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HomeMy WebLinkAboutPermit PL14-0022 - GIL HULSMANN / FRED HERBER - TUKWILA 8-LOT SHORT PLAT / SEPATUKWILA 8 -LOT SHORT PLAT 51ST AVE &S111ST PL14-0022 L14-0045 - DR -PH L14-0032 - SP E14-0008 - S E PA C K LST L14-0045 DESIGN REVIEW - PUBLIC HEARING City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director December 15, 2014 NOTICE OF DECISION TO: Gil Hulsmann, Applicant High Country Homes, LLC, Owner King County Assessor, Accounting Division Washington State Department of Ecology This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L14-0045 Applicant: Gil Hulsmann, Abbey Road Land Development Services Company, LLC Type of Permit Applied for: Public Hearing Design Review Project Description: Location: Associated Files: Proposed development of eight townhomes, grouped as one -five unit building, and one -three unit building. The site is currently undeveloped and the proposed development also includes the associated private access road, utilities, landscaping, and recreation improvements. 51' Avenue S between S Hazel Street and S Fountain Street, Tax Parcel #687420-1065, -1050, -1045, -1040, -1143, -1144, -1145, - 1150, -1160 L14-0032 (Short Plat) E14-0008 (SEPA) PL14-0022 (Land Use Project File) Comprehensive Plan Designation/ Zoning District: High Density Residential (HDR) II. DECISION SEPA Determination: The City SEPA Responsible Official issued a Determination of Non -Significance (E14-0008) on November 13, 2014. 1 Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Public Hearing Design Review does comply with applicable City and state code requirements and has approved the application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. Solar powered LED bollards along the vehicular access road be set on a motion senor to alert residents of activity in the recreation area. 2. Select shorter plantings for the east edge of the 1,200 square foot recreation area to allow for surveillance of the area from the units. 3. Codes, Covenants. and Restrictions (CCR's) for the townhomes shall include language to require trash and recycling containers for each unit to be stored in each unit's garage. III.YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise issues such as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association, or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. A Notice of Appeal shall identify (a) the specific errors of fact or errors in the application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant; and (c) the sought relief. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the applicant. Type 4 Permit 2 12/12/14 W:\Users\Laura\51st Ave Townhomes\L14-0045 51' Ave S Townhomes NOD.doc V. APPEAL HEARING PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitation set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS, or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Laura Benjamin, who may be contact at 206-433-7166 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department o City of Tukwila nity Development Type 4 Permit 3 12/12/14 W:\Users\Laura\51st Ave Townhomes\L14-0045 51' Ave S Townhomes NOD.doc f ea* of J aftwiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin , HEREBY DECLARE THAT: Project Number: PL14-0022 Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 12 day of December , 2014 Project Name: 51st Avenue S Townhomes Project Number: PL14-0022 Associated File Number (s):E14-0008, L14-0032, L14-0045 Mailing requested b : Laura Benjamin 7 Mailer's signature: 7 W:\USERS\LAURA\51ST AVE TOWNHOMES\AFFIDAVIT OF DISTRIBUTION L14-0045 51ST AVE S DR NOD.DOC Washington State Department of Ecology, SEPA Division Sepaunit@ecy.wa.gov Gil Hulsmann, Applicant c/o Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 Monarch JK, LLC, Owner ATTN: Fred Herber 429 29th Street NE Puyallup, WA 98372 King County Assessor Accounting Division 500 Fourth Avenue, Room 709A Seattle, WA 98104 W:\USERS\LAURA\51ST AVE TOWNHOMES\AFFIDAVIT OF DISTRIBUTION L14-0045 51ST AVE S DR NOD.DOC City of Tukwila ,11191 Haggerton, Mayor Deportment of Community Development Jack Pace. Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DEPARTMENT OF COMMUNITY DEVELOPMENT Prepared December 2, 2014 HEARING DATE: December 11, 2014 STAFF CONTACT: Laura Benjamin, Assistant Planner NOTIFICATION: • Notice of Application posted on site and mailed to surrounding properties and agencies with jurisdiction on July 21, 2014. • Notice of Public Hearing published in the Seattle Times, posted on site, and mailed to surrounding properties and agencies with jurisdiction November 24, 2014. FILE NUMBERS: L14-0045 (Public Hearing Design Review) L14-0032 (Short Plat) E14-0008 (SEPA) PL14-0022 (Land Use Project File) PROJECT NAME: 51' Avenue S Townhomes (previously Tukwila 8 -Lot) ASSOCIATED FILES: NA APPLICANT: Gil Hulsmann, Abbey Road Group Land Development Services Company LLC OWNER: High Country Homes, LLC REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICTS: LB Request for approval of a Public Hearing Design Review application for development of eight townhomes, grouped as one -five unit building, and one - three unit building. The site is currently undeveloped and the request also includes the associated private access road, utilities, landscaping, and recreation improvements. 51' Avenue S between S Hazel Street and S Fountain Street, Tax Parcel #: 687420-1065, -1050, -1045, -1040, -1143, -1144, -1145, - 1150, -1160 High Density Residential (HDR) Page 1 of 13 12/01/2014 6300 Southcenter Boulevard, Suite 8100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 SEPA COMPLIANCE: PUBLIC COMMENTS: SEPA Determination of Non -Significance (DNS) issued November 13, 2014. Comments were submitted by email from Kevin Fleming, City of Seattle resident, in response to the Notice of Application. Comments included concern regarding the existing conditions of 51' Avenue S and potential additional damage to the road from construction activities. Mr. Fleming also expressed concern regarding the height of the proposed townhomes and impacts on the privacy of adjacent existing homes. RECOMMENDATION: Staff recommends approval with conditions of the Public Hearing Design Review application. ATTACHMENTS: A. 51St Avenue S Townhomes Project Narrative (applicant's response to design review criteria) B. Plans: Site Plan (Sheet 2 of 4); Black and White Elevations (A2.1 -A2.4); Landscape Planting Plans (L1.1); Notes and Details (Sheet 4 of 4); Light Plan (AS.2); Lighting Proposal (Sheet 1 of 1) C. Colored Elevations (Sheets A2.1 c-A2.4c) D. Public comment received during Notice of Application LB Page 2 of 13 12/01/2014 LB Project Site and Surrounding Development I Single Family Home Single Family Home Beacon Apartments Page 3 of 13 12/01/2014 PROJECT DESCRIPTION FINDINGS The project proposal is to subdivide nine parcels into eight unit lots for the development of eight townhomes. One -five unit building will be located on the north side of the site, and one -three unit building will be located on the south side. The two structures are separated by a combined pedestrian and vehicular access drive. Private recreation space for the units in the project is located in the backyard areas of each unit, and common recreation area includes landscaped areas adjacent to 51st Avenue S and a recreation area, including a pedestrian path, seating, and landscaping in the northwest portion of the site. The western portion of the site will remain undeveloped, see Attachment B: Site Plan sheet 2 of 4. The numbering above is how the individual units are referred to in this report. VICINITY/SITE DESCRIPTION Site Description The project site is made up of nine tax parcels that total approximately 1.1 acres in size (49,127 square feet). The site is located on the west side of 51' Avenue S between S Hazel Street and S Fountain Street. The property is located within the High Density Residential (HDR) zoning district, which allows up to 22 dwelling units per net acre. For townhouse development in the HDR zone, the allowable density is based on one unit per 2,000 square feet of parent lot area. The unit lot for each townhome is allowed to include common access easement area. Tukwila Municipal Code 18.14 allows for up to four attached townhouses in the HDR. Given that there is not any restriction on the number of attached units for other multifamily type of development (other than townhouses), it was deemed to be an error in the code. City staff completed a code interpretation allowing for one -five unit townhouse building Existing Development The project site is currently undeveloped. Surrounding Land Uses The project site is surrounded by HDR directly to the south and north. Properties on the east side of 51st Avenue S are under the jurisdiction of the City of Seattle. The properties located to the east of the development on the east side of 51' Avenue S include one-story single family homes with driveways. These properties are in the City of Seattle. To the south of the project site is the Beacon Homes, a large senior housing apartment complex built in 1968. Beacon Homes includes 10 aggregated -four story buildings with a total of 57 units. LB Page 4 of 13 12/01/2014 The properties located to the north of the development include one-story single family homes and one 4-plex building with resident parking in front of the structure. Topography There is a decrease in elevation from a grade of approximately 322 to 316 as you move west from 51' Avenue S towards the townhomes. There is a decrease in elevation from 316 to 284 as you move west from the townhomes to the undeveloped area. A proposed 4.5 foot retaining wall will be constructed between the developed area and undeveloped areas. Vegetation Vegetation on the site currently consists of grasses, shrubs, and 17 mature, multi -stem trees located throughout the project site, as shown in the photo above. Fifteen of the existing trees will be removed to allow for the proposed development. Per Tukwila Municipal Code 18.54, 29 replacement trees will be planted in addition the other landscaping, see Attachment B: Landscaping Planting Plan. Access As the site is undeveloped, there are no existing driveways or access drives. A new 20 foot access drive with 5 foot pedestrian sidewalks on each side will be constructed to provide combined vehicular and pedestrian access from 51' Avenue S. Each townhome will have a paved entry connecting the unit entrance to the sidewalk. Decision Criteria — Design review Townhouse development in Tukwila is restricted to the Medium Density Residential (MDR) and High Density Residential (HDR) zoning districts. According to 18.14.060, design review by the Board of Architectural Review is required for all multi -family structures over 1,500 square feet in size. Per TMC 18.60.050 (C), townhouse development is subject to the design criteria contained in the Townhouse Design Manual, which is available online at http://vvs/NA Auk ww ilawa.gov/dcd/dcdplan.html. The following is a discussion of project consistency with the applicable design review criteria. L SITE PLANNING Streetscape — the transition from public to private spaces The transition from the streetscape of 51' Avenue S to the private townhomes proposed in this project is achieved through landscaping and pavement. A tree is proposed on each side of the entry to the access drive, which helps create a gateway to the site. From the street front of 51st Avenue S, two -20 foot landscaped areas transition from native groundcovers and shrubs extending up to the front of the buildings. The two units facing 51' Avenue S (units 1 and 8) have their front doors facing the street. The building elevations perpendicular to 51' Avenue S have been designed to include horizontal and vertical modulation. This vertical and horizontal modulation is illustrated in Attachment C: Colored elevation sheets A2.1 c to A2.4c. Stone veneer is proposed on the facade, in the area to the left and right of the front door of both of the end units (units 1 and 8). The front entry on these LB Page 5 of 13 12/01/2014 units also includes lighting, signage and architectural elements including a front porch structure, to make the front entries distinctive. The project proposes to use patterned pavement as a way to indicate a transition from the sidewalk to the private townhome development, as well as to indicate the location of the front entries of units that do not face 51st Avenue S. The front doors to these units (units 2-7) face the access drive, and have also been designed with stone veneer, lighting, signage, and architectural porch elements to indicate front entry areas. Natural Environment Existing vegetation on the site consists of grasses, shrubs, and 17 mature, multi -stem trees located throughout the project site. The general topography of the site will remain the same, with the steepest slope located at the undeveloped western portion of the site. Development of the townhomes will require removal of some of the existing vegetation, including 15 trees. Per Tukwila Municipal Code 18.54, 29 replacement trees will be planted in addition to the other landscaping, see Attachment B: Landscaping Planting Plans. Wood fences will separate the project site from properties to the north and south, and will be used to separate the backyards of the individual units from one another, as well as to separate the front landscape areas from the backyards of units 1 and 8. 30 inch cedar split rail fencing will be installed around the recreation area. One- 4.5 foot concrete retaining wall will be constructed between the developed and undeveloped portions of the property. See Attachment B: Notes and Details. A 104 foot bioswale is proposed between the 8 foot vehicular access road and the 4.5 foot retaining wall to help with drainage of the site. Circulation (Pedestrian and Vehicular) The site design does not connect the front entries of units 1 and 8 facing 51' Avenue S with the public sidewalk. The west section of 51St Avenue S is under the jurisdiction of King County. The applicant will contact King County for street frontage and permit requirements. There is one pathway on the side of each unit's concrete driveway that leads to the front entrance. The pathways will be made with 12 inch square pattern stamped concrete. Patterned pavement helps to distinguish the driveway from the pathway and helps to distinguish each unit entrance. The proposed access drive is 20 feet, with 5 foot sidewalks on either side. The sidewalk will be made of 24 inch square patterned stamped concrete to help distinguish between pedestrian and vehicular use of the access drive. Parking Tukwila parking regulations contained in TMC 18.56.065 require two off-street parking spaces for each dwelling unit which contains up to three bedrooms. Parking for residents of the 51st Avenue S Townhomes project will be within the attached two -car garage for each unit. The original proposal included guest parking adjacent to the project entry off 51St Avenue S. This placement was not consistent with design criteria, and subsequently has been removed. There is no guest parking provided. Street parking for guests is available on 51' Avenue S. LB Page 6 of 13 12/01/2014 Solar Orientation Units 1-5 have south facing front entrances, and units 6-8 have south facing backyards. Landscaped areas in front and back of each unit will provide flexibility for residents to use the space to take advantage of the area's solar orientation. The trees proposed at the entry to 51' Avenue S, and in the backyard of each unit are deciduous, and at maturity can be expected to provide shade in the summer months and allow sunshine in the winter months. Douglas Firs proposed in the recreation area will provide green color to the site during the winter months. Roof eaves are used on all sides of the townhome structures, and these overhangs will work both to shield the structures from the high summer sun and expose them to the lower winter sun. Crime Prevention Several design features of the 51' Avenue S Townhomes support the concept of Defensible Space to reduce opportunities for crime. The two -20 foot landscaped areas in front of units 1 and 8 provides a physical barrier between the public sidewalk and the private development and helps to reinforce the transition from the public realm to the private development. The patterned pavement on the sidewalks adjacent to the access drive and the patterned pavement used on the walkways adjacent to each unit's concrete driveway provide a visual separation between pedestrian and vehicular usage. Fencing proposed along the north and south sides of the property will separate the private recreation space for each unit. Unit entrances include signage and lighted bollards to highlight entry. Landscaping adjacent to front entrances will grow no taller than three feet. Windows are located on all building elevations. Balconies at the second story of units look to the west edge of the property that is undeveloped, to the south on S 111th Street, and to the east on 51St Avenue S. Windows allow for surveillance of the access drive, landscaped areas adjacent to 51st Avenue S, and to the private recreation area in the northwest portion of the property, and with privacy in mind to prevent residents from being able to look into the other units in the development. Tukwila Police staff suggest the lighted bollards along the pedestrian path and shared recreation area have motion sensors to alert nearby units of any activity in that space. Staff also suggests groundcovers be planted on the east side of the recreation area as to allow for a clear line of sight from the west facing units to the recreation area. Staff recommends as a condition of approval that lighted bollards in the recreation area work on a motion sensor set high enough that they will not be triggered by small animals, and landscape plantings on the east side of the 1,200 square foot recreation area grow no taller than four feet. A lot light on a 14 foot pole will be installed adjacent to the entrance on 51St Avenue S. IL BUILDING DESIGN Neighborhood Compatibility The area in which the project is located was part of the Fire District 1 annexation which occurred in 1989. Surrounding developments were constructed prior to annexation under King County development regulations. The single family developments to the north are much lower density than what is allowable in the HDR zone, and can be expected to be redeveloped in the future. The 4-plex development to the north of the project site is consistent with the allowable density in the HDR zone. Surrounding LB Page 7 of 13 12/01/2014 multifamily structures are between two and four -stories. The proposed townhomes are three stories and below the allowable maximum height of 45 feet at their highest building elevation. The one-story single family homes to the east of 51St Avenue S are under the jurisdiction of the City of Seattle zoning regulations. The five -unit and three -unit structures have been designed with horizontal and vertical modulation, helping to break up the mass of both of the buildings. The architectural style of the new townhomes is consistent with that typical of Craftsman style residential development in Tukwila and the Pacific NW more broadly. Facade materials including wood siding and stone veneer are similar to that used at other residential development within the Ryan Hill neighborhood. Many of the surrounding properties include large landscaped areas and mature multi -stem trees. The proposed landscape areas at the entrance to the development, the landscaping in the units' backyards, and the landscaped recreation area are all consistent with the existing landscaping. Building Entrances The main entrance to the units facing 51' Avenue S (units 1 and 8) and those facing the access drive (units 2-7) have been designed with a modulated entry feature that includes a front door recessed from the building face, and a front porch structure combined with stone veneer on either side" of the door to frame the front door entry. Small, pitched porch roofs are located over the front entries to provide architectural detailing that signals the main entryways to units. Lighting, signage, and patterned pavement pathways also help to distinguish the entrances. Building Elevations The architectural style of the five -unit and three -unit buildings is the same, incorporating pitched roof forms, horizontal and vertical modulation, and the same colors and materials. Each structure will read as a unified building mass. The arrangement of windows, horizontal modulation at the upper stories, location of balconies, and the arrangement of different siding patterns and colors are used in the design to express the individuality of each unit. The end units facing 51st Avenue S include a modulated area that comes out from the main portion of the building to make a front entry that is well articulated and adds architectural interest to the streetscape. Windows Windows on all facades will have multiple -pane windows. Facades facing the access drive have larger windows to focus the attention to the shared space and with privacy in mind to prevent residents from being able to look into the other units in the development. Trim will be added around all windows on both buildings. Building Massing The building modulation proposed is different for each townhome unit. This helps to create visual interest on the building exterior and to reduce the mass of the two structures. LB Page 8 of 13 12/01/2014 Materials and Colors Proposed materials include a variety of panel siding patterns, including horizontal siding, horizontal bevel siding, and batten board siding, shake siding and stone veneer. The units follow a consistent pattern of stone veneer wrapped around the base of the first story, horizontal siding with a 6 inch bevel and 10 inch horizontal bands with 2 inch trim on the second story, and shake siding on the third story. Given the vertical and horizontal modulation, this pattern does not result in uniform facades. For all units, the color palette is proposed to be the same. The color palette is intended to be a mix of gray -brown and forest green hues, with red accents and cream trim. "Wildwood" and "Deep Marsh", gray -brown colors and "Serpentine" a forest green color will be used as base colors and applied primarily to larger facades. The red "Valentino" is used on modulated areas to highlight the modulation. Darker colors are used in recessed areas. Trim around the windows, doors, and the belly band, eaves, and brackets will be painted the cream "Hidden Cove" color. See Attachment C: Color Elevations. The original proposal included a less varied color palette. Staff worked with the applicant to use a more varied color palette and to use accent colors to highlight modulation. Garage Design Garages are proposed to be metal, as shown in the Colored Elevations (Attachment C). The garage doors are proposed to be painted with the gray and brown base hues of the project's color palette. The garage door will be painted the same color as the first story base color, helping to make the garage less conspicuous, and focusing attention on the building entrances. III. LANDSCAPE/SITE TREATMENT Landscape Design and Design for Screening and Separation In the landscape design for the 51' Avenue S Townhomes, the plantings are arranged to focus attention to entrances to the project site and to the individual units, to soften the built environment, to reduce the appearance of paved area by adding greenery, and to provide for screening and separation. Two deciduous trees are proposed on either side of the access drive to act as a gateway feature at the project site entry. A 20 foot wide landscaped area is proposed on either side of the access drive, one in front of each structure. These areas will include deciduous and evergreen trees, shrubs, and groundcover and wrap around the side of the end units. The landscaped areas help to focus design attention to the face of the project and help to soften the character of the built environment and provide a screening function. A deciduous tree is located in the backyard of each unit, along with groundcover and several shrubs along the back fences, helping to distinguish the perimeter of each unit. Numerous shrubs are planted adjacent to the 4.5 foot retaining wall, screening the wall and helping to distinguish the development from the undeveloped portion of the site. See Attachment B: Landscape Planting Plan. LB Page 9 of 13 12/01/2014 Outdoor Space Design Private outdoor space for each unit is located within the backyard area. Common outdoor space area is located to the west of unit 6 and in the northwest corner of the site, to the west of unit 6. The recreation space in the northwest corner of the property is 1,200 square feet, meeting the minimum requirements as outlined in the Tukwila Municipal Code. The space is accessible via an 8 foot pervious vehicle access drive and a 5 foot pedestrian path, and includes seating, signage, and numerous planting including groundcover, shrubs, and deciduous and evergreen trees, see Attachment B: Notes and Details. The rear yard areas range in size from 269 to 284 square feet and are large enough to allow gardening activities or small play equipment. IV. MISCELLANEOUS STRUCTURES /STREET FURNITURE Lighting Lighting proposed for the 51st Avenue S Townhomes consists of solar powered LED bollards along the vehicle access path to the recreation area, LED bollards at the entrance to each unit, recessed LED bollards in the front and back porch areas and garage of each unit, and one new lot light on a 14 foot pole at the entrance to the development, see Attachment B: Light Plan and Lighting Proposal. A sample of the bollards proposed in front of each unit is pictured at the right. Fencing, Walls, and Screening Six foot wood fences will be used to separate the individual backyards. 30 inch cedar split rail fencing is proposed for the recreation area. One -4.5 inch retaining wall will be built just west of the townhomes and will be screened with a variety of shrubs, see Attachment B:Notes and Details. Service Areas Waste Management was consulted during review of this project to determine the type of trash and recycling containers that will be used for the 51st Avenue S Townhomes. Each unit will have individual containers for trash and recycling. Staff recommends that the codes, covenants, and restrictions (CCR's) for the townhomes include language to require that trash and recycling containers for each unit must be stored in each unit's garage and brought to the street for pick up on trash day. Mailboxes will be combined in a cluster and located near the entry of the development. Tukwila Police staff provided assistance regarding tamper proof mailboxes. Street Furniture There is no street furniture proposed as part of this project. Conclusions - Design Review 1. Site Planning The site design uses landscaping, fences, and patterned pavement to transition from the public streetscape of 51' Avenue S to the private residences. The end units of the townhomes facing 51st L13 Page 10 of 13 12/01/2014 Avenue S are designed with the front door facing the street. Pathways connect from the front doors of these units to the sidewalk along the private access drive. The other units within the development have their front entries accessed off the private access drive. The proposed development will have a patterned pavement walkway next to each unit driveway leading to the front entrance. These pathways, additional landscaping, lighting, and signage help to indicate where the front entries are located. The private access drive and sidewalk on either side of the drive will use different pavement types to distinguish space for vehicular and pedestrian use. Each unit has a two -car garage accessed from the access drive to accommodate resident parking. Windows on the north elevation of the triplex and the south elevation of the five -unit building allow surveillance of the private access drive. Windows on the west elevation of both structures allows surveillance of the recreation area, and windows on the east elevation of both structures allows surveillance of the landscaped areas in front of the development. Lighting will consist of solar powered LED bollards along the vehicular access road to the recreation area, LED bollards at each unit entrance, recessed LED bollards in the front and back porch and garage areas of each unit, and one lot light at the entrance to the development. Staff recommends as a condition of approval that bollards along the vehicular access road be set on a motion sensor to alert residents of activity in the recreation area. Each unit will have individual containers for trash and recycling. Staff recommends that the CCRs for the townhomes include language to require that trash and recycling containers for each unit must be stored in each unit's garage and brought to the street for pick up on trash day. The mailboxes for this project will be clustered and the design of the mailboxes will discourage theft or vandalism. 2. Building Design The architectural style of the new townhomes is consistent with that typical of Craftsman style residential development in Tukwila and the Pacific NW more broadly. Facade materials including wood siding, shake siding, and stone veneer are similar to those used at other residential development within the Ryan Hill neighborhood. Building design includes vertical and horizontal modulation to break up the mass of each of the buildings. Windows with trim are proposed on all building elevations. Multi -pane windows are located on all building elevations. The arrangement of windows, horizontal modulation at the upper stories, location of balconies, different siding patterns, and color are used to express the individuality of each unit. Porch structures over building entrances and stone veneer are used to give design attention to the front entries of the individual townhome units. The color palette is intended to be a mix of gray -brown and forest green hues, with red and cream accent and trim colors. Building -mounted lighting and a new street light on 51St Avenue S will provide illumination for the project. Proposed building -mounted lighting includes recessed LED bollards in the front and rear porch and garages, and LED bollards at front entries. 3. Landscape and Site Treatment The plantings in the landscape design for the 51' Avenue S Townhomes are arranged to focus attention to entrances to the project site and to the individual units, to soften the built environment, LB Page 11 of 13 12/01/2014 to reduce the appearance of paved area by adding greenery, and to provide for screening and separation. The two -20 foot landscaped areas at the entrance to the development include deciduous and evergreen trees, shrubs, and groundcover helps to screen the development from the street and helps to frame the entrance. The backyard of each unit is proposed to have a tree, shrubs, and groundcover and is large enough for home gardening or a small play structure. Private outdoor space for each unit is located within the backyard area. Common outdoor space area is located in the 1,200 square foot recreation area in the northwest corner of the property, to the west of unit 5. The recreation area is accessible via an 8 foot pervious vehicle access drive and a 5 foot pedestrian path, and includes seating and signage. The proposed landscaping plan for the recreation area includes a variety of deciduous and evergreen trees, shrubs, and groundcovers. Tukwila Police staff recommend the applicant select shorter plantings for the east edge of the recreation area. The proposed plantings can grow up to 8 feet tall and may block surveillance of the recreation area from the units. Shorter plantings will allow for more eyes on the site. Numerous shrubs are planted along the contact line, helping to distinguish the development from the undeveloped portion of the site, and to screen the 4.5 foot retaining wall. 4. Miscellaneous Structures and Street Furniture Each unit will have individual containers for trash and recycling. Staff recommends that the CCRs for the townhomes include language to require that trash and recycling containers for each unit must be stored in each unit's garage and brought to the street for pick up on trash day. Recommendations Staff recommends approval of the design review application for the 51' Avenue S Townhomes, subject to the following conditions: CONDITIONS OF APPROVAL 1. Solar powered LED bollards along the vehicular access road be set on a motion sensor to alert residents of activity in the recreation area. 2. Select shorter plantings for the east edge of the 1,200 square foot recreation area to allow for surveillance of the area from the units. 3. Codes, Covenants, and Restrictions (CCR's) for the townhomes shall include language to require trash and recycling containers for each unit tot be stored in each unit's garage. Information Items 1. Contact the Tukwila Fire Department for addressing. 2. Prior to issuance of the building permits for the new townhomes the property owner shall sign with notary, a Sensitive Areas Ordinance Hold Harmless Agreement. The agreement will be recorded at King County, after city's approval signatures. (Submit signed agreement at least ten (10) days prior to issuance of the building permit, as City must have time to process this document). LB Page 12 of 13 12/01/2014 3. A Hold Harmless Agreement for work inside the City Right of Way shall be executed prior to any work inside the City Right of Way. 4. Half -street improvements along the West side of 51' Avenue S may be required by King County; including paving, street lighting, curb, gutter, sidewalk, driveway access, and storm drainage. Applicant to contact King County for permit requirements. 5. A geotechnical report has been peer reviewed and the applicant has resubmitted a revised report per the peer review comments. 6. SEPA Determination of Non -Significance (DNS) was issued by the City of Tukwila on November 13, 2014. 7. Transportation Impact Fee applies to the future Building Permit(s) in the amount of $1,013.88 per dwelling. See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3. 8. Pursuant to the Tukwila 'Underground Ordinance', all utilities shall be placed underground. 9. Provide approved plan sheet(s) from Tukwila Sewer Service. 10. Provide approved plan sheets(s) from Tukwila Water Service. LB Page 13 of 13 12/01/2014 City of Tukwila Notice of Hearing 51st Avenue S Townhomes Project Description: Subdivide nine parcels into eight units lots for development of eight townhomes and associated private access road, utilities, land- scaping, and recreation area. Address: 51st Avenue S between S Hazel Street and S Fountain Street File #'s: L14-0045 (Design Review) Property Owner: High Country Homes, LLC Applicant: Gil Hulsmann, Abbey Road Group Project Planner: Laura Benjamin ' 206-433-7166 or Laura.Benjamin@TukwilaWA•gov You are invited to comment on the project ojet before the Board of Architectural Review at a public scheduled on December 11, 2014, at 6:30 pm in Coun- cil Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila. For further itnfor- mation on this proposal, contact Laura Benjamin at 206-433-7166 or visit our offices at 6300 Southcenter Boulevard, Suite Sam t0o , or visit our offices Monday throughFriday at* of Jam& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Mailing requested by: La ra B njamin Mailer's /Z1/l-r° Notice of Application Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _24th _ day of _November 2014 Project Name: 51st Avenue S Townhomes NOH, Design Review Project Number: PL14-0022 Associated File Number (s): L14-0045 Mailing requested by: La ra B njamin Mailer's /Z1/l-r° signature: W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY KC ASSESSOR'S OFFICE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL FOSTER LIBRARY SEATTLE PUBLIC SCHOOLS DIVISION ACCOUNTING DIVISION SEPA INFO CENTER ENVIRONMENTAL PLANNING SEPA Review / Joe Wolf ADDRESS 500 4th AVE, RM# 709A 35030 SE Douglas Street, Ste 210 201 S JACKSON ST., MS KSC-TR-0431 4060 S 144th STREET PO BOX 34165 MS 22-332 QWEST COMMUNICATIONS 23315 66th AVE S SEATTLE CITY LIGHT ENVIRONMENT & SAFETY DIV PO BOX 34023 SEATTLE PLANNING & DEVELOPMENT WATER DEPARTMENT PO BOX 34019 COMCAST 12645 STONE AVE N WASTE MANAGEMENT 8111 -1st AVE S CITY OF SEATTLE SEPA CONTROL PLANNING & DE PO BOX 34019 STRATEGIC PLANNING 600 4th AVE #300 PUGET SOUND CLEAN AIR AGENCY SEPA REVIEW 1904 3rd AVENUE, STE 105 SOUTH COUNTY JOURNAL 600 S WASHINGTON CITY OF TUKWILA CITY CLERK 6300 SOUTHCENTER BLVD -DEPAFE CITY SEATTLE SNOQUALMIE SEATTLE TUKWILA SEATTLE KENT 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45 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 46 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 47 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 48 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 49 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 5 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 50 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 51 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 52 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 53 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 54 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 55 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 56 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 57 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 6 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 7 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 8 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 9 TUKWILA WA 98178 name address city st zip Kevin Fleming 5109 S Hazel Street Seattle WA 98178 UTILITIES SEWER: SEWER DIVISION 600 MINKLER BLVD. TUKWILA. WA 98188 (253) 433-1864 WATER: WATER DIVISION 600 MINKLER BLVD. TUKWILA, WA 98188 (206) 433-1863 FIRE: FIRE DEPARTMENT 444 ANDOVER PARK E. TUKWILA. WA 98188 (206) 575-4404 CABLE: COMCAST 4020 AUBURN WAY N. AUBURN. WA 98002 (253) 288-7450 POWER: PUGET SOUND ENERGY MILWAUKEE AVE. E PUYALLUP, WA 98372 (360) 475-2045 TELEPHONE: CENTURY 1150 2800 SOUTHCENTER MALL TUKWILA. WA 98188 1-800-566-3009 REFUSE: 0.8. DISPOSAL 107TH 5T SOUTH LAKEWOOD. WA 98499 (253) 414-0347 SCHOOL: GAS: TUKWILA SCHOOL DISTRICT PUGET SOUND ENERGY 4242 5. 144TH 5T. MILWAUKEE AVE. E TUKWILA, WA 98168 PUYALLUP. WA 98372 (206) 901-8000 (360) 475-2045 PHASING NO PHASING HAS BEEN PROPOSED. THE PROJECT IS ANTICIPATED TO BE COMPLETED UPON PERMIT APPROVALS AND ALSO AS SPECIFIC TENANTS ARE DETERMINED. 1 i J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST SITE PLAN COVER SHEET / \2 I 1od1 11 \-/),111J/1., 1 \ \ I a. :111131.9 i\\\ N*1 i%y4_III` Q4 anal -if 1'1mm-a 1\\ 1 R �C PACE \\\\\\ \ \ \ \ 1\ \\\ \ \L\� \\R�\1\1))11��1\\1�� /�� / 'I LEGEND EXISTING PROPOSED AIMING W RETE SURFACE ' 71.1 0 ALL TTE LA. TT LT LL MER ENATIPARKING STALL ON HEAD POWER TY NYL CHLORIDE VAETAYTION OF STRUCTURE 'E ST SEWER CLEANOUT ARTY SEWER MANHOLE TW W WALL LAT UNDER RECORDING (M)=MEASURED DATA (R)•RECORD DATA ASPHALT • CATCH BASIN O CABLE RISER -- — CENTER LINE OF RIGHT OF WAY Th•• CLEARING LIMITS •I I ••' CONCRETE 4--4- FENCE LINE —••- -- FILTER FABRIC FENCE • FIRE HYDRANT 8 e FOUND MONUMENT AS NOTED 0 0 GAS VALVE GUY ANCHOR •' . ,' $.—x LIGHT STANDARD F' S LOT CORNERS ---�--^ INTERCEPTOR SWALE C: O JUNCTION BOX 1/' 10 PARKING COUNT r( J I P I POWER VAULT PROPERTY LINE _...4 ® RETAINING WALL RIGHT OF WAY RIP RAP PAO 2:0 ROCK CHECK DAM Lys'! ROCKERY lE3. TY EXISTING PROPOSED :5 e ROOF DRAIN CLEANOUT • SANITARY SEWER MANHOLE -- �S —S5— SANITARY SEWER SETIRON PIN WITH ID CAP •• • SET TACK IN LEAD AS NOTED (.` :Q\ SET TACK IN LEAD IN BRASS ID DISC SET RR SPIKE WITH PUNCH MARK PERVIOUS PAVEMENT —•- - —4 STORM DRAIN UNE —SO:- - —SD— STORM DRAIN 0, t STREET LIGHT SURVEY MONUMENT TELEPHONE RISER ♦— �— TRAFFIC FLOW — — TRAFFIC LIGHT 0 O TREE 6 0 UTILITY ACCESS MANHOLE • • UTILITY POLE O O YARD LIGHT —W— WATER y5 0 WATER METER 21 H WATER VALVE 1 71 WATER REDUCER Site Plan SCALE: 1"=30' LEGAL DESCRIPTION PARCEL 1: TOT THE CITY OGH 5641116, LRCCORDINGRO 1462 P1421NEROG RECORDEDR4 VOLDUUME05 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. J TABLE OF CONTENTS SHEET 1 SHEET 2 SHEET 3 SHEET 4 C1 C2 C3 AS.1 AS.2 SHEET 1 OF 1 A2.1 A2.2 A2.3 A2.4 *2:0 A2, 2C 2.40 A2.4C 11.0 LI.1 11.2 J 51TE PLAN COVER SHEET SITE PLAN ENLARGED SITE PLAN NOTES & DETAILS EXISTING CONDITIONS PLAN GRADING PLAN PROPOSED UTILITY PLAN ARCHITECTURAL SITE PLAN ARCHITECTURAL 51TE LIGHTING LIGHTING PROPOSAL 3 -UNIT BUILDING ELEVATIONS 3-UN1T BUILDING ELEVATIONS 5 -UNIT BUILDING ELEVATIONS 5 -UNIT BUILDING ELEVATIONS 3 -UNIT BUILDING ELEVATIONS 3 -UNIT BUILDING ELEVATIONS 5 -UNIT BUILDING ELEVATIONS 5 -UNIT BUILDING ELEVATIONS PLAN - WEST & NORTH - SOUTH & EAST - VEST & SOUTH - EAST & NORTH - WEST & NORTH (COLORED) - SOUTH & EAST (COLORED) - WEST & SOUTH (COLORED) - EAST & NORTH (COLORED) TREE RETENTION - REMOVAL PLAN FRONT YARD TREE PLANING PLAN PLANTING NOTES ANO DETAILS SITE SPECIFICATIONS (EXISTING) SITE DATA: ASSESSORS/TAX PARCEL NUMBER(S): 657420-1063, -1050, -1045, -1040, -1143, -1144, -1145. -1150. -1160 PARCEL/SITE SZE: 1.1278 ACRES SEC TI ON /TOW'NSHIP /RAN GE: 3/235/46 DEVELOPMENT JURISDICTION:CITY OF TUKWILLA SITE ADDRESS: NW CORNER OF 51ST AVE 5. & S. 1IITH ST. ZONING: HIGH DENSITY RESIDENTIAL (HDR) DENSITY: PRESENT USE: VACANT SENSITIVE AREAS: WETLANDS: TBD EROSION HAZARD AREAS: LANDSLIDE HAZARD AREAS: COAL MINE HAZARD AREAS: SEISMIC HAZARD AREAS: CREEKS/STREAMS: LAKES: STEEP 5LOPES(10% OR GREATER): YES VOLCANIC: SHORELINE CLASSFICATION: N/A OVERLAY AREAS: IMPERVIOUS AREAS: PERVIOUS AREAS: ADJACENT 20NING: NORTH: SOUTH: EAST: NEST: CONSULTANTS OWNER: J.K. MONARCH LLC 24 29TH ST. NE PUYALLUP. WA 98372 (253) 840-5660 CIVIL ENGINEER: ABBEY ROAD GROUP LAND DEV. SERVICES COMPANY ROBERT CARIS P.O. BOX 1224 PUYALLUP. WA 98371 (253) 435-3699 W (253) 446-3159 F RODERTCARISOABBEYROADGROUP.0 ARCHITECT: 500 CONSULTING MARK PETERSON PO BOX 1303 5UMNER, WA 98390 (253)286-7973 W MARK@NOPARCHI TECT.COM DEVELOPER: JK MONARCH LLC FRED HERBER PO 40X 188 PUYALLUP, WA 98371 (253)840-5660 W (253)840-3350 F LAND DEVELOPMENT MANAGER: ABBEY ROAD GROUP LAND DE, SEANCES COMPANY GIL HULSM ANN P.O. BOX 1224 PUYALLUP, WA 98371 (253) 435-3699 W (253) 446-3159 F OL.HULSMANNOAB8EYR0ADGROJP.COM TRAFFIC ENGINEER: HEATH & ASSOCIATES, INC. GREG HEATH, P.E. 2214 TACOMA ROAD PUYALLUP, WA 98371 (253) 770-1401 W (253) 770-1473 F HEATHENGOCONCAST.COM LANDSCAPE DESIGNER: GHA LANDSCAPE ARCHITECTS NEIL BUCHANAN 1417 NE 80TH ST SEATTLE. WA 98115 (206)522-2334 W BUCHANANOISOVEDIA.COM SURVEY: ABBEY ROAD GROUP LAND DEV. SERVICES COMPANY ROY SNYDER, PLS P.O. BOX 1224 PUYALLUP. WA 98371 (253) 435-3699 W (253) 446-3159 F ROY.SNYDEROABBEYROAOGROUP.COM ELECTRICAL: LSI INDUSTRIES INC. 10000 ALLIANCE ROAD CINCINNATI, OH 45242 (513)793-3200 W GEOTECHNICAL ENGINEER: STANTEC PHIL HABERMAN 11130 NE 3300 PLACE, SUITE 200 BELLEV6E, WA 98004 (425) 669-9448 W (206) 452-9671 F PHILHABERMANOSTANTEC.COM WETLANDS ANALYSIS: HABITAT TECHNOLOGIES THOMAS DEMING PO BOX 1088 PUYALLUP. WA 98371 (253) 845-5119 H ABI TA TTE CHOOWESTOFFICE. NET PLANNER: ABBEY ROAD GROUP LAND DEV. SERVICES COMPANY P.O. BOX 1224 PUYALLUP, WA 98371 (253) 435-3699 W (253) 446-3159 F J PROJECT SPECIFICATIONS (PROPOSED) PROJECT DATA PROJECT NAME: TUKVALLA 8 LOT SHORT PLAT ABBEY ROAD J013y: 13-138 APPLICANT/AGENT: NAME: ABBEY ROAD GROUP LAND DEVELOPMENT SEANCES COMPANY ADDRESS: P.O. BOX 1224, PUYALLUP WA 98371 PHONE: (253) 435-3699 04A160/06WLOPER: NAME: J.K. MONARCH 116 ADDRESS: 424 29TH 5T. NE PUYALLUP, WA 98372 PHONE: (253) 840-5660 BENCH MARK DATA TOP OF BRASS PIN IN CASE MONUMENT AT THE INTERSECTION OF HAZEL STREET AND 51ST AVE. 5. ELEVATION - 323.23 NAW 88 UTILIZING GLOBAL POSITIONING SYSTEM (CPS) PER DATA COLLECTED SEPTEMBER 3, 2013 CUT/FILL: CUT 190 CY FILL 1308 CY CALL BEFORE YOU DIG 811 Tukwila 8 Lot Short Plat Site Plan Cover Sheet Os 3 0 ON 09.29.14 CITY 5 J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 2 E 0 Q O Co > > Q c < J co 0 DESIGNED BY: Robert Cads DEVELOPMENT REVIEW RC APPROVED BY: Robert Cads DRAFTED BY: Travis Leaf DATE: 29 October 2014 SKEET: 1 OF 4 J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST SITE PLAN VICINITY MAP 1 1 • LOT #5 LOT LOT #3 LOT #2 LOT #1 LOT LOT #6 67 LOT #8 I / /`/�q)/y) .1If 7(\ \' #I ( \N3 - -- I ;,1 ' ' ' \ ' //L/m i :' ASP T `y / i �/ ! \ \ E IC \CCES$ , LR ARF.AAPE \ I WALL 55PPEDESTR PATH TYP 7 N / X I a WALL A GRAPHIC SCALE tet ATE EX F.H. PER TANDARDS VVS-13 & GUARD POSTS 5' SID AL \\ \\\X\\ \ \\ \ \ \e\m\o�.\.�\ i ATE EX POWER PER P.S.E. UIREMENTS REL• ATE EX FIRE HYD PER CITY OF TUK LA REQUIREMENTS \ \ \\I \ \ \ \ \ \ \ \ \ \\.\\\\\\ \ \W,� ' WALL KEY: WALL A WALL B WALL C WALL D WALL E WALL F 1 I C/ \ \ \ \,\III �\ 11//// / ) ) 1a2l/g2/ MATERIAL CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE Tr / \ \ ) 2�///// j�j 2////// j J ///// r%// - -1S/// OVER Lt9UTY� HEIGHT 2.0 0.0 - 6.5' DEVELOPMENT COVERAGE CALCULATION -HDR IMPERVIOUS AREA - ROADS. BUILDINGS. & SIDEWALKS = 0.333 ACRES TOTAL PROJECT AREA =1.1278 ACRES % COVERAGE = 29.5% STA 25+69.95 STA 24+50.00 51st Ave S Li- ooqs Tukwila 8 Lot Short Plat as 0 Tukwila, WA J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 CHANCES BASED ON 08.29.14 CI 4 0. a) o E 0 0_ RS 0 0 > ft Q • !_ Q J U J J > va0 E 0 U Tn 0 a) M co = M V CO 09 0- N OD_ oLL a QQ�OD } X N 9) O o M c‘;',1 m — W ON I3. Csi 0 DESIGNED BY: Robert Cads DEVELOPMENT REVIEW RC APPROVED BY: Robert Cads" DATE: 29 October 2014 SHEET: 2 OF 4 • • / ,-- aee; TJ. r? ' k rrI4 � t v F1 r .z. ^ ti . ems` • - A, !+1 ,•.4,•,, ���;, -t rtt :.rfyi�, SITE 1 1 • LOT #5 LOT LOT #3 LOT #2 LOT #1 LOT LOT #6 67 LOT #8 I / /`/�q)/y) .1If 7(\ \' #I ( \N3 - -- I ;,1 ' ' ' \ ' //L/m i :' ASP T `y / i �/ ! \ \ E IC \CCES$ , LR ARF.AAPE \ I WALL 55PPEDESTR PATH TYP 7 N / X I a WALL A GRAPHIC SCALE tet ATE EX F.H. PER TANDARDS VVS-13 & GUARD POSTS 5' SID AL \\ \\\X\\ \ \\ \ \ \e\m\o�.\.�\ i ATE EX POWER PER P.S.E. UIREMENTS REL• ATE EX FIRE HYD PER CITY OF TUK LA REQUIREMENTS \ \ \\I \ \ \ \ \ \ \ \ \ \\.\\\\\\ \ \W,� ' WALL KEY: WALL A WALL B WALL C WALL D WALL E WALL F 1 I C/ \ \ \ \,\III �\ 11//// / ) ) 1a2l/g2/ MATERIAL CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE Tr / \ \ ) 2�///// j�j 2////// j J ///// r%// - -1S/// OVER Lt9UTY� HEIGHT 2.0 0.0 - 6.5' DEVELOPMENT COVERAGE CALCULATION -HDR IMPERVIOUS AREA - ROADS. BUILDINGS. & SIDEWALKS = 0.333 ACRES TOTAL PROJECT AREA =1.1278 ACRES % COVERAGE = 29.5% STA 25+69.95 STA 24+50.00 51st Ave S Li- ooqs Tukwila 8 Lot Short Plat as 0 Tukwila, WA J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 CHANCES BASED ON 08.29.14 CI 4 0. a) o E 0 0_ RS 0 0 > ft Q • !_ Q J U J J > va0 E 0 U Tn 0 a) M co = M V CO 09 0- N OD_ oLL a QQ�OD } X N 9) O o M c‘;',1 m — W ON I3. Csi 0 DESIGNED BY: Robert Cads DEVELOPMENT REVIEW RC APPROVED BY: Robert Cads" DATE: 29 October 2014 SHEET: 2 OF 4 J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST ENLARGED SITE PLAN LA 1S ]AV 1S 1,g1 rn r. i O 1 GRAPHIC SCALE (IN FEET ) I Inch 10rt N ,01. .5ON ,91.'91 w U 03 re oa LIJ 5 k .nota uin• • .1 ENEM ••••M•111•11 •••IaaaaaaaaO� MAMMON Ya100 OVA moaaaaaaa• raiuoai uunia oaii nliivau l••mi J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST EXISTING CONDITIONS PLAN EN SS RI-N325.J0 E 309eJ5 N Ln DER WEST S8J'49'S0''E IIS.d{' 21 ) L PARCEL .8J420tt p II e DE44'' 1 1OJOEC' --am e6J JM 05p \ ---\\\\\\ \ \ \ \\ \ \ 2 ��\\\\\\\ \ \3\ \ \ \ \ �\ PAR l B69]h 20104\ \ \ \ \ \ 22 { �' DEC 1\ P IJo8J4201j44 1 I 8' DEC- \ \ lo' qEc I )# 23 \ e• DEC L�PARCLJ 8747 I4 TC-7 PARCEL \\I'''\1\\\\\\\ \ \ ', \ \ \ \ \ \ \ \ \\\\\ \\ \ \ \259 oD J 1 I I \\\\\\\ \\\�\\\\\\\\ 1111 ' p/dECJ11/ ARCE 889]4 01040-- ---- —Jr, -- ---1-----_ rG ` , 14fi.1 \ 58J'4 S0'E IIJ.Op' PARCEL 68]420118• o // �///��ODERI� �i y4� � / 0•.E� V U YJ r/ GRAPHIC SCALE SIN Eei) tmm-ma fly -oohs Tukwila 8 Lot Short Plat Existing Conditions Plan 5 N - F J.K. Monarch LLC a 8 b a 5 2. d 0 J J C o 0 E O N U 2 DESIGNED BY: Robert Caris DEVELOPMENT REVIEW: RC APPROVED BY: Robert Cads DRAFTED BY: Travis Leaf DATE: 29 October 2014 w W ct\OESIENS\IS-IJO. Site FlerWey 4//6 t Oy4 I\ `�/ r C/ �:79jE 31.�]0 iI//\" ?\I b'J'iij /it/ / I \ ////1/1/ / ACCESSS \ \ \ 2D \\\\ \\\\ w • I \ \\ `R OSE z©,1\ \\\\\\ \\ R 4 ^ \\\ \ \ \\Lf\� \31 \ \ \ \ \\\\\\ \\ \ I\ \ \';';&E\\\\\\\\\\ A, \\\ \\\\ \ \ \ \ \� \ T RIV�&\ \ \ \ \ ` ` \ \ \ \ \R C PAGE\\\\\\\ \\\\\ \\\ I IW TABLE 5' PEDESTR PATH 43* 319.$4 FL 43 J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST GRADING PLAN a L uX L 2EE —tiTE� -- \\ SIH \ \ \ �- \ \ \ \ \ \ \ 2 , \1\\\\\\ \Ot�TACj LIrvE \ \\ \C \ \ \ \ \ \ \ 146.1 \ \ \ \ \ \ sa7 �' I d 50"E tl00 \\\\\\• \ ) IL) A 1- r1///;/ z/////\\ ZtE \ \ \ FINISH 5' OF CONCRETE WITH BROWN STAMPED CONCRETE BOTH SIDES OF PRIVATE ROA, 6' CRUSHED SURFACING PER /MOOT 2014 STANDARD SPECIFCATIO S 8-0J.B(J) BS% COMPACTION ABTM D 155] 30.46 PRIVATE STREET CROSS - SECTION 6PORTLAND CEMENT CONCRETE DAV COMPRESSIVE STRENGTH 4000 PSI 2COMPACTED SUBORADE OR PROOF ROLL INSPECTED BY GEOTECH BCR MD 120 L4 D ECR BCR 1/4D ,aD 3/4 D ECR CURVE TABLE c, STATION OFFSET ELEV. 11.31.81 35.]61 33265 3.07 3.39 11.1293 0.92'15'52 15003 R-20 33365 333 BO CURVE TABLE cz STATION 1.1426 OFFSET SWR ELEV 456 336.11 33630 11.34]8 3503'0. 33TO1 0.00.04'3] -2 STA 25+69.95 STA 24+50.00 51ST AVES • ESE ENT\\43\\\\\ *Mkt GRAPHIC SCALE ( 1 mcN-20n ATE EX. POWER PER P S.E. IREMENTS —y REL RELOCERE EX FIRE HYD PER CITY CF TUKIA REQUIREMENTS M 33 32 32 32 32 32 31 31 31 31 31 3 3 STA 25+69.95 10+00 10+20 10+40 10+60 10+80 11+ U y-ooy5 Tukwila 8 Lot Short Plat (0 Y F J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 3 ag co O DRAFTED BY: Travis Leaf DATE: 29 October 2014 U w s 338 3 . 4• 338 n±n o 336 8 328 ... 336 3.714 % •w ;7 '' ,, 16"7 cn =• 334 332 5 PRO••SED GRADE @ ENTERLINE 326 334 4° .126 2^ n + 'm^ n 6 q EX GROUND @ CENTER LINE 324 332 �0 9 N w 33 2 o N 322 • f j 330 328 D VI i n , 320 328 III 326 8 1 /1 < 318 326 i II 324 322 6 1 316 324 I._ 314 322 325 318 31E 3)3 2 312 320 0 310 318 8 -,1 - ',l. ... 300 316 16 306 314 10+00 10+20 10+40 10+60 10+80 11+ U y-ooy5 Tukwila 8 Lot Short Plat (0 Y F J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 3 ag co O DRAFTED BY: Travis Leaf DATE: 29 October 2014 U w s GRAPHIC SCALE 328 326 324 322 320 318 316 314 312 310 308 306 304 lPEST ) inch -20rt \\ F' / Ori®' NN't J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST PROPOSED UTILITY PLAN SMH M T 326.87 \IEW- 381.84 \ER =EASj EX SSMH RIM = 325.70 IE(N) = 309.75 N LADDEEIWEST- - ���i -aiur ir�. nfillalll� c..z�ls_6wys �1� SCALE: 1' = 2' VERTICAL 'V= 20' HORIZONTAL _Im 20+00 20+20 20+40 20+60 20+80 21+00 21+20 21+40 21+60 21+80 22+00 22+20 22+40 328 326 324 322 320 318 316 314 312 310 308 306 304 GRAPHIC SCALE (a Peel) I n-2nn 15 WATERIMETERS PER CITY STANDNARARD PLAN WS -01, AND 1 IRRIG METER Zrr- _ RELOCATE EX F.H. PER CITY STANDARDS WS -13 & WS -14 GUARD POSTS STA 25+99.5 281 203 1 RELOCATE EX. POWER POLE PER P.S.E. REQUIREMENTS RELOCATE EX FIRE HYD. PER CITY OF TUKWILA REQUIREMENTS SCALE: 1" = 2' VERTICAL 1' = 20' HORIZONTAL 330 328 326 324 322 320 318 316 314 312 310 308 306 3 WATER METERS PER CITY STANDARD PLAN WS -01 ";' 3 ) 338 p pa II Um + II 328 336 3.714 9 "'1326 w W 1:_7 r 9 A PRO'•SED @ GRADE ENTER LINE 334 4. • . m P > EX GROUND @ CENTER LINE PROPOSED @CENTER GRADE LINE• N • O • 2 o N II w 320 • • • • 318 ee oye Q*o 316 - -,,,_ _ - e m EK GRTERLINOUND CEN 32, Sk3 ' STAA - 10+.4.85 RIM EL- IE (8" W) 5 'L 3. 0.7 323.3. 25 312 320 SSMN 82 44 310 318 STA - 10+00..1 RIM(( ELN- 322.1 51 5 0 (e 5 & E)2j 310.76 308 316 306 314 134.0011 0 8 Dia. PVC S m 0.731,'( _ 88pia PVC S(R m-C.Ja1R 35 -� R 35 �- 66.0911 al EX 55m+ in SSNY /'2 ♦' 37.0611 01 FVC SDR 35 SSMN R1 4.0 8" Dia • 0.648; _ STA - 20+00.00 RIM EL - 326.E7 E (e" N) • 31 IE (8" S) - 31 .74 .84 EXISTING STA RIM IE (F" = 21+34.00 71.. - 322.30 N� • 310.66 It (t S - SIU., STA - 22+00.09 RIM EL • 321.59 IE (B" NE) - 3 E(B"5)- 31.19 Ex -55+4 4 0.09 ' STA - 22+37.15 RIM EL • 325.70 IE (8" N) - 303.65 E (8" SW) - 339.85 EXISTING 20+00 20+20 20+40 20+60 20+80 21+00 21+20 21+40 21+60 21+80 22+00 22+20 22+40 328 326 324 322 320 318 316 314 312 310 308 306 304 GRAPHIC SCALE (a Peel) I n-2nn 15 WATERIMETERS PER CITY STANDNARARD PLAN WS -01, AND 1 IRRIG METER Zrr- _ RELOCATE EX F.H. PER CITY STANDARDS WS -13 & WS -14 GUARD POSTS STA 25+99.5 281 203 1 RELOCATE EX. POWER POLE PER P.S.E. REQUIREMENTS RELOCATE EX FIRE HYD. PER CITY OF TUKWILA REQUIREMENTS SCALE: 1" = 2' VERTICAL 1' = 20' HORIZONTAL 330 328 326 324 322 320 318 316 314 312 310 308 306 3 WATER METERS PER CITY STANDARD PLAN WS -01 338 336 334 332 330 328 326 324 322 320 318 316 314 10+00 10+20 (0+40 10+60 10'80 11+00 11+20 O L! �- oy vS- Tukwila 8 Lot Short Plat Proposed Utility Plan J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 o C U J -J T C CO 11 E O U En (v U a) CO 11�•) v- S g 1-? cg Q d 00 00 1n m o: Q 3 C O0 3 18 o c0- > -i N Om 09 0 X In (-a Q o T7 09 m v 0 Lo0 O mg rzio_ ct8 A 00 p40 V c) JOB #: 13-138 DEVELOPMENT REVIEW RC U C 0 DRAFTED BY: Travis Leaf DATE: 29 October 2014 ";' 3 ) 338 p pa II Um + II 328 336 3.714 9 "'1326 w W 1:_7 r 9 A PRO'•SED @ GRADE ENTER LINE 334 4. .126 %a'^ + m P > EX GROUND @ CENTER LINE 324 332 ,5 09 N 'CI, O 0 1v 2 o N II w 320 318 ee oye Q*o 316 e m 314 32, Sk3 ' STAA - 10+.4.85 RIM EL- IE (8" W) 5 'L 3. 0.7 323.3. 25 312 320 SSMN 82 44 310 318 STA - 10+00..1 RIM(( ELN- 322.1 51 5 0 (e 5 & E)2j 310.76 308 316 306 314 338 336 334 332 330 328 326 324 322 320 318 316 314 10+00 10+20 (0+40 10+60 10'80 11+00 11+20 O L! �- oy vS- Tukwila 8 Lot Short Plat Proposed Utility Plan J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 o C U J -J T C CO 11 E O U En (v U a) CO 11�•) v- S g 1-? cg Q d 00 00 1n m o: Q 3 C O0 3 18 o c0- > -i N Om 09 0 X In (-a Q o T7 09 m v 0 Lo0 O mg rzio_ ct8 A 00 p40 V c) JOB #: 13-138 DEVELOPMENT REVIEW RC U C 0 DRAFTED BY: Travis Leaf DATE: 29 October 2014 Y commercial -ARCHITECTURE- residential WOOD FENCE SEPARATING BACK YARDS. AND REAR LOT LINE, SEE CIVIL FOR DETAILS ST SPACE OP.NSPACE OPEN S'KE OPEN 5 WATER CITY ST WS -01 ETERS PER DARD PLAN 20R REL. ATED LIGHT POL: - SEE CIVIL AND ADD .: t LOCATION T SEE CIVIL • TAIL STA 25+69.95 3 WATER METERS PER CITY STANDARD PLAN WS -01 STA 24+50.00 51st AveS ARCHITECTURAL SITE PLAN FOR JK MONARCIk 424 29TH ST NE, PUYALLUP, WA SS312 6390 1 EXP, 09/90/16 f. cam nv eu'=17 ::'07.7,1="'s E. .lu to tot°fuumrftdsahroughout munlc "Zi 11u P��sea. Mth .su tt :olo:the home to to a 90 Purchaser should has. Plena =07 h litltdt- ural .nsm.r for moth.' 1 o .P.ulfle .IM con- .1Th.• aC.am.o<T.r lMu.5++I6 „01 M 1111.dian t°."et PIAN Na MDTH-132 DATE 10-04-2014 AS 1 commercial -ARCHITECTURE- residential Lo" d fir:4_ hrg I \ to I I� 15 TABLE 5' PEDESTRIA AI PATH \ �\ Vll 1/ 1/ 1 1\ 1 \ I /// , / / \ \ .7—r304— / 1 I I I 1 (3J _587-46'50'E 115.4.+' 1911.3 t9 a] {19 5 WATER ETERS PER ITY STANDARD PLAN WS01 I LEE NEW LOT LIGHT ARCHITECTURAL SITE LIGHTING PLAN LIGHTING WAP 1YPE YODEL MAT15 DESCRIPTION • A LED BOLLARD LED BOLLARD LIGHT, 50LAR POWER- MATCH BOLLARD "B" 35 50LAR POWER • 6 LED BOLLARD LED BOLLARD LIGHT, LSI IXBVRF-ID- LED -24-400-CW-UE-BRZ-45 38 ®4 LED RECESSED LSI TC922LED 355 6' RECESSED DOWNLIGHT W/ 245 -WH (BLACK TRIM) 25 PORCH/ GARAGE ig1.6 LED LOT LIGHT 4 POLE LED LOT LIGHT, LSI fXAN3 -119 350 CW V0 WH1 PCI 120 119 SITE LIGHTING- 14' POLE / STA 25+69.95 3 WATER METERS PER CITY STANDARD PLAN WS -01 4./ -OOyS 5 5 RR 0. w L 0 1- FOR JK. MONARCH 424 29TH ST NE, PUYALLUP, UJA 95312 6390 REGISTERED PETERSEN R 6 045HC1ON EXP, 09/10/16 constructed. Portn.a.r .home bon uo- �w ::amm :i ra Aoii- anc• alto con - 4tions . Tn... Plans should not be one. by albs than Yc.or .Wnor.1 .nnvr. PIAN N0 MOTH -132 10-04-2014 AS.2 r 9 9 1.3 1 9 1.3 54 • 1.9 Lo a 11 1e Is b4 6s b.3 112 17 b3 bz W tut: t1 1.4 16 b2 to to to at 129 t9 t8 12 •i2 t2 a4 47 DS bz 119 44 t5 t3 b 13 121.31. 9 04 ba 1.4 b4 • 14 13 14 14 11 11 13 ate 1a to • • 12.5 12 52 1s to 1.9 to tt hl b1 14 a4 a4 ad 12 • 12 a8 a4 ba tl 11 to oh a4 ad tt 1k • 1.d a.4 12 t0 t1 b1 to tI dz d8 d3 tl oa 13 • 12 b1 to t1 11 t1 de at a4 a6 at 11 OS a8 12 • I.t a4 t1 14 12 12 04 13 b2 132 t2 t2 tl t3 113 13 t3 15 t5 h5 ba is b5 b2 t3 t9 t9 t9 t9 1.4 U 1.4 14 1.4 1.4 • 12 12 42 0.3 42 04 12 1.9 41 12 tis t1 t2 2! 11 1a b2 11 12 11 1.0 • • 1.7 1.7 1.7 1.7 15 53 113 5.9 Ss to 14 to 1.8 t7 11 54 to 1.3 Sa 131 1A t.7 b.2 55 S.4 13 S1 4.0 to 1.7 b.1 14.115 t31 t2 1.9 to 2 a • a 9 1 7 be 11 14 1s • • t22 bs tS3 16 1. Leo 14 he 46 17 14 12 • • • I.6-_.9 1.2 1.7 42 1.4 19 12 131 1.7 b2 L 13 11 12 to • • 16 2.4 ?t 2 to to t. • 16 11 • D t 14 7 14 1.8 b.9 117 t26 112 X2.1 14 b3 bA 12 b7 13 1.9 19 14 1A !CO 152 5.9 tis 100 -12 to S4 113 t3 14 47 is b.4 is be to b5 t9 0.7 04 be 13 12 to 1.3 13 12 1.9 12 5.7 113 13 53 La 12 t1 bz t3 tie t3 11.3 h3 114 t.4 b3 t3 b3 h3 tie ba ba bb b2 la 17 to 413 is t7 t4 1.3 b1 tai t1 t2 t6 la 117 b.4 bb 14 to to to b.4 h3 tie bs t.5 t6 be t9 13 12 bb 1a 1.7 is he he to tJ 4 07 tea 12 is 1.7 164 10 to t9 1.0 13.6 t7 13 h9 L 19 12 14 12 12 to i2 la Z1 b2 I.5 • • tt b3 t.7 19a 10 tis 16 14121212121212 121212121212 ba 12121212121212 to to to to bo bat: to to to to to to to 12121212121212 tato to to to to to 12121212121212 leased on the Information provided, out iansIons and luminaire locations sloe. represent recommended positions The engineer and/or architect must deterNrr the applicability of the layout to existing or future field condtbns. This lighting plan represents *6. n tl.= levels calculated from laboratory data taken under controlled conditions In accordance elth The Ilk.igtb+o Engineering Society CIES) approved methods Actual performance of any manufacturer's luNnalres may vary due to changes In electrical voltage, tolerance h la.ps/LElYs and other variable field conditions. Calculations do not Include obstructions such as 60840 s, orbs, landscaping, or any other architectural elements unless noted 67 t2 163 b2 is 1s 1.9 16.3 112 12 12 04 163 5.7 12 1.4 to to 1.4 14 1 13 12 124 106 • t3 13 14 •11 41 11 1.4 C.o ;'.o 01 0.5 • • • • 17 00 19 42 • t3 • 13 1A 13 t7 • • 18 t.2 is • 72 01 1.4 10 42.3 133 4 • 1.3 15 • `3-17 t7 to to 12 12 to b1 -32-t2 '12 42 ba -bei- Li • • • to b1 to to tis t1 ba tt 'ae 'ae bs b3 ad ad to b2 bz b2 XAM U LED Crossover Area Light PERSPECPVE NEW ENO NEW / SIDE VIEW /-inns 6a/le/e XBVRD oo2'.2118N2 298 B®60®-IIVAVQ &MOW @ Calculation Summary Symbol Oty , Label Arrangement Description LLF Lumens/Lamp Label CalcType Units Avg Max Mln Avg/Min Max/Min CalcPts Illuminance Fc 2.03 20.4 0.0 N.A. NA. Luminaire Schedule Symbol Oty , Label Arrangement Description LLF Lumens/Lamp Arr. Lum. Lumens Arr. Watts e 21 A SINGLE XBVR-ID-LED-24-400-CW-UE 0.900 N.A. 1338 38 1 B SINGLE XAMU-5-LED-128-HO-CW-UE 14' M.H. 0.900 N.A. 14788 175 • 41 C SINGLE 20614L -LFL -1-180 0.750 1200 162 16 Total Protect Wits Total Vatts a 1629 11rt•i1P•r•efsre IGHTING PROPOSAL LO -124348-2 TIKVILA 8 TEA/MOPES PUYALLUP, VA M 60.2 IMUS WW1 MEET 1 8f SCALE, 1'e10' 0 10 C7ET; commercial-ARCHITECTURE- residential COMP. ROOPING COMP. ROOFING 4/12 5/4x8 BARGE BOARD 5/4x8 FASCIA w/ CONT. BUTTE SHAKE SIDING 5/4' x 4' CORNER TRIM IO"HORIZ. BAND 2' TRIM NORIZ. SIDING N/ 6' BEVEL - 4/12 ■n 111111 11 3- TOP PLATE 0 FLR LINE TOP PLATE . PLR LINE TOP PLATE 0 PLR LINE - -- ------------------45ZT MAX ELDG NST ------ 4/12 5/4x8 BARGE BOARO 5/4x4 FASCIA w/ CONT. GVTTE SNAKE SIDING 5/4" x 4" CORNER TRIM 10'HORIZ. BAND ..4111111111118111112.---- 1n, I 1 1 1 11111`, Im/ •mllil.._ \ 1(�P1�'fl�l�i�l01i III/III ��� 111 111 1101111U11111111111 —■ N/ 2" TRIM HORIZ. SIDING w/ 6' EEVEL - 6/12 STONE VENEER INSTALL PER MANUP SPECS AVERAGE GRADE LINE FRONT ELEVATION - NORTH SIDE LEFT ELEVATION - WEST SIDE 5/16' • 1'-0' TOP PLATE 0 FLR LINE N TOP PLATE 0 FLR LINE TOP PLATE 0 FLR LINE tJ'froo4& LOTST6 OWE 8 OMES • 5 5 P11ERSEN STATE IX MASNGTCN EXP 09!30/16 PIAN 3/a C7 E7,4 a commercial -ARCHITECTURE- residential • TOP RATE 9 PLR LINE TOP PLATE .. PLR LINE TOP PLATE PLR LINE 6/12 6/12 no no E [al L TOP PLATE T } FLR LINE TOP PLATE 0 0 PLR LINE TOP PLATE 0 PLR LINE REAR ELEVATION — SOUTH SIDE 5/16" I' -O" 11111111151111 111111 11111111 1 .. 1 I i'tA'ME'1NN III RIGHT ELEVATION — EAST SIDE Ll'frOOIV LOTS 6 P7! g OMES 5 z 0 5 6390 I EXP, 09/30/16 I or OWI•.r mu.t .erllbnY .mlay. n yrvc..•Iv{mw1N Wclloa 1an, btPkv �wlc u••hauMi gltl.�a -Te prA1.7rm.; fru ho:wiw. 1 Yurth...r .haul• h.n plans •h. .plk .lu can anu. qualified :ifea°q ew.:in.n d, a..wnunl .nem..r. PIAN Nb MDTH—I32 IO -04-2014 A2,2 EXP. 09/30/16 I 6 -.130: E C!1 Zu 1- O v 4.13 2 U cN cL E COMP. ROOFING 5/4x0 BARGE BOARD 5/4x0 FASCIA W DONT. SHAKE SIDING 5/4a x 4" CORNER TRIM 10.HORIZ. BAND W 2" TRIM -4v1111111111il111i L.... �"711111m1 mit 1141113111111 11111Mtn —__— 11•1n1n� .14.7:F9 BEVEL . SIDIN TOP PLATE PLR LINE TOl' PLATE 6 6 STONE VENEER INSTALL PER MANN. SPECS LEFT ELEVATION - WEST SIDE 3/16" • I.-0' PLR LINE TOP PLATE PLR LINE 3235 ------ FLMAY______ 45 6/12 i liiliiili�iliilm `Iioneaminma h.- . _ w11L�1n. 1 11ri0.nYn1111i 1,9.1111 �l 1d1m11 111 �■1111M11 11 ICON • • 1 111 7111111ri11uI.IMIfw1 �Imm11m111�nv. FRONT ELEVATION - SOUTH SIDE 3/16" v 1LO. - AVERAbE GRADE COMP. 1•.00PIN6 5/4x2 BARGE BOARD 5/4x0 PASDIA "/CONT. GUTTER SHAKE 51171N6 IO 140RIZ. BAND W 2' TRIM 5/4• x 4° CORNER TRIM HORIZ. 5117166 W 6' BEVEL STONE VENEER INSTALL PER MANJP SPECS 5315 5295 NE 32115 5255 3255 LI y- 0y5" LOTS I/2//3/4/5MES 6390 424 29TH ST NE, PUYALLUP, WA 95312 REGISTERED AR X__ TERSER A9111010 .1 1. cn ailu��o;mn. n pmcoaln. ••wwdd b Lv1xaw AeW lenu.eaul cu'ceu.sr mural i1 :S: ie eo'm: 4" wa:d. ��rwne.nr .nawe .I.ne rtN1e.aea. ick unl 7 n... br P.Vi- . b .FcRla tlb con- .'L Tho. plan. .eculd n 4 u.t111.LMd6 sten W 4v} bay > .w:ta�:T.ana.r. PIAN NO MDTH—I32 LAID 10-04-2014 A2.3 • commercial-ARCHITECTURE- residential 3315 TOP PLATE FLR LINE TOP PLATE FLR LINE TOP PLATE \ 5515 !LIR LINE 5293 52/15 5255 525.5 4/12 4/12 1 1 1m Ot = 11111111111 C III JIIH$ M O COMP. R001'IN6 5/4x5 BARB! 50480 5/4x5 PASCIA w/ CONT. GLITTER 5/4" x 4" CORNER TRIM IO"HORIZ. SAND v+/ 2" TRIM HORIS. 510166 w 6" SEVEL RIGHT ELEVATION - EAST SIDE 5/16" = 1'-0" 6/12 6/12 ‚ID REAR ELEVATION - NORTH SIDE 3/16" . 1'-0" L /41-O�6'S' LOTS I/2/5/4/55ME5 II) w <,E CAM W 0 alQ D z i' U Q- Q O O E eoz N • 0, N ✓ -r I- 6390 1 EXP: 05/30/16 DWlem :nmrlly i ElmGvlon. . cPon. ln� WW D▪ efn'.weuon. Tm. pl.n v. em moeff m.r..l.e u...*, ▪ snip. tidMw Ioea lM FlitYconstruct.a to b PIAN Nb MDTH-132 MIP.' 10-04-2014 A2.4 .=P UJ r 2 LEFT ELEVATION - WEST SIDE NTS 3017Y- COLOR GUILD BRAND 'INILDi•40012" 0214 602Y- CALOR GUILD BRAND *SERPENTINE• 0445 ITRIM. COLOR MILO snAhro "HIDDEN COVE 0210' AGG21.11- COLOR !WILD 5RANO 'VALENTINO 0046' STONE VENEER- ELDORADO MOUNTAIN 1.20123 "CHARLESTON' ROOPIN5.- IKO ARCHITECTURAL SLACK COMPOSITE 50 YR FRONT ELEVATION - NORTH SIDE 5 VNIT ToAromes LOTS 6 /7/ F! 0 3 19' 6390 REGISTERED RK 1ERSON STATE Or WASHINGICN I 9%1, 09/60/16 10-04-2014 A2.1c EXP. 09/30.6 TOP PLAT 07 PLR LINE TOP PLATE N. 0 PLR LINE TOP PLATE \ 07 PLR LINE trs_ .M.11611•._ .allf AMEMMEMP%A.- MOMMIKiMIIMMI._ AVWWWWWWWWWWWW7diar IINIMIPSAMMIIMMI, IMEMEMEMENrWIENEM---- _____ —A1M11AMMINIMIOn_ MEMOIR IIIMPMINIMINF /P7..d1MMENEMIMINEI.... /1111111111EM ,i1MINIMIIMI EMMIES! /11111IMMEW -aimmommommommommommiur ___ rmummum.dommmor ...smommiumom sr — ummrsdimommwour-------------7-dommrnmommauv ------------- -• ASIMMIMAIRMERMAARMARART • - ,a1M111111111MIMMMIMIONMNIF A MPSM Al WAWA IMAMI WI lir -.-:. REAR ELEVATION - SOUTH :111110:6AMMEMMEMMMEMEMOMMEArr- _jr.V.11.111.111.1111.W.F.p.r•Ill....VIIIIMMI, —AllIMMII,:.:1111111111aUla3VIP- MMIIMMOW:ifiMEMEMMEMMEMEM.- jisizreirmAina_ RISHT ELEVATION - EAST SIVE NTS 4.14- WIT" S UNIT TONNHOMES LOTS e, /1/ 73 0 :7 v we Es' 73 6390 1011931 00710071 n91140101 otootrodoi ranadua sbestl Moo Mom min. try • 16- wood ladder mot trtrooL- sot mdmor ler mega - doom to opreMo eta- 1;..="4:Aut. vamat trai=2 IPLAN NO. I MPTI4152 DATE. 10-04-2014 A2.2c n COMP. ROOTING LJ 5/4x6DARED BOARD 4 15/4x6 FASCIA w/ DONT. - 5❑ SHAKE SIDING F41 5/4" x 4' GORNDR TRIM ® 10'140R12. BAND 1 I'IORIZ. SIDING H/ 6' BEVEL 11111111111111111111111111 6 STONE VENEER INSTALL PER MANUP SPECS m TOP PLATE PLR LINE TOP PLATE PLR LINE . . TOP ?LATE PLR LINE 5233 5017Y- COLOR BUILD BRAND "1.111-17Y42017' 0214 DORY- GOLOR GUILD BRAND 'DEEP MARSH" 0255 BODY- COLOR GUILD BRAND "SERPENTINE' 0445 TRIM- DOLOR GUILD DRAW 'HIDDEN DOVE 0210' ACCENT- DOLOR GUILD BRAND "VALENTINO 0046' �a7 •-,m ShJa.�,�. • .u.,u..0000... ao■u000. 000vou_ �,uu.■.■ 1/12 > �..�r-,---- -�.......- _ - ==mow STONE VENEER- ELDORADO MOUNTAIN LEDGE 'CHARLESTON' ROOPING- IKO ARCHITECTURAL BLACK COMPOSITE 50 YR 6/12 -- COMP. ROOFING 5/4x8 DANSE 50ARD4❑ CD FRONT ELEVATION - SOUTH SIDE N15 L,LfrOoLl /4x8 FASCIA IV -41 DONT. SUTTER SHAKE SIDING3❑ 10'HORIZ. BAND ra/ 2' TRIM 5/4" x 4" GORNER TRIM 14 I HORIZ. SIDING r+/ 6' BEVEL STONE VENEER INSTALL PDR MAW' 5PEG5 5513 5243 52115 5255 5253 L �NIT I / /4/5 RAN ND • - DOLOR WILD BRAND "111L1214000" 0214 ropyDOLOR GUILD BRAND 'DEEP MARSH" 0255 DOLOR GUILD BRAND 'SERPENTINE" 0445 !TRIM- DOLOR GUILD ISLAND 'HIDDEN COVE 0210' allACC ENT- 'V 004 DOLOR 6DRAND NALENTINO 0046' 6A2 STONE VENEER- ELDORADO MOUNTAIN LEDGE 'CHARLESTON' ROOPING- IKO ARCHITECTURAL SLACK COMPOSITE 50 YR TOP PLATE PLR LINE . TOP PLATE PLR LINE . TOP PLATE m 551.5 PLR LINE r►r�ww �_�wrwiiw►r��lrw�wsw��lwiwrwa �iwwrr►rww�rrw- - RIGHT ELEVATION - EAST SIDE NTS 6/12 ....1111 IU5►LWIYIYIt\Y 1! _-- altu -. -- __ _API= 6/12 tEl 0 4 19 Z O_ O � Q 1— Q � d>' LL ' n 5513 5293 152713 5253 5253 2❑ 6❑ REAR ELEVATION. - NORTH S.IDE NTS 1' 11 Y— 049c15 OTS 1 2/5/4/5 REGISTERED Mplfl CT TERSER STATE OE WADINGTER SNP: 0930/16 at wail imrniou exert.= pbm.r�'"bbdW— Ywi b b eland builder wad •trart- e u6mW v to wrap. sew b oiwib We emsaltarderellor - PIAN Not MGTH-I32 DOB 10-04-2014 A2.4c e. TREE PLANT SCHEDULE FOR ENTIRE SITE OUANT- BOTANICAL NAME COMMON NAME SIZE 2 ACER RUBRUM'SCARSEN' SCARLET SENTINEL MAPLE 2' CAL 12 AMELANCHIER'AUTUMN BRILLIANCE AUTUMN BRILLIANCESERVICEBERRY 2' CAI. d PSEUDOTSUGA MENZIESII DOUGLAS FIR 6-T (REPLACEMENT TREES) 11 THUJA PLICATA EXCELSA EXCELSA WESTERN RED CEDAR 0-7 NOTE: TREES MUST BE PLANTED A' MEASURED HORIZONTALLY FROM ALL UTILITY LINES PER TMC 17.20.030.73.1 EACH LOT SHALL HAVE ONE FROND YARD TREE EXCEPT IN AREAS OF CONFLICT WITH PROPOSED UTILITIES LANDSCAPING SHALL CONFORM TO PUBLIC WORK STANDARDS NOTE: TREES MUST BE PLANTED 5' MEASURED HORIZONTALLY FROM ALL UTILITY LINES, 30' FROM INTERSECTIONS, ID' FROM DRIVEWAYS, UTILITY POLES AND HYDRANTS TREE RETENTION -REPLACEMENT EXHIBIT VERIFY WITH CIVIL DRAWINGS 1"=20'-0" 0 10 20 EXISTING TREE KEY AND REPLACEMENT CALCULATIONS EXISTING TREE TO REMAIN OEXISTING TREE TO BE REMOVED, REPLACEMENT NECESSARY BECAUSE IN AREA OF OVER 15% SLOPE TWO 8" CALIPER TREE ARE BEING REMOVED IN THIS CATEGORY V, EXISTING TREE TO BE REMOVED IN AREA OF LESS THAN 15% V, C SLOPE PER TMC 18.54.130.3.b REPLACEMENT OF AN EIGHT INCH CALIPER TREE REQUIRES TWO REPLACEMENT TREES. TOTAL REPLACEMENT TREES REQUIRED IS FOUR. TREE PROTECTION DURING CONSTRUCTION 1. 4 or 6 FEET HIGH TEMPORARY CHAINLINK FENCE OR HIGH VISIBILITY PLASTIC WEB FENCING SHALL BE PLACED AROUND CRITICAL ROOT AREA OF TREES TO BE SAVED THAT ARE ADJACENT TO DEVELOPMENT. CRITICAL ROOT AREA SHALL BE EQUAL TO 1' DIAMETER FOR EVERY 1" CALIPER OF EXISTING TREE. FOR CLUSTERS OF TREES FENCE TO MAKE CONTINUOUS LINE. INSTALL CHAINLINK FENCE POSTS USING PIER BLOCKS ONLY. AVOID DRIVING POSTS OR STAKES INTO MAJOR ROOTS. "TREE PROTECTED AREA- SIGNS SHALL BE PLACED ON ALL SIDES OF FENCED AREAS. DO NOT EXTEND PROTECTION MEASURES TO OFF SITE PROPERTIES. IF SAVED TREE ABUTS AREA TO BE LEFT UNDISTURBED, TREE PROTECT CAN BE PLACED ONLY ON POTENTIALLY IMPACTED SIDE OF TREE. 2. TREATMENT OF ROOFS EXPOSED DURING CONSTRU050N: FOR ROOTS OVER 7" IN DIAMETER DAMAGED DURING CONSTRUCTION, MAKE A CLEAN. STRAIGHT CUT TO REMOVE DAMAGED PORTION OF ROOT. ALL EXPOSED ROOTS SHALL BE TEMPORARILY COVERED W/ DAMP BURLAP TO PREVENT DRYING, AND COVERED PAM 500. A5 SOON AS POSSIBLE. 3. WORK WHIN PROTECTION FENCE SHALL BE DONE MANUALLY NO STOCKPILING OF MATERIALS OR STORAGE OF EQUIPMENT OR MACHINERY SHALL BE ALLOWED WITHIN HE LIMIT OF HE FENCING.NOT ro SCALE TREE PROTECTION DETAIL 410-- 00 g6 —J U) 0 1- 0 z ›— CL 0 0 L11 REVISIONS BY 10-27-2014 Thu laMecape plan u diagrammatic, all dimwion+ve eppeoximale and mist Fe field fid. m w Ler .e.> rns.ee me DNA Landscape Architects 1617 E nth St. TELE 103AEB 636.5661 TUKWILA 8 LOT PROJECT TREE RETENTION -REMOVAL PLAN 51st Ave S and S 112th St, Tukwila, WA DATE: 4-23-2014 SCALE: ON PLAN DRAWN BY: NB JOB: SHEET: L1.0 1 of 3 SHEETS 0 `• I �1 EXISTING, LAN DSCAP\ETO\ REMAIN. SEE -CIVIL DR WINGS. —_ FOR CLEARING7IMITS / PUBLIC RECISEATION SPACE. / 150 50 FT MIIRIIIJJJIMUM PER UNIT, / 1,200 SO FT OTAL MINIMUM r 7 5 PEDESTRIAN! y4 I PATH / i TYPIC PRIVATE RECREATION SPACE. /1 250 50AL FT MINIMUM PER UNIT, I BENCH I t e irT. �" MPiLIIIii! 0 LU 5 WATER METERS PER CITY STANDARD PLAN WS -01 004' EIOSWAL ,WALL AP.ROA \ \ \ `\ \ 1t \ \ 1 \ \. \ ROAD, STORM':& \, REC SPACE', \. , \\ \ \ \ `\ ` EXISTING LANDSCAPE\VSE'7 \ \ `}A FOR TYPE 1NDSCAPING \\ .BUFFER 1 ` \.5 \ V \ RELOCATE EX F.H. PER CITY STANDARDS WS -13 & WS -14 GUARD POSTS RELOCATE EX. POWER POLE PER P.S.E. REQUIREMENTS \0' TYPE 1 I5AND5CAPB BUFkER PER CODE. EXIST NG 1 LANDSCAP�USE WHERE' PASSIBLE \ `I10 PEyJER EAS 44. `N vocgilairmem WALL C LLI F— n FRONT YARD TREE PLAN, 10' PERIMETER BUFFER PLAN AND RECREATION SPACE PLAN ''r-20'-0" ° 10 20 40 3 WATER METERS PER CIN STANDARD PLAN WS -01 C // \ TREE PLANT SCHEDULE FOR ENTIRE SITE QUANT. BOTANICAL NAME COMMON NAME SIZE SPACING/HT. 2 ACER RUB RUM'SCARSEN' SCARLET SENTINEL MAPLE 2' CAL 12 AMELANCHIER'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY 2' CAL 8 CORNUS S. MIDWINTER FIRE MIDWINTER FIRE RED TWIG DOGWOOD 2 GAL 4 PSEUDOTSUGA MENZIESII DOUGLAS FIR 6-7' 6 (REPLACEMENT TREES) GRACE SMOKEBUSH 5 GAL 11 THUJA PLICATA EXCELSA EXCELSA WESTERN RED CEDAR 6-7' NOTE: TREES MUST BE PLANTED 4' MEASURED HORIZONTALLY FROM ALL UTILITY LINES PER TMC 17.20.030.0.1 EACH LOT SHALL HAVE ONE FROND YARD TREE EXCEPT IN AREAS OF CONFLICT WITH PROPOSED UTILITIES LANDSCAPING SHALL CONFORM TO PUBLIC WORK STANDARDS NOTE: TREES MUST BE PLANTED 5' MEASURED HORIZONTALLY FROM ALL UTILITY LINES, 30' FROM INTERSECTIONS, 10' FROM DRIVEWAYS. UTILITY POLES AND HYDRANTS SHRUB and GROUNDCOVER PLANT SCHEDULE QUANT. BOTANICAL NAME COMMON NAME SIZE SPACING/HT. SHRUBS 20 ARBUTUS UNEDO COMPACTA COMPACT STRAWBERRY BUSH 2 GAL 8 CORNUS S. MIDWINTER FIRE MIDWINTER FIRE RED TWIG DOGWOOD 2 GAL 6 COTINUS'GRACE' GRACE SMOKEBUSH 5 GAL 72 MAHONIA AQUIFOLIUM OREGON GRAPE 2 GAL 0 MYRICA CALIFORNICA CALIFORNIA WAX MYRTLE 2 GAL 13 OEMLERIACERASIFORMIS INDIAN PLUM 2GAL 2 RIBES SANGUINEUM RED FLOWERING CURRANT 2 GAL 46 VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 2 GAL 8 VIBURNUM P. T. SUMMER SNOWFLAKE DOUBLEFILE VIBURNUM 2 GAL GROUNDCOVERS AND SMALL SHRUBS 40 GAULTHERIA SHALLON SALAL 1 GAL 48" O.C. 40 MAHONIA NERVOSA LOW OREGON GRAPE 1 GAL 48" O.C. 40 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 48. 0.C. 150 RUBUS PENTALOBUS EMERALD CARPET EMERALD CARPET CREEPING RUBUS 1 GAL 42' O.C. FOR LARGE AND MEDIUM SIZED SHRUBS IN 10' BUFFER, MINIMUM PLANT HEIGHT IS 18', UP SIZE CONTAINER SIZE IF NECESSARY PROVIDE QUANTITIES AS SHOWN ON PLAN ORAS LISTED IN SCHEDULE WHICHEVER IS GREATER STREET TREES TO 8E STREET TREE FORM AND BRANCHED AT A MINIMUM OF 5' HEIGHT PLANT SHRUBS AND GROUNDCOVERS A MINIMUM 18" FROM PAVED SURFACES HYDROSEED WITH BRIARGREEN RAPID LAWN. LEAVE 24' DIAMETER CLEAR AT BASE OF STREET TREES TRAIL SURFACING MATERIAL. PERMEABLE BRIARGROUP LOW GRO EROSION CONTROL DETENTION POND SEED MIX HYDROSEED OR APPROVED EQUAL SEE CIVIL DRAWINGS FOR ALL FENCING WOOD BENCH PACIFIC OUTDOOR PRODUCTS BP -25 OR APPROVED EQUAL — 6' BLACK VINYL COATED CHAINLINK FENCE o a • 6' CEDAR FENCE J In CC 0 LL 0 z >- a 0 0 ad (4s alaV w REVISIONS BY 10-27-2014 This Imdacapc plan is diagrammatic, all dimmuimu are appraeimam and must. Feld ucMud. au t...caw a-evucra Nuc GHA Landscape Architects 1417 NE E0th St. SWIL2. MI 15 10£ 206.512.2331 iM 206526.5661 FRONT YARD TREE PLANTING PLAN 51st Ave 5 and S 112th St, Tukwila, WA .11ueDWh�6ab__ DATE: 4-23-2014 SCALE: ON PLAN DRAWN BY: NB JOB: SHEET: L1.1 2 of 3 SHEETS "A 'S5 0 1PLANTING HOLE -11 FORM 2" WATER BASIN TOP OF ROOT CROWN BARK MULCH PER REG I2NS KEEP MULCH 1-2" A IW STEM OF PLANT EXISTING SOIL. DEEPLY SCARIFY AT SIDES OF PLANT POCKET BACKFILL WITH AMENDED NATIVE SOIL AND FERTILIZER PER SPECIFICATIONS SET AT 1/2" HIGHER THAN GROWN IN NURSERY FIRM BACKFILL IN PLACE AND WATER IN WELL TO BE 12" WIDER THAN ROOTBALL FOR SHRUBS AND 8" WIDER THAN ROOTBALL FOR GROUNDCOVERS DEPTH TO BE SAME AS ROOTBALL OR 12" WHICH EVER IS GREATER SHRUB PLANTING DETAIL N.T.S. SECTION 12' GREATER THAN ROOTBALL 1" WIDE SOFT RUBBER CHAIN LOCK TREE TIE WRAP AROUND EACH STAKE AND TREE 2" DIA. WOOD STAKES, STAKE NEXT TO ROOTBALL LAYER OF MULCH PER SPECIFICATIONS FORM 3" WATERING RING AROUND TREE. 2" OUTSIDE OF TREE STAKES EXISTING SOIL, 1:1 SLOPE AT SIDES OF PLANT PIT CUT BURLAP BACK FROM TOP 2/3 OF ROOTBALL BACKFILL PER PLANT NOTES SOIL BENEATH TREE TO BE EXISTING SOIL OR COMPACT OTREE PLANTING DETAIL 2 SECTION SOIL TO 85% MAX. DENSITY TREE PIT TO BE THREE TIMES THE DIAMETER OF ROOTBALL SET STAKES PARALLEL TO ADJACENT STREET SET TREE 1" ABOVE GRADE AS GROWN IN NURSERY FIRM BACKFILL IN PLACE AND WATER IN WELL LANDSCAPE CONSTRUCTION NOTES Contractor shall familiar themselves with the project including all underground utilities. All work within driplines of trees to be saved is to be done by hand or small hand held equipment, do not disturb major roots of existing trees. Subgrade for shrub areas to be 8" below finished grade to allow for topsoil and mulch. Till existing soil to depth of 10". Add 2.5" of 50/50 Cedar Grove compost/sand mix to shrub areas. Till into 8" of existing sot. Add 3.5" of 50/50 Cedar Grove compost/sand mix to shrub areas. Till into 8" of soil. Compact soil to 80% to prevent settling. Subgrade for lawn areas to be 4" below finished grade to allow for topsoil. Till/loosen/excavate existing soil to depth of 10". Add 2.5" of 50/50 Cedar Grove compost/sand mix to shrub areas. Till into 8" of existing soil. Add 1.5" of 50/50 Cedar Grove compost/sand mix to lawn areas. Till into 8" of soil. Compact soil to 85% to prevent settling. Coordinate finished grade of lawn with sod or hydroseed installation. At individual trees prepare a 6' diameter planting area for each tree. Subgrade is to be 5" below finished grade to allow for topsoil and mulch. Till/mix/excavate existing soil to depth of 10", avoid damaging roots of existing trees. Add 3" of 50/50 Cedar Grove compost/sand mix to tree areas. Till into 8" of existing soil. Compact soil to 85% to prevent settling. Notify owner if existing soil conditions will prove detrimental to plant health, even after soil prep, such as excessive clay soil, hardpan soil, poor drainage, or excessive gravel. Plant per details this sheet. Mulch 6' diameter beds with 2" of comp -mulch. Mulch is to be free of garbage and weeds and may not contain excessive resin, tannin, or other material detrimental to plant growth. Gently loosen roots of container stock that is rootbound prior to planting. Fertilize all plants with best-Paks fertilizer, available at Horizon Inc. 425-828-4554. One packet per 1 gallon plant, 2 per 2 gallon, 3 per 5 gallon, and 12 per tree. Evenly space packets around rootball, 6-8" from soil surface. All plants shall conform to America standard for nursery stock, ANLA. All plants shall be considered very good or better in health and form based on industry standards. Provide one year warranty for all work starting form date of final acceptance. Coordinate all work with General Contractor. Owner is responsible for providing watering through at least the first two growing seasons. L/y-oo�s REVIEW COPY NOT FOR SUBMITTAL REVISIONS BY 10-27-2014 This Wdsope plan is diagrammatic, all dimwiau arc approximate and mum h Geld wed. moxa a..g:.e. aa..ec,e Ate DIA Londscape Architects 1417 NE EQ. St. 931 1 TELE 2a632I3.WfA1 206.326.3651 PLANTING NOTES AND DETAILS 51st Ave S and S 112th St, Tukwila, WA 11. 'WHOM DATE: 4-23-2014 SCALE: ON PLAN DRAWN BY: NB JOB: SHEET: L1.2 3 of 3 SHEETS City of Tukwila Notice of Application 51st Ave S Townhomes SEPA, Short Plat, and Design Review Location: West side of 51' Ave S between S. Hazel St. and S. Fountain St. (parcel #s: 687420-1065, -1050, - 1045, -1040, -1143, -1144, -1145, -1150, -1160) File Numbers: E14-0008 (SEPA); L14-0032 (Short Plat): L14-0045 (Design Review) Applicant: Gil Hulsmann, Abbey Road Group Land Development Services Company, LLC Property Owner: High Country Homes, LLC Project Planner: Jaimie Reavis, 206-431-3659 Project Description: SEPA/Environmental Review, Short Plat, and Public Hearing Design Review for devel- opment of eight townhomes with associated access, land- scaping, and recreation space. Comments and Appeals Written comments on this project must be received within 14 days of the Notice of Application; that is by 5:OOpm on Au2ust 4, 2014 and may be submitted by email to Jaimie.Reavis@TukwilaWA.gov, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. A Public Hearing before the Board of Architectural Review will be held on this project. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206-431-3659.The application is available for review at the City of Tukwila, Department of Commu- nity Development (DCD), located at 6300 Southcenter Blvd #100. You are receiving this notice because you are a property owner or tenant within 500ft of this project. eity of gativiect Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: Associated File Number (s): E14-0008, x Notice of Application Mailing requested by: Jai . ' = R . is Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action x SEPA, Short Plat, Design Review. Other: Was mailed to each of the addresses listed/attached on this _21 day of July 2014 Project Name: 51st Ave S Townhomes / 8 -lot Short Plat Project Number: PL14-0022 Associated File Number (s): E14-0008, L14-0032, L14-0045 Mailing requested by: Jai . ' = R . is Mailer's signature: 76 T ail �� W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC • 0 1 % AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife, MillCreek Office ( ) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, horeland Div. SHORELINE NOD REQUIRES RETUECEIPT (X) Dept of Ecology, SEPA **Send Electronically \\ ( ) Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation (X) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle D (X) KC Dev & Enviro Services-SEPA Info Center 0 (X) KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) KC Public Library System (X Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Westfield Mall Library ( ) Tukwila School District ( ) Highline School District e (X) Seattle School District ( ) Renton School District It (X ) QWEST Communications (X) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District (X) Seattle Planning &Dev/Water Dept (X) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities (X) Waste Management ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor (X) City Clerk ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * �a i Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien • (X) City of Seattle O (X) Strategic Planning *Notice of all Seattle Related Projects -71,6 44 6 Section 7 OTHER LOCAL AGENCIES w (X) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ii( ) Seattle Times (X) South County Journal Section 8 MEDIA ( ) Highline Times \'' ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist NAME BEACON HOMES INC Spearman Fukagawa Nkeze Drake Nkeze Kelly Ibe Gangloff Huff Deutsch Neuss Harris DRAPER TUKWILA L L C Harvey Li Wu SEATTLE CITY OF SCL Phan Nguyen Anderson Bales Gilbert An Tra n Carter Nguyen Nguyen Hutchinson Tun Xie Allan Fleming Bier Saeteurn West Mcdonald Hernandez Phung Camposano Saeparn Bade Felix Montgomery Metcalf Nelson ADDRESS PO BOX 22998 18541 SE 245TH PL 1300SPUGETDR#217 11115 50TH AVE S 721 S 37TH PL 11115 50TH AVE S 11125 50TH AVE S 3203 S GRAHAM ST 26856 12TH AVE S 11136 49TH AVE S 11123 49TH AVE S PO BOX 78673 PO BOX 78051 2100 W COMMODORE WAY 11205 51ST AVE S 13360 SE 43RD PL 10612 515T AVE S PO BOX 34023 10610 51ST AVE S 5119 S BANGOR ST 5125 S BANGOR ST 5136 S HAZEL ST 5130 S HAZEL 5135 S BANGOR ST # A 3002 S HOLLY ST 5012 S 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98178 98108 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178-2119 98178 98178 98178 98178 98178 98178 98178 Mccuistion Garcia Nguyen Malta Malla Ahern Lauzon Nguyen Simmons Singh Michael LEO STREET P -PATCH LLC Singh Singh Carter Singh Nuezca Willey Looney Johnson Thesenvitz Hinton Franklin Franklin Everett Lu Herrera Wong OBRYANT INVESTMENTS LLC Foster KING COUNTY -PROPERTY SVCS KING COUNTY -PROPERTY SVCS 3W ALLIANCE LLC 3W ALLIANCE LLC HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC Huang Ibarbia Langi Epps KUBOTA GARDEN FOUNDATION HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC HIGH COUNTRY HOMES LLC 8035 S 130TH ST 10802 BEACON AVE S 10814 BEACON AVE S 5117 S FOUNTAIN ST 5117 S FOUNTAIN ST 5127 S FOUNTAIN 5125 S FOUNTAIN ST 5133 S FOUNTAIN ST 5145 S FOUNTAIN ST 5124 S LEO ST PO BOX 88659 5115 S LEO ST 5008 S 109TH ST 5008 S 109TH ST 5012 S 109TH 5008 S 109TH ST 10821 BEACON AVE S 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98027 SEATTLE WA 98188 SEATTLE WA 98104 SEATTLE WA 98104 TACOMA WA 98401 TACOMA WA 98401 PUYALLUP WA 98372 PUYALLUP WA 98372 PUYALLUP WA 98372 PUYALLUP WA 98372 SEATTLE WA 98178 TUKWILA WA 98178 SEATTLE WA 98178 SEATTLE WA 98178 SEATTLE WA 98118 PUYALLUP WA 98372 PUYALLUP WA 98372 PUYALLUP WA 98372 PUYALLUP WA 98372 HIGH COUNTRY HOMES LLC SEATTLE CITY OF SCL COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY COMMUNITY MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER 42429TH ST NE#C PO BOX 34023 10618 51ST AVE S 10612 51ST AVE S 10610 51ST AVE S 5119 S BANGOR ST 5125 S BANGOR ST 5136 S HAZEL ST 5130 S HAZEL ST 5135 A S BANGO 5124 S HAZEL ST 5118 S HAZEL ST 5112 S HAZEL ST 10620 51ST AVE S 10636 51ST AVE S 5103 S HAZEL ST 10712 51ST AVE S 10718 BEACON AVE S 5109 S HAZEL ST 5111 S HAZEL ST 5121 S HAZEL ST 5127 S HAZEL ST 5131 S HAZEL ST 5135 S HAZEL ST 5135 S HAZEL ST 5143 S HAZEL ST 5142 S FOUNTAIN ST 5134 S FOUNTAIN ST 5122 S FOUNTAIN ST 5118 S FOUNTAIN ST 51125 FOUNTAIN ST 5100 S FOUNTAIN ST 10808 BEACON AVE S 10802 BEACON AVE S 10814 BEACON AVE S 5117 S FOUNTAIN ST 5127 S FOUNTAIN ST 5125 S FOUNTAIN ST 5133 S FOUNTAIN ST 5145 S FOUNTAIN ST 5124 S LEO ST 5118 S LEO ST PUYALLUP WA 98372 SEATTLE WA 98124 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 SEATTLE 98178 NAME ADDRESS CITY ST ZIP TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 1 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 10 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 11 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 12 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 13 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 14 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 15 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 16 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 17 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 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45 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 46 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 47 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 48 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 49 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 5 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 50 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 51 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 52 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 53 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 54 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 55 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 56 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 57 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 6 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 7 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 8 TUKWILA WA 98178 TUKWILA COMMUNITY MEMBER 11133 51ST AVE S Apt 9 TUKWILA WA 98178 City of Tukwila Attn: Jaimie Reavis Department of Community Development 6300 South center Blvd. #100 Tukwila, WA 98188 0�eran p,ym ma SDVOSB 2a CVE Service Disabled Veteran Owned Small Business RECtNED NOV. 04 2014 TUKW ILA PUBLIC WORKS October 31, 2014 Subject: Re -Submittal Letter / Information and answers to the City's Letter 29 Aug 2014 in regards to the 51St Ave S Townhomes (Permit # L14-0045) Project. Dear Jaimie, Please find below and attached our responses, updated plans and additional information in regards to your 29 Aug 2014 Comment letter in regards to the plans submitted for the Public Hearing Design Review and 8 Unit / Lot Short Plat for the 51st Ave S Townhomes Project (Tukwila 8 Lot Project). In support of this submittal the.following documents / plans / maps our provided separately: • Cover Letter (8 Copies) • Attachments o City Comment letter (8 Copies) o Traffic Concurrency Letter (8 Copies) o Site Lighting Specifications (8 Copies) o Sanitary Sewer Easement Legal Description (8 Copies) • Color Board (1 Each) • Short Plat Map 24x36 (8 Copies) • Development Plans 24X36 (8 Copies) o Site Plan Cover Sheet o Site Plan o Enlarged Site Plan o Notes & Details o Existing Conditions Plan o Grading Plan o Proposed Utility Plan o Architectural Site Plan o Architectural Site Lighting o Lighting Proposal o 3 -Unit Building Elevations o 3 -Unit Building Elevations o 5 -Unit Building Elevations o 5 -Unit Building Elevations o 3 -Unit Building Elevations o 3 -Unit Building Elevations o 5 -Unit Building Elevations o 5 -Unit Building Elevations o Tree Retention — Removal Plan - West & North - South & East - West & South - East & North - West & North (Colored) - South & East (Colored) - West & South (Colored) - East & North (Colored) Plan o Front Yard Tree Planting Plan Abbey Road Group Land Development Services Company, LLC PO Box 1224, Puyallup, WA 98371 Phone: 253-435-3699 Fax: 253-446-3159 www.abbeyroadgroup.com L o Planting Notes and Details • Short Plat Map 11 X 17 ( 8 Copies) • Development Plans 11 X 17 (8 Copies) o Site Plan Cover Sheet o Site Plan o Enlarged Site Plan o Notes & Details o Existing Conditions Plan o Grading Plan o Proposed Utility Plan o Architectural Site Plan o Architectural Site Lighting Plan o Lighting Proposal o 3 -Unit Building Elevations - West & North o 3 -Unit Building Elevations - South & East o 5 -Unit Building Elevations - West & South o 5 -Unit Building Elevations - East & North o 3 -Unit Building Elevations - West & North (Colored) o 3 -Unit Building Elevations - South & East (Colored) o 5 -Unit Building Elevations - West & South (Colored) o 5 -Unit Building Elevations - East & North (Colored) o Tree Retention — Removal Plan o Front Yard Tree Planting Plan o Planting Notes and Details The following information is provided in reference to your comments and questions. Fire Department Comments 1) Fire Sprinkler System: An approved automatic fire sprinkler system shall be installed in new one - family and two-family dwellings and townhouses. Answer: Noted by applicant and we will provide the design as part of the building permit process'. 2) Fire ladder access: The final grading plan must show a flat area below any second story rescue windows for Fire Department ground ladder placement. If unable to provide a suitable flat area adjacent to the houses please contact the Tukwila Fire Marshal's office. Answer: Noted by applicant and we will provide the design as part of the building permit process' 3) Fire access road: All dead-end fire apparatus access roads in excess of 150 feet in length shall provided with an approved turnaround. Answer: The proposed drive area / entrance road is only 116 ft in length so it will not require a turnaround 4) Lot numbers on draft short plat documents do not match the plan set sheets 1, 2 and L1.1 Correction of this must be completed before approval. Answer: The updated map attached now shows the above listed / requested items. 5) Fire hydrants shall be installed to provide coverage within 150' of proposed structures and that no point of a structure is more than 300' from a fire hydrant. All distances are measured by the path of vehicular travel. Answer: There is an existin fire hydrant at the entrance to the project that will be moved based on the entrance road. And the thus will meet the above requirements. Police Department Comments: 1) When installing landscaping, ensure that upon maturity trees can be limbed up to 6ft or higher above the ground and that shrubs grow no taller than 3 ft. Answer: Per our discussion with Jaimie at City of Tukwila Planning, main concern is for shrubs around front entries. On our plan these areas are mostly paved and no tall shrubs have been specified for these areas. 2) Install a secure mailbox for use of all residents, example photo attached. Answer: See attached Plans for Location and type of mail box system 3) Insure there is community controlled lighting along all access roads and trails of an average 1.5 foot-candles, with a minimum of 1 foot-candle. Answer: Exterior lighting to be controlled by dusk to dawn sensors along sidewalks, entry walks, and trail. See attached photometric site plan by LSI Lighting Building Department Comments: Just a reminder for the architect for permit plans submitted for review, elevations shall be identified as North East South and West rather than right and left etc. Answer: Plans have been updated to address these listed items, please see updated plans. Public Works Department Comments: SEPA: 1) Provide a completed Traffic Concurrency Certificate Application. Test Fee is $1,200.00 for 8 residential units; due at issuance of first Land Use permit. (application - enclosed). Answer: Applicant has submitted this application as part of the original submittal and have confirmed that the City does have the application and it has been paid for. 2) A Transportation Impact Fee applies to the future Building permit(s) (PW Bulletin A3 - enclosed). Transportation Impact Fee based on 8 residential multi -family units at $335.95 per dwelling unit = $2,687.60; due at issuance of future Building permits. Answer: Noted by applicant. 3) A Sanitary Sewer Assessment Fee in the amount of $205.04 (total) applies to the first future Building permit. Answer: Noted by applicant. 4) A Water Connection Fee in the amount of $5,804.40 per unit applies to the future Building permits. Answer: Noted by applicant. 5) Cascade Water Alliance and new water meter fees also applies to the future Building permits per Public Works Bulletin A2. Answer: Noted by applicant. 6) Half -street improvements along the West side of 51st Ave. S. may be required by King County; including paving, street lighting, curb, gutter, sidewalk, driveway access, and storm drainage. Contact King County for permit requirements. Answer: At this time King County has not required these improvements Short Plat L14-0032: 1) Owner shall sign with Notary, a Public Sanitary Sewer Easement to be prepared by Public Works. This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. Answer: The updated map attached now shows the above listed / requested items. 2) Provide a legal description for the new Public Sanitary Sewer Easement within a portion of new Lot 5, new Lot 8, and TRACT A. Answer: The updated map attached now shows the above listed / requested items. 3) Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement to be prepared by Public Works. Agreement will be recorded at King County, after Mayor signs the document. (Submit signed agreement at least ten (10) days prior to expected final short plat recording, as City must have time to process this document). Answer: The applicant understands that this must be done prior to final approval as listed above. 4) Turnover documents will be required for the new Public Sanitary Sewer. Provide cost for new sanitary sewer main to be turned over. City will prepare documents for Owner(s) signature. Answer: The applicant understands that this must be done prior to final approval as listed above. 5) Geotechnical peer review required, to be paid by Owner/Applicant. Answer: This has been completed and the City has the fees. Short Plat Survey Map: 1) Revise Short Plat Map sheet 1 of 3. (1) Add L14-0032 to Short Plat Number (2) Verify legal descriptions — see enclosed. Answer: Short Plat number added to all sheets. Legal descriptions of lots and tract removed per surveyor and discussion with Ms. Reavis. Legal descriptions removed per (copy above text) 2) Revise Short Plat Map sheet 3 of 3. (1) Add L14-0032 to Short Plat Number (2) Label 10' Public Sanitary Sewer Easement on plan sheet. Answer: The updated map attached now shows the above listed / requested items. 3) New legal descriptions for Lots 1, 2, 3, 4, 6 & 7; should include 'together with' — reference the Public Sanitary Sewer Easement. • ' Answer: The updated map attached now shows the above listed / requested items. 4) New legal descriptions for Lots 5 & 8, and TRACT A; should include 'subject to' and 'together with' — reference the Public Sanitary Sewer Easement. Answer: The updated map attached now shows the above listed / requested items. 5) Provide legal description of new Public Sanitary Sewer Easement on Short Plat Survey Map. Answer: The updated map attached now shows the above listed / requested items. 6) Provide NOTE on short plat survey map — Project shall comply with Geotechnical Engineering Investigation, by Stantec Consulting Services, Inc., dated April 24, 2014; and subsequent geotechnical investigations/reports. Answer: The updated map attached now shows the above listed / requested items. 7) Provide NOTE on short plat survey map — The City of Tukwila has no responsibility to build, improve, maintain or otherwise serve the private road, storm water facility, and private utilities located within TRACT A of this short plat. 8) Provide NOTE on short plat survey map. SAMPLE (for information only) follows - An overlying easement is hereby conveyed to the City of Tukwila, or its' successor agency, over, under, across, and upon the Sanitary Sewer Easement for the purpose of operating, maintaining, and repairing the Public sanitary facilities contained therein upon recording of this Short Plat. Answer: The place for this note is the easement document itself. A plat cannot superimpose language for existing easements. 9) Provide NOTE on short plat survey map. SAMPLE (for information only) follows - THIS SHORT PLAT CONTAINS A ROAD, STORM, SEWER & UTILITIES EASEMENT WITHIN TRACTA FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 WITHIN THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Answer: The updated map attached now shows the above listed / requested items. Short Plat Site Development Plan: 1) Provide access to private bio-swale and storm water pond. Answer" There is vehicular access for maintenance of the storm drainage system. 2) Provide half -street improvements along 51st Ave. South as required by King County. Answer: At this time King County has not required these improvements 3) City of Tukwila requires a street light at the access point, if not already existing. Answer: See the updated site and lighting plan for the proposed light location. 6) Geotechnical peer review required, to be paid by Owner/Applicant. Answer: This has been completed and the City has the fees. Miscellaneous Comments: 1) S. 111th Street is an un -opened right-of-way and does not require any street improvements. Answer: Noted by applicant. 2) Private access road shall be a minimum of 20 feet in width with an additional 5 feet in width pedestrian walking path. Differentiate between driving access and pedestrian path with surface texture - as approved by Public Works. Answer: 2ft stamped brown concrete is proposed and shown on the plans 3) All utilities are required to be underground, per City ordinance. Answer: Noted by the applicant that all on site utilities will be undergrounded. 4) Public Works permit information, plan submittal criteria, standards, and specifications; are available on the City's Web -Site. Go to the City Web -Site then click on City Department Directory / Public Works Department / Development & Permits. Then under Public Works Topics click on Customer Assistance Bulletins (CAB) and Development Guidelines and Design & Construction Standards and other topics as applicable. Answer: Noted by applicant. Planning Department Comments: Short Plat: 1) A note shall be added to the face of the plat that says the unit lot is not a separate buildable lot, and additional development of the unit lots may be limited as a result of the application of development standards to the parent lot. Answer: The updated map attached now shows the above listed / requested items. 2) Title report page 6, item number 10 includes a sanitary sewer easement that was granted to the City of Seattle and recorded on August 11, 1967. Please explain what is happening with the existing sewer easement as part of this project. Is the existing sewer line/easement being removed or relocated? The existing and new sewer easements should be referred to on the short plat survey, and shown graphically on sheets 2 and 3 of the survey. Answer: The existing sanitary sewer easement granted to the city of Seattle in 1967 will be superseded by the new sanitary sewer easement, due to the sewer line being relocated within the new easement. When this plat is recorded, the existing easement will no longer be valid, and thus, it should not be shown on the face of the plat. The new sewer easement has been shown on sheet 3, which is a detail of the lot configuration and easements. It should not be shown on sheet 2, which is strictly a survey control diagram. 3) Please add notes (and recording number if applicable) to indicate what is illustrated by the hatched areas on Sheet 3 of the survey and the table with "Lot No., Sq.Ft., Acre." Answer: The updated map attached now shows the above listed / requested items. Zoning: 1) The HDR zoning district allows up to four attached townhouse units. One of the buildings in this project contains five units. We are aware of your desire for a code interpretation related to this item, and we are working to draft the interpretation, which will need to be approved prior to design review or short plat approval. Answer: Code interpretation completed. 2) There are multiple retaining walls shown on the site plan for this project. Please note that retaining walls over four feet high require a building permit. Retaining walls with an exposed height greater than four feet are not allowed within required setback areas unless a retaining wall setback waiver is granted based on criteria in TMC 18.50.150. Answer: A retaining wall setback waiver is being requested as part of the development review and we ask that it be addressed in the staff report for the project. 3) Landscaping design for this project shall meet the requirements of TMC 18.52, as well as applicable design review criteria. The amount of landscaping shown on landscape sheets does not meet the minimum requirements for tree replacement and for perimeter landscaping. Tree replacement as shown on L1.0 is subject to tree replacement ratios. Perimeter landscaping requirements apply to the parent lot. For the western portion of the lot, existing vegetation may be able to meet the perimeter landscaping requirements if it does not need to be removed. Please show all existing trees on the project site so we can have a more complete picture of trees to be retained and trees to be removed, as well as an idea of the existing trees located within the required perimeter landscape area for the area of the site that will remain undeveloped. Answer: Perimeter landscaping within the area that will not be disturbed on the western side of the project site will be fulfilled by retention of the existing vegetation. See attached plans. 4) The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Required recreation space is 400 square feet per dwelling unit (250 SF of this is private, with at least 10 -foot dimension in any direction). A minimum of 50% of required open space must be open/uncovered; recreation space must not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Please revise plan sheets to include the design and purpose(s) of the shared recreation space. Some examples that could be used for this project include having the storm water pond designed as a feature with seating, picnic tables, raised bed gardens, etc. around it; or adding trails, stairs, and seating within the area marked "storm and recreation space" placed around the existing mature trees, if feasible. Add the dimensions of private and designed shared recreation spaces to demonstrate how the project meets the recreation space size requirements. Answer: See attached updated design plans, and notes and details information for the design items requested above. As far as the required recreation space each unit has a private area to the rear of each unit in excess of the 250 ft and at least 10 ft wide and 10 feet deep.(See attached plan sheet As1 for unit counts) The balance of the area is shared on the trail and picnic area to the rear of the site by the storm drainage area (See attached plans) 5) Per 18.52.65, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards. Please provide a photometric plan showing how lighting levels will be distributed on the site using fixtures that are consistent with the architectural design of the buildings. Answer: See attached Lighting plans that address the above items 6) Provide details on fences used throughout the project site. Answer:.See attached updated design plans, and notes and details information for the design items requested above. 7) An automatic drip irrigation system is required for all landscape areas. An irrigation system plan submittal can be deferred until submittal of building permit applications. Answer: Jaimie at City of Tukwila has determined a design build plan at time of installation would be sufficient. See landscape plan for specification that backflow preventer be tested by Public Works, and Planning Department will do a coverage test. Design Review Comments: Streetscape: 1) Guest parking is encouraged as part of this project. However, the location of surface parking adjacent to the project entry off 51st Ave S is within the front yard landscape area that applies to the parent lot, and placement of parking in this area is not consistent with design criteria that calls for creating a transition from a pedestrian oriented streetscape to multi -story buildings and providing a clearly defined building or courtyard entry from the primary street. The location of these spaces so close to the main entry to the site from 51St Ave S could also be a source of conflicts between cars maneuvering into the guest parking spaces and cars turning into the development. Please relocate guest parking to another area of the site, and provide information on how the new development will relate to the public street frontage of 51st Ave S. Answer: Parking adjacent to street removed to add additional landscaping and to promote a more residential entry to site. See civil site plan/ details for entrance signage. 2) Consider turning the end units to face 51st Ave S, or design the sides of these units with a door or the appearance of a front yard. Answer: Entrance to units highlighted w/ lighted bollards and address signs. Unit entry sidewalks to have stamped concrete patterns also to provide separation from the street sidewalks, and garage, to highlight entry 3) Establish a system for identifying the location of each residential unit and common facilities at the project entry. Answer: Entrance to units highlighted w/ lighted bollards and address signs. Unit entry sidewalks to have stamped concrete patterns also to provide to provide separation from the street sidewalks, and garage, to highlight entry. 4) Check with Waste Management to determine the type of trash bins that will be used by residents of the project. Information on the type of bins, and where they will be able to be stored so they are screened from view will need to be provided. Answer: Individual unit garbage and recycle containers will be stored inside each individual unit's garage. 5) Identify where mechanical equipment, exterior maintenance equipment, or other utility hardware will be located. These areas will need to be screened by landscaping or other means in an architecturally integrated manner. Answer: See attached updated plans also No equipment or other maintenance areas proposed for this project so no screening provided. 6) Check in with the postmaster for this site to determine the location of the cluster mailbox and show the location on plans. Answer: See attached updated site plan and notes and detail pages for location and type of mail box. Natural Environment: • Will the existing trees located in the storm and recreation space be retained and incorporated into the landscaping provided on the site? Answer: All vegetation west of contact line will be retained, as well as small areas east of contact line, per current plan. Crime Prevention: • Is there a way to make the entrance to front door areas more prominent and the pedestrian entrance more clearly? Answer: Entrance to units highlighted w/ lighted bollards and address signs. Unit entry sidewalks to have stamped concrete patterns also to provide to provide separation from the street sidewalks, and garage, to highlight entry. Building Design: 1) Please provide all four building elevations for each building, and label each elevation as "North, South, East, West." The building elevations provided are for a four -unit building, and so do not match either of the two buildings proposed. Additionally, the building elevations include dormers and other design features that are not shown in the boards submitted for the BAR meeting. Building heights should be notated on all elevations. The colors and materials should be notated on the building elevations for each building. Colored elevations of all four elevations for both buildings will also need to be submitted. Answer: Each elevation noted as "North, South, East, West.". Grade heights, and max building height shown on Front elevations for the 3unit, and 5 unit plans. Color elevations attached for all 4 sides of each building. 2) Add more colors to the building to provide articulation and break up the mass of the building. Consider breaking up the colors by building plane, using darker colors for recessed areas. Answer: Color elevations attached for all 4 sides of each building, and colors revised to meet planning discussions. Provide Specifications, Samples, or Photos of the Following: 1) Colors and materials of any fences or other ancillary structures included in the development (Le., mailbox structure, trash enclosures, walls, pour in place concrete, etc.) Answer: See attached updated color board 2) Provide photos or cut sheets of the lighting fixtures proposed for the project. Answer: See attached spec sheets and lighting plans Please let us know if you have any additional comments and/or questions. Sincerely, i Giles (Gil) F. Hulsmann 111 CEO -Director of Land Development Services Abbey Road Group Land Development Services Company, LLC 253-435-3699Phone 253-446-3159 Fax Gil. Hulsmann(a�AbbevRoadGroup. com www.abbeyroadoroun.com ENCLOSURES: • Cover Letter (8 Copies) • Attachments o City Comment letter (8 Copies) o Traffic Concurrency Letter (8 Copies) o Site Lighting Specifications (8 Copies) o Sanitary Sewer Easement Legal Description (8 Copies) • Color Board (1 Each) • Short Plat Map 24x36 (8 Copies) • Development Plans 24X36 (8 Copies) o Site Plan Cover Sheet o Site Plan o Enlarged Site Plan o Notes & Details o Existing Conditions Plan o Grading Plan o Proposed Utility Plan o Architectural Site Plan o Architectural Site Lighting Plan o Lighting Proposal o 3 -Unit Building Elevations - West & North o 3 -Unit Building Elevations - South & East o 5 -Unit Building Elevations - West & South o 5 -Unit Building Elevations - East & North o 3 -Unit Building Elevations - West & North (Colored) o 3 -Unit Building Elevations - South & East (Colored) o 5 -Unit Building Elevations - West & South (Colored) o 5 -Unit Building Elevations - East & North (Colored) o Tree Retention — Removal Plan o Front Yard Tree Planting Plan o Planting Notes and Details • Short Plat Map 11 X 17 (8 Copies) • Development Plans 11 X 17 (8 Copies) o Site Pian Cover Sheet o Site Plan o Enlarged Site Plan o Notes & Details o Existing Conditions Plan o Grading Plan o Proposed Utility Plan o Architectural Site Pian o Architectural Site Lighting Plan o Lighting Proposal o 3 -Unit Building Elevations - West & North o 3 -Unit Building Elevations - South & East o 5 -Unit Building Elevations - West & South o 5 -Unit Building Elevations - East & North o 3 -Unit Building Elevations - West & North (Colored) o 3 -Unit Building Elevations - South & East (Colored) o 5 -Unit Building Elevations - West & South (Colored) o 5 -Unit Building Elevations - East & North (Colored) o Tree Retention - Removal Plan o Front Yard Tree Planting Plan o Planting Notes and Details GH/dm Job # 13-138 Projectfiles(Active)13-138/Permitting/13-138 Comment Letter .5 August 29, 2014 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Mr. Gil Hulsmann The Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 Re: Comments 51St Ave S Townhomes (L14-0045) Dear Mr. Hulsmann, We have completed a review of plans submitted for the Public Hearing Design Review and Unit Lot Short Plat of the 51St Ave S Townhomes Project (Tukwila 8 -Lot Project). Below are comments received during the Notice of Application period for the project, as well as comments from each department. I would be happy to meet with you to go over these comments. Please contact me with any questions at (206) 431- 3659 or Jaimie.Reavis c(�TukwilaWA.gov. Notice of Application Comment (received by email on July 28, 2014): Hello, Thank you for this opportunity to address my concerns regarding the proposed construction of eight town homes at the west side of 51st Ave. S. between Hazel St. and S. Fountain St. in Tukwila. I live across the street from the proposed town homes. Of most concern is the existing condition of the road on which all the trucks carrying heavy equipment will be traveling back and forth on 51st Ave S. The concrete slabs on the road are buckling and cannot support the extra weight. The vibration of the rattling slabs caused chunks of my chimney to fall off. Also, Metro discontinued its articulated bus service along the top of 51st Ave. S. because of the weight's damage on the road. Will Abbey Road Group Land Development Services Company be a good corporate citizen willing to repair the road damage done by all the construction trucks going back and forth? My other concern which I'm sure is shared by my neighbors is how tall the construction will be. We don't want the town homes' occupants to be able to peer into our backyards. There was no mention of the height of the town homes in the Notice of Application we received. I urge you to do the necessary due diligence regarding the above points before the actual construction takes place. Thank you, Kevin Fleming 5109 S. Hazel St. City of Tukwila will respond to this comment; there is nothing needed from the applicant at this time. JR Page 1 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments\9.24.14\MeetingFollow- up_Comment Letter_51st AveS Townhomes.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Fire Department Comments 1) Fire Sprinkler System: An approved automatic fire sprinkler system shall be installed in• new one - family and two-family dwellings and townhouses. Noted by applicant. 2) Fire ladder access: The final grading plan must show a flat area below any second story rescue windows for Fire Department ground ladder placement. If unable to provide a suitable flat area adjacent to the houses please contact the Tukwila Fire Marshal's office. Noted by applicant. 3) Fire access road: All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Noted by applicant. 4) Lot numbers on draft short plat documents do not match the plan set sheets 1, 2 and L1.1 Correction of this must be completed before approval. Applicant will make changes to plan sheets. 5) Fire hydrants shall be installed to provide coverage within 150' of proposed structures and that no point of a structure is more than 300' from a fire hydrant. All distances are measured by the path of vehicular travel. Noted by applicant. Police Department Comments 1) When installing landscaping, ensure that upon maturity trees can be limbed up to 6ft or higher above the ground and that shrubs grow no taller than 3 ft. Noted by applicant. 2) Install a secure mailbox for use of all residents, example photo attached. Applicant will check with postmaster to determine type of mailbox that will be installed, and will show the location on a site plan. 3) Ensure there is community controlled lighting along all access roads and trails of an average 1.5 footcandles, with a minimum of 1 footcandle. Applicant will provide information (pictures and illumination levels) on the type of lighting fixtures to be used. Building Department Comments Just a reminder for the architect for permit plans submitted for review, elevations shall be identified as North East South and West rather than right and left etc. Applicant will add these to elevation plans included in resubmittal. No other comments. Public Works Department Comments SEPA 1) Provide a completed Traffic Concurrency Certificate Application. Test Fee is $1,200.00 for 8 residential units; due at issuance of first Land Use permit. (application - enclosed). Applicant has submitted this application. 2) A Transportation Impact Fee applies to the future Building permit(s) (PW Bulletin A3 - enclosed). Transportation Impact Fee based on 8 residential multi -family units at $335.95 per dwelling unit = $2,687.60; due at issuance of future Building permits. Noted by applicant. 3) A Sanitary Sewer Assessment Fee in the amount of $205.04 (total) applies to the first future Building permit. Noted by applicant. 4) A Water Connection Fee in the amount of $5,804.40 per unit applies to the future Building permits. Noted by applicant. 5) Cascade Water Alliance and new water meter fees also applies to the future Building permits per Public Works Bulletin A2. Noted by applicant. JR Page 2 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \9.24.14\MeetingFollow- up_Comment Letter_5lst AveS Townhomes.doc 6) Half -street improvements along the West side of 51st Ave. S. may be required by King County; including paving, street lighting, curb, gutter, sidewalk, driveway access, and storm drainage. Contact King County for permit requirements. Applicant needs Tukwila to follow up with King County to determine what will be required. Short Plat L14-0032 1) Owner shall sign with Notary, a Public Sanitary Sewer Easement to be prepared by Public Works. This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. Public Works will provide sample. 2) Provide a legal description for the new Public Sanitary Sewer Easement within a portion of new Lot 5, new Lot 8, and TRACT A. Applicant will provide legal description. 3) Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement to be prepared by Public Works. Agreement will be recorded at King County, after Mayor signs the document. (Submit signed agreement at least ten (10) days prior to expected final short plat recording, as City must have time to process this document). Noted by applicant. 4) Turnover documents will be required for the new Public Sanitary Sewer. Provide cost for new sanitary sewer main to be turned over. City will prepare documents for Owner(s) signature. Noted by applicant. 5) Geotechnical peer review required, to be paid by Owner/Applicant. Public Works is in the process of getting bids from geotechnical engineers and will provide the owner/applicant with pricing information. Short Plat Survey Map 1) Revise Short Plat Map sheet 1 of 3. (1) Add L14-0032 to Short Plat Number (2) Verify legal descriptions — see enclosed. Applicant will revise 2) Revise Short Plat Map sheet 3 of 3. (1) Add L14-0032 to Short Plat Number (2) Label 10' Public Sanitary Sewer Easement on plan sheet. Applicant will revise 3) New legal descriptions for Lots 1, 2, 3, 4, 6 & 7; should include 'together with' — reference the Public Sanitary Sewer Easement. Applicant will revise 4) New legal descriptions for Lots 5 & 8, and TRACT A; should include 'subject to' and 'together with' — reference the Public Sanitary Sewer Easement. Applicant will revise 5) Provide legal description of new Public Sanitary Sewer Easement on Short Plat Survey Map. Applicant will revise 6) Provide NOTE on short plat survey map — Project shall comply with Geotechnical Engineering Investigation, by Stantec Consulting Services, Inc., dated April 24, 2014; and subsequent geotechnical investigations/reports. Applicant will revise 7) Provide NOTE on short plat survey map — The City of Tukwila has no responsibility to build, improve, maintain or otherwise serve the private road, storm water facility, and private utilities located within TRACT A of this short plat. Applicant will revise 8) Provide NOTE on short plat survey map. SAMPLE (for information only) follows - An overlying easement is hereby conveyed to the City of Tukwila, or its' successor agency, over, under, across, and upon the Sanitary Sewer Easement for the purpose of operating, maintaining, and repairing the Public sanitary facilities contained therein upon recording of this Short Plat. Applicant will revise 9) Provide NOTE on short plat survey map. SAMPLE (for information only) follows - THIS SHORT PLAT CONTAINS A ROAD, STORM, SEWER & UTILITIES EASEMENT WITHIN TRACT A FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 WITHIN THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID JR Page 3 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \9.24.14\MeetingFollow- up_Comment Letter 51st AveS Townhomes.doc J EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Applicant will revise Short Plat Site Development Plan 1) Provide access to private bio-swale and storm water pond. This is vehicular access for maintenance of the storm drainage system. 2) Provide half -street improvements along 51st Ave. South as required by King County. Applicant needs Tukwila to follow up with King County to determine what will be required. 3) City of Tukwila requires a street light at the access point, if not already existing. Applicant needs Tukwila to follow up with King County to determine what will be required. 6) Geotechnical peer review required, to be paid by Owner/Applicant. Public Works is in the process of getting bids from geotechnical engineers and will provide the owner/applicant with pricing information. Miscellaneous Comments 1) S. 111th Street is an un -opened right-of-way and does not require any street improvements. Noted by applicant. 2) Private access road shall be a minimum of 20 feet in width with an additional 5 feet in width pedestrian walking path. Differentiate between driving access and pedestrian path with surface texture - as approved by Public Works. We discussed using colored pavement to provide a differentiation from the drive aisle area. Applicant will propose surface color and/or texture treatment. 3) All utilities are required to be underground, per City ordinance. Is this just within the development, or does it include the overhead power along the street frontage of 51St Ave S? Public Works will follow up with King County to determine what will be required. 4) Public Works permit information, plan submittal criteria, standards, and specifications; are available on the City's Web -Site. Go to the City Web -Site then click on City Department Directory / Public Works Department / Development & Permits. Then under Public Works Topics click on Customer Assistance Bulletins (CAB) and Development Guidelines and Design & Construction Standards and other topics as applicable. Noted by applicant. Public Works contacts for utilities information Ryan Larson, P.E. (Senior Surface Water Engineer) City of Tukwila Public Works Department ryan.larson@tukwilawa.gov (206) 431-2456 Mike Cusick, P.E. (Senior Utilities Engineer) City of Tukwila Public Works Department michael.cusick@tukwilawa.gov (206) 431-2441 Planning Department Comments Short Plat: 1) A note shall be added to the face of the plat that says the unit lot is not a separate buildable lot, and additional development of the unit Tots may be limited as a result of the application of JR Page 4 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \9.24.14\MeetingFollow- up_Comment Letter 51st AveS Townhomes.doc o� development standards to the parent lot. Noted by applicant; applicant may work on language that is more readable/easily understood. 2) Title report page 6, item number 10 includes a sanitary sewer easement that was granted to the City of Seattle and recorded on August 11, 1967. Please explain what is happening with the existing sewer easement as part of this project. Is the existing sewer line/easement being removed or relocated? The existing and new sewer easements should be referred to on the short plat survey, and shown graphically on sheets 2 and 3 of the survey. Applicant will add a note to the survey/make more clear that existing easement is being vacated. 3) Please add notes (and recording number if applicable) to indicate what is illustrated by the hatched areas on Sheet 3 of the survey and the table with "Lot No., Sq.Ft., Acre." Applicant will revise the sheet so diagram refers to correct location, and will add notes to indicate what the table and hatched areas are meant to illustrate. Zoning: 1) The HDR zoning district allows up to four attached townhouse units. One of the buildings in this project contains five units. We are aware of your desire for a code interpretation related to this item, and we are working to draft the interpretation, which will need to be approved prior to design review or short plat approval. Code interpretation completed. 2) There are multiple retaining walls shown on the site plan for this project. Please note that retaining walls over four feet high require a building permit. Retaining walls with an exposed height greater than four feet are not allowed within required setback areas unless a retaining wall setback waiver is granted based on criteria in TMC 18.50.150. Noted by applicant; applicant will provide more information on the design of the retaining walls, and will indicate height of walls on plans. A retaining wall setback waiver will be addressed, if needed, in the staff report for the project. 3) Landscaping design for this project shall meet the requirements of TMC 18.52, as well as applicable design review criteria. The amount of landscaping shown on landscape sheets does not meet the minimum requirements for tree replacement and for perimeter landscaping. Tree replacement as shown on L1.0 is subject to tree replacement ratios. Perimeter landscaping requirements apply to the parent lot. For the western portion of the lot, existing vegetation may be able to meet the perimeter landscaping requirements if it does not need to be removed. Please show all existing trees on the project site so we can have a more complete picture of trees to be retained and trees to be removed, as well as an idea of the existing trees located within the required perimeter landscape area for the area of the site that will remain undeveloped. Noted by applicant. We discussed options for differentiating replacement trees from required perimeter landscape area, and perimeter landscape averaging to cluster landscaping that would otherwise be located in the back yard areas within other areas of the site. It turns out that this project will not qualify/meet the criteria for approval of perimeter landscape averaging, so required landscaping will need to be added to backyard areas. Perimeter landscaping within the area that will not be disturbed on the western side of the project site will be fulfilled by retention of the existing vegetation. The landscape architect may call Jaimie with questions about required landscaping and can submit draft plans as needed for preliminary review. 4) The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Required recreation space is 400 square feet per dwelling unit (250 SF of this is private, with at least 10 -foot dimension in any direction). A minimum of 50% of required open space must be open/uncovered; recreation space must not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Please revise JR Page 5 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \ 9.24.14\MeetingFollow- up_Comment Letter 51st AveS Townhomes.doc plan sheets to include the design and purpose(s) of the shared recreation space. Some examples that could be used for this project include having the storm water pond designed as a feature with seating, picnic tables, raised bed gardens, etc. around it; or adding trails, stairs, and seating within the area marked "storm and rec space" placed around the existing mature trees, if feasible. Add the dimensions of private and designed shared recreation spaces to demonstrate how the project meets the recreation space size requirements. Applicant will revise plans to include a more formally designed rec space area, with dimensions of private and shared rec spaces shown. 5) Per 18.52.65, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards. Please provide a photometric plan showing how lighting levels will be distributed on the site using fixtures that are consistent with the architectural design of the buildings. Applicant will provide information on location and type of lighting proposed for the project. 6) Provide details on fences used throughout the project site. Applicant will provide information (pictures and locations and heights indicated on plans) on fences used to separate backyard areas, fence used at top of stormwater pond, and any other fences proposed in the project. 7) An automatic drip irrigation system is required for all landscape areas. An irrigation system plan submittal can be deferred until submittal of building permit applications. Jaimie will look in to whether a design -build system can be conditionally approved. Design Review Comments: Streetscape 1) Guest parking is encouraged as part of this project. However, the location of surface parking adjacent to the project entry off 51st Ave S is within the front yard landscape area that applies to the parent lot, and placement of parking in this area is not consistent with design criteria that calls for creating a transition from a pedestrian oriented streetscape to multi -story buildings and providing a clearly defined building or courtyard entry from the primary street. The location of these spaces so close to the main entry to the site from 51St Ave S could also be a source of conflicts between cars maneuvering into the guest parking spaces and cars turning into the development. Please relocate guest parking to another area of the site, and provide information on how the new development will relate to the public street frontage of 51st Ave S. Guest parking is not required and will most likely be taken out of the design. The front yard area/entrance to the project site will be redesigned to meet landscaping requirements. 2) Consider turning the end units to face 51st Ave S, or design the sides of these units with a door or the appearance of a front yard. Applicant will revise building elevations to address this. 3) Establish a system for identifying the location of each residential unit and common facilities at the project entry. / don't think we really went over this comment. Jaimie will send pictures/ideas of how this might be accomplished. 4) Check with Waste Management to determine the type of trash bins that will be used by residents of the project. Information on the type of bins, and where they will be able to be stored so they are screened from view will need to be provided. Applicant will check in with Waste Management to confirm that individual trash bins will be used, which can be stored inside the garage. 5) Identify where mechanical equipment, exterior maintenance equipment, or other utility hardware will be located. These areas will need to be screened by landscaping or other means in an architecturally integrated manner. Will be provided in resubmitted plans and materials. 6) Check in with the postmaster for this site to determine the location of the cluster mailbox and show the location on plans. Applicant will do this. JR Page 6 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \9.24.14\MeetingFollow- up_Comment Letter 51st AveS Townhomes.doc Natural Environment • Will the existing trees located in the storm and rec space be retained and incorporated into the landscaping provided on the site? There will be no tree removals in the area that will not be developed. Applicant will add note to this effect on site development plans. Crime Prevention • Is there a way to make the entrance to front door areas more prominent, and the pedestrian entrance more clear? Applicant will provide information on this in resubmitted plans and materials. Building Design 1) Please provide all four building elevations for each building, and label each elevation as "North, South, East, West." The building elevations provided are for a four -unit building, and so do not match either of the two buildings proposed. Additionally, the building elevations include dormers and other design features that are not shown in the boards submitted for the BAR meeting. Building heights should be notated on all elevations. The colors and materials should be notated on the building elevations for each building. Colored elevations of all four elevations for both buildings will also need to be submitted. Will be provided in resubmittal. 2) Add more colors to the building to provide articulation and break up the mass of the building. Consider breaking up the colors by building plane, using darker colors for recessed areas. Will work with designer to add more colors, and may send drafts over to City for review before formal resubmittal. Provide Specifications, Samples, or Photos of the Following: 1) Colors and materials of any fences or other ancillary structures included in the development (i.e., mailbox structure, trash enclosures, walls, etc.) Applicant will provide. 2) Provide photos or cut sheets of the lighting fixtures proposed for the project. Applicant will provide. JR Page 7 of 7 10/17/2014 S:\PROJECTS FILES (ACTIVE)\13-138, Tukwilla 8 Unit JK Monarch (High Country)Project\PERMITTING\Tukwila Comments \9.24.14\MeetingFollow- up_Comment Letter_51 st AveS Townhomes.doc CITY OF TUICWILA Public Works Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 http://wwiv.TulavilaWA.gov Permit No. (3/V X70 / 0 Project No. Date Application Accepted: O *V/ c/ Date Application Expires: _ Z,/o/,//.S (For q//ice use only) TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. **Please Print** SITE LOCATION King Co. Assessor's Tax No.:687420-1065, -1050, -1045, - 1040,-1143,-1144,-1145,-1150,-1160 Site Address: Northwest corner of 52st Ave S and South 111th Street Tenant Name: Suite Number: PROPERTY OWNER Name: High Country Homes, LLC Address: P.O. Box 188 . City: Puyallup State: WA Zip: 98371 CONTACT PERSON — person receiving all project communication Name: Gil Hulsmann Address: 923 Shaw Road, Suite A City: Puyallup State: WA Zip: 98372 Phone: (253) 435-3699 Fax: (253) 446-3159 Email: Gil.Hulsmatm@AbbeyRoadGroup.com Scope of Work (please provide detailed information):The proposal is to subdivide 9 parcels into 8 short plat lots, which will include one separate 3 unit town -home and one 5 unit town -home. The project is 1.1278 acres in a high density residential zone. Type of Existing Use:Vacant Size of Existing Use:N/A Is existing building vacant? N/A Type of work: ® New 0 Addition Type of Proposed Use: Town -homes 8 units ❑ Change ofuse For how long? N/A ❑ Remodel 0 Tenant Improvement Size of Proposed Use: Each unit will be approx. 1968 sf, - PERMIT APPLICATION NOTES Expiration — The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability— A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER. PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. Signature: TY OW�gli Q AUT<iORJZEp AGENT: �� Print Name: Gil Hulsmann Date: `O / Day Telephone: (253) 446-3159 Mailing Address: P.O. Box 1224 Puyallup WA 98371 City State Zip 4 ESCRIPTION 1CCOUN UANTITY PAID er tTR- 4111 ddeO$s 9 .8$0TH„A 74.2010.6 PUBLJC:WORKS. TRAFFIC CONCURRENCY TOTAI EEES=PAID BY RECEIPT. ;8251: 8104.367.121.00.00 0.00 $1,200.00 ,200 00' Date Paid: Tuesday, July 01, 2014 Paid By: JK MONARCH LLC Pay Method: CHECK 6002 Printed: Tuesday, July 01, 2014 3:34 PM 1 of 1 SYSTEMS DESCRIPTIONS rojktTR CCOUN UANTITY PAID ress; 51S: AV 7420106 123 EE$(Gf�f.REViEW. PUBLIC HEARING ECHNOLOGYEEE' TECHNOLOGY FEE TOTAL FEES=PAICCBY RECEIPT, R25 R000.345.810.00.00 8000.322.900.04.00 0.00 0.00 3,927 00 $3,927.00 196.35 $196.35 123,35: Date Paid: Tuesday, July 01, 2014 Paid By: JK MONARCH LLC Pay Method: CHECK 6001 Printed: Tuesday, July 01, 2014 3:27 PM 1 of 1 CRWSYSIEMS LED AREA LIGHTS - AEROMAXTM MEDIUM (XAMU) ossbver liijhtinqfac D:r°aco a. t. rD Lxnay s' Light Output (Lumens) 14091 . Watts 135.5 Lumens per Watt (Efficacy) 104 Color Accuracy 72 Color Rentrm3 Index (CRI) Light Color caraaeu cwc5477(Daylight) . TamswratW ICCT) Warm Wnre Brght Whrte Daytght 2700K 3000K 4500K 6500K Warranty** Yes tat reW:s, as:.pt LEO Lsmen IJ.sertor WO.. oro ...Jog to ISStrA La 79,t0t3 Apo...x*16141W V.,1,:0 Cbcrrxr x',SMoevooLre reatngct Sa,ntior. L¢Ylr,g. TT. V 5. Dora,M1 aro cr Cner, l&CCiw,ad+t naodusr leads.ra and waha. " Sec www.tightingfacts.comlproducts for details. Rcy:pam tarn{xe. KCGrhOfK.N'Z611112019! axes T har xatlu Fs LED 128 &$ CW tit Trp. P+laoW a,9a:+cpdr.ay rintur4 LIGHT OUTPUT XAMU 8 of LEDS Lumens Type 3 (Nominal) Type FT Type 5 Watts (nominal) a = SS 128 13500 14100 12100 139 '3 HO 128 16500 17300 14800 176 SS 128 12400 13200 11200 139 Z 3 HO 128 15000 15800 12500 176 This product, or selected versions of this product, meet the standards listed below. Please consult factory for your specific requirements. American InnevaIlan ARRA Fundrg Compliant American Made' RoHS FC wet location COMPUANT rd E ®�P67 Endures comp/ with ANSI C136.31-2010 American National Standard for Roadway Lighting Equipment - Luminaire Vibration 3G requirements. LED LIGHTING TECHNOLOGY US patent 7828456, 7952293, 8002428 and CAN 2693131 & 2701653 and US & Intl. patents pending SMARTTECTM THERMAL CONTROL - Sensors in both optical unit and driver enclosure reduce drive current when ambient temperatures exceed 50°C. Current is lowered in imperceptible 5% increments every 5 minutes until safe operating temperature is reached. ENERGY SAVING CONTROL OPTIONS — DIM — 0-10 volt dimming enabled with controls by others. BLS — Bi -level switching responds a 120-277V signal from separate controller or sensor (by others). Low light level decreased to 30% maximum drive current. OCCUPANCY SENSOR (IMS) - Optional internal passive infrared motion sensor activates switching of luminaire light levels. High level light activated and increased to full bright in 1-2 seconds upon detection of motion. Low light level (30% maximum drive current) activated when target zone is absent of motion activity for — 2 minutes and ramps down (10-15 sec.) to low level. Sensor located on the front of optical assembly. Sensor optic has a detection cone of approximately 45°. Examples of detection - occurs 30' out from a 30' mounting height pole. EXPECTED LIFE - Minimum 60,000 hours to 100,000 hours depending upon the ambient temperature of the installation location. See LSI web site for specific guidance. LEDS - Select high -brightness LEDs in Cool White (5000°K nominal) or Neutral White (4000°K nominal) color temperature. 70 CRI (nominal). DISTRIBUTION/PERFORMANCE - Types 3, FT and 5. Exceptional uniformity creates bright environment at lower light levels. Improved backlight cutoff minimizes light trespass. HOUSING - One-piece, die -formed aluminum, weather -tight housing contains factory prewired driver and field connections. Extruded one-piece EPDM gasketed wiring access door (with safety lanyard) located underneath and utilizes tool -less thumbscrew fastener. OPTICAL UNIT - Clear tempered flat glass lens sealed to aluminum optics housing creates an IP67 rated, sealed optical unit (includes pressure -stabilizing breather). Optical unit is recessed into housing cavity and sealed to the housing with extruded one-piece EPDM gasket. Optical unit lanyard serves dual purposes of safety and provides positive ground between unit and housing. MOUNTING - Tapered rear design allows fixtures to be mounted in a quad pattern without the need for extension arms. Use with 3" reduced drilling pattern on round and square poles. A round pole plate (X4RPP, X5RPP) is required for mounting to round poles. Wall mount available by ordering wall mounting bracket (BKS-XBO-WM-*-CLR). See Accessory Ordering Information chart for all brackets. ELECTRICAL - A terminal block for attachment of incoming primary wiring is supplied. Two- stage surge protection (including separate surge protection built into electronic driver) meets IEEE C62.41.2-2002, Location Category C. Available with universal voltage power supply 120-277VAC (50/60Hz input), and 347-480 VAC. Optional twistlock photocell receptacle is available. Photocell must be ordered separately. DRIVER - Available in SS (Super Saver) and HO (High Output) drive currents (Drive currents are factory programmed). Components are fully encased in potting material for IP65 moisture resistance. Driver complies with IEC and FCC standards. Driver and key electronic components can easily be accessed. OPERATING TEMPERATURE - -40°C to +50°C (-40°F to +122°F) FINISH - Fixtures are finished with LSI's DuraGrip ® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling WARRANTY - LSI LED fixtures carry a limited 5 -year warranty. PHOTOMETRICS - Application layouts are available upon request. Contact LSI Applications Group at Iighting.apps@lsi-industries.com SHIPPING WEIGHT (in carton) - 39 lbs. / 17.7 Kg LISTING - ETL listed to U.S. and International safety standards. Suitable for wet locations. Project Name I Fixture Type Industries" AmerkanIn000atlanllooughTethnalogy ndustries— AmetlankawvatNnTMoughTedxsokgy Catalog # 1 LSI INDUSTRIES INC. 06/05/14 © 2014 4 4. = LED AREA LIGHTS - AEROMAXTM MEDIUM (XAMU) LUMINAIRE ORDERING INFORMATION Cfbver LED LIGHTING TECHNOLOGY TYPICAL ORDER EXAMPLE: XAMU FT LED 128 HO CW UE WHT PCR Prefix Distribution Light 8 01 Source LEDs Drive Current Color Input Voltage Temperature Finish Optional Controls Optional Sensor/Options XAMU 3 - Type 111 LED 128 SS - Super Saver CW - Cool White UE - Universal BLK - Black Virtinet Wireless Network Sensor 4.0 5 - Type V 4.7 Note: House Side Shield adds to fixture HO -High Ouput NW - Neutral White Voltage BRZ - Bronze (requires a Ventura controller/Malibu tnk) ES - External Sensor2 FT - Forward (120.277) GPT - Graphite (blank) - None IMS -Integral MotionSensora Throw MSV - Metallic Silver VCM - Standard (revenue grade) 347-480 - Universal PLP - Platinum Plus VCMB - Basic 0 to ions Voltage SVG - Satin Verde VCMH - Standard (Host) PCR - Photoelectric Control (347-480V) Green VCMBH - Basic (Host) Receptacle° WHT - White DIM - 0-10 volt dimming (required for satellite fixtures) Stand -Alone Control (blank) - None DIM - 0.10V Dimming (from external signal)1 BLS - Bi -level Switching (from external 120-277V signal)1 LUMINAIRE EPA CHART - XAMU i Single 1.4 m- i D180° 2.8 'Pm 090° 2.4 tai T90° 4.0 I,. TN120° 4.0 Q90° 4.7 Note: House Side Shield adds to fixture EPA. Consult Factory. ACCESSORY ORDERING INFORMATION Accessories are field installed) Description BKA-XBO-EC-6-CLR 6' Extension Arm Order Number BKS-XBO-WM-'-CLR Wall Mounting Bracket Description 382136CLR DFK208 240 Double Fusing (208V, 240V) 382132CLR DFK480 Double Fusing (480V) XAMU-3/FT-HSS House Side Shield (Black only) X4RPP Round Pole Plate for 4" Poles 524670BLK5 FK347 Single Fusing (347V) Order Number DFK208, 240' DFK480' FK347' 379967CLR ROSB120 - WL Remote Box with 120V Occupancy Sensor C/P X5RPP Round Pole Plate for 5" Poles PC120 Photocell for use with PCR option (120V) 379968CLR ROSB277 - WL Remote Box with 277V Occupancy Sensor C/P 1225146 RPSB120 - Wet Location Remote Box with 120V External Photocell C/P PC208-277 Photocell for use with PCR option (208V, 240V, 277V) 1225156 PC347 Photocell far use with PCR option (347V) PC480 Photocell for use with PCR option (480V) RPSB208-277 - Wet Location Remote Box with 208-277V 1595166 External Photocell C/P 12251806 PMOS120 -120V Pole -Mount Occupancy Sensor 518030CLR' FK120 Single Fusing (120V) FK277 Single Fusing (277V) FK120' PMOS208/240 - 208V, 240V Pole -Mount Occupancy Sensor C/P FK277' PM0S277 - 277V Pole -Mount Occupancy Sensor 518029CLR9 FOOTNOTES: 1- IMS, DIM and BLS cannot be ordered together. 2 - Do not specify for satellite units. 3- Not compatible with Virtinet wireless systems, DIM or BLS. 4- Photocell must be ordered separately. See Accessories. 5 - House Side Shield adds to fixture EPA. Consult factory. 6- Factory installed PCR option required. 7 - Fusing must be located in the hand hole of pole. 8 - Includes VCM. To be used in conjunction with VCM option in fixture. Consult factory. 9 - To be used in conjunction with any of the VCM control modules and ES sensor option in fixture. Consult factory. DIMENSIONS (shown with VCMNCMES option) 1.9/16" (39 mm) Front View 6.3/8" (161 mm) XAMU HSS - House Side Shield 35-7/16" 35.7/16" (900 mm) (324 mm) Side View Bottom View industries" Ameaon Innovation Through Tedndogy Catalog # i LSI INDUSTRIES INC. Project Name 1 Fixture Type 06/05/14 © 2014 LED BOLLARD LIGHT (XBURD) DIMENSIONS 8.5/8" (219mm) Dome -Top 42" standard (1057mm) BASE DETAIL Note: Base plate dimensions may change without notice. Do not use for setting anchor bolts. Consult factory for base plate templates. Bolt Circle 6" Maximum (114mm) Conduit Opening 3" (76mm) Maximum Bolt Circle is 6" Standard (Minimum) Bolt Circle is 4.5" Anchor Bolt 3/8" X 10" 1.5" (38mm) Bolt Projection oss mover` LEO LIGHTING TECHNOLOGY U.S. and international patents pending EXPECTED LIFE - Minimum 60,000 hours to 100,000 hours depending upon the ambient temperature of the installation location. See LSI web site for specific guidance. LEDS - An array of 24 select high -brightness LEDs in Cool White (5000K), Warm White (3500K) or Neutral White (4000K) color temperature, 69 CRI (nominal) REFLECTOR/DISTRIBUTION - Indirect. Photometric data is tested in accordance to IESNA Procedures. HOUSING - Crown: Virtually tamper -proof concealed stainless steel fasteners in the cast aluminum crown assembly. Lower Housing: One-piece, .322 inch seamless, extruded aluminum. Various heights are available in 6" increments starting at a minimum of 30" (maximum height is 60"). Lower housing attaches to cast aluminum base plate with four stainless steel roll pins. OPTIONAL ROUGHNECK REINFORCEMENT - .375" thick zinc plated, steel base plate with welded U shaped reinforcement. 3/8" diameter 302 stainless steel roll pins with 10,000 Ib. shear load. LENS/GASKET - One-piece, clear acrylic lens enclosure fully gasketed at top and bottom edge. ANCHOR BOLTS - Requires four heavy-duty 3/8" x 10" galvanized steel anchor bolts. ELECTRICAL - Universal voltage power supply (120-277 VAC, 50/60 Hz). 347-480V also available - 400mA is standard. Surge protector meets IEEE C62.41.2-2002, Scenario 1 Location Category C. DRIVER - State-of-the-art driver technology designed specifically LSI LED light sources provides unsurpassed system efficiency. Driver complies with IEC and FCC standards. OPERATING TEMPERATURE - -40°C to +50°C (-40°F to +122°F) FINISH - Each fixture is finished with LSI's DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling, and is guaranteed for five full years. Standard colors include bronze, black, platinum plus, buff, white, graphite, satin verde green and metallic silver. DECAL STRIPING - Color -coordinated decal is available in 9 standard decal colors or by custom order from a selection of hundreds. Decal is guaranteed for five years against peeling, cracking, or fading. WARRANTY - LSI LED fixtures carry a limited 5 -year warranty. PHOTOMETRICS - Application layouts are available upon request. Contact LSI Applications Group at lighting.apps@lsi-industries.com. LISTING - Listed to U.S. and Canadian safety standards. Suitable for wet locations. DLC - not all possible distributions are DLC approved. Please refer to LSI or DLC web site for specific listings. SHIPPING WEIGHTS - LED Bollard Description Catalog # Est. Weight(kgllhs.) Length(mmfm.) Width(mm(n.) Height(mm(n.) XBVRF 25/56 1318/51.875 311/12.25 251/9.875 XBVRD 25/56 1318/51.875 311/12.25 251/9.875 Anchor Bolts (3/8" x 10") 1/set 1/2 - - - LIGHT OUTPUT - XBVR Description # of LEDS Output Lumens Watts Cool White 24 1338 38 XBVR ID Neutral White 24 1224 38 XBVR ID Warm White XBVR ID Y4 856 38 Also available in traditional light sources This product, or selected versions of this product, meet the standards listed below. Please consult factory for your specific requirements. American Innovation ° E 11 US C L ARRA Funding Compliant Suitab Interwertek a fot locations American Made Project Name 1 Fixture Type 07/29/14 Industries" © 2014 AmedanMa2tlonThm°ghTedarlogy Catalog # 1 LSI INDUSTRIES INC. LED BOLLARD LIGHT (XBVRD) PRODUCT ORDERING INFORMATION Css�_ver LED LIGHTING TECHNOLOGY TYPICAL ORDER EXAMPLE: XBVRF ID LED 24 400 CW UE BRZ 45 Prefix Distribution Light Source 8 of LEDS Drive Current Color Temp Line Voltage Finish Options XBURF Flat -Top XBVRD Round -Top ID - Indirect LED - Light Emitting Diode 24 400 CW - Cool White NW - Neutral White WW - Warm White UE - Universal Electronic (120-277V 50/60Hz) 347 - 347 volt 480 - 480 volt BRZ - Bronze BLK- Black PLP- Platinum Pius BUF- Buff WHT - White GPT - Graphite SVG - Satin Verde Green MSV- Metallic Silver H - XX (Specify Height) 1 PCI120 - Button -type Photocell PCI208, 240,277 - Button -type Photocell PCI347 - Button -type Photocell GFR - GFI Duplex Receptacle LAB - L ss Anchor Bolts RN - Roughneck Heavy Duty Mounting Plate 1- Taller or shorter heights available in 6" increments. Minimum height is 30". Maximum height is 60". ACCESSORY ORDERING INFORMATION (Accessories are field installed) Description Order Number ABKIT - Anchor Bolt Kit (BVR) 3/8' x 10' - Galvanized 285560 HSS - Round House Side Shield 122510 Color Decals 45 - Light Gold 20 - Charcoal Metallic 55 - Black 94 - Blue Black 59 - Dark Green 51- Dark Red 21- Tomato Red 50 - White 700 - Aztec Silver Metallic Si / Project Name 1 Fixture Type 1 07/29/14 Industries— rughrIE ed. yY Catalog N I LSI INDUSTRIES INC. SANITARY SEWER EASEMENT LEGAL DESCRIPTION A STRIP OF LAND, 10.00 FEET IN WIDTH, LYING 5.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINES: COMMENCING AT THE SOUTHEAST CORNER OF BLOCK 10, PLAT OF POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, AS RECORDED IN VOLUME 5 OF PLATS, AT PAGE 86, RECORDS OF KING COUNTY, WASHINGTON; THENCE NORTH 87°48'50" WEST, ALONG THE SOUTH LINE OF SAID BLOCK, A DISTANCE OF 80.31 FEET TO THE POINT OF BEGINNING; THENCE NORTH 19°15'48" WEST 102.07 FEET TO A POINT HEREINAFTER KNOWN AS POINT "A"; THENCE NORTH 18°10'22" WEST 66.09 FEET; THENCE NORTH 51°16'51" EAST 35.19 FEET TO THE NORTH LINE OF LOT 21 OF THE AFOREMENTIONED BLOCK 10, BEING THE TERMINUS OF THIS CENTERLINE DESCRIPTION; BEGINNING AT THE AFOREMENTIONED POINT "A"; THENCE SOUTH 87°48'50" EAST 99.09 FEET TO THE TERMINUS OF THIS CENTERLINE DESCRIPTION. THE SIDELINES OF THIS STRIP OF LAND SHALL BE LENGTHENED OR SHORTENED TO MEET THE SOUTH LINE OF BLOCK 10 ON THE SOUTH, AND THE NORTH LINE OF LOT 26 OF SAID BLOCK 10 AND THE EAST LINE OF LOT 7 OF SAID BLOCK 10 ON THE NORTH. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. f `\ City of Tukwila r1 Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION July 8, 2014 Mr. Gil Hulsmann 923 Shaw Road, Suite A Puyallup, WA 98372 RE: 51S` Ave S Townhomes (8 -Lot Project) E14-0008 (SEPA), L14-0032 (Short Plat), L14-0045 (Public Hearing Design Review) Dear Mr. Hulsmann: Your applications for SEPA/environmental review, a unit lot short plat, and public hearing design review for development of eight new townhomes on the property located on tax parcels 6874201065, 6874201050, 6874201045, 6874201040, 6874201143, 6874201144, 6874201145, 6874201150, and 6874201160 in Tukwila is considered complete on July 8, 2014 for the purposes of meeting state mandated time requirements. The determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to contact me with any questions at Jaimie.Reavis@TukwilaWA.gov or (206) 431-3659. Sincerely, Jaimie Reavis Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 e Phone 206-431-3670 • Fax: 206- 431-3665 a SDVOSB mV C I` Jh,I tl\as .,`, * 6S iIJ CYE Service Disabled Veteran Owner Small Business 0.eran O , na June 26th 2014 PROJECT: Tukwila 8 -Lot Project, L14-0032 (Short Flat), E14-0008 (SEPA/Environmental Review / Design Review), PL14-0022 (Project File) Subject: TOWNHOUSE DESIGN MANUAL Jaimie Reavis Assistant PlannerICity of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 ph: (206) 431-36591fx: (206) 431-3665 Jaimie.Reavis@TukwilaWA.gov 1 www.tukwilawa.gov Dear Jaimie Reavis The following information is provided in accordance with 18104.060 (1, r) and TMC 17.12.020 (5). Since this project is subject to the design review criteria based on the code for Townhouse Design. Proposed development will be designed and constructed in accordance with the following item that in designing and construction this way the project in meeting these standards will meet the City's Design standard requirements. SITE PLANNING Landform grading will be used when feasible to reflect the natural topography and retain mature trees. Site coverage on slopes will be minimized to reduce visual impact. The project design integration will include coordination of circulation, landscaping, recreation spaces, and building location. Note: See site plan provided separately CIRCULATION - PEDESTRIAN A comprehensive system of pedestrian sidewalks should link all building/unit entries, parking lots, recreation areas and the project entries with the area -wide sidewalk system. We will separate buildings from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. Note: See site plan provided separately Abbey Road Group Land Development Services Company, LLC P. 0. Box 1224, Puyallup, WA 98371 Phone: 253-435-3699 Fax: 253-446-3159 www.abbeyroadgroup.com RECEIVED CIRCULATION - VEHICULAR We will create very low volume entrance to allow multiple uses as street oriented Note: See site plan provided separately PARKING We will locate parking to minimize conflicts between autos and pedestrians. Parking will public parking. We will separate driveway parking areas with landscape islands to create an individual the appearance of Targe areas of paving. We will provide the majority of the required parking spaces in attached garages. Note: See site plan provided separately SOLAR ORIENTATION be per unit with limited unit entry and reduce We will maximize the warming effect of solar radiation in winter months and maximize shade in the summer months based on the building design and we will utilize deciduous trees for summer shade and winter sun and Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. Note: See building Elevation drawings and Landscape Plans CRIME PREVENTION We will employ the Concept of Defensible Space to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximizes resident control of behavior --particularly crime. We also will as can provide the following additional design considerations include the following: • Orient windows so that areas vulnerable to crime can be easily surveyed by residents. • Locate mailboxes, and common play areas in such a way that they are easily observed by others. • Establish a system for identifying the location of each residential unit and common facilities at the project entry. • Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels should be carefully selected and oriented so that areas vulnerable to crime are accented. Provide lighting in areas of heavy pedestrian or vehicular traffic and in areas which are dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade occur. Areas that have high crime potential should be well lighted so that people traveling through them at night may feel secure. • Locate plant materials such as high shrubs so that surveillance of semi-public and semiprivate areas is not blocked. This will provide the opportunity for crime. • Use visually open fencing materials such as wrought iron bars or wooden pickets to define space between the street and building. Note: See Site Plan, building Elevation drawings and Landscape Plans BUILDING DESIGN NEIGHBORHOOD COMPATIBILITY This is a first of its kind in the area with Apartments in the adjacent areas. Our project will minimize the appearance of building scale differences between proposed townhouses and existing neighborhood Commercial Apartments and residential units that conform to current zoning. We will Incorporation elements from neighboring structures into townhouse design. We will reflect the architectural character of neighboring residences (within 300' on the same street) where it provides a positive example through use of related building features including scale/mass, height, the proportions of entries, windows and other openings (fenestration), color, materials, and shapes. • Step the roof on the building perimeter segments to transition between a proposed taller building and an existing residential structure. Note: See Building Elevation Drawings provided separately BUILDING ENTRANCES We will not use exterior stairways to second stories that are visible from the street. Townhouse units will have an individual entrance, with entrance vestibules, canopies or porches to give identity to each unit and provide weather protection. Note: See Building Elevation Drawings provided separately BUILDING ELEVATIONS Our townhouses shall have a unified building mass, maintaining a common architectural language across the entire length of units. This mass shall be varied by changes in unit orientation, color/material variations, shifts in roof profile, and variation at corner units. Windows, bays, balconies, and other articulation could also be used to express the individuality of each unit. Each building shall incorporate treatments that "complete" the end and corner units, including: 1, an extended base or ground floor units We will provide relief, detail, and visual rhythm on the facade with well-proportioned windows. • Use window patterns, proportions, and orientation consistent with neighboring residences. • Use multiple -pane windows. • Use visually significant window elements (i.e. frame dimensions, lintels, casings, sills, and trim. • Locate windows so that the occupants from one residence cannot look directly into an adjacent residence. Note: See Building Elevation Drawings provided separately Roofline We will vary the roofline along the building length to reflect individual units. This can be achieved using: - separate roof forms - a combination of roof types, such as shed, gabled and hipped roofs) gables and dormers The Townhouses roof pitched and continuous sloping roof forms will be used. Note: See Building Elevation Drawings provided separately BUILDING MASSING We will mass the building in only two buildings one on each side of the site. We will use building and roof modulation and articulation to reduce the appearance of large building masses. a. Modulate the building facade with features such as porches, balconies, building wall relief, and bay windows. b. Provide roof elements such as gables, eyebrow roof forms or dormers. c. Incorporate prominent cornice, soffit, or fascia details that emphasize the top of the building. d. Provide prominent roof overhangs. Note: See site plan provided separately MATERIAL AND COLORS We will construct building exteriors of durable and maintainable materials that are attractive even when viewed up close. We will use building materials that have texture, pattern, or lend them to a high quality of detailing. We will use materials that meet the intent of horizontal lap siding, shingles, brick, stone, stucco, ceramic or terra cotta tile. We will use a variety of complementary colors on building exteriors. Reserve brightly saturated colors for accent or trim features. Note: See Color Board Provided Separately LANDSCAPE/SITE TREATMENT LANDSCAPE DESIGN We will provide plants that can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. We will select and site landscape materials to produce a hardy and drought -resistant landscape area consistent with project design. Selection should include consideration of soil type and depth, spacing, exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility of new plant material with existing vegetation to be preserved on the site. We will install all plant materials to current nursery industry standards. Landscape plant material should be properly guyed and staked to current industry standards. Planting of trees in compacted soils is prohibited unless minimum 12 inch gravel drain sumps are installed under each tree to a minimum of 36 inch depth, or the sub grade soil beyond the planting pit is rootled to a 9 inch depth to the drip line or edge of planter, whichever is less. We will plant shrubs used to define spaces or separate environments as a staggered double row whenever possible. This provides the significant depth especially necessary to separate environments such as parking areas from grassed fields and building entries. Limit shrub beds to a maximum of two feet wide per typical row of nursery stock plants, in order to minimize barked area and maximize live ground cover. Protection of Existing Trees We will protect significant trees during construction with a chain-link fence or plastic vinyl construction fence at the drip line. Install the protection fence prior to issuance of grading permit. Removal or destruction of fencing should be cause for a Stop Work Order until reviewed by City staff. Design for Screening and Separation We will provide a privacy fence along side and rear yards if adjoining single family zoning. This should be 6 feet high sight -obscuring wood (or equivalent) fence with exterior materials and colors consistent with building architecture. Note: See Landscape Plan and site plan provided separately OUTDOOR SPACE DESIGN We will provide outdoor space unusable for the adults and children of the town houses. Note: See Landscape Plan and site plan provided separately MISCELLANEOUS STRUCTURES/STREET FURNITURE LIGHTING We will reflect project architectural design considerations in all exterior lighting (i.e., distribution, intensity, and pattern). We will insure that maximum parking area light standard height is 20 feet or the height of the building; whichever is less. We will provide walkway and grounds lighting is 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. We will provide all lighting standards with glare cut-off features to avoid off-site spill-over. We will place fixtures so that light patterns overlap at a height of 7 feet which is sufficiently high to vertically illuminate a person's body. At hazardous locations, such as changes of grade, use lower level supplemental lighting or additional overhead units. Where low-level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing adults. Note: See site plan provided separately FENCING, WALLS, AND SCREENING We will provide all fencing that will reflect building architecture and be harmonious with adjacent project designs. Design perimeter fencing to be attractive from both sides. Note: See site plan provided separately SERVICE AREAS We will screen all exterior maintenance equipment from off-site and on-site common area view in an architecturally integrated manner. STREET FURNITURE We will carry out the project's design concept with the choice of street furniture. Please let me know if you have any additional questions. Sinceryly, Gil Hulsman CEO - Director of Land Development Services Abbey Road Group Land Development Services Company, LLC 253-435-3699 Phone 253-446-3159 Fax Gil. HulsmanneAbbeyRoadGroup. com www.abbeyroadqroup.com CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Mg cckNER. off= 61$E Ave S. tt 5" II (4't Si- for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at *14 03J'11 "NET 07� (city), (state), on /014iO , 20 14. itii civet (Aris eraser) (Paint Name) P<DX. (Address) 25Slo66 (Phone Number) (Signature) On this day personally appeared before me //C e/ a✓7k4e.f2cG41/4. to me known to be the individual who executed the forego 14ildrp• rad acknowledged that eelshe signed the same a•�i er voluntary act and deed for the uses and purposes mt't �Q t , zf SUBSCRIB r) ! WORN :EPPRE ME ON THIS / DAY OF A , 20 /L/ L rf•- ,W • , t e. NOTARY ' 31(C in an .1 th- State of Washington residing at -=f= ° - ir , Co) Ip WASto My Commission expire .n 1 "'Z / (4, \\deptstore\dcd conunon$\Applications-Handouts, Land Use\2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND USE-WORD-docx\Design Review -Public Hearing-Jan2011.docx COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1 1. Application Checklist (1 copy) indicating items submitted with application. 1 2. Completed Application Form and drawings (5 copies). - 1 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". 1 4. Application Fee: See Land Use Fee Schedule. - ✓ 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 1 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: ✓ 7. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). it Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks -- must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 9. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. \\deptstore\dcd commonS\Applications-Handouts, Land Use \2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND USE-WORD-docx\Design Review -Public Hearing-Jan2011.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: ✓ 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). - - 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. ✓ 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. ✓ 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. SURVEY: ✓ 14. (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. ✓ (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right-of-way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. ✓ (c) Existing and proposed building footprints. 1 (d) Fire access lanes and turn-arounds per Fire Department standards. ✓ (e) Dash in required setback distances from all parcel lot lines. SITE PLAN: ✓ 15. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ (b) Existing and proposed building footprints. 1 (c) Vicinity Map with site location, does not have to be to scale. 1 (d) Fire access lanes and turn-arounds per Fire Department standards. 1 (e) Parking lots with dimensioned stalls and drive aisles. 1 (f) Loading and service areas. ✓ (g) Fences, rockeries and retaining walls with called out colors, height and materials. ✓ (h) Street furniture such as benches and bike racks. ✓ (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. ✓ (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). LANDSCAPE PLAN: ✓ 16. (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". ✓ (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). \\deptstore\dcd common$\Applications-Handouts, Land Use \2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND USE-WORD-docx\Design Review -Public Hearing-Jan2011.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SENSITIVE AREAS PLAN: ✓ 17. (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". 1 (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. I (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. 1 (d) Existing and proposed building footprints. CIVIL PLANS: 1 18. (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". ✓ (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See http://www.tukwilawa.gov/pubwks/pwpermit.html for further information. 1 (c) Existing (dashed) and proposed (solid) topography at 2' intervals. 1 (d) Total expected cut and fill. ✓ (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. 1 (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to p://www.tukwilawa.gov/pubwks/pwpermit.html. 1 (g) Locate the nearest existing hydrant and all proposed hydrants. 1 (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. 1 (i) Plan, profile and cross-section for any right-of-way improvements. 1 (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: ✓ 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 20. Color and materials board accurately representing the proposed project. ✓ 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). ✓ 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. 23. All existing and proposed signage with sign designs and locations. \\deptstore\dcd common$\Applications-Handouts, Land Use \2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND USE-WORD-docx\Design Review -Public Hearing-Jan2011.docx RECEIVED JUL 01 20K CITY OF TUKWILADEv WPMENT Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov DESIGN REVIEW - PUBLIC HEARING APPLICATION NAME OF PROJECT/DEVELOPMENT: Tukwila 8 Lot Project LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Northwest corner 51st Avenue S and South 111th Street. LIST ALL TAX L 687420-1065, oundd your statement). , -1144, -1145, -1190, -1160. DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Gil Hulsmann (Agent) Address:923 Shaw Road, Suite A, Puyallup, WA 98372 Phone: (253) 435-3699 FAX: (253) 446-3159 E-mail: Gil.Hulsmann@AbbeyRoadGroup.com. Signature: "�'`- Date: -4 4O0 deptstore\dcd common$\Applic-Handouts, L nse \2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND iJSE-WORD-docx\Design Review -Public Hearing-Jan2011.docx FOR STAFF USE ONLY Permits Plus Type: P -DR Planner: File Number: Li q (i0 e Application Complete Date: Project File Number: Application Incomplete Date: Other File Numbers: p6/,_ ��� NAME OF PROJECT/DEVELOPMENT: Tukwila 8 Lot Project LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Northwest corner 51st Avenue S and South 111th Street. LIST ALL TAX L 687420-1065, oundd your statement). , -1144, -1145, -1190, -1160. DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Gil Hulsmann (Agent) Address:923 Shaw Road, Suite A, Puyallup, WA 98372 Phone: (253) 435-3699 FAX: (253) 446-3159 E-mail: Gil.Hulsmann@AbbeyRoadGroup.com. Signature: "�'`- Date: -4 4O0 deptstore\dcd common$\Applic-Handouts, L nse \2014 WEBSITE\March 2014 (Corrected Fast Signs fee)\LAND iJSE-WORD-docx\Design Review -Public Hearing-Jan2011.docx r Approximate Boring and Hand Boring Location . ''*Approximate Geologic Contact Approximate East Limit of Mass Wastage Overprint A, 00000 Cross Section Note: Figure 5 shows building setbacks from top of slope A 11 Approximate Graphic Scale an 60 an Feet) t inch - 6o (eel N A Stantec t ti10 Na 33rd Mace, supe aoo Mcrae, WA 98404 (425)869-9448 (425) 869-i,9e (Fuc) mn4e.st81tss.som Residential Development Tukwila, Washington 4 SIE MAP April, 201 FIGURE 2 JUL 012014 GOMMtJNI 1 Y DEVELOPMENT J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3/ TOWNSHIP 23 NORTH / RANGE 4 EAST SITE PLAN COVER SHEET SITE ;1;1 r‘LAA,..1 COLER 942E1 SEWER' SEVIER 0144901 500 MONGER GOA. MORA. WA 98183 (253) 433-1854 3&_111 -ELL) *ALEN DOSION 600 1•1110. EVA. 11/101LA. WA .1513 OW) 433-.83 UTILITIES CAB, F: COMCAST 4020 Au0,3234 WAY N. AUBURN. WA 98002 (2531 280-7450 POWER: PUGET 903ND ENERGY VrAr; 1TSA.E4372 (300) 473-2045 TELEPHONE_ oENT0Ry Lox 2503 SOLOWSNTER NALL TUNWL0 WA 913150 REFUSE, M OISPOSAL 107TH ST SOON LANEX000. WA 913499 (253) 414-0347 FIRE: ,Si,CH001 W=7:rix e. 4:1"Lt '14"..V.UZ'EE'W.1"V ILIRMLA. WA 90188 TUR01LA WA 08158 PUYALLUP, 915372 (0.1 575-4404 (205) 901-0000 (090) 475-2045 PHASING rr&,`,a 75Er=L4;,,I..f.`74tU. '.1TI-ITIrEN "A` tiA A 4,040,0 40b# ' ' \ \ \\\))11 1 LEGEND EXISTING: PROPOSED STING P ED TFaURFACC . • ASOULT • 0 ROCf DRAINCLOBANOLTL • • .241TARY SE,NER NA2.4140. ST • • CABLE RISER - - CENTER LIME OF RIGHT OF VW, 0SET IROM PIN WTH IDCAP •:. I .707775532 x TACK IN LEAD IN BRASS ID PSC FENG:ELDE 0SET RR SPIKE 341011,11401 NAM - -• - • - FILTER FABRIC FENCE r.,41:7):3 PERMAIS PAVEMENT 11 FNE TODRAPIL 9 ED FOGA, MONUMENT AS NOTED , 0 OASVALVE OUT ANCHOR -41 0-X DONT STANDARD • LOT CORKERS 145 JUNCTION BON rBT. 0 PAR/ONSCOUNT VINYL CHLORIDE 71. M POWER VAULT NETFOF STRUCTURE = R40.,,,P,ELTVO. &MCI pAo PER PLA7 '55 7503750125 1=64R.F4T" ROCLOIEC.00411 0 STORM DMIN LINE STREET L.Hr Site Plan SCALE 1143C1 LEGAL DESCRIPTION ifiamtasi&ioclatauFwnvatm RECEIVED f SITE SPECIFICATIONS (EXISTING) SITE DATA: ASMSSONS/TAX PANCIL 011.49EN(5): 602420-1060 -1054 -1045. -1040. -1143. -1140 -1145. -1150. -1160 PARCEL/9TE GO: 1.1274 ACRES SECTION/LOWNSHIP/RANCE: 3/215r4E S 111111 ZONNG: H101 DENSITY 10530E3702 (11.) wow, PPE.. USE:VACANT SEN9114t AREAS: VC:LANDS: .0 EROSION 'COMO ARIAS AA'REAL: SEISMIC HAZARD AREAS, 018555/5115001 LAKES 57527 021551)2080* GREATER): YES SMORELINE CASSIFICATION: 11/5 CONSULTANTS OWNER: J.K. MONARCH LLC 424 29TH ST. NE PUYALLUP. WA 98372 (2.1 840-3550 CIVIL ENGINEER: ROSEPT COLS 1213)505.0592 W )251)226-31511 ROBERTCARISOABBE.04.0GROUP.COM ARCHITECT. OFVFLOPER. LAND DEVEI OPMENT MANAGER; 017V41?=.17.,'' OL HULAJANN F:GE:SfRZGFOTIPALLV' P.O. GOX :224 PUYALLUP. WA .371 PUTKLuP.. 90371 (253) 433-3899 13 (253)401-0999 ir (206) 225.52551 (2531 446-3159 F OL KULSMANNOASSETROADGROOP COM PROJECT MANAGER TRAFFIC FNGINEER. GEOTECHNICAL ENGINEER. LANDSCAPE DESIGNER: ABBEY ROAD OMR LANO (XV. SERVOS COMPANY (253)525.7822* (2531 4.3-3og NOEFATCANISON310.0AOGROJP.COA SURVEY: ABBEY ROM CROUP LANG OEV SERNCES COW:1MT ROY SNYDER. PLS (253) 435-31399 14 (253) .0-3159 P01.91100111•313E1310ALIGROUP.CCA1 STANTEC PNL HAM.. 0130 NE 33R0 PLACE. ROE 2P3 BELLEVUE. WA 95004 (525) 869-9448 W (206) 452-9611 r PH.L.HABERNANOSTANTEC.G01.1 WETLANDS ANALYSIS: PO BOF 10513 PUYALLUP. WA 90371 (251) .5-5119 HABITATLF0100WESTOFFICE.NET PLANNER Y5E731.C15''PP0-.1711.° PO. COX 1224 PUYALLUP. WA 94371 (272)201.0922 IL (210) 445-3150 PROJECT SPECIFICATIONS (PROPOSED) PROJECT DATA: PROECT NAME: TURWILLA 0 LOT SNORT PLAT ABBEY ROAD 3030 13-135 APPLICANT/AWN: ONTO ABBEY ROAO ORO, LAND CELELOPMEN1 CCMPANY ACORES, P.O. DOX 1224. PUYALLUP WA 95371 PHONE: (253) 435-3699 '"EMT'IL'Lr4.011: 00221 ANNNASS 04 421H SLI'NE PUTALLUP WA 98302 PHOIE: (253) 540-5540 BENCH MARK DATA: TOP 00 MASS PIN IN CASE MONUMENT AT THE INONSEC11034 OF HAZEL STREET AND 3IST AVE. ELEVATION 32323 NALL, SO UGLIZING GLOBAL POSNONTIG SYSTEN (On) 185 0015 COLLECTED SEPT.. 3. 2013 CUT/FILL: 1.3%1C; CALL BEF01 YOU DIG 8 Tukwila 8 Lot Short Plat Site Plan Cover Sheet Tukwila, WA J.K. Monarch LLC 17 - 1 CL Ec 7 02 ) 0.58 D.2 0- (T) E 0 > 0 >3 345 CL a) 0 0 a) c .0 , < C 8 JUL 01 2014 COMMUNI 1 Y DEVELOPMENT J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST SITE PLAN \ \ / ' I iI 110// lr I I \wAUE1L . 1 ' \ // (--\\\6\ h\\ 1 I // i /I / / \ \ \ TrTGEIVED AUL 01 cOWIMUNI I "Err wALL \ i �1 tiin iir� \\\\\\\\ \\ \ \\I\ \ \\\\� \ \ \ \ \ \ J \ \ \ \ m l 3 \ \ \. . �. RR A T C PA LL B axe azar t \VA I '10\ \ VA \ VA\ \�\�\ \� \ R \\ \i\ \ \ \ '1 1 ; \\\\ \ \\\ 7 \\\\\\ \\\X11111\\\/�ALL7/-'�r�, \l))/" /2 / j1 ' 7 WALL NG, Zt WALL D WALL E WALL F CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE CI 0,45 DEVELOPMENT COVERACMCALCULATION - MDR TOTAL E. AREA •�AcRes .COVERAGz M GRAPHIC SCALE cLTV ATE ELF 11 Pei GUARD POSTS 24a5.7.ER s tti "LE EL. FIRE LIZ ZIT alai, wr STA 21.010 1 J.K. Monarch LLC APPROVED BY: Robert Carl SHEET: 2 OF A 1 6 3p i COMP. ROOPIN6 5/4wS PARSE SCARP 9/4x6 FASCIA CONT. BYRE ED $ DATT SIDING 9/4' x 4' CORNER TRIM J.K. MONARCH - TUKWILA 8 LOT SHORT PLAT SECTION 3 / TOWNSHIP 23 NORTH / RANGE 4 EAST BUILDING ELEVATIONS TOP PLATE PLR LINE \ TOP PLATE PLR LINE x. TOP PLATE BRICK VENEER INSTALL PER war SPECS LEFT SIDE ELEVATION 12 12 TOP PLATE PLR LINE TOP PLATE use Mid s --t ir.ras k PLR LINE PLR LINE TOP RATE FRONT ELEVATION D Tukwila 8 Lot Short Plat Building Elevations J.K. Monarch LLC 8 2 JUL 012014 COMMUNI I Y rt alt f r)t1/,t r!T The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. This document is not intended tor use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. Date: 4/23/2014 Source: King County iMAP - Property Information (http://www.metrokc.gov/GIS/IMAP) ICOMMENTS: Vicinity Map 1' V v 7 y r,r,—• i- - + 12 `• 114; ....- -- . , •• i -:: ' „,:7..'''' 4JSTAVEs '. .. �._ - � - - , _ v , J l�r s '�: •'-'rte ^`� 1=__ •`•tw.--���� --`'^---- �Ahf2 IN.LUTi-IET2.IS.Ib1G-JF2 44THA+IES- 'r - ,�. f V r + '- - iMAP 13-138 Tukwilla 8 f„ __ J - ` • • ••<`-'"'"..":::::-. 'err rel - yam' _it — —• — — - _•47114 AVE s • - - 48TH AVE S - _ • IES 47iNA4ES " !'%:'- ,f' - Oat - - ;SiNAyIES • - - +n = __ __. __ 4hTHAVES rn- CYgM� _ ' r-` .2 _- - • — - ; _ - -. 1 - - - GSTif - "a �/j . 4 � - - w ` - - -50TH ASID S - _ w- - E ;,.7'� Ti_Vr�- gXi V King County -'63RD AVE SY i - ! vm� tin a TUKWILA 8 -LOT SHORT PLAT 51ST AVE &S111ST PL14-0022 L14-0045 - DR -PH L14-0032 - SP E14-0008 - S E PA C K LST L14-0032 SHORT PLAT City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director MEMORANDUM To: Bob Giberson via David McPherson Jay Wittwer via Don Tomaso Richard Takechi From: Jaimie Reavis RE: East/West Townhomes Date: December 8, 2016 File: L14-0032 The above referenced short plat is ready for final approval. Attached are the documents for recording. Please indicate your approval by putting your initials next to your name below. If you do not approve, indicate any additional requirements below. Approved by Jay Wittwer (initials) Approved by Bob Giberson (initials) Approved by Richard Takechi 5 7 (initials) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Return Address: "TykviLict Ects4 Wes1LtL 1111 RHIN Ell 20161208001052 TUKWILA EAST COV 184.00 PAGE -001 OF 039 12/08/2016 14:41 KING COUNTY, WA EXCISE TAX NOT REQUIRED Re rods Division eputy 11 • , T RECORDER'S Cover Sheet RCW 65.04) Document Title(s) (at' trurisactOns 4tItainectthereirt)z'(all areas applicable to your document must be filled in) 1CCJR& E44 Idev,i Te,4#4,3.We1 . 3. Reference Number(s) of Documents assigned or released Additional reference #'s on page of:ClocuMent Grantor(s):, Exactly as name(s) appear on document .....• • . •• .. : . : 1. 11.*4);14to wi- wes4- (.LC 2. ".:' •:. ..: ..-: :: ,.: AddifionalnameS on page of document. .• • , . . Grantee(s) txac4 as name(s) appear on document 1- Eckk u.i.5.4 ..'tc);.),,thiikes licw4tbw‘it it A 6 ct4.413v1 i:,:. . . Additkinalliaines:On page ;.'.' .: of 415cunient. Legal description (abbreviated : i.e.lot, block, plat or section, township, range) Lo is t ThroVeY' 1.1 eti4 et '.:. 17:4 . a .-F- ik tr5 N4.0.a.reb 0.." it4 e -et44- 0 i g AS .I- LAC 4=' I ol.,3vi iAoyvtes . . Additional legal is on page Zff... ofdocument Assessor's Property Tax PaitetfAccOun(NuMber :. '', .'' • .: R Assessor Tax # not yet assigned . ••,,, .• . The Auditor/Recorder will rely on the information provided on thi forrn. The,staff will not read the document to verify the accuracy or completeness of the indexing: infonnation provided herOn. "1 am signing below and paying an additional S50 recordingTee (as prtivided in.:ittW 30.18.01.0 and referred to as an emergency nonstandard document), because this document does not.ineei margin and formatting requirements Furthermore, I hereby understand that the recording:proceis.may cover up or otherwise obscure some part of the text of the original document as a result of this request".; . . . Signature of ROguesting Party Note to submitter: Do not sign above nor pay additional $50 fee if the document meets margin/formatting requirements *HEN RECORDED RETURN TQ.•...:,.. Tukwila East *est LLC P.O. Box 188; , Puyalltp, Washingtor 837.2. - DECLARATION Of COVENANTS, CONDITIONS, RESTRICTIONS EASEMENTS AND RESERVATIONS,. FOR THE COMMUNITY TABLE OF CONTENTS FOR DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS . EASEMENTS AND RESERVATIONS OF SECTION & DESCRIPTION ARTICLE 1 Definitions ARTICLE 2 ::... Management Rights of Declarant During Development of the Property PAGE NUMBER ARTI:ELE Deed and. Dedication of Tract A ARTICLE 4` Deed and Dedication of Easements ARTICLE 5 Administration and Use of Tract A; & Common Maintenance. Areas ARTICLE 6 Maintenance of Tract A & Common Maintenance Areas &'• Delegation of Management 4 6 8 8 9 ARTICLE 7 Assessments ARTICLE 8 Maintenance of Lots ARTICLE 9 EAST WEST TOWNHOMES CC&Rs Homeowner's Association 18 ART:ICLE..19 Mariagertient I3y Board 19 :SECTION & DESCRIPTION/". ARTICLE 11 . . Land Use Restrictions •-• 22 PAGE NUMBER : . . • , .• ARTICLE 12 • • . : Building Restrictions. : :* 26 ARTICLE 13 Utilities • •• . •.• 28 ARTICLE 1:4 ,, Architectural Control :::.,•,,..,..''' : :.,,. ....... - .„ : *: ' 28 „ .. ARTICLE 15::, :- CondeinnatiOn ,: :' .' :: .:.; :.:: ..:, „.... 32 . ,. , : ARTICLE 16 Mbrtgagees'Proteciiqn' ARTICLE 17 ,:,'"' ,.::. .,.....'''''..:::: •:..,:.: General Provisions :::: t': .., . 34 EXHIBIT "A" Legal Description OfPlat' 38 :. . . .:. . : . 32 EAST WEST TOWNHOMES CC&Rs • . 1 • • • .• ,• • .• •. •• .• • •• .• .• . 1 • • • •. • •• • 1..• •, •. •• •• Page 31 DECLARATION OF COVENANTS., CONDITIONS, RESTRICTIONS, ..EASEMENTS AND RESERVATIONS T WEST'• TOWNHOMES THIS DECLARATION is made on the°'date her• einafter set''forth by Tukwila East West LLC a Washington Limited Liability Company, ("Declarant"), who:is the owner of certain real property situated in the state of Washington, countyof<King, °known as the Plat of "East West Townhomes" which is more particularly legally described ori the.attached Exhibit "A". In order to insure preservation of the high quality' residential'envirorzment at: East West,::,, Townhomes, Declarant agrees and covenants`that the land`deseribed=onthe attached Exhibit "A", and:such improvements as are now existing or. hereafter:eonstitetedthereon will ie held, sold and conveyed Object to and burdened by the following covenants, vonditions, restrictions; reservations, limitations, liens and easements -,'all of which•are for the purposes of enhancing'and;;protecting the value, desirability and attractiveness of suchlands for the benefit of;all of:such.:lands and.• the. owners thereof and their heirs, successors ..grantees and assigns. Ail provisions of.:this Declaration shall be binding upon all parties having or acquiring any right, title or interest in,such lands or any portions thereof and shall inure to the benefit of each owner thereof and tothe �benefit,of the East West Townhomes Homeowner's Association and shall'otherwise in alt respects be regarded as covenants running with the land. • ARTICLE' 1::, DEFINITIONS For purposes of the Declaration :and the Articles,.:of Incorporation and the Bylaws of the East West Townhomes Homeowner's Associati.on,.certa'in..words-' .nd phrases shall have particular meanings as follows:• Section 1.1. "Association" shall mean and.refer to the East West Townhornes Homeowner's Association, its successors and assigns. Section 1.2. "Member" shall mean every person or entity who hoids membership in the Association. • EAST WEST TOWNHOMES CC&Rs Page 4: . • Section 1.3. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article 10. For purposes of exercising the powers and duties assigned.inthis Declaration to the Board during the Development Period, this term shall also , mean the Temporary Board" or "Declarant" as provided in Article 2 unless the language or context Clearly:indicates otherwise. . • Section 1 4 'Properties shall mean and refer to the real property described with ...particularity in Exhibit "A". . . • Section 1.5.: "Tract A" 8‘.."Conunpiliintenance Areas" shall mean and refer to all of the real property (including the improvements thereto) owned, maintained or leased by the Association, or in .which the ASsociationh.an easement for the common use and enjoyment of the members of the Association, including but not limited to the private access road, storm drainage pond, recreation space, tracts, lots and easenients dedicated to the Association on the •• face of the Plat and/or in this Detlaration. • • The areas to be owned and maintained. by the.:AssOciatidn at the time of recording this • • .•" Declaration are described as follows: : ..... • • , •.„,„ .•• (a) Tract A is designated as a Storni; Road and open space lot and shall be owned • • • • and maintained by the East West Townhomes Homeowners AsSociation. Section "Lot" shall mean any one of the 8 lots numbered 1 ihrOugh8 on the plat . . „.,. of East,West::Townhonies. ':•,. Section 1.1. :-'1Deelarant" shall mean and refer to Tukwila East West LLC , a limited 'liability Cami3any''organized and existing under the laws of the state of Washington; Section 1:•8. "Architectural Control.Committee", "Committee" or"ACC" shall mean and refer to the committee duly appointed or elected as provided in Article 14 of this Declaration, hereinafter referred:to.as the "Committee", Section 1.9. "Development Period" shall mean•and,refer to that period of time as defined in Article 2 of this Declaration ••: ::* Section 1.10. "Plat" shall mean and referlo the Mat of East West Townhomes as approved by the City of Tukwila under File Ned: L14-0032, and recorded in County, Washington under Auditor's file No. aS4escibed in Exhibit "A"; Section 1.11. "Residence" shall mean and refer to buildings'oCcupying any'Lat; • • .• • EAST WEST TOWNHOMES CC&Rs Page ,?* Section 1.12. "Owner" or "Lot Owner" shall mean and refer to the record owner, whetherone or more persons or entities, of (1) a fee simple title to any Lot which is a part of the Property (but excluding those persons or entities, such as real estate contract sellers, having recordtitle merely as security for the performance of an obligation), or (2) the ../Purchat&under a real estate contract prior to the issuance of the fulfillment deed for the contract; •'• ""..,:, Section 1.13. "Federal Motu,* Agencies" shall mean those federal agencies which May haveanjnterest in the properties, such as the Federal Housing Administration, the Veteraris:AdministIation;the'Federal::NationayMiirtgage Association, the Federal Home Loan Mortgage COporationor the successors td:theif, interests. Section 1.14. "First Mortgagee7.00 mean a lender who holds the first mortgage on a lot and who has notified the Assbciation,in w:riting.ofits , Section 1.15. "Declaration'..' shall mean the.e&enants,.eoriditions and restrictions and all other provisions set forth in this Declaration, as they May from time to time be amended. . .• ... Section 1.16. "Mortgage" shall incude a deed of trust or other security instrtiMent. ARTICLE 2 . .• MANAGEMENT RIGHTS OF DECLARANT DURING' ..: DEVELOPMENT OF THE PROPERTY.' Section 2.1'. The PrOivrty. The real property which is made subject io this Declaration.ts'deScribed on Exhibtt.',K. ":-• • • Section 2;2. *::Manaement-by the.Declarant. Development Period shall mean that period of time frOM:the date :iSfrceordingaf the Declaration until (A) the date five (5) years from the date of recorcling this OeclaratiOn.cir (U) the thirtieth (30th) day after the Declarant has transferred title to the purchasers of Lots representing one hundred percent (100%) of the voting power of all Lot Owners as then Onstitutect (so that Declarant no longer is entitled to vote either as a Class A or Class 8 member of the Association puituant to Article 9, Section 3) or (C) the date on which Declarant elects to permanently relinquish all of Declarant's authority under this Article 2 by written notice to all Owners, Whichever date first occurs. Notwithstanding anything in this Declaration to the contrary, until termination ofthe Development Period, either upon the sale of the required number of Lots, the expiration of five (5) years, or at the election of the Declarant, the Piopeity and the Association shall be managed at the sole discretion of the Declarant; ...... •••••••• Section 2.3. Notice to Owners. Not less than ten (10) noi• More than'thirty,(30),days prior to the termination of the Development Period, the Declarant shall give written•notke of .• • • EAST WEST TOWNHOMES CC&Rs Page . . . . . . • • the termination of the Development Period to the Owner of each Lot. Said notice shall specify the date when the Development Period will terminate and shall further notify the • • . Owners Of.the date, place and time when a meeting of the Association will be held. The notice shall specify that the purpose of the Association meeting is to elect new Officers and ,./DirectorSof the Association. Notwithstanding any provisions of the Articles or Bylaws of the Association tothecatrary, for the purpose of this meeting, the presence, either in person or by proxy, of the Owners of five (5) Lot $ shall constitute a quorum. The Board of Directors ''.and the officers of,TheAssOciation may be elected by a majority vote in said quorum. If a quorum shall not be present, the Development shall nevertheless terminate on that date specified in said notice and it'shallthereafter.peft:fesponsibility of the Lot Owners to provide for the operation oftheASSOciation, Proper notice shall be deemed to have been sent if said notice iS:sentiii the:manner described asTroper notification in the Bylaws of the Association;• . . .• .• . „ . . • . . . Section 2.4. Appointment ofTemporary Board. Declarant may, in Declarant's sole discretion, and at such times as the Declarant deetm.iiiproptiate',(i46luding in the Articles of Incorporation of the Association, if thOt Declarant ;s the TripOrpbratiir of the Association), appoint one (1) to three (3) persons who may U,ot.Pwners;:orare representatives of corporate entities or other entities which are Lot Owners, as a Temporary Board This Temporary Board shall be for all purposes, the 13oardd Directors.oftlie,ASsoCiatiPn, and shall have full authority, after approval is granted by th&Declarant, (including:the.authority to adopt or amend;the initial or subsequent Bylaws of the ASsOciation) and all rights, responsibIlities;:privIleges and duties to manage the Property under this Declaration and shall besilbject to all provisions of this Declaration, the Articles and 8ylaWS. After selecting a Temporary Boardiihebeelarant, in the exercise of the Declarant's sole:discretion, may at any time terminate the Temporary and reassume the Declarant's management authority under Article Z'orseleCt aite‘VjTemporary Board under this section of Article2; Section 2.5. :.Declarant Authority: If No Temporary Board. So long as no Temporary Board is managing the Property oruntil such time as the first permanent Board is elected, should Declarant choosenotlo appoint a Temporary Board, Declarant or a managing agent selected by Declarant shall havethepower:ind.authOrity to exercise all the rights, duties and functions of the Board and generally exercise alt powers necessary to carry out the provisions of this Declaration, including, but nof limited to, enacting reasonable administrative rules (and a fine and due process system for violations thereof), contracting for required services, obtaining property and liability insurance,, collecting and expending alt assessments and Association funds, and enforcing this DeclarationAineludng fOreclosing any liens provided by this Declaration). Any such managing agent or the peclarant'shall have theexelitsiye right to contract for all goods and services, payment for which is to be MadeTroni,:any monies collected from assessments. In the event that Association expen.seiexCeed assessments,, any monies provided by the Declarant for Association expenses that Would otherwise be bald for out of Association assessments shall be considered a loan to be repaid to te eearant . hDt through regular or special assessments from the Association, together with interest at twelve percent (12%) per annum; EAST WEST TOWNHOMES CC&Rs :.Page ,,:-Section 2.6. Purpose. These requirements and covenants are made to insure that the Property..:will be adequately administered in the initial stages of development, and to any iitt}re additions, and to insure an orderly transition to Association operations. Acceptance of ./an:interest::in a Lot evidences acceptance of this management authority in the Declarant; and, S.ection.2.7. Management Authority of Declarant. Declarant shall have the '"management authgtity:granted"by this Article 2 notwithstanding anything in this Declaration to..the.contrary. Declarant; as the Incorporator :of the Association, may cause the Association to be incorporated,,tl e Temporary Bora to b.e"appointed either in the Articles of Incorporation;.of the AssociationVr by separate written instrument, to terminate the Temporary Board and reassutule:•tl a Declarant's tanagement:authority under this Article 2, reappoint successor Temporary Boardsi'or tale any'Other action permitted by this Article 2, all without affecting the authority given, :to the Declarant by this. Article 2 to manage the Property and to organize the Association atthe Declarants sole discretion:':. ARTICLE:.3 DEDICATION OF TRACTS Sectis n:3.1. Dedication of Common Areas. Upon'recording.,this Declaration, the Declarant has dedicated to the Persons (and for the purposes} as set. forth in: the.,.. face:' of the Plat Tract.A, reserving, however, to the Declarant for the benefit of the Declarant, its successors and assigns, those eertain.,rights of use, ingress, egress, occupation and control indicated elsewherein this Declaration for the duration of the Development Period, at which time this reservation shallcease and then be of no further force and effect. Tract A s' private and shall be maintained by the East West Townhomes Homeowner's Association. ARTICLE 4: DEED AND DEDICATION SOF. EASEMENTS Section 4.1. Reserved Easements and Tracts..: Easements for thepnblic roads, maintenance, utilities, drainage and other common facilities have been dedicated„andior reserved over and across property as shown on the Plat and/or`of r,.ecord • 4.2. Covenants Run with the Real Property. All of the easements declared. herein shall be divisible, perpetual, and assignable, and shall be appurtenant to and run with Page 8:: EAST WEST TOWNHOMES CC&Rs the real property and each subdivision thereof. The undersigned hereby reserve for theniselves, and their agents and assigns, the right to use and benefit from all of said easements and further hereby reserve the right to grant the use of said easements to all parties WhO now are or shall hereafter become Owners, to parties supplying utilities to any portion of "the real and to any adjacent property which the Declarant makes subject to this declaration. •''.. • • • • , The City of TukWila,its successors, Agents and assigns shall have the right of immediate and continued aceesSanct use to alt said facilities yir:the,purposes of improvement, maintenance, repair or inspection of any jiorticiiii4 said fapiliiy and any and all appurtenant structures. • . ..,,...:::. Lots 1-8 of this plat are hereby subject:t6ilirivate drainage easement as shown herein. Said private storm drainage easements are granted tOsthe•East.,West Townhomes Homeowners Association and are for the purpose clf installing..and mairitainingi,riVate storm drainage facilities within said easement. •Thes,tast.WeSt..:Town116rneskloineriWners Association shall be responsible for the maintenance, repairs orivCOnstructi6n:0 the private drainage facilities located within easement. No structures other than driveWayS, fence and retaining.walls ....... shall be constincted within these easements. ',. ''.... ..: .::. ::,.. • .• : . • .. ... . Subject:4o the foregoing fencing and landscape plantings are perinitted within the easement area. Said easements are reserved to and for the benefit of the Associatson, aiicl,..inay:be assigned and transferred by the Association to other appropriate persons orintities:as deemed reasonably necessarY by the Board in connection with the development ofihePlat and the .. . .„.. cgiistritetionbf clWellini Structures on the Lots. Additional utility. and .tither easements may also be recorded if required by governmental authorities-liavin jurisdietion. "" • .•'. •••• '• •• ARTICLE 5.:.: .• ADMINISTRATION AND USE OF COMMON AREAS AND COMMON MAINTENANCE AREAS . . . • • Section 5.1. Owner's Easements of Enjoyment. Every Owner shall have a 1/8th .right and easement of enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with title (or, if applicable, with the equitable title held by A real estate contract purchaser), to every Lot subject to the following provisions: •••-• EAST WEST TOWNHOMES CC&Rs . . Page 9: • • (a) The right of the Declarant or the Association to establish use and operation standards for all Common Areas to be binding upon all Association members along with enfortement standards; (b) The right of Declarant (during the Development Period) or the Association (after.thePevelopthent Period) to suspend an Owner's right to vote and to use any recreational facilities for any period during which assessments against his or her Lot remain unpaid and for *a period, not to exCeed. sixty (60) days for any, and each separate, infraction of its published rules and regulations.; • (d) Any Owner may delegate their right of enjoyment to the Common Areas and facilities to the members of their familytheil• tenants, or their guests, subject to the limitations set forth above. Section 5.2. Insurance': °Nothing shall be done or kept in any Common Areas which will increase the rate of insurance on the Common Area. Qi other tots or Improvements without the prior written consent of the Bbard. *thing shall be don or kept in any Common Areas whieh will result in the cancellation of insuranceonanyart -of the,COMmon Areas or which would be in violation of any laws or ordinances': , . . Section 6.3. Alteration of Common Areas and Common Maintenance::Areas. Nothing shall he altered, or constructed in, or removed from any Common Maintenance Areas except upon prior Written„consent of the Board. There shall be rid.colStruCtibh of any kind within the Common Areas except that community improvements may be if two- thirds (2/3) of the Members ofthe Association authorize (1 ) the construction of such improvements and (2) assessments for such improvements. Also, any such improvements would be-stibje4 to the acquisitiot of all required permits from governmental agencies. This Section shall not limit of prohibit Declarant (and no member consent shall be necessary), during the DevelOpment Period, fy6m.conOmCting or altering any such improvements to any Common Areas orComrtion Maintenance Areas; which the Declarant in Declarant's sole discretion, deems for the benefif,andenhanCernent of said areas and the Association in general and for which all required peonits or approvals from gPverinnental agencies have been obtained; ' . • Section 5.4. Dumping in Common Areas .or Common Maintenance Areas. No trash, construction debris or waste, plant or grass 'clippingsor other debris of any kind, nor any hazardous waste (as defined in federal, state or local law or regulation) shall,be'durnped, deposited or placed on any Common Areas, Common Maintenance Areas or Easements. The Declarant, (during the Development Period) and the Board thereafter, shall retain the rights for enforcement and initiation of penalties for violations of this policy, .• Section 5.5. Landscaping and Fencing. Landscaping for the East West:TownhOmes . . was part of the design review application (under Tukwila permit number L14-0045) approved •• • • EAST WEST TOWNHOMES CC&Rs Page let: .• 6y the Tukwila Board of Architectural Review. Landscaping in the East West Townhomes should -continue to conform with the approved landscape plan. No permanent structures or landseaping of any kind, including fences, walls or shrubs, may be built or placed within any right -of -Way easements, or other easements as delineated on the Plat except as deemed „Sappropriate by the Board. This prohibition shall not apply to the landscape and fenceimoriumentsigrainprovements,. if any, installed by the Declarant, nor shall this Section prohibit.the Association from installingadditional improvements or landscaping within the designated Coinmpii Areas ortOmmon Maintenance Areas, nor shall this Section prohibit the • • installation of fencesPy Lnt,:Pwners.on prOpeiy lines as may be otherwise allowed in this Declaration, nor 'Shan this Section p&thibitthe.'ir.Oallation of landscaping on private lot areas encumbered by utility easeMentiii6fotherWiseiestiicted in this Declaration as to landscaping. Also, this prohibitionfshall not apply lanctsCaping of front or side yard areas of Lots extending up to the edge ofthe curb or Odey;;ralkin the public right-of-way as further set forth in Article 11, Section 13 of this Declaration. • • • .::.ART:ICLE 6 • MAINTENANCE OF THE COMMON AREAS AND COMMON„ MAINTENANCE AREAS DELEGATION OF MANAGEMENT Section 6.1. ;' Maintenance of Common Areas. MaintenanCe-dtheCornmon Areas and all improvements thereon, shall be the sole responsibility olthe,Associatibn and shall include, but not blirnited,to, maintenance of Tract A as depicted on.:the:plat. All n:iaintenance of Lots and OutSide of Residences which shall include exterior painting, lighting, roofing, sidewalks, driveways and all exterior landscaping located on the Property shall be the obligation,of Ass6Ciation.:The,Msociation shall maintain and regulate the use of the Common Areas for the benefit of each Lot within the Plat and shall do all reasonable things necessary to preserve and maintaingie Common Areas for the purpose intended. It shall be the responsibility 61:the,ASsOciatiOn tO"ntaintain anything that is delineated under Article 1, Section 5, and any improvements thereon t6preServe'the value of said Lots for the use and enjoyment of the Members of the ' AiSocia.tion.:in accordance with all restrictions and limitations established for said Lots thiongh this Declaration, thelaws and ordinances of King County, Washington, and all other applicable statutes and regiilatiOns. The Declarant, during the Development Period, and the Board:following the Development Period, shall have the exclusive right to establish use and operation Standards for said Common Areas to preserve the value and desirability of said Common Areas for the enjoyment of thc:N1e,mbers of the Association. Notwithstanding the foregoing, all costs and expenses paid by Declarant in connection with the maintenance and operation of the toininon Arias shall be reimbursed the Association from the initial general assessments described in Artiele 7 bolo* ' ,• Section 6.2. Responsibility for Maintaining Common Maintenance Areas The Association is responsible for maintaining and preserving the character of areas designated on EAST WEST TOWNHOMES CC&Rs :Page 1 the face of the Plat as Tract A, or as defined in this Declaration as Common Maintenance Areas,;' Common Maintenance Areas have been set aside for landscaping, recreation, and comrriunity..identification purposes. .:'Section:6.3. Repair of Common Areas and Common Maintenance Areas. Any damage to Tract,A" orCommon Maintenance Areas or improvements thereon, including .,landscaping plantings, fences, berths, ete., by the Owners or their children or guests shall be repaired within one''(1)` week by`the,,Owners who (or whose children or guests) caused the damages...If the damage cannot reasonably be `repaired within one (1) week, the time for the Owner to repair theProperty.: shall b extended`to the time reasonably required to repair the Property, provided that,•the Owner promptly::begins and diligently pursues, the repair of the damage. If such:repairs are not made timely,;the Association shall execute the repair and the Owner will be obligated: to irrtmediately:pay:the,.Association or its designee for the repair. If the Owner fails to promptly;-inake. payment' for:such repairs, the Owtier will be charged interest at the rate of twelve percent 02°4) per annum on the payment due, the payment due shall be a personal liability of the.Owner and the amount o f the;payment due shall be a lien on the Owner's Lot; Section .6.4. Landscape Maintenance. It shall:be;the responsibility Of the ;' Association to maintain all of the landscaping and; entry monutnents„i,f any, located at the entrance into:: East West Townhomes, and any landscaping improvements installed on: Tract A and the Lots or easement areas owned or administered by the Associatipn. Section 6.5.;' No Improvements in Easements or Tracts. 'The'Associatiox shall not permit any struetures,,frlhing:, grading or obstruction to be placed beyond:the building setbacks as..provided for in this Declaration or within the Lots unless the Associatioh obtains the approval of the City ofTukwita. No decks, patios, out buildings, or overhangs shall be permitted:beyond the' buildings setback lire, except as provided for in this Declaration. Section Gk. Management. Each Owner expressly covenants that the Declarant, (during the Development' Period) and the Board thereafter, may delegate all or any portion of their management authority to a managing agent, manager or officer of the Association and may enter into such management contracts or:other service .contracts to provide for the maintenance of Tract A and Common Maintenance Areas and,any.portion thereof Any management agreement or employment::agreement for the maintenance or management may be terminable by the Association without. cause upon ninety(90) days written notice thereof; the term of any such agreement shall not exceed three (3):years, renewable: by agreement of the parties for successive periods of up to three=(3) years,'each. Each Owner is bound to observe the terms and conditions of any such management agreement or employment contract, all of which shall be made available for inspection by any Owner upon: equest;.:- Any:fees or salaries applicable to any such management, employment or service agreement: shall; be` assessed to each Owner. EAST WEST TOWNHOMES CC&Rs . . . . ARTICLE 7 ASSESSMENTS • Section:7i Obligation of Owners. Each Owner of any Lot, by acceptance of a deed /thereof, Whether it shall be so expressed in each deed, is deemed to covenant and agree to pay • to the'AssOciatign'(i) annual assessments in such amounts as may be determined by the Board as pecesSary:to,:Satis:the estimated common expenses for the common areas and other 'property of the Asociation The amount ofthe common expenses shall be pro -rated equally among all Lots, special assessments for capital improvements; (3) a one-time initial assessment of $400.4)0 representing each Lot Owner's pro -rata share of reimbursement to the Declarant for such sum S advanced by the Declarant for Plat improvements, landscaping, lighting, signage;..fenOngi•etc.,:131us a sum representing the overhead of Declarant for advancing and/or overseeing and diiectifig the same in amount representing fifteen percent(15%) of such sums actually advanced by the -Declarant, plus interest at the rate of twelve percent (12%) per annum accruing thereon from the date advanced until full reimbursement is paid to the Deelarant,;:and::(4) anyissessnientS'Made by the Declarant pursuant to this Declaration. No assessments shall be dlietind'payablely Declarant. If the Owner of any Lot fails to timely pay anYsseSstnents:withinihi4 (30) d4s:of the date:::: specified by the:Association or Declarant (during the Developnient-Petiod), the annual and special assessments, together with any interest, Costsandanyreasonable atiorneysfees' incurred in attempting to collect the assessment, shall bea lien on the_owner's:loVand'shall also be the personal obligation of the person who is the Owner of such Property at the time when the assessment fell due. The personal obligation for delinquent assessments shall continueiven.ifthe'Ownet subsequently transfers legal or equitable title to the Lot; however, the persOnal:Obligation for delinquent assessments shall not pass to the:delinquent Owner's successors in ownership of the Lot unless expressly assumed by the succeSSor(S). The Assikiation shall record with the King County Auditor an acknowledged affidavit setting forth the facts ofihe assessment and the delinquency and such recorded affidavit shall constitute lien on the owner's lot until discharged either by payment or foreclosed as provided for in this Declaration; Section 7.2. Purpose ofAssessments.:: The assessments levied by the Association shall be used exclusively to (a) promote the reereation,.:health;:safety and welfare of the residents of the Property, and (8).-fofihc.imOoveriier* and Maintenance of Tract A and Common Maintenance Areas as provided in Article .6, with the amount based upon the estimated costs as well as reasonable prOvisionforeservei; Section 7.3. Annual Assessments. Until December 31, .201..:1, the arinual'assessment shall be $1,000.00 per Lot except those Lots exempted in Section 7,4; up to twenty-fiye percent (25%) of which may be allocated and paid to the Declarant for.,:plat management: '• services provided by the Declarant to the Association (or up to fifty percent (50%) ifa professional management firm is hired by Declarant. Such allocation of fund 10 the Declarant shall cease when the Development Period expires and the Asociation-assumei collection costs, bookkeeping and other management responsibilities whieh.are.tIeserihed with EAST WEST TOWNHOMES CC&Rs Page 13 , . ••• :• OrtiOnlarity in the Bylaws of the Association. The balance of the annual assessment shall be used by:the Declarant during the Development Period and by the Association thereafter for maintenance, repair and other purposes permitted by this Declaration, with reasonable proVisiortibr reserves. The annual assessment may be increased (after December 31, 2017) during the . . „. bey6lopMent'Petiod_ to reflect the increased (1 ) maintenance costs, (2) repair costs, or (3) plat rhariagetrient costs AU increases during the Development Period must directly reflect increase in the above recited costs 4,uringibepevelopment Period, the Declarant shall have the authority to reduce the annual asie'Sim ents4f, economic data supports such a reduction because of redacedmaintenancei6sfs or other anticipated Association expenses. • (a) After the Development Period expires, the annual assessment may not be increased each year more than Twenty percent (20%) above the maximum assessment for the previous year without a vote of the membership pursuant to Section 3(b) of Article 7 of this Declaration. .• . •*. . . (b)fi. After the Development Period:expires, the annualassesSitient may be increased by more than Twenty percent (20%) over the previous year's maxiniurn,annUal assessment only if two-thirds (2/3) of the members of the Association, who are.vOting jit person or by proxy at'a meeting duly called for this purpose, consent to such an increaSe. .• . (c).. After the Development Period expires, the Board of Directors shall fix the annual assessment in accord with the above -recited standards. Special'Assessments for Capital Improvements. In addition to the annual assessments authorized:above, the Association (or during the Development Period, the Declarant)-rnay levy, in any asSessifient year, a common assessment, applicable to that year only, for the purposefoy.defriying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a Capital..improvement upon the Common Maintenance Areag'hotpfohlbited by this Declaration, including fixtures and personal property related thereto, provided that any such asse.Ssinent for those capital improvements or repairs exceeding $5,000.00.Shall have the of two-thirds (2/3) of the members of the Association who are voting in person or by proxr at aineeting,dulycalled for this purpose. This $5,000.00 threshold shall be increased by five percent (5%) each year commencing in January, 2018. Only one such special assessment of any kind may be levied in any fiscal year and only one such assessment may be levied in any five year period for any project that is a continuation of a project for which there has previously been.a special assissmenL,.. . . Section 7.5. Notice and Quorum for any Action Of the AsSociation. Written notice of the place, day, hour and purpose of any meeting called for the purpose ofPlsitig action by the Association as authorized by this Declaration shall be sent tdall.theinbers nOtleSs...ihan— fourteen (14) days nor more than sixty (60) days in advance of the meeting, and in such manner as may be specified by the Bylaws of the Association. At the firks:pieetingalled, the EAST WEST TOWNHOMES CC&Rs Page 14 .presence of sixty percent (60%) of the members of the Association or of proxies entitled to cast sixty percent (60%) of the votes of the Association shall constitute a quorum. If the required 4119rum is not present, another meeting may be called subject to the same notice requirenient; the required quorum at the subsequent meeting shall be one-half of the required quorum at the preceding meeting. In the event that a quorum is still not achieved at the second meeting, then the Declarant, during the Development Period, and the Board thereafter, Shallhave the.scile and exclusiveatithkity to initiate a special assessment and carry out the :•capital improvements 'more, fully deserted in Section 7 herein without first obtaining the approval of the required nUMber ofinembefibf the Association. -.• .• , .• Section 7.6. Uniform Rate of Asieisrrient• Both the annual and special assessments must be fixed atatinifornyrate.ffor all Lots, provided, however, that any Lot owned by the Declarant shall not be subject 10 any asseSiinentS'or charges described in this Declaration. Assessments shall be collected otta monthly, bk-monthly,quarter14'apnual, or one-time basis as determined by the Declarant during the Development Period or'hy,41te Board for periods ..••,:. thereafter. . •-• .• Section 7.7. Date of Commencement ofAnnual AsSessMent.Due.pates. The • •:• annual assessments described in this Article shall comnenoe immediately upOu the closing of the sale of a Lot. 'The first annual assessment fOr:pachi.olowrier04:he pro -rated from the day thatihe sale closed through the first day of the first Month after the calendar n'ioinfi in which the Peclaraticin is recorded. After the Development Period expires, the Board of Direetors-pf the. Assoeiation shall .„ fix the afinual'asseSsmeht: 'Written notice of the annual assessment 4%11,4)e...sent:to every . . Owner subject to such assessrhents. The due date shall be established by the Board of Directors. The Association, or its agent, shall, upon demand and for a reasonable charge, furnisha.certificate signed byranpffiCer of the Association setting forth whether the assessment on a Spedifi.0 Lot has been paid. A properly executed certificate of the Association as to..the status,Of asses'SMents:on:::-Lot is binding upon the Association as of the date of its issuance...-„,„..' Section7.8. Effect :of Non-Paynient ASsessinehts: Remedies of the Association. . . . Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date until paid at the rate of twelve perceut (42%) per annum. EachOwner hereby expressly vests in the Declarant during the Development Period, or the Association thereafter, or their agents the rights and powers to bring all actions against such Owner personally for the collection of such assessments as debts and to enforce lien rights ofthe Associationby all methods available for the enforcement of such lienS;:ineluditig foreclosure by an action brought in the name of the Association in a like manner as:a mOrtgageareal property Such Owner hereby expressly grants to the Declarant or to the AsSoeiatIOn,,Aapplie0:11e, the power of sale in connection with such liens. The liens provided for in this Section shall be in favor of the Declarant or the Association, as applicable, and each shall have the power to bid in an interest at a foreclosure sale and to acquire, hold, lease, mortgage and corivey,thesaine...The:: EAST WEST TOWNHOMES CC&Rs Page 15 ;:. :Owner is responsible for the payment of all attorneysfees incurred in collecting past due assessments or in enforcing the terms of assessment liens. No Owner may waive or otherwise eseapt liability for the assessments provided in this Article by non-use of Tract A, Common . . • Maintenance Areas or abandonment of his or her Lot. The Association shall have the right to IsuSperidthe voting rights and enjoyment of Tract A of an Owner for any period during which any assessment against the Lot remains unpaid thirty (30) days after it is delinquent and for a Period not to exCeed sixty (60) days per infraction for any infraction of the terms of either this Declaration, the Articles or the Bylaws of the Association, or of any official, published rules and regulations of the.Association.... •• • -• •• .• .• .• Section 7.9. Subordinationof the toMortgage. The lien for assessments, provided for in'this Article, shall be subordrnate to lien of any first mortgage or first deed of trust ("first mortgage"): Sale or transfer anY Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to.amortgage foreclosure or any proceeding in lieu thereof, or the first mortgage holder's acceptance ()fa deedinlieu of foreclosure, shall extinguish the lien created pursuant to this Article astispayments:Which become due prior to such sale or transfer. No sale or transfer, hOwever;shall.:(a). relieve such Lot Owner or Lot from liability for any assessments thereafter becotning due nor from thelial.hereof, nor (b) shall relieve the Owner from personal hability for the arnOunt.of the payments which became diie.prior to such sale or transfer'andthecoSts and fees. • • „ Section 17.10... Management by Declarant during the Development Period. Declarant, at itSoptiOn, shall have and may exercise all of the rights and powers herein given to the AsSociation. :SuckiightS'and powers are reserved by the Declarant, it successors and assigns as provided Article 2. Declarant shall have the right and option to assess .Owners for actual costs in maintaining TractA, Common Maintenance Areas and rights-of-way and to assess a Plat management fee during the development period. ARTICLE S MAINTENANCE:OF: LOTS Section 8.1. Exterior Maintenance by Owner. Each:LOtand Residence shall be maintained by the Owner in a neat, clean and sightly at alli.rties and shall be kept free of accumulations of litter, junk, containers; equipment, ' building materials and other debris. All landscaping areas, including landicaping extending into -the City right-of-way, shall be regularly maintained by the Association and trirnmed to present 4:cledii:iitaI and well-maintained appearance. All refuse shall be kept in sanitary:containei*, which shall be stored in each lot's garage except on the pickup day associated with the refuse Refuse containers shall regularly be emptied and the contents disposed of offthe PrOPerty. No grass • cuttings, leaves, limbs, branches and other debris from vegetation Shall be dumped or allowed to accumulate on any part of the Property. EAST WEST TOWNHOMES CC&Rs Page 16 . . . . Section 8.2. Vehicle Parking and Storage. No Vehicle may be parked on any sidewaik areas or building Lots, except on driveways or parking areas which areas shall be hatd-surfaced. Only the cars of guests and visitors may be parked on the streets and shall not remain fot more than 48 hours. All other vehicles shall be parked in garages or on driveways Aocated-entirelyon a Lot. No storage of goods, vehicles, boats, trailers, trucks, campers, recreational vehicles br other equipment or device shall be permitted in open view from any Lot or right of way. (Vehicles, boats;' trailers, trucks, campers and recreational vehicles shall be.referred to as "vehicles') This provision shall not exclude parking of up to two (2) automobiles owned or used by the tot Owner`on the driveway areas adjacent to the garages on the Lot:.`fhis paragraph is also not Meant to.disal`low permanent (more than 24 hours) parking or storage of Vehicles on the Lots, but if stored ;'Vel icles shall be adequately screened from the view of adjacent rightsof--way arid Lotsis Screening of such Vehicles must have the approval of the Committee. Upon 48 hours'.,notiee to the Owner of an improperly parked Vehicle, the Board has the atithority to; have towed,,. at• the. Owner's expense, any Vehicles, (except automobiles owned or used by the Lot'Owners and.their invitees and parked on the driveway areas or in the garage on the Lot), Stili visiblefrom the:right-of-way or adjacent Residences that have been parked On any Lot or within the. tigit-of=way for more than 24 hours. Notwithstanding the foregoing, Owners who have visiting guests' intending to .stay in such a Vehicle may secure written permission ;.from'the Board for such guests'.to part `the Vehicle upon the Lot owned by the Owner for a:maximunt period of one (1) week.,;'Such a privilege shall,. only exist, however, after the written permission has been 'obtainedd`from the Board..: Section:8.3. ; Easements for Enforcement Purposes. Owners: hereby.: grant to the Association an express-easernent for the purposes of going upon the Lots'ofOwners for the purpose of•removing Vehicles::or other similar objects which are parked or*ored in violation of the terms of:this Declaration. Section 84. Lot Maintenance by. the Association. In the event that an Owner shall fail to maintain the exterior,of his premises and the improvements situated thereon in a manner consistent .with the maintenance.standards of the East West Townhomes community, the Board shall, upon receipt:. of written comPlaint of any, Owner and the subsequent investigation which verifies the complaint, have the right through its agents and employees to enter upon the offending Owner:'s. Lot'and repair, maintain and'restore the Lot and exterior of the improvements on that Lot if the Owner sl all;fail to respond in a:manner satisfactory to the Board within forty-five (45) days after mailing_notice by certified mail to the last known address of the Owner. The cost of such repair, maintenance orrestoration `shall be assessed against the Lot, and the Board shall have the right to:cause to be recorded a notice.of lien for reasonable expenses, labor and materials furnished, which hen may be enforced in the manner provided by this Declaration for enforcement of liens for assessments.::`' Section 8.5. Enforcement during the Development Period..During the Development Period, the Declarant may elect to exercise and perform the functions of:the Board. If EAST WEST TOWNHOMES CC&Rs :::Page 17 Declarant elects not to perform this function or at any time elects to no longer perform this function, the Declarant shall appoint the Temporary Board to function as provided herein. ARTICLE 9 .:IIOMEOWNER'S ASSOCIATION Section 9.1::'' Non. Profit Corporation The Association shall be a nonprofit corporation underthe;laws of the state of Washington. The rights and duties of the members and of the Association shall be governed by,.the provisions of this Declaration, the Articles of Incorporation and Bylaws of the:�Association:and:such other Rules and Regulations as the Association mayhereafter adopt. • Section 9.2. Membership. Every person: or entity (includ4Declarant) who is an Owner of any Lot shall become a member of the' Association. Membership shall be appurtenant to the Lot and may notseparated from ownership ofany Lot and shall not be assigned or conveyed in any way uponthe transfer oftitle tib, or a real estate contract vendee's interest in, said Lot and then only to the transferee of either the title:,to the Lot.or the vendee's interest:; n the Lot. All Owners shall have the rights and duties. specified inahis Declaration, the Articles of Incorporation and the,Bylaws;-of the Association. :'Section 9.3. Voting Rights. The Association shall have tv. o (2) classes of_voting membership: . Class A: Class A members shall be all Owners, with thee -exceptions of (i) the Declarant'while the Declarant is a Class B member, and (ii) the Owners of Lwts described as exenipt in the. Declaration.�.`Class A members shall be entitled to one (1) vote for each Lot owned. `When more than;,one (1): person holds an interest in any Lot, all such persons shall be members. The vote for iuch:;tot shalt:be exercised as they by majority determine, but in no event shall more than one (1`)vote:bbe cast with respect to any Lot, nor shall any vote be divided. When more°..that. one person holds an interestin any Lot, all such persons shall unanimously designate (in writing. delivered to the secretary of the Association) one of the persons (owning an interest in,:the Lot) to .vote'(in person or by, proxy) the vote for such Lot; Class B: Class B member(s) shall be.:the:Decaarant (as,_defined in this Declaration), and shall be entitled to one thousand (1,000);votes for each Lot owned. Any remaining Class B membership shall cease and be'converted tai Class;A membership on January 1, 2018. The voting rights of any Owner may be suspended as provided .for either in this Declaration, or in the Articles, or in the Bylaws of the Association. Section 9.4. Meetings. Meetings shall be conducted in accordiwith the Bylaws of the East West Townhomes Homeowner's Association. ., EAST WEST TOWNHOMES CC&Rs :age' 18_:. ARTICLE 10 MANAGEMENT BY BOARD Section 10:1. Expiration ofthe Development Period. Upon the expiration of the Declarant's management authority under Article 2, all administrative power and authority shall vesst inn Board of.one (1) to three (3)" director.,. The Association, by amendment of the Bylaws, may increase the number ofdirectors.. All. Board positions shall be open for election at the first annual meeting after tennitiation;o€thee Development Period under Article 2. Section j 0:2: Terms.:.The terms.whicth the Board members will serve are defined in the Bylaws. Section 10.3. Powers ofthe ,Board. All powers of the Boarcfmust be exercised in accordance with the specifications.,which are set forth in the Bylaws. The Board, for the benefit of all the Property, and the Lof Owners, shall enforce the provisions of this Declaration and the Bylaws. In addition to the duties and.powersimposed bythe Bylawsand any = :: resolution, of the Association that may be hereafter adopted; the Board shall have the'power and be responsible for the following, in a way of explanation but notlimitation °(a) Insurance. At such times as the Board deems appropriate, the Board.;shall cause the Association to purchase and maintain as a common expense such policies of liability and otherinsuranceas the..Board deems advisable. The Board shall provide..for the Association. to continuously maintain in effect such casualty, flood and lrability.:insurance and a'fidelity bond meeting the, insurance and fidelity bond requirements for a planned unit development. project established by,..Federal National Mortgage Association, Federal Home Loan Mortgage Corporatiiin, Veterans Administration and the Government National Mortgage Association, so long as - any of:them;are a Mortgagee or Owner of a Lot with the project, except to the extent. such coverage is not available or has been waived in writing by Federal National Mortgage Association, Federal Home Loan.Mortgage Corporation, Veterans Administration, and the Government, National Mortgage:Association. The Board shall obtain as of the date on which the first. Lot is; transferred from the Declarant to an Owner Occupant, and shall maintain at all subsequent times, a general comprehensive;liability insurance policy insuring the Board, the Association and .the directors' and officers of#he Association against any liability to the public or to the Owners..and: their invitees ortenants incident to the ownership or use of Tract A or Common Area.. l;.mprovernents, Said insurance shall be in an amount determined by the Board but shall not be less than $1,000,000.00..toveringalt claims for personal injury or death and/or property damage arising.,out of a; single occurrence (b) Legal and Accounting Services. Obtain legal and accounting servicess if necessary to the administration of Association affairs, administration of.Traet..A.arid Common Maintenance Areas, or the enforcement of this Declaration; EAST WEST TOWNHOMES CC&Rs ::Page 1 .• .,• • • ,..„. • . •• • ...': . . . . . . . . . . .• . • .• • •• . . . . . .,••• ,.-: .:,(c) Maintenance. Pay from Association funds, all costs of maintaining the Tract A •• . . . . . . •:; •••':' and Common Maintenance Areas, including taxes and surface water fees; ... .• .-. ••• •• .•':::,•••••'• ., - .„•,(d).„, Maintenance of Lots. Subject to the requirements of this Declaration, maintain any Lot if such is reasonably necessary in the judgment of the Board to (1) protect qinnriori Maintenance Arai,4(2) to preserve the appearance and value of the Property or.W. The'Ooard rriVauthorize such maintenance activities if the Owner or Owners ofthe Lot have failed or refused.t6fierform maintenance within forty-five (45) days (or such other reasonable period of tinitithat.shalrbe, determined by the Board) after written notice of the necessity of such maintinance;has•been delivered by the Board to the Owner or Owners of such Lot that the Board shall ievy a special assessment against the Owner or Owners of sueb:Lot.:,•and the Lot for the cost of such maintenance; •.... .,• .:::;:'::::„. (e) Discharge of Lien. The Board may also pay tax4'..ontract A and any amount necessary to discharge any lien 6ter..)&irritwalic. Oevi,ed.4gaiilst the entire Property or any part • • thereof which is claimed or may, in the ofthe Board, constitute a lien against the Property rather than merely against the interest therein ofparticular pwhersWhere one or more Ownersare responsible for the existence of such liens they shall 1N. jointly ancIf'seerally liable forthe entire cost of discharging the lien(s),,and,all of any costs,*e4enSe, including reasonable attorneys' fees and costs of title search incurred bithe'Board by reasonof such lien or hens Such fees and costs shall be assessed against the Owner orOWners.,.andithe,tot(s) responsibleAo the extent their responsibility; •••••••• • . . (t) Utilities: 'Pay all utility charges attributable to Tract Asand Common Maintenance Areas;- • . (g),- Security. Pay all cots deemed appropriate by the Board to insure adequate security for the Lots and:Tract A and Common Maintenance Areas constituting the residential community created on the Property;... :• ..• . (h) Right to Contract: Have the exclusive right to contract for goods, services, maintenance and capital improvements provided, however,, that such right of contract shall be subject to the provisions of this. Declaration; .••• .• (i) Improvement of Tract A and Common Maintenance Areas. Improve Tract A and Common Maintenance Areas with capital:improvements to Tract,A and Common Maintenance Areas; provided that all capital improvements are subject to the procedures set forth in this Declaration; • • -"" • (j) Right of Entry. Enter any Lot or Residence, when reasOriablyneCessary,:in the, . • • • • .• • . event of emergencies or in connection with any maintenance, landscaPing of construction for ... . which the Board is responsible. Except in cases of emergencies, the Board, its agents or employees shall attempt to give notice to the Owner or occupant of any Lot or Residence EAST WEST TOWNHOMES CC&Rs ::Page 20 • twentY-four (24) hours prior to such entry. Such entry must be made with as little inconvenience to the Owners as practicable, and any damage caused thereby shall be repaired by:ihe Baud, at the Association's expense, if the entry was due to an emergency (unless the ernergeney was.caused by the Owner of the Lot entered, in which case the cost shall be iSpeaially assessed to the Lot and against the Owner of the Lot). If the repairs or maintenance activi;ies are necessitated by the Owner's neglect of the Lot, the cost of such repair or Maintenance activity shall be speciallY assessed to that Lot and against the Owner of that Lot. If the emergency or the need for Maintenance or repair was caused by another Owner of another Lot, the cost thereof hall be. speeialtY Assessed against the Owner of the other Lot and against the other Lot; (k) 'Promytgation ofRuleS. AdoPtand publish any rules and regulations governing ..• the members and their guests and esiabliihP6natfies, including fines, for any infraction thereat „ • . . . . (1) Declaration of Vacaneies: Declare the iiffice of a:MeMber of the Board to be vacant in the event that a member of the Board is aliseriffram three.(3) consecutive regular meetings of the Board; .• • • • . •. • (m) Employment of Manager. Employ a manager, an independent eantractor, or such other employees as the Board deems necessarY•anddescribe'the duties of-Sueh employees; : -•'. (n) Payment for Goods and Services. Pay for all goods:and: services required for the proper funtionIng..of Tract A and Common Maintenance Areas; : • (o) yripbse MSessnients. Impose annual and special assessments; - (p) Bank AcOunti Open a bank account(s) on behalf of the Association and designate the signatories reqiiited; s• •• .• . '.• (q) Exercise of Powers Duties and Afithorify: Exercise for the Association all powers, duties and authority vested in or delegated to the Association and not reserved to the membership by other provisions.hxthe Bylaws, Articles oi'InOrporation or this Declaration. The Board shall have all powers and authority.permittedjo it 'tinder This Declaration and the Bylaws. However, nothing herein contained shall be construed to giVe the Board the authority to conduct a business for profit on behalf afall theOnerS or any af;hem::: EAST WEST TOWNHOMES CC&Rs ARTICLE 11 LAND USE RESTRICTIONS Sectiori:l 1.1. Use of Lots. All Lots within the Property shall be used solely for .'private single-family residential purposes and not for business purposes, provided, however, that within such single family residences the Owner(s) thereof may, upon formal written ;application to the Board, request:tiermission to operate an in home business. Business or 'commercial uses may be permitted ifthe business or commercial activities within a residence are of a nature that aresnotvisible frim the exterior of the residence and do not create any unreasonable: impact on the neighborhood either;:frdin noise, signs, storage of materials, odors or otherwise. `Trovidedi'that any`such undertaking Or operation shall be subject to and shall comply fully with all •applicable pern:itting;requirements and regulatory standards Section 11.2 Residential CQnditons: and Stan_ dards. All residential structures shall comply with the following conditions arid standards' ::. a. Total square footage of horrres Within East .West Ttwrihomes (exclusive of garages) shall be a minimum of 1700 square feet for two story houses:,.: :: *: b. The front yard setback for all homes shall be no less than 10: feet. c:`Minimum rear yard setback for all homes shall..be 10 feet.: Section 11:3..: Use of Lot Not To Interfere With Rights of Others:. No Lot shall be used in a fashion: which unreasonably interferes with any other Owner's right.t©use and enjoy the other Owner's; Lots"The Board, the Committee designated by it, or the Declarant during the Devetop'ment•Period, shall: determine.; whether any given use of a Lot unreasonably interferes with those rights; such determinations shall be conclusive. r Section 11.4 °,No Offensive Activityon tots::.. (a) No noxious oroffensive activity shall be' conducted on any Lot, nor shall anything be done or maintained'on:,the Property which Tmay be ome:an activity or condition which unreasonably interferes with the rights the Declarant gives other._.Qwners to use and enjoy any part of the Property. No activity or.condition shall be conducted or maintained on any part of the Property which detracts from the value -of the Property.as a residential community. No untidy or unsightly condition shall lie maintaiinedon;any.} roperty :,Untidy conditions shall include, but are not limited to, publicly,` visible storage of wood, boats., trailers, mobile homes, recreational vehicles, disabled vehicles.:of any kind whatsoever, eiccept where specifically provided for said purposes by the Declarant or :the Board .within the community, if at all, and landscaping which is not properly maintained.::The..Board::(or the..,. Declarant during the Development Period) shall make the final determination of airy: violations of this section; and, EAST WEST TOWNHOMES CC&Rs Page 22 ,.(b) Notwithstanding anything in Section 3(a) of this Article 11 to the contrary, during the Development Period the Declarant may permit trailers ("temporary trailers) or Itarni(s);4hiCkmay be used by the Declarant and its authorized representatives, to be placed /fipOn Owner's Lots to facilitate the sale of the Lots and the construction of residences (and residence -associated itnprovements) upon the Lots. • Section. 11.5': Fences As used in this Declaration "fencing" shall mean any barrier or wall other than natural living'organie vegetation including trees and shrubs. The maximum heightofanifenee Ideated on any 191.,::Shall be,SiX'(6.) feet. Fences, walls or shrubs are permitted on "side and rear property lines, and front wall (facade) of the residential structure. All fences are subject to (1)•the approval of the Committee, based on the approved design review of the East West ToWnhohies.iier.,Tukwila land use file number L14-0045 and (2) determination whether such felices„,:Walls or shrubs would interfere with utility easements reflected on the face of the Plat Old other easements recorded elseWhere. In no event shall any fences be allowed between the front:Lotfineand the fiOnt Wall (fasCade) of the primary Residence. No barbed wire, chain'link.Or corrugated fiberglass fences shall be erected on any Lot. All fences, open and solid, are to beteonStruetedaccording to the and material specifications as, approved by the Committee prior to construction, and shall comply with the fence detail as shown in Exhibit "B". ,Section11.6. No Mobiles or Trailers. No mobile,or "ManufactUrecr hothes trailers, structures of a temporary character, recreational vehicles, tent, shack, garage, barn or other outbuildings shall be used on any Lot at any time as a Residence; either temporarily or perinanentlyNo vehicles parked in public rights-of-way may be used temporarily or permanently for residential puiposes. Section 11.7. No-oildrilling, oil development operations, oil refining, . quarrying or mining operatiori of anykind:.shall be permitted on or in any Lot, nor shall oil wells, tanks, tunnels, miner4excayatiOn or shafis. be permitted on or in any Lot. No derrick or other structures designed for use in bbringfor Oil or natural gas shall be erected, maintained or permitted upon any Lot. • •. . •• Section 11.8. Building Setbaeks:' No structures shall be closer to the front line or nearer to the side street line than minimum dwelling setback lines required by relevant public zoning ordinances or by this Declaration.. For the purpose of this Declaration, eaves, steps, chimneys and open porches shall not be considered As part of the dwelling, provided, however, that this shall not be considered to permit any Portion of a d,wellingotra.Lot to encroach any required setbacks by local codes, or to encroach upon another Lot or upon any easements indicated on the face of the Plat or as otherwise recorded, or upon Tract A or ... • Common Maintenance Areas. In no event shall any structures 'violate any proVisions.:of any*., City zoning ordinance, or any specific setbacks as set forth on the recorded plat map, or any setbacks imposed through the establislunent of easements for utilities or access. . . . EAST WEST TOWNHOMES CC&Rs Page 23 Section 11.9. Signs. Subject to applicable sign code regulations adopted by the City of Inkwila, the posting and display of signage upon the Properties shall be governed by the following :No.signi, billboards, or other advertising structures or device shall be displayed to the public:vie* orrnytot.except one (1) sign not to exceed three square feet in area may be placed on a Lot to offer tiikpropecty'for,ale or rent and with the exception of any entry inoriumentation ancksignage which may be installed by the Declarant. Political yard signs, not more than three (3) square feet in area, of,a temporary nature, not to exceed sixty (60) days, will be-allOwed during campaign periods on Lots Within five (5) days after the date of the election to which the sign refers,,stiCh signs iniist bc7removed from Lots. This Section 11.9 (including, but not linifteclto, the restriction on the number of signs and the sign size limit) shall not apply to signs approved under Subscti�n (1) of Article 11 by the Declarant during the Development Period', „. ••••• • •• (1) The Declarant may establish, for'the duration of thetevelopment Period, signage guidelines and standards for Lot identification ilgt* realtor identification signs, "for sale" signs and other signage that may be placed by parties other thah,theDeclarant on any part of the Lots within East West TownhomeS, TracfA,,.the:torrimon Maintenance Areas or public rights -of -Way. The Declarant may also develop an theme fdr signage'within the project, including specific requirements for physieal-SigninstallatiOniand'sizereqiiirements, which theme Will be established guidelines and standards for signage in East Veit Townhomes during the Development Period. . . . • • . (2) ,::':DuringtheDevelopment Period, the Declarant shall have the sole and exclusive right to approve, in the Declarant's sole discretion, any and all signage installations within any partAif:the real property encompassed within the plat of East West Townhomes, including,theidjacent rights -of -war Every Owner of a Lot in East West Townhomes and any builder or real estate agent on behalf of an Owner, shall submit any proposed signs to the Declarant for apProval'Priopiej installation:of the signs. • • • • ' - . (3) During the development peri6d,:any signs not specifically approved by the Declarant found anywhere within Eat West Townhomes, Tract A , the Common Maintenance Areas, on any lot, (or any otherportipiti of the,propertyidentified.pn the attached Exhibit "A"), or on adjacent rights-of-way, may be prOmptlyreinoyed.:,and atspoSed of by the Declarant. The absolute right of the Declarant to remove unautboriz4Signs from the Property or adjacent rights-of-way specifically includes, but is:not'limlted to, the Declarant's right to remove any all signs placed by real estate agencieS or their representatives including .•.• .• .• .•,•• temporary reader board signs and other signage installations. ". • ••• (4) No person, including but not limited to, the. perton.or perSons.o.Wningarry interest in the signs removed, shall be entitled to compensation of any kind for •sign(S) :•••` ...• removed by Declarant pursuant to this Section. EAST WEST TOWNHOMES CC&Rs • Page 24 (5) The Board may cause any sign placed on the Property or any adjacent rights -of wayi: in.violation of this Article 11, Section 9, to be removed and destroyed without compensation of any kind to any one including, but not limited to, any persons having an oWnership interest in the sign. This Section shall not apply to signage placed by Declarant •,:.(see Section 9(d) of this Article 11). (6) Additional'signagemyabe installed by Declarant during the Development Per%od to promote the`sale Of Lots or houses and to promote Declarant's project and company arid representatives. Notwithstandingg anythirtg:.in this Section 9 of Article 11 to the contrary, signs placed by the Declar'ant.'shall not -he subject;tQ:any sign restrictions except the Tukwila Sign Code (Tukwila Municipal Code 'Title :1;9). ;;The Declarant shall not be subject to any guidelines or standards established by Declarant for other parties pursuant to this Section 11.9. (7) Under no- circumstances shall the Declarant be liable:for, or be required to pay, for all or any part of the construction,.installation.or maintenance of atiy signs which are placed upon any Lot not owned by the Declarant. • Section 11.10. Animals. No anip als:; except dogs, eats,:eaged-btrds, fish in tanks, and other s• mall.. household pets, will be permitted.ot`Lots. ,flogs shill not be' allowed`to�:run at large or to create a.disturbance for other Owners,in the. plat. No animals will be allowed to be leashed,,: chained or'otherwise tied to any portion ofthe front..or sides of Residences. All owners, their invitees and tenants shall comply with all City'' ordinances. regarding animals on their lots or` in the right-of-way and the Association or any owner may enforce,,:to the extent permitted;by law, those City ordinances and regulations by means. .as..set forth:in this Declaration. ,:All pens:andenclosures must be screened from view of other Residences and Lots ano must be:approved by:the Committee prior to construction and shall be kept clean and odor:free at all;tinies. Ifthe investigation of the Board indicates that animals are kept in violation, of. this Section, the Iiyeclararit;.:during the Development Period, or the Board thereafter, will give theOwner.:ten (10) days written notice of the violation. Such violation must be remedied by the Oar witiii:ii such ten.(10) day period. Failure to comply with the written notice wilt'result„ in a'fine`of 525,00 per day. Any fine imposed by this Section shall be the personal obligation of • •the:fined Owner arid a hen on the Lot of the fined Owner. The • Association shall be entitled to attorneys' fees,,: costs and expenses for any action taken to collect such fines in accordance.with.:the:provisioris ofthis Declaration. Section 11.11. Driveways. All :driveways Shall be:paved with concrete, unless otherwise approved by the Committee. Section 11.12. Delegation of Use and Responsibilities.. Any ()Wild may delegate, to members of his family or his tenants, in accordance with the Bylaws of tast West Townhomes Homeowner's Association, the Owner's rightof enjoyment bf Tract-`Aand Common Maintenance Areas. In the event an Owner rents or leases his property,: a,eopy of this Declaration, as well as any rules and regulations that may be adopted by°t1e:Association, shall be made available by the Owner to the prospective renter at the time,of col rniltment to. EAST WEST TOWNHOMES CC&Rs Page 25:; the rental agreement. Each Owner shall also be responsible for informing guests and service personnel of the contents of this Declaration, as well as any rules and regulations that may be adopted by the Association as they may relate to appropriate community behavior. Each Owner personally, and the Owner's Lot, shall be responsible for any damages to Tract A and ,Common Maintenance Areas (or any other area maintained by the Association) or to any other Association proPerty, •whether real or personal, caused by an Owner, the Owner's family, guest, tenant,:agent, workman, contractor or other licensee or invitee. The Association shall have a lien upon the Owners Lat• for the amount of the damages. Section 11.13 Landscaping` Standards: Al:llandscaping shall be installed prior to final approval:.of the building permit, =for each.Lot. Landscaping within Tract A and Common Maintenance Areas shall be installed:;tprior to final approval of the first building constructed in the East West Townhomes. "Front yard" .:shall be defined as the lot area extending from the front property line back toa.kine measured.parallel.with:the front property line which would coincide with the front wall `of the main dwelling.on the Lot, exclliisive of any garage projections. ,. The front yard landscaping' shall include all'of the.,adja0ent:.Street right-of-way along the Lot frontage and side frontage out to. the edge of the curb..:or sidewalk in the street..., Each Lot Ownershall. be responsible for maintaining the landscaping: within this adjacent right-of- way, except as otherwise provided above. ARTICLE 12 BUILDING RESTRICTIONS Section .121. l ui:lding Materials. Ali homes constructed on each Lot shall be built of new Materials, wi#h the exception of "decor" items such as used brick, weathered planking, and similar items:. The Committee will determine whether a used material is a "decor" item. In making this deterrmmuiatiou the Committee will consider whether the material harmonizes with the aesthetic.character•of the:Last:West Townhomes development approved by the Tukwila Board of Architectural Review under permit 'number LI4-0045 and whether the material would add to the attractive'development of the subdivision. All roofs are to be dimensional composition with,a mini i um 3(1`year:.warranty: 'There shall be no T-111 type siding permitted. The exterior of all construction on.anylot:shall be designed, built::and maintained in such a manner as to blend in with the natural surroundings and landscaping within East West Townhomes. Exterior colors must be approved by.the Committee. Exterior frim;.fences, doors, railings, decks, eaves, gutters and the exteriorfinish;of garages and other,accessory buildings shall be designed, built and maintained to be cornpatible'with the exterior of thee.,. structure they adjoin, and with the design review of the East West Townhomes,approved under L14-0045. EAST WEST TOWNHOMES CC&Rs The Committee or Board will establish an approval process and color guidelines. Any change of color of the exterior of any existing home within East West Townhomes is subject to the same approval process. Section 12.2. Maintenance of Lots during the Construction Period. Each Lot Owner, exclusive of the Declarant, shall have a responsibility to generally maintain the Lot in either a natural forested condition prior tevanYelearing, or in a neat and clean appearance after construction commences for a .Risidenee on said Lot. After clearing of vegetation for construction, the debris from the clearing operation shall be promptly removed from the Lot and disPosed of off site within twentY- .(2t) During Constriction ofeach 1esidenCe4eriodic efforts shall be made by the Owner, or the Owner's construction representatives,tb pi& up scrap materials and other construction debris and to periodica*.disposepf said materials,..This,shall be done at least weekly. Upon completion of the construction on anyLot.and.:Pribr to theOccupancyjbf the structure, the Lot Owner shall be responsible for keeping the landscapiritimprovements and the structure itself in a clean and neat appearance. This shall include the responsibility for regular landscape maintenance,:yatering, trimming, and upkeep to present a finished, manicured appearance of said premiss from the adjacent right-of-way. In the event that the Lot 9wnekor, Owners construction representative(s), fails to meet the'Standards*t forth in Sect*, the Board shall have the right to complete such clean-up activity in accordance with the provisions as set forth inArtiCle 8. . . . . .• . . . . . . . Seetion42.3:;' Permits. No construction or exterior additionorschange or alteration of any struCtureniaylkstariedon any portion of the Properties without fhp..00-iertirst obtaining a:Wildfrig.permit'atid other necessary permits from the proper local governinerital authority, and written approval of sueh permits from the Committee or the Declarant, as well as plan check approval as set..ibrth in 111is.Deelaration. Section 11.4. Codes All cOnStruction shall conform to the requirements of all • • , • • . • applicable regulatiOns:andInternational and Uniform:Codes (including without limitation all building, mechanical, plumbing .04,,viring codes), as adopted by the State of Washington and the City of Tukwila. • . Section 12.5. The Time of Conipletibm..The exteriorof any structures, including painting or other suitable finish and frorit„yardiandsCapingishill be completed within nine (9) months of the beginning of construction so as to present alinishedappearance when viewed from any angle. The construction area shall be kept reasonably clean during the'construction period. Section 12.6. Entry for Inspection. Any agent, officer or member of the Boatd, Committee or (during the development period) the Declarant may, at any reaonab1e,• predetermined hour upon twenty-four (24) hour notice during construction exterior •• • i-• • ,.• remodeling, enter and inspect the structure to determine if there has been compliance with the provisions of this Declaration. The above -recited individuals shall not be cleerned guilty of EAST WEST TOWNHOMES CC&Rs Page 27.:. s' trespass for such entry or inspection. There is created an easement over, upon and across the • residential Lots for the purpose of making and carrying out such inspections. Seatio:12.7. Contractor. Without the prior approval of the Committee, no home be:thostruCted on any Lot other than by a contractor licensed as a general contractor uriderihe Statutes ofthe$tate of Washington. . . • AATICLE 13 UTILITIES Section 1:14:"'''Wiring. The Wiring(Otherjhan interior wiring) for buildings of any kind shall be undergrouqd. Section 13.2. Antennae.;:'No:radib orielevisiori antennae, transmitters or parabolic reflectors (except satellite dish antenna e having a di6meter Of 24"-qr less) shall be permitted unless fully screened from public view �r unless kiprovea:IVthe (ommittee. Any such installations shall not be approved if, in the sole discretion of the.toriimitteei:the installation(s) will detract from the appearance of the Lot or Properties ARTICLE 14 ARCHITECTURAL CONTROL „ . Section 14.1. Archit)6ctural, Control Committee ("Committee"). So long as the Declarant is eithei:a Class,A Or Class B. voting Member of the Association, the Declarant shall act as the Architectural Control Committee ("act as the Committee") (even if the Development Period has ended) unless the Declarant elects not to act as the Committee. If the Declarant is acting as the Committee, the Declarant shall have all authority and perform all functions given to the Committee by these Declarations and applicable law, all references to "Committee" in this Declaration shall apply to the Declarant While acting as the CoiMrtittee. If the Declarant is still a voting member of the Associatiortbut elects not to act as the Committee, then if the Development Period has not ended, Declarant shall appoint Committee to function as the Committee and after theDevelOpMentTeribd, the Board shall appoint the Committee. At such time as the Declarant is no lo!iger.a voting member Of the Association, the Board shall have the authority to appoint th8Coriimittee provided for by this- ,. Article 14. The Committee, when appointed, shall consist of not less than three (3) not more than five (5) members. • EAST WEST TOWNHOMES CC&Rs ::Page 28/ • Section 14.2. Jurisdiction and Purpose. The Committee or the Declarant as set forth .:.herein,:shall review proposed plans and specifications for Residences, accessory structures, fences, walls, appurtenant recreational facilities (e.g., hot tubs, basketball courts, tennis courts, .., swimming; pools and bath houses), or other exterior structures to be placed upon the • ,ProPerties. No exterior addition, structural alteration, or exterior structures of any kind may be made until plans and specifications showing the nature, kind, shape, height, materials and lOcatian of the proposed structure,thalteration have been submitted to and approved, in 'Writing, by the..ComMittee.Thetortptittee shall also review proposals to change the exterior color of home in. the Plat The CoMMittee•gliall determine whether the exterior design and location of the proposed strudture, alteration,„di color change harmonizes with the (1) surrounding structures, (2) surrounding natural andibuilt environment, (3) aesthetic character of other homes'in.the.Plat, and (4) theEast WesfTOwnhomes design review approved under Tukwila permit number Section 14.3. Mernbership. Except as provided in Section 1Of this Article 14, the Committee shall be designated by the Board.... An election to fill either a newly created position on the Committee or a vacancy onthe.Conimittee requireSthe vote of the majority of the entire Board. However, the Board is not obliged to fill a vacancy ori the unless the membership of the Committee numbers leis than three (I) persons. .• Section14.4i. Designation of a Representative. The Committee may unanimously designate one or more of its members or a third party to act on behalf iifThe Committee with respect to both Ministerial matters and discretionary judgments The decisions of such individuals are subject to review by the entire Committee at the request ofanymetnber of the CoMmittee. ",.. Section:443. Donation of Time. No member of the Committee shall'he entitled to any cdinpensition for:ServicesPerforinedon behalf of the Committee. Committee members shall have no financialliabilityresulting from Committee actions. Members of the Committee shall be entitled,k-CompensatiOn for reasonable out of pocket expenses incurred in the discharge of their,dutieS as meinberS.9f the Cdmmittee. . . Section 14.6. Address of theCommittee. The address of the Committee shall be at the registered office address ofthe AsSociation. • Section 14.7. Voting. Committee decisions shall be"determirled.by a majority vote of the members of the Committee. . Section 14.8. Submission of Plans. All plans,and specificatians.:fecinired tube submitted to the Committee shall be submitted by mail to the address of the Committee in,:. duplicate. The written submission shall contain the name aiktaddiess:Of the:pWner submitting the plans and specifications, identify the Lot involve& and should include the following information about the proposed structures: ". . . . . EAST WEST TOWNHOMES CC&Rs :Page 29 (a) The location of the structure upon the Lot; The elevation of the structure with reference to the existing and finished Lot The•geiieral design; (d) : ::The interior lacat yt; '(e)The eXterior finish materials and color, including roof materials; and, (f) Other:.infortatioti which maybe.:required in order to determine whether the structure conforms to the: standards. articulated in:'this Declaration and the standards employed by the Committee in evaluating development proposals:..„. Section 14.9. Evaluating. Development' Proposals. The;.CoMmittee shall have the authority to establish aesthetic standards for evaluating development proposals. In addition to these guidelines, in evaluating development proposals, the Committee -s hall:. determine,,. whether the`external design, color, building materials, appearance, height,, configuration;:: location on the Lot; and landscaping of the proPosed.strUctine .(the "design lements") harmonize with (1 ),the various features of the natural and built environment, {2) the aesthetic character of the ©thee homes in East West Townhomes, and (3) any tithe r factorsi'which affect the desirability or suitability of a proposed structure or alteration (collectively the "approval factors").;: The .Committee shall decline to approve any design in.which (1:) the design elements fail to harmpnize with the approval factors described in the previous sentence or which fail.to meet any aesthetic standards promulgated by the Committee, (2) impacts adversely on nearby Properties and Tract A, or (3) is of a temporary or non -permanent nature. Committee-deterrninations may be'amended by a majority vote of Committee members. • Any changes subject'to review:per the: terms set forth herein which are undertaken without submission to the Architectural Control Committee shall be deemed to have been disapproved. The Committee has, the authority le stop' further work as well as the authority to have prior work undone. Section 14.10. Exclusions. The Declarant shall.:.have the right to waive the plans and specifications review for builders in East. West: Townhomes::. Any such waiver shall not exempt said builder from any of the standards restrictions articulated in this Declaration and all structures and improvements shall meet standards and restrictions contained in these declarations. • Section 14.11. Approval Procedures. Within fourteen (14) days after the receipt of., plans and specifications, the Committee shall approve or disapprove:. the proposed structure:. The Committee may decline to approve plans and specifications which,; in its"Opinion, do'not; conform to restrictions articulated in this Declaration or to its aesthetic standards.' The EAST WEST TOWNHOMES CC&Rs :Page 30.:: • • • • . . . . . . . . Committee shall indicate its approval or disapproval on one of the copies of the plans and ,..::specifications provided by the applicant and shall return the plans and specifications to the .• .• address shown on the plans and specifications. In the event that no disapproval of such plans and specifications is given within fourteen (14) days of submission, then the plans shall be .decined-to,he approved. In any event, the Association shall hold the Committee members (and the Declarant) harmless from any actions taken (or actions not taken) relative to the approval, disapproval, or non -actin on plans submitted for review. "Non -action" on the part of the cOrnmittee.hal(notekempthe applicant from any of the provisions of this Declarationof theiteshicti*artictilated...hefeln.. By purchasing a Lot in East West Towntibtries,ihe Ownersagree that,to:the extent permitted by law, the Declarant shall have no liability to the Owners oi-lheicSiO'ciationfOr:.any:actions taken, or actions not taken, while acting as the COmtriitte. Section 14.12. Compliance with COdesiEnyironmental Laws. (a) In all cases, ultirnatefesponsiI5iliiy forSatisf*g41.16cal building codes and requirements rests with the Owner.andontraetor employed byille!.0wner. The Committee has no responsibility for ensuring that plans and specifications which itreviews comply with local building:codes and requirements. The OWneesgliall.hold the Committee niembeis (and Declarant) harmiess in the event that a structure yvhickthetonimitteelOr Declarant) authorizes failsto comply with relevant building and zoning..tiquiremerig'Or tese'coVenants and restrictions contained herein. No person on the Committee or acting on behalf athe Cominitteelnor.Ple Declarant acting as the Committee, or anyone acting onr:behalfOf the Declirantishaltbe held responsible for any defect in any plans de.specific4figns which are approved by the Cenninitfeeor Declarant nor shall any member of the Committee or any person acting on behalfof the Committee or Declarant be held responsihle,tor:any defect in a structure which was built pursuant to plans and specifications approved by the Committee, or by thebeelarant..::.: (b) Wither the Declarant 'the Committee, nor any member of the Committee, nor the Association, mit:anyone acting on behalfof the Committee or the Association shall have any responsibility for compliancehy:the Owner (or ankagent, representative, guest, or invitee of Owner) with any environmental laws, regulations, or..fules,including, but not limited to, those relating to hazardous waStearid,Plaeement of underground.oil tanks. • •• • . Section 14.13. Variation. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions rn order to (1') overcome practical difficulties or (2) prevent undue hardship from being imposed o an Owner as a result of applying these restrictions. However, such variations may only.lip.approved:in the event that the variation will not (1 ) detrimentally impact on the overall appearance ofthe.-:, development, (2) impair the attractive development of the subdivision or (3) adversely affect, the character of nearby Lots. Granting such a variation shall not constitute a w4ivpr.6f the , restrictions articulated in this Declaration. Variations shall only be granted if the coMmittee,, • :Page 31 EAST WEST TOWNHOMES CC&Rs determines that the variation would further the purposes and intent of these restrictions. .,..:Variations shall only be granted in extraordinary circumstances. ..,.• Seciionl 4.14. Enforcement. The Association (including the Declarant on behalf of ..the.:Associatio4, Board, or any Owner shall have the right to bring a suit for judicial . enforcement ora detettnination of the Committee, or, after the Development Period, to seek an order requiring the ConnitteeAd'ekercise its authority, and perform its functions, under this Arti1e 14 In a6;ludiCiaVaetionAdenforce a determination of the Committee, the losing party shall pay party's expert witness fees, and other costs incurred in connection with such a legal,:actio*otappeal (see Article 15, Section 5). .• Section 14,15...' Committee/Peclarant Liability. The Association shall hold the Committee Members and the Peclarant„ifieting.as the Committee, harmless from any actions taken (or actions not taken) under any proviSion'ofthis-.Declaratiolgincluding, but not limited to, actions taken (or not taken) under Artieles 11; 12, and 11 ofthis Declaration. By purchasing a Lot in East West T:Owrthorries,.0*:Owpei*s.agrO that, to the extent permitted by the law, neither the Declarant (nor any,iifficer,:•:direetor, or representative of the Declarant), nor the Committee (nor any member of the Cdmtnittee) shall.haye any liability to the Owners or to the AsSOdiation for any actions taken, or actions not taken, while acting as the Declarant or the Committee under this Declaration. ..:"Non4ctionwon the part of the Committee or the Declarant.shatI•not exempt the applicant from any of the provisions of this Declaration or restrietions.eontained in this Declaration. 7.: ARTICLE 15 / CONDEMNATION Section 1 5A Partial:Condemnation of Tract A. In the event of a partial condemnation of Trier A, the proceeds shall be iisedtorestore the remaining area of Tract A, and any balance remaining shall be distributed to the Association, Section 15.2. Entire Condemnation of Tract A.. In the.elient that the entire Tract Ais taken or condemned, or sold, or otherwise disposed ofin liquor in avoidance thereof, the condemnation award shall be distributed to the Association. No proceeds received by the Association as the result of any Condemnation shall be distributed to a Lot Owner or to any other party in derogation ortherights:Of the Jirst mortgagee of any Lot. ARTICLE 16 MORTGAGEES' PROTECTION ' EAST WEST TOWNHOMES CC&Rs . . :Page Section 16.1. Mortagee Definitions. As used in this Declaration: (1) "mortgagee" • includes the beneficiary of a deed of trust, a secured party, or other holder of a security interest; (2) "foreclosure" includes a notice and sale proceeding pursuant to a deed of trust or •• ;dale .on .default under a security agreement; and (3) "institutional holder" means a mortgagee whichis a bank•orsavings and loan association or established mortgage company, or other entity.chartered.under federal or state'laws, any corporation or insurance company, or any federal 9r state agency; • Section 16.2., 'Prior Approval,Of Mortgagee. Before Action. The prior written approval of at least Severity-Five;•Percent (*O).•of the first mortgagees (based on one vote for each first Mortgage owned) of the individual Lot shall be required for any of the following: (a) Any material amendment to,.this;Declaration or to the•Articles of Incorporation or Bylaws of the Owners Association/including,:but not limited t,o, any amendment which would change the ownership interests ofthe Owners.,in the project, change the pro -rata interest or obligation of any individual Owner:for the purpose of levying assessments or charges or for allocating distributions of bazar.d insurance proceeds ori condemnation awards. (b) The::effectuation of any decision'by the,Owner's2Associatior to terminate. professional management and assume self-management (however; this shall nit be deemed or construed to. egnire professional management). ) Partitioning or subdividing any Lot. (d) Any material amendment of this Declaration or to the Articles of Incorporation or Bylaws of the Association:; Section 16.3. Ft;rther1bghts of Mortgagees. Each first mortgagee shall be entitled, upon request, to: (a) Inspect the books and records of.the Association during normal business hours. • (b) Require the preparation ofat its expense, (if preparation is required), and receive an annual audited financial statement.ofthe Association for::the immediately preceding fiscal year, except that such statement need not.be furnished'earlier than ninety (90) days following the end of such fiscal year. (c) Receive written notice of all meetings; o f the Owners Association and be permitted to designate a representative to attend all such meetings... Section 16.4. Miscellaneous Rights of Mortgagee. First mortgagees of any -Lot may, jointly or singly, pay taxes or other charges which are in default and.which mayor have become a charge against Tract A, and may pay overdue premiums on hazard insurance EAST WEST TOWNHOMES CC&Rs Page 33 policies, or secure new hazard insurance coverage on the lapse of a policy, for such Tract A, ....: .and the first mortgagees making such payments shall be owed immediate reimbursement . .: therefor from the Association. •::,...'" : ' ". . . .: . .... • : ARTICLE 17 GENERAL PROVISIONS .... ..„. SectiOn17.1*: Covenants Running with the Land. These covenants are to run with the . . . • - , land and be'binding op parties and:persOns claiming under them for a period of twenty (20) years from the date, these covenantsare.recordea,.:4ter which time the covenants shall be automatically extended:fin sticcesi'veperiodp often (10) years unless an instrument signed by a majority of theindividuals then owning Lots been recorded which reflects their intent to amend, or remove the covenants in whole or in part. • , • • :• Section 17 17.2. Amendment. ThisDeclaration may be amended during the development period if (a) the Declarant give the Declarant' express written approval of the , . .:• amendment in writing, and (b) the Owners of at least sixty.Seven percent (67%) of the Lots, including those owned by the Declarant,.Sign an instrument (Which nidihe.eecuted in counterparts) approving the amendment. This Declaration#iar.be ainended after the:' development period ends at any time if the Owners:ofat least sixty-seven percent (7°/g) of the Lots vote (one vote per lot) to amend particular provisions ofthiS instrument as then in effect (including any prior amendments). In no event shall any Preivisions:expressl)i referring to the Declarant be amended at any time without he express written approval of the Declarant or the Deelarant?'s successor in interest (unless the Declarant, or the Declarant's successor in interest, no longer exists). M1 amendments must be recorded with the office ofthe King County Atiditor. Notwithstandinganything in this Declaration to the contrary, Declarant may without the consent of any::Owner, at any tirrie„during the development period, amend this Declaration by an instrument signed by Declarant alone in order to satisfy the requirements of the Federal Mortgage Agencies and/Or other financial knstitutions. Section 17.3'-:Ceriain Rights ofDeclarant During the development period, there shall be no amendments to the Declaration,.theArticies.Of Incorporation, the Bylaws of the Association, or any Rules and.Regulatio4adoPtedAiy the Association unless aproved by the Declarant which: (a) Discriminate or tend to discriminate:against:the Declarant'S rights as an Owner; . . (b) Change Article 1 ("Definitions") in a manner which atters.Declarant's rights or status. . • (c) Alter the character and rights of memebership or the rights of the Declarant under this Declaration. EAST WEST TOWNHOMES CC&Rs (d) Alter previously recorded or written agreements with public or quasi -public eneies:regarding easements and rights-of-way. Alter Declarant's rights relating to architectural controls. Alter the basis for assessments. Alter the provisions of the use restrictions as set forth in this Declaration. • Alter the number or selection o ftirectors as established in the Bylaws. Alter the Declarant's rights as'they 'appear under this Article. Section 17.4. lnsurarce. The Assoeiation shall have no obligation to obtain any insurance on the Lots or the structures Iocated on the Lots.except as expressly provided herein. Section 17.5. Enforcement. The Association (including the Declarant on behalf of the Association), the Board, or any Owner shall havdthe right to'enforce, by any legal proceeding, all restrictions, conditions, covenants, reservations.; liens and charges now or hereafterAmposed by. the provisions of this Declaration..: Section 17.6." Failure to Enforce. No delay or omission. on` the` part: if the Declarant, the Association, or the Owners of Lots in exercising any rights, power or remedy. provided in this' Declaration shall be construed as a waiver of or acquiescence in any;breach of the covenants;:•c'onditions, reservations, or restrictions set forth in the Declaratin...No action shall be brought or maintained by anyone whatsoever against the Declarant for or oti account of its failure to,.br-ing any action :for any breach. of these covenants, conditions, reservations, or restrictions, or for imposing restrictions which may be unenforceable. Section 17.7;::. Attorney's Pees. In, the:event that it is necessary to seek the services of any attorney in order to enforce any(1 ) provisions ofthis Declaration, or (2) lien created pursuant to the authority of this Declaration, the individual.:against whom enforcement is sought shall be personally obligated.,td'pay any attorney's.fees, .costs or expenses incurred. If the Owner fails to pay such fees within sixty (6 0).days, such fees shall become a lien against the Owner's Lot. In any legal action commenced in orderto enforce theprovisiQns afthis.Declaration, the substantially prevailing party shall be entitled to recover all expense,.eosts and reasonable attorneys' fees including expert witness fees incurred in order to enforce'tle provisions ofthis Declaration. Section 17.8. Liens for Other Charges. This Section shall apply. to all fees, charges.. penalties, interest, costs, attorney's fees and other amounts assessed against, an Owner or the EAST WEST TOWNHOMES CC&Rs .Page 35.: Owner's Lot (the "other charges") including those described in Sections 3 and 4 of Article 7 of Yhis Declaration (the "regular assessments" and "special assessments"). Unless otherwise pro:vided'in this Declaration, the other charges shall be a personal obligation of the Owner, and also alien against the Owner's Lot(s) identical to the lien of the regular assessments. The liens upon.Lots for other charges may be recorded, collected and foreclosed in the same manner as l iens:'for.regular assessments, with the costs (including reasonable attorneys' fees) of collection or foreclosure; or both, tobe additional "other charges" for which the Owner Shall be personally liable and which shall be a lien on the Owner's Lot enforceable as provided in this Section:. Section 17.9. Interest. All assessments, pettalties, liens, fines, and other charges shall bear interest, if not paid when due, at:;the ratty of,twelve percent (12%) per annum until paid in full. The interest shall accrue from the due date. Section 17.10. Successors and Assigns. :The covenants, restrictions and conditions articulated in this Declaration shall rim with the'land;and shall accordingly be binding on all successors and assigns. Sectiort.:17.11. Severability. The invaiidity'ofany one a mire phases, clauses, • sentences, paragraphs or sections herein shall not.affect'the remainin portionsof this Declaration or; any part thereof. In the event that one or more ofxlie phrases, clauses, sentences, paragraphs or sections contained herein should be invalid, this Declaration shall be construed as if the invalid phrase, clause, sentence, paragraph or. section had' not been inserted. EAST WEST TOWNHOMES CC&Rs :.IN WITNESS • WHEREOF, the undersigned, being the Declarant herein, has caused this Declai '• - — 2016 " DECLARA By: Jonataylarf Bartels Titl (//Executive Manager STATE OF WASHINGTON ) ) ss. County of King'.:, . ) On this day personally appeared before me Jonathan Bartels, to me Tkinown to be.the Executive Manager ofTUKWILA EAST WEST LLC, the`Lirnited Liability Companywhich executed the foregoing: instrument, and acknowledged said instrument tc5 be the Limited Liability Company 's free and voluntary act and deed for the uses and,pwrposes.therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the Limited:, Liability Company.:. GIVEN under my hand and official.seal this M PUs `4, * 0 O4 �p'IARI, • 4110 fri• mi 0 • PUB- : ,0.` 'O hill''•`` tv► _ y of c e ,%41t r , 2016. Notary Publie in and for the State of Washington residing at . • 1=.Qtea My Commission expires: 11/6/14, EAST WEST TOWNHOMES CC&Rs Page 3.7 EXHIBIT "A" LEGAL DESCRIPTION (OLD)*LOTS 1,;i71ROUGH 8, INCLUSIVE, AND LOTS 21 THROUGH 26, INCLUSIVE BLOCK 10, POTTERY WORKS;ADIATION TO THE CITY OF SEATTLE, ACCORDING TO. THE PLAT RECORDED JN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTONTON. (NEW) LOTS I'>THR.OUGH 8 AND TRACT A..AS SHOWN ON THE PLAT OF EAST WEST TOWNHOMES (CITY` OF TUKWILA LAND USE FILE #L14-0032). EAST WEST TOWNHOMES CC&Rs Page.38 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director December 2, 2016 Filipp Kapustin JK Monarch Fine Homes P.O. Box 188 Puyallup, WA 98371 Subject: Revisions needed in preparation for Final Short Plat of the East/West Townhomes Dear Mr. Kapustin, The City of Tukwila has completed review of revised materials submitted for the East/West Townhomes short plat. Below is a list of revisions that will need to be made to the survey submitted on dated November 29, 2016. 1. CC&Rs need to be recorded before the short plat is recorded. The CC&Rs need to be referenced on the short plat survey with the recording number for the CC&Rs included. We'll need to check the CC&Rs to ensure that language related to keeping trash receptacles within the garage associated with each lot has been included, since this was a condition of approval of the design review. 2. The private storm easement within Lot 5 is still not depicted correctly to include the entire southwestern corner of Lot 5 where storm improvements have been designed. 3. Add the easement notes that were included on the preliminary approval survey. The easement note for the private storm easement should include language such as the following: "THIS SHORT PLAT CONTAINS A PRIVATE STORM WATER EASEMENT WITHIN LOT 5 OF THIS SHORT PLAT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 WITHIN THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN." 4. Sheet 1 of 3: Add a "NOTES" title above the notes. 5. Note 3 should be changed to the following: "The City of Tukwila has no responsibility to build, improve, maintain, or otherwise serve the private road, storm water facility and private utilities located within Tract A of this short plat." 6. Sheet 1 of 3: under the signature line for Jonathan Bartels, "County of Pierce" is included instead of King County. 7. The Recording Certificate is typically located within the area on the bottom of the sheet, in a boxed area adjacent to the owner and surveyor information. The City's template includes this format. I'm not sure if the format being used will cause any problems with the King County Recorder's Office during recording. A template is available for download from the City's website. 8. Sheet 2 of 3: The "Description Tract A and Easement" should be located on Sheet 3 of 3, with the legal descriptions of the lots. The heading can be changed to "Tract A (including 30' private road and Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov East West Townhomes November 22, 2016 Page 2 utilities easement)." Along with the legal description for Tract A and the legal description for the 30' private road and utilities easement within Tract A, the note should be revised to the following: "Tract A contains a road, storm, sewer, utilities, and recreation space for the benefit of the owners of lots 1, 2, 3, 4, 5, 6, 7, and 8 of this short plat. Ownership of said lots includes an equal and undivided interest and responsibility for the maintenance of said Tract A and the construction, maintenance, repair and replacement of improvements contained thereon. Any development within Tract A shall comply with the Tukwila Municipal Code. Tract A contains a 30' private road and utility easement. Ownership of lots 1, 2, 3, 4, 5, 6, 7, and 8 in the East/West Townhomes includes an equal and undivided interest and responsibility for the maintenance of the private road and utilities within the 30' easement, and the construction, maintenance, repair and replacement of improvements contained thereon." 9. Lot dimensions shown on Sheet 3 of 3 are different from the previous survey that received preliminary approval. Please revise the lot sizes and dimensions noted to match what was approved as part of preliminary approval, otherwise a change to the design review may be necessary. If the dimensions need to be changed and/or updated, please explain why. 10. Sheet 3 of 3: the last line of the legal description for the 30' Private Road and Utilities Easement includes a typo. Change FEETTO to FEET TO. Please contact me with any questions about the corrections above at Jaimie.ReaviscE TukwilaWA.gov or 206- 431-3659. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov pod p sec-6m ori pwy►re,".4-uc tyec- 4- s�(sect& cecau'rks gyr ---racck WHEN RECORDED RETURN TO: JK Monarch Fine Homes P.O. Box 188 Puyallup, Washington 98372 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS EASEMENTS AND RESERVATIONS FOR THE COMMUNITY OF EAST WEST TOWNHOMES TABLE OF CONTENTS FOR DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS EASEMENTS AND RESERVATIONS OF EAST WEST TOWNHOMES SECTION & DESCRIPTION PAGE NUMBER ARTICLE 1 Definitions 4 ARTICLE 2 Management Rights of Declarant During Development of the Property 6 ARTICLE 3 Deed and Dedication of Common Areas 8 ARTICLE 4 Deed and Dedication of Easements 8 ARTICLE 5 Administration and Use of Common Areas & Common Maintenance Areas - 9 ARTICLE 6 Maintenance of Common Areas & Common Maintenance Areas & Delegation of Management 10 ARTICLE 7 Assessments 12 ARTICLE 8 Maintenance of Lots 15 ARTICLE 9 EAST WEST TOWNHOMES CC&Rs Page 2 Homeowner's Association 16 ARTICLE 10 Management By Board 17 SECTION & DESCRIPTION PAGE NUMBER ARTICLE 11 Land Use Restrictions 20 ARTICLE 12 Building Restrictions 25 ARTICLE 13 Utilities 27 ARTICLE 14 Architectural Control 27 ARTICLE 15 Condemnation 31 ARTICLE 16 Mortgagees'Protection 31 ARTICLE 17 General Provisions 32 EXHIBIT "A" Legal Description of Plat 36 EAST WEST TOWNHOMES CC&Rs Page 3 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND RESERVATIONS FOR EAST WEST TOWNHOMES THIS DECLARATION is made on the date hereinafter set forth by Tukwila East West LLC a Washington Limited Liability Company, ("Declarant"), who is the owner of certain real property situated in the state of Washington, county of King, known as the Plat of "East West Townhomes" which is more particularly legally described on the attached Exhibit "A". In order to insure preservation of the high quality residential environment at East West Townhomes, Declarant agrees and covenants that the land described on the attached Exhibit "A", and such improvements as are now existing or hereafter constructed thereon will be held, sold and conveyed subject to and burdened by the following covenants, conditions, restrictions, reservations, limitations, liens and easements, all of which are for the purposes of enhancing and protecting the value, desirability and attractiveness of such lands for the benefit of all of such lands and the owners thereof and their heirs, successors, grantees and assigns. All provisions of this Declaration shall be binding upon all parties having or acquiring any right, title or interest in such lands or any portions thereof and shall inure to the benefit of each owner thereof and to the benefit of the East West Townhomes Homeowner's Association and shall otherwise in all respects be regarded as covenants running with the land. ARTICLE 1 DEFINITIONS For purposes of the Declaration and the Articles of Incorporation and the Bylaws of the East West Townhomes Homeowner's Association, certain words and phrases shall have particular meanings as follows: Section 1.1. "Association" shall mean and refer to the East West Townhomes Homeowner's Association, its successors and assigns. Section 1.2. "Member" shall mean every person or entity who holds membership in the Association. EAST WEST TOWNHOMES CC&Rs Page 4 Section 1.3. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article 10. For purposes of exercising the powers and duties assigned in this Declaration to the Board during the Development Period, this term shall also mean the "Temporary Board" or "Declarant" as provided in Article 2 unless the language or context clearly indicates otherwise. Section 1.4. "Properties" shall mean and refer to the real property described with particularity in Exhibit "A". Section 1.5. "Common Areas" & "Common Maintenance Areas" shall mean and refer to all of the real property (including the improvements thereto) owned, maintained or YU'�`"' leased by the Association, or in which the Association has an easement for the common use '� 5ft and enjoyment of the members of the Association, including but not limited to lots and 0 felt easements dedicated to the Association on the face of the Plat and/or in this Declaration. The areas to be owned and maintained by the Association at the time of recording this Declaration are described as follows: �"'t,t 1 L---•(a) Lot "9" is designated as a Storm, Road and open space lot and shall be owned / i a maintained by the East West Townhomes Homeowners Association. Section 1.6. "Lot" shall mean any one of the 9 lots numbered 1 through 9 on the plat of East West Townhomes. Section 1.7. "Declarant" shall mean and refer to Tukwila East West LLC , a limited liability company organized and existing under the laws of the state of Washington; Section 1.8. "Architectural Control Committee", "Committee" or"ACC" shall mean and refer to the committee duly appointed or elected as provided in Article 14 of this Declaration, hereinafter referred to as the "Committee"; Section 1.9. "Development Period" shall mean and refer to that period of time as defined in Article 2 of this Declaration; Section 1.10. "Plat" shall mean and refer to the Plat of East West Townhomes as approved by the City of Tukwila under File Nos. LI N -cD3Z an and as recorded in King County, Washington under Auditor's file No. as descibed in Exhibit "A"; Section 1.11. "Residence" shall mean and refer to buildings occupying any Lot; Section 1.12. "Owner" or "Lot Owner" shall mean and refer to the record owner, whether one or more persons or entities, of (1) a fee simple title to any Lot which is a part of EAST WEST TOWNHOMES CC&Rs Page 5 the Property (but excluding those persons or entities, such as real estate contract sellers, having record title merely as security for the performance of an obligation), or (2) the Purchaser under a real estate contract prior to the issuance of the fulfillment deed for the contract; Section 1.13. "Federal Mortgage Agencies" shall mean those federal agencies which may have an interest in the properties, such as the Federal Housing Administration, the Veterans Administration, the Federal National Mortgage Association, the Federal Home Loan Mortgage Corporation, or the successors to their interests. Section 1.14. "First Mortgagee" shall mean a lender who holds the first mortgage on a lot and who has notified the Association in writing of its holdings. Section 1.15. "Declaration" shall mean the covenants, conditions and restrictions and all other provisions set forth in this Declaration, as they may from time to time be amended. Section 1.16. "Mortgage" shall incude a deed of trust or other security instrument. ARTICLE 2 MANAGEMENT RIGHTS OF DECLARANT DURING DEVELOPMENT OF THE PROPERTY Section 2.1. The Property. The real property which is made subject to this Declaration is described on Exhibit "A". Section 2.2. Management by the Declarant. Development Period shall mean that period of time from the date of recording of the Declaration until (A) the date five (5) years from the date of recording this Declaration or (B) the thirtieth (30th) day after the Declarant has transferred title to the purchasers of Lots representing one hundred percent (100%) of the voting power of all Lot Owners as then constituted (so that Declarant no longer is entitled to vote either as a Class A or Class B member of the Association pursuant to Article 9, Section 3) or (C) the date on which Declarant elects to permanently relinquish all of Declarant's authority under this Article 2 by written notice to all Owners, whichever date first occurs. Notwithstanding anything in this Declaration to the contrary, until termination of the Development Period, either upon the sale of the required number of Lots, the expiration of five (5) years, or at the election of the Declarant, the Property and the Association shall be managed at the sole discretion of the Declarant; Section 2.3. Notice to Owners. Not less than ten (10) nor more than thirty (30) days prior to the termination of the Development Period, the Declarant shall give written notice of the termination of the Development Period to the Owner of each Lot. Said notice shall specify the date when the Development Period will terminate and shall further notify the EAST WEST TOWNHOMES CC&Rs Page 6 Owners of the date, place and time when a meeting of the Association will be held. The notice shall specify that the purpose of the Association meeting is to elect new Officers and Directors of the Association. Notwithstanding any provisions of the Articles or Bylaws of the Association to the contrary, for the purpose of this meeting, the presence, either in person or by proxy, of the Owners of five (5) Lots shall constitute a quorum. The Board of Directors and the officers of the Association may be elected by a majority vote in said quorum. If a quorum shall not be present, the Development Period shall nevertheless terminate on that date specified in said notice and it shall thereafter be the responsibility of the Lot Owners to provide for the operation of the Association. Proper notice shall be deemed to have been sent if said notice is sent in the manner described as proper notification in the Bylaws of the Association; Section 2.4. Appointment of Temporary Board. Declarant may, in Declarant's sole discretion, and at such times as the Declarant deems appropriate (including in the Articles of Incorporation of the Association, if the Declarant is the Incorporator of the Association), appoint one (1) to three (3) persons who may be Lot Owners, or are representatives of corporate entities or other entities which are Lot Owners, as a Temporary Board. This Temporary Board shall be for all purposes, the Board of Directors of the Association, and shall have full authority, after approval is granted by the Declarant, (including the authority to adopt or amend the initial or subsequent Bylaws of the Association) and all rights, responsibilities, privileges and duties to manage the Property under this Declaration and shall be subject to all provisions of this Declaration, the Articles and Bylaws. After selecting a Temporary Board, the Declarant, in the exercise of the Declarant's sole discretion, may at any time terminate the Temporary Board and reassume the Declarant's management authority under Article 2 or select a new Temporary Board under this section of Article 2; Section 2.5. Declarant Authority If No Temporary Board. So long as no Temporary Board is managing the Property or until such time as the first permanent Board is elected, should Declarant choose not to appoint a Temporary Board, Declarant or a managing agent selected by Declarant shall have the power and authority to exercise all the rights, duties and functions of the Board and generally exercise all powers necessary to carry out the provisions of this Declaration, including, but not limited to, enacting reasonable administrative rules (and a fine and due process system for violations thereof), contracting for required services, obtaining property and liability insurance, collecting and expending all assessments and Association funds, and enforcing this Declaration (including foreclosing any liens provided by this Declaration). Any such managing agent or the Declarant shall have the exclusive right to contract for all goods and services, payment for which is to be made from any monies collected from assessments. In the event that Association expenses exceed assessments, any monies provided by the Declarant for Association expenses that would otherwise be paid for out of Association assessments shall be considered a loan to be repaid to the Declarant through regular or special assessments from the Association, together with interest at twelve percent (12%) per annum; EAST WEST TOWNHOMES CC&Rs Page 7 Section 2.6. Purpose. These requirements and covenants are made to insure that the Property will be adequately administered in the initial stages of development, and to any future additions, and to insure an orderly transition to Association operations. Acceptance of an interest in a Lot evidences acceptance of this management authority in the Declarant; and, Section 2.7. Management Authority of Declarant. Declarant shall have the management authority granted by this Article 2 notwithstanding anything in this Declaration to the contrary. Declarant, as the Incorporator of the Association, may cause the Association to be incorporated, the Temporary Board to be appointed either in the Articles of Incorporation of the Association or by separate written instrument, to terminate the Temporary Board and reassume the Declarant's management authority under this Article 2, reappoint successor Temporary Boards, or take any other action permitted by this Article 2, all without affecting the authority given to the Declarant by this Article 2 to manage the Property and to organize the Association at the Declarant's sole discretion. ARTICLE 3 DEDICATION OF TRACTS Section 3.1. Dedication of Common Areas. Upon recording this Declaration, the Declarant has dedicated to the Persons (and for the purposes) as set forth in the face of the Plat Lot "9", reserving, however, to the Declarant for the benefit of the Declarant, its successors and assigns, those certain rights of use, ingress, egress, occupation and control indicated elsewhere in this Declaration for the duration of the Development Period, at which time this reservation shall cease and then be of no further force and effect. Lot "9" is private and shall be maintained by the East West Townhomes Homeowner's Association. ARTICLE 4 DEED AND DEDICATION OF EASEMENTS Section 4.1. Reserved Easements and Tracts. Easements for the public roads, maintenance, utilities, drainage and other common facilities have been dedicated and/or reserved over and across property as shown on the Plat and/or of record. 4.2. Covenants Run with the Real Property. All of the easements declared herein shall be divisible, perpetual, and assignable, and shall be appurtenant to and run with the real property and each subdivision thereof. The undersigned hereby reserve for EAST WEST TOWNHOMES CC&Rs Page 8 themselves, and their agents and assigns, the right to use and benefit from all of said easements and further hereby reserve the right to grant the use of said easements to all parties who now are or shall hereafter become Owners, to parties supplying utilities to any portion of the real property, and to any adjacent property which the Declarant makes subject to this declaration. 4.3. Conveyance of Easements. An easement is hereby reserved for and conveyed to Seattle City Light, Century link telephone company, Comcast cable company, City of Tukwila Water, Sewer and Storm and the East West Townhomes Homeowners Association and their respective successors and assigns under and upon the private streets, alleys and access tracks if any, and the exterior 10 feet of all lots, tracks and spaces within the plat lying parallel with an adjoining all streets, alleys and access tracks in which to construct, operate, maintain, repair, replace and in large underground pipes, conduits, cables and wires with all necessary or convenient underground or ground mounted appurtenances thereto for the purpose of serving this subdivision and other property with electric, gas, telephone, television and other utility service, together with the right to enter upon the streets, lots, tracts and spaces at all times for the purpose herein stated. The City of Tukwila, its successors, agents and assigns shall have the right of immediate and continued access and use to all said facilities for the purposes of improvement, maintenance, repair or inspection of any portion of said facility and any and all appurtenant structures. Lots 1-8 of this plat are hereby subject to a private drainage easement as shown herein. Said private storm drainage easements are granted to the East West Townhomes Homeowners Association and are for the purpose of installing and maintaining private storm drainage facilities within said easement. The East West Townhomes Homeowners Association shall be responsible for the maintenance, repairs or reconstruction of the private drainage facilities located within said easement. No structures other than driveways, fences and retaining walls shall be constructed within these easements. Subject to the foregoing, fencing and landscape plantings are permitted within the easement area. Said easements are reserved to and for the benefit of the Association, and may be assigned and transferred by the Association to other appropriate persons or entities as deemed reasonably necessary by the Board in connection with the development of the Plat and the construction of dwelling structures on the Lots. Additional utility and other easements may also be recorded if required by governmental authorities having jurisdiction. EAST WEST TOWNHOMES CC&Rs Page 9 ARTICLE 5 ADMINISTRATION AND USE OF COMMON AREAS AND COMMON MAINTENANCE AREAS Section 5.1. Owner's Easements of Enjoyment. Every Owner shall have a 1/8th right and easement of enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with title (or, if applicable, with the equitable title held by a real estate contract purchaser), to every Lot subject to the following provisions: (a) The right of the Declarant or the Association to establish use and operation standards for all Common Areas to be binding upon all Association members along with enforcement standards; (b) The right of Declarant (during the Development Period) or the Association (after the Development Period) to suspend an Owner's right to vote and to use any recreational facilities for any period during which assessments against his or her Lot remain unpaid and for a period, not to exceed sixty (60) days, for any, and each separate, infraction of its published rules and regulations; (c) The ri:h . s - - clarant Burin: the De el u ' - ' - . • : . (after the Development Period) to dedicate or transfer all or any part of the Common Areas to any pu s ' .: - or suc purposes and subject to such conditions as the Dec arant or Association, as applicable, may deem appropriate. During the Development Period, any such dedication or transfer of all or any par o the Common Areas pursuant to this Section may be made by the Declarant in the Declarant's sole discretion. After the Development Period, no such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer, signed by the Owners of two-thirds (2/3) of the Lots, has been recorded; (d) Any Owner may delegate their right of enjoyment to the Common Areas and facilities to the members of their family, their tenants, or their guests, subject to the limitations set forth above. Section 5.2. Insurance. Nothing shall be done or kept in any Common Areas which will increase the rate of insurance on the Common Areas or other Lots or Improvements without the prior written consent of the Board. Nothing shall be done or kept in any Common Areas which will result in the cancellation of insurance on any part of the Common Areas or which would be in violation of any laws or ordinances. Section 5.3. Alteration of Common Areas and Common Maintenance Areas. Nothing shall be altered, or constructed in, or removed from any Common Maintenance Areas except upon prior written consent of the Board. There shall be no construction of any kind within the Common Areas except that community improvements may be constructed if two - EAST WEST TOWNHOMES CC&Rs Page 10 thirds (2/3) of the members of the Association authorize (1) the construction of such improvements and (2) assessments for such improvements. Also, any such improvements would be subject to the acquisition of all required permits from governmental agencies. This Section shall not limit or prohibit Declarant (and no member consent shall be necessary), during the Development Period, from constructing or altering any such improvements to any Common Areas or Common Maintenance Areas, which the Declarant in Declarant's sole discretion, deems for the benefit and enhancement of said areas and the Association in general and for which all required permits or approvals from governmental agencies have been obtained; Section 5.4. Dumping in Common Areas or Common Maintenance Areas. No trash, construction debris or waste, plant or grass clippings or other debris of any kind, nor any hazardous waste (as defined in federal, state or local law or regulation) shall be dumped, deposited or placed on any Common Areas, Common Maintenance Areas or Easements. The Declarant, (during the Development Period) and the Board thereafter, shall retain the rights for enforcement and initiation of penalties for violations of this policy; Section 5.5. Landscaping and Fencing. No permanent structures or landscaping of any kind, including fences, walls or shrubs, may be built or placed within any right-of-way easements, or other easements as delineated on the Plat except as deemed appropriate by the Board. This prohibition shall not apply to the landscape and fence/monument sign improvements,,if any, installed by the Declarant, nor shall this Section prohibit the Association from installing additional improvements or landscaping within the designated Common Areas or Common Maintenance Areas, nor shall this Section prohibit the installation of fences by Lot Owners on property lint as may be otherwise allowed in this Declaration, nor shall t is ection prohibit the installation of landscaping on private lot areas incum ere -b-Futility-easements not otherwise restricted in this Declaration as to landscaping. Also, this prohibition shall not apply to landscaping of front or side yard areas of Lots extending up to the edge of the curb or sidewalk in the public right-of-way as further set forth in Article 11, Section 13 of this Declaration. ARTICLE 6 MAINTENANCE OF THE COMMON AREAS AND COMMON MAINTENANCE AREAS DELEGATION OF MANAGEMENT Section 6.1. Maintenance of Common Areas. Maintenance of the Common Areas and all improvements thereon, shall be the sole responsibility of the Association and shall include, but not be limited to, maintenance of the Common Areas including the lots as depicted on the plat. All maintenance of Lots and Outside of Residences which shall include exterior painting, lighting, roofing, sidewalks, driveways and all exterior landscaping located on the Property shall be the obligation of the Association. The Association shall maintain and EAST WEST TOWNHOMES CC&Rs Page 11 regulate the use of the Common Areas for the benefit of each Lot within the Plat and shall do all reasonable things necessary to preserve and maintain the Common Areas for the purpose intended. It shall be the responsibility of the Association to maintain anything that is delineated under Artie 1, ec ion 5, and any impr• ' -men s • • •reserve the value of sai se and enj oym estrictions an •• i ces 0 • i ing . • oun y, .1 as • ing e em • . 1 on, an • a 1 ers 0 s of e Association in accordance with all through this Declaration, the laws and regulations. e 1 ec ara , • • ' .. ' = :: , • - . - : oar• following the Deveofpment Period, shall have the exclusive right to establish use and operation standards for said Common Areas to preserve the value and desirability of said Common Areas for the enjoyment of the Members of the Association. Notwithstanding the foregoing, all costs and expenses paid by the Declarant in connection with the maintenance and operation of the Common Areas shall be reimbursed by the Association from the initial general assessments described in Article 7 below; 0 er t ap • u es an • Section 6.2. Responsibility for Maintaining Common Maintenance Areas. The Association is responsible for maintaining and preserving the character of areas designated on the face of the Plat as Common Maintenance Areas, or as defined in this Declaration as Common Maintenance real. Common amtenance Areas have been set aside for Ian scaping and • •• ' • : _• . ' • purposes. rt U/e PI✓� Section 6.3. Repair of Common Areas and Common Maintenance Areas. Any damage to the Common Areas or Common Maintenance Areas or improvements thereon, including landscaping plantings, fences, berms, etc., by the Owners or their children or guests shall be repaired within one (1) week by the Owners who (or whose children or guests) caused the damages. If the damage cannot reasonably be repaired within one (1) week, the time for the Owner to repair the Property shall be extended to the time reasonably required to repair the Property, provided that the Owner promptly begins, and diligently pursues, the repair of the damage. If such repairs are not made timely, the Association shall execute the repair and the Owner will be obligated to immediately pay the Association or its designee for the repair. If the Owner fails to promptly make payment for such repairs, the Owner will be charged interest at the rate of twelve percent (12%) per annum on the payment due, the payment due shall be a personal liability of the Owner and the amount of the payment due shall be a lien on the Owner's Lot; Section 6.4. Landscape Maintenance. It shall be the responsibility of the Association to maintain all of the landscaping and entry monuments, if any, located at the entrance into East West Townhomes, and any landscaping improvements installed on the Lots or easement areas owned or administered by the Association. Section 6.5. No Improvements in Easements or Tracts. The Association shall not permit any structures, filling, grading or obstruction to be placed beyond the building setbacks as provided for in this Declaration or within the Lots unless the Association obtains the EAST WEST TOWNHOMES CC&Rs Page 12 approval of the City of Tukwila. No decks, patios, out buildings, or overhangs shall be permitted beyond the building setback line, except as provided for in this Declaration. Section 6.6. Management. Each Owner expressly covenants that the Declarant, (during the Development Period) and the Board thereafter, may delegate all or any portion of their management authority to a managing agent, manager or officer of the Association and may enter into such management contracts or other service contracts to provide for the maintenance of the Common Areas and Common Maintenance Areas and any portion thereof. Any management agreement or employment agreement for the maintenance or management may be terminable by the Association without cause upon ninety (90) days written notice thereof; the term of any such agreement shall not exceed three (3) years, renewable by agreement of the parties for successive periods of up to three (3) years each. Each Owner is bound to observe the terms and conditions of any such management agreement or employment contract, all of which shall be made available for inspection by any Owner upon request. Any fees or salaries applicable to any such management, employment or service agreement shall be assessed to each Owner. ARTICLE 7 ASSESSMENTS Section 7.1. Obligation of Owners. Each Owner of any Lot, by acceptance of a deed thereof, whether it shall be so expressed in each deed, is deemed to covenant and agree to pay to the Association (1) annual assessments in such amounts as may be determined by the Board as necessary to satisfy the estimated common expenses for the common areas and other property of the Association. The amount of the common expenses shall be pro -rated equally among all Lots; (2) special assessments for capital improvements; (3) a one-time initial assessment of $400.00 re • resentin • each Lot Owner's pro -rata share of reimbursement to the or such sums advanced by the Declarant for Plat improvements, landscain;, lighting, signage, fencing, etc., plus a sum representing the overhead of Declarant for as vancmg n or overse - ing an. .irec mg e same in amount representing' ift-een ercent o uc sums actually advanced by the Declarant, plus interest at the rate of twelve percent %) per annum . ccr ing ereon rom e . a e a. vane • unti 11 reimbursement is paid to the Declarant, and (4) any assessments ma. e by the Declarant pursuant to thisDec aration. No assessments shawl be due and payable by Declarant. If the Owner of any Lot fails to timely pay any assessments within thirty (30) days of the date specified by the Association or Declarant (during the Development Period), the annual and special assessments, together with any interest, costs and any reasonable attorneys' fees incurred in attempting to collect the assessment, shall be a lien on the owner's lot and shall also be the personal obligation of the person who is the Owner of such Property at the time when the assessment fell due. The personal obligation for delinquent assessments shall continue even if the Owner subsequently transfers legal or equitable title to the Lot; however, the personal obligation for delinquent assessments shall not pass to the delinquent Owner's EAST WEST TOWNHOMES CC&Rs Page 13 successors in ownership of the Lot unless expressly assumed by the successor(s). The Association shall record with the King County Auditor an acknowledged affidavit setting forth the facts of the assessment and the delinquency and such recorded affidavit shall constitute lien on the owner's lot until discharged either by payment or foreclosed as provided for in this Declaration; Section 7.2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively to (a) promote the recreation, health, safety and welfare of the residents of the Property, and (b) for the improvements and maintenance of the Common Areas and Common Maintenance Areas as provided in Article 6, with the amount based upon the estimated costs as well as reasonable provision for reserves; Section 7.3. Annual Assessments. Until December 31, 2017, the annual assessment shall be $1,000.00 per Lot except those Lots exempted in Section 7.1; up to twenty-five percent (25%) of which may be allocated and paid to the Declarant for Plat management services provided by the Declarant to the Association (or up to fifty percent (50%) if a professional management firm is hired by Declarant. Such allocation of funds to the Declarant shall cease when the Development Period expires and the Association assumes collection costs, bookkeeping and other management responsibilities which are described with particularity in the Bylaws of the Association. The balance of the annual assessment shall be used by the Declarant during the Development Period and by the Association thereafter for maintenance, repair and other purposes permitted by this Declaration, with reasonable provision for reserves. The annual assessment may be increased (after December 31, 2017) during the Development Period to reflect the increased (1 ) maintenance costs, (2) repair costs, or (3) plat management costs. All increases during the Development Period must directly reflect increase in the above recited costs. During the Development Period, the Declarant shall have the authority to reduce the annual assessments if economic data supports such a reduction because of reduced maintenance costs or other anticipated Association expenses. (a) After the Development Period expires, the annual assessment may not be increased each year more than Twenty percent (20%) above the maximum assessment for the previous year without a vote of the membership pursuant to Section 3(b) of Article 7 of this Declaration. (b) After the Development Period expires, the annual assessment may be increased by more than Twenty percent (20%) over the previous year's maximum annual assessment only if two-thirds (2/3) of the members of the Association, who are voting in person or by proxy at a meeting duly called for this purpose, consent to such an increase. (c) After the Development Period expires, the Board of Directors shall fix the annual assessment in accord with the above -recited standards. EAST WEST TOWNHOMES CC&Rs Page 14 Section 7.4. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the Association (or during the Development Period, the Declarant) may levy, in any assessment year, a common assessment, applicable to that year only, for the purpose for defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Maintenance Areas not prohibited by this Declaration, including fixtures and personal property related thereto, provided that any such assessment for those capital improvements or repairs exceeding $5,000.00 shall have the assent of two-thirds (2/3) of the members of the Association who are voting in person or by proxy at a meeting duly called for this purpose. This $5,000.00 threshold shall be increased by five percent (5%) each year commencing in January, 2018. Only one such special assessment of any kind may be levied in any fiscal year and only one such assessment may be levied in any five year period for any project that is a continuation of a project for which there has previously been a special assessment. Section 7.5. Notice and Quorum for any Action of the Association. Written notice of the place, day, hour and purpose of any meeting called for the purpose of taking action by the Association as authorized by this Declaration shall be sent to all members not less than fourteen (14) days nor more than sixty (60) days in advance of the meeting, and in such manner as may be specified by the Bylaws of the Association. At the first meeting called, the presence of sixty percent (60%) of the members of the Association or of proxies entitled to cast sixty percent (60%) of the votes of the Association shall constitute a quorum. If the required quorum is not present, another meeting may be called subject to the same notice requirement; the required quorum at the subsequent meeting shall be one-half of the required quorum at the preceding meeting. In the event that a quorum is still not achieved at the second meeting, then the Declarant, during the Development Period, and the Board thereafter, shall have the sole and exclusive authority to initiate a special assessment and carry out the capital improvements more fully described in Section 7 herein without first obtaining the approval of the required number of members of the Association. Section 7.6. Uniform Rate of Assessment. Both the annual and special assessments must be fixed at a uniform rate for all Lots, provided, however, that any Lot owned by the Declarant shall not be subject to any assessments or charges described in this Declaration. Assessments shall be collected on a monthly, bi-monthly, quarterly, annual, or one-time basis as determined by the Declarant during the Development Period or by the Board for periods thereafter. Section 7.7. Date of Commencement of Annual Assessment; Due Dates. The annual assessments described in this Article shall commence immediately upon the closing of the sale of a Lot. The first annual assessment for each Lot owner shall be pro -rated from the day that the sale closed through the first day of the first month after the calendar month in which the Declaration is recorded. After the Development Period expires, the Board of Directors of the Association shall fix the annual assessment. Written notice of the annual assessment shall be sent to every EAST WEST TOWNHOMES CC&Rs Page 15 Owner subject to such assessments. The due date shall be established by the Board of Directors. The Association, or its agent, shall, upon demand and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessment on a specified Lot has been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as of the date of its issuance. Section7.8. Effect of Non -Payment of Assessments: Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date until paid at the rate of twelve percent (12%) per annum. Each Owner hereby expressly vests in the Declarant during the Development Period, or the Association thereafter, or their agents the rights and powers to bring all actions against such Owner personally for the collection of such assessments as debts and to enforce lien rights of the Association by all methods available for the enforcement of such liens, including foreclosure by an action brought in the name of the Association in a like manner as a mortgage of real property. Such Owner hereby expressly grants to the Declarant or to the Association, as applicable, the power of sale in connection with such liens. The liens provided for in this Section shall be in favor of the Declarant or the Association, as applicable, and each shall have the power to bid in an interest at a foreclosure sale and to acquire, hold, lease, mortgage and convey the same. The Owner is responsible for the payment of all attorneys' fees incurred in collecting past due assessments or in enforcing the terms of assessment liens. No Owner may waive or otherwise escape liability for the assessments provided in this Article by non-use of the Common Areas, Common Maintenance Areas or abandonment of his or her Lot. The Association shall have the right to suspend the voting rights and enjoyment of Common Areas of an Owner for any period during which any assessment against the Lot remains unpaid thirty (30) days after it is delinquent and for a period not to exceed sixty (60) days per infraction for any infraction of the terms of either this Declaration, the Articles or the Bylaws of the Association, or of any official, published rules and regulations of the Association. Section 7.9. Subordination of the Lien to Mortgage. The lien for assessments, provided for in this Article, shall be subordinate to the lien of any first mortgage or first deed of trust ("first mortgage"). Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to a mortgage foreclosure or any proceeding in lieu thereof, or the first mortgage holder's acceptance of a deed in lieu of foreclosure, shall extinguish the lien created pursuant to this Article as to payments which become due prior to such sale or transfer. No sale or transfer, however, shall (a) relieve such Lot Owner or Lot from liability for any assessments thereafter becoming due nor from the lien thereof, nor (b) shall relieve the delinquent Owner from personal liability for the amount of the payments which became due prior to such sale or transfer and the costs and attorney's fees. Section 7.10. Exempt Property. All property dedicated to and accepted by local _ public authority shall be exempt from the assessments provided for in this Article. Property and Lo wiThm the plat of East gyres ow omes ownes sy t e Declarant, and all Common EAST WEST TOWNHOMES CC&Rs Page 16 Areas, shall be exempt from any and all assessments provided for in this Declaration. This Section shall apply notwithstanding any other provision to the contrary in this Declaration. Section 7.11. Management by Declarant during the Development Period. Declarant, at its option, shall have and may exercise all of the rights and powers herein given to the Association. Such rights and powers are reserved by the Declarant, its successors and assigns as provided in Article 2. Declara i • . • - a Qoption to assess Owners for actual costs in maintaining Commoithreas,_ Common Maintenance Areas and ri • hts-of-way and to assess a Plat management fee during the development period. ARTICLE 8 MAINTENANCE OF LOTS Section 8.1. Exterior Maintenance by Owner. Each Lot and Residence shall be maintained by the Owner in a neat, clean and sightly condition at all times and shall be kept free of accumulations of litter, junk, containers, equipment, building materials and other debris. All landscaping areas, including landscaping extending into the City right-of-way, shall be regularly maintained by the Association and trimmed to present a clean, neat and ��y well-maintained appearance. All refuse shall be kepi sanitary containers screened from the,/ vie v i ot; the containers shall regularly be emptied and the contents disposed of off the Property. No grass cuttings, leaves, limbs, branches and other debris from vegetation shall be dumped or allowed to accumulate on any part of the Property. Section 8.2. Vehicle Parking and Storage. No Vehicle may be parked on any sidewalk areas or building Lots, except on driveways or parking areas which areas shall be hard -surfaced. Only the cars of .uests and visitors ma be .arked on the streets and shall not ? remain for more than 48 hours. All other vehicles shall be parked in garages or on driveways located entirely on a Lot. No storage of goods, vehicles, boats, trailers, trucks, campers, recreational vehicles or other equipment or device shall be permitted in open view from any Lot or right of way. (Vehicles, boats, trailers, trucks, campers and recreational vehicles shall be referred to as "Vehicles") This provision shall not exclude parking of up to two (2) automobiles owned or used by the Lot Owner on the driveway areas adjacent to the garages on the Lot. This paragraph is also not meant to disallow permanent (more than 24 hours) parking or storage of Vehicles on the Lots, but if stored, Vehicles shall be adequately screened from the view of adjacent rights-of-way and Lots. Screening of such Vehicles must have the approval of the Committee. Upon 48 hours' notice to the Owner of an improperly parked Vehicle, the Board has the authority to have towed, at the Owner's expense, any Vehicles, (except automobiles owned or used by the Lot Owners and their invitees and parked on the driveway areas or in the garage on the Lot), still visible from the right-of-way or adjacent Residences that have been parked on any Lot or within the right-of-way for more than 24 hours. Notwithstanding the foregoing, Owners who have visiting guests intending to stay in such a Vehicle may secure written permission from the Board for such guests to park the Vehicle upon the Lot owned by the Owner for a maximum period of one (1) week. Such a EAST WEST TOWNHOMES CC&Rs Page 17 privilege shall only exist, however, after the written permission has been obtained from the Board. Section 8.3. Easements for Enforcement Purposes. Owners hereby grant to the Association an express easement for the purposes of going upon the Lots of Owners for the purpose of removing Vehicles or other similar objects which are parked or stored in violation of the terms of this Declaration. Section 8.4. Lot Maintenance by the Association. In the event that an Owner shall fail to maintain the exterior of his premises and the improvements situated thereon in a manner consistent with the maintenance standards of the East West Townhomes community, the Board shall, upon receipt of written complaint of any Owner and the subsequent investigation which verifies the complaint, have the right through its agents and employees to enter upon the offending Owner's Lot and repair, maintain and restore the Lot and exterior of the improvements on that Lot if the Owner shall fail to respond in a manner satisfactory to the Board within forty-five (45) days after mailing notice by certified mail to the last known address of the Owner. The cost of such repair, maintenance or restoration shall be assessed against the Lot, and the Board shall have the right to cause to be recorded a notice of lien for reasonable expenses, labor and materials furnished, which lien may be enforced in the manner provided by this Declaration for enforcement of liens for assessments. Section 8.5. Enforcement during the Development Period. During the Development Period, the Declarant may elect to exercise and perform the functions of the Board. If the Declarant elects not to perform this function or at any time elects to no longer perform this function, the Declarant shall appoint the Temporary Board to function as provided herein. ARTICLE 9 HOMEOWNER'S ASSOCIATION Section 9.1. Non -Profit Corporation. The Association shall be a nonprofit corporation under the laws of the state of Washington. The rights and duties of the members and of the Association shall be governed by the provisions of this Declaration, the Articles of Incorporation and Bylaws of the Association and such other Rules and Regulations as the Association may hereafter adopt. Section 9.2. Membership. Every person or entity (including Declarant) who is an Owner of any Lot shall become a member of the Association. Membership shall be appurtenant to the Lot and may not be separated from ownership of any Lot and shall not be assigned or conveyed in any way except upon the transfer of title to, or a real estate contract vendee's interest in, said Lot and then only to the transferee of either the title to the Lot or the vendee's interest in the Lot. All Owners shall have the rights and duties specified in this Declaration, the Articles of Incorporation and the Bylaws of the Association. EAST WEST TOWNHOMES CC&Rs Page 18 Section 9.3. Voting Rights. The Association shall have two (2) classes of voting membership: Class A: Class A members shall be all Owners, with the exceptions of (i) the Declarant while the Declarant is a Class B member, and (ii) the Owners of Lots described as exempt in the Declaration. Class A members shall be entitled to one (1) vote for each Lot owned. When more than one (1) person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they by majority determine, but in no event shall more than one (1) vote be cast with respect to any Lot, nor shall any vote be divided. When more than one person holds an interest in any Lot, all such persons shall unanimously designate (in writing delivered to the secretary of the Association) one of the persons (owning an interest in the Lot) to vote (in person or by proxy) the vote for such Lot; Class B: Class B member(s) shall be the Declarant (as defined in this Declaration), and shall be entitled to one thousand (1,000) votes for each Lot owned. Any remaining Class B membership shall cease and be converted to Class A membership on January 1, 2018. The voting rights of any Owner may be suspended as provided for either in this Declaration, or in the Articles, or in the Bylaws of the Association. Section 9.4. Meetings. Meetings shall be conducted in accord with the Bylaws of the East West Townhomes Homeowner's Association. ARTICLE 10 MANAGEMENT BY BOARD Section 10.1. Expiration of the Development Period. Upon the expiration of the Declarant's management authority under Article 2, all administrative power and authority shall vest in a Board of one (1) to three (3) director. The Association, by amendment of the Bylaws, may increase the number of directors. All Board positions shall be open for election at the first annual meeting after termination of the Development Period under Article 2. Section 10.2. Terms. The terms which the Board members will serve are defined in the Bylaws. Section 10.3. Powers of the Board. All powers of the Board must be exercised in accordance with the specifications which are set forth in the Bylaws. The Board, for the benefit of all the Property, and the Lot Owners, shall enforce the provisions of this Declaration and the Bylaws. In addition to the duties and powers imposed by the Bylaws and any resolution of the Association that may be hereafter adopted, the Board shall have the power and be responsible for the following, in a way of explanation but not limitation: EAST WEST TOWNHOMES CC&Rs Page 19 (a) Insurance. At such times as the Board deems appropriate, the Board shall cause the Association to purchase and maintain as a common expense such policies of liability and other insurance as the Board deems advisable. The Board shall provide for the Association to continuously maintain in effect such casualty, flood and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for a planned unit development project established by Federal National Mortgage Association, Federal Home Loan Mortgage Corporation, Veterans Administration and the Government National Mortgage Association, so long as any of them are a mortgagee or Owner of a Lot with the project, except to the extent such coverage is not available or has been waived in writing by Federal National Mortgage Association, Federal Home Loan Mortgage Corporation, Veterans Administration, and the Government National Mortgage Association. The Board shall obtain as of the date on which the first Lot is transferred from the Declarant to an Owner Occupant, and shall maintain at all subsequent times, a general comprehensive liability insurance policy insuring the Board, the Association and the directors and officers of the Association against any liability to the public or to the Owners and their invitees or tenants incident to the ownership or use of the Common Area or Common Area Improvements. Said insurance shall be in an amount determined by the Board but shall not be less than $1,000,000.00 covering all claims for personal injury or death and/or property damage arising out of a single occurrence; (b) Legal and Accounting Services. Obtain legal and accounting services if necessary to the administration of Association affairs, administration of the Common Areas and Common Maintenance Areas, or the enforcement of this Declaration; (c) Maintenance. Pay from Association funds, all costs of maintaining the Common Area' and Common Maintenance Area/ ptudi 049 --/-604e:5 AdvgiLc� ,,,) e (d) Maintenance of Lots. Subject to the requirements of this Declaration, maintain any Lot if such maintenance is reasonably necessary in the judgment of the Board to (1) protect Common Maintenance Areas, or (2) to preserve the appearance and value of the Property or Lot. The Board may authorize such maintenance activities if the Owner or Owners of the Lot have failed or refused to perform maintenance within forty-five (45) days (or such other reasonable period of time that shall be determined by the Board) after written notice of the necessity of such maintenance has been delivered by the Board to the Owner or Owners of such Lot, provided that the Board shall levy a special assessment against the Owner or Owners of such Lot and the Lot for the cost of such maintenance; (e) Discharge of Liens. The Board may also pay any amount necessary to discharge any lien or encumbrance levied against the entire Property or any part thereof which is claimed or may, in the opinion of the Board, constitute a lien against the Property rather than merely against the interest therein of particular Owners. Where one or more Owners are responsible for the existence of such liens, they shall be jointly and severally liable for the entire cost of discharging the lien(s) and all of any costs or expense, including reasonable attorneys' fees and costs of title search incurred by the Board by reason of such lien or liens. EAST WEST TOWNHOMES CC&Rs Page 20 Such fees and costs shall be assessed against the Owner or Owners and the Lot(s) responsible to the extent their responsibility; (f) Utilities. Pay all utility charges attributable to Common Areas and Common Maintenance Areas; (g) Security. Pay all costs deemed appropriate by the Board to insure adequate security for the Lots and Common Areas and Common Maintenance Areas constituting the residential community created on the Property; (h) Right to Contract. Have the exclusive right to contract for goods, services, maintenance and capital improvements provided, however, that such right of contract shall be subject to the provisions of this Declaration; (i) Improvement of Common Areas and Common Maintenance Areas. Improve the Common Areas and Common Maintenance Areas with capital improvements to such Common Areas and Common Maintenance Areas; provided that all capital improvements are subject to the procedures set forth in this Declaration; (j) Right of Entry. Enter any Lot or Residence, when reasonably necessary, in the event of emergencies or in connection with any maintenance, landscaping or construction for which the Board is responsible. Except in cases of emergencies, the Board, its agents or employees shall attempt to give notice to the Owner or occupant of any Lot or Residence twenty-four (24) hours prior to such entry. Such entry must be made with as little inconvenience to the Owners as practicable, and any damage caused thereby shall be repaired by the Board, at the Association's expense, if the entry was due to an emergency (unless the emergency was caused by the Owner of the Lot entered, in which case the cost shall be specially assessed to the Lot and against the Owner of the Lot). If the repairs or maintenance activities necessitated by the Owner's neglect of the Lot, the cost of such repair or maintenance activity shall be specially assessed to that Lot and against the Owner of that Lot. If the emergency or the need for maintenance or repair was caused by another Owner of another Lot, the cost thereof shall be specially assessed against the Owner of the other Lot and against the other Lot; (k) Promulgation of Rules. Adopt and publish any rules and regulations governing the members and their guests and establish penalties, including fines, for any infraction thereof; (1) Declaration of Vacancies. Declare the office of a member of the Board to be vacant in the event that a member of the Board is absent from three (3) consecutive regular meetings of the Board; EAST WEST TOWNHOMES CC&Rs Page 21 (m) Employment of Manager. Employ a manager, an independent contractor, or such other employees as the Board deems necessary and describe the duties of such employees; (n) Payment for Goods and Services. Pay for all goods and services required for the proper functioning of the Common Areas and Common Maintenance Areas; (o) Impose Assessments. Impose annual and special assessments; (p) Bank Account. Open a bank account(s) on behalf of the Association and designate the signatories required; and, (q) Exercise of Powers Duties and Authority. Exercise for the Association all powers, duties and authority vested in or delegated to the Association and not reserved to the membership by other provisions by the Bylaws, Articles of Incorporation or this Declaration. The Board shall have all powers and authority permitted to it under this Declaration and the Bylaws. However, nothing herein contained shall be construed to give the Board the authority to conduct a business for profit on behalf of all the Owners or any of them. ARTICLE 11 LAND USE RESTRICTIONS Section 11.1. Use of Lots. All Lots within the Property shall be used solely for private single-family residential purposes and not for business purposes, provided, however, that within such single family residences the Owner(s) thereof may, upon formal written application to the Board, request permission to operate an in home business. Nvrbusiness or commercial uses may be permitted if the business or commercial activities within a residence are of a nature that are not visible from the exterior of the residence and do not create any unreasonable impact on the neighborhood either from noise, signs, storage of materials, odors or otherwise. Provided, that any such undertaking or operation shall be subject to and shall comply fully with all applicable permitting requirements and regulatory standards Section 11.2 Residential Conditions and Standards. All residential structures shall comply with the following conditions and standards: a. Total square footage of homes within East West Townhomes (exclusive of garages) shall be a minimum of 1700 square feet for two story houses. b. The front yard setback for all homes shall be no less than 10 feet. EAST WEST TOWNHOMES CC&Rs Page 22 c. Minimum rear yard setback for all homes shall be 10 feet. Section 11.3. Use of Lot Not To Interfere With Rights of Others. No Lot shall be used in a fashion which unreasonably interferes with any other Owner's right to use and enjoy the other Owner's Lots. The Board, the Committee designated by it, or the Declarant during the Development Period, shall determine whether any given use of a Lot unreasonably interferes with those rights; such determinations shall be conclusive. Section 11.4. No Offensive Activity on Lots. (a) No noxious or offensive activity shall be conducted on any Lot, nor shall anything be done or maintained on the Property which may become an activity or condition which unreasonably interferes with the rights the Declarant gives other Owners to use and enjoy any part of the Property. No activity or condition shall be conducted or maintained on any part of the Property which detracts from the value of the Property as a residential community. No untidy or unsightly condition shall be maintained on any property. Untidy conditions shall include, but are not limited to, publicly visible storage of wood, boats, trailers, mobile homes, recreational vehicles, disabled vehicles of any kind whatsoever, except where specifically provided for said purposes by the Declarant or the Board within the community, if at all, and landscaping which is not properly maintained. The Board (or the Declarant during the Development Period) shall make the final determination of any violations of this section; and, (b) Notwithstanding anything in Section 3(a) of this Article 11 to the contrary, during the Development Period the Declarant may permit trailers ("temporary trailers) or home(s), which may be used by the Declarant and its authorized representatives, to be placed upon Owner's Lots to facilitate the sale of the Lots and the construction of residences (and residence -associated improvements) upon the Lots. Section 11.5. Fences. As used in this Declaration "fencing" shall mean any barrier or wall other than natural living organic vegetation including trees and shrubs. The maximum height of any fence located on any lot shall be six (6) feet. Fences, walls or shrubs are permitted on side and rear property lines, and up to the front wall (facade)`'the residential structure. All fences are subject to (1) the approval of the Committee and (2) determination whether such fences, walls or shrubs would interfere with utility easements reflected on the face of the Plat and other easements recorded elsewhere. In no event shall any fences be allowed between the front Lot line and the front wall (fascade) of the primary Residence. No barbed wire, chain link or corrugated fiberglass fences shall be erected on any Lot. All fences, open and solid, are to be constructed according to the design and material specifications as approved by the Committee prior to construction, and shall comply with the fence detail as shown in Exhibit "B". Section 11.6. No Mobiles or Trailers. No mobile or "manufactured" homes, trailers, structures of a temporary character, recreational vehicles, tent, shack, garage, barn or other EAST WEST TOWNHOMES CC&Rs Page 23 outbuildings shall be used on any Lot at any time as a Residence, either temporarily or permanently. No vehicles parked in public rights-of-way may be used temporarily or permanently for residential purposes. Section 11.7. Mining. No oil drilling, oil development operations, oil refining, quarrying or mining operation of any kind shall be permitted on or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavation or shafts shall be permitted on or in any Lot. No derrick or other structures designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. Section 11.8. Building Setbacks. No structures shall be located closer to the front line or nearer to the side street line than minimum dwelling setback lines required by relevant public zoning ordinances or by this Declaration. For the purpose of this Declaration, eaves, steps, chimneys and open porches shall not be considered as part of the dwelling; provided, however, that this shall not be considered to permit any portion of a dwelling on a Lot to encroach any required setbacks by local codes, or to encroach upon another Lot or upon any easements indicated on the face of the Plat or as otherwise recorded, or upon the Common Areas or Common Maintenance Areas. In no event shall any structures violate any provisions of any City zoning ordinance, or any specific setbacks as set forth on the recorded plat map, or any setbacks imposed through the establishment of easements for utilities or access. Section 11.9. Signs. Subject to applicable sign code regulations adopted by the City of Tukwila, the posting and display of signage upon the Properties shall be governed by the following: No signs, billboards, or other advertising structures or device shall be displayed to the public view on any Lot except one (1) sign not to exceed three square feet in area may be placed on a Lot to offer the property for sale or rent and with the exception of any entry monumentation and signage which may be installed by the Declarant. Political yard signs, not more than three (3) square feet in area, of a temporary nature, not to exceed sixty (60) days, will be allowed during campaign periods on Lots. Within five (5) days after the date of the election to which the sign refers, such signs must be removed from Lots. This Section 11.9 (including, but not limited to, the restrictions on the number of signs and the sign size limit) shall not apply to signs approved under Subsection (1) of Article 11 by the Declarant during the Development Period. (1) The Declarant may establish, for the duration of the Development Period, signage guidelines and standards for Lot identification signs, realtor identification signs, "for sale" signs and other signage that may be placed by parties other than the Declarant on any part of the Lots within East West Townhomes, the Common Areas, the Common Maintenance Areas or public rights-of-way. The Declarant may also develop an overall theme for signage within the project, including specific requirements for physical sign installations and size requirements, which theme will be the established guidelines and standards for signage in East West Townhomes during the Development Period. EAST WEST TOWNHOMES CC&Rs Page 24 (2) During the Development Period, the Declarant shall have the sole and exclusive right to approve, in the Declarant's sole discretion, any and all signage installations within any part of the real property encompassed within the plat of East West Townhomes, including the adjacent rights-of-way. Every Owner of a Lot in East West Townhomes and any builder or real estate agent on behalf of an Owner, shall submit any proposed signs to the Declarant for approval prior to installation of the signs. (3) During the development period, any signs not specifically approved by the Declarant found anywhere within East West Townhomes, the Common Areas, the Common Maintenance Areas, on any lot, (or any other portion of the property identified on the attached Exhibit "A"), or on adjacent rights-of-way, may be promptly removed and disposed of by the Declarant. The absolute right of the Declarant to remove unauthorized signs from the Property or adjacent rights-of-way specifically includes, but is not limited to, the Declarant's right to remove any all signs placed by real estate agencies or their representatives, including temporary reader board signs and other signage installations. (4) No person, including but not limited to, the person or persons owning any interest in the signs removed, shall be entitled to compensation of any kind for sign(s) removed by Declarant pursuant to this Section. (5) The Board may cause any sign placed on the Property or any adjacent rights-of- way, in violation of this Article 11, Section 9, to be removed and destroyed without compensation of any kind to any one including, but not limited to, any persons having an ownership interest in the sign. This Section shall not apply to signage placed by Declarant (see Section 9(d) of this Article 11). (6) Additional signage may be installed by Declarant during the Development Period to promote the sale of Lots or houses and to promote Declarant's project and company and representatives. Notwithstanding anything in this Section 9 of Article 11 to the contrary, signs placed by the Declarant shall not be subject to any sign restrictions. The Declarant shall not be subject to any guidelines or standards established by Declarant for other parties pursuant to this Section 11.9. (7) Under no circumstances shall the Declarant be liable for, or be required to pay, for all or any part of the construction, installation or maintenance of any signs which are placed upon any Lot not owned by the Declarant. Section 11.10. Animals. No animals, except dogs, cats, caged birds, fish in tanks, and other small household pets, will be permitted on Lots. Dogs shall not be allowed to run at large or to create a disturbance for other Owners in the plat. No animals will be allowed to be leashed, chained or otherwise tied to any portion of the front or sides of Residences. All owners, their invitees and tenants shall comply with all City ordinances regarding animals on their lots or in the right-of-way and the Association or any owner may enforce, to the extent EAST WEST TOWNHOMES CC&Rs Page 25 permitted by law, those City ordinances and regulations by means as set forth in this Declaration. All pens and enclosures must be screened from view of other Residences and Lots and must be approved by the Committee prior to construction and shall be kept clean and odor free at all times. If the investigation of the Board indicates that animals are kept in violation of this Section, the Declarant, during the Development Period, or the Board thereafter, will give the Owner ten (10) days written notice of the violation. Such violation must be remedied by the Owner within such ten (10) day period. Failure to comply with the written notice will result in a fine of $25.00 per day. Any fine imposed by this Section shall be the personal obligation of the fined Owner and a lien on the Lot of the fined Owner. The Association shall be entitled to attorneys' fees, costs and expenses for any action taken to collect such fines in accordance with the provisions of this Declaration. Section 11.11. Driveways. All driveways shall be paved with concrete, unless otherwise approved by the Committee. Section 11.12. Delegation of Use and Responsibilities. Any Owner may delegate, to members of his family or his tenants, in accordance with the Bylaws of East West Townhomes Homeowner's Association, the Owner's right of enjoyment of Common Areas and Common Maintenance Areas. In the event an Owner rents or leases his property, a copy of this Declaration, as well as any rules and regulations that may be adopted by the Association, shall be made available by the Owner to the prospective renter at the time of commitment to the rental agreement. Each Owner shall also be responsible for informing guests and service personnel of the contents of this Declaration, as well as any rules and regulations that may be adopted by the Association as they may relate to appropriate community behavior. Each Owner personally, and the Owner's Lot, shall be responsible for any damages to any Common Areas and Common Maintenance Areas (or any other area maintained by the Association) or to any other Association property, whether real or personal, caused by an Owner, the Owner's family, guest, tenant, agent, workman, contractor or other licensee or invitee. The Association shall have a lien upon the Owner's Lot for the amount of the damages. Atl (oAdw4m9 s101 b/, ritaiLiliL pr Section 11.13. Landscaping Standards. The entire front and rear yard landscaping i,twt r:14w% should be installed prior to occupancy (weather permitting). The entire landscaping, including ok the remaining portion of the side and rear yard, shall be installed w. • • • II • • • . jrvt l di' reAr- -kl4/ J Y "Front yard" shall be defined as the lot area extending from the front property line back -ea--r- to a line measured parallel with the front property line which would coincide with the front wall of the main dwelling on the Lot, exclusive of any garage projections. The front yard landscaping shall include all of the adjacent street right-of-way along the Lot frontage and side frontage out to the edge of the curb or sidewalk in the street. Each Lot Owner shall be responsible for installing and maintaining the landscaping within this l . s 11't -14t' adjacent right-of-way, except as otherwise provided above. 03ect 6kc (( (3.e obi( -1-0 - ✓¢ ddt++4 -rw1G� ivtG(dr') ✓Ptitia✓a ee6 EAST WEST TOWNHOMES CC&Rs Page 26 -1111 ARTICLE 12 BUILDING RESTRICTIONS Section 12.1. Building Materials. All homes constructed on each Lot shall be built of new materials, with the exception of "decor" items such as used brick, weathered planking, and similar items. The Committee will determine whether a used material is a "decor" item. In making this determination, the Committee will consider whether the material harmonizes with aesthetic character of the East West Townhomes development and whether the material would add to the attractive development of the subdivision. All roofs are to be dimensional composition with a minimum 30 year warranty. There shall be no T-111 type siding permitted. The exterior of all construction on any Lot shall be designed, built and maintained in such a manner as to blend in with the natural surroundings and landscaping within East West Townhomes. Exterior colors must be approved by the Committee. Exterior trim, fences, doors, railings, decks, eaves, gutters and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. The Committee or Board will establish an approval process and color guidelines. Any change of color of the exterior of any existing home within East West Townhomes is subject to the same approval process. Section 12.2. Maintenance of Lots during the Construction Period. Each Lot Owner, exclusive of the Declarant, shall have a responsibility to generally maintain the Lot in either a natural forested condition prior to any clearing, or in a neat and clean appearance after construction commences for a Residence on said Lot. After clearing of vegetation for construction, the debris from the clearing operation shall be promptly removed from the Lot and disposed of off site within twenty (20) days. During construction of each Residence, periodic efforts shall be made by the Owner, or the Owner's construction representatives, to pick up scrap materials and other construction debris and to periodically dispose of said materials. This shall be done at least weekly. Upon completion of the construction on any Lot and prior to the occupancy of the structure, the Lot Owner shall be responsible for keeping the landscaping improvements and the structure itself in a clean and neat appearance. This shall include the responsibility for regular landscape maintenance, watering, trimming, and upkeep to present a finished, manicured appearance of said premises from the adjacent right-of-way. In the event that the Lot Owner, or Owner's construction representative(s), fails to meet the standards set forth in this Section, the Board shall have the right to complete such clean-up activity in accordance with the provisions as set forth in Article 8. Section 12.3. Permits. No construction or exterior addition or change or alteration of any structure may be started on any portion of the Properties without the Owner first obtaining EAST WEST TOWNHOMES CC&Rs Page 27 a building permit and other necessary permits from the proper local governmental authority, and written approval of such permits from the Committee or the Declarant, as well as plan check approval as set forth in this Declaration. Section 12.4. Codes. All construction shall conform to the requirements of all applicable regulations and International and Uniform Codes (including without limitation all building, mechanical, plumbing and wiring codes), as adopted by the State of Washington and the City of Tukwila. Section 12.5. The Time of Completion. The exterior of any structures, including painting or other suitable finish and front yard landscaping, shall be completed within nine (9) months of the beginning of construction so as to present a finished appearance when viewed from any angle. The construction area shall be kept reasonably clean during the construction period. Section 12.6. Entry for Inspection. Any agent, officer or member of the Board, Committee or (during the development period) the Declarant may, at any reasonable predetermined hour upon twenty-four (24) hour notice during construction or exterior remodeling, enter and inspect the structure to determine if there has been compliance with the provisions of this Declaration. The above -recited individuals shall not be deemed guilty of trespass for such entry or inspection. There is created an easement over, upon and across the residential Lots for the purpose of making and carrying out such inspections. Section 12.7. Contractor. Without the prior approval of the Committee, no home may be constructed on any Lot other than by a contractor licensed as a general contractor under the statutes of the State of Washington. ARTICLE 13 UTILITIES Section 13.1. Wiring. The wiring (other than interior wiring) for buildings of any kind shall be underground. Section 13.2. Antennae. No radio or television antennae, transmitters or parabolic reflectors (except satellite dish antennae having a diameter of 24" or less) shall be permitted unless fully screened from public view or unless approved by the Committee. Any such installations shall not be approved if, in the sole discretion of the Committee, the installation(s) will detract from the appearance of the Lot or Properties. EAST WEST TOWNHOMES CC&Rs Page 28 ARTICLE 14 ARCHITECTURAL CONTROL Section 14.1. Architectural Control Committee ("Committee"). So long as the Declarant is either a Class A or Class B voting member of the Association, the Declarant shall act as the Architectural Control Committee ("act as the Committee") (even if the Development Period has ended) unless the Declarant elects not to act as the Committee. If the Declarant is acting as the Committee, the Declarant shall have all authority and perform all functions given to the Committee by these Declarations and applicable law; all references to "Committee" in this Declaration shall apply to the Declarant while acting as the Committee. If the Declarant is still a voting member of the Association but elects not to act as the Committee, then if the Development Period has not ended, Declarant shall appoint a Committee to function as the Committee and after the Development Period, the Board shall appoint the Committee. At such time as the Declarant is no longer a voting member of the Association, the Board shall have the authority to appoint the Committee provided for by this Article 14. The Committee, when appointed, shall consist of not less than three (3) and not more than five (5) members. Section 14.2. Jurisdiction and Purpose. The Committee or the Declarant as set forth herein, shall review proposed plans and specifications for Residences, accessory structures, fences, walls, appurtenant recreational facilities (e.g., hot tubs, basketball courts, tennis courts, swimming pools and bath houses), or other exterior structures to be placed upon the Properties. No exterior addition, structural alteration, or exterior structures of any kind may be made until plans and specifications showing the nature, kind, shape, height, materials and location of the proposed structure or alteration have been submitted to and approved, in writing, by the Committee. The Committee shall also review proposals to change the exterior color of homes in the Plat. The Committee shall determine whether the exterior design and location of the proposed structure, alteration, or color change harmonizes with the (1) surrounding structures, (2) surrounding natural and built environment and (3) aesthetic character of other homes in the Plat. @@) qorpelfideo&5I,1 f n1• Section 14.3. Membership. Except as provided in Section 1 of this Article 14, the Committee shall be designated by the Board. An election to fill either a newly created position on the Committee or a vacancy on the Committee requires the vote of the majority of the entire Board. However, the Board is not obliged to fill a vacancy on the Committee unless the membership of the Committee numbers less than three (3) persons. Section 14.4. Designation of a Representative. The Committee may unanimously designate one or more of its members or a third party to act on behalf of the Committee with respect to both ministerial matters and discretionary judgments. The decisions of such individuals are subject to review by the entire Committee at the request of any member of the Committee. EAST WEST TOWNHOMES CC&Rs Page 29 Section 14.5. Donation of Time. No member of the Committee shall be entitled to any compensation for services performed on behalf of the Committee. Committee members shall have no financial liability resulting from Committee actions. Members of the Committee shall be entitled to compensation for reasonable out of pocket expenses incurred in the discharge of their duties as members of the Committee. Section 14.6. Address of the Committee. The address of the Committee shall be at the registered office address of the Association. Section 14.7. Voting. Committee decisions shall be determined by a majority vote of the members of the Committee. Section 14.8. Submission of Plans. All plans and specifications required to be submitted to the Committee shall be submitted by mail to the address of the Committee in duplicate. The written submission shall contain the name and addres of . Owner submitting the plans and specifications/identify the Lot involved, and t ie oilowmg information about the proposed structures: (a) The location of the structure upon the Lot; (b) The elevation of the structure with reference to the existing and finished Lot grades; (c) The general design; (d) The interior layout; (e) The exterior finish materials and color, including roof materials; and, (f) Other information which may be required in order to determine whether the structure conforms to the standards articulated in this Declaration and the standards employed by the Committee in evaluating development proposals. 13AZ'6,. muni 45 itp ro'^ Section 14.9. Evaluating Development Proposals. The Committee shall have the authority to establish aesthetic standards for evaluating development proposals. In addition to these guidelines, in evaluating development proposals, the Committee shall determine whether the external design, color, building materials, appearance, height, configuration, location on the Lot, and landscaping of the proposed structure (the "design elements") harmonize with (1) the various features of the natural and built environment, (2) the aesthetic character of the other homes in East West Townhomes, and (3) any other factors which affect the desirability or suitability of a proposed structure or alteration (collectively the "approval factors"). The Committee shall decline to approve any design in which (1 ) the design elements fail to harmonize with the approval factors described in the previous sentence or which fail to meet any aesthetic standards promulgated by the Committee, (2) impacts EAST WEST TOWNHOMES CC&Rs Page 30 adversely on nearby Properties and Common Areas, or (3) is of a temporary or non -permanent nature. Committee determinations may be amended by a majority vote of Committee members. Any changes subject to review per the terms set forth herein which are undertaken without submission to the Architectural Control Committee shall be deemed to have been disapproved. The Committee has the authority to stop further work as well as the authority to have prior work undone. Section 14.10. Exclusions. The Declarant shall have the right to waive the plans and specifications review for builders in East West Townhomes. Any such waiver shall not exempt said builder from any of the standards or restrictions articulated in this Declaration and all structures and improvements shall meet all standards and restrictions contained in these declarations. Section 14.11. Approval Procedures. Within fourteen (14) days after the receipt of plans and specifications, the Committee shall approve or disapprove the proposed structure. The Committee may decline to approve plans and specifications which, in its opinion, do not conform to restrictions articulated in this Declaration or to its aesthetic standards. The Committee shall indicate its approval or disapproval on one of the copies of the plans and specifications provided by the applicant and shall return the plans and specifications to the address shown on the plans and specifications. In the event that no disapproval of such plans and specifications is given within fourteen (14) days of submission, then the plans shall be deemed to be approved. In any event, the Association shall hold the Committee members (and the Declarant) harmless from any actions taken (or actions not taken) relative to the approval, disapproval, or non -action on any plans submitted for review. "Non -action" on the part of the Committee shall not exempt the applicant from any of the provisions of this Declaration or the restrictions articulated herein. By purchasing a Lot in East West Townhomes, the Owners agree that, to the extent permitted by law, the Declarant shall have no liability to the Owners or the Association for any actions taken, or actions not taken, while acting as the Committee. Section 14.12. Compliance with Codes/Environmental Laws. (a) In all cases, ultimate responsibility for satisfying all local building codes and requirements rests with the Owner and contractor employed by the Owner. The Committee has no responsibility for ensuring that plans and specifications which it reviews comply with local building codes and requirements. The Owner shall hold the Committee members (and Declarant) harmless in the event that a structure which the Committee (or Declarant) authorizes fails to comply with relevant building and zoning requirements or these covenants and restrictions contained herein. No person on the Committee or acting on behalf of the Committee, nor the Declarant acting as the Committee, or anyone acting on behalf of the Declarant, shall be held responsible for any defect in any plans or specifications which are approved by the Committee or Declarant nor shall any member of the Committee or any EAST WEST TOWNHOMES CC&Rs Page 31 person acting on behalf of the Committee or Declarant be held responsible for any defect in a structure which was built pursuant to plans and specifications approved by the Committee, or by the Declarant. (b) Neither the Declarant, the Committee, nor any member of the Committee, nor the Association, nor anyone acting on behalf of the Committee or the Association shall have any responsibility for compliance by the Owner (or any agent, representative, guest, or invitee of Owner) with any environmental laws, regulations, or rules, including, but not limited to, those relating to hazardous waste and placement of underground oil tanks. Section 14.13. Variation. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to (1 ) overcome practical difficulties or (2) prevent undue hardship from being imposed on an Owner as a result of applying these restrictions. However, such variations may only be approved in the event that the variation will not (1 ) detrimentally impact on the overall appearance of the development, (2) impair the attractive development of the subdivision or (3) adversely affect the character of nearby Lots. Granting such a variation shall not constitute a waiver of the restrictions articulated in this Declaration. Variations shall only be granted if the Committee determines that the variation would further the purposes and intent of these restrictions. Variations shall only be granted in extraordinary circumstances. Section 14.14. Enforcement. The Association (including the Declarant on behalf of the Association), Board, or any Owner shall have the right to bring a suit for judicial enforcement of a determination of the Committee, or, after the Development Period, to seek an order requiring the Committee to exercise its authority, and perform its functions, under this Article 14. In any judicial action to enforce a determination of the Committee, the losing party shall pay the prevailing party's attorney's fees, expert witness fees, and other costs incurred in connection with such a legal action or appeal (see Article 15, Section 5). Section 14.15. Committee/Declarant Liability. The Association shall hold the Committee Members and the Declarant, if acting as the Committee, harmless from any actions taken (or actions not taken) under any provision of this Declaration, including, but not limited to, actions taken (or not taken) under Articles 11, 12, and 13 of this Declaration. By purchasing a Lot in East West Townhomes, the Owners agree that, to the extent permitted by the law, neither the Declarant (nor any officer, director, or representative of the Declarant), nor the Committee (nor any member of the Committee) shall have any liability to the Owners or to the Association for any actions taken, or actions not taken, while acting as the Declarant or the Committee under this Declaration. "Non -action" on the part of the Committee or the Declarant shall not exempt the applicant from any of the provisions of this Declaration or restrictions contained in this Declaration. EAST WEST TOWNHOMES CC&Rs Page 32 ARTICLE 15 CONDEMNATION Section 15.1. Partial Condemnation of Common Areas. In the event of a partial condemnation of the Common Areas, the proceeds shall be used to restore the remaining Common Areas, and any balance remaining shall be distributed to the Association; Section 15.2. Entire Condemnation of Common Areas. In the event that the entire Common Area is taken or condemned, or sold, or otherwise disposed of in lieu or in avoidance thereof, the condemnation award shall be distributed to the Association. No proceeds received by the Association as the result of any condemnation shall be distributed to a Lot Owner or to any other party in derogation of the rights of the first mortgagee of any Lot. ARTICLE 16 MORTGAGEES' PROTECTION Section 16.1. Mortagee Definitions. As used in this Declaration: (1 ) "mortgagee" includes the beneficiary of a deed of trust, a secured party, or other holder of a security interest; (2) "foreclosure" includes a notice and sale proceeding pursuant to a deed of trust or sale on default under a security agreement; and (3) "institutional holder" means a mortgagee which is a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state laws, any corporation or insurance company, or any federal or state agency; Section 16.2. Prior Approval Qf Mortgagee Before Action. The prior written approval of at least Seventy -Five Percent (75%) of the first mortgagees (based on one vote for each first Mortgage owned) of the individual Lot shall be required for any of the following: (a) Any material amendment to this Declaration or to the Articles of Incorporation or Bylaws of the Owners Association, including, but not limited to, any amendment which would change the ownership interests of the Owners in the project, change the pro -rata interest or obligation of any individual Owner for the purpose of levying assessments or charges or for allocating distributions of hazard insurance proceeds or condemnation awards. (b) The effectuation of any decision by the Owner's Association to terminate professional management and assume self-management (however, this shall not be deemed or construed to require professional management). (c) Partitioning or subdividing any Lot. EAST WEST TOWNHOMES CC&Rs Page 33 (d) Any material amendment of this Declaration or to the Articles of Incorporation or Bylaws of the Association. Section 16.3. Further Rights of Mortgagees. Each first mortgagee shall be entitled, upon request, to: (a) Inspect the books and records of the Association during normal business hours. (b) Require the preparation of at its expense, (if preparation is required), and receive an annual audited financial statement of the Association for the immediately preceding fiscal year, except that such statement need not be furnished earlier than ninety (90) days following the end of such fiscal year. (c) Receive written notice of all meetings of the Owners Association and be permitted to designate a representative to attend all such meetings. Section 16.4. Miscellaneous Rights of Mortgagee. First mortgagees of any Lot may, jointly or singly, pay taxes or other charges which are in default and which may or have become a charge against the Common Areas, and may pay overdue premiums on hazard insurance policies, or secure new hazard insurance coverage on the lapse of a policy, for such Common Areas, and the first mortgagees making such payments shall be owed immediate reimbursement therefor from the Association. ARTICLE 17 GENERAL PROVISIONS Section 17.1. Covenants Running with the Land. These covenants are to run with the land and be binding on all parties and persons claiming under them for a period of twenty (20) years from the date these covenants are recorded, after which time the covenants shall be automatically extended for successive periods of ten (10) years unless an instrument signed by a majority of the individuals then owning Lots has been recorded which reflects their intent to amend, or remove the covenants in whole or in part. Section 17.2. Amendment. This Declaration may be amended during the development period if (a) the Declarant gives the Declarant's express written approval of the amendment in writing, and (b) the Owners of at least sixty-seven percent (67%) of the Lots, including those owned by the Declarant, sign an instrument (which may be executed in counterparts) approving the amendment. This Declaration may be amended after the development period ends at any time if the Owners of at least sixty-seven percent (67%) of the Lots vote (one vote per lot) to amend particular provisions of this instrument as then in effect (including any prior amendments). In no event shall any provisions expressly referring to the Declarant be amended at any time without he express written approval of the Declarant or the Declarant's successor in interest (unless the Declarant, or the Declarant's successor in interest, no longer exists). All amendments must be recorded with the office of the King County EAST WEST TOWNHOMES CC&Rs Page 34 Auditor. Notwithstanding anything in this Declaration to the contrary, Declarant may without the consent of any Owner, at any time during the development period, amend this Declaration by an instrument signed by Declarant alone in order to satisfy the requirements of the Federal Mortgage Agencies and/or other financial institutions. Section 17.3. Certain Rights of Declarant. During the development period, there shall be no amendments to the Declaration, the Articles of Incorporation, the Bylaws of the Association, or any Rules and Regulations adopted by the Association unless aproved by the Declarant which: (a) Discriminate or tend to discriminate against the Declarant's rights as an Owner; (b) Change Article 1 ("Definitions") in a manner which alters Declarant's rights or (c) Alter the character and rights of memebership or the rights of the Declarant under this Declaration. (d) Alter previously recorded or written agreements with public or quasi -public agencies regarding easements and rights-of-way. status. Alter Declarant's rights relating to architectural controls. Alter the basis for assessments. Alter the provisions of the use restrictions as set forth in this Declaration. Alter the number or selection of Directors as established in the Bylaws. Alter the Declarant's rights as they appear under this Article. Section 17.4. Insurance. The Association shall have no obligation to obtain any insurance on the Lots or the structures located on the Lots except as expressly provided herein. Section 17.5. Enforcement. The Association (including the Declarant on behalf of the Association), the Board, or any Owner shall have the right to enforce, by any legal proceeding, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Section 17.6. Failure to Enforce. No delay or omission on the part of the Declarant, the Association, or the Owners of Lots in exercising any rights, power, or remedy provided in this Declaration shall be construed as a waiver of or acquiescence in any breach of the EAST WEST TOWNHOMES CC&Rs Page 35 covenants, conditions, reservations, or restrictions set forth in the Declaration. No action shall be brought or maintained by anyone whatsoever against the Declarant for or on account of its failure to bring any action for any breach of these covenants, conditions, reservations, or restrictions, or for imposing restrictions which may be unenforceable. Section 17.7. Attorney's Fees. In the event that it is necessary to seek the services of any attorney in order to enforce any (1 ) provisions of this Declaration, or (2) lien created pursuant to the authority of this Declaration, the individual against whom enforcement is sought shall be personally obligated to pay any attorney's fees, costs or expenses incurred. If the Owner fails to pay such fees within sixty (60) days, such fees shall become a lien against the Owner's Lot. In any legal action commenced in order to enforce the provisions of this Declaration, the substantially prevailing party shall be entitled to recover all expense, costs and reasonable attorneys' fees including expert witness fees incurred in order to enforce the provisions of this Declaration. Section 17.8. Liens for Other Charges. This Section shall apply to all fees, charges, penalties, interest, costs, attorney's fees and other amounts assessed against an Owner or the Owner's Lot (the "other charges") including those described in Sections 3 and 4 of Article 7 of this Declaration (the "regular assessments" and "special assessments"). Unless otherwise provided in this Declaration, the other charges shall be a personal obligation of the Owner, and also a lien against the Owner's Lot(s) identical to the lien of the regular assessments. The liens upon Lots for other charges may be recorded, collected and foreclosed in the same manner as liens for regular assessments, with the costs (including reasonable attorneys' fees) of collection or foreclosure, or both, to be additional "other charges" for which the Owner shall be personally liable and which shall be a lien on the Owner's Lot enforceable as provided in this Section. Section 17.9. Interest. All assessments, penalties, liens, fines, and other charges shall bear interest, if not paid when due, at the rate of twelve percent (12%) per annum until paid in full. The interest shall accrue from the due date. Section 17.10. Successors and Assigns. The covenants, restrictions and conditions articulated in this Declaration shall run with the land and shall accordingly be binding on all successors and assigns. Section 17.11. Severability. The invalidity of any one or more phases, clauses, sentences, paragraphs or sections herein shall not affect the remaining portions of this Declaration or any part thereof. In the event that one or more of the phrases, clauses, sentences, paragraphs or sections contained herein should be invalid, this Declaration shall be construed as if the invalid phrase, clause, sentence, paragraph or section had not been inserted. EAST WEST TOWNHOMES CC&Rs Page 36 IN WITNESS WHEREOF, the undersigned, being the Declarant herein, has caused this Declaration to be executed this of , 2013 "DECLARANT" By: Jonathan Bartels Title: Executive Manager STATE OF WASHINGTON ) ) ss. County of King ) On this day personally appeared before me Jonathan Bartels, to me known to be the Executive Manager of TUKWILA EAST WEST LLC, the Limited Liability Company which executed the foregoing instrument, and acknowledged said instrument to be the Limited Liability Company 's free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the Limited Liability Company. GIVEN under my hand and official seal this day of , 2013. Notary Public in and for the State of Washington residing at My Commission expires: EAST WEST TOWNHOMES CC&Rs Page 37 EXHIBIT "A" LEGAL DESCRIPTION (OLD) LOTS 1 THROUGH 8, inclusive, and lots 21 through 26, inclusive Block 10, pottery Works Addition to the City of Seattle, according to the Plat recorded in Volume 5 of Plats, Page 86, records of King County, Washingtonton. (NEW) LOTS 1 THROUGH 9 AS SHOWN ON THE PLAT OF EAST WEST AS RECORDED UNDER KING COUNTY AUDITOR'S FILE NO. EAST WEST TOWNHOMES CC&Rs Page 38 6' Exhibit "B" Perimeter Fence STAIN SPECS• BEHR NST --103 COFFEE 2"x4" 1"x6" CEDAR BOARDS - Vertical Planks at 1"x6" CEDAR BOARDS - Horizontal Planks at 2".x4" - Posts at 4"x4" PRESSURE TREATED - Post Caps at 2"x8" 7'-7' 4"x4" PRESURE TREATED POST 8' City of Tukwila Allan Ekberg, Mayor Department of Community Development — Jack Pace, Director November 22, 2016 Filipp Kapustin JK Monarch Fine Homes P.O. Box 188 Puyallup, WA 98371 Subject: Revisions needed in preparation for Final Short Plat of the East/West Townhomes Dear Mr. Kapustin, The City of Tukwila has completed review of revised materials submitted for the East/West Townhomes short plat. Below is a list of revisions that will need to be made to the survey dated November 3, 2016. 1, L Remove the signature block at the bottom right-hand corner on Sheet 1 that's titled "Filed of Record at the Request of the City of Tukwila". Under the notes on Sheet 1, add the following: "Fire hydrants shall be installed to provide coverage within 150 feet of proposed structures and so that no point of a structure is more than 300 feet from a fire hydrant. All distances are measured by the path of vehicular travel." ,Add the following under the notes on Sheet 1: "Prior to final inspection all infrastructure shall be installed, including lighting per plans prepared by MDP Consulting dated 10/4/2014 and landscaping as approved during the design review under Tukwila land use file #L14-0045." Provide a note on Sheet 1 stating the following: "Construct and install water, fire hydrant, sanitary sewer, storm drainage, and private access road per Civil Plans prepared by Abbey Road Group Land Development Services Company, LLC, February, 2015". 0 CC&Rs should be referenced on the plat, with a space for the recording number that will need to be added to the survey once the CC&Rs are recorded. ac,c,khg1006. Remove notes in CC&Rs about transferring property (Lot 9) to a public agency (Section 7.10). 7. Tract A originally identified during preliminary approval has been changed to be labeled Lot 9. TMC17.04.060 (8) states that "tracts to be dedicated to any public or private purpose shall be distinguished from lots intended for general development with notes stating their purpose and any /limitations." This should not be a lot but rather should be changed back to one or more tracts. Tract A includes the common area for the development, including a certain number of square feet reserved as v0k P an open space area as part of the project's design review approval. This area cannot be redeveloped w�' � \ in the future, since it is required to be set aside by our code. A legal description is needed for Tract A, along with notes on the purpose and limitations on future redevelopment. The purpose includes road, storm, sewer, utilities, and recreation space. C) Add the easement notes that were included on the preliminary approval survey. cw-CQ- TWA, p X 9. "Common Areas and Common Maintenance Areas" referenced in the CC&Rs should be changed to "Tract A". I've changed "Common Areas" to "Tract A" in the CC&Rs. If there are "Common Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov East West Townhomes November 22, 2016 Page 2 Maintenance Areas" outside of Tract A, these should be identified on the plat map or their location should be specifically described in the CC&Rs. If not, "Common Maintenance Areas" should be removed from the CC&Rs so that common areas just refer to Tract A. Lot dimensions shown on Sheet 3 of 3 are different from the previous survey that received preliminary approval. Please revise the lot sizes and dimensions noted to match what was approved as part of preliminary approval, otherwise a change to the design review may be necessary. lithe dimensions need to be changed and/or updated, please explain why. The existing parcel lines shown on Sheet 3 of 3 are not all shown, and some are shown incorrectly. On Sheet 3 of 3, remove all existing parcel lines and show only the proposed parcel lines. Sheet 2 of 3 shows existing parcel lines, so they don't need to be shown on Sheet 3. The storm easement within Lot 5 should be labeled "Private Storm Easement" on Sheet 3, and should be hatched or otherwise clearly delineated within the Lot 5 and the sanitary sewer easement. Add the recording numbers adjacent to the corresponding easements which have been recorded on Sheet 3 of 3. The legal description for Lot 1 on Sheet 3 appears to be incorrect. It should say "Beginning at the northeast corner of Lot 21...." NOT "Beginning at the northeast corner of Lot 1". ,J`Add "together with" and "subject to and together with" as appropriate to the legal descriptions for I the lots on Sheet 3 of 3. y. A portion of the 10' sanitary sewer easement is located within the access road area. Revise the easement depiction on Sheet 3 of 3 to include the entire sanitary sewer easement as recorded under 20161019000939. Add the municipal boundaries to Sheets 2 and 3 of the survey map, showing that the plat is on the eastern edge of Tukwila at the Tukwila/Seattle boundary. The name of the plat should be added to the top center of all sheets of the survey. Please contact me with any questions about the corrections above at Jaimie.ReaviscaTukwilaWA.gov or 206- 431-3659. 4) -V -S -11 c I4Q__ rz cs262C.P a a(Ural lead 413 Acus (3o') loSiAiti ✓ L 39) y y ✓cc k Siz--01/11 lov froCre dt.SGri'io7CO-vk'i avun"l(pci- ntici-;01-emevkLc .E? G(-cpffiLeA- 41h f ra f — �f / (19,(,/ oeser�ia. " �' ✓ -I'bvun o 5 .5/Irk fict 11 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov IEMOMMCSO- 0 _ 111.111116) g N8 MEMIN30§ IIIMMIgsr tty..of Tukwila •Departlitent of Community Development • 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephgile (206) 431-3670 FAX (206) 431-3665 E—mpi(: tukplan@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT APPROVALS :-SHORT;' PL. -AT 'NUMBER L14-0032 D gCLARATION ,:.KNOW At L MEN B`f'THESE .PRESENT THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND JaEREIN DESCRIBED DO HEREBY MAKE A SHORT -SUBDIVISION THEREOF PURSUANT TO RCW 58.17..b60 AND:'ACKNOWLEDGE THAT .SAID SUBDIVISION SHALL:PIDT BE FURTHER DIVIDED IN ANY MANNER WITHIN' A PERIOD•OF FIVE.:YEARS;••FROM DATE OF RECORD, WITHOUT THE FIf,ING'0F••A•F.INAL PLAT. THE Uf4DERSIGNEII--FURTHER'DECUARE THIS SHORT PLAT TO -BE THE GRAPHIC REPRESENTATION Q F SAID SHORT SUBDIVISION AND' THE:SAME IS MADE -WITH THE FEE CONSENT:AND IN ACCORDANCE WITH. THE•DESIRE OF -'•THE OWNER(S).:: IN WITNESS WHEREOF WE HAVE:SET OUR:HANDS.A•'ID SEALS; TUKWILA EAST WEST, LLC NAME: JONAT N BARTELS :.:.._:...:•. EXECUTIVE MANAGER, TUKWILA EAST WEST, LLC', STATE OF WASHINGTON COUNTY OF PIERCE• ON THIS DAY PERSONALLY APPEARED BEFORE ME JONATHAN BARTELS, TO ME•KWAN TO BE THE INDIVIDUAL WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGE:THE HE:. SIGNED THE SAME AS HIS VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN • MENTIONED. GIVEN UNDER MY HAND AND,•APFICIAL SEAL THIS 12w' nAY OF December 201k low SIGNATURE :• gorARy(fo; ' NAME AS COMMISSIONED: '~t1:+040pomk4:• a 8+ ue : TITLE: l e*'alfy. f'obtic:•.. ' .Ji 2.• ' MY APPOINTMENT EXPIRES:`• It-23-to141 •r W;„l lN NOTES' • 1. AN•IAPPROVED AUTOMATIC,EIRE SPRINKLER:SYSTEM SHALL BE INSTALLED:•IN NEW ONE -FAMILY AND TWQ_FAMILY own 1I.?GS AND TOWNHOUSES_;'• 2. PROJECT W}tL COMPLY WITH GEOTECHNICAL; -ENGINEERING INVESTii;ATION, BY STANTEC CONSULTING SER4CES, INC., DATED.. PRIL 24; 2014; ANO SUBSEQOENT GEOTECHNICAL,._•••••-•.:.• INVESTIGATIONS/REPORT: ••.:.. 3. THE CITY OF TUKWILA HAS NO RESPONSIBILITY TO•?BUILD„IMPROVE, MAINTAIN OR OTHERWISE SERVE THE PRIVATE ROAD, STORM WATER FACILITY ANO'PRIVATE UTILITIES .LOCATED WITHIN -BRACT A” OF THIS SHORT PLAT. 4. THE LOTS SHOWN HEREON ARE NOT SEPARATE::BUILDABLE LOTS, ANQ:ADDITIONAt DEVELOPMENT: OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESUn•OF-TF'IE APPLICATION OF;bEVELOPMENT STANDARDS TO THE PARENT LOT. • 5. FIRE HYDRANTS SHALL BE INSTALLED TO PROVIDE COVERAGE WITHIN •150 FEET or PROPOSED, STRUCTURES AND SO THAT NO POINT OF A STRUCTURE IS MORE THAN 3QD FEET FROM A FIRE:.' HYDRANT. ALL DISTANCES ARE MEASURED BY THE PATH OF VEHICULAR TRAVEL_. 6. PRIOR TO FINAL INSPECTION ALLINFRASTRUCTURE SHALL BE INSTALLED, INCLUDING LIGHTING PER PLANS PREPARED BY MDP CONSULTING DATED 10/4/2014 AND LANDSCAPING AS APPROVED:: DURING THE DESIGN REVIEW UNDER TUKWILA LAND USE FILE #'L14-0045. 7. CONSTRUCT AND INSTALL WATER, FIRE HYDRANT, SANITARY SEWER. STORM DRAINAGE, AND PRIVATE ACCESS ROAD PER CIVIL PLANS PREPARED BY ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY. LLC, FEBRUARY. 2015. 35C / Iz6 KING COUNTY FINANCE DIVISION VOLUME PAGE I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL, THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS 61 DAY OF Ye+^""'l'"r 20 /b KING COUNTY ASSESSOR DEPUTY ASSESSOR PARCEL NUMBER IS •TUKWILA SHO8r SUBDIVISION COMMITTEE APPROVAL REVIEWED AND,APPROV.ED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILLING. .• ' p :•Ln DAY OF D wJr 20/(2 ( GHAIRP HORT Sli61 SrON •COMM I TT E PROTECTIVE COVENANTS OECLARATIOtd OF COVENANTS, CONDITION$, RESTRICTIONS AND EASEMENTS PREPARED FOR THIS SHORTPLAT ANI•RECORDED IN KING COUNTY UNDER' -'OFFICIAL RECORDING NUMBER 201 b L HiQ 800 IOSZ SHALL •BE A COVENANT RUNNING WITH THE LAND AND SHALL BE 8•rNDI•N6• •UP014 ALL AFOREM);NT I ONED. PARTIES AND THEIR HEIRS, ASSIGNS AND SUCESSORS. LAND SURVEYOR'S CERTIFICATE I, ROY SNYDER, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON CERTIFY THAT THIS PLAT IS BASED ON ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES COURSES AND ANGLES ARE SHOWN HERON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DAT •-HAKE BSAND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PEAT, .:.,..::A PORTION' --QF THE. -SE 11 1/4:•:•:.0F. THE-,-::SE-11.1- OF ?:::: S.EC. 031. ;.TWP'-•:2`3 .'•NORTH,. RGE. 4 E..W RECORDING CERTIFICATE FILED OF I CORD ,pT THE REOU T OF THE_T KWILA- EAST WEST LLC THIS 1'.(7i DAY OF 4i.CAAN. i✓ AND RECORDED IN VOLUME PA T 3F' ' ON GE , RECORDS OF KING COUNTY, WASHIN KING COUNTY MANAGER • SUPT. OF RECORDS AND ELECTIONS OWNER(S)• TUKWILA EAST WEST, LLC ADDRESS 424 29th St NE Suite C CITY/STATE/ZIP. Puyallup, WA 98372 TRUE POINT SURVEYING, LEP,. PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE' November 03. 2Q}'8. CHECKED BY RS SCALE .JOB NUMBER :'4303-181,1 SHEET .` l"1 4492.1 19-0 g -.'o- G8 g N 2 1ty.of Tukwila •••Deparfrhent of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mtfil: tukplan@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT .•-SHORT:.:PLAT "NJMBER L14-0032 VICINITY MAP 30' 30' n M 356 I I.L6 S. 109TH ST. (UNIMPROVED) S87'51'11"E 294.00' 33' I O w I -z CALC'D PQpgI TION PER ROS'•9705199023 N07'48'281 73.74' HAZEL ST. P 6 Iz FOUND CASE MON JULY 2016 FOUND.•YIAPTY CASE • SET REBAR .&ID CAP. O FOUND -A4 •NOTED: MOMENT FOI;IND JULY 2016' + CALCULATED PASITION GRAPHIC S4LE 0 50 SURVEYOR'S NOTES 1. THIS SURVEY DOES NOT PURPORT TO SHOW THE LOCATION OF EASEMENTS OR THE LOCATION OF UTIUTIES - EXCEPT AS SHOWN. 2. THE METHOD OF MONUMENT LOCATION WAS FIELD TRAVERSE; THE INSTRUMENT UTIUZED WAS: TOPCON GTS 802A TOTAL STATION 3. BASIS OF BEARING AND SURVEY DATA: ROS 9705199023 4. THIS SURVEY COMPLIES WITH ALL STANDARDS AND GUIDELINES OF THE SURVEY RECORDING ACT. CHAPTER 58.09 RCW AND 332-1.30 WAC. 12/06/16 OANER(S)• TUKWILA EAST WEST• LLC ADDRESS' 424 29th St NE Suite C ' • .567.48'52"E 234.00' — _ ;'.!•1$7'48'52"W 293.00' S.,,1.11T•H ST. (UNIM. ROVED). M 30' CITY/STATE/ZIP. Puyallup, WA 98372 TRUE POINT SURVEYING, LEP: PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS (0 • -1. E0UND CASE: -MON •_ _JULY 2016 =- _ 11114.,ST.; DATE VOLUME PAGE November 03. 2016 .J06 NUMBER," CHECKED BY RS SCALE I" 30' SHEET 2 F. 4 35G My -9f Tukwila ,:-Deparfri1e0t of Community Development • 6300 Sduthcenter Boulevard, Tukwila, WA 98188 Telephe (206) 431-3670 FAX (206) 431-3665 E-m.o11: tukplon@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT . • .. SHORI NIOME3.FR L14-0032 ,.•• :0 30' 30' Lad NW ,CORNER'OF.L,OT 8, BLOCK 10, POTTERY .WORKS ADDITION TO. THE CITY OF SEATTLE. G87:4652"E 117.00"... . • .••• .• LOT 011.448131 ALXSSESS SO FT "i-: r • • • •'-io44 za74.6.k. 2 5°54 1.45,7.;41 3 5024 4:497.41 4, 80)4.' 1,487.41 5 • 5004 2.524,84 4 5025 2.239.0.3,• 7 6033 1,487,48 a 5045 2.846.46-• tRACT A 8002 32,654.80 ••••-••• • -:•10 ••••••••,..: . .-- .. ' • • •.' o...••• ..... ' 16.51' . . ..• • .. • .•:-..- • 457:48.5 "E;;(15.41' 19.83.... 19.8.3 19.83 TRACT A 32,694.80 SO FT F \ 0.75 ACRES \ .SEWER, ROAD, OPEN SPACE TRACT - *V. : • z LOT 5 PC(T.STORM EASEMENT _ . - _S87'4838;57; 131.86.; 33.66' 19.83' 19.83 19.83' 101' SANITARY ••-- S87-48'50*W 99.6-37 SUER EASEMENT ON 20161019000939 if$ SANITARY SEWET1 ESHT rn 1 a S 109TH COURT 3°. PRI"TE "AD & UTI1JTY EASE1 WENT b co ; .•-• ... 9, — S87* '52*E 87.42' 29.87' 19.83' : • SEWER EASEMENT • . - AFN 20161019000 ' 939 - •.., . .1. 6 °;\ 1---- b LOT 7 L307;728' • : - • - • :• LOT„,,,...... — . . • . w -8 ,,......:'' ...• .:'” ••••• ..-....s. ...N, - V CNI ......... .,:... w 5 0 .%:;,.•...::- z z LOT 4 LOT 3 LOT 2 36.62 LOT 1 .(.4. 00 :Ir,-...-::: -•-• • . ":- z ' I • . ..:::' • •%:::„ a 0)....•" ......-..."'-'-•-•:. - :•-: gi ....:- ..' .... .... ,,,,.,,,......,,...„..-.• ,i .:••:'. HAZEL ST. FOUND CASE MON JULY 2016 CALC'D POSITION PER ROS 9705199023 FOUND EMPTY CASE .., :P\ ,:' • .••••• \ • . ;..5.0* \ \ 146.09' • S87.413:52"E 234.00' "7 • SET REBAR & ID CAP CI FOUND AS NOTED MONUMENT FOUND JULY 2018 GRAPHIC SCALE 1"=30' 0 30 60 90 N87'48'52"W 294.00' \29.87' S. 1 Viri--1 (uNimpRo\. OWNER(S) • TUKWILA EAST WEST, LLC ADDRESS • 424 29th St NE Suite C *38. 21' 0 0 SN VOLUME PAGE :.•• • 1• • ...' ,... ...: 1 ' 1* ' 1..V Sq o Op co .-• .....* •-•:: ..•.••• . :.'• 1 , 1 al CITY/STATE/21P. Puyallup, WA 98372 FOUND 'ASE MON JULY. 016 • . • • 1127H ST •• • .... • • • .. • . • . • • • • • • • • • • • TRUE POINT SURVEY I NG, UR, • PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE NOVEMBER 11, 2�1.S NUMBEP,' • 4303-16)::. CHECKED BY RS SCALE 1" 30' SHEET 3 4 4111.110111111111.111110MINY N VN 0=2 aismirma) =N al N '1 =r.1'- $ - NimmesIREilg City of••'Tukwila Deportment' -of Community Development 63Q0 SouthceQ-tr Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E�moil: tLI an@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT SKIRT PIAT ...NUMBER L14-0032 DESCRIPTION''(ORIGINAL) ;•', LOTS 1 THROUGH 8, ,INCLUSIVE, AND LOTS 21 THROUGH 26, INC4.USIVS,: BLApCK 10. POTTERY W KS•ADDITION Tp/THE CITY OF•SEATTLE, ACCORDING TO E PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, .SECORDS OF•,KING CQUNTY, WASHINGTON. RECORDED EASEMENTS (AS 0F;-OCTO8ER 18; 2016) 20161019000539 10' WIDE.SANITARY SEWER EASEMENT 20161019000940 CONVEYANCE OF PUBLIC IMPROVEMENTS 201610190j10941 SENSITIVE AREA COVENANT' AND HOLD HARMLESS AGaEEMENT PARCEL NUMBERS 6¢420-1143,. x144, 1145, 1150, 1160, 1150, 1045:.1040 DESCRIPTION (NEW) • LOT 1 BEGINNING AT THE NORTHEAST CORNER OF LOT 21,'BIDOC.M.FX3T1tNY WORKS ADDI11ON TO THA• CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86,•.RECORDS OF.KINC COUNTY. WASHINGTON. THENCE SOUTH 05'59'02' EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH:01-48'28'WEST,• A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52"1VEST, A DISTANCE OF 38.70 FEET: THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET; TO TH5 NORTH UNE OF SAID LBT•21; THENCE SOUTH 87'48'52"EAST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. TOGETHER MATH TRACT A • LOT 2 COMMENCING AT T115 NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE. ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST. A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'S2'WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'O8"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 8748'52"EAST ALONG -SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. TOGETHER WITH TRACT A. LOT 3 COMMENCING AT THE NORTHEAST CORNER OF:LOT 21. BLOCK 10:- POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED; IN VOLUME 5 OF PLATS, PAGE 86. RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'527WEST, A DISTANCE OF 56.45 FEET TO TI{E POINT OF BEGINNING. THENCE SOUTH 0211'08"WEST,.W DISTANCE OF .75.00 FEET; THENCE NORTH:87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENC6'-NORTH 0211WEAST, A DISTANCE OF 75.0E:FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH. 87.48'52"EAST•ALONG SAID NORTH UNE, A DISTANCE OF 19.83 FEET TO THE PONT OF BEGINNING. TOGETHER WITHTRACT A. LOT 4 COMMENCING AT THE NORTHEAST CORNER. • OF LOT 21, BLOCK 1 ;•POTTERY WORKS ADDITION TO•THE CITY OP SEATTLE, ACCORDING TO` PLAT RECORDED IN VOLUME 3 OF PLATS. PAGE 86, RECORDS -,OF KING COUNTV;.WASHINGTON.-'•• -• THENCE NOR1H•87'48'52'WEST, A DISTANCE OF 7(,.28 FEE3`TO THE PO1(T•OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 i- L-1; THENCE NORTH 8748'52"WEST, •A DISTANCE:OF 19.83 FEET; THENCE•WQRTH 0211'08'EAST ,!1 DISTANCE'0F 75.00 FEET TO THE NORTH UNE OF SAID LOT ._.-- 21; THENCE SOUTH 87'48,Aj '52"fA$I.0N6' SAID NORTH•..UNE, A DISTANCE OF 19;83 FEET TO 1115 PONT:• - OF BEGINNING. TOGETHER WITH TRACT A LOT 5 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS.AGOITION'•TO THE 01Y OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME'S: QF PLATS, PAGFi`86, RECORDS OF KING COUNTY. WASHINGTON. •" THENCE NORTH 87'48'52"NEST, A DISTANCE OF 96.11 FEET TO THE POINT .OF BEGINNING, :THENCE SOUTH 0211'OB'WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE 01'•• 33.66 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH 'UNE OF SAID:lox ...• 21; THENCE SOUTH 87.48'52"EAST ALONG SAID NORTH UNE, A DISTANCE OF 33.66 FEET••TO THE POINT OF BEGINNING. TOGETHER HATH TRACT A _. LOT 6 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26. BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY. WASHINGTON. THENCE NORTH 01'48'28'EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52-M11ST A DISTANCE OF 57.55 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE NORTH 87'4852 WEST A DISTANCE OF 29.87 FEET; THENCE SOUTH 0211'O8 -WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52'EAST ALONG SAID LOT 26 A DISTANCE OF 29.87 FEET; THENCE NORTH 0211'08"EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. TOGETHER MATH TRACT A. OWNER(S). TUKWILA EAST WEST, LLC ADDRESS' 424 29th St NE Suite C CITY/STATE/ZIP. Puyallup, WA 98372 LOT 7 VOLUME PAGE COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION 70 THE CITY OF SEATTLE. ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST LINE OF SAID BLOCK 10 A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52.10/EST A DISTANCE OF 37.72 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52'WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08'EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. TOGETHER MA111 TRACT A. LOT 8 BEGINNING AT THE SOUTHEAST CORNER OF LOT 26 BLOCK 10, POTTERY WORKS ADDITION 15 THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS. PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 0148.28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET THENCE NORTH 87.48'52"WEST A DISTANCE OF 37.72 FEET; THENCE SOUTH 0211'08"WEST A DISTANCE. OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 38.21 FEET TO THE POINT OF BEGINNING TOGETHER W1111 TRACT A. DESCRIPTION TRACT A (INCLUDES.- 30 FOOT PRIVATE ROAD AND UTILITIES EASEMENT) BEGINNING AT:THE NONTH EST-CORNER.•QF LOT 8 BLOCK 10 POTTERY WORKS ADDITION TO 11-15 CITY .OF SEATTLE,.ACCORDIN -.T0 PLAT RECORDED. 1N. VOLUME 5 OF PLATS, PAGE -86_ RECORDS OF KING •'•COUNTY, WASHING - . THENCE 5OUTH 8748 EAST, A DISTANCE OF 117,0_0 FEET; THENCE SOUTH 01'48'2, 8{•.WEST_ A lUSTANCE OF 80;00 FEET- THENCE'•NORTH 87'4) 52„ ''95SS1,'.•.Y� DISTANCE OF 14.32.�FEEEETT; THENCE SOUTH OFT 08 EAStf'AA DISTANT OF 75.00 FET,'' THENCE SOUTH 02y7141g�` NAE THENCE SOUTH-SO1'48'2& OUST'' 'A {NSTANCE OF 30.00=FEET• -.-NCE NORTH 874$54" WEST. A DISTANCE OF 87.42 FEET; ENCE SOUTH 0211 pa. .WEST A DISTANCE OF 75 00 ET• :•• '-•11-IENCCEE NORTTH 011'48''28- EAST' A .DISTANCE OF 240.0000 _-. FEET TQ:'IHE POINT -OF BEGINNING,' • TRACT A'CONTAINS A ROAD STORM, SEWER;' DRUMS; AND RECREATION:SPACE FOR 1HE EF1T OF THE OWNERS OF LOTS ;1, 2, 3, 4, 5, 6, 7, ANO'k'0 ,1MIS SH PLAT. OWNERSHIP.'OF SAID LOTS INCLUDES AN EQUAL AND UNDIVIDED INEST AND RESPONSIBILITY FOR:•THE MAINTENANCE OF SAID TRACT,A AND.1H5 CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF.IMPROVEMENTS CONTAINED THEREON. ANY DEVELOPMENT N14F11N TRACT A:SHALL COMPLY WITH THE TUKWILA MUNICIPAL COO., TRACT A CONTAINS A 30' PRIVATE ROAD AND USUTY EASEMENT. ONNERSHIP.-0F LOTS 1 3. 4, 5, 6. 7. AND 8 IN THE EAST//NEST TOWNHOMES,It3CLUDES AN EQUAL AND UNDIVIDED INTEREST AND RESPONSIBILITY FOR THE MAINTENANCE OF THE PRIVATE ROAD AND UTIUTIES WITHIN THE 30' EASEMENT AND THE CONSTRUCTION, MAINTENANCE. REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREON. 30 FOOT PRIVATE ROAD AND UTILITIES EASEMENT COMMENCING AT THE NORTHEAST CORNER OF LOT 21. BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59.02' EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28 -WEST, A DISTANCE OF 63.42 FEET TO THE POINT OF BEGINNING; THENCE NORTH 87.48'52' WEST, A DISTANCE OF 131.86 FEET; THENCE SOUTH 0211'08' WEST, A DISTANCE OF 30.00 FEET; THENCE SOUTH 87'48'52' EAST, A DISTANCE OF 132.08 FEET; THENCE NORTH 01'4818"EAST, A DISTANCE OF 30.00 FEET TO THE POINT OF • .•BEGINNING. TRACT A CONTAINS A ROAD, STORM, SEWER, UTILITIES, AND RECREATION SPACE •FDR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5;13 7, AND 8 OF TMS SHORT PLAT. OWNERSHIP OF SAID LOTS INCLUDES AN EQUAL AND UND)V)DED INTEREST AND RESPONSIBIUTY FOR THE ....MAINMNANCE OF SAID '.TRACT•#•AND, THE CONSTRUCTION, MAIN ANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREON. ANY DEVELOPMENT:WITHIN TRACT A SHALL COMPLY:4MM THE TUKWILA MUNICIPAL CODE. TRACT A CONTAINS A 30' PRIVATE ROAD „AND.IJT'IIU�TgY /EWAESEMENT.•OWNERSHIP OF LOTS 1 2, 3, 4AND-UNDIVIDED MIN THE AND EAST/WEST FOR 185�,•,,, AN EQUAL MAINTENANCAE OFND THE PRIV TE ROAD MAINTENANCE, UTIIUNIIIEES'11THIN X11 5''30'. , EASEMENT.REPLACEMENT OF IMPROVEMENTS CONTAINED "THEREON.' AND - PRIVATE STORM :WATER EASEMENT 'THIS'BHORT PLAT' -CONTAINS A'PRIVA'TE STORM WATER EASEMENT WITHIN LOT 5 DF --THIS SHORT.PLAT.... FOR '11E BENEFt OF THE OWNERS OF LOTS 1, 2. 3, 4,'5;.7 AND 8 OF IS SHORT PLAT. OWNERSHIP OF SAID LOTS 1. 7 3, 4. 5, 6:-7, ANL- 8 WITHIN •THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY -FOR THE,MAINTENANCE OF SAID EASEMENT AND HH5 CONSTRUCTION, MAINTENANCE, REPAIR, AND REPLAEEMENT OF IMEROVEMENTS1 QNTA1NED• 11-IERUN: ,_ • • • • TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS • DATE NOVEMBER II, 2016 JOB NUMBER 4303-151 CHECKED BY RS SCALE I" = 30' . Stet 4:: OF Q g City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT SHORT PLAT NUMBER L14-0032 KNOW ALL MEN BY THESE PRESENT THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. TUKWILA EAST WEST, LLC NAME' JONATHAN BARTELS EXECUTIVE MANAGER, TUKWILA EAST WEST, LLC STATE OF W ON COUNTY OF IERCE ON THIS DAY PERSONALLY APPEARED BEFORE ME JONATHAN BARTELS, TO ME KNOWN TO BE THE INDIVIDUAL WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGE THE HE SIGNED THE SAME AS HIS VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN MENTIONED. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS _DAY OF 20 SIGNATURE. NAME AS COMMISSIONED: TITLE: MY APPOINTMENT EXPIRES: NOTES 1. AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN NEW ONE—FAMILY AND TWO—FAMILY DWELLINGS AND TOWNHOUSES. 2. PROJECT WILL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC., DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORT. 3. THE CITY OF TUKWILA HAS NO RESPONSIBILITY TO BUILD, IMPROVE, MAINTAIN OT OTHERWISE SERVE ROAD, STORM WATER FACILITY AND PRIVATE UTILITIES LOCATED WITHIN TRACT #—OF THIS SHORT PLAT. Va.'te 4. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS, AND ADDITIONAL DEVELOPMENT OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT STANDARDS TO THE PARENT LOT. 5. FIRE HYDRANTS SHALL BE INSTALLED TO PROVIDE COVERAGE WITHIN 150 FEET OF PROPOSED STRUCTURES AND SO THAT NO POINT OF A STRUCTURE IS MORE THAN 300 FEET FROM A FIRE HYDRANT. ALL DISTANCES ARE MEASURED BY THE PATH OF VEHICULAR TRAVEL. 6. PRIOR TO FINAL INSPECTION ALL INFRASTRUCTURE SHALL BE INSTALLED, INCLUDING LIGHTING PER PLANS PREPARED BY MDP CONSULTING DATED 10/4/2014 AND LANDSCAPING AS APPROVED DURING THE DESIGN REVIEW UNDER TUKWILA LAND USE FILE #L14-0045. 7. CONSTRUCT AND INSTALL WATER, FIRE HYDRANT, SANITARY SEWER, STORM DRAINAGE, AND PRIVATE ACCESS ROAD PER CIVIL PLANS PREPARED BY ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC, FEBRUARY, 2015. KING COUNTY FINANCE DIVISION VOLUME PAGE I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL. THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR PARCEL NUMBER I$ TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILLING. THIS DAY OF 20 CHAIRPERSON, SHORT SUBDIVISION COMMITTEE FILED OF RECORD AT THE REQUEST OF THE TUKWILA EAST WEST, LLC THIS DAY OF 20 AT MIN. PAST M AND RECORDED IN VOLUME OF PLATS ON PAGE RECORDS OF KING COUNTY, WASHINGTON, KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS I, ROY SNYDER, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON CERTIFY THAT THIS PLAT IS BASED ON ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES COURSES AND ANGLES ARE SHOWN HERON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER 'e E, HA. BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE P 'TOr. 11/03/2016 ROY SNYDER , PLS 20847 DATE A PORTION OF THE SE 1/4 OF THE SE 1/4 OF SEC. 03, TWP 23 NORTH, RGE. 4 E. WV OWNER(S)' TUKWILA EAST WEST, LLC ADDRESS' 424 29th St NE Suite C CITY/STATE/ZIP. Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE November 03. 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE SHEET OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT SHORT PLAT NUMBER L14-0032 -N- VICINITY MAP SCALE: 1"=1000' \ P S 107TH S CRESTON S BANGOR S HAZEL S 112TH ST ielclvektAt 3v'pnvdtt roe& *Aid ()Alines TRACT A (ANBAEASEMENT) TRACT A: THE PURPOSE INCLUDES ROAD, STORM. SEWER. UTILITIES AND RECREATION SPACE. e BEGINNING AT THE NORTHWEST CORNER OF LOT 8, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 87'48'52" EAST, A DISTANCE OF 117.00 FEET; THENCE SOUTH 01'48'28" WEST, A DISTANCE OF 60.00 FEET; THENCE NORTH 87'48'52" WEST, A DISTANCE OF 14.37 FEET; THENCE SOUTH 0211'08" WEST, A DISTANCE OF 75.00 FEET; THENCE SOUTH 87'48'52" EAST, A DISTANCE OF 131.86 FEET; THENCE SOUTH 01'48'28" WEST, A DISTANCE OF 30.00 FEET; THENCE NORTH 87'48'52" WEST, A DISTANCE OF 77.38 FEET; THENCE SOUTH 0211'08" WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52" WEST, A DISTANCE OF 156.12 FEET; THENCE NORTH 01'48'28" EAST, A DISTANCE OF 240.00 FEET TO THE POINT OF BEGINNING. RECORDED EASEMENTS 20161019000939 10' WIDE SANITARY SEWER EASEMENT 20161019000940 CONVEYANCE OF PUBLIC IMPROVEMENTS 20161019000941 SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT • SET REBAR & ID CAP • FOUND AS NOTED • MONUMENT FOUND JULY 2016 ▪ CALCULATED POSITION GRAPHIC SCALE 1"=50' 0 50 100 150 n OWNER(S): TUKWILA EAST WEST, LLC ADDRESS' 424 29th St NE Suite C 30' 30' 30' 1 30' 50TH AVE. S (UNIMPROVED) 30' 30' 30' CITY/STATE/ZIP Puyallup, WA 98372 30' NO1'48'28"E 240.00' S. 109TH ST. (UNIMPROVED) _ - 587'51'11'E 294.00' 13 12 11 14 C°4" 15 ®A® r 16 10 17 33' - 01 M 9 587'48'52"E 117.00' B 7 6 N0 48'28"E 60.00' 18 19 20 S87'48'52"6 115.41' 4 2 0 S87'48'52"E 234.00' N87'48'52"W 294.00' NO5'59'02"W 21 11.70' 22 23 24 25 26 S. 111TH ST. (UNIMPROVED) II I 30' III HAZEL ST. FOUND CASE MON JULY 2016 CALC'D POSITION PER ROS 9705199023 FOUND EMPTY CASE of oFOUND CASE MON a I JULY 2016 - _ 112TH ST TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 VOLUME PAGE DRAWN BY RLS DATE November 03. 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE I" = 30' SHEET 2 OF 3 S City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us EAST/WEST TOWNHOMES SHORT PLAT DESCRIPTION (ORIGINAL) OPT PLAT NUMBER L14-0032 30' -N- • 4.O N01'48'28"E 449. 30' 0 n M SET REBAR & ID CAP FOUND AS NOTED MONUMENT FOUND JULY 2018 587'48'52"E 117.00' LOT NUMBER ADDRESS SO FT 1 5044 2,874.60 2 5034 7,487.41 3 5024 1,487.41 4 5014 1,487.41 5 5004 2,524.34 6 5025 1,487.46 7 5035 1,487,46 8 5045 2,848.86 TRACT A 5002 33,448.34 TRACT A 33446.34 SO FT 0.77 ACRES STORM, ROAD, OPEN SPACE TRACT GRAPHIC SCALE 1"=30' NM al all \ -87554 PVT.STORM EASEMENT 10' SANITARY SEWER EASEMENT AFN 20161019000939 0 30 60 90 0 F3 01'48'28'T 60.0 8.51' 66% Z r- 07°..1 so w m z \ LOT 5 33.66' S87'48'5 "E 115.41' 19.83 N W 0 z LOT 2 36.62' LOT 1 19.83' 38.70' 1 \._ 587'48'52"E 131.86 S87'48'50`W 99.09' _ 1n I! \ 10' SANITARYSEWERESMT In I o 1 \ m° S 109TH COURT 30' PRIVATE UTILITY EASEMENTD & n \ \ o\ 54.68' S87' - 8'52"E 77.38' 10' SANITARY --y 4'r— 19.83' 19.83' 37.72' SEWER EASEMENT AFN 20161019000939 \\ \ \ \ 0 \ \ \5 5 \ \ \ 156.12' S87'48'52"E 234.00' N87'48'52"W 294.00' n w o \ S. 111TH ST" (UNIMPROVED) LOT 7 N021 1'08"E 75.00' 19.83' LOT 8 N 38.21 77, M 3 01 z VOLUME PAGE LOTS 1 THROUGH 8, INCLUSIVE, AND LOTS 21 THROUGH 26, INCLUSIVE, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. HAZEL ST. DESCRIPTION (NEW) FOUND CASE MON JULY 2016 ;' PERCROPOSITION05199023 FOUND EMPTY CASE z 30' (1) Q z 1....1 (0 m V) 1n CD O o FOUND CASE MON JULY 2016 112TH ST LOT 1 BEGINNING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59'02" EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28"WEST, A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 38.70 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET; TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTILITIES EASEMENT AS DESCRIBED. LOT 2 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF' 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0271'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTIUTIES EASEMENT AS DESCRIBED. LOT 3 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 56.45 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 02'11'08 -WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH UNE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTILITIES EASEMENT AS DESCRIBED. LOT 4 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 76.29 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST, A DISTANCE OF 75.00 FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTIUTIES EASEMENT AS DESCRIBED. LOT 5 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 96.10 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 02'11'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 33.66 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE. A DISTANCE OF 33.66 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTILITIES EASEMENT AS DESCRIBED. LOT 6 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28 -EAST ALONG THE EAST LINE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST A DISTANCE OF 57.55 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52 -WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTILITIES EASEMENT AS DESCRIBED. LOT 7 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86. RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 37.72 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52 -WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST A DISTANCE OF '75.00 FEET TO THE TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTIUTIES EASEMENT AS DESCRIBED. LOT 8 BEGINNING AT 1H6 SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST LINE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST A DISTANCE OF 37.72 FEET; THENCE SOUTH 0211'08"WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 38.21 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE 30' PRIVATE ROAD AND UTIUTIES EASEMENT AS DESCRIBED. Traci- / flit -v." ✓r cI c:l ceo4ev l h c?rt ul L8t Z lu'L, alert p� w, dt wru4�i p dKcQ 30' PRIVATE ROAD AND UTILITIES EASEMENT wall ratalLW here) BEGINNING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE. ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59'02" EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28"WEST, A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52" WEST, A DISTANCE OF 131.86 FEET; THENCE SOUTH 0211'08" WEST, A DISTANCE OF 30.00 FEET; THENCE S• TH 87'48'52" EAST, A DISTANCE OF 132.06 FEET; THENCE NORTH 01'48'28 -EAST, A DISTANCE OF 30.044)THE POINT OF BEGINNING. OWNER(S): TUKWILA EAST WEST, LLC ADDRESS. 424 29th St NE Suite C CITY/STATE/ZIP' Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE NOVEMBER II, 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE 1" = 30' SHEET 3 OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan®tukwilo.wo.us SHORT PLAT NU V1BER L14-0032 DECLARATION KNOW ALL MEN BY THESE PRESENT THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. TUKWILA EAST WEST, LLC NAME: JONATHAN BARTELS EXECUTIVE MANAGER, TUKWILA EAST WEST, LLC STATE OF WASHINGTON COUNTY OF PIERCE ON THIS DAY PERSONALLY APPEARED BEFORE ME JONATHAN BARTELS, TO ME KNOWN TO BE THE INDIVIDUAL WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGE THE HE SIGNED THE SAME AS HIS VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN MENTIONED. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 20 SIGNATURE: NAME AS COMMISSIONED: TITLE: MY APPOINTMENT EXPIRES: SHORT PLAT NOTES 1. AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN NEW ONE -FAMILY AND TWO-FAMILY DWELLINGS AND TOWNHOUSES. LAND SURVEYOR'S CERTIFICATE I, ROY SNYDER, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON CERTIFY THAT THIS PLAT IS BASED ON ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES COURSES AND ANGLES ARE SHOWN HERON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. U01 ' 10/16/2016 ROY SNYDER , PLS 20847 DATE A PORTION OF THE SE 1/4 OF THE SE 1/4 OF SEC. 03, TWP 23 NORTH, RGE. 4 E. WM. VOLUME PAGE APPROVALS KING COUNTY FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL. THIS DAY OF , 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF , 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR PARCEL NUMBER IS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILLING. THIS DAY OF 20 CHAIRPERSON, SHORT SUBDIVISION COMMITTEE PROTECTIVE COVENANTS SEE PROTECTIVE COVENANTS AS FILED UNDER AUDITOR'S FEE NUMBER THIS DAY OF 2016 AND RECORDED IN VOLUME ON PAGE RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS RECORDING CERTIFICATE FILED OF RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 20 AT MIN. PAST AND RECORDED IN VOLUME OF PLATS ON PAGE , RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS M OWNER(S): TUKWILA EAST WEST, LLC ADDRESS• 424 29th St NE Suite C CITY/STATE/ZIP: Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-8538 DRAWN BY RLS DATE October 19. 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE I = 30' SHEET OF 2 i City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan®tukwila.wa.us SHORT PLAT NUMBER N w 0 M 587'48'52"E 117.00' a 7 5 L14-0032 m 4 69 (4',V ',V 0 o N. h. _.. —w P 1 co N N , O ; LOT 5 S `33.66' 5 LOT 9 33446.34 SO FT - • — 0.77 ACRES - —_ STORM, ROAD, OPEN SPACE TRACT Frztvotfl✓ STORM EASEMENT 4 10' SANITARY SEWER EASEMENT 1.214 to19opt, q-6 ,g, 19.83' NO211'08"E' 75.00' LOT 4 19.83' S87'48'5 19.83 N0211'08"E 75.00' LOT 3 19.83' E 115.41' 9.83 LOT 2 19.83' 21 22 36.62' LOT 1 38.70' U7tLITR AEMEN--; .a o 1 P fS 109TH RI 3 — I '9—. — — S8T :'52"E 10' SANITARY — SEWER EASEMENT I _ Kc. iter... A..201101o19oop1%.` o ii N w .- -- 5 5 o -—I—--fi N 1 0 r • O SET REBAR & ID CAP FOUND AS NOTED MONUMENT FOUND JULY 2018 GRAPHIC SCALE 156.12' S8T48'52"E 234.00' 19.83' LOT 6 N w 0 -- - N Z 2.43' 19.83' S. 11 2TH ST. (UNIMPROVED) 1'=30' IWOMIligs 0 30 60 SURVEYOR'S NOTES • 1. THIS SURVEY DOES NOT PURPORT TO SHOW THE LOCATION OF EASEMENTS OR THE LOCATION OF UTILITIES - EXCEPT AS SHOWN. 2. THE METHOD OF MONUMENT LOCATION WAS FIELD TRAVERSE; THE INSTRUMENT UTILIZED WAS: TOPCON GTS 802A TOTAL STATION 90 19.83' LOT 7 19.83' 3. BASIS OF BEARING AND SURVEY DATA: ROS 9705199023 4. THIS SURVEY COMPLIES WITH ALL STANDARDS AND GUIDELINES OF THE SURVEY RECORDING ACT, CHAPTER 58.09 RCW AND 332-130 WAC. 0 N 0 0 z 25 25 37.72' LOT 8 38.21' 0 M 0 n VJ m z 30' Skov fi'1fEo44r 30' 0 0 N rn N01'48'11"E 8 HAZEL ST. FOUND CASE MON JULY 2016 CALC'D POSITION PER ROS 9705199023 51ST /WE. S LOT NUMBER ADDRESS SQ FT 1 5044 2,874.60 2 5034 1,487.41 3 5024 1,487.41 4 5014 1,487.41 5 5004 2,524.34 6 5025 1,487.46 7 5035 1,487.46 8 5045 2,846.86 9 5002 33, 446.34 FOUND CASE MON JULY 2016 1127-i ST VOLUME PAGE DESCRIPTION (ORIGINAL) LOTS 1 THROUGH 8, INCLUSIVE. AND LOTS 21 THROUGH 26, INCLUSIVE, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT RECORDED IN VOLUME 5 OF PLATS. PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. DESCRIPTION (NEW) LOT 1 BEGINNING AT THE NORTHEAST CORNER OF LOT 1, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59'02" EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28"WEST, A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 38.70 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET; TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. LOT 2 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0711'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 3 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10. POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 56.45 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 02'11'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 4 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 76.29 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08`WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52°WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 5 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS. PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 96.10 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 33.66 FEET; THENCE NORTH 0211'08 -EAST, A DISTANCE OF 75.00 FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 33.66 FEET TO THE POINT OF BEGINNING. LOT 6 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST LINE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 57.55 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52 -WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75,00 FEET TO THE SOUTH LINE OF SAID LOT 28; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 7 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST LINE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST A DISTANCE OF 37,72 FEET TO THE POINT OF BEGINNING. 1HENCE CONTINUE NORTH 87'48'52°WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 02'11'08"EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 8 BEGINNING AT THE SOUTHEAST CORNER OF LOT 26. BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS. PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 37.72 FEET; THENCE SOUTH 02'11'08 -WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52 -EAST ALONG SAID LOT 26 A DISTANCE OF 38.21 FEET TO THE POINT OF BEGINNING. A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC. 03, TWP 23 NORTH, RGE. 4 E. WM. OWNER(S)' TUKWILA EAST WEST, LLC ADDRESS. 424 29th St NE Sulte C CITY/STATE/ZIP' Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP WA 98373 253-3804538 DRAWN 8Y RLS OATE OCTOBER 19, 2018 CHECKED BY RS SCALE 1' . 30' JOB NUMBER 4303-181 SHEET 2 * OF 2 203+00 V -1Y2" WASHED ROCK COMPACTED BACKFILL FILTER FABRIC PERFORATED 8 PVC SDR 35 r CAST -IN-PLACE WALL (DESIGN BY OTHERS) INFILTRATION TRENCH CROSS—SECTION CAST -IN --PLACE WALL (DESIGN BY OTHERS) 202100- -- 'S ;AV qulSlS 2 NOS' 48 10'E thia 10' BSBL CAT \I\ --PLACE WALL (DES G BY OTHERS) \ \ —'CO F`UTOR Y200F N AND DRAINS TC14, ENNCH SIINSTALLL L W AND FINE MESH >iEEN okt OUTLET PIPE. I\\ -BE01N BIOSWALE)'— i / / P // SpC-SIG „9314 BI,O`iNAL E ®Y5% 4 EF / // LE/ / FL 319.5fF' / / GRAPHIC SCALE I ° ( IN PCF, 1 i frlen . 20 n. 20' POND MAXIMUM WSE=320.0' POND BOTTOM ELEVATION=316.0' INFILTRATION POND CROSS—SECTION MSS CAST -IN-PLACE WALL DESIGN BY OTHERS CAST -IN-PLACE WALL (DESIGN BY OTHERS) 3' 3' APPROVED MAR 19 2015 PUBLIC n of Tukwila Works 6" CSTC 2" HMA CL. 4" PG 64-22 4" TOP SOIL AND BIOSWALE HYDROSEED PER THE 2009 KCSWDM BIOSWALE CROSS—SECTION RECEIVF' FEB 09 2015 TUKvulu PUBLIC WORKS PRIOR TO STARTING CONSTRUCTION, CONTACT ONE -CALL 1-800-424-5555, OR 811, FOR UTILITY LOCATIONS. Tukwila 8 Lot Short Plat STORM PLAN AND SECTION J.K. Monarch LLC 424 29th St NE Puyallup, WA 98372 6 0 44 03 SIGNED BY: 0 1 n/ V,2SA • CC 2- z 2 0 w a 0 W cc a 0 N 0 w x N City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us SHORT PLAT NUMBER L14-0032 KNOW ALL MEN 8Y THESE PRESENT THAT WE, THE UNDERSIGNED, OWNERS) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. TUKWILA EAST WEST, LLC NAME• JONATHAN BARTELS EXECUTIVE MANAGER, TUKWILA EAST WEST, LLC STATE OF WASHINGTON COUNTY OF PIERCE ON THIS DAY PERSONALLY APPEARED BEFORE ME JONATHAN BARTELS, TO ME KNOWN TO BE THE INDIVIDUAL WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGE THE HE SIGNED THE SAME AS HIS VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN MENTIONED. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 20 SIGNATURE• NAME AS COMMISSIONED• REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR TITLE• FILLING. MY APPOINTMENT EXPIRES: THIS DAY OF 20 VOLUME PAGE KING COUNTY FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL. THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR PARCEL NUMBER IS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL 1. AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN NEW ONE—FAMILY AND TWO—FAMILY DWELLINGS AND TOWNHOUSES. 2. PROJECT WILL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC., DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORT. 3. THE CITY OF TUKWILA HAS NO RESPONSIBILITY TO BUILD, IMPROVE, MAINTAIN OT OTHERWISE SERVE THE PUBLIC ROAD, STORM WATER FACILITY AND PRIVATE UTILITIES LOCATED WITHIN TRACT "A" OF THIS SHORT PLAT. 4. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS, AND ADDITIONAL DEVELOPMENT OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT STANDARDS TO THE PARENT LOT. I, ROY SNYDER, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON CERTIFY THAT THIS PLAT IS BASED ON ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES COURSES AND ANGLES ARE SHOWN HERON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. // 11/03/2016 ROY SNYDER PLS 20847 DATE CHAIRPERSON, SHORT SUBDIVISION COMMITTEE FILED OF RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 20 AT MIN. PAST M AND RECORDED IN VOLUME OF PLATS ON PAGE RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF SEC. 03, TWP 23 NORTH, RGE. 4 E. WM. OW'IER(S)• TUKWILA EAST WEST, LLC ADDRESS: 424 29th St NE Sulte C CITY/STATE/ZIP: Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP WA 98373 253-380-6538 DRAWN BY RLS DATE JOB NUMBER November 03. 2016 4303-161 CHECKED BY RS SCALE 1 SHEET OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us SHORT PLAT NUMBER L14-0032 VICINITY MAP SCALE: 1"=1000' Y S 112TH ST 49TH AVE S S 107TH S CRESTON 5 BANGOR r S HAZEL • SET REBAR & ID CAP 0 FOUND AS NOTED 4 MONUMENT FOUND JULY 2016 ▪ CALCULATED POSITION GRAPHIC SCALE 1"=50' 0 50 100 150 n OWNER(S)• TUKWII.A EAST NEST, LLC ADDRESS: 424 29th St NE Sults C 30' 30' 30' 1 30' NO1'48'28"E 449.80' 30' 30' 30' I 30' CITY/STATE/ZIP Puyallup, WA 98372 NO1'48'28-E 240.00' ;9, S. 109TH ST. (UNIMPROVED) 587'51'11-E 294.00' 13 14 12 eC' ®SONO 15 11� 16 — — — — )el 10 17 9 587'48'52-E 117.00' 8 7 6 30' N01'48'28"E 60.00' 18 19 20 587'48'52"E 115.41' N05.59'02"w 21 11.70' 33' \ nll n HAZEL ST. FOUND CASE MON JULY 2016 CALC'D POSITION PER ROS 9705199023 FOUND EMPTY CASE 5 �� m ��j�22 N m 4 5 JeP co o q, (<4,�G 23 a .er w z I 1 G� m N co n 2 24 icer 25 26 Z 0 O O I W N N • O z z S87'48'52"E 234.00' 30' I N87'48'52"W 294.00' 1- S. 111TH ST. (UNIMPROVED) TRUE POINT SURVEYING, LLP PO Box 731909 PUYALLUP WA 98373 253-380-6538 M 1 nFOUND CASE MON 1 JULY 2016 112TH ST VOLUME PAGE DRAWN BY RLS GATE November 03. 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE - 30' SHEET 2 OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwila.wa.us SHORT PLAT NUMBER L14-0032 30' —N— • O A VE. S (UNIMPROVED) 30' NO1'48'28"E 240.00' 9 S87'48'52"E 117.00' 8 7 6 N01'48'28"E h.` .6f% /• 'i 0 may` '5yi \ LOT 9 — 33446.34 SO FT z 0.77 ACRES— ' STORM, ROAD, OPEN SPACE TRACTS STORM EASEM_^ E T 4.10' SANITARY SEWER EASEMENT M n SET REBAR & ID CAP FOUND AS NOTED MONUMENT FOUND JULY 2018 GRAPHIC SCALE "=30' MI PM 0 30 60 90 2 1 18 19 20 S87'48'52"E 115.41' HAZEL ST. DESCRIPTION (ORIGINAL) N N iia 87'48'52"E 131.86' S 109TH COURT 30' PRIVATE ROAD & UTILITY EASEMENT 0 SANITARY SEWER EASEMENT W 5\ 156.12' \5 S87'48'52'E 234.00' N87'48'52'W 294.00' S87' 8'52"E 13.60' 19.83' 19.83' 37.72' LOT N0211'08"E 75.00' °' 2.43' 19.83' LOT 19.83' N0211'08"E 75.00' v LOT 8 38.21' S. 111 TFT ST. (UNIMPROVED) O 10/16/16 o . 0 z 30' 30' FOUND CASE MON JULY 2016 CALC'D POSITION PER ROS 9705199023 FOUND EMPTY CASE 1 O O 6 FOUND CASE MON _ — I JULY 2016 _ 112TH ST VOLUME PAGE LOTS 1 THROUGH 8, INCLUSIVE, AND LOTS 21 THROUGH 26, INCLUSIVE, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. DESCRIPTION (NEW) LOT 1 BEGINNING AT THE NORTHEAST CORNER OF LOT 1, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59'02" EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28"WEST, A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 38.70 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET; TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. LOT 2 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 02'11'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52 -EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 3 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 56.45 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52'WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 4 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, •PAGE• 86, .RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 76.29 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52'EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 5 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. - - - THENCE NORTH 87'48'52"WEST, A DISTANCE OF 96.10 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 02'11'08'WEST, A DISTANCE OF 75.00 FEET; -THENCE NORTH 87'48'52"WEST, A DISTANCE OF 33.66 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 33.66 FEET TO THE POINT OF BEGINNING. LOT 6 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 57.55 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52"WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 02'11'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 7 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST LINE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52'WEST A DISTANCE OF 37.72 FEET TO THE POINT OF BEGINNING' THENCE CONTINUE NORTH 87'48'52'WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 02'11'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH LINE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 8 BEGINNING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52 -WEST A DISTANCE OF 37.72 FEET; THENCE SOUTH 0211'08"WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 38.21 FEET TO THE POINT OF BEGINNING. LOT NUMBER 400RE55 50 FT 1 5044 2,874.60 2 5034 1,487.41 3 5024 1,487.41 4 5014 1,487.41 5 5004 2,524.34 6 5025 1,487.46 7 5035 1,487.46 8 5045 2,846.88 6 5002 33,446.34 ONMER(S)• TUKWILA EAST WEST, LLC ADDRESS' 424 29th St NE Sults C CITY/STATE/ZIP' Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE NOVEMBER 11, 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE 1' - 30' SHEET 3 OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone 206) 431 AX (206) 431-3665 E—mail:((Etukplan SHORT PLAT NUMBER L14-0032 KNOW ALL MEN BY THESE PRESENT THAT WE, THE UNDERSIGNED, OWNER(S)IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. TUKWILA EAST WEST, LLC NAME. JONATHAN BARTELS EXECUTIVE MANAGER, TUKWILA EAST WEST, LLC STATE OF WASHINGTON COUNTY OF PIERCE ON THIS DAY PERSONALLY APPEARED BEFORE ME JONATHAN BARTELS, TO ME KNOWN TO BE THE INDIVIDUAL WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGE THE HE SIGNED THE SAME AS HIS VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN MENTIONED. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF 20 SIGNATURE. NAME AS COMMISSIONED: TITLE: MY APPOINTMENT EXPIRES: • 1. AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN NEW ONE—FAMILY AND TWO—FAMILY DWELLINGS AND TOWNHOUSES. 2. PROJECT WILL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC.. DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORT. 3. THE CITY OF TUKWILA HAS NO RESPONSIBILITY TO BUILD, IMPROVE, MAINTAIN OT OTHERWISE SERVE THE PUBLIC ROAD, STORM WATER FACILITY AND PRIVATE UTILITIES LOCATED WITHIN TRACT A' OF THIS SHORT PLAT. 4. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS, AND ADDITIONAL DEVELOPMENT OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT STANDARDS TO THE PARENT LOT. I, ROY SNYDER, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON CERTIFY THAT THIS PLAT IS BASED ON ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES COURSES AND ANGLES ARE SHOWN HERON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. 11/03/2016 ROY SNYDER , PLS 20847 DATE VOLUME PAGE KING COUNTY FINANCE DIVISION ` I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL. THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR PARCEL NUMBER IS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILLING. THIS DAY OF 20 CHAIRPERSON. SHORT SUBDIVISION COMMITTEE FILED OF RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 20 AT MIN. PAST AND RECORDED IN VOLUME OF PLATS ON PAGE RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF SEC. 03, TWP 23 NORTH, RGE. 4 E. WM. M OAMER(S)TUKWILA EAST WEST, LLC ADDRESS. 424 29th St NE Sults C CITY/STATE/ZIP. Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 DRAWN BY RLS DATE November 03. 2016 J08 NUMBER 4303-161 CHECKED BY RS SCALE SHEET 1 OF 3 .,,,,obt4 City of Tukwila �, Department of Community Development 20 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E—mail: tukplan@tukwilo.wa.us SHORT PLAT NUMBER -N- L14-0032 VICINITY MAP SCALE: 1"=1000' y 3 49TH AVE S S 107TH S CRESTON 5 BANGOR S HAZEL S 112TH ST • SET REBAR & ID CAP O FOUND AS NOTED 40- MONUMENT FOUND JULY 2016 CALCULATED POSITION GRAPHIC SCALE 1"=50' 0 50 100 150 1 0 OWNER(S): TUKWILA EAST WEST, LLC ADDRESS: 424 29th St NE Sulte C 30' I 30' 30' I 30' 0 1 ml a a ▪ Ico z I O I0 CCI 0 zIz QI 30' 30' 30' I 30' CITY/STATE/ZIP• Puyallup. WA 98372 N01'48'28 -E 240.00' 0 S. 109TH ST. (UNIMPROVED) - - S87'51'11"E 294.00' 33' \ nll o I 13 14 12 epP 1 z 49_0 15 HAZEL ST. 11® fo�. 60 40v 16 I I\ m 10 17 , I 1 mN I m a I :- Iz Li II m p V7 m 130' 9 S87'48'52'E 117.00' 8 7 n n 18 19 0 20 Z 587'48'52"E 115.41' 6 N0511.70?.w I � 21 5 'eFC3q. 22 dste P 4 G.F\�'J� 23u,er 3(i �0 I 2 25 1 I 24 100 587'48'52"E 234.00' 26 - N87'48'52'w 294.00' S. 111TH ST. (UNIMPROVED) TRUE POINT SURVEYING. LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 N01'48'28"E 168.42' 'a Yz 30' 30' FOUND CASE MON JULY 2016 1 CALC'D POSITION PER ROS 9705199023 FOUND EMPTY CASE SII of cFOUND CASE MON I JULY 2016 112TH ST VOLUME PAGE DRAWN BY RLS DATE November 03. 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE 1' . 30' SHEET 2 OF 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E mail: tukplan@tukwila.wa.us SHORT PLAT NUMBER 50TH AVE, S (UNIMPROVED) 30' 30' NO1'48'28"E 240.00' L14-0032 8 S87'48'52"E 117.00' 8 7 NO1'48'28"E 60.00' y457 66/ 6 /+.6i 0 / a. LOT \ 334 z -- --0.77 ACRES- - STORM, ROAD, OPEN SPACE TRACT-" `--- / M EASEMENT' f 10' -SANITARY SEWER EASEMENT 3 18 98 20' 587'48'52"E 115.41' 19.83' 19.83 19.83 N —I 36.62' HAZEL ST. DESCRIPTION (ORIGINAL) FOUND CASE MON JULY 2016 CALC'D POSITION I PER ROS 9705199023 FOUND EMPTY CASE 10' SANITARY SEWER EASEMENT 8'52 37.72' __A' \ LOT 6 LOT 7 K e, w,,., 20«019 0/0n$9 0 ^ ^ W ii1 \5 5 \ o o LOT 8 \ \ o z o \ \ z n M • SET REBAR & ID CAP 0 FOUND AS NOTED MONUMENT FOUND JULY 2018 GRAPHIC SCALE 1"=30' W_—_— 0 30 60 90 156.12' S87'48'52"E 234.00' N87'48'52"W 294.00' 2.43' 19.83' S. 111TH ST. (UNIMPROVED) 19.83' 10/16/16 38.21' 0 30' 1 O O (FOUND CASE MON d- I JULY 2016 112THST 1 VOLUME PAGE LOTS 1 THROUGH 8, INCLUSIVE, AND LOTS 21 THROUGH 26, INCLUSIVE, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WAS DESCRIPTION (NEW) LOT 1 BEGINNING AT THE NORTHEAST CORBIER OF LOT' OERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT R CORDED IN UME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE SOUTH 05'59'02" EAST, A DISTANCE OF 11.70 FEET; THENCE SOUTH 01'48'28"WEST, A DISTANCE OF 63.42 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 38.70 FEET; THENCE NORTH 02'11'08"EAST, A DISTANCE OF 75.00 FEET; TO THE NORTH UNE OF SAID LOT 21;THENCE SOUTH 87'48'52"EAST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING. LOT 2 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 36.62 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 02'11'08 -EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH UNE, A DISTANCE OF 19.83 FEET TO THE POINT OF BEGINNING. LOT 3 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE OF 56.45 FEET TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST, A DISTANCE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH LINE, A DISTANCE OF 19.83 EFT TO THE POINT OF BEGINNING. LOT 4 COMMENCING AT THE NORTHEAST CORNER OF LOT 21, 8 SCK 10, OTTERY WORK ON TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDE4 UME 5 F PLATS,•PAGE RECORDS OF KING COUNTY, WASHINGTON. -.................-- THENCE NORTH 87'48'52"WEST, A DISTANCE 0 76.29 Fa T TO THE POINT OF BEGINNING, THENCE SOUTH 0211'08"WEST, A DISTANCE OF 75.00" ET;"T}1 •CE NORTH 87'48'52 -WEST, A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST, A •CE OF 75.00 FEET TO THE NORTH LINE OF SAID LOT 21; THENCE SOUTH 87'48'52 -EAST ALONG SAID NORTH LINE, A DISTANCE F 1 • =3" ET TO THE POINT OF BEGINNING. LOT 5 1, COMMENCING AT THE NORTHEAST CORNER OF LOT 21, 6. 4CK 10, OTTERY IDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECOR• • ' , 8LUME 5 01 PLATS, PA. 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 87'48'52"WEST, A DISTANCE '1 96.10=F ET TO THE POINT OF BEGINNING -.'THENCE SOUTH 0211'08 -WEST, A DISTANCE OF 75.00 EET;- CE NORTH 87'48'52 -WEST, A DISTANCE OF 33.66 FEET; THENCE NORTH 0211'08"EAST, A NCE OF 75.00 FEET TO THE NORTH UNE OF SAID LOT 21; THENCE SOUTH 87'48'52"EAST ALONG SAID NORTH UNE, A DISTANCE OF 33.66 FEET TO THE POINT OF BEGINNING. LOT 6tL 5'*)6h lb Msb 1.°G11;n6iSi, Wt"rt COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 57.55 FEET TO THE POINT OF BEGINNINGL THENCE CONTINUE NORTH 87'48'52"WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08"EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 7 COMMENCING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'46'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 37.72 FEET TO THE POINT OF BEGINNINGy THENCE CONTINUE NORTH 87'48'52"WEST A DISTANCE OF 19.83 FEET; THENCE SOUTH 0211'08 WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 A DISTANCE OF 19.83 FEET; THENCE NORTH 0211'08 -EAST A DISTANCE OF 75.00 FEET TO THE TO THE POINT OF BEGINNING. LOT 8 BEGINNING AT THE SOUTHEAST CORNER OF LOT 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. THENCE NORTH 01'48'28"EAST ALONG THE EAST UNE OF SAID BLOCK 10, A DISTANCE OF 75.00 FEET; THENCE NORTH 87'48'52"WEST A DISTANCE OF 37.72 FEET; THENCE SOUTH 0211'08 -WEST A DISTANCE OF 75.00 FEET TO THE SOUTH UNE OF SAID LOT 26; THENCE SOUTH 87'48'52"EAST ALONG SAID LOT 26 NCE OF 38.21 FEET TO THE POINT OF BEGINNING. 1 5044 2,874.60 2 5034 1,467.41 J 5024 1,487.41 4 5014 1,487.41 5 5004 2,524.34 6 5025 1,487.46 7 5035 1,487.46 6 5045 2.644.86 6 5002 33,446.34 OWNER(S). TUKWILA EAST WEST, LLC ADDRESS' 424 29th St NE Sulfa C CITY/STATE/ZIP. Puyallup, WA 98372 TRUE POINT SURVEYING, LLP PO BOX 731909 PUYALLUP, WA 98373 253-380-6538 ORAWN BY RL5 OATE NOVEW3ER II, 2016 JOB NUMBER 4303-161 CHECKED BY RS SCALE I. - 30' SHEET 3 OF 3 August 24, 2015 Fred Herber JK Monarch PO Box 188 Puyallup, WA 98371 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director RE: Request for Short Plat Extension: 5V Ave. S Townhomes Short Plat — L14-032, PL14-0022 5002/5004/5014/5024/5025/5034/5035/5044/5045 S. 109th Court, Tukwila, WA 98178 Dear Mr. Herber, As you know, the Tukwila Short Subdivision Committee granted preliminary approval to the above -reference short plat application on December 23, 2014. Per TMC 17.12.040, upon written request by the applicant, "the Short Subdivision Committee may grant one extension of no more than one year." The Short Subdivision Committee has reviewed your request for extension. This letter is to acknowledge our approval of your request and to formally extend the deadline from December 23, 2015 to December 23, 2016. There is no expectation or certainty that future extensions will be granted. The planner for this project is Laura Benjamin. She can be reached at Laura.Beniamin@TukwilaWA.gov and 206- 433-7166. Sincerely, ck Pace ommunity Development Director JK MONARCH 1 r.t l.: t-1 C) r+i E S Jack Pace Community Development Director City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 RE: 51st Street Short Plat Expiration Extension Dear Mr. Pace, Po Box 188 Puyallup, WA 98371 (253) 840-5660 Fax 253-840-3350 Our 51st Street Short plat (L14-0032) one year expiration is December 23rd, 2015 and at this time we are requesting a one year extension. We are requesting this extension as we are still working with King County on the right of way permit and with the City of Tukwila building department for the building units. With the weather season approaching we do not plan on starting this until early spring but will have the work finished before the end of the extension period. Thailt'you f9T your time in this matter. Fred Herber Land Development Manager Cita of J utw ` ,a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin , HEREBY DECLARE THAT: Notice of Application X Notice of Decision L14-0045 Notice of Public Hearing Notice of Public Meeting Mailer's signature. Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/att e on this 2.3 day of peener, Project Name: 51st Avenue S Townhomes Short Plat Project Number: 1,14-0032 Associated File Number (s): PL14-0022, E14-0008, L14-0045 Mailing requested ' y: Laura Benjamin Mailer's signature. W:\USERS\LAURA\.51ST AVE TOWNHOMES\SHORT PLAT\L14-0032 SHORT PLAT AFFIDAVIT OF DISTRIBUTION.DOC Gil Hulsmann Abbey Road Group Land Development Services Company, LLC PO Box 1224 Puyallup, WA 98371 High Country Homes PO Box 188 Puyallup, WA 98371 Washington Department of Ecology, SEPA Unit sepaunit@ecv.wa.gov King County Assessor's Office, Accounting Division 500 Fourth Avenue, Room 709A Seattle, WA 98104 W:\USERS\LAURA\51ST AVE TOWNHOMES\SHORT PLAT\L14-0032 SHORT PLAT AFFIDAVIT OF DISTRIBUTION.DOC December 19, 2014 lu) i15 --Ob 11. City of Tukwila Jim Haggerton, Mayor t Department of Community Development Jack Pace, Director NOTICE OF DECISION Gil Hulsmann Abbey Road Group Land Development Services Company, LLC PO Box 1224 Puyallup, WA 98371 RE: Short Plat L14-0032 Tax Parcel #: 687420-1065, -1050, -1045, -1040, -1143, -1144, -1145, -1150, -1160 Dear Mr. Hulsmann, The Short Subdivision Committee has completed review of your short plat application (L14-0032), and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official issued a SEPA Determination of Non -Significance on November 13, 2014 for this application (E14-0008). This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. The conditions imposed are to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.12.020 C in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS Prior to Final Short Plat, the following comments need to be addressed: 1) Revise the Short Plat survey map (see attached redlined survey) to address the following: V01l.-:/ a. Change permit number on Short Plat to 114-0032. OK /1 bO Add the following note: "An approved automatic fire sprinkler system shall be installed in new one -family and two-family dwellings and townhouses." ✓? Q Addresses and new street number/name have been assigned and shall be noted on the short plat documents. See redlined survey. +w f,N./ 2) Install all infrastructure including access road, utilities and storm drainage identified on Civil Plans prepared by J.K. Monarch, LLC dated 10/29/2014. Also, lighting shall be installed per plans prepared by MDP Consulting dated 10/04/2014. 01'- C ,,, roe. iti-mbm N G NvF P s ! 5- O0 !1 bwner shall sign with Notary, a Public Sanitary Sewer Easement to be prepared by Public Works. This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. A J 0V. Provide a legal description for the new Public Sanitary Sewer Easement within a portion of new Lot 5, new Loth; and TRACT A. 4 etk 5) Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement to be prepared by OI--*• Public Works. Agreement will be recorded at King County, after Mayor signs the document. Submit signed agreement at least ten (10) days prior to expected final short plat recording, as City must have time to process this document). J✓ 14.+6) Turnover documents will be required for the new Public Sanitary Sewer. Provide cost for new sanitary sewer main to be turned over. City will prepare document for Owner's signature. Landscaping shall be installed per the approved landscape plans prepared by GHA Landscape Architects dated 10/27/2014. Landscaping shall be installed prior to final inspection of each building permit. J' 7) v 8) ,A/9) Provide a completed Traffic Concurrency Certificate Application. Test Fee is $1,200.00 for 8 residential units. PS• �w c14oo oK- Half-street improvements along the West side of 5151 Ave. South may be required by King County; including paving, street lighting, curb, gutter, sidewalk, driveway access, and storm drainage. Contact King County for permit requirements. 10) The final grading plan must show a flat area below any second story rescue windows for Fire Department ground ladder placement. If unable to provide a suitable flat area adjacent to the house, please contact the Tukwila Fire Marshal's office at 206-575-4404. vitt iY1 -- 11) All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved vT turnaround. The proposed access road as shown on the Civil Plans prepared by J.K. Monarch, LLC plans dated 10/29/2014 complies with this requirement. 12) Fire hydrants shall be installed to provide coverage within 150 feet of proposed structures and that no point of a structure is no more than 300 feet from a fire hydrant. All distances are measured by the path of vehicular travel. The location of fire hydrants as shown on the Civil Plans prepared by J.K. Monarch, LLC dated 10/29/2014 complies with the fire hydrant spacing requirements. copy of CC&Rs shall be provided to the city for review and recorded as part of the short plat. NEXT STEPS: 1. Construction permits: Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For City of Tukwila utilities, contact Tukwila Public Works at 206-433-0179 for a Public Works (PW) Type 'C' permit. For utilities provided by other entities, contact the individual providers. 2. Final Approval: Submit documents for final approval. After installing the required site improvements and complying with the conditions of approval submit the necessary short plat documents (survey, legal descriptions, and other required paper work) for city signatures. All taxes and fees assessed against the property must be current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior to submitting final documents. After the documents have been found to be in order, and the all of the requirements of the short plat have been met, the Chair of the Short Subdivision Committee signs your short plat which constitutes a grant of final approval. 3. Recording: The signature of the Chairman of the Short Subdivision Committee certifies that your short plat application is ready for recording. It is your responsibility to record the City approved short plat documents with the King County Department of Records. You will need to pay the recording fees and submit your approved original short plat to King County. The short plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. The building permits on the short platted property may not be issued until a copy of the recorded short plat (or original) is returned to the Department of Community Development. EXPIRATION OF PRELIMINARY APPROVAL The final approved short plat must be filed with the King County Department of Records within one year from the date of this preliminary approval or the application will expire. The City may grant a single one year extension if requested in writing prior to the expiration date. APPEAL RIGHTS This short plat approval decision may be appealed to the Hearing Examiner. One administrative appeal of the decision on the short plat, excluding challenges to the DNS, is permitted. If no valid appeals are filed within the time limit, the decision of the Department will be final. In order to appeal the decision a written notice of appeal must'bk filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner's L14-0032 51st Ave 5 Townhomes SP Cond Approval.doc decision pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If you have any questions about this matter please direct them to the project planner, Laura Benjamin. She can be reached at 206-433-7166, and Laura.Benjamin@TukwilaWA.gov. Sincerely, Jac ace Chaff , Short Subdivision Committee Enclosure: Short Plat Map cc: Bob Giberson, Public Works Director (please initial your approval) Chris Flores, Fire Chiexcf_ (please initial your approval) High Country Homes, LLC, Owner King County Assessor, Accounting Division Department of Ecology, SEPA Division L14-0032 51st Ave S Townhomes SP Cond Approval.doc 12/19/2014 3. Recording: The signature of the Chairman of the Short Subdivision Committee certifies that your short plat application is ready for recording. It is your responsibility to record the City approved short plat documents with the King County Department of Records. You will need to pay the recording fees and submit your approved original short plat to King County. The short plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. The building permits on the short platted property may not be issued until a copy of the recorded short plat (or original) is returned to the Department of Community Development. EXPIRATION OF PRELIMINARY APPROVAL The final approved short plat must be filed with the King County Department of Records within one year from the date of this preliminary approval or the application will expire. The City may grant a single one year extension if requested in writing prior to the expiration date. APPEAL RIGHTS This short plat approval decision may be appealed to the Hearing Examiner. One administrative appeal of the decision on the short plat, excluding challenges to the DNS, is permitted. If no valid appeals are filed within the time limit, the decision of the Department will be final. • 1,� In order to appeal the decision a written notice of appeal must.b. filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner's L14-0032 51st Ave S Townhomes SP Cond Approval.doc 12/19/2014 5 Stantec November 19, 2014 File: 185750184 Attention: Mr. Fred Herber C/O Abbey Road Group P.O. Box 1224 Puyallup, Washington 98372 Reference: Responses to Review Comments J.K. Monarch - Tukwila 9 Lot Short Plat S. Hazel Street and 51st Avenue South Tukwila, Washington Dear Mr. Herber, Stantec Consulting Services, Inc. 1113o NE 33rd Place, Suite 200 Bellevue, Washington 98004 (425) 869-9448 (425) 869-1190 Fax Stantec has prepared this letter to provide responses to peer review comments made by HWA Geosciences, Inc. in their letter dated November 5, 2014 on behalf of the City of Tukwila. The following Responses are in the same order as the review comments: our revised report (November 19, 2014), we have included all tax parcels that are part of the proposed development. i e have reviewed and discussed relevant aspects of the Tukwila Municipal Code (Section 18.45.120) in the Landslide Hazard section of our report. We discuss surficial sloughing potential in this section, in the Slope Stability Analyses section, and in the Conclusions sections of the revised report. Jule have made the transpose error corrections in the seismic values and reference to the 2012 IBC in the Seismic Hazard section of the revised report. We believe that with higher embedment on the order 5 feet of foundations closest to the crest of slope, it is our opinion that a 20 -foot setback at the surface level, and effectively an approximate 30 - foot setback at the nearest foundation level for the buildings from the crest of the slope is suitable. The expected rate of slope retreat is very slow, provided surface water is controlled and adequate vegetation is in place below the new buildings and development area. We do not believe that there is any issue within the design life of the proposed structures. e have added a paragraph for compaction of structural fill and the suitability of structural fill for ffoo ndation support in the Foundation section of the revised report. • V/ We have added the missing paragraph due to transpose error regarding footing drain placement around the buildings in the Foundation section of the revised report. Design with community in mind November 19, 2014 Tukwila Short Plat Page 2 of 2 Reference: Responses to Review Comments e have provided the design PGA and modified the wall design parameters in the Retaining Walls ion of the revised report. • ,Xn the Infiltration section of the report, we have included a paragraph regarding potential effects of infiltration on slope stability below the project along with potential monitoring that could be conducted to evaluate the short -moderate term effects on the slope. e have included our opinion on the potential sloughing of slope due to potential leaks of the new (relocated) sanitary sewer, across the sire, near the crest of the slope in the Utilities section of the revised report. If you have any questions, please contact the undersigned at (425) 869-9448, ext. 148. Regards, Stantec Consulting Services, Inc. Phil Haberman, P.G., P.E.G. Senior Project Manager phil.haberman@stantec.com Gopal A. Singam, P.E. Senior Geotechnical Engineer gopal.gopalasingamcistarttec,com GAS/PAH/gas/ms Design with community in mind Stantec PROPOSED SHORT PLAT TUKWILA, WA Geotechnical Investigation Prepared for: Abbey Road Group Job No. 13-138 P.O. Box 1224 Puyallup, Washington 98372 Prepared by: Stantec Consulting Services, Inc. 11130 NE 33rd Place, Suite 200 Bellevue, Washington 98004 Tel: (425) 869-9448 Fax: (425) 869-1190 Project No.: 185750184 Revised November 19, 2014 Tukwila, WA Geotechnical Investigation Section 1: Introduction Table of Contents 1 Introductiion 1 2 Project Description 1 3 Site Description 1 4 Geotechnical Subsurface Investigation 2 4.1 Site Investigation Program 2 5 Soil and Groundwater Conditions 3 5.1 Area Geology 3 5.2 Soil Conditions 3 6 Geological Hazards 5 6.1 Landslide Hazard 5 6.2 Erosion Hazard 6 6.3 Seismic Hazard 6 7 Slope Stability Analyses 7 8 Discussion 8 8.1 General 8 9 Recommendations 9 9.1 Site Preparation 9 9.2 Temporary Excavations 9 9.3 Erosion and Sediment Control 10 9.4 Foundation Design 11 9.5 Retaining Walls 12 9.6 Slab -on -Grade 13 9.7 Infiltration 13 9.8 Utilities 15 9.9 Groundwater Influence on Construction 16 9.10 Pavement Design 16 10 Construction Field Reviews 17 11 Closure „ 18 List of Appendices Appendix A Statement of General Conditions Appendix B Site Maps Appendix C Borehole Log Records Stantec Revised November 19, 2014 Project No. 185750184 Tukwila, WA Geotechnical Investigation Section 1: Introduction 1 INTRODUCTION In accordance with your authorization, Stantec Consulting Services, Inc. (Stantec) has completed a geotechnical investigation for the proposed residential short plat located southwest of the intersection of South Hazel Street and 51st Avenue South in Tukwila, Washington (Figure 1). The purpose of the geotechnical investigation was to identify subsurface conditions and to provide geotechnical recommendations for design and construction of the proposed residential buildings. The scope of work for the geotechnical investigation consisted of a site investigation followed by engineering analyses to prepare this report. Recommendations presented herein pertain to various geotechnical aspects of the proposed development, including foundation design and pavement recommendations. 2 PROJECT DESCRIPTION The currently proposed development includes two, 2 to 3 story residential buildings (8 total units) along with asphalt paved parking areas, stormwater facilities, and landscaped regions. We understand that the structures will be wood framed and supported by continuous perimeter footings and column pads within the building footprints. The two multi -story buildings will be located in the eastern portion of the site. We have reviewed a site plan dated January 17, 2014 updated April, 2014 which shows the site layouts and proposed developments. We have included a copy of this site plan in Figure 5. We anticipate that foundation Toads will be generally light to moderate; on the order of 2 kips per square foot (ksf). We anticipate that site grading will include cuts and fills on the order of 4 feet or less for general site development and cuts of up to 8 feet for construction of concrete basement/retaining walls along the west sides of the proposed structures. Stormwater infiltration facilities will be located west of the buildings. Relatively short concrete retaining walls will be located around the sides of the infiltration pond and along the bioswale south of the pond. We have not received specific site grading information, building foundation details, or retaining wall details. 3 SITE DESCRIPTION The site is located southwest of the intersection of South Hazel Street and 51St Avenue South in Tukwila, Washington. The general location of the site is shown on Figure 1 (Vicinity Map). The site includes nine tax parcels (No.'s 6874201065, 68474201045, 6874201040, 6874201050, 6874201143, 6874201144, 6874201145, 6874201150, and 6874201160) with a total area of approximately 1.123 acres. Stantec Revised November 19, 2014 Project No. 185750184 1 Tukwila, WA Geotechnical Investigation Section 4: Geotechnical Subsurface Investigation The site slopes downward toward the west and southwest at magnitudes ranging from approximately 25 to 40 percent with an average overall gradient of about 30 percent. The topographic relief across the site is approximately 50 feet. A short slope extends downward into the site from 51st Avenue South with a magnitude of up to 100 percent and topographic relief of 6 to 10 feet (north to south along site frontage). This slope appears to have been created during construction of 51st Avenue South (filled area). The site is undeveloped and is vegetated with blackberries, grasses, and ferns, along with sparse deciduous and evergreen trees. Areas of vegetation debris and other fill materials are located along the east and south margins of the property. The site is bordered to the east by 51st Avenue South, to the north by a commercial building, to the south by multi -story residential buildings, and to the west by undeveloped land and residential structu res. 4 GEOTECHNICAL SUBSURFACE INVESTIGATION 4.1 Site Investigation Program The geotechnical field investigation program was completed on December 24, 2013 and included drilling and sampling two hollow stem auger borings drilled by a Stantec subcontractor, using a limited access track mounted drill rig. The borings were located strategically to provide data across the site between the relative topographic high and low points. Additionally, five hand borings were advanced near proposed building corners to confirm the shallow soil conditions anticipated from the results of the drilled borings. The soils encountered were logged in the field during the exploration and are described in accordance with the Unified Soil Classification System (USCS). Disturbed soil samples were obtained by using the Standard Penetration Test (SPT) as described in ASTM D-1586. The Standard Penetration Test and sampling method consists of driving a standard 2 -inch outside - diameter, split barrel sampler into the subsoil with a 140 -pound hammer free falling a vertical distance of 30 inches. The summation of hammer -blows required to drive the sampler the final 12 - inches of an 18 -inch sample interval is defined as the Standard Penetration Resistance, or N -value. The blow count is presented graphically on the boring Togs in this appendix. The resistance, or "N" value, provides a measure of the relative density of granular soils or of the relative consistency of cohesive soils. A Stantec field representative directed the drilling program, collected disturbed soil samples from split spoon sampler tubes, classified the encountered soils, kept a detailed log of each auger hole, and observed and recorded pertinent site features. The results of the drilling and sampling are presented on the boring logs enclosed in Appendix C. Stantec Revised November 19, 2014 Project No. 185750184 2 Tukwila, WA Geotechnical Investigation Section 5: Soil and Groundwater Conditions 5 SOIL AND GROUNDWATER CONDITIONS 5.1 Area Geology The site lies within the Puget Lowland. The lowland is part of a regional north -south trending trough that extends from southwestern British Columbia to near Eugene, Oregon. North of Olympia, Washington, this lowland is glacially carved, with a depositional and erosional history including at least four separate glacial advances/retreats. The Puget Lowland is bounded to the west by the Olympic Mountains and to the east by the Cascade Range. The lowland is filled with glacial and non -glacial sediments consisting of interbedded gravel, sand, silt, till, and peat lenses. The Geologic Map of Seattle, indicates that the site is located near the contact between Vashon Glacial Till and Vashon Advance Outwash. Vashon Glacial Till is typically characterized by an unsorted, non -stratified mixture of clay, silt, sand, gravel, cobbles and boulders in variable quantities. These materials are typically dense and relatively impermeable. The poor sorting reflects the mixing of the materials as these sediments were overridden and incorporated by the glacial ice. Vashon Glacial Till is typically underlain by Vashon Advance Outwash, which consists of poorly graded sand with local silt and clay interbeds deposited in front of the advancing glaciers. These materials are dense to very dense and typically moderately to highly permeable. Vashon Advance Outwash, which is locally known as the Esperance Sand member of the Vashon Drift, is commonly underlain by the Lawton Clay member of the Vashon Drift and/or Pre -Fraser Deposits. In the area of the site, the Advance Outwash is underlain by the fine grained member of the Pre -Fraser Deposits. North of the site, the outwash deposits are underlain by Lawton Clay. Many documented landslides in the City of Seattle and vicinity occur at or near the contact between the Esperance Sand (Advance Outwash) and underlying Lawton Clay. This is due in part to surface water infiltrating through the permeable outwash deposits down to the impermeable silt -clay materials. Following extended periods of heavy precipitation, the increased groundwater causes blowouts near the contact between the sand and silt/clay. The site is mapped with an overprint of mass wastage deposits. These typically signify that earth movement has occurred in the area, although exact timing is typically unknown and is based on interpretation of surficial conditions, vegetation, landforms, and shallow soil conditions. 5.2 Soil Conditions Details of the encountered soil conditions are presented on the boring logs in Appendix C. The detailed soil description on these Togs should be referred to in preference to the generalized description provided below. Boring B-1 The soils encountered in Boring B-1 included approximately 12 to 18 inches of vegetation and topsoil underlain by approximately 11.5 feet of medium dense, fine to medium grained sand with areas of gravel and silt (Weathered Advance Outwash). This layer was underlain by approximately 52 feet of very dense, fine to medium grained sand with areas of gravel (Advance Outwash). This layer was underlain by hard silt with variable amounts of sand and clay (Pre -Fraser Deposits), which extended to the termination depth of B-1. Stantec Revised November 19, 2014 Project No. 185750184 3 Tukwila, WA Geotechnical Investigation Section 5: Soil and Groundwater Conditions Boring B-2 The soils encountered in Boring B-2 included approximately 9 feet of medium dense, fine to medium grained sand with variable amounts of gravel and silt (Fill), underlain by medium dense to very dense, fine to medium grained sand with areas of gravel and silt (Advance Outwash), which extended to the termination depth of B-2. Hand Borings HB -1 through HB -5 All of the hand borings encountered approximately 6 to 12 inches of topsoil and vegetation underlain by loose to dense, fine to medium grained sand with trace amounts of gravel and silt (Advance Outwash), which extended to the termination depths of the hand borings (approximately 3 to 5 feet below existing grades). The soils in the hand borings were generally medium dense at approximately 2 to 3 feet below grade and became denser with depth. Supplementary Subsurface Data from the Site Vicinity We also referred to Subsurface Geology Information System by the Washington Department of Natural Resources (DNR) that provided borehole data in the vicinity compiled by the Seattle Engineering Department from many agencies including Seattle Public Utilities (SPU) and King County. This data was also used to establish the approximate configuration of different soil contact interface lines. Groundwater At the time of our investigation, groundwater was observed in Boring B-1 at approximately 64 feet below the existing site grade. Groundwater was not observed in the other boring or any hand boring during our investigation. We observed light seepage within downslope properties east of 49th Avenue South near an Elevation of 225 feet (King County iMAP). We interpret this seepage to be spring activity located near the contact between Pre -Fraser Deposits and Advance Outwash. The elevation of the spring activity is generally consistent with the groundwater level encountered in Borehole B-1. Water table elevations often fluctuate over time. The groundwater level will depend on a variety of factors that may include seasonal precipitation, irrigation, land use, climatic conditions and soil permeability. Water levels at the time of the field investigation may be different from those encountered during the construction phase of the project. Groundwater monitoring wells were not installed as part of this investigation, therefore determining long term groundwater fluctuations is beyond the scope of this report. Stantec Revised November 19, 2014 Project No. 185750184 4 Tukwila, WA Geotechnical Investigation Section 6: Geological Hazards 6 GEOLOGICAL HAZARDS 6.1 Landslide Hazard The Geologic Map of Seattle shows an overprint of Mass Wastage Deposits over the Advance Outwash and Pre -Fraser Deposits within the west half of the site and extending to the west approximately 1,000 feet. The map also shows a scarp extending generally southeast to northwest through the middle portion of the site (Figure 2). Typically, slopes with magnitudes greater than about 40 percent and vertical relief of at least 10 feet can be classified as geologically hazardous (steep slope/landslide hazards). While this site has an overall slope magnitude of approximately 30 percent, the mapped overprint of mass wastage deposits and a landslide scarp within the property result in the site as being classified as potentially geologically hazardous. The City of Tukwila Municipal Code, Section 18.45.120, classifies potential geologically hazardous areas as follows: Class 1 — Landslide potential is low with slopes less than 15 percent in magnitude. Class 2 — Landslide potential is moderate with slopes ranging between 15 and 40 percent in magnitude and the area in question is underlain by relatively permeable soils. Class 3 — Landslide potential is high with slopes ranging between 15 and 40 percent in magnitude and the area is underlain by relatively permeable soils and has local slope areas greater than 40 percent Class 4 — Landslide potential is very high; includes areas with mapped zones of groundwater seepage, and also include existing mapped landslide deposits regardless of slope inclination. It is our opinion that the upper portion of the site meets the criteria of a Class 2 Hazard Area and the lower, more sloping portion mapped with mass wastage overprints meets the criteria of a Class 4 Hazard Area. The Class 4 designation encompasses the west portion of the site and adjacent downslope properties. The overall slope system has a topographic relief of approximately 200 to 250 feet with local magnitudes exceeding 50 percent and an overall average gradient on the order of 30 to 35 percent. The Seattle Landslide Study, (Shannon and Wilson 1999-2000), discusses landslide activity within the City of Seattle and provides information on mitigation, causes, landslide types, and locations of landslide activity. The site is located just south and west of the City of Seattle limits; however, much of the information provided in this study is applicable for the site, or can be reasonably inferred from the study. The study discusses that most of the landslides that have occurred along the west facing slopes of Beacon Hill are groundwater -blowout type landslides and that most of these occurred prior to the 1960's and the construction of 1-5. The construction of 1-5, and specifically deep cylinder piles and retaining walls, effectively increased stability in the area. Stantec Revised November 19, 2014 Project No. 185750184 5 Tukwila, WA Geotechnical Investigation Section 6: Geological Hazards The native soils that underlie the site are generally dense to very dense and do not appear to have ongoing issues related to landslide activity. It is our opinion that landslide activity and/or subsidence occurred prior to the 1960's and possibly as long ago as 11,000 years, following the glacial retreat and subsequent mass wasting that occurred due to groundwater release. There are numerous existing residences within the mass wastage zone below the site that appear to be unaffected by any significant earth movements. The date of construction of several residences below the site are 1916, 1938, 1943, and 1980, which indicate that the area has been stable for an extended period of time. 6.2 Erosion Hazard The Natural Resources Conservation Services (NRCS) maps for King County do not provide soil information for this area. However, based on our experience with similar soil and slope conditions, we anticipate that the site is underlain by sandy loam soils that will have a "Moderate" to "Severe" erosion potential in a disturbed state. It is our opinion that soil erosion potential at this project site can be reduced through landscaping and surface water runoff control. Typically, erosion of exposed soils will be most noticeable during periods of rainfall and may be controlled by the use of normal temporary erosion control measures, such as silt fences, hay bales, mulching, control ditches and diversion trenches. The typical wet weather season, with regard to site grading, is from October 31st to April 181. Erosion control measures should be in place before the onset of wet weather. 6.3 Seismic Hazard We encountered medium dense to very dense soils at the project site. The overall subsurface profile corresponds to a Site Class D as defined by Chapter 20 of ASCE 7 (Table 20.3-1) and referenced in Table 1613.3.2 of the 2012 International Building Code (2012 IBC). A Site Class D applies to an overall profile consisting of medium dense/stiff to very dense/hard materials within the upper 100 feet. We referenced the U.S. Geological Survey (USGS) Earthquake Hazards Program Website (seismic calculator) to obtain values for Ss, S,, F9, and Fy. The USGS website includes the most updated published data on seismic conditions. The site specific seismic design parameters and adjusted maximum spectral response acceleration parameters are as follows: PGA (Peak Ground Acceleration, in percent of g) 32.13 (10% Probability of Exceedence in 50 years) 66.57 (2% Probability of Exceedence in 50 years) Ss 149.3%ofg S1 51.40%ofg FA 1.00 Fy 1.50 Stantec Revised November 19, 2014 Project No. 185750184 6 Tukwila, WA Geotechnical Investigation Section 7: Slope Stability Analyses Additional seismic considerations include liquefaction potential and amplification of ground motions by soft/loose soil deposits. The liquefaction potential is highest for loose sand with a high groundwater table. The dense to very dense, glacially consolidated materials that underlie the site have a low potential for liquefaction. 7 SLOPE STABILITY ANALYSES The commercially available slope stability computer software Slope/VV was used to evaluate the global stability of the slope system within the property and extending downslope to the west of the site, through a section of the topography (Figure 3). The slope stability was analyzed under static and seismic (pseudo -static method) conditions for existing conditions and with the proposed construction in place. The computer software (program) generates thousands of potential failure surfaces and calculates associated factors of safety and return with the most critical surface and factor of safety associated with it. Besides, we stipulate the potentially critical slip surfaces based on the engineers' experience. This software calculates the slope stability under seismic conditions using pseudo -static methods using a seismic coefficient. The stability of the described configuration was analyzed by comparing observed factors of safety to minimum values as set by standard geotechnical practice. A factor of safety of 1.0 is considered equilibrium and less than 1.0 is considered failure. A typical minimum factor of safety for global stability is 1.3 to 1.5 for static conditions and minimum 1.1 for seismic conditions. In accordance with typical jurisdictional requirements, including the City of Seattle Building Code, and USGS seismic data, we used a seismic coefficient of 0.2. The following estimated soil parameters were used in our analyses: Soil Description Unit Weight (pcf) Cohesion (psf) Friction (degrees) Medium Dense Undocumented Fill (SP -SM) 125 0 32 Dense to Very Dense Advance Outwash Sand (SP) 125 0 36 Very Stiff to Hard Silt (ML) (Residual Strength along a potential Slide Plane- worst case) 120 0 20 Slope Stability Analysis Results Generalized Critical Cross- Section Static Factor of Safety 0.2g Seismic Factor of Safety For Existing Conditions 1.906 1.100 Post- construction with Structural Loads and Site Grading 2.285 1.144 Stantec Revised November 19, 2014 Project No. 185750184 7 Tukwila, WA Geotechnical Investigation Section 8: Discussion The analyses indicate that the Factor of Safety (FS) for global slope stability is higher than the recommended minimums of 1.5 for static conditions and at or near the minimum recommended value of 1.1 for seismic conditions for the worst case scenario under generalized cross-section (Figure 4). We also analyzed the slope section through the detention/infiltration pond utilizing a relatively shallow groundwater regime to model the proposed infiltration systems at the site. A groundwater level of approximately 10 feet below grade, extending generally parallel to the slope face was used in our analysis. The results of these analyses are as follows: Slope Stability Analysis Results Generalized Critical Cross- Section Static Factor of Safety 0.2g Seismic Factor of Safety For Existing Conditions with Groundwater Seepage 1.977 1.185 The analyses indicate that the Factor of Safety (FS) for global slope stability is higher than the recommended minimums for static and seismic conditions. We conclude that the slope stability factors of safety for the construction east of the crest /scarp line are more than the required values. 8 DISCUSSION 8.1 General The site is located, in part, within an older landslide system as indicated by the mass wastage overprint found on the Geologic Map of Seattle. Based on the results of our investigation and review of available borehole data, geologic and landslide study information for the site area, it is our opinion that the risk for landslide activity is relatively low. The native subsurface soils are generally dense to very dense or hard, and we did not observe evidence of significant deep seated landslide activity in our borehole explorations. Furthermore, the presence of residences since 1916 in the area below the site and within the mass wastage area that do not appear to have been damaged from landslide activity, indicate that earth movements of significant magnitude are not ongoing. This does not preclude the risk for future earth movements; however, it indicates that the area has been stable for a relatively long period of time. Due to the proximate location of the older mass wastage deposits, we recommend that all structures be setback at least 20 feet to the east from the top of the slope/scarp and proposed parking lot areas be setback at least 10 feet to the east from the top of the slope/scarp. Figure 2 shows the location of the 'top of slope' or scarp line along with the location of the proposed buildings. Figure 5 includes the provided site plan that indicates the same line along with the proposed buildings and pavements setback from the mass wastage area. Stantec Revised November 19, 2014 Project No. 185750184 8 Tukwila, WA Geotechnical Investigation Section 9: Recommendations The results of the site investigation completed for the proposed development indicate that the site is underlain by medium dense to very dense advance outwash sands which are suitable for support of the proposed structures. At the time of this report, we have reviewed a site plan showing the building, stormwater facilities, concrete retaining walls, and certain utility locations along with setbacks from the top of slope/scarp line. We recommend that we review the final grading and building plans as well as project specifications prior to construction to verify that our recommendations are fully incorporated. Stormwater management will include infiltration of downspout and other surface waters that develop from impervious surfaces. It is our opinion that the volumes of stormwater will not significantly increase the likelihood of landslide activity within the site or adjacent areas. 9 RECOMMENDATIONS 9.1 Site Preparation Trees, shrubs and other vegetation should be removed prior to stripping of any surficial organic -rich soil. Based on our site observations and explorations, the depth of organic rich soils will be limited to the upper 12 to 18 inches. Any excavated topsoil materials will not be suitable as fill material within the proposed parking areas or building envelopes, but could be used as fill material in non - settlement sensitive areas such as landscaping. In these non -settlement sensitive areas, the fill should be placed in maximum 12 inch thick lifts that should be compacted to at least 90 percent of the modified proctor (ASTM D 1557 Test Method) maximum dry density. The fines content is generally low to moderate for the near surface soils that may be excavated as part of site development. We anticipate that these soils may only be suitable for use as structural fill during the dry, summer weather periods. All structural fill should be placed in maximum lift thicknesses of 12 inches and the material should be compacted to a minimum of 95 percent of the modified proctor maximum dry density, as determined by the ASTM D 1557 test method. Imported structural fill should consist of a sand and gravel mixture with a maximum grain size of 3 inches and less than 5 percent fines by weight. 9.2 Temporary Excavations Based on our understanding of the project, we anticipate that the grading will include local cuts on the order of approximately 8 feet for construction of concrete retaining walls (basement walls). For any temporary cuts that will extend deeper than 4 feet, the temporary excavations should be sloped no steeper than 1 H:1 V (Horizontal: Vertical) in the medium dense to very dense outwash deposits. If an excavation is subject to heavy vibration or surcharge loads, we recommend that the excavation be sloped no steeper than 1.5H:1 V where room permits. All temporary cuts should be in accordance with the Washington Administrative Code (WAC) Part N, Excavation, Trenching, and Shoring. The temporary slopes should be visually inspected daily by a qualified person during construction activities and the inspections should be documented in daily Stantec Revised November 19, 2014 Project No. 185750184 Tukwila, WA Geotechnical Investigation Section 9: Recommendations reports. The contractor is responsible for maintaining the stability of the temporary cut slopes and reducing slope erosion during construction. The temporary cut slopes should be covered with visqueen to help reduce erosion during wet weather, and the slopes should be closely monitored until the permanent retaining systems or slope configurations are complete. Materials should not be stored or equipment operated within 10 feet of the top of any temporary cut slope. Soil conditions may not be completely known from the geotechnical investigation. In the case of temporary cuts, the existing soil conditions may not be completely revealed until the excavation work exposes the soil. Typically, as excavation work progresses the maximum inclination of the temporary slopes will need to be re-evaluated by the geotechnical engineer so that supplemental recommendations can be made. Soil and groundwater conditions can be highly variable. Scheduling for soil work will need to be adjustable, to deal with unanticipated conditions, so that the project can proceed and required deadlines can be met. If any variations or undesirable conditions are encountered during construction, Stantec should be notified so that supplemental recommendations can be made. If room constraints or groundwater conditions do not permit temporary slopes to be cut to the maximum angles allowed by the WAC, temporary shoring systems may be required. The contractor should be responsible for developing temporary shoring systems, if needed. We recommend that Stantec and the project structural engineer review temporary shoring designs prior to installation, to verify the suitability of the proposed systems. 9.3 Erosion and Sediment Control Erosion and sediment control (ESC) is used to reduce the transportation of eroded sediment to wetlands, streams, lakes, drainage systems, and adjacent properties. Erosion and sediment control measures should be implemented and these measures should be in general accordance with local regulations. At a minimum, the following basic recommendations should be incorporated into the design of the erosion and sediment control features for the site: • Schedule the soil, foundation, utility, and other work requiring excavation or the disturbance of the site soils, to take place during the dry season (generally May through September). However, provided precautions are taken using Best Management Practices (BMP's), grading activities can be completed during the wet season (generally October through April). • All site work should be completed and stabilized as quickly as possible. • Additional perimeter erosion and sediment control features may be required to reduce the possibility of sediment entering the surface water. This may include additional silt fences, silt fences with a higher Apparent Opening Size (AOS), construction of a berm, or other filtration systems. • Any runoff generated by dewatering discharge should be treated through construction of a sediment trap if there is sufficient space. If space is limited other filtration methods will need to be incorporated. Stantec Revised November 19, 2014 Project No. 185750184 10 Tukwila, WA Geotechnical Investigation Section 9: Recommendations 9.4 Foundation Design Due to the proximate location of the older landslide debris, known as mass wastage deposits, within the western portion of the site, we recommend that all structures be setback at least 20 feet to the east from the crest/top of the slope/scarp line as shown in Figure 2. It is our opinion that the 20 feet setback in conjunction with 5 -foot deep foundations near the crest of the slope would effectively provide approximately 30 -foot setback at the exterior foundation levels of the buildings. This effective setback will be adequate and the anticipated rate of slope retreat will not affect the structures within the design lives of the buildings (typically 75 years). The proposed buildings may be supported on strip or isolated footings bearing on medium dense or better native soils or on properly compacted structural fill per Section 9.1 of this report. For shallow foundation support, we recommend minimum widths of 18 and 24 inches, respectively, for continuous wall and isolated column footings supporting the proposed buildings. Provided that the footings are supported as recommended above, a net allowable bearing pressure of 2,500 pounds per square foot (psf) may be used for the foundation design. Depending on the proposed footing elevations, some re -compaction and/or overexcavation of loose weathered soils may be necessary during footing excavation work. Loose weathered native soils may extend up to 5 feet below existing grades. A 1/3 increase in the above value may be used for short duration loads, such as those imposed by wind and seismic events. Footing excavations should be inspected by Stantec to verify that the foundations will bear on suitable material. Exterior footings closest to the crest of the slope should have a minimum embedment depth of 60 inches and other general exterior footings should have a minimum embedment depth of 18 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. Interior footings should have a minimum depth of 12 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. If constructed as recommended, the total static foundation settlement is not expected to exceed 1 inch. Differential settlement, along a 25 -foot exterior wall footing, or between adjoining column footings, should be Tess than 0.5 inches. Most settlement is expected to occur during construction, as the loads are applied. Resistance to lateral footing displacement can be determined using an allowable friction factor of 0.35 acting between the bases of foundations and the supporting subgrade. Lateral resistance for footings can also be developed using an allowable equivalent fluid passive pressure of 250 pounds per cubic foot (pcf) acting against the appropriate vertical footing faces (neglect the upper 12 inches below grade in exterior areas). The allowable friction factor and allowable equivalent fluid passive pressure values include a factor of safety of 1.5. The frictional and passive resistance of the soil may be combined without reduction in determining the total lateral resistance. A 1/3 increase in the above values may be used for short duration transient Toads. Stantec Revised November 19, 2014 Project No. 185750184 Tukwila, WA Geotechnical Investigation Section 9: Recommendations Continuous footing drains (with cleanouts) should be placed at the base of all footings around the exterior perimeter of every structure. The footing drains should consist of a minimum 4 -inch diameter perforated pipe with perforations placed down and enveloped by a minimum 6 inches of pea gravel in all directions and filter fabric to reduce the migration of fines into the drainage zone. The footing drains should be tightlined away from the buildings and be connected to the stormwater system. 9.5 Retaining Walls The following table, titled Wall Design Criteria, presents the recommended soil related design parameters for retaining walls with level (horizontal) backfill/backslope. Contact Stantec if an alternate retaining, wall system is used. Wall Design Criteria "At -rest" Conditions (Lateral Earth Pressure — EFD+) 55 pcf (Equivalent Fluid Density) "Active" Conditions (Lateral Earth Pressure — EFD') 35 pcf (Equivalent Fluid Density) Seismic Increase for "At -rest" Conditions (Lateral Earth Pressure) (Seismic coefficient=0.2)** 22H* (Uniform Distribution) Seismic Increase for "Active" Conditions (Lateral Earth Pressure) (Seismic coefficient=0.2)** 8H* (Uniform Distribution) Passive Earth Pressure on Low Side of Wall (Allowable, includes F.S. = 1.5) Neglect upper 2 feet, then 250 pcf EFD+ Soil -Footing Coefficient of Sliding Friction (Allowable; includes F.S. = 1.5) 0.35 *H is the height of the wall; Increase based on one in 2,500 year seismic event (2 percent probability of being exceeded in 50 years), + EFD — Equivalent Fluid Density, ** Seismic Coefficient is the same as in the slope stability analysis that is representative acceleration Ac/g. Amax = 0.4g. The stated lateral earth pressures do not include the effects of hydrostatic pressure generated by water accumulation behind the retaining walls or loads imposed by construction equipment, foundations, earth backslope, rockeries above or roadways (surcharge loads). Uniform horizontal lateral active and at -rest pressures on the retaining wall from vertical surcharges behind the wall may be calculated using active and at -rest lateral earth pressure coefficients of 0.3 and 0.5, respectively. A soil unit weight of 125 pcf may be used to calculate vertical earth surcharges. To minimize the lateral earth pressure and prevent the buildup of water pressure against the walls, continuous footing drains (with cleanouts) should be provided at the bases of the walls. The footing drains should consist of a minimum 4 -inch diameter perforated pipe, sloped to drain, with perforations placed down and enveloped by a minimum 6 inches of pea gravel in all directions and Stantec Revised November 19, 2014 Project No. 185750184 12 Tukwila, WA Geotechnical Investigation Section 9: Recommendations filter fabric to prevent the migration of fines. If the walls are to be designed without drainage and/or are expected to be below the groundwater table, we recommend using a total lateral earth pressure (restrained) of 90 pcf for design. We recommend that the backfill be placed and compacted in accordance with the recommendations in Section 8.1 of this report. In place density tests should be performed during fill placement and compaction of backfill. 9.6 Slab -on -Grade If necessary, we recommend that the upper 1 to 2 feet of the existing subgrade be removed in loose soil areas underlying the building floor slab sections (if encountered). The over -excavated areas should be compacted and backfilled to the planned floor slab subgrade level with structural fill. Often, a vapor barrier is considered below concrete slab areas. However, the usage of a vapor barrier could result in curling of the concrete slab at joints. Floor covers sensitive to moisture typically requires the usage of a vapor barrier. A materials or structural engineer should be consulted regarding the detailing of the vapor barrier below concrete slabs. The American Concrete Institutes ACI 360R-06 Design of Slabs on Grade and ACI 302.1R-04 Guide for Concrete Floor and Slab Construction are recommended references for vapor barrier selection and floor slab detailing. Slabs on grade may be designed using a coefficient of subgrade reaction of 200 pounds per cubic inch (pci) assuming the slab -on -grade base course is underlain by structural fill placed and compacted as outlined in Section 8.1. A perimeter drainage system is recommended unless interior slab areas are elevated a minimum of 12 inches above adjacent exterior grades. If installed, a perimeter drainage system should consist of a 4 inch diameter perforated drain pipe surrounded by a minimum 6 inches of drain rock wrapped in a non -woven geosynthetic filter fabric to reduce migration of soil particles into the drainage system. The perimeter drainage system should discharge by gravity flow to a suitable stormwater system. Exterior grades surrounding buildings should be sloped at a minimum of one percent to facilitate surface water flow away from these buildings and preferably with a relatively impermeable surface cover immediately adjacent to the buildings. 9.7 Infiltration Due to the remote location and difficult access to the explorations, we performed infiltration tests in accordance with the EPA Falling Head Test Method to determine suitable infiltration rates for the site soils. Our work was performed in general accordance with the guidelines in the 2009 King County Surface Water Design Manual. The soil infiltration rates based on field testing through the EPA Falling Head Test Method are presented in the following table. Stantec Revised November 19, 2014 Project No. 185750184 13 Tukwila, WA Geotechnical Investigation Section 9: Recommendations Infiltration Rates Based On Field Testing and Verification Through Textural Analysis Location Test Depth (feet) Observed Infiltration Rate inches/hour ( ) No Factor of Safety USDA Soil Classification Based on Visual Classification HB -1 3 8 Sand HB -2 4 9 Sand The infiltration rates presented above are based on field testing with clear water and do not incorporate a facbr of safety. Groundwater was not observed in the infiltration area. Groundwater exists near the elevations of 225 feet (King County iMAP) based on our site observations and exploration work, which is at least 70 feet below the recommended areas for infiltration. The soils encountered in the hand borings and borings within the property were homogenous and did not vary significantly. We anticipate a generally consistent infiltration rate from approximately 3 to 12 feet below the existing grades. There are many factors and issues that could reduce the long-term infiltration rate and adversely affect the performance of the infiltration system. These include overflowing of the system due to larger volumes of stormwater than anticipated or designed for; as well as siltation and general clogging of the infiltration soils due to impurities being dislodged and entering the system. Simplified Method is the one of the widely used methods in the 2009 King County Surface Water Design Manual to determine the long term infiltration rate is by applying multiple correction factors to the measured rate. The following equation accounts for various factors that affect infiltration: I design = !measured X Ftesting X Fgeometry X Fplugging Where, !design is the Tong -term design infiltration rate, Ftesting is the testing factor of safety, Fgeometry IS the factor representing the geometric shape and configuration of the system and Fp,,,gg,ng is the factor of safety for plugging, For the EPA test method, Ftesting = 0.30. Fplugging = 0.9 for medium sands. Fgeometry is determined by the equation Fgeometry= 4 D/W + 0.05 and will be typically determined by the project civil engineer along with the final long-term design infiltration rate and overall system design. The equation yields intermediate infiltration rates ranging from 2.16 to 2.43 inches per hour, and an average rate of 2.3 inches per hour, prior to the application of the geometry factor of safety that should be applied to obtain the final long-term final infiltration rate. It is generally required to conduct the performance test on the actual facility to verify the adequacy particularly because of the design is based on the small-scale testing. We recommend that any infiltration facility be located in the southern portion of the site, near the existing road easements that would effectively facilitate the infiltration. It is our opinion that infiltration of downspout and pavement runoff will not significantly increase the likelihood of landslide activity and shallow sloughing within the property or adjacent areas. However, we should be Stan c Revised November 19, 2014 Project No. 185750184 14 Tukwila, WA Geotechnical Investigation Section 9: Recommendations provided with the final design plans prior to construction to verify that our recommendations are implemented as intended and conformance. During construction, field testing to verify infiltration rates should be performed. In order to alleviate potential concerns related to stormwater infiltration and its effect on local slope stability (sloughing and retreat), the slope extending below the proposed development could be monitored on a periodic basis by the geotechnical engineer for a period of up to 5 years. If issues arise during this period, specific mitigation recommendations could be proposed and implemented (such as quarry rock placement and compaction). 9.8 Utilities Utility trenches should be excavated according to accepted engineering practices following OSHA (Occupational Safety and Health Administration) standards, by a contractor experienced in such work. The contractor is responsible for the safety of open trenches. Traffic and vibration adjacent to trench walls should be reduced; cyclic wetting and drying of excavation side slopes should be avoided. Depending upon the location and depth of some utility trenches, groundwater flow into open excavations could be experienced, especially during or shortly following periods of precipitation. In general, sandy soils were encountered at shallow depths in the explorations at this site. At this site, these soils may have some apparent cohesion; however, these soils have a tendency to cave or slough in excavations. Shoring or sloping back trench sidewalls is required within these soils. All utility trench backfill should consist of imported structural fill or suitable on site soils (sand and gravel mixtures with less than 5 percent fines). Utility trench backfill placed in or adjacent to buildings and exterior slabs should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. The upper 5 feet of utility trench backfill placed in pavement areas should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. Below 5 feet, utility trench backfill in pavement areas should be compacted to at least 90 percent of the maximum dry density based on ASTM Test Method D1557. Pipe bedding should be in accordance with the pipe manufacturer's recommendations. The existing sewer line that extends generally north to south through the central portion of the site will be relocated east of the top of the slope and outside of the landslide/mass wastage area. Since the site is underlain by clean sands, we would expect any routine nominal leakage from the sewer lines to infiltrate into the subsurface outwash materials. There is no history of such events in the past at the site. A very rare catastrophic pipe failure may contribute to shallow sloughing; however, it is not cost-effective to mitigate for this very rare possibility along the entire alignment which already exists currently. As noted above, periodic monitoring of slope retreat and conditions by a geotechnical engineer would help to identify potential issues related to catastrophic pipe leakage. Mitigation will have to be addressed if such events to occur similar to addressing potential damages due to an earthquake. Stantec Revised November 19, 2014 Project No. 185750184 15 Tukwila, WA Geotechnical Investigation Section 9: Recommendations 9.9 Groundwater Influence on Construction Groundwater was encountered in Borings B-1 at approximately 64 feet below the existing site grade at the date and time of this investigation. In general, we do not anticipate that groundwater will create issues with site development; however, there is a possibility that light amounts of groundwater may be encountered perched on less permeable soils within the site. If temporary dewatering systems to remove groundwater are used, their design should be the responsibility of the contractor. We should review any dewatering design prior to their use on site. 9.10 Pavement Design The near surface subgrade soils generally consist of poorly graded sand with variable amounts of gravel and silt. These soils are rated as good for pavement subgrade material. We estimate that the subgrade will have a California Bearing Ratio (CBR) value of 10 and a modulus of subgrade reaction value of k = 200 pci, provided the subgrade is prepared in general accordance with our recommendations. We recommend that at a minimum, 12 inches of the existing subgrade material be moisture conditioned (as necessary) and recompacted to prepare for the construction of pavement sections. Deeper levels of recompaction may be necessary in areas where existing utilities are present (sewer line in central portion of the site). The subgrade should be compacted to at least 95 percent of the maximum dry density as determined by ASTM Test Method D1557. In place density tests should be performed to verify proper moisture content and adequate compaction. The recommended flexible and rigid pavement sections are based on design CBR and modulus of subgrade reaction (k) values that are achieved, only following proper subgrade preparation. It should be noted that subgrade soils that have relatively high silt contents may be highly sensitive to moisture conditions. The subgrade strength and performance characteristics of a silty subgrade material may be dramatically reduced if this material becomes wet. Based on our knowledge of the proposed project, we expect the traffic to range from Tight duty (passenger automobiles) to heavy duty (delivery trucks). The following tables show the recommended pavement sections for Tight duty and heavy duty use. ASPHALTIC CONCRETE (FLEXIBLE) PAVEMENT LIGHT DUTY Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 2.0 in. 6.0 in. 12.0 in. Stantec * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests Revised November 19, 2014 Project No. 185750184 16 Tukwila, WA Geotechnical Investigation Section 10: Construction Field Reviews HEAVY DUTY Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 3.5 in. 6.0 in. 12.0 in. " 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests PORTLAND CEMENT CONCRETE (RIGID) PAVEMENT Min. PCC Depth Aggregate Base* Compacted Subgrade* ** 6.0 in. 6.0 in. 24.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests The asphaltic concrete depth in the flexible pavement tables should be a surface course type asphalt, such as Washington Department of Transportation (WSDOT)1/2 inch HMA. The rigid pavement design is based on a Portland Cement Concrete (PCC) mix that has a 28 day compressive strength of 4,000 pounds per square inch (psi). The design is also based on a concrete flexural strength or modulus of rupture of 550 psi. Aggregate base should generally consist of 4 to 6 inches of WSDOT Base Course overlain by 2 inches of WSDOT Top Course (1-1/4" crushed and 5/8" crushed respectively). 10 CONSTRUCTION FIELD REVIEWS Stantec should be retained to provide part time field review during construction in order to verify that the soil conditions encountered are consistent with our design assumptions and that the intent of our recommendations is being met. This will require field and engineering review to: • Monitor and test structural fill placement and compaction • Verify footing drain placement • Verify the soil bearing at foundation locations for the buildings • Verify slab subgrade and capillary break material below slab -on -grade • Inspection of roadway subgrade areas prior to fill placement • Inspection of proof -roll testing • Infiltration verification testing Stantec Revised November 19, 2014 Project No. 185750184 17 Tukwila, WA Geotechnical Investigation Section 11: Closure Geotechnical design services should also be anticipated during the subsequent final design phase to support the structural design and address specific issues arising during this phase. Field and engineering review services will also be required during the construction phase in order to provide a Final Letter for the project. 11 CLOSURE This report was prepared for the exclusive use of the Abbey Road Group and their appointed consultants. Any use of this report or the material contained herein by third parties, or for other than the intended purpose, should first be approved in writing by Stantec. The recommendations contained in this report are based on assumed continuity of soils with those of our test holes, and assumed structural Toads. Stantec should be provided with final architectural and structural drawings when they become available in order that we may review our design recommendations and advise of any revisions, if necessary. Use of this report is subject to the Statement of General Conditions provided in Appendix A. It is the responsibility of the Abbey Road Group who is identified as "the Client" within the Statement of General Conditions, and its agents to review the conditions and to notify Stantec should any of these not be satisfied. Respectfully submitted, Stantec Consulting Services, Inc. Phil Haberman, P.G., P.E.G. Senior Engineering Geologist PH/gs Stantec Original signed by: Gopal A. Singam, P.E. Senior Geotechnical Engineer Revised November 19, 2014 Project No. 185750184 18 Tukwila, WA Geotechnical Investigation Appendix A — Statement of General Conditions One Team. Infinite Solutions. APPENDIX A Statement of General Conditions Tukwila, WA Geotechnical Investigation Appendix A — Statement of General Conditions STATEMENT OF GENERAL CONDITIONS USE OF THIS REPORT: This report has been prepared for the sole benefit of the Client or its agent and may not be used by any third party without the express written consent of Stantec Consulting Services, Inc. and the Client. Any use which a third party makes of this report is the responsibility of such third party. BASIS OF THE REPORT: The information, opinions, and/or recommendations made in this report are in accordance with Stantec Consulting Services, Inc.'s present understanding of the site specific project as described by the Client. The applicability of these is restricted to the site conditions encountered at the time of the investigation or study. If the proposed site specific project differs or is modified from what is described in this report or if the site conditions are altered, this report is no longer valid unless Stantec Consulting Services, Inc. is requested by the Client to review and revise the report to reflect the differing or modified project specifics and/or the altered site conditions. STANDARD OF CARE: Preparation of this report, and all associated work, was carried out in accordance with the normally accepted standard of care in the state of execution for the specific professional service provided to the Client. No other warranty is made. INTERPRETATION OF SITE CONDITIONS: Soil, rock, or other material descriptions, and statements regarding their condition, made in this report are based on site conditions encountered by Stantec Consulting Services, Inc. at the time of the work and at the specific testing and/or sampling locations. Classifications and statements of condition have been made in accordance with normally accepted practices which are judgmental in nature; no specific description should be considered exact, but rather reflective of the anticipated material behavior. Extrapolation of in situ conditions can only be made to some limited extent beyond the sampling or test points. The extent depends on variability of the soil, rock and groundwater conditions as influenced by geological processes, construction activity, and site use. VARYING OR UNEXPECTED CONDITIONS: Should any site or subsurface conditions be encountered that are different from those described in this report or encountered at the test locations, Stantec Consulting Services, Inc. must be notified immediately to assess if the varying or unexpected conditions are substantial and if reassessments of the report conclusions or recommendations are required. Stantec Consulting Services, Inc. will not be responsible to any party for damages incurred as a result of failing to notify Stantec Consulting Services, Inc. that differing site or sub -surface conditions are present upon becoming aware of such conditions. PLANNING, DESIGN, OR CONSTRUCTION: Development or design plans and specifications should be reviewed by Stantec Consulting Services, Inc., sufficiently ahead of initiating the next project stage (property acquisition, tender, construction, etc), to confirm that this report completely addresses the elaborated project specifics and that the contents of this report have been properly interpreted. Specialty quality assurance services (field observations and testing) during construction are a necessary part of the evaluation of sub -subsurface conditions and site preparation works. Site work relating to the recommendations included in this report should only be carried out in the presence of a qualified geotechnical engineer; Stantec Consulting Services, Inc. cannot be responsible for site work carried out without being present. One Team. Infinite Solutions. Tukwila, WA Geotechnical Investigation Appendix B — Figures: Site and Vicinity Maps One Team. Infinite Solutions. Stantec APPENDIX B Figures: Site and Vicinity Maps 2 a M;;€11ff.1411. 1 222.18' ' ' W 122617 000' W 122•111000',W Tn a tier c s. 1. *:;.15A'`''''',, r Sag 1.1::.:1,1i A • t• ;„,:fr.'`1 \1,l''',::::17''.;;',:::111:171'.ksi� $n r;.,,,4;‘:..... k l ,:c.„.';,c.,,'tt'; ti, j r� I LIN r ^S:i\ TO„1 ie,S\: C• Y; v.11.%T �'S0-'/1,ti "�• ���' l•t \..•\ i .I fl 1Vioi4r,..>:1r1lit:i tr Y1 1tr?1ti14f X+ ti'' wad' 4i '7.• t” 1 t'itv_roi;4 /4 i/ •u 1!� 4:. � t Iv % I.tJ ;11' I 1141.! �7 f ".?,°,4E: i 11 %I'tlr ,... . Vile 1311M tlt> r ,ti;11tu *.,�'+•*.-.$: WOS84 122°14.000' W .10c ki.sts.fl f ,v1t 9 't 4 ,. it \ �� 1 nv„,s.• k`sk�r �\ 44 r. • rl ► Lc7 xt i utir �L tzF^I� rI: 122416.000' W NATIONAL GEOGRAPHIC Sta ntec 122°17.000' W °16.000' W • 1a, lox as are wo A 1 INV 4 1 •__. WGSS4 122°14.000' Proposed Residential Development, Tukwila, WA Jan. 5, 2014 By: PH Client: Abbey Road Group TN 2 a 2 0 0 1 2 0 0 m a 2 /61/2* MN 01/07/14 Vicinity Map Figure 1 HB -1 B-1 Approximate Boring and Hand Boring Location Approximate Geologic Contact �.•'" Approximate East Limit of Mass Wastage Overprint Note: Figure 5 shows building setbacks from top of slope A Croae Section N A Approximate Graphic Scale 30 0 30. 60 (In Feet) r inch = 60 feet Sta ntec u130 NE 33rd Place, Suite 200 Bellevue, WA 98004 (425) 869-9448 (425) 869-1190 (Fax) www.stantesarom Residential Development Tukwila, Washington April, 2014 SITE MAP FIGURE 2 350' 300' 250' 200' 150' Approx. Mass Wastage Limits Proposed Building B-2 51stAve .S Weathered Advance Outwash Med. Dense to Dense Sands Property Line 49th Ave. S. B-1 Pre -Fraser Deposits Hard Slit Fill Unweathered Advance Outwash Very Dense Sands _Approx.GroundwaterTable _ 350' 300' 250' 200' 150' Approximate Graphic Scale 30 0 30 60 (In Peet) t inch - 6o feet Stantec 1113o NE 33rd Place, Suite 200 Bellevue, WA 98004 (425) 869-9448 (425) 869-1,90 (Pax) wwwstantec.com Residential Development Tukwila, Washington April, 2014 CROSS SECTION FIGURE 3 1 S a 3 a8 a Proposed Residentlal Development, Tukwila, WA Client Abbey Road Group 1 1 Not to Scale 1 Yt'. t1a0s 7;1' wxta=. d La t • STORM & REC SPACE N-. „ tvs* `i1 tol loritiorta .yyµl APR=CY • nIroPI. T. c14.14r6 NLOVPITAI" ' tug i w � t 1 m ! s r i I i • 1 C04.41RAC1 t. 1. N A Stantec 1113o NE 33rd Place, Suite 200 Bellevue, WA 98004 (425)869-9448 (425) 869-1190 (Fax) www.stantec.coni Residential Development Tukwila, Washington April, 2014 SITE LAYOUT FIGURE 5 • 8 8 8 8 8 8 8 2 8 4 4 8 8 uoI;enai3 N. R R 2 8 8 IS 8 8 8 8 8 8 8 8 8 8 8 8 8 2 2 UOA1AYra Tukwila, WA Geotechnical Investigation Appendix C — Borehole Log Records One Team. Infinite Solutions. APPENDIX C Borehole Log Records PROJECT: Monarch Short Plat LOCATION: Tukwila, WA PROJECT NUMBM185750184 ¢ WELL / PROBEHOLE / BOREHOLE NO; Stantec B-1 PAGE 1 OF 1 DRILLING / STARTED DRILLING DRILLING DRILLING SAMPLING INSTALLATION: 12/24113 COMPLETED: 12124/13 COMPANY: DaVlei EQUIPMENT: Limited Access METHOD: HSA f tIPMENT: SI IIt 8.00011 NORTHING (ft): LAT; GROUND ELEV (tt): 290 DTW (ft); 64 STATIC DTW (fl): Not Encountered STATIC WELL CASING DIA. (In): -• LOGGED BY; PH EASTING (ft): LONG: TOC ELEV (fl); WELL DEPTH (fl): ••• BOREHOLE DEPTH (f1): 76,5 BOREHOLE DIA. (In): 8 CHECK%) Or G8 A Description 1P 5K Sample ID Jft 88 2 3 e IE Sh "np3oi oW geiai)on `CP tJfedum dense,Tina tum grafnel Band silt, yellowlsh brown to grayish brown, mole!. (Advance with trace gravel ate Outwash) 10 Z Z 8 10 14 15 10- _ SP; Very dense, fine 10 medium grsinedrsand with Iocal gravela, grayish brown to olive gray, moist to wet (Advance Outwash) X 13 26 32 32 24 40 15 - s- 20- 25 15 20 SP 25 Z 50 30 35 40 45 50 { 55 80 1 f°. bl� ' _ OL; �ry sflffto herd, slit with vanilla amounts gal a and clay, grayish brown to olive gray, moist. (Pre -Fraser Deposita) 5D+ 46 50 50+ 47 50 X X 36 44 50+ 48 30- 35 40 45 50^ 55- 60- 85 70 Z Z39 70 I i Z 48 50+ 45 50 x 75 Borehole terminated at MI5feet. PROJECT: LOCATION: PROJECT,. i Monarch Short Plat Tukwila, WA NMBER:186/60184 INSTALLATION: 12/24113 COMPLETED: 12124/13 COMPANY: Davies EQUIPMENT: Limited Access METHOD: HSA EQUIPMENT: Spilt $ oon WELL / PROBEHOLE / BOREHOLE NO:/ Stantec p {y B -2 PAGE 1 OF 1 NORTHING (ft): EASTING (ft); LAT: LONG: GROUND ELEV (ft): 332 TOC ELEV (tl): INITIAL DTW (R): Not Encountered WELL DEPTH (ft): --- STATIC DTW (ft): Not Encountered BOREHOLE DEPTH (ft): 31.5 WELL CASING DIA, (In): --- BOREHOLE DIA, (In): B LOGGED BY: PH CHECKED BY:OS DRILLING / STARTED DRILLING DRILLING DRILLING BAMpLINO g 8 W SM Description Samiple 1D 1 1 IR /I �,a„• •,•;.; :kV' OOi• 6 . qui -$M; Ms-dlum dense, fine to medium grained yellowish brown, moist, (Fit) sand with sill and gravel, 4— 5 7 7 g • b- X 10 15 SP; Medium dense,Tine lo medluni-gTGea sand with trace gravel, yellowish brown to grayish brown, moist. (Advance Outwash) SP; Dense to very dense, fine to medium grained sand-wTth trace graver '1 grayish brown, moist, (Advance Outwash) 9 12 14 20 24 23 25 27 30 10-+ 15- 20- - 25- SP x 20- ! i SP- 2533 n X40 80 . • 30- 8 1 X 50 36 50+ 30_ Borehole+ terminated et 31.5 Leet. PROJECT: Monarch Short Plat LOCATION: Tukwila, WA PROJECT NUMBER: 1857513t134 WELL I PROBEHOLE / BOREHOLE NO:: + Sta HB -1 PAGE 1 OF 1 ntec DRILLING /INSTALLATION: STARTED 12/24/13 COMPLETED: 12/24/13 DRILLING COMPANY: StBrlteC DRILLING EQUIPMENT; H8nd Augers DRILLING METHOD: Hand Auger SAMPLING EOUIPMENT: Grab NORTHING (ft): EASTING (ft): LAT: LONG; GROUND ELEV (ft): 321 TOC ELEV (ft); INITIAL DTW (ft): Not Encountered WELL DEPTH (ft): --- STATIC DTW (ft): Not Encountered BOREHOLE DEPTH .(ft):7.0 WELL CASINO DIA. (In): --- BOREHOLE DIA. (in):3 LOGGED BY,: PH CHECKED BY: GS ill 13 i Description1 Sample Tune ID 1Oft11 r 5 5 1 g tf— I 1 iBorotrolo i 1Q 9 SP Vegetation/Topsoil STP Loose (o medium dense, fine to mealum grained sada wItFi trace gravel and sill, yellowish brown to grayish brown, motet. 1 _ terminated et 7 test. PROJECT: Monarch Short Piet LOCATION: Tukwila, WA PRO ECTNUM8ER:185150184 WELL f PROBEHOLE / BOREHOLE NO: HB -2 PAGE 1 1 ., Stantec DRILLING / INSTALLATION: STARTED 12/24/13 COMPLETED: 12/24M 3 DRILLING COMPANY: StentaC DRILLING EQUIPMENT: Hand Augers DRILLING METHOD: Hand Auger SAMPLjNG EQUIPMENT: Grab NORTHING (ft): EASTING (ft): LAT: LONG: GROUND ELEV (ft): 328 TOC ELEV (ft): INITIAL DTW (ft): Not Encountered WELL DEPTH (ft): --- STATIC DTW (ft): Not Encountered BOREHOLE DEPTH WELL CASING DIA. (In): --- BOREHOLE DIA. (In): LOGGED BY: PH CHECKED @Y.GS (ft): 8.0 3 se 111 $ '� $� Description Time Sample ID 11 g� o'Z tiii s 5— O. t i ;7 3 1 A I q� 6 Vepetefi opao i Sr P; Loose to medium dense, fine to medium grained sand with trace gravel and silt, yellowish brown to grayish brown, moist. • 6— . Borehole terminated et B feet, PROJECT: Monarch Short Plat LOCATION: Tukwila, WA PROJECT NUMBER; 166760184 WELL i PROBEHOLE I BOREHOLE NO: Stantec H B-) PAGE 1 OF 1 NORTHING (ft): EASTING (1t): LAT: LONG: GROUND ELEV (ft): 326 TOC ELEV (ft): DTW (11): Not Encountered WELL DEPTH (ft): --- STATIC DTW (R): Not Encountered BOREHOLE DEPTH (1t): 6.0 WELL CASING DIA. (In): --- BOREHOLE DIA. (In): 3 LQGG£D BY: PH CHECKED BY: 08 DRILLING I INSTALLATION: STARTED 12124/13 COMPLETED: 12/24/13 DRILLING COMPANY: StentaC DRILLING EQUIPMENT: Hand AugersINITIAL DRILLING METHOD: Hand Auger SAMPLING EQUIPMENT: Grab Ill Log 33 Description �a v' Stun; ID I i 1 s 1 Pi • 5— <i SP' VSOetatbMTopaot —SPI Geose10 mum dense, fine fo meaum grained sand with trace gravel and silt, yellowish brown to grayish brown, molal, 5 - -- borehole terminated at 6 feal. • 5 1 PROJECT; Monarch Short Plat LOCATION: Tukwila, WA PROJECT NUMBER: 186760184 WELL 1 PROBEHOLE / BOREHOLE NO. Stantec ( �j 1-1B`4 PAGE 1 OF 1 DRILLING / INSTALLATION: STARTED 12/24113 COMPLETED: 12/24%13 DRILLING COMPANY: StafltBC DRILLING EQUIPMENT: Hand Augers DRILLING METHOD: Hand Auger SAMPLING EOUIPMENT: Grab NORTHING (ft): EASTING (ft): LAT: LONG: GROUND ELEV (ft): 323 TOC ELEV (ft): INITIAL DTW (ft): Not Encountered WELL DEPTH (ft): --- STATIC DTW (ft): Not Encountered BOREHOLE DEPTH (ft): 6.0 WELL CASING DIA. (In): --- BOREHOLE DIA, (In):3 LOGGED BY:PH CHECKED BY: 011 ill ig) ..... v� X 3 SA a DescriptionSamiple ID ## a 311 T 5— 5— agate o 0 o i S -h Loose to medium dense, tine to medium grained sand wifti trace gravel and silt, yellowish brown to grayish brown, moist. Borehole terminated a(6 feet. PROJECT: MOnsrch Short Plat LOCATION: Tukwila, WA PROJECT NUMBER: 166750184 8 WELL / PROBEHOLE / BOREHOLE NO: Stantec 11B-5 PAGE 1 OF 1 DRILLING / INSTALLATION: STARTED 12124/13 DRILLING COMPANY: DRILLING EQUIPMENT: DRILLING METHOD: Hand SAMPLING€CNIPMEM': COMPLETED: 12124113 StanteG Hand Augers Auger Grab NORTHING (ft): EASTINO (ft): LAT: LONG: GROUND ELEV (ft): 317 TOC ELEV (ft): INITIAL DTW (ft): Not Encountered WELL DEPTH (ft): ••- STATIC DTW (ft): Not Encountered BOREHOLE DEPTH (ft)_ 7.0 WELL CASING DIA. (In): -•- BOREHOLE DIA. (In): 3 t.000E0 BY: PH CHECKED BY:438 SP Description Samiple ID c, a El 11 5- t , i E Tragetat tTon�'oRsse - $1'; Loose to medium dense, fine 10 medium grained sand with trace - gravel and silt, yellowish brown to grayish brown, moist. V - b - Borehole terminated at 7 feet. CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E-MAIL: TUKPLANOTUKWILA,WWA.US SHORT PLAT NUMBE L1400 LEGAL DESCRIPTION LOTS 1 THROUGH 8; AND LOTS 21 THROUGH 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. DECLARATION KNOW ALL MEN BY THESE PRESENTS THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED 00 HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FIUNG OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. SIGNATURE: PRINTED NAME. 71TLE OF HIGH COUNTRY HOMES, LLC STATE OF ____) )SS. COUNTY OF ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT (HE/SHE) SIGNED THIS INSTRUMENT, ON OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE _ OF HIGH COUNTRY HOMES, LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED HEREON. DATED: SIGNATURE: MY APPOINTMENT EXPIRES: TUKWILA 8 SHORT PLAT MANE PACE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON VICINITY MAP CITY OF TUKWILA NOTES 1. PROJECT 1MLL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC., DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORTS. 2. THE CITY OF TUKWILA HAS NO RESPONSIB UTY TO BUILD, IMPROVE, MAINTAIN OR OTHERWISE SERVE THE PRIVATE ROAD, STORM WATER FACIUTY, AND PRIVATE UTIUTIES LOCATED WITHIN TRACT "A" OF THIS SHORT PLAT. 3. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS. AND ADDITIONAL DEVELOPMENT OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPUCATION : F DEVELOPMENT STANDARDS TO THE PARENT LOT. 64 APPROVALS KING COUNTY FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DEUNOUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS. OR FOR OTHER PUBUC USE ARE PAID IN FULL. THIS DAY OF - 20 - KING COUNTY TREASURER DEPUTY KING COUNTY TREASURER KING COUNTY ASSESSOR'S APPROVAL EXAMfNED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 20 KING COUNTY ASSESSOR DEPUTY ASSESSOR EXISTING PARCEL NUMBERS: 687420-1040, 687420-1045, 687420-1050, 687420-1065, 687420-1143, 687420-1144, 687420-1145, 687420-1150, 687420-1160 TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FIUNG. THIS DAY OF 20 CHAIRPERSON, SHORT SUBDIVISION COMMITTEE LAND SURVEYOR'S CERTIFICATE 1, MATTHEW T. WALTERS, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON, CERTIFY THAT THIS PLAT IS BASED ON AN ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES, COURSES AND ANGLES ARE SHOWN HEREON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. MATTHEW T. WALTERS, PLS (#35154) DATE RECORDING CERTIFICATE FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF , 2014, AT _MINUTES PAST ____ M, AND RECORDED IN VOLUME OF PLATS, ON PAGE_ RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS OWNER: HIGH COUNTRY HOMES, LLC ADDRESS: 424 29TH ST NE, PUYALLUP, WA. 98372 PHONE: 253-840-5660 CITY/STATE/ZIP: PUYALLUP, WA 98372 ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO 80X 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: M TW DATE: 10/30/2014 JOB NUMBER: 13-138 CHECKED 8Y: M TW SCALE: N /A SHEET: 1 OF 3 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E-MAIL: TUKPLAN®TUKWILA.WA.US SHORT PLAT NUMBER L14-0045 q U O al 30' 30' m z TUKWILA 8 SHORT PLAT PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON CONTROL DIAGRAM L 30' 50TH AVE. E 30' 30' r L 587'45'50'w S. 109TH ST. 294.00' FOUND 1/4" BRASS PIN IN CONCRETE IN CASE ON 10/27/2014. / \ (E. 1/4 CORNER. 5EC1109 3) LOT 13 LOT 12 - LOT 14 LOT 15 N14° LOT llti 010 LOT16 40 p 5 LOT 10 1Q\' I LOT I7 LOT 9 OP 98748.50.W 987.48'50"W LOT 18 117.00' LOT8 LOT 7 o8 ' b z LOT 6 LOT 19 LOT 20 N8T48'50"W 115.40' LOT 21 '1 i -\ 1 33' LOT 3 G4 O LOT 22 LOT 4 N ,SttO4'G e.LOT3 LOT2 LOT 1 LOT 23 LOT 24 0 f LOT 23 LOT 26 E 234.00 S. 111TH ST. 987'48'50"w 294.00' R HAZEL ST. /T FOUND 1/4" BRASS PIN IN CONCRETE IN CASE ON 10/27/2.014. 7'47'30" (HELD PER (RI)) FOUND EMPTY CASE ON ✓ L/4ER()NCACULATE0 PER 30' 49 ry 30' oG r _1 3- °' Yffi (HELD ER (91)) g zgl I 3k )2 10 A 11 33' FOUND 3" BRASS MONUMENT 19114 MULTIPLE PUNCHES IN CASE ON 10/27/2014. USED PUNCH IN CENTER OF 'SECTION CROSS" (SE CORNER SECTION 3) 25 50 1 0 SCALE: 1' = 50' LEGEND © FOUND MONUMENT AS NOTED ON 10/27/2014 O CALCULATED MONUMENT POSITION (RI) DIMENSION PER NUMBERED REFERENCE DOCUMENT METHODS AND EQUIPMENT THIS SURVEY WAS PERFORMED BY FIELD TRAVERSE WTH A TOPCON PS103-A 3" TOTAL STATION AND MEETS OR EXCEEDS THOSE STANDARDS IDENTIFIED BY WAC 332-130-090. BASIS OF BEARINGS ASSUMED NORTH 01'48'10" EAST ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 3 BETWEEN TWO FOUND MONUMENTS AS SHOWN HEREON. REFERENCES (R1) RECORD OF SURVEY AFN 9705199023 (R2) PLAT OF POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, VOL. 5, PG. 86 NOTES 1. OTHER FEATURES MAY EXIST UPON THE SUBJECT PARCEL THAT ARE NOT SHOWN HEREON, INCLUDING VEGETATION AND/OR UNDERGROUND UTILITIES. ONLY THOSE FEATURES PERTINENT TO THE BOUNDARY LINES, IN THE OPINION OF THIS SURVEYOR, HAVE BEEN SHOWN. 2. THE LEGAL DESCRIPTION, EASEMENTS, AND OWNERSHIP HAVE BEEN TAKEN FROM TICOR TITLE COMPANY SUBDIVISION GUARANTEE ORDER N0. 70004156, DATED EFFECTIVE OCTOBER 21, 2014. 3. THE SURVEY NOTED UNDER REFERENCE (R1) WAS USED AS THE BASIS FOR THE EXTERIOR BOUNDARY OF THIS SHORT PLAT, ALTHOUGH A DIFFERENT BASIS OF BEARINGS WAS USED. HOWEVER, THE ANGULAR RELATIONSHIPS BETWEEN EXTERIOR LOT LINES AS SHOWN HEREON SHOULD MATCH SAID SURVEY. ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: MTW DATE: 10/30/2014 JOB NUMBER: 13-138 CHECKED BY: MTW SCALE: 1 " = 50' SHEET: 2 OF 3 0311L A „. 50TH AVE. E. 30' CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E-MAIL: TUI<PLA @TUKWILA.WA.US SHORT PLAT NUMBER L14-0045 30' N97'48'50'9 TUKWILA 8 SHORT PLAT VOUAIE PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON 117.00' STORM DRAINAGE EASEMENT (SEE EASEMENT NOTE 1) TRACT A (SEE TRACT NOTE) 32,701 SO.FT. 5042- SPUT RML FENCE 2 IS ON LOT UNE CRON9ER 10119" N87'48'50'W 14.36' / 15.5 r / $o LOT \ nr 2,2( 4433+ )SQ.FT. \ \ 2 I \ i1\\ 0 \ \ \\ \ STORMEDGE EASEMENT \ Z \\ \ EASEMENT Vv \ \I`\ I \ \, \ 29.89' SOUTH EDGE OF ASPHALT IS ON PROPERTY UNE 23.66 LOT 4 1,776 SOFT. i0 r n 0 N j W O (ASPHALT) N87'48'50'W 115.40' 19.83 LOT 3 1,488 SO.FT. 6 O 2 19.83 SOUTH EDGE OF ASPHALT 15 ON PROPERTY UNE LOT 2 1,488 SO.FT. g0 1- 23.66' 19.83' 19.83' • N87'48'S0'W • 123.18' W 38. J/ SPOT RAIL) FENCE I5 0.4' SOUTH OF PROPERTY UNE LOT 1 2,869 SOFT. 5 0 45-2016'55' R-25.00 L-8.85 29.99' Y \ 10' SANITARY SEWER EASEMENT AFN 13.68' \1 ` —'— S. IDS, \ \ 587.4 ' 50'E 79.64' • 10' SANITARY SEWER EASEMENT—"'r\\ AFN \ 146.12' 234.00' S. 111TH ST. 1487.48'50"W 29.87' LOT 6 n 2,239 SOFT. 6 U \ \ 3 \ Z9.87' N87'48'50.6 9 19.83' LOT 7 1,486 SOFT. 5 0 5 19,83' 29.95 - LOT 8 2,840 SO.FT. ,-18'02'20' R=25.00 L-7.87 0 38.18' £ 33' FOUND EMPTY CASE ON 10/27/2014. P0911014 CALCULATED PER (R1) 30' w V o /y, t ' //"LS 10119' (ON UNE) nO n 30' FOUND 1" IRON PIPE 0.5' WEST OF SET CORNER 51ST AVE. S. 10 2,0 40 SCALE: 1' = 20' LEGEND ® CALCULATED MONUMENT POSITION • SET 5/8" REBAR & CAP, "A.R.G. 35154/49921" O FOUND 1/2" REBAR & CAP AS NOTED ON 10/27/2014 TRACT NOTE TRACT "A' IS A ROAD, STORM. SEWER & UTILITIES EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS INCLUDES AN EQUAL AND UNDIVIDED INTEREST AND RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. EASEMENT NOTES 1. THE EASEMENT LYING WITHIN THE SOUTHWEST CORNER OF LOT 5 AS SHOWN HEREON IS A STORM DRAINAGE ANO ACCESS EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3. 4, 6, 7, AND 8 OF THIS SHORT PLAT. 2. THE 10' SANITARY SEWER EASEMENT SHOWN HEREON, RECORDED UNDER KING COUNTY RECORDING NUMBER IS FOR THE BENEFIT OF THE CITY OF TUKWILA, AND SUPERSEDED AND REPLACED PRIOR SANITARY SEWER EASEMENT AFN 6217698. ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 JOB NUMBER: 1 3- 1 38 SHEET: 3 OF 3 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E—MAIL: TUKPLAN©TUKWILA.WA.US SHORT PLAT NUMBER L14-000 122- LEGAL 22 LEGAL DESCRIPTION LOTS 1 THROUGH 8; AND LOTS 21 THROUGH 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. DECLARATION KNOW ALL MEN BY THESE PRESENTS THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. SIGNATURE: PRINTED NAME - TITLE: STATE OF __ __) )SS. COUNTY OF ___) _ OF HIGH COUNTRY HOMES, LLC I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT (HE/SHE) SIGNED THIS INSTRUMENT, CN OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE _ __ OF HIGH COUNTRY HOMES, LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED HEREON. DATED: ____ SIGNATURE: _ MY APPOINTMENT EXPIRES: _______ TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON / VICINITY MAP C I SR 900 SCALE: 1 ' 1000' SITE 3 -' 2 S. 112TH 10 1') 11 CITY OF TUKWILA NOTES 1. PROJECT WILL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC., DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORTS. 2. THE CITY OF TUKWILA HAS NO RESPONSIBILITY TO BUILD, IMPROVE, MAINTAIN OR OTHERWISE SERVE THE PRIVATE ROAD, STORM WATER FACILITY, AND PRIVATE UTILITIES LOCATED WITHIN TRACT "A" OF THIS SHORT PLAT. 3. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS, AND ADDITIONAL DEVELOPMENT OF THE INDI`.4DUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT STANDARDS TO THE PARENT LOT. APPROVALS KING COUNTY FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBUC USE ARE PAID IN FULL. THIS DAY OF __ —, 20 . KING COUNTY TREASURER DEPUTY KING COUNTY TREASURER KING COUNTY ASSESSORS APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF , 20 . KING COUNTY ASSESSOR DEPUTY ASSESSOR EXISTING PARCEL NUMBERS: 687420-1040, 687420-1045, 687420-1050, 687420-1065, 687420-1143, 687420-1144, 687420-1145, 687420-1150, 687420-1160 TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING. THIS_ DAY OF ___________, 20__ CHAIRPERSON, SHORT SUBDIVISION COMMITTEE LAND SURVEYOR'S CERTIFICATE I, MATTHEW T. WALTERS, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON, CERTIFY THAT THIS PLAT IS BASED ON AN ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES, COURSES AND ANGLES ARE SHOWN HEREON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. MATTHEW T. WALTERS, PLS (#35154) DATE RECORDING CERTIFICATE FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 2014, AT MINUTES PAST M, AND RECORDED IN VOLUME OF PLATS, ON PAGE______—___, RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS OWNER: HIGH COUNTRY HOMES. LLC ADDRESS: 424 29TH ST NE, PUYALLUP, WA. 98372 PHONE: 253-840-5660 CITY/STATE/ZIP: PUYALLUP, WA 98372 ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: M TW DATE: 10/30/2014 JOB NUMBER: 1 3-1 38 CHECKED BY: M TW SCALE: N /A SHEET: 1 OF 3 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E—MAIL: TUKPLAN©TUKW!LA.WA.US TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON SHORT PLAT NUMBER L14 -00Z CONTROL DIAGRAM 30' 30' 30' BLOc,1C L J 33' 50TH AVE. E. 30' 887'49'50"w n S. 109TH ST. 294.00' -- 30' LOT13 I, LOT 14 + LOT12 I IS - O LOT I I �� ly 1— 4o,OP�lS4Cs • g6 Lor 10N., I LOT9 eyOG N87'48'50"W 117.00' LOT 8 LOT 7 LOT 16 LOT 17 LOT 18 LOTI9 LOT 20 N87'48'50" 715,40' LOT 6 LOT 21 LOT 5 G�4 iu`Jl LOT 22 LOT4 tic32, �F`G CCI‘ LOTS I LOT2 r M LOT 23 LOT 24 2 LOT 25 LOT1 234.00' S . 111TH ST. N 87.48'50"w 294.00' LOT 26 Off' 33' 30' 'm°. FOUND 1/4- BRASS PIN 1%IN CONCRETE IN CASE ON 10/27/2014. 1 (E. 1/4 CORNER, SECTION 3) HAZEL ST. FOUND 1/4" BRASS PIN IN CONCRETE IN CASE ON 10/27/2014. r 1 1 7'47'30" (HELD PER (91)) FOUND EMPTY CASE ON 10/27/2014. POSITION CALCULATED PER (81) 33' 30' v2i2 ;1;,1 I .. n N 30' ow = po 90'23' Fo (RECO PER(R1)� zN m 3l_�)2 10111 FOUND 3" BRASS MONUMENT 1MTH MULTIPLE PUNCHES IN CASE ON 10/27/2014. USED PUNCH IN CENTER OF "SECTION CROSS" (SE CORNER SECTION 3) 1; 0 25 50 100 SCALE: 1" = 50' LEGEND • FOUND MONUMENT AS NOTED ON 10/27/2014 ® CALCULATED MONUMENT POSITION (RI) DIMENSION PER NUMBERED REFERENCE DOCUMENT METHODS AND EQUIPMENT THIS SURVEY WAS PERFORMED BY FIELD TRAVERSE WITH A TOPCON PS103-A 3" TOTAL STATION AND MEETS OR EXCEEDS THOSE STANDARDS IDENTIFIED BY WAC 332-130-090. BASIS OF BEARINGS ASSUMED NORTH 01'48'10" EAST ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 3 BETWEEN TWO FOUND MONUMENTS AS SHOWN HEREON. REFERENCES (R1) RECORD OF SURVEY AFN 9705199023 (R2) PLAT OF POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, VOL. 5, PG. 86 NOTES 1. OTHER FEATURES MAY EXIST UPON THE SUBJECT PARCEL THAT ARE NOT SHOWN HEREON, INCLUDING VEGETATION AND/OR UNDERGROUND UTILITIES. ONLY THOSE FEATURES PERTINENT TO THE BOUNDARY LINES, IN THE OPINION OF THIS SURVEYOR, HAVE BEEN SHOWN. 2. THE LEGAL DESCRIPTION, EASEMENTS, AND OWNERSHIP HAVE BEEN TAKEN FROM TICOR TITLE COMPANY SUBDIVISION GUARANTEE ORDER NO. 70004156, DATED EFFECTIVE OCTOBER 21, 2014. 3. THE SURVEY NOTED UNDER REFERENCE (R1) WAS USED AS THE BASIS FOR THE EXTERIOR BOUNDARY OF THIS SHORT PLAT, ALTHOUGH A DIFFERENT BASIS OF BEARINGS WAS USED. HOWEVER, THE ANGULAR RELATIONSHIPS BETWEEN EXTERIOR LOT LINES AS SHOWN HEREON SHOULD MATCH SAID SURVEY. ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: MTW DATE: 10/30/2014 JOB NUMBER: 13-138 CHECKED BY: MTW SCALE: 1» = 50, SHEET: 2 OF 3 50TH AVE. E. 30' CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E—MAIL: TUKPLAN@TUKWILA.WA.US SHORT PLAT NUMBER L14-00,4,5 37- 30' 2 30' N87 48'50"W 117.00' STORM DRAINAGE EASEMENT (SEE EASEMENT NOTE 1) TRACT A (SEE TRACT NOTE) 32,701 SQ.FT. TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON SPUT RAIL FENCE Z IS ON LOT LINE "CROVISIER 10119" N87'48'50"W 14.36' 1 / 15.53 / / LOT 5 ";= 2,243 SQ.FT. z \\ N.E. EDGE STORM EASEMENT \ \ \ 29.89' SOUTH EDGE OF ASPHALT IS ON PROPERTY UNE 23.66' LOT 4 1,776 SQ.FT. 23.66' o• (ASPHALT) N87'48'50"W 115.40' 19.83 LOT 3 1,488 SQ.FT. 19.83' N87'48'50"W 19.83 LOT 2 1,488 SOFT. 19.83' 123.18' 13.88' \ \ \ SOUTH EDGE OF ASPHALT I5 ON PROPERTY LINE 36.56 SPLIT RAIL— FENCE IS 0.4' SOUTH OF PROPERTY UNE LOT 1 2,869 SO.FT. 8=2016'55" R=25.00 L=8.85 29.99' 10' SANITARY SEWER EASEMENT AFN 10' SANITARY SEWER EASEMENT—' \\ AFN \ \ r a \ \ z n \ \ 146.12 234.00 S. 111TH ST. \ N87'48'S0"W N87'48'50"W 29.87' S87'48'50"E 19.83 LOT 6 LOT 7 1,486 SQ.FT. 2,239 SQ.FT. \ 29.87' o- 79.64 19.83 1 1 J 29.95' LOT 8 2,840 SQ.FT. 4=18'02'20" R=25.00 L=7.87 38.18' ;9, 33' FOUND EMPTY CASE ON 10/27/2014. POSITION CALCULATED PER (91) 30' /LS 10119" (ON UNE) n m 30' FOUND 1" IRON PIPE 0.5' WEST OF SET CORNER 0 51ST AVE. S. 10 20 40 SCALE: 1° = 20' LEGEND ® CALCULATED MONUMENT POSITION • SET 5/8" REBAR & CAP, "A.R.G. 35154/49921" O FOUND 1/2" REBAR & CAP AS NOTED ON 10/27/2014 TRACT NOTE TRACT "A" IS A ROAD, STORM, SEWER & UTILITIES EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS INCLUDES AN EQUAL AND UNDIVIDED INTEREST AND RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE 30 0.v\ �(l0a6/t u ro CONSTRU�C{TION,II ``MAIOF NTENANCE. REPAIR AND � ,]�� /�' (�i1� REPLACEMENT i5 oW �ON4 CONTAINEDTHEREIN.1 k.. rnp,4w-1 j�t1, I�I'0 / t( 44 CC ‘k 1 / EASEMENT NOTES c'' (44'��T,'� ,4 44 itun ` ip / Cotte.. 1. THE EASEMENT LYING WITHIN THE SOUTHWEST CORNER OF LOT 5 AS SHOWN HEREON IS A STORM DRAINAGE AND ACCESS EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 6, 7, AND 8 OF THIS SHORT PLAT. 2. THE 10' SANITARY SEWER EASEMENT SHOWN HEREON, RECORDED UNDER KING COUNTY RECORDING NUMBER _ _ _ IS FOR THE BENEFIT OF THE CITY TU WILA, AND SUPERSEDED AND REPLACED RIOR SANITARY SEWER EASEMENT AFN 6217698. ZOIL /Olg OOo931 ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 JOB NUMBER: 13-138 SHEET: 3 OF 3 SUBDIVISION Issued By: CHICAGO TITLE INSURANCE COMPANY'~ Guarantee/Certificate Number: 70004156 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES High County Homes, LLC, a Washington limited liability company and Abbey Road Group Land Development Services Company, LLC 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. Ticor Title Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Countersigned By: Authorized Officer or Agent Chicago Title Insurance Company By: 4140444:-% Attest: President Secretary Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 1 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70004156 ISSUING OFFICE: Title Officer: Unit 1 Ticor Title Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Phone: (425)255-7472 Fax: (877)521-9938 Main Phone: (425)255-7575 Email: Unitl.Renton@TicorTitle.com SCHEDULE A Liability Premium Tax $1,000.00 $250.00 $23.75 Effective Date: April 25, 2014 at 08:OOAM 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: High Country Homes, 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: 05.01.14 @ 02:09PM Page 2 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 EXHIBIT "A" Legal Description Lots 1 throught 8 and Lots 21 throught 26, Block 10, Pottery Works Addition to the City of Seattle, according to the plat recorded in Volume 5 of Plats, page 86, records of King County, Washington. Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 3 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70004156 SCHEDULE B 1. 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: 2014 Tax Account No.: 687420-1040-06 Levy Code: 2430 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects: Lots 1 & 2 Billed: $990.74 Paid: $0.00 Unpaid: $990.74 2. 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 2014 Tax Account No.: 687420-1045-01 Levy Code: 2430 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects: Lots 3 & 4 Billed: $990.74 Paid: $0.00 Unpaid: $990.74 3. 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: 2014 Tax Account No.: 687420-1050-03 Levy Code: 2430 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lots 5 & 6 Billed: $990.74 Paid: $0.00 Unpaid: $990.74 Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 4 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70004156 SCHEDULE B (continued) 4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 687420-1065-06 Levy Code: 2430 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lots 7 &8 Billed: $990.74 Paid: $0.00 Unpaid: $990.74 5. 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: 2014 Tax Account No.: 687420-1143-02 Levy Code: 2430 Assessed Value -Land: $65,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lot 21 Billed: $717.43 Paid: $0.00 Unpaid: $717.73 6. 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: 2014 Tax Account No.: 687420-1144-01 Levy Code: 2430 Assessed Value -Land: $65,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $717.43 Paid: $0.00 Unpaid: $717.43 Affects Lot 22 Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 5 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70004156 SCHEDULE B (continued) 7. 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: 2014 Tax Account No.: 687420-1145-00 Levy Code: 2430 Assessed Value -Land: $65,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lot 23 Billed: $717.43 Paid: $0.00 Unpaid: $717.43 8. 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: 2014 Tax Account No.: 687420-1150-02 Levy Code: 2430 Assessed Value -Land: $65,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lot 24 Billed: $717.43 Paid: $0.00 Unpaid: $717.43 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: 2014 Tax Account No.: 687420-1160-00 Levy Code: 2430 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Affects Lots 25 and 26 Billed: $990.74 Paid: $0.00 Unpaid: $990.74 10. Easements) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Seattle Purpose: Sanitary sewer Recording Date: August 11, 1967 Recording No.: 6217698 Affects: A 10 foot strip over lots 21 through 26, inclusive Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 6 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70004156 SCHEDULE B (continued) 11. Any rights, interests, or claims which may exist or arise by reason of the following matters disclosed by survey, Recording Date: Recording No.: May 19, 1997 9705199023 No matters to take exception and instrument is shown merely as a convenience to the parties. END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 05.01.14 @ 02:09PM Page 7 WA-TT-FWNT-02840.660004-SPS-1-14-70004156 TITLEPOINT Merged Property Search King, Washington Lt 21:26 Blk 10 Map 5/86 Order #: 70004156 Company: TICOR TITLE/RENTON/1 Merged By: Merged On: DAVID WATSON 5/1/2014 5:19 PM CRN: 0001100092 Search Results Filters: Sort Order: REVERSE CHRONOLOGICAL Merged Legals Lt 21:26 Blk 10 Map 5/86 Plant Start : Plant Cover : Last Searched By : Last Searched On : 1/2/1969 4/24/2014 David Watson 5/1/2014 5:19 PM PD From Date: Thru Date: Property Options: 4/18/1969 Parties: n/a Doc. Type Filter: n/a Doc. Type Cat.: n/a INCLUDE ADJACENT STARTERS; INCLUDE ALL TRACT; INCLUDE OVERLYING; UP TO 1ST PLAT/SUBDIVISION TIT POINT Merged Property Search King, Washington Lt 21:26 Blk 10 Map 5/86 Order #: 70004156 Company: TICOR TITLE/RENTON/1 Merged By: Merged On: DAVID WATSON 5/1/2014 5:19 PM CRN: 0001100092 Search Results Filters: Sort Order: REVERSE CHRONOLOGICAL Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Lien, Satisfaction 18 5/17/2013 1003 CITY OF TUKWILA RAL DEVELOPMENT Lt 25:26 Blk 10 Map Ref: 2/1/2007 120, APN(s): & VENTURE CO 5/86 687420-1160 x Lien, 14 5/17/2013 1002 CITY OF TUKWILA RAL DEVELOPMENT Lt 24 Blk 10 Map 5/86 Ref: 2/1/2007 116, APN(s): & VENTURE CO Satisfaction 687420-1150 x Lien, 17 5/17/2013 1001 CITY OF TUKWILA RAL DEVELOPMENT Lt 23 Blk 10 Map 5/86 Ref: 2/1/2007 119, APN(s): & VENTURE CO Satisfaction 687420-1145 x Lien, 16 5/17/2013 1000 CITY OF TUKWILA RAL DEVELOPMENT Lt 22 Blk 10 Map 5/86 Ref: 2/1/2007 118, APN(s): & VENTURE CO 687420-1144 Satisfaction x Lien, 15 5/17/2013 999 CITY OF TUKWILA RAL DEVELOPMENT Lt 21 Blk 10 Map 5/86 Ref: 2/1/2007 117, APN(s): & VENTURE CO 687420-1143 Satisfaction ♦ Special 5/2/2013 1301 BLUE WATER HIGH COUNTRY Lt 21:26 Blk 10 Map Co: ORT, 1607, APN(s): Warranty PROPERTIES 10, HOMES LLC 5/86 687420-1040, 687420-1045, Deed LLC 687420-1050, 687420-1065, 687420-1143, Additional APNs not shown. • Trustee's 13 6/10/2010 728 WYANT,CHRISTOPH BLUE WATER Lt 25 Blk 10 Map 5/86 Ref: 3/29/2004 2409, APN(s): Deed Upon ER M PROPERTIES 10, ();Lt 26 Blk 10 Map 5/86 687420-1160 Sale LLC ( ) ♦ Trustee's 12 6/10/2010 727 WYANT,CHRISTOPH BLUE WATER Lt 23 Blk 10 Map 5/86 Ref: 3/29/2004 2406, APN(s): Deed Upon ER M PROPERTIES 10, ();Lt 24 Blk 10 Map 5/86 687420-1045, 687420-1145, Sale LLC () 687420-1150 • Trustee's 11 6/10/2010 726 WYANT,CHRISTOPH BLUE WATER Lt 21 Blk 10 Map 5/86 Ref: 3/29/2004 2403, APN(s): Deed Upon ER M PROPERTIES 10, ();Lt 22 Blk 10 Map 5/86 687420-1045, 687420-1143, Sale LLC () 687420-1144 ✓ Trust 13 5/27/2010 699 WASHINGTON FIRST Lt 25:26 Blk 10 Map Ref: 3/29/2004 2409, APN(s): Deed/Deed of INTERNATIONAL 5/86 687420-1160 Trust, BANK Assignment • Trust 12 5/27/2010 698 WASHINGTON FIRST Deed/Deed of INTERNATIONAL Trust, BANK Assignment Lt 23:24 Blk 10 Map 5/86 Ref: 3/29/2004 2406, APN(s): 687420-1145, 687420-1150, 987420-1045 • Trust 11 5/27/2010 697 WASHINGTON FIRST Deed/Deed of INTERNATIONAL Trust, BANK Assignment Lt 21:22 Blk 10 Map 5/86 Ref: 3/29/2004 2403, APN(s): 687420-1045, 687420-1143, 687420-1144 ✓ Trust 13 5/19/2010 632 WASHINGTON FIRST LANGLEY VENTURE Lt 25 Blk 10 Map 5/86 Ref: 3/29/2004 2409, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. ();Lt 26 Blk 10 Map 5/86 687420-1160 Trust, BANK ( ) Substitution of Trustee Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks ✓ Trust 12 5/19/2010 631 WASHINGTON FIRST LANGLEY VENTURE Lt 23 Blk 10 Map 5/86 Ref: 3/29/2004 2406, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. ( );Lt 24 Blk 10 Map 5/86 687420-1045, 687420-1145, Trust, BANK () 687420-1150 Substitution of Trustee ✓ Trust 11 5/19/2010 630 WASHINGTON FIRST LANGLEY VENTURE Lt 21 Blk 10 Map 5/86 Ref: 3/29/2004 2403, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. ( );Lt 22 Blk 10 Map 5/86 687420-1045, 687420-1143, Trust, BANK () 687420-1144 Substitution of Trustee ✓ Trust 11 3/4/2010 1181 O'NEILL,RAMIE N & LANGLEY VENTURE Lt 21:22 Blk 10 Map Ref: 3/29/2004 2403, APN(s): Deed/Deed of GROUP, INC. 5/86 687420-1143, 687420-1144, Trust, 687420-1145 Trustees Sale ✓ Trust 12 3/4/2010 1180 O'NEILL,RAMIE N & LANGLEY VENTURE Lt 23:24 Blk 10 Map Ref: 3/29/2004 2406, APN(s): Deed/Deed of GROUP, INC. 5/86 687420-1145, 687420-1050, Trust, 687420-1045 Trustees Sale ✓ Trust 13 3/4/2010 1179 O'NEILL,RAMIE N & LANGLEY VENTURE Lt 25:26 Blk 10 Map Ref: 3/29/2004 2409, APN(s): Deed/Deed of GROUP, INC. 5/86 687420-1160 Trust, Trustees Sale ✓ Trust 11 2/26/2010 1623 WASHINGTON FIRST LANGLEY VENTURE Lt 21:22 Blk 10 Map Ref: 3/29/2004 2403, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. 5/86 687420-1143, 687420-1045, Trust, BANK 687420-1144 Substitution of Trustee ✓ Trust 13 2/26/2010 1620 WASHINGTON FIRST LANGLEY VENTURE Lt 25:26 Blk 10 Map Ref: 3/29/2004 2409, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. 5/86 687420-1160 Trust, BANK Substitution of Trustee ✓ Trust 12 2/26/2010 1619 WASHINGTON FIRST LANGLEY VENTURE Lt 23:24 Blk 10 Map Ref: 3/29/2004 2406, APN(s): Deed/Deed of INTERNATIONAL GROUP, INC. 5/86 687420-1145, 687420-1045, Trust, BANK 687420-1150 Substitution of Trustee x Lien 18 2/1/2007 120 TUKWILA CITY RAL DEVELOPMENT Lt 25:26 Blk 10 Map $145.00 AND VENTURE CO 5/86 x Lien 17 2/1/2007 119 TUKWILA CITY RAL DEVELOPMENT Lt 23 Blk 10 Map 5/86 $104.00 AND VENTURE CO • Lien 16 2/1/2007 118 TUKWILA CITY RAL DEVELOPMENT Lt 22 Blk 10 Map 5/86 $104.00 AND VENTURE CO x Lien 15 2/1/2007 117 TUKWILA CITY RAL DEVELOPMENT Lt 21 Blk 10 Map 5/86 $104.00 AND VENTURE CO x Lien 14 2/1/2007 116 TUKWILA CITY RAL DEVELOPMENT Lt 24 Blk 10 Map 5/86 $104.00 AND VENTURE CO ✓ Warranty 5/15/2006 1066 RAL DEVELOPMENT LANGLEY VENTURE Lt 23:24 Blk 10 Map Co: FID, 36936, REREC Deed AND VENTURE CO GROUP INC 5/86 Ref: 3/29/2004 2405 ✓ Trust 13 1/9/2006 1862 Lt 25:26 Blk 10 Map Ref: 3/29/2004 2409 Deed/Deed of 5/86 Trust, Modification Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Trust 12 Deed/Deed of Trust, Modification 1/9/2006 1861 Lt 23:24 BIk 10 Map Ref: 3/29/2004 2406 5/86 • Trust 11 1/9/2006 1860 Deed/Deed of Trust, Modification Lt 21:22 BIk 10 Map Ref: 3/29/2004 2403 5/86 Starter 12/20/2005 388060 Lt 21:26 BIk 10 Map Co: FID, TO: 9 5/86 • Trust 11 7/21/2005 24 Deed/Deed of Trust, Modification Lt 21:22 BIk 10 Map Ref: 3/29/2004 2403 5/86 • Trust 13 7/6/2005 158 Deed/Deed of Trust, Modification Lt 25:26 BIk 10 Map Ref: 3/29/2004 2409 5/86 ✓ Trust 12 7/6/2005 153 Lt 23:24 BIk 10 Map Ref: 3/29/2004 2406 Deed/Deed of 5/86 Trust, Modification Starter 5/6/2004 382913 Lt 21:26 BIk 10 Map Co: FID, TO: 3 5/86 x Assessment, 10 5/6/2004 3048 TUKWILA CITY RAL DEVELOPMENT Lt 24 BIk 10 Map 5/86 Ref: 11/13/2003 1934 Notice/Lien or AND VENTURE CO District Diagram/Lien, Partial Release x Assessment, 9 5/6/2004 3040 TUKWILA CITY RAL DEVELOPMENT Lt 23 Blk 10 Map 5/86 Ref: 11/13/2003 1933 Notice/Lien or AND VENTURE CO District Diagram/Lien, Partial Release X Assessment, 8 5/6/2004 3039 TUKWILA CITY RAL DEVELOPMENT Lt 22 BIk 10 Map 5/86 Ref: 11/13/2003 1932 Notice/Lien or AND VENTURE CO District Diagram/Lien, Partial Release X Assessment, 7 5/6/2004 3038 TUKWILA CITY RAL DEVELOPMENT Lt 21 Blk 10 Map 5/86 Ref: 11/13/2003 1931 Notice/Lien or AND VENTURE CO District Diagram/Lien, Partial Release Assignment of 2 4/28/2004 997 RAL DEVELOPMENT WASHINGTON FIRST Lt 21:26 Blk 10 Map Co: FAT, Ref: 5/1/1997 1562 Rents, AND VENTURE CO INTERNATIONAL 5/86 Release BANK • Trust 1 4/28/2004 996 Co: FAT, Ref: 5/1/1997 1561 Deed/Deed of Trust, Release Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Trust Deed/Deed of Trust, Release 3 4/13/2004 1647 Co: PNW, Ref: 12/16/1998 2719 Assignment of 4 Rents, Release 4/13/2004 1646 RAL DEVELOPMENT WASHINGTON FIRST Lt 22 Blk 10 Map 5/86 Co: PNW, Ref: 12/16/1998 AND VENTURE CO INTERNATIONAL 2720 BANK • Trust Deed/Deed of Trust, Release 5 4/13/2004 1645 Co: PNW, Ref: 12/16/1998 2756 Assignment of 6 Rents, Release 4/13/2004 1644 RAL DEVELOPMENT WASHINGTON FIRST Lt 23:24 Blk 10 Map Co: PNW, Ref: 12/16/1998 AND VENTURE CO INTERNATIONAL 5/86 2757 BANK Assignment of Rents 3/29/2004 2410 LANGLEY VENTURE WASHINGTON FIRST Lt 25:26 Blk 10 Map Co: FID GROUP INC INTERNATIONAL 5/86 BANK Trust 13 Deed/Deed of Trust 3/29/2004 2409 LANGLEY VENTURE WASHINGTON FIRST Lt 25:26 Blk 10 Map Co: FID, $232,000.00 GROUP INC INTERNATIONAL 5/86 BANK • Warranty Deed 3/29/2004 2408 RAL DEVELOPMENT AND VENTURE CO LANGLEY VENTURE Lt 25:26 Blk 10 Map Co: FID, 36936 GROUP INC 5/86 Assignment of Rents 3/29/2004 2407 LANGLEY VENTURE GROUP INC WASHINGTON FIRST Lt 23:24 Blk 10 Map Co: FID INTERNATIONAL 5/86 BANK ✓ Trust 12 Deed/Deed of Trust 3/29/2004 2406 LANGLEY VENTURE WASHINGTON FIRST Lt 23:24 Blk 10 Map Co: FID, $232,000.00 GROUP INC INTERNATIONAL 5/86 BANK Assignment of Rents 3/29/2004 2404 LANGLEY VENTURE WASHINGTON FIRST Lt 21:22 Blk 10 Map Co: FID GROUP INC INTERNATIONAL 5/86 BANK ✓ Trust 11 Deed/Deed of Trust 3/29/2004 2403 LANGLEY VENTURE WASHINGTON FIRST Lt 21:22 Blk 10 Map Co: FID, $232,000.00 GROUP INC INTERNATIONAL 5/86 BANK • Warranty Deed 3/29/2004 2402 RAL DEVELOPMENT LANGLEY VENTURE Lt 21:22 Blk 10 Map Co: FID, 36936 AND VENTURE CO GROUP INC 5/86 Starter 3/25/2004 383117 Lt 25:26 Blk 10 Map Co: FID, TO: 3 5/86 Starter 3/25/2004 383116 Lt 23:24 Blk 10 Map Co: FID, TO: 3 5/86 Starter 3/25/2004 383115 Lt 22:23 Blk 10 Map Co: FID, TO: 3 5/86 • Trust Deed/Deed of Trust, Modification 1 12/4/2003 4756 Ref: 5/1/1997 1561 • Trust 3 12/4/2003 Deed/Deed of Trust, Modification 4754 Ref: 12/16/1998 2719 Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Trust Deed/Deed of Trust, Modification 5 12/4/2003 4753 Ref: 12/16/1998 2756 N Assessment, 10 11/13/2003 1934 TUKWILA CITY RAL DEVELOPMENT Lt 24 Blk 10 Map 5/86 $76.00 Notice/Lien or District Diagram/Lien AND VENTURE CO x Assessment, 9 11/13/2003 1933 TUKWILA CITY RAL DEVELOPMENT Lt 23 Blk 10 Map 5/86 $76.00 Notice/Lien or District Diagram/Lien AND VENTURE CO x Assessment, 8 11/13/2003 1932 TUKWILA CITY RAL DEVELOPMENT Lt 22 Blk 10 Map 5/86 $76.00 Notice/Lien or AND VENTURE CO District Diagram/Lien x Assessment, 7 11/13/2003 1931 TUKWILA CITY RAL DEVELOPMENT Lt 21 Blk 10 Map 5/86 $76.00 Notice/Lien or AND VENTURE CO District Diagram/Lien • Trust 1 9/17/2003 2375 Deed/Deed of Trust, Modification Ref: 5/1/1997 1561 • Trust 3 9/17/2003 2372 Ref: 12/16/1998 2719 Deed/Deed of Trust, Modification • Trust 5 9/17/2003 2370 Ref: 12/16/1998 2756 Deed/Deed of Trust, Modification ✓ Trust 1 7/16/2003 398 Ref: 3/21/2002 1350; Deed/Deed of 5/1/1997 1561 Trust, Modification • Trust 3 3/25/2003 302 Ref: 12/16/1998 2719 Deed/Deed of Trust, Modification Trust 5 3/25/2003 301 Ref: 12/16/1998 2756 Deed/Deed of Trust, Modification • Trust 1 3/21/2002 1350 Ref: 5/1/19971561 Deed/Deed of Trust, Modification • Trust 3 3/21/2002 1347 Ref: 12/16/1998 2719 Deed/Deed of Trust, Modification Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Trust Deed/Deed of Trust, Modification 5 3/21/2002 1346 Ref: 12/16/1998 2756 Trust 8/1/2001 336 RAL DEVELOPMENT WASHINGTON FIRST Lt 21:26 Blk 10 Map Co: FAT, BAD REFERENCE Deed/Deed of AND VENTURE CO INTERNATIONAL 5/86 Ref: NO REF Trust, BANK Modification • Trust 3 8/1/2001 292 Deed/Deed of Trust, Modification Co: PNW, Ref: 12/16/1998 2719 • Trust 5 8/1/2001 291 Deed/Deed of Trust, Modification Co: PNW, Ref: 12/16/1998 2756 • Trust 1 3/12/2001 215 Deed/Deed of Trust, Modification Co: FAT, Ref: 5/1/1997 1561 • Trust 5 3/7/2001 1252 Deed/Deed of Trust, Modification Co: PNW, Ref: 12/16/1998 2756 ✓ Trust 3 3/7/2001 1251 Co: PNW, Ref: 12/16/1998 Deed/Deed of 2719 Trust, Modification ✓ Trust 1 9/1/2000 260 Co: FAT, Ref: 5/1/1997 1561 Deed/Deed of Trust, Modification ✓ Trust 5 9/1/2000 199 Co: PNW, Ref: 12/16/1998 Deed/Deed of 2756 Trust, Modification ✓ Trust 3 9/1/2000 198 Co: PNW, Ref: 12/16/1998 Deed/Deed of 2719 Trust, Modification ✓ Trust 1 2/2/2000 1235 Co: FAT, Ref: 5/1/1997 1561 Deed/Deed of Trust, Modification ✓ Trust 5 1/25/2000 1794 Co: PNW, Ref: 12/16/1998 Deed/Deed of 2756 Trust, Modification ✓ Trust 3 1/25/2000 1363 Co: PNW, Ref: 12/16/1998 Deed/Deed of 2719 Trust, Modification Type CI Rec Date Doc ID 1st Party 2nd Party Legal Remarks • Trust Deed/Deed of Trust, Modification 1 9/1/1999 1539 RAL DEVELOPMENT WASHINGTON FIRST Lt 21:26 Blk 10 Map & VENTURE CO INTERNATIONAL 5/86 BANK Co: FAT, Ref: 5/1/1997 1561 Assignment of 6 12/16/1998 2757 RAL DEVELOPMENT WASHINGTON FIRST Lt 23:24 Blk 10 Map Co: STW & VENTURE CO INTERNATIONAL 5/86 BANK Rents Trust 5 12/16/1998 2756 RAL DEVELOPMENT WASHINGTON FIRST Lt 23:24 Bik 10 Map Co: STW, $181,600.00 Deed/Deed of & VENTURE CO INTERNATIONAL 5/86 Trust BANK Assignment of 4 12/16/1998 2720 RAL DEVELOPMENT WASHINGTON FIRST Lt 22 Blk 10 Map 5/86 Co: STW, $156,000.00 Rents & VENTURE CO INTERNATIONAL BANK ✓ Trust 3 12/16/1998 2719 RAL DEVELOPMENT WASHINGTON FIRST Lt 22 Blk 10 Map 5/86 Co: STW, $156,000.00 Deed/Deed of & VENTURE CO INTERNATIONAL Trust BANK • Trust 1 7/6/1998 38 WASH FIRST Deed/Deed of INTERNATL BANK Trust, Modification Co: TTL, Ref: 5/1/1997 1561 Trust 7/6/1998 38 WASH FIRST RAL DEVELOPMENT Lt 21:26 Blk 10 Map Co: TTL, 9705011561 Deed/Deed of INTERNATL BANK & VENTURE CO 5/86 Trust, Modification X Map, Survey 5/19/1997 9023 & & Lt 21:26 Blk 10 Map 5/86 Assignment of 2 5/1/1997 1562 RAL DEVELOPMENT WASHINGTON FIRST Lt 21:26 Blk 10 Map Co: FAT Rents & VENTURE CO INTERNATIONAL 5/86 BANK ✓ Trust 1 5/1/1997 1561 RAL DEVELOPMENT WASHINGTON FIRST Lt 21:26 Blk 10 Map Co: FAT, $254,000.00 Deed/Deed of & VENTURE CO INTERNATIONAL 5/86 Trust BANK ok Warranty 5/1/1997 1560 HARWOOD, B RAL DEVELOPMENT Lt 21:26 Blk 10 Map Co: FAT, 125000 Deed & VENTURE CO 5/86 Starter 6/18/1996 461378 Lt 19 Blk 10 Map 5/86 Co: CTI, TO: 6 (*1130);Lt 20 Blk 10 Map 5/86 (*1130) Starter 4/11/1994 412501 Lt 21:26 Blk 10 Map Co: CTI, TO: 9 5/86 X Ordinance 8/15/1979 741 SEATTLE CITY OF 4362 Blk 10 Map 5/86 X Ordinance 8/15/1979 740 SEATTLE CITY OF 4362 Blk 10 Map 5/86 End of Search. 99 Records Found. TIT DINT Merged Property Search King, Washington Lt 21:26 Blk 10 Map 5/86 Order #: 70004156 Merged By: Merged On: DAVID WATSON 5/1/2014 5:19 PM Company: TICOR TITLE/RENTON/1 CRN: 0001100092 From Legal Description Rel. Type Created Vacated Vacated\Replat Lt 21:26 Blk 10 Map 5/86 Map 5/86 5/14/1890 From: Sec 3 T 23N R 4E SE of SE CF 1/1/1800 Sec 3 T 23N R 4E 1/1/1800 Sec 3 T 23N R 4E SE of SE 1/1/1800 Partial To Legal Description Rel. Type Created Vacated Vacated\Replat No Overlying for: Lt 21:26 Blk 10 Map 5/86 5/14/1890 geoAdvantage: King County of Washington State (App3) 26 II1 (17 14 i229 SY. 15 0980 09&5 17 18 '?", 19 20 1005 21 22 23 24 25 10J0 26 4.0 0 Ir) -s 109th S 109TH ST c ,c Page 1 of 1 22 21 le7EAt 0125 4 13 1t4 Ct S 111TH ST 5 3S13i 25 1160 26 11 79?fi¢ Q In n. Cf Cf 3 a. :4125A 0440. TICOR TITLE COMPANY Sentry Dynamics, Inc. and its warranties make no representations, geoAdvantage warranties or conditions, express or Y T implied, as to the accuracy or completeness of information WN 1w.SentrydyflarniCS.fet contained in this report. http://geo.sentrydynamics.net/WA_King/default.aspx 5/1/2014 poy OF SE&.OF SE}.OF SEC. 3-23-4 KING COUNTY, WASH. 045499021 B 2. No. DP 3. RYAN WAY WT0030CTiON. 114 258 DETAIL r IRON PIPE. N 87°46' 3i- w 117:av'; ¢LAT e M W. u, 03.00 '0 sr 33' C DESCRIPTION: vi iv 0.M'w. NEW 30 LorS 1 TO is MO cors 25 TD 24, S1gaK l0, Io7T[RY woo ADDITION, ACCO,RDIMG 7D 702 PLAT TIMOAFF RECORDED. IN YCWMe 5 co OP PIAT!, PAG£ ei, REC0gDS OF.•JZINt: COUNryr: WASHINGTON; '; eh EXCEFT THAT MOWN OF Sky SOT 23, IP'NY, LYING WhHIN -no err/ 5/'SFX17Le PIP0': JM0 gI 2 moor OF vac !0 ISN® DYCIry0F. tie0ILZ :•I ORPIWWcE NYM/E5_3'e0.; 3UZTCCT 7D EASO'rws, exc&PT10Ms;'IU OTs) . RPSTl1CT1oNf AND cM/iiialrs of IIt0 00 IF ANY. 30' 30.00 4 POTTERY VVO RKS SET L.3. CZe. Ie3AA .• <I j.7' PIAT CrvMpU.: ` .. E 234.06 Il.T PIAT'1 L q" •..-:Y,'riIA'r j MAS. C c/U.) 0.01'9 o. w. RECORDER'S CERTIFICATE $.Z.R..S../..5.$.0.13 flied for record/thusLi'0 day o1A14 ,TD.f.2.aimaaM In hookfLy....odg(leat Pege,?.F .et the request of MMZTr' C. Dolma Mgr. Supt. of Records • .344.00'rjyor 411 N D7 °4*';32 W (NOr(oPEN•J JI. (FbU017l rsr. CITY o ID 20 3O 40 Ir'.30' NOr0: INSTRImEnTirrIcur POR TN13 SURVEY WAS A S SECOND 700000Lne 4 ELECTRONIC pisnuiCE MEASURING ONT.. M/014005 USED 70 P0IU0004 7011 SURVEY EXCeSD MINIMUM 3TANDAR05 OF WAC. 332.130-090. SURVEYOR'S CERTIFICATE TRIG map correctly represent, S Survey made by mo or under my direction In oonformonoo with the requlromonts of the Survey Recording Aot et the rogwst of..TP.1'l...t` in.S In.t MJL.19t:1.... 000000000 Cortllleato No.X.y'1''J S. 12TH. • CLEO Sr) TOM FOSTER 244-0122 EXT. 120 I -$00-7U' 9171 FOUD MON IN CAGME 3-17:17 (7YPlc L 10 406W.O3.nAMA 1W4ASH f-M210(DA'f VTR.: E3f-.O- 12%39G=7. ; l S*eG. S % D44S0S3Ow0. 9. ll4 CHKDD.9F.7DWNE..C97DSOAL! JON9*114D:O3.,o.Wylrr 722' • 'Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 10:53:13 AM RECEIVED MAY 02 2014 PROJECT: Unit JK Monarch (High Country)Proje 4ERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded or chord bearing and chord lengths as indicated herein. Boundary Name: Point Number Description Bearing Distance bearing and distance, Sta Northing Easting Elevation 11 COR S87°48'50"E 12 COR S01°48'10"W 13 COR S87°48'50"E 8 COR S05°59'20"E 7 COR S01°48'10"W 5 COR N87°48'50"W 9 COR N01°48'10"E 11 COR 117.00 ft 60.00 ft 115.41 ft 11.70 ft 168.42 ft 234.00 ft 240.00 ft 0+00.00 187390.46660 1285036.04577 1+17.00 187386.00356 1285152.96061 1+77.00 187326.03326 1285151.07306 2+92.41 187321.63088 1285266.39906 3+04.11 187309.99474 1285267.61979 4+72.53 187141.65810 1285262.32143 7+06.53 187150.58417 1285028.49174 9+46.53 187390.46537 1285036.04195 Closing latitude Closing departure Closing bearing Closing distance Total traverse length Total error of closure Error of closure in latitude Error of closure in departure Area Area = -0.00122 = -0.00382 ' = N72°14'11"E = 0.00401 = 946.53 (946.53) = 1/236058 = 1/773731 = 1/247876 49129.72 SQ FT = 1.13 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:10:54 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: TRACT A Point Number Description Sta Northing Easting Elevation Bearing Distance 79 Center Point: Radius: Delta: Arc Length: Chord Bearing: Chord Length: Middle Ordinate: External: Deg of Curvature: Tangent: Curve PI: 78 N87°51'10"W 2033 S02°11'10"W 2009 N87°48'50"W 2051 N01°48'10"E 2045 S87°48'50"E 2044 S01°48'10"W 2052 N87°48'22"W 2035 S02°11'20"W 2036 S87°50'25"E 76 0+00.00 187215.32623 1285264.64374 0.00 74 187191.90583 1285255.92680 24.99 ft 18°03'21" Left 7.88 ft N78°36'46"W 7.84 ft 0.31 ft 0.31 ft 229°16'29" Arc Definition 3.97 ft 187216.71123 1285260.92257 0+07.88 187216.87415 1285256.95807 0.00 79.64 ft 74.90 ft 146.12 ft 240.00 ft 117.00 ft 60.00 ft 14.35 ft 75.11 ft 123.18 ft Center Point: Radius: Delta: Arc Length: Chord Bearing: Chord Length: Middle Ordinate: External: Deg of Curvature: Tangent: Curve PI: 77 S01°48110"W 79 0+87.52 187219.85805 1285177.37399 1+62.42 187145.01256 1285174.51689 3+08.54 187150.58639 1285028.50323 5+48.54 187390.46760 1285036.05345 6+65.54 187386.00457 1285152.96829 7+25.54 187326.03426 1285151.08074 7+39.89 187326.58360 1285136.74126 8+15.01 187251.52840 1285133.87250 9+38.19 187246.88632 1285256.96500 0.00 73 187271.87191 1285257.43469 24.99 ft 20°21'57" Left 8.88 ft N80°53'39"E 8.84 ft 0.39 ft 0.40 ft 229°16'29" Arc Definition 4.49 ft 187246.80010 1285261.44435 9+47.07 187248.28533 1285265.69360 0.00 32.97 ft 9+80.05 187215.33165 1285264.65639 0.00 Closing latitude Closing departure Closing bearing Closing distance Total traverse length = 0.00542 = 0.01265 = S66°47'47"W = 0.01376 = 979.95 (980.05) Abbey Road Group P.O. Box' 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:10:54 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro Total error of closure = 1/71219 Error of closure in latitude = 1/180760 Error of closure in departure = 1/77487 Area Area = 32700.48 SQ FT = 0.75 ACRES 'Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:11:33 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 1 Point Number Description Sta Northing Easting Elevation Bearing Distance 53 S87°48'50"E 8 COR S05°59'20"E 7 COR S01°48'10"W 77 36.57 ft 11.70 ft 61.74 ft Center Point: Radius: Delta: Arc Length: Chord Bearing: Chord Length: Middle Ordinate: External: Deg of Curvature: Tangent: Curve PI: 76 N87°48'50"W 60 NO2°11'10"E 53 0+00.00 187323.02570 1285229.85533 0+36.57 187321.63071 1285266.39871 0+48.27 187309.99457 1285267.61944 1+10.02 187248.28513 1285265.67715 0.00 73 187271.87235 1285257.42228 24.99 ft 20°21'57" Right 8.88 ft S80°53'39"W 8.84 ft 0.39 ft 0.40 ft 229°16'29" Arc Definition 4.49 ft 187246.80010 1285261.44435 1+18.90 187246.88612 1285256.94855 0.00 29.99 ft 75.05 ft 1+48.88 187248.03011 1285226.98038 2+23.94 187323.02549 1285229.84320 Closing latitude = -0.00021 Closing departure = -0.01212 Closing bearing = N89°00'29"E Closing distance = 0.01213 Total traverse length = 223.89 (223.94) Total error of closure = 1/18463 Error of closure in latitude = 1/1066532 Error of closure in departure = 1/18466 Area = 2868.48 SQ FT Area = 0.07 ACRES 'Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:12:00 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 2 Point Number Description Sta Northing Easting Elevation Bearing Distance 54 S87°48'50"E 53 S02°11'10"W 60 N87°48'50"W 61 NO2°11'10"E 54 19.83 ft 75.05 ft 19.83 ft 75.05 ft 0+00.00 187323.78196 1285210.04437 0+19.83 187323.02554 1285229.85994 0+94.88 187248.03016 1285226.99711 1+14.70 187248.78659 1285207.18155 1+89.75 187323.78196 1285210.04437 Closing latitude = 0.00000 Closing departure = 0.00000 Closing bearing = N90°00'00"W Closing distance = 0.00000 Total traverse length = 189.76 (189.75) Total error of closure = 1/999999 Error of closure in latitude = 1/999999 Error of closure in departure = 1/999999 Area = 1487.93 SQ FT Area = 0.03 ACRES 'Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:12:22 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 3 Point Number Description Sta Northing Easting Elevation Bearing Distance 55 S87°48'50"E 54 S02°11'10"w 61 N87°48'50"W 62 NO2°11'10"E 55 19.83 ft 75.05 ft 19.83 ft 75.05 ft 0+00.00 187324.53823 1285190.23340 0+19.83 187323.78181 1285210.04897 0+94.88 187248.78643 1285207.18614 1+14.70 187249.54286 1285187.37058 1+89.75 187324.53823 1285190.23340 Closing latitude Closing departure Closing bearing Closing distance Total traverse length Total error of closure Error of closure in latitude Error of closure in departure Area Area = 0.00000 = 0.00000 = N90°00'00"W = 0.00000 = 189.76 (189.75) = 1/999999 = 1/999999 = 1/999999 = 1487.94 SQ FT = 0.03 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:12:43 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 4 Point Number Bearing Description Distance Sta Northing Easting Elevation 56 S87°48'50"E 55 S02°11'10"W 62 N87°58'23"W 63 NO2°11110"E 56 23.66 ft 75.05 ft 23.66 ft 75.12 ft 0+00.00 187325.44067 1285166.59341 0+23.66 187324.53815 1285190.23619 0+98.71 187249.54277 1285187.37337 1+22.37 187250.37961 1285163.72817 1+97.48 187325.44494 1285166.59367 Closing latitude Closing departure Closing bearing Closing distance Total Total Error Error Area Area traverse length error of closure of closure of closure = 0.00427 = 0.00025 S03°24'36"W = 0.00427 197.49 (197.48) = 1/46207 in latitude = 1/46289 in departure = 1/776832 = 1776.30 SQ FT = 0.04 ACRES 'Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:13:08 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 5 Point Number Description Sta Northing Easting Elevation Bearing Distance 2035 S87°48'22"E 56 S02°11'10"W 63 N87°47'47"W 2036 NO2°11'20"E 2035 29.89 ft 75.12 ft 29.89 ft 75.11 ft 0+00.00 187326.58474 1285136.72946 0+29.89 187325.44052 1285166.59755 1+05.00 187250.37519 1285163.73206 1+34.89 187251.52448 1285133.86416 2+10.01 187326.57968 1285136.73291 Closing latitude = -0.00506 Closing departure = 0.00345 Closing bearing = N34°16'58"W Closing distance = 0.00613 Total traverse length = 210.01 (210.01) Total error of closure = 1/34269 Error of closure in latitude = 1/41474 Error of closure in departure = 1/60838 Area = 2245.01 SQ FT Area = 0.05 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:13:40 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 6 Point Number Description Sta Northing Easting Elevation Bearing Distance 70 S87°48'50"E 78 29.95 ft Center Point: Radius: Delta: Arc Length: Chord Bearing: Chord Length: Middle Ordinate: External: Deg of Curvature: Tangent: Curve PI: 79 S01°48'10"W 2034 N87°49'04"W 64 NO2°11'10"E 70 0+00.00 187218.01708 1285227.02948 0+29.95 187216.87462 1285256.95769 0.00 74 187191.90580 1285255.92901 24.99 ft 18°03'21" Right 7.88 ft S78°36'46"E 7.84 ft 0.31. ft 0.31 ft 229°16'29" Arc Definition 3.97 ft 187216.71123 1285260.92257 0+37.82 187215.32670 1285264.64336 0.00 73.70 ft 38.18 ft 74.96 ft 1+11.52 187141.66318 1285262.32481 1+49.71 18.7143.11698 1285224.17250 2+24.66 187218.02243 1285227.03190 Closing latitude = 0.00535 Closing departure = 0.00241 Closing bearing = S24°15'09"W Closing distance = 0.00587 Total traverse length = 224.63 (224.66) Total error of closure = 1/38271 Error of closure in latitude = 1/41976 Error of closure in departure = 1/93172 Area = 2839.94 SQ FT Area = 0.07 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:07:53 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 7 Point Number Description Sta Northing Easting Elevation Bearing Distance 64 N87°48'50"W 65 NO2°06'53"E 71 S87°48'50"E 70 S02°11'10"W 64 19.73 ft 74.96 ft 19.83 ft 74.96 ft 0+00.00 187143.11565 1285224.17018 0+19.73 187143.86826 1285204.45453 0+94.69 187218.77721 1285207.22060 1+14.51 187218.02078 1285227.03616 1+89.47 187143.11534 1285224.17677 Closing latitude = -0.00031 Closing departure = 0.00660 Closing bearing = N87°18'32"W Closing distance = 0.00660 Total traverse length = 189.48 (189.47) Total error of closure = 1/28699 Error of closure in latitude = 1/611262 Error of closure in departure = 1/28730 Area = 1482.53 SQ FT Area = 0.03 ACRES -Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 23, 2014 11:08:45 AM PROJECT: Unit JK Monarch (High Country)Project\SURVEY\TERRAMODEL\13-138 SP.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 8 Point Number Bearing Description Distance Sta Northing Easting Elevation 2033 S87°55'02"E 71 S02°06'53"W 65 N87°48'50"W 2009 NO2°11'10"E 2033 29.87 ft 74.96 ft 29.96 ft 74.90 ft 0+00.00 187219.85881 1285177.36956 0+29.87 187218.77324 1285207.21982 1+04.82 187143.86429 1285204.45376 1+34.79 187145.00713 1285174.51557 2+09.69 187219.85262 1285177.37267 Closing latitude Closing departure Closing bearing Closing distance Total Total Error Error Area Area traverse length error of closure of closure of closure _ -0.00619 0.00312 N26°41'57"W = 0.00693 = 209.69 (209.69) = 1/30242 in latitude = 1/33851 in departure = 1/67308 2241.53 SQ FT = 0.05 ACRES STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TuklvilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its einployees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at ,W t / �'��, �:% 5 j a r Atte S S ! �� 5 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City inforrnation request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. RECEIVED MAY 02 2014 COMMlJNI I Y DEVELOPMENT EXECUTED at pub (city), (A44 (state), on 141 / 20 / cle 5 S 00'mMQiti • • • NOTAL•.. _ pusuc g,. iii ,_'.''`� - .1,0�;.F wsks�`' unistist (Print Name) Ll2y 2g S�`ks (Address) 2S)- SSR -S Co(o (Phone Number) (Signature) On this day personally appeared before me M/clod 1 / S sem to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as6lher voluntary act and deed for the uses and purposes mentioned therein. ,f SUBSCRIBED AND SWORN TO BEFORE ME ON THIS /1 DAY OF e , 20 l �i H:\Land Use Applications in PDF\Short Plat-Jan20l 1 for PDF fonnat.doc NOTARY residing at IC in for tjle State of Washington Gv/1• My Commission expires on ! 24' —/(0 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning(a,TukwilaWA.gov SHORT PLAT RECEIVED MAY 022014 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -SS Planner: ` im 1 e Vi'S File Number: L I (- — 00221 --- 0221 ---Application Application Complete Date: / 9 / t / 7 Project File Number: Application Incomplete Date: ! Other File Numbers: E t t/ . fps/, U Gf .Iz) z/ i NAME OF PROJECT/DEVELOPMENT: Tukwila 8 Lot Project LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Northwest corner of 51st Avenue S and South 111th Street LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 687420-1065, -1050, -1045, -1040, -1143, -1144, -1145, -1150, -1160 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometilnes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Address: Phone: E-mail: Gil Hulsmann (� 923 Shaw Road, Suite A, Puyallup, WA 98372 (253) 435=3699 / FAX: (253) 446-3159 Gil. Hulsmann@NobeyRoadGroup. com Signature: ,,,&// A_ J C aft, Date: c/ j-1 1 ;10 i i( H:\Land Use Applications in PDF\Short Plat-Jan2011 for PDF format.doc Pre -Frailer Repo Adva ce O wash Approxittp1 6ate,Upper Limit--- of MassMastage Deposits Approximate Boring and Hand Boring Location Approximate East Limit of Mass Wastage Overprint Note: Figure 5 shows building setbacks from top of slope Approximate Geologic Contact Cross Section Filleii Area Approximate Graphic Scale 30 0 30 60 (In Feet) 1 inch = 6o feet Stantec 11130 NE 33rd Place, Suite 200 Bellevue, WA 98004 (425) 869-9448 (425) 869-1190 (Fax) www.stantec.com Residential Development Tukwila, Washington April, 2014 SITE MAP FIGURE 2 y yO C Cb ‘ .7v CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E-MAIL: TUKPLAN©TUKWILA.WA.US SHORT PLAT NUMBEI TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON - Li 4 ° 0032 LEGAL DESCRIPTION LOTS 1 THROUGH 8; AND LOTS 21 THROUGH 26, BLOCK 10, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, RECORDS OF KING COUNTY, WASHINGTON. DECLARATION KNOW ALL MEN BY THESE PRESENTS THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SHORT SUBDIVISION THEREOF PURSUANT TO RCW 58.17.060 AND ACKNOWLEDGE THAT SAID SUBDIVISION SHALL NOT BE FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS, FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SHORT SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. SIGNATURE: PRINTED NAME: TITLE: ___ OF HIGH COUNTRY HOMES, LLC STATE OF ) )SS. COUNTY OF ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT (HE/SHE) SIGNED THIS INSTRUMENT, ON OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE OF HIGH COUNTRY HOMES, LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED HEREON. DATED: SIGNATURE: MY APPOINTMENT EXPIRES: VICINITY MAP SCALE: 1 = 1000' GENT 3 ECTI SR 900 S. 107TH 2 N S. CRESTON S. BANGOR S. HAZEL 2 SITE S. 112TH CITY OF TUKWILA NOTES 1. PROJECT WILL COMPLY WITH GEOTECHNICAL ENGINEERING INVESTIGATION, BY STANTEC CONSULTING SERVICES, INC., DATED APRIL 24, 2014; AND SUBSEQUENT GEOTECHNICAL INVESTIGATIONS/REPORTS. 2. THE CITY OF TUKWILA HAS NO RESPONSL LITY TO BUILD, IMPROVE, MAINTAIN OR OTHERWISE SERVE THE PRIVATE ROAD, STORM WATER FACILITY, AND PRIVATE UTILITIES LOCATED WI THIN TRACT "A" OF THIS SHORT PLAT. 3. THE LOTS SHOWN HEREON ARE NOT SEPARATE BUILDABLE LOTS, AND ADDITIONAL DEVELOPMENT OF THE INDIVIDUAL LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION :I' DEVELOPMENT STANDARDS TO THE PARENT LOT. APPROVALS KING COUNTY FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR; THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL. THIS DAY OF , 20 KING COUNTY TREASURER DEPUTY KING COUNTY TREASURER KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF_ , 20__. KING COUNTY ASSESSOR DEPUTY ASSESSOR EXISTING PARCEL NUMBERS: 687420-1040, 687420-1045, 687420-1050, 687420-1065, 687420-1143, 687420-1144, 687420-1145, 687420-1150, 687420-1160 TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING. THIS DAY OF _, 20___. CHAIRPERSON, SHORT SUBDIVISION COMMITTEE LAND SURVEYOR'S CERTIFICATE I, MATTHEW T. WALTERS, REGISTERED AS A LAND SURVEYOR BY THE STATE OF WASHINGTON, CERTIFY THAT THIS PLAT IS BASED ON AN ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY ME OR UNDER MY SUPERVISION; THAT THE DISTANCES, COURSES AND ANGLES ARE SHOWN HEREON CORRECTLY; AND THAT MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED FOR SETTING AT A LATER DATE, HAVE BEEN SET AND LOT CORNERS STAKED ON THE GROUND AS DEPICTED ON THE PLAT. MATTHEW T. WALTERS, PLS 0135154) DATE RECORDING CERTIFICATE FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF _, 2014, AT MINUTES PAST M, AND RECORDED IN VOLUME OF PLATS, ON PAGE , RECORDS OF KING COUNTY, WASHINGTON. KING COUNTY MANAGER SUPT. OF RECORDS AND ELECTIONS OWNER: HIGH COUNTRY HOMES, LLC ADDRESS: 424 29TH ST NE, PUYALLUP, WA. 98372 PHONE: 253-840-5660 CITY/STATE/ZIP: PUYALLUP, WA 98372 ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: MTW DATE: 10/30/2014 JOB NUMBER: 13-138 CHECKED BY: MTW SCALE: N /A SHEET: 1 OF 3 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E—MAIL: TUKPLAN©TUKWILA.WA.US TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON SHORT PLAT NUMBER Er -1-4=6843141--o 0 3 Z 30' O eza z 30' J M A 30' CONTROL DIAGRAM L J 33, 30' 50TH AVE. E. 30' 30' N87'48'50"W S. 109TH ST. 294.00' LOT 13 r LOT 12 i 1 T M -- LOT 14 LOT 9 N8748'50"W 117.00' LOT 8 LOT 7 0 2 -1 LOT 15 1 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 1,187'48'50"W 115.40' LOT 6 LOT 21 z I S-• G,-- tet" `-- -;gym LOTS}�GO -15';-:, l LOT 22 ni-. LOT 4 0/ 4_,4\iP5C'JN'A � SSE GO I LOT 23 LOT 3 LOT2 r LOT 1 I LOT 24 LOT 25 234.00' S. 11 1 TH ST. N87'48.50"W 294.00' LOT 26 OG 9ti' 0 33' FOUND 1/4" BRASS PIN IN CONCRETE IN CASE ON 10/27/2014. (E. 1/4 CORNER, SECTION 3) HAZEL ST. iT FOUND 1/4" BRASS PIN IN CONCRETE IN CASE ON o I 10/27/2014. — e 30' N ai H trl 30' r 7'47'30" (HELD PER (91)) g N ,(I t�0b N N U 5 30' o„a, i 3 3o 90'23' o (HELD PER (91)) ao zN v m 31 10 ■ 11 FOUND EMPTY CASE ON 10/27/2014. POSITION CALCULATED PER (R1) 33' FOUND 3" BRASS MONUMENT WITH MULTIPLE PUNCHES IN CASE ON 10/27/2014. USED PUNCH IN CENTER OF "SECTION CROSS" (SE CORNER SECTION 3) 0 25 50 100 SCALE: 1" = 50' LEGEND -1-1& FOUND MONUMENT AS NOTED ON 10/27/2014 ® CALCULATED MONUMENT POSITION (R1) DIMENSION PER NUMBERED REFERENCE DOCUMENT METHODS AND EQUIPMENT THIS SURVEY WAS PERFORMED BY FIELD TRAVERSE WITH A TOPCON PS103—A 3" TOTAL STATION AND MEETS OR EXCEEDS THOSE STANDARDS IDENTIFIED BY WAC 332-130-090. BASIS OF BEARINGS ASSUMED NORTH 01'48'10" EAST ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 3 BETWEEN TWO FOUND MONUMENTS AS SHOWN HEREON. REFERENCES (R1) RECORD OF SURVEY AFN 9705199023 (92) PLAT OF POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, VOL. 5, PG. 86 NOTES 1. OTHER FEATURES MAY EXIST UPON THE SUBJECT PARCEL THAT ARE NOT SHOWN HEREON, INCLUDING VEGETATION AND/OR UNDERGROUND UTILITIES. ONLY THOSE FEATURES PERTINENT TO THE BOUNDARY LINES, IN THE OPINION OF THIS SURVEYOR, HAVE BEEN SHOWN. 2. THE LEGAL DESCRIPTION, EASEMENTS, AND OWNERSHIP HAVE BEEN TAKEN FROM TICOR TITLE COMPANY SUBDIVISION GUARANTEE ORDER N0. 70004156, DATED EFFECTIVE OCTOBER 21, 2014. 3. THE SURVEY NOTED UNDER REFERENCE (R1) WAS USED AS THE BASIS FOR THE EXTERIOR BOUNDARY OF THIS SHORT PLAT, ALTHOUGH A DIFFERENT BASIS OF BEARINGS WAS USED. HOWEVER, THE ANGULAR RELATIONSHIPS BETWEEN EXTERIOR LOT LINES AS SHOWN HEREON SHOULD MATCH SAID SURVEY. ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 DRAWN BY: M TW DATE: 10/30/2014 JOB NUMBER: 13-138 CHECKED BY: MTW SCALE: 1 ,, = 50' SHEET: 2 OF 3 50TH AVE. E. 30' CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTHCENTER BLVD, TUKWILA, WA 98188 TELEPHONE (206) 431-3670 FAX (206) 431-3665 E-MAIL: TUKPLAN©TUKWILA.WA.US SHORT PLAT NUMBER 144=0045-a- - Qo ' 2 TUKWILA 8 SHORT PLAT VOLUME PAGE A PORTION OF THE S.E. 1/4 OF THE S.E. 1/4 OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., 30' La N8T48'50"W 117.00' STORM DRAINAGE EASEMENT (SEE EASEMENT NOTE 1) TRACT A (SEE TRACT NOTE) 32,701 SQ.FT. 5002" SPUT RAIL FENCE IS ON LOT LINE "CROVIRER 10119" N87'48'50"W 14.36' / 15.53 / a LOT 5 nr 2,243 SQ.FT. 5 z o 0 \ \ 8 \ \\ .E. EDGE STORM Z \ EASEMENT 1 \ \ \ 29.89' CITY OF TUKWILA, KING COUNTY, WASHINGTON SOUTH EDGE OF ASPHALT IS ON PROPERTY LINE (ASPHALT) N87'48'50"W 115.40' SOUTH EDGE OF ASPHALT IS ON PROPERTY LINE z 36. 6' SPUT RAIL FENCE IS 0.4' SOUTH OF PROPERTY UNE LOT 4 1,776 SQ.FT. LOT 3 1,488 SQ.FT. LOT 2 1,486 SQ.FT. LOT 1 2,869 SQ.FT. 5 0 4=2016'55" R=25.00 L=8.85 13.68' \ \ S' 1°9111- (Oar 587'48'50"W 123.18 10' SANITARY SEWER EASEMENT AFN 10' SANITARY SEWER EASEMENT \\ \ AFN \ \ \ \ 2 \ .\ \ \ \ \ \ \ 146.12' 234.00' S. 111TH ST. N87'48'50"W 587'48'50"E 79.64' 1 1 J LOT 8 2,840 SQ.FT. 4=18.02'20" R=25.00 L=7.87 N87'48'50"W 33' FOUND EMPTY CASE ON 10/27/2014. POSITION CALCULATED PER (R1) 30' /AS 10119" J (09 LINE) 30' FOUND 1" IRON PIPE 0.5' WEST OF SET CORNER 51ST AVE. S. 9 i i 10 20 40 SCALE: 1° = 20' LEGEND ® CALCULATED MONUMENT POSITION • SET 5/8" REBAR & CAP, "A.R.G. 35154/49921" O FOUND 1/2" REBAR & CAP AS NOTED ON 10/27/2014 i TRACT NOTE TRACT "A" IS A ROAD, STORM, SEWER & UTILITIES EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS INCLUDES AN EQUAL AND UNDIVIDED INTEREST AND RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. EASEMENT NOTES 1. THE EASEMENT LYING WITHIN THE SOUTHWEST CORNER OF LOT 5 AS SHOWN HEREON IS A STORM DRAINAGE AND ACCESS EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS 1, 2, 3, 4, 6, 7, AND 8 OF THIS SHORT PLAT. 2. THE 10' SANITARY SEWER EASEMENT SHOWN HEREON, RECORDED UNDER KING COUNTY RECORDING NUMBER ____ ____ IS FOR THE BENEFIT OF THE CITY OF TUKWLA, AND SUPERSEDED AND REPLACED PRIOR SANITARY SEWER EASEMENT AFN 6217698. i i ABBEY ROAD GROUP LAND DEVELOPMENT SERVICES COMPANY, LLC PO BOX 1224, PUYALLUP, WA 98371 (253) 435-3699, Fax (253) 446-3159 JOB NUMBER: 13-138 SHEET: 3 OF 3 May 23, 2014 Mr. Gil Hulsmann Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 City of Tukwila Jim Ha.ggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION RE: Tukwila 8 -Lot Project L14-0032 (Short Plat), E14-0008 (SEPA/Environmental Review), PL14-0022 (Project File) Dear Mr. Hulsmann: Your applications for a short plat and SEPA review for development of eight townhome units has been found to be incomplete. The following must be submitted to the permit center to make the application complete: 1) A completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (included as one of the sheets in the enclosed design review application). 2) A completed Public Hearing Design Review application, associated fee and materials — required per TMC 18.104.060 (1, r) and TMC 17.12.020 (5). This project is subject to the design review criteria contained in the Townhouse Design Manual, which can be downloaded from the "Design Manuals" section under "Planning Documents & Fees" from the following webpage: http://www.tukwi]awa.gov/dcd/dcdplan.html. The 2014 fee for the Public Hearing Design Review application is $4,123.35. We only need five sets of plans to be submitted at the time you submit the application. Because we will be routing the SEPA, short plat, and design review applications at the same time, there is no need to submit a full set of plans for each application as long as we have five copies of the items contained on all three application checklists. Upon receipt of these items, the City will re -review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). I would be happy to meet with you and/or the project architect to discuss the design review application. If you have any questions with this matter you may call me at (206) 431-3659. Sincerely, aimie Reavis Assistant Planner Pe fi cc. PL14-0022 TUKWILA 8 -LOT SHORT PLAT 51ST AVE & S 111 ST PL14-0022 L14-0045 - DR -PH L14-0032 - SP E14-0008 - SEPA C K LST E14-0008 SEPA CHECKLIST City of Tukwila Jim Haggerton, Mayor Department of Community Development DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: Applied: Issue Date: Status: E14-0008 April 21, 2014 November 13, 2014 ISSUED DNS Jack Pace, Director Applicant: Gil Hulsmann, Abbey Road Group Lead Agency: City of Tukwila Description of Proposal: The proposal is to subdivide nine parcels into eight unit lots for development of eight townhomes, grouped as one- five unit building, and one- three unit building. The proposal also includes the associated private access road, utilities, landscaping, recreation area, and frontage improvements along 515t Ave S. The project site is comprised of nine tax parcels that total approximately 1.1 acres in size (49, 127 square feet). Location of Proposal: Address: 515` Avenue S and South 112th Street Parcel Number: 6874201065, 6874201050, 6874201045, 6874201040, 6874201143, 6874201144, 6874201145, 6874201150, 6874201160 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by July 16, 2014. The lead agency will not act on this proposal for 14 days from the date below. Jack Pace lJ Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 d[lov.Apioi Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION To: Gil Hulsmann, Applicant Monarch JK LLC, Owner 'Washington State Department of Commerce 'King County Metro Transit Division, SEPA Official 'Seattle School District Tukwila Water Service 'Waste Management -State Department of Ecology, SEPA Division /King County Assessor Kevin Fleming PROJECT: 51" Avenue S Townhomes FILE NUMBERS: E14-0008 (SEPA/Environmental Review) ASSOCIATED FILES: L14-0032 (Short Plat), L14-0045 (Public Hearing Design Review), PL14-0022 (Project File) APPLICANT: Gil Hulsmann, Abbey Road Group REQUEST: The request is to subdivide nine parcels into eight unit lots for development of eight townhomes, grouped as one- five unit building, and one- three unit building. The proposal also includes the associated private access road, utilities, landscaping, recreation area, and frontage improvements along 51St Ave S. The project site is comprised of nine tax parcels that total approximately 1.1 acres in size (49, 127 square feet). LOCATION: 51st Avenue S and South 112th Street, Parcels: 6874201065, 6874201050, 6874201045, 6874201040, 6874201143,6874201144,6874201145,6874201150,6874201160 This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non- significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Laura Benjamin, who may be contacted at (206) 433-7166 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). LB Page 1 of 1 11/12/2014 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E14-0008 I. SUMMARY OF PROPOSED ACTION The proposal is to subdivide nine parcels into eight unit lots for the development of eight new townhomes and associated access drive, utilities, guest parking, landscaping, and recreation space. II. GENERAL INFORMATION Project Name: 51' Avenue S Townhomes Applicant: Gil Hulsmann Location: The project site includes the following addresses/parcels: 51St Avenue S and South 112th Street Parcels: 6874201065, 6874201050, 6874201045, 6874201040, 6874201143, 6874201144, 6874201145, 6874201150, 6874201160 Zoning and Comprehensive Plan Designation: High Density Residential (HDR) District The following information was considered as part of review of this application. 1. SEPA Checklist and ESA screening checklist (dated 04/21/2014). 2. Civil drawing prepared by J.K. Monarch, LLC (dated 04/22/2014, revised 10/29/2014) 3. Technical Information Report and Geotechnical Evaluation for On -Site Stormwater Infiltration and General Site Engineering prepared by Stantec Consulting Services, Inc. (dated 04/24/2014). 4. Survey prepared by Stantec Consulting Services, Inc. (dated 04/2014). 5. Architectural drawings, including site plan and elevations (Sheets AS.1 to A2.4) prepared by MDP Consulting (dated, 04/22/2104, revised 10/29/2014). 6. Landscape Site Plan and Planting Plan (Sheets L1.1 and L1.2) prepared by GHA Landscape Architects (dated 04/23/2014, revised 10/27/2014). NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting Laura Benjamin, Assistant Planner, 6300 Southcenter Boulevard, Suite 100, Tukwila, Washington, 98188, Phone: 206-433-7166. JR Page 1 of 5 W:\Users\Laura\51st Ave Townhomes\5lst Ave SEPA SR E14-0008.doc 11/12/2014 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 III. REVIEW PROCESS The proposed action is subject to State Environmental Policy Act (SEPA) review as the project does not meet the exemptions listed under WAC 197-11-800. IV. BACKGROUND/PROPOSAL The proposal is to subdivide nine parcels into eight unit lots for development of eight townhomes, grouped as one- five unit building, and one- three unit building. A 20 foot wide private street will be constructed to provide access within the development. A five foot sidewalk will be located on both sides of the private access drive, connecting to public streets on the east side of the development to 51St Avenue S. Frontage improvements will be constructed along 51st Ave S in front of the development project, to include two 20 -foot wide landscape areas, one on either side of the private access drive. One recreation space area is proposed in the northwest corner of the 51' Avenue S Townhomes development project, accessible via an eight foot asphalt access road and five foot pedestrian path. The western side of the property is to remain undeveloped. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1 — The proposed project name listed is Tukwila 9 lot Project. The project is now listed under the name 51' Avenue S Townhomes. 2- 6 - Concur with checklist. 7 — A Technical Information Report, and Geotechnical Evaluation for On -Site Stormwater Infiltration and General Site Engineering prepared Stantec Consulting Services, Inc. (dated 04/24/2014), and peer reviewed by HWA Geosciences, Inc. (11/05/2014). A Significant Tree Plan prepared by GHA Landscape Architects (dated 04/22/2014, revised 10/29/2014) was also included. Additionally, an NPDES permit will need to be obtained for this project. 8 — Concur with checklist. 9 — Subdivision Preliminary Plat approval and Design Review approval by the Board of Architectural Review, Subdivision Final Plat approval by the Tukwila City Council, public works and building permits, and an NPDES permit. 10 — The proposal includes development of eight townhomes and associated private access road, utilities, landscaping, recreation area, and frontage improvements along 51St Ave S. The project site is comprised of nine tax parcels that total approximately 1.1 acres in size (49, 127 square feet). 11—The following list of addresses and parcel numbers comprise the entire project site: LB 51" Avenue S Townhomes (E14-0008/PL14-0022) Page 2 of 5 11/12/2014 515E Avenue S and South 112th Street Parcels: 6874201065, 6874201050, 6874201045, 6874201040, 6874201143, 6874201144, 6874201145, 6874201150, 6874201160 12 - Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a -d - Concur with checklist. e — Total fill proposed for the project is estimated to be 2,000 cubic yards. 200 CY will come from onsite and 1,800 CY will come from an approved offsite location. f -g — Concur with checklist. A temporary erosion control and sedimentation plan shall be submitted for review as part of the Public Works construction permit. h - The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the Public Works construction permit. 2. Air: a -c - Concur with checklist. Applicant is required to obtain all relevant permits from the Puget Sound Clean Air Agency to address any emission to the air. 3. Water: a(1) -a(6) - Concur with checklist. b(1) -b(2) - Concur with checklist. c(1) — c(2) - The project shall meet all King County Surface Water Design Manual drainage requirements. Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts associated with drainage and construction debris will be mitigated as part of the construction permit. d - The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. 4. Plants: a - Concur with checklist. b — The Landscape Site Plan and Planting Plans propose the removal of 15 existing trees. These trees are located in areas that will be developed during the project. Per the City of Tukwila's Tree Regulations, TMC 18.54, the applicant proposes to plant 29 new trees on the site. Tree removal and retention will be reviewed as part of the design review application. c - Concur with checklist. d — The site will be landscaped consistent with the requirements of Chapter 18.52 of the Tukwila Municipal Code (Landscape, Recreation, Recycling/Solid Waste Space Requirements), as well as guidelines contained in the Townhouse Design Manual. 5. Animals: a -b - Concur with checklist. c - This area is part of the Pacific Flyway, a primary corridor for migratory bird species. LB 51" Avenue S Townhomes (E14-0008/PL14-0022) Page 3 of 5 11/12/2014 d — The possibility of retaining any existing trees will be reviewed as part of the design review application. Landscaping as proposed with this project will provide additional tree cover, shrubs, and groundcover. 6. Energy and Natural Resources: a -b - Concur with checklist. c — The construction of the townhouse units, to include energy efficient house construction as listed in the checklist, will be reviewed as part of the building permit for each unit. The lighting levels and fixtures will be reviewed as part of the Design Review application. 7. Environmental Health: a(1-2) - Concur with checklist. b(1) - Concur with checklist. Other noise in the area includes that from adjacent streets, including 51' Avenue S and South 112th Street. b(2) -b(3) - The project must meet City of Tukwila noise regulations. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts associated with the project. 8. Land and Shoreline Use: a- d- Concur with checklist. e — The entire project site is zoned high-density residential (HDR). Tukwila Municipal Code allows for up to four adjacent units in a townhome development. The proposed project includes one building with five adjacent units. This has been approved through code interpretation. f - The Comprehensive Plan designation of this site is High Density Residential (HDR). g-1 - Concur with checklist. 9. Housing: a- Project will provide eight middle-income homes, not nine as stated in checklist. b — c - Concur with checklist. 10. Aesthetics: a - Aesthetic qualities of the proposed development will be reviewed as part of the Design Review application, and are subject to approval or denial by the Tukwila Board of Architectural Review. b -c - Concur with checklist. 11. Light and Glare: a -c - Concur with checklist. d — Lighting levels and fixture types and locations will be reviewed as part of the Design Review Application. Included in this review will be an assessment of potential light and/or glare impacts and measures to reduce any of these impacts. 12. Recreation: a- The applicant lists Kubota Garden, Hutchingson Playground, Lakeridge Park, and Campbell Hill Elementary School as recreational opportunities. However, these properties are not in the immediate vicinity of the property. The project will include one private recreation area for the development's residents, including an area approximately 3,100 square feet in size that will include seating areas, and landscaping. b -c - Concur with checklist. LB 515' Avenue S Townhomes (E14-0008/PL14-0022) Page 4 of 5 11/12/2014 13. Historic and Cultural Preservation: a -c - Concur with checklist. 14. Transportation: a - Concur with checklist. b - King County Metro Route 107 serves the site, with bus stops along Beacon Avenue S within walking distance of the project site. c — Each townhouse unit will have two parking spaces within a garage, for a total of 16 parking spaces for residents of the development. d — A new, 20 -foot wide private access road is required, to include five foot sidewalk on either side of the roadway. e - Concur with checklist. f -g - The applicant has applied for a traffic concurrency certificate. Any mitigation for traffic impacts from this development project will be required as part of the building permit. 15. Public Services: a -b - Concur with checklist. 16. Utilities: a -b - Concur with checklist. COMMENTS : One written response, from Kevin Fleming, a City of Tukwila resident, was received in response to the application. Comments from Mr. Fleming were to inform the City of Tukwila and the applicant of his concern regarding the existing condition of 51stAvenue S and potential additional damage to the road from construction activities. Mr. Fleming also expressed concern regarding the height of the proposed townhomes and impacts on the privacy of adjacent existing homes. This information was forwarded over to the applicant, Gil Hulsmann. The City of Tukwila does not have jurisdiction to require street frontage improvements on 51' Avenue S. The project shall comply with High Density Residential building height maximums pursuant to Tukwila Municipal Code. VII. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340, a Determination of Nonsignificance (DNS) is issued for this project This DNS is based on impacts identified within the environmental checklist, attachments, and the above "Final Staff Evaluation for Application No. E14-0008", and is supported by plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Laura Benjamin, Assistant Planner Date: November 13, 2014 LB 51" Avenue S Townhomes (E14-0008/PL14-0022) Page 5 of 5 11/13/2014 at* °f Sanaa fuuiaa Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin , HEREBY DECLARE THAT: Project Number: PL14-0022 Notice of Application L14-0045 Notice of Decision Notice of Public Hearing Notice of Public Meeting X Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 14 day of November , 2014 Project Name: 51St Avenue S Townhomes Project Number: PL14-0022 Associated File Number (s):E14-0008, L14-0032, L14-0045 Mailing requested b : Laura Ben'amin Mailer's signat re: W:\USERS\LAURA\51ST AVE TOWNHOMES\AFFIDAVIT OF DISTRIBUTION E14 0008 51ST AVE SEPA DNS.DOC Washington State Department of Ecology, SEPA Division Sepaunit@ecy.wa.gov Gil Hulsmann, Applicant c/o Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 Monarch JK, LLC, Owner ATTN: Fred Herber 429 29th Street NE Puyallup, WA 98372 Washington State Department of Commerce, Review Team 1011 Plum Street SE PO Box 42525 Olympia, WA 98504-3172 King County Metro Transit Division, SEPA Official 201 S Jackson Street, MS KSC-TR-0431 Seattle, WA 98104-3856 Seattle School District, SEPA Review PO Box 34165 MS 22-332 Seattle, WA 98124-1165 Waste Management 720 Fourth Avenue, Suite 400 Kirkland, WA 98033 King County Assessor Accounting Division 500 Fourth Avenue, Room 709A Seattle, WA 98104 Kevin Fleming 5109 S Hazel Street Seattle, WA 98178 Tukwila Water Service W:\USERS\LAURA\51ST AVE TOWNHOMES\AFFIDAVIT OF DISTRIBUTION E14 0008 51ST AVE SEPA DNS.DOC Date: City of Tukwila ESA Screening Checklist City of Tukwila Endangered Species Act Screening Checklist 04/23/2014 Applicant Name: Street Address: City, State, Zip: Telephone: The Abbey Road Group Land Development Services, LLC PO Box 1224 Puyallup, WA 98371 (253) 435-3699 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 2, read each question carefully, mark the appropriate "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 1 City of Tukwila ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 1 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please mark the appropriate response. NO - Continue to Question 2-0 YES - Continue to Question 1-1 (Page 3) 2-0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please mark the appropriate response. NO - Continue to Question 3-0 1 YES - Continue to Question.2-1 (Page 4) 3-0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18-15). Please mark the appropriate response. ✓ NO - Continue to Question 4-0 YES - Continue to Question 3-1 (Page 5) 4-0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173-303 (TMC 18.06.385). This includes fuel or other chemicals stored on-site during construction. Please mark the appropriate response. ✓ NO - Continue to Question 5-0 YES - Continue to Question 5-0 5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report if not exempt should answer Yes. Please mark the appropriate response. ✓ NO - Continue to Question 6-0 YES - Continue to Question 6-0 6-0 Will the project involve landscaping or re -occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one-time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please mark the appropriate response. NO — Checklist Complete 1 YES — Checklist Complete H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan20l 1.doc Page 2 City of Tukwila ESA Screening Checklist Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please mark the appropriate response. ✓ NO - Continue to Question 1-2 YES - Continue to Question 1-2 1-2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 1-3 1 YES - Continue to Question 1-3 1-3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) ✓ YES - Continue to Question 1-4 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please mark the appropriate response. 1 NO - Continue to Question 2-0 (Page 2) YES - Continue to Question 2-0 (Page 2) H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 3 City of Tukwila ESA Screening Checklist Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2-1 ✓ Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-2 2-2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self-supporting woody plant, characterized by one main trunk, with a potential diameter -breast -height of 2 inches or more and potential minimum height of 10 feet. Please mark the appropriate response. NO - Continue to Question 2-3 YES - Continue to Question 2-3 2-3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please mark the appropriate response. NO - Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-5 2-5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 4 City of Tukwila ESA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3-1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please mark the appropriate response. NO - Continue to Question 3-2 YES - Continue to Question 3-2 3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-3 YES - Continue to Question 3-3 3-3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please mark the appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross-sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross-sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please mark the appropriate response. NO - Continue to Question 3-5 YES - Continue to Question 3-5 3-5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-6 YES - Continue to Question 3-6 H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 5 Part D (continued) City of Tukwila ESA Screening Checklist 3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "'functions and values" rating for baseflow/groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please mark the appropriate response. NO - Continue to Question 3-7 YES - Continue to Question 3-7 3-7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please mark the appropriate response. NO - Continue to Question 3-8 YES - Continue to Question 3-8 3-8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please mark the appropriate response. NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 6 SEPA Checklist STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Tukwila 9 lot Project 2. Name of Applicant: Abbey Road Group Land Development Services Company, LLC 3. Date checklist prepared: April 21st, 2014 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Construction Summer of 2014 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotech Report Significant Tree Plan 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Agency Comments Page 1 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. Preliminary Plat, Final Plat Road & Storm Permit Sewer Permit Water Permit 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is to subdivide 9 parcels into 8 short plat lots, which will include one separate 3 unit town -home and a one 5 unit town -home. The project site is 1.1278 acres in a high density residential zone. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is on the NW corner of 51st Ave S. & S. 111th St. Tukwila, WA 98178. Section 3 / Township 23 North / Range 4 East 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? No H:U.and Use Applications in PDF\SEPA Enviromnental Review Application-Jan2011.doc Page 2 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Steep Slopes b: What is the steepest slope on the site (approximate percent slope)? 32% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Fine to medium grained sand with trace of gravel and silt. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There is a contact line between mass wastage deposits and advance out wash, see soils report for more details. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Fill as needed for site development plans. 200 CY cut, 2000 CY fill. 1800 CY borrow from approved pit. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 3 Please respond to all questions. Use separate sheets as necessary. 'Applicant Responses: f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion control measures in compliance with the City of Tukwila design standards will be implemented to minimize erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 27% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion control measures per City of Tukwila design standards 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Temporary construction equipment exhaust and dust during construction. Automobile exhaust in completed project. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No H:\Land Use Applications in PDF\SEPA Envirornnental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 4 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust control measures will be implemented during construction. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. N/A H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 5 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. No H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 6 Please respond to all questions. Use separate sheets as necessary. -Applicant Responses: 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: None, project will be served by public sanitary sewer. c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Storm water runoff will be collected on-site and conveyed to an infiltration trench and infiltration pond. 100 year storm will be infiltrated. 2. Could waste materials enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Runoff will be infiltrated and water quality treatment will be provided for in compliance with City of Tukwila design standards. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 7 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Plants a. Check or circle types of vegetation found on the site: ✓ Deciduous tree: alder, maple, aspen, other 1 Evergreen tree: fir, cedar, pine, other 1 Shrubs Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? The vegetation will only be removed in areas that are being developed on this project. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be per landscaping plan approved by City of Tukwila. H:\land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 8 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. - Applicant Responses: Agency Comments 5. Animals a. Circle any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other: Mammals: Deer, bear, elk, beaver, other: Fish: Bass, salmon, trout, herring, shellfish, other: Other: b. List any threatened or endangered species known to be on or near the site. None Known. c. Is the site part of a migration route? If so, explain. Not Known. d. Proposed measures to preserve or enhance wildlife, if any: None 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will be the projects energy sources. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 9 Please respond to all questions. Use separate sheets as necessary. -Applicant Responses: b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Buildings (single family residences) will be constructed in compliance with the energy codes. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None known. 1. Describe special emergency services that might be required. None known. 2. Proposed measures to reduce or control environmental health hazards, if any: None H:U.and Use Applications in PDF\SEPA Enviromnental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 10 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term construction noise will be from 7:00 AM - 8:00 PM. Long term additional traffic from the project. 3. Proposed measures to reduce or control noise impacts, if any: None 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Vacant. b. Has the site been used for agriculture? If so, describe. No H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan201 I.doc SEPA Checklist Agency Comments Page 11 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? None e. What is the current zoning classification of the site? High Density Residential (HDR) f. What is the current comprehensive plan designation of the site? High Density Residential (HDR) g. If applicable, what is the current shoreline master program designation of the site? N/A H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 12 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? 24 residents, 8 homes x 3 residents/house. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Project meets zoning code requirements. H:\Iand Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 13 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? 9 middle income homes. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: Creates more housing. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 45 feet. b. What views in the immediate vicinity would be altered or obstructed? N/A H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 14 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control aesthetic impacts, if any: None 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Home lights & window glare. Lighting would be mainly at night and window glare would be mainly during daylight hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None H:\Land Use Applications in PDF\SEPA Enviromnental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 15 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? Project is close to Kubota Garden, Hutchingson Playground, Lakeridge Park, & Campbell Hill Elementary School. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Project will provide open space recreational area for residents of the project. 13 Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. No H:\Land Use Applications in PDF\SEPA Enviromnental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 16 Please respond to all questions. Use separate sheets as necessary. -Applicant Responses: b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None to my knowledge. c. Proposed measures to reduce or control impacts, if any: None 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access will be via 51st Ave S. with nearby access to I-5 highway. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Public Bus Transit System adjacent to site. c. How many parking spaces would the completed project have? How many would the project eliminate? 18 provided, 0 eliminated. H:\land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc • SEPA Checklist Agency Comments Page 17 Please respond to all questions. Use separate sheets as necessary. - Applicant Responses: d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Project includes new private street accessible from 51st Ave S. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 6 trips / day / house 8 homes = 48 trips g. Proposed measures to reduce or control transportation impacts, if any: None 15. Public Services a. Would the project result in an increased need for public services (for example:: fire protection, police protection, health care, schools, other)? If so, generally describe. Typical increase for 8 additional homes. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 18 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. Utilities a. Circle utilities currently available at the site: system other: septic b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sanitary sewer will be extended to site to serve the project. H:\ and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 19 SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: H:\Land Use Applications in PDF\SEPA Enviromnental Review Application-Jan2011.doc Page 20 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 21 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Proposed measures to avoid or reduce shoreline and land use impacts are: . How would the proposal be likely to increase demands on transportation or public service and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. D. SIGNATURE SEPA Checklist Agency Comments Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act Checklist are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 4d%�rs, (-)//_,Lb4 �j Signature: �%`���( 6e /�DQL/ 6/27 Date Submitted: 9i2' /'J'/ H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 22 CITY OF TUKWILA Department of Community Development SEPA 6300 Southcenter Boulevard, Tukwila, W ,r JVIRONMENTAL Telephone: (206) 431-3670 FAX: (206) 437-5665 REVIEW E-mail: planningna,TukwilaWA.gov MAY 02 2014 i1 JIYI Jil Jl .11 i DEVELOPMENT APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: jai nil p •- 7,.,: , (S File Number: L-, /4L OOO Application Complete Date: 1 f Cioiv iv Project File Number: /f fi., 00 Application Incomplete Date: Other File Numbers: bill -- Z L ? 4. -0-0q s NAME OF PROJECT/DEVELOPMENT: TukwilgLot Project LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 51st Avenue S and South 112th Street LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 687420-1065, -1050, -1045, -1040, -1143, -1144, -1145, -1150, -1160 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Gil Hulsmann 1 Address: 923 Shaw Road, Suite A, Puyallup, WA 98372 Phone: (253) 435-3699 FAX: (253) 446-3159 E-mail: Gi1.Hulsmann@ beyRoadGroup.com Signature: ;I (rf) Date: H:\Land Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc 01 i