPUCANT/CONTRACTOR UNTIL ALL CONSTRUCTION IS APPROVED.
THE SOUNGAWES OF THIS 0.EA14NO WR15 SHDNN ON WA PLAN SHALL BE WANLY
FLAWED IN TIE: FIELD FAVOR TD G(RI"=TiOIL DUWO THE OONSIRUCS!ON PERIOD.
NO DRMWANCE BC1'F>D THE FLAGGED CLEARRIC LVATS S<ALL SE P4IBOTTM THE
FLAGG310 STALL DE MALNTAM<D SY THE APPLN!AkY/CONTRA.-WTI FOR THE OURATON OF
CONSTRUCTION.
4. STAByjT#D CCtliSIR51CTI0N EHIRAHC[S AND TFA`411 PADS SHALL EIE WN TALIX* AT THE
REGINWNO TIF CDNSTitUCTICN AIG IU,LVVrARREO FOR Ii1E OURAIIOSF OF YNE F+RtAfECi.
ADOHTOIRAL MEASURES TNT' TOE AEQIARED TO ENSTIBE THAT ALL PAYED ALIENS AAE KEPT
C.Em AND TRACAW, NN rNE ROADWAY DOES NO1 GCOUR FOR THE OU RAT O N OF THE
PROJECT.
5. THE ESC FACUM SRO AN OR FHIS 1+LAH RUST BE MRSTIRXTED P!01 H TO OR iN
CONJUNCTION .." ALL (ESt;O Ni0 GRHWIG. A",AtES, ANO IN SULY. A I,WLYER AS
f0 Davr� TIAT rTDll!'7'.i 1A0`jF WATER DOES NOi ENTER THc DR..R+ACE SYSTEM,
To,IAC;Nr f`P-CP:-RTiE3. G1R V10CASF, AFPl1CAILLC WATER STANDARDS.
G. THE ESC FAOILITIES SiOW4 CH THIS Pl, Vi ARE THE M5IARLIM FIESOUIK4CRrS FOR
AHT1G,pATETL STY; COIMZONB.. DUMmG TW CONS'I�IJGT*M PERIOD. THESE ESE FACI, DES
S14ALL BE LWORADEC A 1*/OR fkCO-"D, AS NEEDEO FOR UNEXPECTED ST'uW EVENTS.
AM UP00SO TO ACC" r FOR C HAHOK`O SITE CS4AaTOFI3 MrS 'ZQ'T'2"AL COVER
LLEASL VIES, F1E:,CChnON CF DITCHES AND SALT FENCES. P PR0 mnO1V, is w).
7. THE ESC FACIUM %HALL BE INSPEC:i7A DAILY BY THE MPIJCldiTJpTRTRACNR AND
MAINTAINED AS NECESSARY ,. EASLAE ,HEIR CONTINUED PROPER FUWTIONWG.
B. ANY AREAS OF `7O'OSiD SOILA WaUL N. RoAOWAY BMANRMZNTS. THAT WILL NOT 9E
DN'%maeo FT1R 9LYEN (7) OA:S CORLvG iNc ORY swva - YWG S27 DAYS OIIPoNO
THE WET 'SEASON, SHALL BE IAINELWATELY SYAIIrU= PATH TIE; AHNRRGYI:O ESC IRETII�S
(!,E sUmi;, NIRCHHO. MLix1NF EROSGN GRAM 3. ETC.).
9. ANY AREA NEEDING ESC MEASURES. NOT REQUIRING IMMEDIATE ATTENTION, SHALL BE
ADDRESSED VBTIBN SEVEN (7) DAYS
tO THE ESE FACILITIES ON MNACTNE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM
OF ONCE A MONTH OR WITRN 24 HOURS FOLLOWING A STORM EVENT.
11. AT NO TINE SHALL MORE THAN ME (1) FOOT OF Ri1N1ERT AUA'AEO 9
pCtiLMUUIE INiMN A CATCH BASIN ALL C:A H BASNNS. AAD GONVEYASt[E ONES SHALL
BE C:EAIED FMHOR TO PAmm THE CLEAHING OPERATION SHALL NOT FUiSH
SIDWE7NT- ALE1 WATER INTO THE DOMNSIRFJIM SvSTEN-
12. ANY PEIWAN:ENT RETE;VT*N/Drrrv1ON FACILITY USED AS A TDV?) ART' SETRANO BASIN
SHALL BE IACOOTFA 1MTF1 THE NEC£>SnRY EROSION CpiIRCL LVASJAES AND SMALL
PRDKDE AO£OVATE 4r{RACE CAPACll1'. THE TM.RLIANEYT FA-Itl IS TO F111-110V
ULTIMATELY A$ AN RIITTLTRATX,!' I SYSTFJA THE FApjTY SHALL NOT $E USED AS A
TEMPORARY StTTii110 BASIN- T:Q ONOER✓;RWRTP CEFENTION TANKS OR VAULTS SHALL BE
USED AS A TP.APORARY SETRING BASH.
13. COVER MEASURES MALL BE APPLIED IN CONFORMANCE PATH APPENDIX D OF THE KCSWDM.
IC MANAGEMENT PRACTICES PROVIDING SIGNIFICANT TREE PROTECTION (PER FWRC) SHALL
BE PROVIDED ON TIE ESC PLANS-
15. YCT SFASnNd SREOJLN0 NSECTIODOF AppvaDk% 0,
N13WW ARE 21�CR=O1r5ErCG1A--M 8O W= A rO SHE Bch OF
CNES
CLAN BE IN PRePAARAHHON FOR AREAS
jt "L BE DNST E- AREA,; S1W-'' ODMFT SE
S>rEAEO JTHIN ORE %EEX OF
THE 9T:y"4(NLNa 'IF
TF'E 1M:'F `,rrJLSDN.
CONSTRUCT)O:I SEG IEN(�E
i_
1, I#FOAY ANY ccv ucnON O12 aErl oPMI:NT AETnFrr, A PRECONs; M-,Cm
OLEARIN'0 ' I� MSEM40 MUST BE HELD BSMiN THE CITY OF FEDERAL 'NAY, THE AIPL'CAINT SAND
5�-y I -PITS !t APPLICANT'S CONSTRUCTION REPRESENTATNE
-L- -w.-.- --- _--
--- CATCH - - A 2 FLAG CJIP.ING OMITS
ASTN
kSE7!7, 3. INSTALL STABILIZED OONSIi2UCTION ENTRANiCE
A INSTALL FILTER FABRIC FENCE AS INDICATED ON PLAN.
i INSTALL OFFSITE CATCH BASIN PROTECTION.
1
I 6. CONSTRUCT SEDIMENT TRAF/PCNO.
- I 7. GEAR AND GRUB AREAS OF THE SITE TO BE ROUGH GRADED OR FILLED.
A INSTALL INTERCEPTOR SWALES/BERMS AND CHECK OAMS
9. 1T000FI GHADC SITE AND INSTALL STOR1! CONtEYAY7 SYSTEM AND
RETENHONATET'ENTIOM FACILITES PROVIDE FILET PROTECTION *iBRE INDICATED.
CATCH BASIN GRATE TO INSTALL REMANING UTILITES AND BUILDING.
11. FINISH GRADE SITE AND CONSTRUCT ASPHALT PARKING AREAS, ACCESS DRIVES,
j NOTE: THIS DETAIL IS ONLY SIDEWALKS, CURBS AND GUTTERS
SCHEMATIC. ANY INSERT IS
OVERFLOW ALLOWED THAT HAS A MIN. 1z COMPLETE SITE STABILIZATION IN accDRDAw:E WITH LANDSCAPE FUNS
SOLID 0.5 C.F. OF STORAGE, THE MEANS
HALLS TO DEWATER THE STORED 13. CLEAN STORM DRAINAGE SYSTEM' ON AND OFF SHE. OF ALL SEDIMENT AND
DEBRISSEDIMENT,
FILTER MEDIA I
FOR DEWAT£RING - f CAN BE EASILY
OVERFLOW, AND
MAINTAINED. STAGILLIZCEId Pf9ARY EROSION CONTROL FACTJTIES COMPLETELY
DIE IS CGME7ELY
POROUS BOTTOM
�Y r 5
CATCH BASIN INSERT
N.T.S. QUARRY F V WWHERE
SHOWN ON PLANS
A -TTNG UNDERGROUND
UTUTY ONES. IT'S COSTLY
Call
before you
Dig.
811
INTERCEPTOR SWALE
N.T.S.
.................
WA
zjr=xmES IT
.......
. . . . . . . . . ..
............
fNE
A :jA
.I FINISH E—) -*WM FINIS3H (iyp-)
4m;
CURB/CURER
v —.7 . WXLY j�o CURER 'In I
Mr WdVEWAYS
1. REFUR m n �wo OR-NG 3— —U� Eul
USE
DOW ♦2. SEE SEC 3-3 AR0 CURB DUDR-NG
1/4'V-� TO 09- —NNEm.
K EAPPNAON —IN IN I FUU- OEiIH FIPpN510N JOMI IF M-1 — IS IS' OR CRFAWR
w— IN AND SR—
NOTEo TO —N —11 — MSNA1
IL.IYR Sipes 6 —PSN—WRY�14--PE
MUIR—
F!'vAUwrr M4
SIDEWALK AND CUPB JOINTS D-- NO, P.... pUBUC i3vvG. No.
DWG. NO.
WORKS
uEu- AND SMEWALK KNISH 3-3 WORKS RESIDENTIAL CURB AND GLITTER SECTION DRIVEWAY 3-6 WORKS CUPS PANIP IN VERIFICAL CURS 3-11
3/8" EXPANSION
JOINT 1/2- RADIUS
UTF F*usi �
U.
NOTES: 1. FOR JOINTS AND SCORING, SEE FEDERAL WAY STANDARD FOR SIDEWALK SPACING, EXPANSION JOINTS,
AND SCORE MARKS.
2. SEE DETAILS 3-6. 3-6A. & 3-7 FOR MINIMUM DEPTH OF CONCRETE THROUGH DRIvEwAY SECTIONS-
3. WHEN CHECKED WITH A 10 FOOT STRAIGHTEDGE, GRADE SHALL NOT DEVIATE MORE THAN 1/8 INCH
AND ALIGNMENT SHALL NOT VARY MORE THAN 1/4 INCH. 11
V`w Irk
4. CONCRETE SHALL BE CLASS 3DOO, WSDOT SPEC. 8-14.
AL-pit-1 I
WIS.
REV. MAR 2011
DING. NO,
S SIDEWALK SECTION 3-12 WORKS BARRICADES 3.15
PUBLIC
1
AVOI CUTING UNDEDRGROUND
UTUTY LINES. ITS COSTLY
PERMIT NO. 12-105436-00-EN
Call
NOTE:
before
EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY
you
Dig.
JT SHALL BE THE CONTRACTOR'S RMPONSIEIIUT�. TO DETERMINE THr.
EX CT VERTICAL: AND HORIZONTAL LOCATION Of ALL EXISTINC UNDEP-
GROUND UTILITIES PRIOR TO COMMENCING CON911RUCTION. NO
R PRESENTATION is MADE THAT ALL msTiNG u-nums ARE SHOWN
APPROVE-0 I
imHEREON.
THE ENGINEER ASSUMES NO RESPQmSIBRjTY FOR U1IU RES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCA7.131%
CALL BEFORE YOU DIG-. 1-800-424-550
CAL.,, �?�p
1 11-1
STREET
OPTIONAL HYDRANT LOCATION
— _
PLANTER STRIP
---•� Ay - - N VARIES
SIDEWALK ! G" e e e A
3 i4
AICHT OF WAY
HyrlrOnt Location Detail �L1�51 �•Q City Center PRIMARY HYDRANT
�- LOCATION (3' CLEAR
ZONE. ALL AROUND)
pPpONAL HYDRANT LOCATION
STREET
, tllL - 1 .c
d o J p 8
3' (TTP)
j6'GlIT OF WAY I NT
Hydrant LoDation Detail !II_!de City Center
LOCATION (3' CLEAR
ZONE, ALL AROUND)
PSI
A� r
1" Rrr9 5�-
1n-("P1 L
12" I-- 7W OR II%' —I
ICI o N4!N
P'Ael10
mr rcv.r�RPx
f>T'-
KY. N �T•i 1
tiDWG. NO.
'&�9PUBLIC
V&U eMh4n�1OELt FIRE LOCATION 3-30B ��� woRes
9 T 2
BNe
03-1A 905 Copy - 6 Inch IfighWay Gothic Series B 3-M Hi-Inlensity Silver
Legend on a Hi -Intensity Green Background
36"
1 2 „ W Campus A
r
:niab
LDrwe
03-3 17.Y,-% Cary - ITD ling- 11 11a iGyRsq tloLhc Series fl 3-M n-LIftTatly
Silver Legend n a Ili-In!=_rsi v GE. 3-6.9 sand
j6"
2„! L ate'' Ave �W
1 Pl ' °fir t e Road 7:
G3-3Plf 124S;M - une 1 -- 6 Inch )il3hvy W,*. Series B
Line 2 - 3 inch xrkna'y Gothic 5zpw N ;31 }i;-inirslr S ver
Legend an a I@-blimity Green Uoe)Igr6l'd
MATERIALS
AA.rP+,
I. AAIq - MOLy rram &xl-T¢ oy;mrnnn eDq :AmT>=emr w*+erasl snores In aacaedorQe
2. ASTTr pglyneean 8446-6F aaa] x (d:edY.vl.
3. ' t r S- I. r-tv. d Itr U 11 b . ant o. l.vrQun el li q 3e DrCnn
mar be mad I. 4> 0.1 .lxreta• 4:ebtnls aholl D..Im reel.
3, nplpa - I'— (4) 0.tS) . - Mao i+T K Ass] p;It W_ �/i IerJI rmm aria end. 1
inch rryn 1>Y Ra{' vM beLlrrn. Trn [<) Wolas yNASaPe Z-7/$ e.C.o-t fAOm SM wmv. 4rld. t
inch rrcm the top "rd for ( rt
4. nnish - All edges, c . a and holes shall be smooth and :ran "1 burrs and snags
greyed-- )D (fi-InLvenr Gees. 5w de:IN.
eH-1rter.Jtyy S-vrr-
3. legrld Sir - 54e delek
4 Ppnlr ijdA - peiWlOr i%gra ahnll Fylur M s¢ma speeiReethite as the streetoe,
eniIml If ae men ut h iI:N tU FCwv3 eppAn 'hall Nove white 45 Eegrce e"ryler W is la
__ I Re, 3/2010
R Fe 'S IX SPACE
S
1/4" SPACE.
O
O�
z�
ao z
1�
1
INSTALLATION
Sign
1. A maximum of 5 street norner signs or pointers shall
be located on one poll. Longer posts rill nwmallp be
needed for mare than thI'Be SigrtS to mOln[ain 6 yeet
clearance from the ground line. A 1/4 inch spoon
should be maintained between signs on the same
post.
2 Street name signs shall be located ohave pointers and
sholl oa installed porallel to the street which they name.
Avenue street name signs designaling north -south Ar"ts
ahouid normally be an top. Wedges ehail be UtiiiZgd if
necessary to lnstoll signs other than 90 degrees to each
other.
3. Signs shall be attached perpendicular to the posts with
four duplex eight -penny galvanized nails or approved sign
mounting brackets.
4, Street name shall be on both sides of one sign.
5. See Drawing No. 3-51 for sign post details
�I.
adAE oR e.m ri"w"rn. �-�
WOUWAIV F PFLr,wr CONcNI CURB
NEWCOADAT tWREIE CUI AF EAIrTER -
CURB DETAILS
p�.rAeC-
r _
Ai Murton
I i^i4• I
DWG - TUG.
�r.ra-
3-4
wnR s
Dimeua, or Irwin
'dam chat
4• x 4• Poxt J
Twa double
hlwded naiN
0— 2B•x3'x2-
ax >gn
it
NODS
1 'AvkL PE GRA.` rtA Asrrr
x� a2A0 M t0.5.:Jss b
2ERP. kTl ]Cc 'aoRL K .L'A]NF-u
�N
Wipa T sTANUNm A A
or T9 Lim' ��
.. ar AiPWAWroTo Ai eAr"�'i xticc.E
s cDNr6Ere swAL Be GlAss +mo
2- n•A•p uTnrml, qr r.. AI7,IIrLsr Ca ,rON Spr1C -�*-�°
4• x4'P>st� '�5
NOTES Phrdnm
mat 4119CIrod r�
Urecly Idldly m9n
SIGN POSTS -
1) AIL GIOUW IpLNltq S1tiA F'OIEi: �iVA USE WESTERN RED CHMA
III lllllljj 1.:!'333y -
OR pROIiURE NEATD} rQ LpeETe. APPIW ED OTHERWISE BY Pullrt
WORKS
AL3T Crpa'L (nR) SHALL BE S46 DOUGIAS MR NXrBFII. /E3r
C0493 f3ACC]'-0N BUREAU GRADE 02, STRUCTURALUOFT MAI ,
1
I 1•I--
RULE FO 'J16, aH rvPAa 12F i. SFL%LT{0 R STIWCIRNFSS, AND FREE
1
OF HURT corral jfQ1I lteaO TO ILL95T TWISTING.
I
1.
]) rAlEdSrNE TRWLO PMyy' FLR.I. (E NrASIp rRRt A 4-1/a, TO
TOP OF CLEAT
5-1/jC h PETROLEOM BpLYBY' PDrnUM�]FMLNdI 80.VT10N u"
p' �r
I
Iul�3l.WTHr>waArlm�oN TEcA
SALT OF 1/2 POUND PER CUBIC FOOT OF WOOD
CLUT
31R�py�y 'NeVL DC 41 4'. Nnl A IMNAr1YA LU17M aF 1T LTD.
ER R NLig LAT E 14L➢EO Tp NWrt AL 4-MT OF VERIN
✓
POST
0.156•
a Nal HOLS
OR DRIIIFD)
CONAra°or WItI OLD D"T 6 EE ID41.
31 MW11 A a AUPACi-0 AT 3L1sJW. tAKfR Tp veeli_"J
T nn
5) ALL PDSTS SHALL BE 2-WAY PLUMB.
1'I I�
CAA15 -
n !IL NjTS SHALL BE MED WRH AN ALUMINUM CLEAT AS SHOWN TO
�rrr ncvAx
WiEVENT SIGNPoSr ROTATION AIUN DRIZ D
2) CLEATS SHAD_ BE ALUMINUM ALLOY. BO61-TU• CHENIGLLY GOATEO IN
ACCORDANCE WITH A A BMe-6! CLASS 2-
}) CLEATS SYgL BE 70 aIC1LL4 UIIC. 3 INCHES WIDE. MOOpEyT. OF 0-0B. WITH A 2-INCH TURNOUT OF W. NNL HOLES OF
0.156 INCH6 CW�TD1 9Tk.L BE Py11CHED OR ORIUEp yI WtAUTI0N5 AS SHOWN.
4) POSmON CLEAT TURN -OUT AWAY -FRAM AND EVEN -WITH THE BOTTOM OF THE POST
DWG.NO. �r ��� III NO.
D
Pueuc-��TREi=1• yA�yE SIGNS WG. NO. STREET SIGN INSTALLATION 3.50 Prmm�ID E J w�a SIGN POST 3_51
WORKS 3 i9
AVOID CUTTING UNDERGROUND
UTILITY LINES ITS COSTLY
�AAI1m>+uT r,er AYO/C'N S[•ALCAtApn OF A 9'JA'.iN1YAE011r-0I�AIT gIIrRL>K
Alrqucas 1f.umltaeua Its ur rrF s:=rar1 s�6es rve wBu: � ern wu ar
swRwmT. A4'InN rro uVirm AWAL ac Do�la � rAp pn ax'�r
LAID tl., ar IUMW. NAY Wn�n I'm Ri PR1 p'
K=ppxn. Ra+ r M IuERT5 I ALT 111E >EY/E�A IAp
r. FEI—GSO s'J'e'JNSION
DWG. NO.
ROAi?1<'YAY SURVEY MONUMENT WITF CASE 3-3E
Call
NOTE:
before OU
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