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HomeMy WebLinkAboutPermit L96-0066 - MASTER VALUES - BOUNDARY LINE ADJUSTMENTL96 -0066 MASTER VALUES BOUNDARY LINE ADJUSTMENT 14703 56 AV S City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 28, 2000 Kevin Foley Baseline Engineering 1910 64th Avenue West Tacoma, WA 98466 RE: Master Values Project L96 -0066, L96 -0068, L96 -0069, E98 -0020 Dear Mr. Foley, The project redesign that we discussed on January 27th, 1999 has never been submitted. There has been no activity on the BLA, short plats or SEPA checklist for nine months so I am closing the files. If the new owner wishes to pursue a short plat on the site the first step would be to apply for a preapplication meeting through the Permit Center, (206) 431 -3670. Sincerely, //4-- ZA/ Nora Gierloff Associate Planner z • • t�QQay* J V U O'• . w =, -J . Q u .. wo J'. u- Q. • Nom: �..w.. • • _,. .z • . 2 m' 'off' w W. _pt .. -w z z 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Department of Community Development 6300 Southcenter SI, *100 Tukwila, WA 98188 Phone: 206 -431 -3670 Fax: 206 -431 -3665 Fax To: From: Fax: l� 1 - 3 4 Phone: e; 0/4, goo -v4 , /S City of Tukwila /V 0 re— (--7 : Date: 0 -2 6... Pages: Re: NI a 1,10(4- rP� kL/4 ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle •Comments: 4 O' J S GJ i 1-1/1 :n�r� S�ry v�-v re— .6-25 i, re- ell-e�{-�j, r- Se c-4 t r r c)-C" Sc� iL } Sica✓7 z w` 00 N0: CO Wa W =: ALL: g co D. = C� 1W • •Z = Z W W` 0 0' ;0 —: 0 Ir :, W W'. _z .w • Z.i FLiI1 ENGINEERING, INCORPORATED _A tevece& June 15, 1999 Nora Gierloff Associate Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 RE: Master Values Project L96 -0066, L96 -0068, L96 -0069 Nora: RECEIVED JUN 1 ' 1999 COMMUNITY DEVELOPMENT Thank you for your follow up letter we received June 11, 1999 regarding the Master Values project. At this point, the new owner is committed to redesign of the plat generally consistent with the revised layout staff proposed at our January 27th meeting. As we may have mentioned at that meeting, Boyd Real Estate Investments is in the process of foreclosure and hopes to have the property under control in early August. Please keep our file active as it is their intent to finish the project once they have possession of the property. Sincerely, Kevin M. Foley, AICP KMF:wp (nora.doc) cc: Kevin Boyd Land Planning & Use • Engineering • Surveying 1910 -64th Avenue West • Tacoma, WA 98466 • (253) 565 -4491 • FAX (253) 565 -8563 • Seattle (206) 824 -1205 "Our goal is to exceed your expectations" ..,.. June 11, 1999 City of Tukwila la . John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Kevin Foley Baseline Engineering 1910 64th Avenue West Tacoma, WA 98466 RE: Master Values Project L96 -0066, L96 -0068, L96 -0069 Dear Mr. Foley, This letter is to follow up on our meeting on January 27th, 1999. At that meeting we discussed possible ways the Master Values short plat/BLA project could be redesigned to lower the impacts on the site and avoid an Environmental Impact Statement. I have not received a revised proposal and would like to know if you are still pursuing the project. Please let me know by June 25th if you are working on a redesign, preparing an EIS or would like to close out the project. Sincerely, 4Zv Nora Gierloff Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 z. w Lim 6n‘. 'U O' 1 111 =: wo u.. a, • D. = a; F w; H O z�. • w, !o N` ;01 = - U' Z; :V Ni O 1- City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director December 15, 1998 Kevin Foley Baseline Engineering 1910 64`1 Avenue West Tacoma, WA 98466 RE: Master Values SEPA Checklist L96 -0066, L96 -0068, L96 -0069 Dear Mr. Foley, I have reviewed the SEPA Checklist and project drawings for the Master Values short plats. I find that your proposal does not work with the grades on site, requires up to 23 feet of fill in places, would result in the clearing of the site and the loss of nearly every existing tree, many of which meet Tukwila's definition of significant trees. The proposal is likely to receive a DS, determination of significance, in its present form. This would require you to prepare an Environmental Impact Statement on the project for the City's review. I am notifying you of this probable determination to give you the option of redesigning the project in a more environmentally sensitive manner. Staff has looked at the project and thinks that you could create up to six new sites accessed from the existing road while preserving about half of the trees and using less than 10 percent of the amount of fill you are proposing. While this would create one or two fewer sites than your current proposal, it would be much cheaper to construct, reduce your need for stormwater detention, reduce the cost of clearing and filling the site, and require many fewer replacement trees. Let's meet to discuss this project. Please call the project planner Nora Gierloff at (206) 433- 7141 to set up a time. Sincerely, Steve Lancaster DCD Director SEPA Responsible Official cc: Bryon Moeller, Master Values Partnership 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 's City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director May 8, 1998 Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BLA and Short Plats L96 -0066, L96 -0068, L96 -0069 Dear Mr. Moeller, Thank you for your submittal of the geotech report and revised site plan for the boundary line adjustment and short plats. It is clear that your current proposal will require SEPA environmental review due to the placement of more that 500 cubic yards of fill on the site. The City is required to conduct environmental review of the project as a whole, not simply the element which triggers the review, so you will need to submit your checklist now rather than waiting until application for the land altering permit. I have enclosed an application form and checklist for your convenience, as well as copies of the Comprehensive Plan policies applicable to the development to aid you in answering question 8.1. It is my understanding that the Public Works Department is working with your geotechnical engineer on issues related to the proposed retaining wall. It appears that most of the trees on site will be lost, so you should resume work on the tree permit and plan for the replacement trees. If you are planning to plant the trees in the compacted structural fill please provide a narrative description of the measures you will take to ensure their survival. If you have any questions please call me at (206) 433 -7141. Sincerel Nora Gierloff Associate Planner cc: Joanna Spencer, Public Works Nick Olivas, Fire Department Kevin Foley, Baseline Engineering 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 w _ala,:r.M ws... ; 4.x.::. Vaswsmr TUKWILA COMPREHENSIVE PLAN 1.3.2 Locate identification such as signage with landscaping at City limits where they cross minor arterial streets. 1.3.3 Provide residential neighborhoods within the City with a simple but attractive sign that highlights its name, after City-wide gateways have been identified. 1.3.4 Work with the Washington Department of Transportation to develop a planting plan distinctive to Tukwila for the freeways and limitedaccess state routes. Goal 1.4 Vegetated hillsides and freeway corridors: Policies 1.4.1 Require that new development along hillsides and bluffs IMPLEMENTATION STRATEGY retain substantial amounts of significant trees. ♦ Tree preservation regulations 1.4.2 Coordinate a planting program with the Washington Department of Transportation to introduce major trees along the freeway corridors within Washington State Department of Transportation right-of-ways. IMPLEMENTATION STRATEGY ♦ Highway corridor planting plan Goal 1.5 A riverfront that is accessible, developed, and appreciated as a major amenity of the community and region. Policies 1.5.1 Continue to develop the riverfront trail system and create "nodes" of public space for civic functions, art festivals, and seasonal events.- Include, in some places, hard - surfaced areas with a more formal appearance, such as textured paving, lighting, seating, and pavilions. (Figure 1) 1.5.2 Install interpretive displays to inform the public of the river's environmental role in the community and the region. December 4, 1995 Community Image 19 3 TUKWILA COMPREHENSIVE PLAN The upland plateau presents natural hazards associated with steep slopes that are unstable, and includes active landslides and wetland springs that will likely remain undeveloped. There are natural coal areas within the City's upland plateau. Some of these formations have been mined and are defined as sensitive areas (based on City of Tukwila Abandoned Underground Coal Mine Hazard Assessment, May 1990). GOALS AND POLICIES Goal 4.1 Retention and -improvement of : hillsides, wetlands and watercourses for wildlife habitat, recreational uses, water quality enhancement, and flood : control functions. Policies 4.1.1 Regulate land use and development to protect natural topography, geology, vegetation, and hydrology and prevent significant erosion, sedimentation, or degradation of hillsides, wetlands, watercourses, and their associated buffers. IMPLEMENTATION STRATEGIES + Sensitive areas regulations + Land altering regulations 21 + Tree regulations 21 , 4.1.2 For new development, control peak runoff rates to predevelopment levels and minimize the effects of the small, frequent storm events. Maintain water quality to predevelopment levels; and prohibit direct discharge to downstream drainage systems unless allowed by specific regulations. IMPLEMENTATION STRATEGIES 21 + Sensitive area regulations 21 + Stormwater regulations The Natural Environment December 4, 1995 45 z t • - re 2 W' 6 JU O 0 ♦,.W. W • u. WO. N a, _° W z�. • o z I- LL' tu U oco, u. = UJ' H V�. o U N.. o1- z TUKWILA COMPREHENSIVE PLAN The Natural Environment Goal 4.3 Reduced potential impacts and liabilities associated with development in geologic hazard areas. Policies 4.3.1 Require a professional review that reflects the potential degree of impact when development is proposed in a hazardous area. 4.3.2 Require a special ,site plan review for developments within geologic hazard areas to allow flexibility in development • options. 4.3.3 Minimize potential hazards and public or private costs through site design and access alternatives. Before approving development in areas of potential geologic instability, require that conventional measures to maintain slope stability be proposed or in place, with the costs borne by the property owners. 4.3.4 Require areas where vegetation remains undisturbed and require significant replanting upon development. Goal 4.4 Citizens who understand Tukwila's ecosystems and act responsibly regarding their functions. Policy 4.4.1 Create an educational program for all segments of the community on the multiple purposes of the City's sensi- tive areas and on individual responsibilities regarding it, and sponsor joint City and citizen cleanup and rehabilita- tion programs. IMPLEMENTATION STRATEGIES + Neighborhood - and City- sponsored clean ups and tree- planting programs + Recycling programs + "Adopt -a- Stream" program + Backyard Wildlife Sanctuary Program + Access features, such as trails and interpretation of sensitive areas 48 December 4, 1995 z Z: V; oo co0 w. w= CO o 2 q � lLJ, w<. w: z0 o o w' U' u; z; 0 O I-: z • 3 13 3 3 • s' TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Single- Family Residential Development Policies 7.6.4 Support single-family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. IMPLEMENTATION STRATEGIES + Standard minimum lot size of 6,500 square feet + Maximum 0.5 FAR (not to include basement in calculating FAR) + Accessory dwelling units with special standards + Allow expansion or replacement of existing manufactured and mobile homes 7.6.5 Encourage single-family residence design to foster a sense of safety and security. IMPLEMENTATION STRATEGY + Site design providing transition between public and private places 7.6.6 Develop single-family regulations that encourage compat- ibility with the existing scale of residential structures in the neighborhood, provide an appropriate relationship of lot area, building scale, and building siting, and maintain a sense of community (e.g. mature trees, pedestrian scale, sensitive transition between public and private spaces). IMPLEMENTATION STRATEGIES + Minimum 20 -foot lot width at street access point with an average lot width not less than 50 feet + Minimize building setbacks to facilitate neighborhood communication, and friendly transition areas between street, sidewalks, and dwellings + Encourage off -street parking and garage and carport standards that reduce 'auto dominance + Encourage pitched roofs 7.6.7 Support a residential rehabilitation program that provides assistance for residents to upgrade and maintain safe, attractive homes and yards. December 4, 1995 81 z a •~w D. o - O, - • . W o.• Q J LL<. =d _'. Z 1-o: z D • C.) Ufn w to • v; IL' CY z U =. .O • October 7, 1998 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Attn: Lucy Lauterbach kowc Y )(;%fc /AAT We currently reside at 14720 56th Avenue So. which is adjacent to the proposed development on 56th Avenue South. When this particular piece of property was purchased by Master Values Limited Partnership we, along with two other residences, entered into an agreement with Master Values•LP as respects an easement for ingress /egress. A copy of this agreement is attached. The easement was file with King County Records on 7/16/96 - copies attached. The purpose of this letter is to confirm that items included within this agreement will be upheld as part of the development of said property specifically as pertains to item #2 under AGREEMENT. Should the current issues be anything other than how they were agreed to with Master Values LP, please contact the undersigned right away. Sinc April M. Chanes 14720 56th Avenue South Tukwila, WA 98168 (206) 447 -0487 days (206) 431 -8493 evenings SE�iD';S'4414.b''t';`z4WIT", 2, ;I: "Iittii crr14G; nr"k�aUfe4r;vrmeat ••, z U; UOr W= CO LL • J :. wo U. ¢: • A a: • • w; o; • ww U C'.• • }-7.i • • w ui.�: —; H =: ■ O H , Z MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8829 KIRKLAND, WASHINGTON 98034-0629 TELEPHONE (206) 820 8258 FAX (208) 820 2537 June 18, 1996 AGREEMENT TO GRANT EASEMENT FACTS: 1. Master Values Limited Partnership recently purchased two parcels of land totaling approximately 2 acres from the Estate of Carlos Macri and the Macri & Macri Partnership having the street address of 14703 56'h Ave. S., Tukwila, Washington. 2. The legal description of this land is: THE WEST 300 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, STATE OF WASHINGTON. 3. Adjacent to the east boundary of the Master Values L.P. property are four parcels presently owned as follows: 115720- 0177 -02 Walter L. & Carole E. Hill 5615 S. 147th St. 115720- 0182 -05 Ronald Slaminko & Kathleen M. Robison 14708 56th Ave. S. 115720- 0181 -06 Joseph F. & April M. Chanes 14720 56th Ave. S. 115720- 0180 -07 Joseph S. & Sharron Chanes 14709 56th Ave. S. 4. The Slaminko property has an ingress/egress easement across the west 20 feet of the Hill property. The Joseph F. Chanes property has an easement across the west 20 feet of the Slaminko and Hill properties. The Joseph S. Chanes property has an easement across the west 20 feet of the Joseph F. Chanes, Slaminko and Hill properties. 5. Presently this easement is undeveloped and unused. Master Values L.P. has permitted the neighbors to use its gravel driveway adjacent to their properties for their ingress and egress. 6. Master Values L.P. is currently in the process of subdividing their parcels and intends to improve and develop the property including the installation of utilities and paved streets and driveways subject to governmental regulations and approval. AGREEMENT: 1. Master Values L.P. agrees to grant to the adjacent Joseph S. Chanes, Joseph C. Chanes and Slaminko properties a permanent easement for ingress and egress only across the east 30 feet of the west 300 feet of Lot 17, Brook-vale Garden Tracts, Vol. 10, Page 47, King Co., Washington. 2. Master Values L.P. shall retain all ownership rights to the easement property and will have responsibility for the maintenance and improvement of the easement driveway. Subject to govermental approval, Master Values L.P. intends to pave the driveway with compacted asphalt paving with a width not less than 20 feet and paved aprons to each of the three existing neighbor's concrete driveways. Per- OV±Tr%,a:?tr._..WW:e.P • +' °*. ",+9;r.:tRv.fx, :y:R4n ^J^.+I.ram,*srox! +r:+.iweert',.NttKt..,+;rs� rrawis x- ermr;m ∎.^n•r„s.,,,,,f rren =ww . lorw„x:Ma.'Pnm"F;mW7n493?ii z ~ LU re .J UO cn 0 cn w' J =' F- wO g z� I— O. .zI- LLI U 0. O� 0 I•• . 2 U E-_ r`- _ : • Z En;* O/— z Easement Agreement Page 2 3. Joseph S. & Sharron Chanes, Joseph F. & April M. Chanes, and Ronald Slaminko & Kathleen M. Robison agree to pay to Master Values L.P. the total sum of Six Thousand and no /100 dollars ($6,000.00) upon signing this agreement. 4. Master Values L.P. agrees to pay all legal and other costs for preparation and recording of the easement documents. Donald Dawson, Attorney at Law, (16650 NE 79th St., Redmond, WA) will be hired to prepare the documents and will be requested to complete the work as quickly as it can be prudently accomplished. ea/ For Mast Values Limited Partnership Bryon D. Moeller, Treasurer, Rose Asset Management Corp., G.P. Joseph S. Chanes Sharron Chanes Joseph F. Chanes April M. Chanes Ronald Slaminko Kathleen M. Robison Date Date Date Date Date Date PLEASE TYPE OR PRINT PLEASE SEE REVERSE ( REAL ESTATE EXCISE TAX AFFIDAVIT CHAPTER 82.45 RCW - CHAPTER 458 -61 WAC For Use at County Treasurer's Office (Use Form No. 84.00018 for Reporting Transfers of Controlling Interest of Entity Ownership to the Department of Revenue) TIIIS AFFIDAVIT WILL NM' BE ACCEPTED UNLESS ALL AREAS 1 -7 ARE FULLY COMPLETED This form is your receipt when stampec by cashier. Name Master Values Limited Partnershi Street P.O. • Box 8629 City /State /Zip Kirkland, WA 98034 ADDRESS TO SEND ALL PROPERTY TAX RELATED CORRESPONDENCE Name Joseph F. & April M. Chanes Street 14720 56th Ave. S. city /state /Zip Tukwila, WA 98168 Name Joseph F. & April Chanes Street 14720 56th Ave. S. City /Statc/Zip Tukwila, WA 98168 ALL TAX PARCEL NUMBERS 115720 - 0181 -06 ASS ae i r a LEGAL DESCRIPTION OF PROPERTY SITUATED IN ❑ UNINCORPORATED King COUNTY t OR IN CITY OFTukw .la Street Address (if property is improved): 1472 0 5 6th Ave. S. The East 30 Feet of the West 300 Feet of Lot 17 (less the South 60 Feet Thereof), Brookvale Garden Tracts, According to the Plat recorded in Volume 10 of Plats, Page 47, records of King County, Washington. © Is this property currently: Classified or designated as forest land? Chapter 84.33 RCW Classified as current use land (open space, farm and agricultural, or timber)? Chapter 84.34 RCW Exempt from property tax as a nonprofit organization? Chapter 84.36 RCW Seller's Exempt Reg. No. — YES NO Receiving special valuation as historic property? Chapter 84.26 RCW Property Type: f land only ❑ land with previously used building ❑ timber only ❑ S ❑ land with new building ❑ land with mobile home ❑ building only Principal Use: ❑ Apt. (4 + unit) Q9 ❑ timber ❑ agricultural ❑ ❑ other residential commercial /industrial 8 (I) NOTICE OF CONTINUANCE (RCW 84.33 or RCW 84.34) If the new owner(s) of land that is classified or designated as current use or forest land wish to continue the classification or designation of such land, the new owncr(s) must sign below. If the new owner(s) do not desire to continue such classification or designation, all compensating or addi- tional tax calculated pursuant to RCW 84.33.120 and 140 or RCW 84.34.108 shall be due and payable by the seller or transferor at the time of sale. The county assessor must determine if the land transferred qualifies to continue classification or designation and must so indicate below. Signatures do not necessarily mean the land will refhain in classification or designation. If it no longer qualifies, it will be removed and the com- pensating taxes will be applied. All new owncrs must sign. This land ❑ does ❑ does not qualify for continuance. Date DEPUTY ASSESSOR (2) NOTICE OF COMPLIANCE (Chapter 84.26 RCW) If the new owncr(s) of property with special valuation as historic property wish to continue this special valuation the new owner(s) must sign below. If the new owner(s) do not desire to continue such special valuation, all additional tax calculated pursuant to Chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE ® Description of tangible personal property if included in sale (furniture, appliances, etc.) None If exemption claimed, list WAC number and explanation. WAC No. (Sec /Sub) Explanation Type of Document Declaration of Easement Date of Document June 27 1996 Gross Sale Price $ Personal Property (deduct) $ Taxable Sale Price $ Excise 'Dm State $ Local $ Delinquent Interest: State $ Local $ Delinquent Penalty: State $ Total Due $ $, 030. 60 THERE IS A $2.00 FEE FOR PROCESSING THIS FORM IF NO TAX IS DUE 2,000.00 2,000.00 O AFFIDAVIT I certify under penalty of perjury under the laws of the state of Washington that the foregoing is true and correct (See back of this form). Signatu Grantor /A nt / ✓- Name (print) Bryo D . Moeller, Treasurer Date & Place of Signing 6/28/96 Kirkland, WA Si: to . of rantee /A ent Name (print) Jos h F. Chanes Date & Place of Signing 7/1/96 Tukwila, WA Perjury: Perjury is a class C felony which is punishable by inprisontnent in a state correctional institution for a maximum term of not more than five years, or by a fine in an amount fixed by the court of not more than five thousand dollars ($5,000.00), or by both imprisonment and fine (RCW 9A.20.020 (1C)). REV 84 0001a (6.16.95) (PD 3.1.96) FOR TREASURER'S USE ONLY Ei495667 07/15/96 30.60 2000.00 z ~ w 6 1 —I U UO to 0 co w J z l-- N� WO LL co = W 1--= z1._ O Z I— W U0 O — CI l— W W H �. O Z W U N O~ z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director May 8, 1998 Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BLA and Short Plats L96 -0066, L96 -0068, L96 -0069 - Dear Mr. Moeller, z Xw 6 00: • U) W J u. W 0: g a; = d, _;. Thank you for your submittal of the geotech report and revised site plan for the boundary ? Y Y g P p �' �- o line adjustment and short plats. It is clear that your current proposal will require SEPA w environmental review due to the placement of more that 500 cubic yards of fill on the �.. site. The City is required to conduct environmental review of the project as a whole, not :U co! O — simply the element which triggers the review, so you will need to submit your checklist ;o now rather than waiting until application for the land altering permit. m v. I have enclosed an application form and checklist for your convenience, as well as copies z: of the Comprehensive Plan policies applicable to the development to aid you in v.N' answering question 8.1. :p It is my understanding that the Public Works Department is working with your geotechnical engineer on issues related to the proposed retaining wall. It appears that most of the trees on site will be lost, so you should resume work on the tree permit and plan for the replacement trees. If you are planning to plant the trees in the compacted structural fill please provide a narrative description of the measures you will take to ensure their survival. If you have any questions please call me at (206) 433 -7141. Sincerel Nora Gierloff Associate Planner cc: Joanna Spencer, Public Works Nick Olivas, Fire Department Kevin Foley, Baseline Engineering 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 'lti'oS'?fiotIMMA ., a7'R ".Fb`Tosm*.mr`r- ,,rifer prIrsa±pm *atN °zaxl?TutorAwmsrncs•m .atis mrs !??*t+ +y t!nniett AML GEOTECHNICAL SERVICES, INC. ROCK MECHANICS, SOIL MECHANICS, GROUNDWATER HYDROLOGY March 19, 1998 Project No. 03 -98 -01 Mr. Bryon Moeller MASTER VALUES LIMITED PARTNERSHIP PO Box 8144 Kirkland, WA 98034 -0133 Regarding: Grading Plan, Master Values BLA and Short Plats L96 -0066, L96 -0068, & L96 -0069 Dear Mr. Moeller: We have reviewed the latest grading plan submitted by.Baseline Engineering, and we are now pleased to offer the following comments. We note that the plan calls for the partial leveling of the parcel to create an acceptable gradient on the entrance driveways, and that this is to be accomplished by the placement of fill over almost the entire parcel. It is also noted that the plan incorporates the construction of a retaining wall along the west side of the parcel, to stabilize the fill mass, and that the fill behind the wall will be landscaped to achieve an elevation required for the driveway entrances to the western lots. The landscaping will feature a terrace crossing Lots 3 through 6, having a height of up to 8 feet, at an inclination of 2H :1V. The top of the retaining wall will be at an elevation of 197 feet. In our opinion the plan that we have reviewed is in broad compliance with the intent of the original geotechnical report for this parcel, which was prepared by Pacific Testing Laboratories in October 1996. The fill is to be retained by an engineered structure, and we therefore find it acceptable, with the following qualifying comments. The landscaped terrace, referred to above, is shown intersecting the proposed building footprints on each of the four western lots. In our opinion this may place some design limitations on building types, since the excavation of full basements in engineered fill may pose problems. Thus our recommendation would be that, for these lots, split level designs be considered. We also note that, in lieu of a sloped terrace across these lots, an engineered, reinforced soil retaining wall could serve the same purpose, and reduce the potential for subsequent erosion, but this should be considered optional. We strongly recommend, in the interests of cost reduction, and also aesthetics, that the main retaining wall along the west side be constructed of reinforced soil. With the above, minor qualifications, we find the plan acceptable, with the additional understanding that all the recommendations of the geotechnical report applying to fill type and placement methods shall be implemented without exception. We have been assisted in this review by ADaPT Engineering. Yours sincerely, AML Geotechnical Services, Inc. Alastair Lumsden Geotechnical Engineer/Principal 6009 Jon Court SE, Olympia, WA 98513 Phone: 360 -413 -1745 Fax: 3601i4Eje V91a CITY OF TUKWILA EXPIRES 4 • IS ADaPT Engineering Kurt W. Groesch, P.E. Principal rP%3?Nu w? 4 C. rodr4M. w; 41 3f2 XS`!e'F.+n_YiFe^M!•tt5r•.rtt... .o...•;�w,..,�x.r:e.n +. ,rrctK3!�eiw.:.;x*.p*fn MAR 2719.18 PERMIT CENTER " M;$': :fJ;!N�Z1T.,9i11. {�yrJ1pJ?'!�Y; K;�',•'y"!n'^'�oP «.n z w• . JU O 0 U . cn w: J = • w': wO gQ • .(0D. H =,. z� .I- O z w 0 • ,O N. .wui; z` .1-▪ I .O z r-26-98 O5:42P AML Geotechnical Services 360- 413 -3917 AML GEOTECHNICAL SERVICES, INC. ROCK MECHANICS, SOIL MECHANICS, GROUNDWATER HYDROLOGY April27, 1998 Project No. 97 -11 -05 Ms. Joanna Spencer, Development engineer Department of Public Works CITY OF TUKWILA 6300 Southcenter Boulevard Tukwila, WA 98188 Regarding: Placement of Fill at. Master Values Limited Partnership Project, City of Tukwila, Washington Dear Ms. Spencer: This letter will confirm opinions given to you verbally during our recent telephone conversation. You 'raised the question of fill placement, now being proposed for the above project under a grading plan, prepared by Baseline Engineering. The plan, which has been reviewed and approved by this company, calls for the placement of fill on a natural slope having an inclination of approximately 21 to 22 percent. You have questioned this, on the ground that the original geotechnical report for this project, prepared by Pacific Testing Laboratories, states (see Page 4 of that report, dated October 7, 1996) that "under no circumstances" should fill be placed on any slope which is 15% or greater. The intent of that report, which was prepared by the present writer, was to prevent the placement of unconfined structural fill on. such slopes. Indeed, the first grading plan submitted to us for review by Baseline Engineering (see our letter to Mr. Bryon Moeller, dated November 18, 1997) was rejected by this firm because of non- compliance with the recommendations of the PTL report. We have approved the more recent grading plan only because it provides for the stabilization of the fill mass by the placement of an engineered, reinforced soil, 'retaining wall along the south side of the parcel. P G2 For your information, we are enclosing a brochure providing some technical and general information about reinforced soil retaining walls. These structures are widely used, have an excellent history of integrity under seismic stress, and are both more aesthetically pleasing and more cost effective than more conventional, concrete retaining walls. Please do not hesitate to contact us at 360 -413 -1745 if we can be of further assistance. Yours very sincerely, AMI, Geotechnical Se Inc. Alastair Lums en, P.Eng Geotechnical Engineer /Principal REOEf VED APR 2 7 1998 TUKWILA PUBLIC WORK.& 6009 Jon Court SE, Olympia, WA 98513 Phone: 360-413-1743 Fax: 360-413 -3917 Seattle Bothell Tacoma Sumner Peninsula Portland One Lab. One Consultant. One Solution. Tacoma Division 2402 Pacific Hwy E. Tacoma WA 98424 U.S.A. Tel: (206) 922 -9299 Fax: (206) 922 -1512 Pacific � Testing Laboratories October 7, 1996 Certificate No. 9609 -4025 Mr. Bryon Moeller ROSE ASSET MANAGEMENT CORPORATION P.O. Box 8144 Kirkland, WA 98034 -0144 RECEIVED OCT 1 0 1996 OCT 1 6 1996 E.V ELOPMENT Regarding: Geotechnical Report in Support of the Plat of a Parcel in Tukwila, having the Legal Description, A Portion of the NW 1/4 of Section 23, TWP 23 N, RNG 4 E, W.M., Situated in King County, Washington Dear Mr. Moeller: We have carried out the studies necessary to complete the above - referenced geotechnical investigation. The following letter will convey to you our findings and recommendations. SITE DESCRIPTION The property under discussion is located within the City of Tukwila, and is situated on the south side of South 147th Street, approximately at the point where 147th Street turns 90° to the north and becomes 56th Avenue South. It is more or less square in shape, with a total area of approximately 2.2 acres. At the time of this writing the entire parcel is treed and consists of somewhat open woodland, except for the northeast corner, which contains an occupied house, and a small, detached shed. It slopes relatively gently and uniformly downwards to the west; the bottom of the slope more or less coincides with the west property line so that the property essentially forms the east side slope of a small, shallow valley. Surrounding areas are developed with low density housing. Access is from 147th Street by way of a gravel drive which runs along the east side of the property; this driveway also provides access to the rear of houses on adjoining properties to the east. FIELD INVESTIGATION On Tuesday, October 1, 1996, the writer proceeded to the property and observed the excavation of six (6) exploratory test pits. In addition, the surface features and vegetation were examined to determine whether any indicators of instability or groundwater seepages were in evidence. FINDINGS The property was found to be in a dry, well drained condition, with no sign of groundwater seepages or water - loving plant types. Appearances suggest that it has been cleared, somewhat selectively, some years ago, and some regrowth has occurred. There are numerous mature, second growth tress scattered about (see site plan, attached), but there are also relatively open areas containing only brush and ground covering weeds, mostly blackberry vines. The remaining mature trees are dominantly maples, but there are also numerous alders, and at least one large Douglas-fir. Co PRINTED ON RECYCLED PAPER z Xz fie 6 2:. U O• ■ w= N u-; w O. ga- U �. _ a' _, z� I- O. z 1—' 0• U O H; w w __ 0' • N; 'Z Pacific Testing Laboratories Engineers • Consultants • Scientists ROSE ASSET MANAGEMENT CORPORATION Certificate No. 9609 -4025 October 7, 1996 Page 2 The soils revealed in the test pits showed little variation across the property, being dense, somewhat cemented sandy silts containing varying amounts of small gravel with occasional cobbles. Soils logs from all test pits are attached. The slope varies a little from one location to another, but is fairly uniform over most of the property, with an overall average inclination of about 20 to 21 percent (about 11°). We could find no signs of ground movement, past or present, such as would be indicated by escarpments, tilted blocks, or leaning trees. A ten -foot wide easement along the west side of the property carries a buried sewer line. Apart from this, and the occupied house on Lot 1, the property is quite undeveloped (the area has been used to dump trash; a number of old appliances, tires, and other junk, were found lying about in the brush). CONCLUSIONS & RECOMMENDATIONS 1. General Comments As we understand matters, the proposed development will divide the parcel into eight (8) lots, each to eventually contain a single - family residence. This number includes Lot 1, which already contains a house; it is our understanding that this house will remain, and that the lot containing it has been (or will be) sold separately, to the current resident. Thus Lot 1 will not be further discussed in this report. In our opinion the property is quite compatible with the proposed development as we understand it. Surrounding areas are already developed, containing low density housing, and the property under discussion differs from surrounding properties only by remaining mostly undeveloped. It does not contain slopes steeper than those in surrounding, developed areas, and does not appear to contain any areas which should be set aside as sensitive or critical (i.e., containing wetland, or providing wildlife habitat). Existing vegetation contains a significant amount of undesirable weeds (e.g., blackberry vines) and non - indigenous species (ivy), and, as noted above, the area has been used to dump trash, including tires, old appliances, tin cans, bottles, and the like. In our view the proposed development would help to rehabilitate the area, but because it does contain slopes some care must be exercised in carrying out pre - construction earthworks. The following sections will discuss these matters in more detail. 2. Pre - construction Excavations & Erosion Control In the undisturbed condition the site soils are likely to be only moderately erodible, but when disturbed they may become severely erodible. The following recommendations should therefore be followed during excavation work as a general rule. All permanent cut faces, as for example, driveway cuts, or cuts made to accommodate building pads, should be protected in one of the following ways. If room will permit, such cuts should be laid back at an inclination no steeper than 1H:1V, and as soon as possible afterward the face should be seeded with grasses, or suitable indigenous ground- covering shrubs (e.g., oregon grape). During seed germination the treated areas should be protected with properly secured clear plastic sheeting. If ground - covering shrubs are planted, the exposed soil around them may be protected with mulched straw (one of the disadvantages of using mulched straw, however, is that it may introduce undesirable weeds!) If constraints of room do not permit this approach, then cuts up to 1H:6V may be protected by the use of rockeries. Note that rockeries over four (4) feet in height may require a building permit, and must be constructed in compliance with applicable codes which pertain to rock type, rock placement and size, drainage, and height (rockeries should . z i Z`. ~ w' mom, 6 D • 0 00 N0. wi J � u„ w0' g Q: • cn z d. �w 1- 0 ZI-- p; w W! u.~O� Iliz. U = O ~. z Pacific Testing Laboratories Engineers • Consultants • Scientists ROSE ASSET MANAGEMENT CORPORATION Certificate No. 9609 -4025 October 7, 1996 Page 3 not exceed ten feet in height). Z 1-Z, Cutting and grading work on slopes should be done in such a way that soil dislodged from the cut does not spill onto o! w slope faces, burying vegetation and forming a loose, erodible (and unsightly) mass. All such soil should be stockpiled 6 = in suitably prepared areas from which vegetation has been removed, or taken to an approved permanent disposal area. 0 oo Areas downslope from excavation activity must be protected by appropriately located silt fences (for a typical detail co W of silt fence construction, see Figure 2, attached). J i co ii. All cuts must be protected from uncontrolled runoff from areas upslope. This may be done by placing diversion drains w O in suitable locations, or dispersion devices such as bales of straw or sandbags. J 3. Landslide Hazard co a =u. We see no reason to believe that this parcel is especially at risk from landslide. There are no indications of past .. �; ground movement, such as would be evidenced by the presence of leaning trees or old escarpments. Total vertical z 0 relief, from the highest part of the property down to the west property line, is about 54 feet; this is over a horizontal w w, distance of roughly 300 feet. Thus overall the slope averages about 18 percent, but may be over 21 % in one or two D p� locations along the north side, downslope from the existing house, where there are short, slightly steeper sections. p -u2, There are no indications of a potential slide plane within the slope, as would be evidenced, for example, by water 0 F- seepages across the slope face. The soils are dense materials, likely to be characterized by high internal friction angles = 0 and high shear strength (when in the undisturbed condition). Finally, historical research yields no evidence of E- g landslides at this site, or in its vicinity, during major earthquakes in 1949 and 1965. LL z' id 4. Seismic Hazard I O z For all the reasons listed in the previous section, we do not believe that this site is especially prone to ground failure due to earthquake activity. Additionally, the soils noted at the site (dense silts, containing varying amounts of sand and small gravel) are not in a condition which is likely to make them prone to the phenomenon of liquefaction. Liquefaction occurs as a result of rapid horizontal accelerations during which a progressive rearrangement of soil particles may cause a build -up in pore pressure. As pore pressure increases the resistance to shear decreases, and may result in a temporary but total loss of shear strength, during which the soil mass essentially behaves as a fluid. For this to occur certain pre - conditions are necessary; generally, the soil mass must be in a condition of low (i.e., < 50 %) relative density to begin with, and be very uniform in terms of grain size distribution. In temperate climates a high water table must be present; the susceptibility to liquefaction is greatest in uniform, fine sands. These pre - conditions are not present at this site. 5. Building Limitations Given that the recommendations concerning ground preparation in footing areas are carefully followed, we see no need for any particular limitations on building layout or design. We would recommend only that excavation work be minimized by building along the slope, and /or utilizing split level designs. 6. Soils Characteristics /Fill Placement The site soils are, in their observed condition, capable of supporting a single family dwelling on conventional shallow foundations, that is, continuous or spread footings. Buildings should be designed to exert structural loads of no more . rvm mcrs,t?:airr5V!f'?!*∎s'K'r,+.Sv t :.", Ms:'t l . i4ezttrppi'rt,,trs re. <.; min+*.nrwrvr,*n Mvlo, * ^.Yrsic1.110M.:• . 1.,,.^ wm.7 ,t^cr:!Qtncw7444;tn,,iv!M,70:l 5'rf, Pacific Testing Laboratories Engineers • Consultants • Scientists ROSE ASSET MANAGEMENT CORPORATION Certificate No. 9609 -4025 October 7, 1996 Page 4 than 2000 lbs /ft2. Provided that all footings are set on firm native ground, or properly compacted fill, we would not expect settlement to occur under the structural loads specified above. The site soil may be used as structural fill under footings and slabs, provided that it is clean and contains no organic material (i.e., topsoil or duff). This opinion is qualified however; the silty material may be moisture - sensitive, thus any work involving the placement of fill should only be undertaken during a period when there is a reasonable expectation that the work can be completed during a period of dry weather. If this is not possible, then structural fill must be imported, and meet the specifications of Table 1, attached. In placing fill, the following procedures must be strictly followed. It must only be placed on ground which has been thoroughly prepared. This means that all vegetation, organic topsoil, and debris must have first been removed. If fill is placed on a slope greater than 5%, the surface must first be keyed as shown in Figure 3. Under no circumstances, however, should fill be placed on any slope which is 15% or steeper. Compacted fill under structures and footings must extend beyond the footing web a minimum of 5 feet, horizontal distance, unless the fill is confined in a trench, or by an engineered retaining structure. All fill placed under structures must be placed in loose lifts not more than 12 inches in thickness, and compacted to at least 95% of optimum dry density, as per ASTM D -1557 91. Fill under driveway pavements and slabs must be compacted to at least 92% of optimum dry density. Any permanent slopes on embankments composed of fill must not exceed 2H:1V, and must be protected from erosion without delay. If retaining walls are utilized, the following values should be used as a basis for design: Lateral Earth Pressure (F.E.P.), active Lateral Earth Pressure (F.E.P.), at rest Coefficient of Sliding Friction, Kt 7. Buffer & Setback 40 pcf 65 pcf 0.40 All footings must rest on firm, clean, native ground (or compacted fill, as detailed above). Footings must be set back at least eight feet, horizontal distance, from slope faces, as shown in Figure 4. We do not believe any of this lot warrants being set aside as buffer or critical area, as defined by the ordinance. The area has been previously cleared, and no ground movement or erosion has resulted. We recommend only that any tree removal be confined to that which is strictly necessary to facilitate construction. 8. Drainage All runoff from roofs and other impermeable surfaces must be directed away from unprotected slope surfaces. Roof downspouts must not discharge onto unprotected ground surfaces; such discharge, along with that from roads and driveways, should be directed into either an existing storm water disposal system, or into suitably sized infiltration trenches. Infiltration rates in these soils are likely to be slow, thus a detention /infiltration system may be necessary to control surface runoff. Any such facility must be engineered, and the detailed discussion of such a system goes beyond the scope of this report. ...!7mt+!wRC?gs .y. D!!'P.,'Mµl5if. WS?1F?.'•{iM_ 116.V ritti'..'Xtl ,.iR!? ITtitt't?i.Y,dw5 tn7o{!mkt:rT/ d+yePV•.•mft,or rGYJ°i_:R ifal. ft T: .. • ;f -17-V A.tV!! "..:1,,4-4 7'+R?Sit►eArfrA •• Fk�3�'Fy Pacific Testing Laboratories Engineers • Consultants • Scientists ROSE ASSET MANAGEMENT CORPORATION Certificate No. 9609 -4025 October 7, 1996 Page 5 In summary, it is our opinion that as long as all of the foregoing recommendations are scrupulously followed, there is no reason why the property should not be a suitable location for the construction of single family residences as proposed. LIMITATIONS This report has been prepared in accordance with generally accepted engineering principles and practices. We make no warranty, either expressed or implied. The opinions expressed above are based on the results of our investigations, and observable conditions at the site. They should not be applied to other, surrounding properties. If conditions are encountered which appear to differ from those described in this report we should be notified immediately so that we may review, and either verify or modify our opinions. This report is for the information of our client only. Its reproduction and /or transmittal to a third party by any means, except in full, without the written authorization of Pacific Testing Laboratories, is prohibited. We would like to thank you for having selected our company to provide you with geotechnical engineering services. Please do not hesitate to contact us at 206 -589 -1804 should you have any questions concerning the contents of our report. Reviewed by: Kurt W. Groesch, P.E., Di tor, Construction Services Very sincerely, g u ALASTAIR LUMSDEN, Senior Geotechnical Engineer • EXPIRES v 6 j•9:3 z I- w 0 0' CV ■ to w w w 0; ga _1: u. Sd I-w. _. z � Z w w; ptn: w Z i tl! U z Pacific Testing Laboratories Engineers • Consultants • Scientists • GV FIGURE 2 DETAILS OF SILT FENCE CONSTRUCTION in 8" by 12" trench Filter Fabric Material 60" wide rolls. Use staples or wire rings to attach fabric to wire 2" by 2" by 14 Ge. Wire Fabric or equiv. n OMI 1 A ii:Y.•iJi ::':,i��YP�u�I� ✓''�IIY'iri WW/1111Wnt: ijj1t* ull Vid1ll C�i/111// UI� Bury bottom of filter material 7 1 , 00.......... l 1 1 l� I l _ i I 6' Max. 62, ��— 2" by 4" wood posts, standard or better or 11 1 equal alternate: Steel fence posts `• Filter Fabric Material 2" by 2" by 14 Ga. Wire Fabric or equiv. Provide 3/4" - 1.5" washed gravel backfill in trench and on both sides of filter fence fabric on the surface 2" by 4" wood post Alt: Steel fence posts 8" Min. (Not to Scale) t _ jific Testing Laboratories Engineers • Consultants • Scientists Typical, Not to Scale. n Original Slope Pacific Testing Laboratories Engineers • Consultants • Scientists FIGURE 4 SETBACK FROM SLOPE FACE OR CREST (TYPICAL: NOT TO SCALE) Original Slope Surface • Stem or Retaining Wall Footing Footing set on firm native ground Pacific Testing Laboratories Engineers • Consultants • .Scientists z 411..: F- Z :. Lu TABLE 1 6QQ UP J ! 0 NCI' Structural Fill J I- Nom,. w O Materials used for fill should meet the following specifications unless approved by the 2 : geotechnical engineer. g a' U.S. Sieve Percent Passing by Dry Weight z F-12'; Size Select Drain Gravel :F- O. z F-; 3 inch 100 2 m U co 3/4 inch 50 -100 ;O _; 3/8 inch 100 ;o i —. 1/4 inch 30 -50 F ci No 4 26 -65 u.1- No. 8 0 -5 Cu z No. 10 10 -50 o co No. 40 0 -20 0 ,: No. 200 0-5* * Less than 5% passing based on minus 3/4 inch fraction. The above fills are recommended for use in the following situations. Select Granular Fill: All foundation and slab areas. In parking areas requiring fill to reach grade, and as sub -base. Drain Gravel: Use around drainage pipes at footing drains, and in interceptor and underdrains. 1 Pacific Testing Laboratories Engineers • Consultants • Scientists TEST PIT SOILS LOG Client: Rose Asset Management Corporation Project: Tukwila Project Certificate No.: 9609 -4025 Test Pit No.: 1 Date: October 1, 1996 Depth Soil Symbol Description Comments 1 -2 -5 -6 7 A A A AA A A AA A A A A r Dark brown topsoil with rootlets Light brown, very dense sandy silt, cemented, some mottling, containing some small gravel with occasional cobbles Hole Bottom, Dry • z mow. 6 —JU U Q •. WI W O: • ga d. =W Z I- W W. U 1O N' 0 W W ` U — 01 , U 0 z Pacific Testing Laboratories Engineers • Consultants • Scientists Client: Rose Asset Management Project: Tukwila Project Certificate No.: 9609 -4025 Test Pit No.: 2 Date: October 1, 1996 TEST PIT SOILS LOG Corporation Depth Soil Symbol Description Comments � ;," Organic silty sand to sandy silt, containing t -:e numerous small roots ' 1,.:, • , -1 ' 120;:' • 14 1:i7 - !» " -2 _ _._ -. • Fine to medium silty sand, some small clay stringers, and some small gravel with occasional cobbles, dense, some mottling .\°4\i 4: -4 P. ' - ' Hole Bottom, Dry -6 .,. ; a• Pacific Testing Laboratories Engineers • Consultants • Scientists TEST PIT SOILS LOG Client: Rose Asset Management Corporation Project: Tukwila Project Certificate No.: 9609 -4025 Test Pit No.: 3 Date: October 1, 1996 Depth Soil Symbol Description . Comments • -1 . _ .. 3 _4 5 . -7 Browri sandy sili:, with organics & rootlets --- • Brown silty, medium sand, containing some small gravel, hard, some mottling (gravel content increasing. with depth, to include occasional cobbles and small boulders) . Hole Bottom, Dry . • .;•!t% \...._. . ' ., i. ;P.: 1_ , 'Yc `. • • r .:�: ,.11 I _'. 1 klk\ ' \t; :t1.1e1%‘. \\\i „, ' s , . , .. ''''\ \ ' '' ' ' ' ' ' 0 • .....: . •Z • z z w' J U Uo' . cO' • w= J i_; O;. LL Q, w 1 :z F- o Z H; Q i iO w; w W' U N Z Pacific Testing Laboratories Engineers • Consultants • Scientists TEST PIT SOILS LOG Client: Rose Asset Management Corporation Project: Tukwila Project Certificate No.: 9609 -4025 Test Pit No.: 4 Date: October 1, 1996 Depth Soil Symbol Description . Comments -2 . , 5 -6 _7 tk414A Brown sandy silt, with organics & rootlets r Brown silty sand containing some small gravel with occasional cobbles and small boulders, cemented, hard _ Hole' Bottom, Dry 0.•• 1 : ', %1I !:• I./. /t1 ilIl lk- ik itk.4*.t z • • I--z. teW: 6 JU; U0: co WI W � 2 g:1 :i v; O• WAa U U1 ;O N's io •W W_ u_ H; ,O~' z Pacific Testing Laboratories Engineers • Consui :ants • Scientists Client: Rose Asset Management Project: Tukwila Project Certificate No.: 9609-4025 Test Pit No.: 5 Date: October 1, 1996 TEST PIT SOILS LOG Corporation Depth -1 -2 3 -4 ►5 -6 7 Soil Symbol A A A A A .• A A A I A A A A Description Comments Dark organic topsoil with small roots Brown silty sand, dense to hard, cemented, with some small gravel Brown silty sand, hard, cemented, containing small gravel and occasional cobbles and small boulders Hole Bottom, Dry __ __ - _ - - _ _ - _ - _ - _ _ _ - - _ , - T .I- W; D: Jo o 0 .co w w•=' N tL'. wO' J =a Iw F— O. Z I • moo` N H w tlJ LL '0 • z: • z Pacific Testing Laboratories Engineers • Consultants • Scientists TEST PIT SOILS LOG Client: Rose Asset Management Corporation Project: Tukwila Project Certificate No.: 9609 -4025 Test Pit No.: 6 Date: October 1, 1996 Depth Soil Symbol Description Comments 1 '.5 6 -7 _ Dark organic topsoil with small roots i Brown silty sand, dense to hard, cemented, with- some small gravel Brown silty sand,hard, cemented, containing small gravel, and occasional cobbles and small boulders Hole Bottom, Dry .z z• w • D' • U; O Ot 0 J I N LL WO; 2 .z� o. z • . w W; 1—() .JJz. N' Apr-26-98 05:42P AML Geotechnical Services 360- 413 -3917 P.02 AML GEOTECHNICAL SERVICES, INC. ROCK MECHANICS, SOIL MECHANICS, GROUNDWATER HYDROLOGY ApriI27, 1998 Project No. 97 -11 -05 Ms. Joanna Spencer, Development engineer Department of Public Works CITY OF TUKWILA 6300 Southcenter Boulevard Tukwila, WA 98188 Regarding: Placement of Fill at Master Values Limited Partnership Project, City of Tukwila, Washington Dear Ms, Spencer: This letter will confirm opinions given to you verbally during our recent telephone conversation. You raised the question of fill placement, now being proposed for the above project under a grading plan prepared by Baseline Engineering. The plan, which has been reviewed and approved by this company, calls for the placement of fill on a natural slope having an inclination of approximately 21 to 22 percent. You have questioned this, on the ground that the original geotechnical report for this project, prepared by Pacific Testing Laboratories, states (see Page 4 of that report, dated October 7, 1996) that "under no circumstances" should fill be placed on any slope which is 15% or greater. The intent of that report, which was prepared by the present writer, was to prevent the placement of unconfined structural fill on such slopes. Indeed, the first grading plan submitted to us for review by Baseline Engineering (see our letter to Mr. Bryon Moeller, dated November 18, 1997) was rejected by this firm because of non- compliance with the recommendations of the PTL report. We have approved the more reccnr grading plan only because it provides jor the stabilization of the fill mass by the placement of an engineered, reinforced soil, 'retaining wall along the south side of the parcel. For your information, we are enclosing a brochure providing some technical and general information about reinforced soil retaining walls. These structures are widely used, have an excellent history of integrity under seismic stross, and are both more aesthetically pleasing and more cost effective than more conventional, concrete retaining walls. Please do not hesitate to contact us at 360 - 413 -1745 if we can be of further assistance. Yours very sincerely, )) AMID Geotechnical Se Inc. Alastair Lums en, , ng. Oeotccluiical Engineer /Principal RECEIVED APR 2 7 1998 TUKWILA PUBLtO WORKS 6009 Jon Court SE, Olympia, WA 98513 Phone: 360 - 4134745 Fax: 360 -113 -3917 z zz w J U' U O' U 0' CO I :: J � w o.• u- Q,. = a: I-W Z a. .Uuj wW H I-, - O: t11 Z :. U N: O Z. 1ECEIVED MAR 2 3 13 AML GEOTECHNICAL SERVICES, INC. ROCK MECHANICS, SOIL MECHANICS, GROUNDWATER HYDROLOGY March 19, 1998 Project No. 03 -98 -01 Mr. Bryon Moeller MASTER VALUES LIMITED PARTNERSHIP PO Box 8144 Kirkland, WA 98034 -0133 Regarding: Grading Plan, Master Values BLA and Short Plats L96 -0066, L96 -0068, & L96 -0069 Dear Mr. Moeller: We have reviewed the latest grading plan submitted by Baseline Engineering, and we are now pleased to offer the following comments. We note that the plan calls for the partial leveling of the parcel to create an acceptable gradient on the entrance driveways, and that this is to be accomplished by the placement of fll over almost the entire parcel. It is also noted that the plan incorporates the construction of a retaining wall along the west side of the parcel, to stabilize the fill mass, and that the fill behind the wall will be landscaped to achieve an elevation required for the driveway entrances to the western lots. The landscaping will feature a terrace crossing Lots 3 through 6, having a height of up to 8 feet, at an inclination of 2H:1V. The top of the retaining wall will be at an elevation of 197 feet. In our opinion the plan that we have reviewed is in broad compliance with the intent of the original geotechnical report for this parcel, which was prepared by Pacific Testing Laboratories in October 1996. The fill is to be retained by an engineered structure, and we therefore find it acceptable, with the following qualifying comments. The landscaped terrace, referred to above, is shown intersecting the proposed building footprints on each of the four western lots. In our opinion this may place some design limitations on building types, since the excavation of full basements in engineered fill may pose problems. Thus our recommendation would be that, for these lots, split level designs be considered. We also note that, in lieu of a sloped terrace across these lots, an engineered, reinforced soil retaining wall could serve the same purpose, and reduce the potential for subsequent erosion, but this should be considered optional. We strongly recommend, in the interests of cost reduction, and also aesthetics, that the main retaining wall along the west side be constructed of reinforced soil. With the above, minor qualifications, we find the plan acceptable, with the additional understanding that all the recommendations of the geotechnical report applying to fill type and placement methods shall be implemented without exception. We have been assisted in this review by ADaPT Engineering. Yours sincerely, AML Geotechnical Services, Inc. Alastair Lumsden Geotechnical Engineer /Principal 6009 Jon Court SE, Olympia, WA 98513 Phone: 360 -413 -1745 Fax: 360glayg CITY OF TUKWILA MAR 2 7 1951 ADaPT Engineering Kurt W. Groesch, P.E. EXPIRES C. IS •`i 8 j Principal PERMIT CENTER ` 111 £^ K"' P•!,'"'.± T.'! Y,! R+. M1!! Y•.uk'[�'h} }WNpP }3?MF?IN!+JNglt cl: ?G4.^!(ki.•rx^s�Y`S.: �'nyy_x`�+hv*4^V1'N nnY37,AA"l f.. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director March 26, 1998 Bryon. Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BLA and Short Plats 'L96 -0066, L96 -0068, L96 -0069 Dear Mr. Moeller, Due to the magnitude of the geotechnical issues on the site we are unable to proceed with our review of the Master Values project without the geotech report and the remainder of the revision items requested in our letter of 7/23/97, eight months ago. Your partial submittal on 9/15/97 indicated that it would be following shortly and in subsequent conversations on 10/6/97 and 10/27/97 Kevin Foley stated that he thought it was on the way. The purpose of this letter is to inform you that if we do not receive the geoteclmical report by April 23, 1998 the boundary line and two short plat applications will become void and any vested rights you may have had with them will be lost. If you are no longer pursuing the applications I would appreciate receiving a letter requesting their withdrawal. If you have any questions please call me at (206) 433 -7141. Sincerely Nora Gierloff Associate Planner cc: Joanna Spencer, Public Works Nick Olivas, Fire Department Kevin Foley, Baseline Engineering z ce •J V; O 0: • uw w =. H: cn u.; . w o:• •w ¢; • • -a; I- o. z f-: D. ,V] 0 i u • o; ui z': :UU2 1-1 Z 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila Department of Community Development December 12, 1997 Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BL'A and Short Plats L96 -0066, L96 -0068, L96 -0069 Dear Mr. Moeller, John W. Rants, Mayor Steve Lancaster, Director I would like to check on the status of the geotechnical report for the Master Values short plats. The City requested an update of the report in the 7/23/97 revision letter but has not received it yet. Your partial submittal on 9/15/97 indicated that it would be following shortly and in subsequent conversations on 10/6/97 and 10/27/97 Kevin Foley stated that he thought it was on the way. Due to the magnitude of the geotechnical issues on the site we are unable to proceed with our review of the project without the geotech report. Please let me know when you expect to submit the report and the remainder of the revision items. If you have any additional questions or comments, please call me at 433 -7141. Sincere y, Nora Gierloff Associate Planner cc: Joanna Spencer, Public Works Nick Olivas, Fire Department Kevin Foley, Baseline Engineering 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ti< ENGINEERING, INCORPORATED -rand We/O/d/neat September 11, 1997 Joanna Spencer City of Tukwila Public Works Department 6300 Southcenter Blvd., Suite 101 Tukwila, WA 98188 Re: Moeller Short Plat (L96 -0066, L96 -0068, L96 -0069) BASELINE Job No. 96 -074 Dear Joanna: We have completed our revisions to the constuction drawings per City comments and addressed the comments as follows: 1. Numbered proposed Tots. 2. Added address to existing house (Lot 1). 3. Provided easement over existing sanitary sewer. 4. Labeled water main in South 147t11 5. All easements have been labeled. 6. Added catch basin numbers. Storm drainage report is enclosed. Bioswale has been relocated as indicated. 7. Signage has been added. 8. Turnover documents to be submitted at completion of construction. 9. Revised to reflect single water meters. 10. Relocated water meter. 11. Tapping tee note revised. 12. Extended storm system to 56th Avenue South. 13. Added note on grading plans for geotechnical report. 14. Street names received from fire department and added. 15. All utility companies indicated 10 foot easement on each side of roadway would be adequate. 16. Lot driveways added. 17. Added note for pipe material and pipe anchor detail. 18. Pipe material specified, catch basin #1 is shown on Sheet 4. 19. Sanitary sewer shown on appropriate cross sections. 20. See detail sheet 4 (CB #1 oil /water seperator, bioswale section) 21. Enlarged easement per our meeting. 22. Included the word "access" in easement. CITY ECETUKWILA 23. No deflections shown. 24. Geotechnical report being revised and will be submitted in a few days. SEP 1 5 1997 PERMIT CENTER Land Planning & Use • Engineering • Surveying 1910 -64th Avenue West • Tacoma, WA 98466 • (253) 565 -4491 • FAX (253) 565 -8563 • Seattle (206) 824 -1205 "Our goal is to exceed your expectations" w.. iwHwxwK.+ NOtY .T..1Cwt.'IM/MM++M�kNCfM1tTM.1e HN z F-- z 2 00 N 0` W =; 0) W O'. u. a. J' a; z�.. 1-.0 :z •. i0 w iw F- V Z• z~ Moeller Short Plat September 11, 1997 Page 2 of 2 25. This note will be on the face of the final plat. 26. Report being revised. 27. Driveways shown. 28. Individual lot drains provided. 29. Report being revised. 30. Plans for rockeries will accompany each building permit. If you need any additional information or have any questions, please call me. Sincerely, 6Y-d/tce //l Jim Watanuki JCW:jdd (96047Itr.doc) cc: Nora Gierloff w /out attachments RECEIVED CITY OF TUKWILA PERMIT CENTER aSTn':'.�t�.saL4,p io-;hi+co:ts. -i4rty1 1 ^ tav'ec , ENGINEERING, INCORPORATED To: Joanna Spencer, Development Engineer City of Tukwila Public Works 6300 Southcenter Blvd. Tukwila, WA 98188 Enclosed are: Prints Copies Reproducibles Reports X Documents Specifications Other: U.S. Mail ❑ Federal Express Date: Job No.: Project: 07/30/97 96 -074 Master Values BLA & Short Plats L96- 0066; 0068; 0069 These have been sent: X ❑ Courier For your use For your review /comment For your signature /return At your request For your records For your information Other: ❑ Hand Delivered Quantity Date Description 2 6/4/97 Storm Drainage Report Remarks: It appears we inadvertently left off our June engineering plan submittal a copy of the storm drainage report. Please review in conjunction with our plan set and provide any revised comments. We apologize for the inconvenience. Please contact either myself or Jim Watanuki if it would be helpful to schedule a meeting. Signature: Kevin Foley, AICP TRANSMIT.DOC Copies to: Nora Gierloff, Assistant Planner w /attachment r t Land Planning & Use • Engineering • Surveying 1910 -64th Avenue West • Tacoma, WA 98466 • (253) 565 -4491 • FAX (253) 565 -8563 • Seattle (206) 824-1205 goal is to exceed your expectations" ry r i :9/ Z 61, 0 00 N W' JF-. w 0' gQ co D =0 F- _; Z I' I-- O Z • w:. N: w 2 ▪ U'. — O' O Z. • %.;rsuw:�iar:U_ i4a1�Fi92! R-1[]JI ENGINEERING, INCORPORATED STORM DRAINAGE REPORT For MOELLER SHORT PLAT City of Tukwila King County, Washington June 4, 1997 BASELINE Job No. 96 -074 Prepared By Jim Watanuki EXPIRES: 9 -24 -1998 Reviewed By: and A. Moose, P.E. )1/4-61r2k..--- Land Planning & Use • Engineering • Surveying 1910 -64th Avenue West • Tacoma, WA 98466 • (206) 565 -4491 • FAX (206) 565 -8563 • Seattle (206) 824 -1205 "Our goal is to exceed your expectations" INTRODUCTION Moeller Short Plat is a proposal to subdivide approximately 2.2 acres into eight single - family residential lots. The site is located in a portion of the NW 1/4 of Section 23, Township 23 North, Range 4 East, W.M. The site address is 14703 56th Ave. South, City of Tukwila, King County, Washington (see vicinity map). re 2w 00 EXISTING CONDITIONS 0 w = J V! LL.: One single - family residence currently exists on the property and is located in the northeast • O. corner of the property. A 20' gravel road used to access adjacent lots from 56th Ave. South is g; located on the east property line. The remainder of the property is undeveloped and vegetated = a- with light forest consisting of scattered trees and very little brush. The site generally slopes downward from east to west at a slope of approximately 19 %. z O PROPOSED CONDITIONS Q co, F- iW This project develops approximately 2.2 acres into eight single - family residences. The lots are — O: w zi - -: O Z. :. accessed by a public road with a hammerhead turnaround. PROPOSED DRAINAGE CONTROL Stormwater runoff is controlled by directing flows into a system of pipes and catch basins .which . convey runoff to an underground detention pipe located in the west portion of the site. A bio- filtration swale, also located in the west portion of the site, is provided for water quality. The computer program "WaterWorks ", Version 4.11 is used to model tributary runoff basins utilizing the SBUH /Santa Barbara Urban Hydrograph method with a Type1A rainfall distribution. The detention facilities are sized with the following requirements: • Match the 2yr /24hr developed flow to the 2yr /24hr existing flow • Match the 10yr /24hr developed flow to the 10yr /24hr existing flow t%.M1VP1,o1RMFlSVSS+,tM co r.n, ,,urorllttvfoweNxt+R VICINITY MAP :yy "Y. A:M4} "..:•Mia _ z h b'?'. L1we; ud 'Poi,. 41.Z5.52' J'1'Joe ll-er- • be_Vev a /-kA uk;Ii-cs swum a .si €v\ 34zk-,6a,esa1s, YY1 cdc4 Oz- 6Ev '71C) Q? x QtvnEv ''U a /OEu T -4/ /-area = z, AG 11 (.0)1 �S Sv;l Sv —E0; / GI4.2; i'ClGS V a H A J t09 ■L, S o `S r 00CS U Co Ne'4\\1\‘'Iar.� SO\`S OV-VTS r . . ' r t - - CA-SS; A ArenIC Al — - - J_ ot,o / al ;L C0,1 c--yiL,(D ' C6-0 4, IC Cot / 6-Map "C/' 4r o ue' 455vrr∎ C i /2.. A_L 4,/pc1 ✓4. • road S �. jOS �XIS14r') J)OIS a„ d R�d w:1/ rerr,Q,;, --, ;:ey -'4'■ / ,4-ek 1s /, l Ares 7i- /4?-?‘ /4 /074...2;s 7›.1S 4 500'e /9,3 z 1 ~' mow' —I C.) U O; co N W; W =: J �{ uj J: IL Q: D Li? =d: z � �O . .W W; ifa =uf O ti F" Z U N` :O 'z o7-y 1>ercy\ -;av, A- A61-Isis cep. +. 1��Vc \o F.e 8 C.cr•.d�'h a vt 7 / /.85 aL /4-roc< - at"- 4- ra0 A (2.1000 -ul) = . 300 'e /°r,3% /awn j Sh -t.c -1- 5/21/97 8:17:12 am Baseline Engineering Inc. page 1 BASIN ID: 10DEV SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE • PRECIPITATION TIME INTERVAL ABSTRACTION COEFF TcReach - Sheet PEAK RATE: 0.78 BASIN ID: 10EX SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL ABSTRACTION COEFF TcReach - Sheet PEAK RATE: 0.33 BASIN SUMMARY NAME: 10YR DEVELOPED CONDITION 1.85 Acres TYPE1A 2.90 inches 10.00 min BASEFLOWS: 0.00 cfs PERV IMP AREA..: 1.18 Acres 0.67 Acres CN 86.00 98.00 TC 12.05 min 5.00 min 0.20 L: 300.00 ns:0.1500 p2yr: 2.00 s:0.1930 cfs VOL: 0.30 Ac -ft TIME: 480 min NAME: 10YR EXISTING CONDITION 1.85 Acres TYPE1A 2.90 inches 10.00 min BASEFLOWS: 0.00 cfs PERV IMP AREA..: 1.85 Acres 0.00 Acres CN 81.00 0.00 TC 26.42 min 0.00 min . 0.20 L: 300.00 ns:0.4000 p2yr: 2.00 s:0.1930 cfs VOL: 0.19 Ac -ft TIME: 490 min BASIN ID: 2DEV SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL ABSTRACTION COEFF TcReach - Sheet PEAK RATE: 0.45 BASIN ID: 2EX SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE PRECIPITATION TIME INTERVAL ABSTRACTION COEFF TcReach - Sheet PEAK RATE: 0.13 NAME: 2YR DEVELOPED CONDITION 1.85 Acres TYPE1A 2.00 inches 10.00 min BASEFLOWS: 0.00 cfs PERV IMP AREA..: 1.18 Acres 0.67 Acres CN 86.00 98.00 TC 12.05 min 5.00 min 0.20 L: 300.00 ns:0.1500 p2yr: 2.00 s:0.1930 cfs VOL: 0.18 Ac -ft TIME: 480 min NAME: 2YR EXISTING CONDITION 1.85 Acres TYPE1A 2.00 inches 10.00 min BASEFLOWS: 0.00 cfs PERV IMP AREA..: 1.85 Acres 0.00 Acres CN 81.00 0.00 TC 26.42 min 0.00 min 0.20 L: 300.00 ns:0.4000 p2yr: 2.00 s:0.1930 cfs VOL: 0.09 Ac -ft TIME: 490 min unlE:?3 '..�, s z re 6 f; JU U O. U0. r W I J � u. w 0; LL Q D. w HO z I-•: U� 'O (II OF ww 111 UL O I" 5/21/97 8:19:1 am Baseline Engineering Inc. page 1 HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf \AcFt Acres 1 0.127 490 4060 cf 1.85 2-°)( 2 0.333 490 8308 cf 1.851 °6x 3 0.452 480 7952 cf 1.85 zDEv 4 0.776 480 13246 cf 1.85 /01,1/ 7 0.185 560 7952 cf 1.85 Zyr ca„-1„oil. ► Ve44 st 8 0.378 520 13246 cf 1.85 /0jr 5/21/97 8:17:13 am Baseline Engineering Inc. page 3 STAGE STORAGE TABLE UNDERGROUND PIPE ID No. 1 Description: Diameter: 6.00 ft. Length: Slope...: 0.0000 ft /ft upstr: STAGE <---- STORAGE - - - -> (ft) -- -cf - -- --Ac -Ft- 10.00 10.10 10.20 10.30 10.40 10.50 10.60 10.70 10.80 10.90 11.00 11.10 11.20 11.30 11.40 11.50 0.0000 8.8375 24.869 45.454 69.618 96.783 126.55 158.61 192.74 228.72 266.38 305.59 346.21 388.11 431.20 475.38 0.0000 0.0002 0.0006 0.0010 0.0016 0.0022 0.0029 0.0036 0.0044 0.0053 0.0061 0.0070 0.0079 0.0089 0.0099 0.0109 STAGE <---- STORAGE - - - -> (ft) -- -cf - -- -- Ac -Ft- 11.60 11.70 11.80 11.90 12.00 12.10 12.20 12.30 12.40 12.50 12.60 12.70 12.80 12.90 13.00 13.10 520.55 566.62 613.53 661.18 709.52 758.46 807.94 857.90 908.27 959.00 1010 1061 1113 1164 1216 1267 0.0120 0.0130 0.0141 0.0152 0.0163 0.0174 0.0185 0.0197 0.0209 0.0220 0.0232 0.0244 0.0255 0.0267 0.0279 0.0291 86.00 ft. dnstr: STAGE < - - -- STORAGE - - - -> (ft) -- -cf - -- -- Ac -Ft- 13.20 13.30 13.40 13.50 13.60 13.70 13.80 13.90 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 1319 1370 1422 1473 1523 1574 1624 1673 1722 1770 1818 1865 1911 1956 2000 2043 0.0303 0.0315 0.0326 0.0338 0.0350 0.0361 0.0373 0.0384 0.0395 0.0406 0.0417 0.0428 0.0439 0.0449 0.0459 0.0469 STAGE <---- STORAGE - - - -> (ft) -- -cf - -- -- Ac -Ft- 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 16.00 2085 2126 2165 2203 2239 2273 2305 2335 2362 2386 2407 2423 2432 0.0479 0.0488. 0.0497 0.0506 0.0514 0.0522 0.0529 0.0536 0.0542 0.0548 0.0553 0.0556 0.0558 5/21/97 8:17:13 am Baseline Engineering Inc. page 4 STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. 1 Description: Outlet Elev: 10.00 Elev: 174.05 ft Orifice Diameter: 1.6406 in. Elev: 13.10 ft Orifice 2 Diameter: 2.4551 in. STAGE <-- DISCHARGE - - -> STAGE <-- DISCHARGE - - -> STAGE <-- DISCHARGE - - -> STAGE <-- DISCHARGE - - -> (ft) -cfs (ft) - - -cfs (ft) - - -cfs (ft) - - -cfs 10.00 10.10 10.20 10.30 10.40 10.50 10.60 10.70 10.80 10.90 11.00 11.10 11.20 11.30 11.40 11.50 0.0000 0.0231 0.0327 0.0400 0.0462 0.0516 0.0566 0.0611 0.0653 0.0693 0.0730 0.0766 0.0800 0.0833 0.0864 0.0895 11.60 11.70 11.80 11.90 12.00 12.10 12.20 12.30 12.40 12.50 12.60 12.70 12.80 12.90 13.00 13.10 0.0924 0.0952 0.0980 0.1007 0.1033 0.1058 0.1083 0.1108 0.1132 0.1155 0.1178 0.1200 0.1222 0.1244 0.1265 0.1286 13.20 13.30 13.40 13.50 13.60 13.70 13.80 13.90 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 0.1824 0.2058 0.2243 0.2401 0.2542 0.2672 0.2792 0.2905 0.3013 0.3115 0.3212 0.3306 0.3397 0.3485 0.3570 0.3653 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 16.00 0.3733 0.3811 0.3888 0.3963 0.4036 0.4108 0.4178 0.4247 0.4315 0.4381 0.4447 0.4511 0.4575 :z ~ w'; . re :6 D} 'JU< UO U) N W W. =; J H: •W O- . LL 1• ! _, _ 1 I- W • _. 1- 0i 21 WW'• . N;. • ;O -, Q 1- = W H- mi O I- 5/21/97 8:17:14 am Baseline Engineering Inc. page 5 LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-› STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id VOL (cf) 2 YR EVENT 0.13 0.45 1 1 13.21 7 1324.87 cf 10 YR EVENT 0.33 0.78 1 1 14.85 8 2107.37 cf /c/ be kn 4,1 fl3 cic - ql-ikg.',46:',304.1&daiiakitattc.ki'Vcdfc'fgro"LatSii ' • "' /OA /G ?, M; ;o J C*Gc.)AG E 77e5/G4.1 77/E /Os eJ, It' /5 .6-S /GNEp 7D 7Z7 , 'L t'O,4 7Arg sr,e4a77 77/e- 7V /Agv7 9.L Y .szetx 7'd 77/E /o..5-a),446" /S /85 .4,L' , Tf/E 17 5 /U-,t! Suess -1 w r /5 77!E Z�ff,G' ,Sr-o,�i� cuff /c/' yes /IX .0;02 Q ie,A) =D. ZZ cis C SEE .97"Mch2) !/yj,coG.0 Pff "7"wea er /cA G DroF /4.772A7' /off DES /GAJ Q ii9 e,5-v2 u)//e;m" = s i,ESCos = 3;/ Q = 422 X75 h= D, /67,f ' ) /2= 0.07 CP.0, &., =�4A5.0 = /25 ' 4.679 b SU,Cgi7Cs q,C _ /E5 : 200 - = 250 51= ,4e7Un'G 5/0A-X7-0977‘,X) ?e-5 /&/J &.rt cwlr'Te „B.PSE !' /DT!/ , e , 42),vd'G;) GF�c/G,TIV (70/ ") =5A4L= 25% - .3.57),5hly13, 7 6/2/97 1:16:32 pm Baseline Engineering Inc. page 1 DETAIL BASIN SUMMARY BASIN ID: bs NAME: dev. 6mo- bioswale SBUH METHODOLOGY TOTAL AREA • 1.85 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 1.28 inches AREA..: 1.18 Acres 0.67 Acres TIME INTERVAL 10.00 min CN ▪ 86.00 98.00 TC 12.05 min 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300.00 ns:0.1500 p2yr: 2.00 s:0.1930 PEAK RATE: 10.22 cfs( VOL: 0.09 Ac -ft TIME: 480 min TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0301 610 0.0725 910 0.0554- 1210 0.0428 1510 20 320 0.0370 620 0.0700 920 0.0559 1220 0.0425 1520 30 330 0.0379 630 0.0701 930 0.0562 1230 0.0426 1530 40 340 0.0388 640 0.0701 940 0.0560 1240 0.0430 1540 50 350 0.0396 650 0.0709 950 0.0565 1250 0.0428 1550 60 360 0.0403 660 0.0714 960 0.0567 1260 0.0428 1560 70 370 0.0393 670 0.0658 970 0.0468 1270 0.0432 1570 80 380 0.0382 680 0.0594 980 0.0360 1280 0.0430 1580 90 0.0002 390 0.0385 690 0.0587 990 0.0341 1290 0.0430 1590 100 0.0010 400 0.0389 700 0.0589 1000 0.0330 1300 0.0435 1600 110 0.0024 410 0.0398 710 0.0587 1010 0.0330 1310 0.0432 1610 120 0.0038 420 0.0407 720 0.0589 1020 0.0330 1320 0.0432 1620 130 0.0055 430 0.0675 730 0.0596 1030 0.0393 1330 0.0400 1630 140 0.0074 440 0.0969 740 0.0595 1040 0.0470 1340 0.0362 1640 150 0.0088 450 0.1031 750 0.0598 1050 0.0485 1350 0.0355 1650 160 0.0100 460 0.1499 760 0.0604 1060 0.0492 1360 0.0349 1660 170 0.0112 470 0.2025 770 0.0604 1070 0.0495 1370 0.0351 1670 180 0.0123 480 0.2192 780 0.0606 1080 0.0497 1380 0.0352 1680 190 0.0131 490 0.1719 790 0.0549 1090 0.0467 1390 0.0348 1690 200 0.0142 500 0.1142 800 0.0480 1100 0.0428 1400 0.0352 1700 210 0.0150 510 0.1114 810 0.0470 1110 0.0421 1410 0.0353 1710 220 0.0156 520 0.1060 820 0.0466 1120 0.0543 1420 0.0349 1720 230 0.0165 530 0.1015 830 0.0466 1130 0.0437 1430 0.0353 1730 240 0.0171 540 0.1022 840 0.0466 1140 0.0307 1440 0.0354 1740 250 0.0190 550 0.0894 850 0.0498 1150 0.0408 1450 0.0213 1750 260 0.0209 560 0.0751 860 0.0538 1160 0.0414 1460 0.0053 1760 270 0.0216 570 0.0738 870 0.0546 1170 0.0418 1470 0.0022 1770 280 0.0224 580 0.0741 880 0.0547 1180 0.0425 1480 0.0009 1780 290 0.0228 590 0.0741 890 0.0553 1190 0.0423 1490 0.0004 1790 300 0.0234 600 0.0747 900 0.0556 1200 0.0423 1500 0.0002 1800 ca h:!Kt Ct!nw5�!{:w! rnr.. rc'lGL2�ffi.S:a -!�_« z W; UO co w =. 1- w 0. LL J, ,_ w Z 0. w'W; Ni = w` lL ▪ H 0 w Z` UN O H; z [SWALE.WK3]A BIOSWALE CALCULATIONS - SWALE #1 TRAPEZOIDAL SWALE CAPACITY PROGRAM USING MANNING'S EQUATION FOR OPEN CHANNEL FLOW Q = 1.49 *A *R ^0.67 *SA0.5 /n \ y / 1V:X Horiz. \ / b GIVEN VARIABLES 1.250 : b = base width (ft) 0.167: y = depth of flow (ft) 3.000 : x = horizontal sideslope (ft) 2.00% : S = longitudinal slope (feet/foot) 0.0700: n = roughness coefficient CALCULATED VARIABLES 2.252 : T = Top Width (ft) 0.292 : A = Area (sq.ft) 2.306 : WP = Wetted Perimeter (ft) 0.127 : R = Hydraulic Radius (ft) 0.760 : V = Velocity (fps) 0.222 : Q = Quantity of flow (cfs) 17'30" 1 640000 FEET SEATTLE P.O. 9 MI • SHEET NO. 10 KING COUNTY AREA, WASHINGTON (DES MOINES QUADRANGLE) 122 °15' 47 °30' I it • iospital I 1 5• • 180 000 FEET 0 0 W Q 1: to • .40 AmC tns 27'30" • Ur SOILS MAP r r�pwm.i!nvw.•w� .� Y�kn;twx r -r •a.. ;ve ,...:o.� a,... rt. „..;•,n..,•,+.....rr.�-- nri.•r. . - 5:.. ^Yi' *• ..' . �;^'".L..,.,�...x ,:��”. ^.`.4T°'s�- ....pYSt?e:Q" . 7°.^ P.s,",:....,�.`.K,.__...�_..... ..n.•. �,•.w:•,..;.,.C� nR�.�vrs�w7.,wt".m�. • . .a.vr..r..,. -. 1 Z fe 6 JO 00 co 0. WW I F• CO 1.1.. W O. J LL. _: = W' Z �. HO, Z f—! U• 0 O N. O Ii-- W W•. U_ WZ U N O H Z • U. S. DEPARTMENT OF AGRICULTURE SOIL CONSEi ION SERVICE SOIL LEGEND The first capital letter Is the initial one of the soil name. A second capital letter, A, 8, C, 0, E, or F, indicates the class of slope. Symbols without a slope letter are those of nearly level soils. SYMBOL NAME AqB Alderwood gravelly sandy loam, 0 to 6 percent slopes AqC Alderwood gravelly sandy loam, 6 to 15 percent slopes Aq0 Alderwood gravelly sandy loom, 15 to 30 percent slopes AkF Alderwood and Kirsap soils, very steep AmB Atoms, Alderwood material, 0 to 6 percent slopes • At< Aron's, Aldenvood mareriol, 6 to 15 percent slopes • An Atents, Everett material • BeC 8eausire gravelly sandy loam, 6 to 15 percent slopes B.0 Beausire gravelly sandy loom, 15 to 30 percent slopes 8eF B.ausite gravelly sandy loam, 40 to 75 percent slopes Bh Bellingham silt loam 8r Briscoe silt loam Bu Buckley silt loam Cb Coastal Beaches Ea Earlmont silt loam Ed Edgewick fine sandy loam Eve Everett gravelly sandy loom, 0 to 5 percent slopes EvC Everett gravelly sandy loam, 5 to 15 percent slopes EvD Everett gravelly sandy loam, 15 to 30 percent slopes EwC Everett-Alderwood gravelly sandy looms, 6 10 15 percent slopes InA Indianola loamy fine sand, 0 to 4 percent slopes InC Indianola loamy fine send, 4 to 15 percent slopes In0 Indianola loamy fin. sand, 15 to 30 percent slopes KpB Kirsap silt loam, 2 to 8 percent slopes KpC Kitson silt loam, 8 to 15 percent slopes Kp0 Kirsap silt loam, 15 to 30 percent slopes KsC Klaus gravelly loamy sand, 6 to 15 percent slopes /4/ro Mined alluvial land NeC Neilton very gravelly loamy send, 2 to 15 percent slopes Ng Newberg silt loam Nk Nooksack silt loam No Normo•sandy loom Or Orcas pear Os Oridio silt loam OvC Owls gravelly loom, 0 to 15 percent slopes OvO Nall gravelly loom, 15 ro 25 percent slopes OvF Ovall gravelly loam, 40 to 75 percent slopes Pc Pilchuck loamy fire sand Pk Pilchuck fine sandy loam Pu Puget silty clay loam Py Puyallup fine sandy loam RaC Rognar fine sandy loam, 6 to 15 percent slows Rao Rognar fine sandy loom, 15 to 25 percent slows RdC Rognor- Indianola association, sloping • RdE Rognar- Indionola association, moderately steep • Re Renton silt loom Rh Riverwash Sa Salal silt loam Sh Sammamish silt loom Sk Seattle muck Sm Shalcar muck 5n Si silt loom So Snohomish silt loom Sr Snohomish salt loom, thick surface variant $u Sultan silt loom Tu Tukwila muck > Ur Urban land Wo Woodinville silt loam • The composition of these units ,s more variable thon that of the others in th. area, but it has been controlled well enough to interpret for the ,.petted us. of the soils. •m ewr;T +!uxMm�Yr.vr,<esn�w.ara =wrvm..•n z _ �, Z UJ: U0: LLJ ul o, LL IL Q: N � d Z I- o, • 3 •—•i • W LI 0 ILI t U ' KING COUNTY. WASHINGTON, SURFACE WATER DESIGN'MA`NUAL FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS • 2-YEAR 24-HOUR PRECIPITATION 3.4 1"""' ISOPLUVIALS OF 2-YEAR 24-HOUR TOTAL PRECIPITATION IN INCHES 0 1 2. 3 4 5 6 7 8M11.1 q't -7,4111r cv 35 — 1: 300.000 3.5.1-8 A z z Lt w "- 6 __I 0 O 0 co IU uJ F_ I1 cn uj 0 :3 • < co ILI Z I— 0 Z uj 0 O 52 uj 0 Z O 52 O 1- z KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL 22 23 24 25 7 2.6 2% 2.8 29 30 3,2 . 33 • i II'LIiL!Ak1flJ 110 =YEAR 24 -HOUR PRECIPITATION -,0. 3.4 » ISOPLUVIALS OF 10 -YEAR 24 -HOUR TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 7 a Mll.t 1: 300,000 • -040,4 ,,4s�il trigir (b. 3 a 3.5.1 -10 . 40 .0 Z ~ W J0 00• 0 co w J = co U- W 0. 1a =d Fw Z= t- 0 Z1--: uj U� O N O I-- W uJ � 0 p- 11-: 0 WZ U N O Z KING COUNTY. WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100 -YEAR 24 -HOUR ISOPLUVIALS 100 -YEAR 24 -HOUR PRECIPITATION • 3.4 ISOPLUVIALS OF 100 -YEAR 24 -HOUR TOTAL PRECIPITATION IN INCHES 0 1 2 3 4 5 6 7 0 Mlles 3.5.1 -13 1: 300,000 ?y. -.ry. ... , ^;ty /.m p•.... , ,.� ,.- M. <�..>.,.a- , .. 4 .,. ±;., �,:,: ..� . ........ Z w re 2 JU 00 CO W I • W W O H U O D. � F- W u1 H U. 16 WZ C.) C12 ~ H O Z 1' City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director July 23, 1997 Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BLA and Short Plats L96 -0066, L96 -0068, L96 -0069 Dear Mr. Moeller, Thank you for your revised submission of 6/6/97. The Short Plat Committee has . reviewed it and has the following comments. Fire Department: 1. On street parking will not be allowed. 2. Maximum grade allowed is 15 %. 3. Hydrant is required within 250 feet of any structure, measured by path of vehicular travel. Sprinklers are an acceptable substitute. Planning Division: 1. Please have Pacific Testing Laboratories update the geotechnical report to cover the current proposal, including siting houses on fill at a 2:1 slope as proposed on the western lots. 2. Please revise your tree permit and replacement schedule to cover all trees lost to grading and utility installation. 3. Please show proposed house footprints on a site plan to ensure that they will meet setbacks from lot lines and utility easements. 4. Please give lot areas for all proposed lots, excluding dedicated R -O -W and access easements. 5. Please show finished floor elevations for all houses. 6. SEPA environmental review will be triggered at the time of application for a land altering permit due to the placement of 7,000 cubic yards of fill (threshold is 500 cubic yards). To avoid delay at that time you may want to apply for SEPA review as soon as the road design and lot layout is fixed. 7. Please revise the recording documents to meet Tukwila and King County standards, see enclosure. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 L96 -0066, L96 -0068, 1_,'o -0069 Page 2 Public Works Department - see attached. If you have any additional questions or comments, please call me at 433 - 7141. Sincerel Nora Gierloff Assistant Planner cc: Joanna Spencer, Public Works Nick Olivas, Fire Department Kevin Foley, Baseline Engineering Enclosures. r PUBLIC WORKS DEPARTMENT COMMENTS Z _1. DATE: July 23,1997 w 2 '' PROJECT NAME: Master Value Short Plat - Civil Site Plans - Sheets 1 thru 10 of 10 - v o w Dated May 28, 1997. co w; WI J CO LL' W O; 1) Number each lot of the proposed subdivision. 2 2) Show the address of the existing house (14703 56th Avenue South) and its existing = d driveway. w z�- o; 3) Show the existing sanitary sewer and the existing sanitary sewer easement across the w northeast corner of Macri property (see attached letter from Pat Brodin, Public Works ? Q water and sewer engineer, dated January 10, 1995). ;o 4) Label the existing 6" water main located in South 147th Street. = v LLB. 5) Show all the existing utility easements with appropriate recording numbers and z; proposed easements. v - -_ o I-- 6) Number all the new storm drain catch basins and sewer manholes on sheet C -1. Vaned grates shall be used for storm drain catch basins. Submit a storm drainage report in accord with King County Surface Water Design Manual, including hydraulic calculations for the proposed detention system. What is the release rate and where is it discharging? Show bioswale section G -G to scale on sheet 3 of 10. Bioswale cannot be placed over sanitary sewer. The end of the bioswale discharge point shall be 10 feet off the property line. 7) A typical "No Outlet" sign will be required on the east side of the proposed access road south of South 147th Street. A stop sign will be required on the west side of the proposed access road. 8) Immediately after completion of construction, the proposed roadway (including curb, gutter and sidewalks), street lights, storm drainage, sanitary sewer, and water systems shall be requested for turnover to the City. All requests for turnover of infrastructure to the City shall be made through the appropriate turnover documents. Tukwila City Council shall make the final decision regarding acceptance of these items as public infrastructure. 9) Each lot shall have a )arate wet tap of the proposed neon ater main. Two water meters on one tap are not allowed. Revise sheet 1 and 8 of 10 on the civil site plans to show this change. 10) The water service line serving the northwest lot must be relocated to the side of the road. A Five foot (5') separation between the water and the storm drainage pipe is required. 11) Use mechanical joint ductile iron (M.J., D.I.) tapping tee for water tap off the existing 8" water main - sheet 8 of 10. 12) The proposed storm drainage system shall be extended to pick up runoff from the upper portion of the proposed public access road. 13) Reference the soils report on the grading plan. Reference shall include the title, date, and name of the geotechnical firm. Provide all earthwork quantities (cubic yards of cut and / or fill and quantity of area to be cleared) and submit all supporting calculations. 14) Applicant shall be responsible for installation of a street name sign. Coordination with the Tukwila Fire Department will be necessary for determination of the name for the proposed private and public streets. 15) Tukwila Undergrounding Ordinance applies. All utilities shall be placed underground. Show proposed street light, power, communication (telephone, cable TV, etc.) and gas lines as applicable. 16) Show proposed access driveways for the new lots. Minimum residential driveway width is 10 feet. Maximum width for residential driveways is 20 feet. Maximum driveway slope is 15 %. 17) Storm drainage pipe shown on sheets 2 and 3 of 10 is too steep and requires an anchor to be placed perpendicular to the slope of the pipe and strap. Straps shall be placed below the bell of the pipe. Specify storm drainage pipe material on profile. 18) On sheet 3 of 10, specify the pipe material for two 2 foot long sections of the 36" pipe on both ends of the detention system. Show detail of catch basin #1, including the orifice size. 19) Location of sanitary sewer must be shown on sheet 3 of 10. Elevations shall be detailed 6n section G -G and section F -F. Bioswale section shall be drawn to scale on sheet 3 of 10 and shall include the adjacent sewer pipe. 20) Show location and detail of the water quality device for the storm drainage system. 21) Proposed 72" detention system requires 16 feet of easement (inside diameter of the pipe plus,10 feet per King County Surface Water Design Manual; table 4.3.2A). • Detention system, as she ".__"z on plan set, is located too close tc"-- e existing sanitary sewer system. Please note that the building setback line shall be located ten feet (10') from the edge of the storm drainage easement. 22) Provide access to the existing sanitary sewer system for maintenance and repair of the system. 23) No pipe deflections will be allowed on the water lines. 24) Provide a geotechnical report and complete construction specifications for all roadways and utilities. Owner shall also include recommendations for placement and construction of structural fill for all roadways and utilities. Owner shall provide the City with full time construction inspection and geotechnical inspection for work and fill testing for the roadways and utilities. All inspection shall be at the expense of the owner. 25) Every lot with structural fill will require a geotechnical report, structural foundation design and geotechnical inspection. 26) Maximum height for rockeries is four feet (4'). Pacific Testing Laboratories Geotechnical report dated October 7,1996 calls for rockeries up to ten feet (10'). These rockeries will have to be substituted with retaining walls. 27) Applicant shall show all curb cuts, driveway aprons, and private drives to scale. 28) Side drains shall be stubbed -out at grade to each lot from the storm drainage system. These side drains shall serve to collect runoff from roof drains, foundation drains, and private driveway drains. 29) The existing geotechnical report calls for "rockeries not to exceed 10 ft." Maximum height for any rockery is four feet (4'). Please revise the geotechnical report and plan set to address this matter. 30) Show plan and profile for any rockeries and/or retaining walls. Any drainage systems associated with- these structures shall be included in the plan and profile data. 3 z ;.� z` • w'. • QQom: .0 O • Nw J = N LLI w O;• -j co d �- 01 z •w w;. D o; • • 10tH: . • .01 1 •w 1--.V` u-~O 111 0, Z, 0 F- H z BOUNDARY LINE ADJUSTMENT NO. Bed-9&- Cob& CITY OF TUKWILA KING COUNTY, WASHINGTON SURVEYOR'S NOTES t. THE DRAMNC SHCMN HEREON DOES 1401 NECESSARILY CONTAIN ALL CC 111E %FORMA•ION OETA:h'ED Ef( THE SURVEYOR W HIS (101.D WORK. OFFICE WORN, OR RESEARCH. REFERENCE SURVEY BASIS OF BEARING ROS 96061 79C01 2. BASEUNE.'S 11EL) TRAVERSE PROCEDU7ES MEET OR EXCEED AC 1.PACY STANOAP.OS AS PER W.A.C. 332- 130 -290. PARAGRAPHS 1(a) AND 1(0). 3. ALL LIONUMENT5 VISITED 5/07/93. P.09. PARCEL .4 A210 P.O.C. PARCEL 10540' EASEMENT FOR PACFIC 7aEFNC5E NA TELEGRAPH CO. PER NN 4703183 ) Sir/ `�JfI / 'C �i A, • I I 11t�1 \��1C' \ \ \ \ \ \• \ 7 3 : W ` ' '`' 1 P I I\i 30• A 3 No 1 3L30 (AI RD BRASS MONUMENT IN ATE W/ 323.52' lC) 322.50' (R) • EAST R.O.S. #90220 /91C4229032 1404 N 01•14'34.'E COORDINATE SYSTEM ASSUMED 4 VERTICAL DATUM CITY OF TUK,NLA. TOP Or ALUMWLU MONUMENT IN CASE AT INTERSECTION OF 57111. AVE. 50. AND SO. 147TH. ST. ELEP - 238.99 1 EQUIPMENT USED {�{ 0 too TOPCOV OTS .30 (TOTAL STATION) L-4� OMr1I PRISM 'N/ -30mm OFFSET 700 -43 DATA COLLECTOR SCALE 1-50' 1. �� � r f 1 1 �• ` �) �:/nat!fi•� �T33'�� V, �a \ \�, \'S ea-1 5 \`,4 \\ \\,'L \o,, •.. __30,..,,, ...... _712' -• Ott \\ `� T oo• \ 11 � � � \ � •��•..t3p_ a � ij1)‘`, \� \`� �1 \1111 \ \ij(�2 \��-- -���_1 E 11 \ \\ \\ C•. \ \81\. \VI 111t 10, ;I i�, .1S 4 \\ �111) 11II\VI\ 1\ 11 I 1 I I�ar' n r r //4.444\ \ , , )1 \�11 )I II RECORDING NO. VOL. /PACE SCALE: L iace- ban 1 PORTION OF THE NW 1/4 OF SECTION 23, T F 23 N, AGE 4E W.M. South 147th Street 8857'51' W 425.09' 12 425.31 TABLES CURVE I RADIUS I LENGTH L DELTA Cr C2 25.00' 40.99' 93'56'03 370.47' 23.30' 03'16.15 SET CONCRETE NVL W 5007160 I 11, (/ I (11 i/iI! /11(I�)'` 4':( =, \\ l I l I rl ICtf 7 \ttI(\\ r/ \�1jj, \ \ (III ((, 1 _11 ` \\ \ \ \ '(1(, I:11w:\ L\ jm\r \ I I 1 ( I I I 1 (I ( (1 i S� PER AN 9303171711. 9303171765. ,q, 4ohh1W 1 1 1 j 1 11111 I: �. \ \\\ . 1, .c 10' HAMM. 9� r PER ,PFN 9301291595 1 111 //I I 1 (11 11111111y10I \`t1 \ \ \�q . —_-_ ` I 1( I/ 1 1 1 1 i (; erd1C11' l i\ 1` l 1 \ \; � \.. .�A2 RRE R /3566 025 71) IRON PIPE ( ` 1 I ( I i N 62'4j'2S W ` I L 1. t A \01- 0.09 Ii CF CJLC'0 en Iv RECORDER'S CERTIFICATE filed for record: this day of 19 at M in boot. or of 2070 of the request of TERRELL C. FEROUSCN Mqr. Supt. o• Records viE,, ra./LN K A PG'. 58 LAND SURVEYOR'S CERTIFICATE This Boundary Line Adjustment correctly represents o survey mode by me or under my direction h conformance With the requirements o ate state and clay statute and ordinance in SEPT . 1990 Certificate No. _2201_ • 1 ▪ L. REPL (A , r T ( UNE I 05106IICN I DISTANCE L' 12 13 14 N 01'28'34' E N 01'28'34' E S 5 69'2i'I E 26.47' 15.00' 15.00' 15.00' \47..0 ALUMINUM CAP AT RITEOSECTICN OF jI8286 20'1 5 7 t h Al SOR 1471h S ST I LEGEND FRO 3ENCH'MARK FNO u0r&R4ENT AS 170ICA7 0 501 1/2' REBAR AND CAP 12235e FRO AS INDICATED EX FIR TREE EX MAPLE TREE EX AL0E7 TREE OK UNKNOWN TREE EX WATER METER EX FlRE HYDRANT EX WATER 0ALVE EX SEWER MANHOLE EX ASPHA'_T 521113 EX EDGE OF GRAVEL EX SANITARY SEWER EX 6- WATERMAJN EX ROCKERY f�J - -- ,J. ,rrr ry • cir 'r • r(`JnIJ' I l�rJjr `: + r QG41QdM ENGINEERING, INC. Y na! ..' ..lu 4 ...d .9.o,eni :no/ (1C.67545....91. 3.1* (200)024 -•205 •rAK (204)565-0543 Lend PlowOn, 1 U.• • Cep:wmeLq • 5J...rin9 1910 04m A..nv. Wool • Tome,, WA 97460 South 149th Street \- -FND 8LL55 LIONLMENT IN CASE IN CENCRETE W/ PUNCH CARVES.' 5-09 -1997 • • e • 0 p1 0ooaeeC•C7m MASTER VALUES LMTED PARTNERSI-JP ROSE ASSET MANAGEMENT CORP. GP. P.O. BOX 8144 KIRKLAND. WASHINGTON 98034-0133 OWN. BY )ATE 09 -09 -96 JOB N0. 95 -074 CHND. BY SCALE 1•.SC' SHEET 2 OF 2 Z Q • 1l— H Z 00' co cy W =' • LL W0 • Q I) sa 1... Ill. z�; ZO- uj U O (-2, 0 I V` u. Z! — 0 I- 'Z BOUNDARY LINE ADJUSTMENT NO. qta- 61,6'6 CITY OF TUKVWILA KING COUNTY, WASHINGTON APPROVALS: KING COUNTY CITY Or TUKWLA E.anm.d and eppre..d thin -day of 19 Esomin•d and app.. thla__day of DEPARTMENT CIF ASSESSMENTS 1_a» Kr1Epr c7.C. 77• -bI: Eseminad and Wpra•nd DI:a_dar of • 19 0RECTCR CF COLHAUH1TY DENEL1J'uENT 19 Deputy As..s.or Account Honest RECORDING '10. VOL. /PAGE SCALE: PORTION OF THE NW 1/4 OF SECTION 23, 'MP 23 N, ROE 4E W.M. AUTHORIZATIOINI 9115 EOUNDARY LINE ADA1�L, WITH -HE FREE CONSENT Alta WITH THE DESKS c THr 5 EF THE AFFECTED PROPER 3'a sly e� mo. Nom. Data 3 UASTER VALUES Uu4TE) PARTNERSHIP t S A T M AFIA EuEN.T CORP.; Q.P. Stat. al Wenn:ngton County of 1 earthy :Hat I kno4 ar hcr. tatls9atorj . 10.na Mot rt Won. 114 In HrVm.nt cna aekno.Idgsd N to e. (NIA/her) ha. and w;unlvy act for the usus and purpas•. rr.nUon.d in 94 HsWn.n4 E E a` 0 N Slgnotun of Notary Pueae Pr1n4.4 nom. Dated My app. :ntm.nt ..p;,., Stat. of or/WHO. County of 1 crtty that 1 ono. or MN. tatt.kctory ..4d.na Ina4 eon. Nu tnatrum•nt and odNF1ndg.d tl to e. (nie/hr) e.. and wluntary ocl for 9. um and pupas. m.ntIond M Nn b,•W'. t. 54n.tur. of N.tory 14.Atutc Printed nom• Dated My Lopetntment •.plres ORIGINAL LEGAL DESCRIPTIONS) PARCEL 110. 115720 - 0.170 -09 ..THE WEST 300 FEET OF 10T 17, BRDOKVALE CARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORD'S OF KING COUNTY. WASHINGTON; EXCEPT TiE FOLLOWING DESCRIBED TRACT A; TRACT A: THE NORTH 133 FEET OF THE EAST 130 FEET 07 THE WEST 270 FEET OF 101' 17. 3ROOKVALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECR0- -DEC 51 VOLUME 10 OF PUTS. PACE 47. RECORDS OF KING COt1Ntt, WASHINGTON; EXCEPT VAT PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE. HAV1140 A RAD4)1S OF 20 FEET. DRAWN TANGENT TO THE SOUTH AND EAST LINES OF SAM PROPERTY. SITJAIE IN THE COUNTY OF KING. STATE CIF WASHIN3TON. PARCEL N0. 115720 -0111:171O0 THE NORTH 138 FEET OF THE EAST 130 FEET Or THE IAEST 270 FEET OF LOT 17, 3ROOKVALE GARDEN TRACTS. ACCORDING TO THE PUT THEREOF RECORDEC 71 VOLUME 10 OF PUTS. PAGE 47, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION IN 714E SOUTHEAST CORNER OF SAID PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE. HAVING A PADVIS OF 20 FEET. DRAWN TANGENT TO THE SOUTH AND EAST U4E5 OF SAID PROPERTY. SITJATE i)1 MIE COUNTY OF XIFNG. STATE OF WASHINGTON. REVISED LEGAL DESCRIPTION(S) &REELS: MAT PORTION OF LOT 17, 8900KVALE 0.4RCEN TRACTS. A :CORDING TO THE PLAT THEREOF RECORDED W '.1)L51.10 10 34 PLATS, PACE 47, RECORDS Or KNC COUNT', WASHING-ON. DESCRIBED AS FOLLOWS: BEGINNING AT THE t 01)440ST CORNER OF LOT 17. OF SAID PLAT; THENCE 504)111 5557'51' EAST ALONG THE 431474 LINE Of SAID LOT A DISTANCE Cf 255.01 'FET; THENCE 504)711 01'28'34' WEST A DISTANCE OF 92.61 FEET TD A POINT ON A f21R/E: • THENCE SOUTHWESTERLY ALONG 5AC ClR'.E EC 111E por, 44310010 A 81CK TANGENT BEARING OF NORTH 54'5012' EAST, A RADIUS CF 355.47 FEET. A CENTRAL RILL= OF 3617'44 , AN ARC 017450E OF 255.18 FEET; THENCE SOUTH 01'28'34' NEST A DISTANCE OF 15.00 FEET TO A POINT ON A CURE: THENCE NORTHEASTERLY ALONG SA40 CURVE TO THE LEFT HAVING A BACK TANGENT BEARING CF NORTH 1302'04' WEST, A CENTRAL ANGLE Or OJ36"S• A RADIUS OF 370•.47 FEET. AN ARC DISTANCE OF 23.30 FL0T TO 19-0 FONT OF REVERSE CURVATURE; THENCE 931.f1'r1EA9TE41Y AND SO./DIMLY ALONG 5110 CURVE TO THE RIGHT HAYING A CEN RL RICLE OF 9756'Or, A 14.AOKb OF 25.00 FEET, AN ARC DISTANCE OF 40.39 FEET; THENCE SOUTH 0I'25'310 NEST A 14457ANCE Cr 25.47 FEET: THENCE SOUTH 85'2311' NEST A DISTANCE OF 125.71 FEET TO THE WEST UNE OF SAID LOT 17; 1NENCE NORTH 01.16'34' EAST 410403 SAID NEST UNE A DISTANCE OF 239.53 FEET TO THE PONT OF BEGINNING. ALL SITUATED UN THE NORTHWEST QUARTER OF 50C11G4 23, TO0NSHI' 23 NORTH, RANCE 4 EAST. WILLAMETTE UER1033, I( NG COUNTY. WASHINGTON. TOGETHER WITH 440 SUBJECT TO RESTRICTIONS. COVENANTS ANO EASEMENTS OF RECORD. P.R"FL R THAT P)R11014 OF LOT 17, 8000101a10 GARDEN TRACTS..9X0R51740 TO 114E FLAT 1HE4E04 RECORDED IN 104.51.4E 10 3F PLATS. PAGE 47, RECORDS Or HNC COUNTY, WA5HNGION, 003CRBE0 AS FOLLOWS: COUMEIIC :NG AT 71E NORTHAEST CORNER OF LOT 17, OF SAID PLAT; THENCE 501109 1557'51' EAST ALONG THE NORTH UNE OF SAD LOT 17 A DISTANCE OF 300.31 1410• TO THE 'TRUE POINT OF BEGINNING': THENCE 50001 01'25'34' WEST A DISTANCE OF 325.85 FEET TO THE SCUM UNE OF SAID LOT I7; THENCE NORTH 8745'26' WEST ALONG SAID SCUM UNE A INSTANCE OF 300.03 FEET TO THE 50UM4145r CORNER OF SAID LOT 17; THENCE NORTH 01'28'34' FAST ALONG THE NEST UNE OF SAD LOT 17 4 DISTANCE OF 60.00 FEET; THENCE NORM 85'2311' FAST A DGTNNCE OF 125.71 FEET; THENCE NORTH 07'23'34 E TT A 01574NCE OF 26.47 FEET 10 A PONT OF CURVATURE; THENCE NORTHWESTERLY AND WESTE4LY ALONG SAID CUR'AE TO THE LET- 11.04433 A C.STRLL ANGLE OF 955603. A PADIUS OF 25.00 FEET. 101 ARC C1STAN0E 0, 40.99 FEET 10 A POINT CF REVERSE CUR /ATTIRE: THENCE WESTERLY /LONG SAO CURVE TO THE R,Y,HT 14.944113 .A Cc?I7RAL ANGLE OF 03'36'15, A RA005 OF 370.47 FEET; AN ARC DISTANCE OF 23.33 FEET; THENCE NORTH 01'28'34' EAST A DISTANCE OF 15.00 FEET TO A POINT 011 A CURVE; THENCE NORIHFASTERLY ALONG SAD CUR'.E TO THE LEFT RAMC A BACK T.4IGc04T BEARING CF NORTH 4352'04' WEST. A CENTPJL MOLE OF 3017'44', A PA0105 OF 355,47 FEET, AN ARC DISTANCE OF 225.18 FEET; THENCE NORTH 0I'20'34' 0431' A DISTANCE OF 12.61 41E1 93 THE NORM UNE OF LOT 17; THENCE SOUTH 8857'31' EAST ALONG SAID NORTH UNE A 007.4014 OF 15.00 FEET TO 194E '15.10 FCI.VIf OF DECNNNO;C. All SITUATED IN THE NORTHWEST O1.1AR1r-AT CF SECTION 23. 1049544' 23 NORM. RANGE 4 EAST. WILLAMETTE 1449104411, K N4G COUNTI'. WASHINGTON. TOGETHER 54I191 AND SUBJECT TO REST9YT1ONS. COVENANTS AND E4SEIIENTS OF RECORD. 14CINf Y MAP Kg 10 9010E 14 ID ._ RECORDER'S CERTIFICATE filed for record this day of 19 at U in hook of.. ..at page at the request of Mgr. Supt. 0' Records LAND SURVEYOR'S CERTIFICATE This Bcundary Line Adjustment correctly represents o survey mode by me or under my direction 11 confor nance *Rh the requirements oche- vpp•o(Z. late state and ci :y sta :ute and ordalance in .13'1105 1996 3 Certificate No. 22956 ff36.1@gl n.ri ENGINEERING. INC. X nd .. ou..4sn....f .Prl u .n&' (206)913 -4091 • S..99 (201462. -'209 • Fu (200555 -656J Land Pl.,,n :.. a u.• . Cnpf..•Hnq . Lm¢np 1140 64TH 31.nw W..I • Ta :oent. WA 95466 MASTER VALUES LIMITED* PARTNERSHIP ROSE ASSET MANAGIEVENT CORP. GP. P.O. BOX 8144 KIRKLAND, WASIINQTON 98034 -0133 OWN. BY UL 2ATE 408 N0. 09 -09 -96 93 -074 CHKO. BY KAI/ SCALE NTS SHEET 1 OF 2 . I.nkrona.nwaawr741Pmw*xW 1p404A:n. r4 vex IrzwInmer City of Tukwila Department of Public Works Ernie Anton Water Quality Coordinator METRO 821 Second Avenue, M.S. 82 Seattle, WA 98104 -1598 January 10, 1995 RE: Billing Error for Carlo Macri at 14703 56th Avenue South Dear Mr. Anton: John W. Rants, Mayor Ross A. Eamst, P. E., Director Enclosed is a map, utility listing, and the old permit for the sewer work which was done near 14703 56th Avenue South. In 1991 a new sewer line was installed for homes built at 14708, and 14720 56th Avenue South. Macri granted a sewer easement across the corner of his property to serve new homes owned by Slaminko and Chaves. Macri is receiving Metro capacity charges but should not be billed because his property was connected in 1965 under LID 5 (copy of assessment roll attached) . It is presumed that a Sewer Use Certificate was completed for Macri in error when this work was completed. Macri notes the Utility Account number is 72- 00001092. If you could check this out and correct with your billing department accordingly, it would be greatly appreciated. If you have any questions or need more information please call me at 433 -0179. Sincerely, „2‘7 Pat Brodin, P.E. Water /Sewer Engineer cf: Permit File Carlo Macri PB:MSOFFICEIWINWORD MACRI.doc z • mow. re f: J U; UO 0, WI N L' w O'. u. a. 1 w, . _ t--, O` Z D p> C W W; ;w Z; U= OH Z... •J , lF'EO 2 Jqo 6SC\ .S� 6O�gy €c 1 y. 2° 7 Q r.r•t07 0 Sr'S. / 1. ti n� 6 A (,v0° SS•✓7Z. / 9 1 JO 9 .00 C 1. • / 00 SS* •Jt y °° n � SV7 / r•n07 .7 CZ- C9 w 0 :L1 o0 •0 Z ct 6/ p0 o Co • 9/ s Bp0 2/ r 9/ S, • 00 9/ :IS 1--//6/ 'S 0 07 ,0 7-• G th 0 EB(a t• 5.'1.1 '11402 •68•r m �y5ti g •2{`dd 91709ZGO9L (11 y 9 .CIO 9'.') •pecZ Ll 6 ©•{v Isle •vL� 0 ..).1 v • 2i Vd to SL—,1.1 'Mo7•66•V %i,10 I'. C'd) C'7 ■•■ 0° 04 C7 nl 01 04 9 0 `00 A 0 2/ Os Or 0 10 1• 0 9 ooe ,�— 0// . y. Io 4tl.�1k a. �yya „1 co d CO .,./7P1211 rjeigif 0C/ 6 Ce 0•/ c:.LiYsles, “tee.1 k r' a ' as xC • :1S H11 fiI •Sy;s' • o1y0 y15`' `, �.0 °0 p100 I y o0 W9/ o 4 • 4 / 0 0 0 0 211 .-. ,.C7 jaxr 02 z f" W. 613 _I U. w o; W= J � CO LL: w O; L Qi U =a 1- Lux I- 0. z 1-, U �. iU F- m W U LI CS Wz U co: O z • MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8629 KIRKLAND, WASHINGTON 98034 -0629 TELEPHONE (206) 820 8258 FAX (206) 820 2537 March 12, 1997 Ross Ernst Public Works Dept. City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: PRD #L96 -0067 BLA & Short Plat #L96 -0066; 0068; 0069 Dear Mr. Ernst, RECEIVED MAR 1 2 1997 TUKWILA PUBLIC WORK'S In our meeting on February 28th at your offices with Phil Fraser, Nora Gierloff, Joanna Spencer and engineers from Baseline Engineering, Mr. Fraser expressed a desire for us to allow a 40 foot wide street corridor through the middle of our property. As you may expect, we were greatly surprised by this 11th hour request. We received preliminary approval of our plats last November and have been waiting since then for public works personnel to provide information and direction to get our project finalized and ready for construction. In light of your request for the through street, we have reviewed our intentions for the property and the impact of the necessary changes on plat design, construction, utilities, access and resale value of the finished lots. As you are aware, we were planning a private community of large, quality homes on spacious wooded lots and would have to dramatically lower our expectations for this project. We are willing to work with the City of Tukwila to accommodate your request provided that we are appropriately compensated for the many impacts that it will have upon us. The engineers have spent months preparing and submitting drawings and documents for our plats and that work and project time will be wasted. They will have to almost start from scratch with design and drawings. The larger issue is the substantial amount of land that must be deeded to the City for your plans for the streets and utilities. And finally, value of the lots will be greatly decreased from the reduction in size and proximity to a busy through street. I have analyzed our probable costs and reviewed current local property values for building lots and outlined a compensation package which we feel is fair: z • Z ' .0 0, W= J � w o g Q. a = w. z • z F-; ww n U En-i. 0 H wW ~ Vi O:• ui z` U W1 1= F, O z • Reimbursement for mortgage payments and R.E. taxes for the last 3 months while project was held up: (3 x $1,645.00) Reimbursement for mortgage payments and R.E. taxes for the next 2 months during re- design and plan review: (2 x $1,645.00) New engineering plat, road and utility design, drafting and surveying: Additional clearing, grading and paving of roadways: Additional utility and storm drainage work: Dedication of 40 ft. roadway to City in excess of previous planned 30 ft. private roadway: (8,353 s.f. x $7.70) Dedication of 30ft. x 318 ft. paved roadway on the East 30 ft. of the site: (9,540 s.f. x $3.85) Grant permanent easement for existing City sewer line on West 20 ft. of the site: (6,360 s.f. x $3.85) Loss of resale value of building lots due to 42% reduction in average size from 12,100 s.f. to 7,000 s.f.: (7 x $18,000) Loss of resale value of building lots due to busy through street and size of potential houses: (7 x $12,000) Total compensation: $ 4,935.00 $ 3,290.00 $ 18,000.00 $ 15,000.00 $ 8,000.00 $ 64,318.00 $ 36,729.00 $ 24,486.00 $126,000.00 $ 84,000.00 $384,758.00 Additionally, we expect that the review and approval process of the re- design will be streamlined for the soonest possible final approval of plans so that the project can finally move forward. I have attached a preliminary sketches of our revised short plats for your reference. After reviewing an area map, and revisiting the site I agree with you that a corridor through our property would be the most cost effective to the City and the smoothest route through the neighborhood. The City staff time and costs of litigating, purchasing land, design and improvements for other routes would far exceed our proposal. If an acceptable agreement can be reached within the next few days, I would like your staff to immediately prepare the appropriate legal documents for our attomey's review and approval. If we are unable to reach a mutually satisfactory agreement, we expect that our present application be approved without further delay. Sincerely, Brjlon D. Moeller, Treasurer, G.P. z H w` re 6 00 N0' W w' w =: Jam.. W_ w 0' = d; I. w: z� I_ 0 Z 2 U � O ur. c) 1.1.1 u H 0 O: • I u.i Z 0 Z ao North 8" SEWER NEW AREA TO BE DEDICATED TO THE CITY OF TUKWILA IMO 300' i 1 \ \ RECEIVED MAR 1 2 199 T . i II A PUBLIC WORKS 6" WATER MAIN S. 147TH ST. w 0, / END PAV I NG 10 `. i 1 1 1 / 1 1 1 1 1 1 1 1 1 1 1 1 r - -J Z HZ w. 90' Q J 0 0 N p JF.• .' co uI HILL w O. J. LL Q' VJ • 0' W LI— O' ZZI — • . C = D p: . —. —. -160' O• N p 1- =w U SLAMINKO LL O 111 Z 0 160' Z JOSEPH F. / CHANES MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8629 KIRKLAND, WA. 98043 206 823 4208 l3RM�fsnti 300' PROPOSALB MACRI SHORT PLATS 14703 56TH AVE. S. TUKWILA, WA 98168 REVISED 2/4/97 JOSEPH S. CHANES North 8" SEWER NEW AREA TO BE DEDICATED TO THE CITY OF TUKWILA 1 w QI �1 21 L RECEFVED MAR 1 2 199 TUKWILA PUBLIC WORKB 6" WATER MAIN S. 147TH ST. i 1 1 1 1 1 1 1 1 1 1 1 MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8629 KIRKLAND, WA. 98043 206 823 4208 r mian*at+inmr iame a e,•?a r cn iik� I 300' - I---- - - - -1- 1 1 1 1 I 1 1 1 I I I I R.1 PROPOSAL C MACRI SHORT PLATS 14703 56TH AVE. S. TUKWILA, WA 98168 REVISED 2/4/97 9fr'!R6'7!�l0,4w1. Z HZ, CC 2 6 UO: N p'. to W: W WO g u. N :. I- W. Z I- O Z O -: C3 I-, W; WZ O F. Z North NEW AREA TO BE DEDICATED TO THE CITY OF TUKWILA RECEIVED MAR 1 2 1997 TUKWILA PUBLIC WORKS 6" WATER MAIN S. 147TH ST. N 0< v= 1- MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8629 KIRKLAND, WA. 98043 206 823 4208 PROPOSAL D MACRI SHORT PLATS 14703 56TH AVE. S. TUKWILA, WA 98168 REVISED 214197 90' HILL 160' SLAMINKO 160' JOSEPH F. CRANES 160' JOSEPH S. CHANES co M North NEW AREA TO BE DEDICATED TO THE CITY OF TUKWILA .DECEIVED MAR. 121997 TUKWILA PUBLIC WORTS 6" WATER MAIN S. 147TH ST. 20' 1 1 1 I 1 1 I 1 MASTER VALUES LIMITED PARTNERSHIP POST OFFICE BOX 8629 KIRKLAND, WA. 98043 206 823 4208 MEI OEM MA 300' I I I I I I I I PROPOSALA MACRI SHORT PLATS 14703 56TH AVE. S. TUKWILA, WA 98168 REVISED 2/4/97 90' HILL 160' SLAMINKO 160' JOSEPH F. CHANES 160' JOSEPH S. CHANES Z W uJ JC U OY Nom: CO W. W =; • Jam. 0 IL W0. gQ: n =0 I- al' _. Z �. I-0' • Z I-, Ili La. 0 H; W _ 0; Ill Z. V; OF Z .••■•■ 30' 0 0 /Ps • / 4 • TP- OZZ ./ • 01 Or 4 1 LOT 4 //. t • \ • • . ......... . . LOT 3 '"••••••..„ •\ � 1 ••••-•■• I LOT 1 rn r -1 A. „ow ow. ••• • / 41 o.d • I ° . .... ......... ....... MAPLE TREE ALDER TREE FIR TREE UNKNOWN TREE =cc> LEGEND "N_325.85' •1111.11111,.11111.41111• •••• 41111. ••••••■••■•••■111110. . UNIP 00 ••• AND AM. V • • 30' TP-S7-7; `IsOT 3 CA'‘' •••■••• 0■••■■ ••••••"'"..o .0..1 MC* 1 •••••••• FIGURE 1 Site Plan, Showing Test Pit Locations (Approximate), Slopes and Lot Divisions Scale: 1" = 40' (Topography From a Survey by Baseline Engineering) Avenue South. c z F- z w w 2 _J 00 co 0 CI)W 111 _J u_ u j 0 g 271 LL < _U) Lu z 0 Z j c uJW wz LL1 u j 2 0 0 LI 0 O C° I= O 1— z fE separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condo- miniums. 3. Family child care home. 4. Garage or carport (private) not exceeding 1,500 square feet in floor area, provided it is located on the same lot as the principal use and is subject to the regulations affecting the main building. 5. Greenhouses (noncommercial) and storage sheds not exceeding 1,000 square feet in floor area. 6. Home occupations. 7. Parking areas. 8. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above - mentioned animals shall be allowed on the same lot. (Ord. 1758 §1(part), 1995) 1810.040 Conditional uses. The following uses may be allowed within the LDR district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Cemeteries and crematories. 2. Churches and community center buildings. 3. Electrical substations -- distribution. 4. Fire and police stations. 5. Libraries, museums or art galleries (public). 6. Schools, preschool, elementary, junior and senior high schools (public), and equivalent private schools. 7. Radio, television, microwave, cellular or observation stations and towers. 8. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. (Ord. 1758 §1(part), 1995) ammo Unclassified uses. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions may be allowed within the LDR district, subject to the requirements, procedures and _ conditions established by the Unclassified Use Permits chapter of this title. (Ord. 1758 §1(part), 1995) TITLE 18 — ZONING 18.10.060 Basic development standards. Development within the LDR district shall conform to the following listed and referenced standards: LDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 6,500 sq. ft. Average lot width (min. 20 ft. street frontage width), minimum 50 feet Floor area ratio for all structures 50% maximum Setbacks to yards (minimum): • Front, 1st floor 20 feet • Front, 2nd floor 30 feet • Front, decks or porches 15 feet • Second front, 1st floor 10 feet • Second front, 2nd floor 15 feet • Sides 5 feet • Rear 10 feet Height, maximum 30 feet Off- street parking • Residential 2 per dwelling unit • Accessory dwelling unit See Accessory Use section of this chapter • Other uses See Off-street Parking & Loading Regulations chapter (Ord. 1758 §1(part), 1995) Printed December 18, 1996 Page 18 -21 z a• �Z. cc J O: UO0 cow J N u_ w O, J to H a. =. Z �-- O ZI LU 2• p O =, WW 1- -. LI Z: la O ~: z Location and Measurment of Yards on Lots — — — Lot Lines — — — Lot Measurment Lines A AI City of Tukwila Location and Measurment Yards on Lots Figure 18 -4 rn�rY,94.• if^sveAA.16•wMti.?Pk"P^✓ atAr4w W.100,,'}t[+''ON"an.•?4'....,AV 1, 1,1•eiµ,n.T a.,+ '`• TRANSMISSION RESULT REPORT (MAR 05 '97 09 :51AM) TUKWI�. DCD /PW (AUTO) THE FOLLOWING FILE(S) ERASED FILE FILE TYPE OPTION TEL NO. PAGE: RESULT 036 TRANSMISSION 9 *- 4855792 03 OK JUi • :O•o. oio` Aw Z: • • fn LL,r 'w oi' •g.¢ ._ • _' t..; • :I- • o; Z t-.. •w w: o 'w w :Z ERRORS 1) HANG UP OR LINE FAIL 2) BUSY 3) NO ANSWER 4) NO FACSIMILE CONNECTION T. •• TRANSMISSION RESULT REPORT (MAR 05 '97 09:25AM) DCD /PW THE FOLLOWING FILE(S) ERASED FILE FILE TYPE OPTION TEL NO. 033 MEMORY TX 9 *- 4855792 (AUTO) PAGE RESULT 00/03 E- 3)3)3)3)3) ERRORS 1) HANG UP OR LINE FAIL 2) BUSY 3) NO ANSWER 4) NO FACSIMILE CONNECTION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT FAX TRANSMITTAL FAX NUMBER: (206) 431 -3665 DATE: 3/5- >/q'7 TITLE: TITLE yU 2 SENT BY M 1 trig�.9'i PlW IWiT. A,,aRI.'•`.'. Ttt.6xtones5<tm ICtFSS+nSkm,,,imv . i ts.w.. 7 .01.17*.vvt4l.rl'Am41.uvmr.x5m1 .w rmv, mrsemK11 :.1ArH,1iK^;i!te..i.grnr.^!9y¢? otkrt"As of1.,.. z I= -z re 6 J0 00: W' w=. U) u,, w 2 � a: F- w Z�.. I— "O z F--•, C.) co. :0 H. w w, .2 U; wE" — 0: ll!'`` 0 City of Tukwila John W. Rants, Mayor Department of Community Development . Steve Lancaster, Director December 18, 1996 NOTICE OF COMPLETE APPLICATION Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: Master Values BLA and Short Plats L96- 0066,4,96 -0068, L96 -0069 Dear Mr. Moeller: Your application for a boundary line adjustment and two short plats located at 14703 56 Av. S. has been found to be complete on December 18 for the purposes of meeting state mandated time requirements. This 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. If you have any questions'please call the at 433 -7141 after January 2nd. /44 Nora Gierloff Assistant Planner cc: Joanna Spencer, Public Works Department Kevin Foley, Baseline Engineering 6300 Southcenter Boulevard, Suite #100 u Tukwila, Washington 98188 o (206) 431-3670 o Fax (206) 431-3665 Date: 17-Dec-96 15:18:05 --, From: NORA (NORA GIERLOFJ To: JOANNA Subject: Master Values Short Plats/BLA Message -id: ADB9B63201000000 '?lication -name: MHS I am going to issue the notice of complete application tomorrow because the time limit will expire while I am on vacation. If you find that you need more information please let me know in January and I will send out an "upon further review we need the following items" letter. Nora Z; w J U; U0: too w- w =;. co w 0}` J lL Q, Z dE. F- W: Z H). ILI Ili; . 2 D;. N1i. Ito ,w Wi cy 0.1 Pedestrian Friendly Building Facades - he ground floor facades facinggedestrian- oriented streets�nd public parks feature "pedestrian friendly" streetfront facades vr'consist of one or more of the following characteristics: yht 1. Transparent window area or window displays along the majority of the ground floor facade. 2. Sculptural, mosaic or bas - relief artwork over the majority of the ground floor facade. 3. "Pedestrian- Oriented Space" - As defined below, at least 500 SF must be located along the sidewalk for every 100 linear feet of facade as measured along the property line adjacent to the street ROW. The pedestrian- oriented space shall also include at least 200 SF of landscaping for every 100 linear feet of building facade as measured along the property line adjacent to the street ROW. cv_ Pedestrian - Oriented Spac '- A pedestrian- oriented space is an area between a building and a public street wt romotes visual and pedestrian access onto the site and whi -At i-- provides pedestrian- oriented amenities and landscaping to enhance the public's use of the space for passive activities such as resting, reading, picnicking, etc. To qualify as a "pedestrian- oriented space," an area must have: • Visual and pedestrian access (including handicapped access) into the site from the public right -of -way. • Paved walking surfaces of either concrete or approved unit paving. • On -site or building- mounted lighting providing at least 4 foot candles (avg.) on the ground. • Seating; at least 2' of seating area (bench, ledge, etc.) or one individual seat per 60 SF of plaza area or open space. A "pedestrian- oriented space" is encouraged to have: • Landscaping that does not act as a visual barrier. • Site furniture, artwork or amenities such as fountains, kiosks, etc. A "pedestrian- oriented space" shall not have: • Asphalt or gravel pavement. Adjacent unscreened parking lots. City of Tukwila: Draft Highway 99 Design Guidelines Discussion Draft 9534DGL5.DOC 6/10/96 Page 83 z :�Z 6 U 0' rn cnw w =: w O: u_Q cl _ z 1-0. z . ILI U ,O N; 0 H1 w w. U u. O ` uiz; U U `. 0 z CITY OF TUKWILA Department of Community Development Building Division-Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 REVISION SUBMITTAL DATE: / 21// /9 6 PLAN CHECK/PERMIT NUMBER: PROJECT NAME: Ma 61'104C-a_r\-s PROJECT ADDRESS: »/7O Ave. z 11- z 211' -J 0 o co co c.' I' „, L Cl)LL.: Lu 0 g ="3 w CONTACT PERSON: 12-0L-)7\r1 PHONE: I a I-- Ili Z I-- 0 REVISION SUMMARY: ffn-,e_--L (A_ c›-Lic0 z uf 0 0 P- o t- Lu I 0 o' tn 0 /- z SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: CITY USE ONLY 3/19/96 mvorMnov.. ENGINEERING, INCORPORATED _And Oeeek-frneat December 12, 1996 Nora Gierloff Assistant Planner 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Re: PRD #L96 -0067 BLA & Short Plat #L96 -0066; 0068; 0069 14703 - 56th Ave. S. BASELINE Job No. 96 -074 Nora: 4 cferc}rce& RECEIVED DEC 1 2 1996 DEVOELOPMENT This letter and enclosures respond to your letters dated November 8 and November 13, 1996. For ease of review, our responses are listed sequentially, beginning with your November 8th letter: a) Copies of the requested easements are enclosed. b) The fire access turnaround has been modified to meet the City's fire turnaround standard. c) A revised legal description reflecting the minor modification to the fire turnaround is enclosed. In regards to your November 13th letter, the following is provided: a) Tree permit application and exhibit drawing is enclosed showing the location of existing trees. The "maximum" building footprint is shown on this exhibit. However, the actual location of any trees to be removed will be considerably Tess due to the fact that actual building construction will never cover the maximum building envelop. We conservatively estimate a maximum of 3 -4 significant trees per lot will be removed. We propose to defer this replacement determination to the time of building permit application. The attached tree retention note on the face of the short plats is submitted for your review and approval. Tree replacement for the road will be in accordance with TMC 18.54(3). Specifically a total of 13 deciduous trees will be removed ranging in size from (ten) 6" trees to (three) 10" trees. The replacement ratio will be per the table set forth in 18.54(3)(B). In this case, (ten) 6" trees will be replaced in kind and (three) 10" inch trees will be replaced with 6 trees. Land Planning & Use • Engineering • Surveying 1910 -64th Avenue West • Tacoma, WA 98466 • (206) 565 -4491 • FAX (206) 565 -8563 • Seattle (206) 824 -1205 "Our goal is to exceed your expectations" ..F,POWYM.151 SM OISVIN440.11 0:4,$ r i ∎MI fir,,:!7W:p`l�M1r MBI, +MvststvvEz•oi..., aTr- X!o:rwp5 xAvk w.vr.r •'St z �z tY2 w U: U O'. CO CI w= J I...; W0 ga a w; z� Z V 0, O r-'. ci = U U. -0 .z, W 9; O F' Moeller Plat PRD December 12, 1996 Page 2 of 2 RECEIVED DEC 1 2 1996 COMMUNITY DEVELOPMENT b) Tree permit exhibit and short plat drawings show all proposed footprints. c) A geotechnical report note has been included. d) A tree retention note has been included. We hope these items address your concerns so that a completeness determination can be made and a staff report approval recommendation rendered. Should you have any questions or need anything additional, please give me a call. Sincerely, (1,MR, I 12 ' r()(L Kevin M. Foley, AICP KMF:jdd (96074.It2) encl cc: Bryon Moeller, Master Value Limited Partnership . 9 '•. "au_:'w� z a • z; re 2 D co cow: uwr J I-, w 0: g Q z 1-0. z ►- ul H.U'. pi i Z. 0 ! O H MOELLER PARCEL "A ": THAT PORTION OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 17, OF SAID PLAT; THENCE SOUTH 88 ° 57 ' 51" EAST ALONG THE NORTH LINE OF SAID LOT A DISTANCE OF 285.01 FEET; THENCE SOUTH 01 ° 28 ' 34 " WEST A DISTANCE OF 92.61 FEET TO A POINT ON A CURVE; THENCE SOUTHWESTERLY ALONG SAID CURVE TO THE RIGHT, HAVING A BACK TANGENT BEARING OF NORTH 54 ° 50 ' 12 " EAST, A RADIUS OF 355.47 FEET, A CENTRAL ANGLE OF 36.° 17 ' 44 ", AN ARC DISTANCE OF 255.18 FEET; THENCE SOUTH 01 ° 28 ' 34 " WEST A DISTANCE OF 15.00 FEET TO A POINT ON A CURVE; THENCE NORTHEASTERLY ALONG SAID CURVE TO THE LEFT HAVING A BACK TANGENT BEARING OF NORTH 88 ° 02 ' 04 " WEST, A CENTRAL ANGLE OF 05 ° 47 ' 10 ", A RADIUS OF 370.47 FEET, AN ARC DISTANCE OF 37.41 FEET TO THE POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY AND SOUTHERLY ALONG SAID CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 96 ° 06 ' 58 ", A RADIUS OF 25.00 FEET, AN ARC DISTANCE OF 41.94 FEET; THENCE SOUTH 01 ° 28 ' 34 " WEST A DISTANCE OF 26.18 FEET; THENCE SOUTH 85 ° 23 ' 11 " WEST A DISTANCE OF 125.71 FEET TO THE WEST LINE OF SAID LOT 17; THENCE NORTH 01 ° 28 " 34 " EAST ALONG SAID WEST LINE A DISTANCE OF 239.53 FEET TO THE POINT OF BEGINNING. ALL SITUATED IN THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, KING COUNTY, WASHINGTON. TOGETHER WITH AND SUBJECT TO COVENANTS, RESTRICTIONS AND EASEMENTS OF RECORD. PARCEL B: THAT PORTION OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF LOT 17, OF SAID PLAT; THENCE SOUTH 88 ° 57 ' 51 " EAST ALONG THE NORTH LINE OF SAID LOT 17 A DISTANCE OF 300.01 FEET TO THE "TRUE POINT OF BEGINNING "; THENCE SOUTH 01 ° 28 ' 34 " WEST A DISTANCE OF 325.85 FEET TO THE SOUTH LINE OF SAID LOT 17; THENCE NORTH 87 ° 45 ' 26 " WEST ALONG SAID SOUTH LINE A DISTANCE OF 300.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 17; THENCE NORTH 01 ° 28 ' 34 " EAST ALONG THE WEST LINE OF SAID LOT 17 A DISTANCE OF 80.00 FEET; THENCE NORTH 85 ° 23 ' 11 " EAST A DISTANCE OF 125.71 FEET; THENCE NORTH 01 ° 28 ' 34 " EAST A DISTANCE OF 26.18 FEET TO A POINT OF CURVATURE; THENCE NORTHWESTERLY AND WESTERLY ALONG SAID CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 96 ° 06 ' 58 ", A RADIUS OF 25.00 FEET, AN ARC DISTANCE OF 41.94 FEET TO A POINT OF REVERSE CURVATURE; THENCE WESTERLY ALONG SAID CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 05 ° 47 ' 10 ", A RADIUS OF 370.47 FEET; AN ARC DISTANCE OF 37.41 FEET; THENCE NORTH 01 ° 28 ' 34 " EAST A DISTANCE OF 15.00 FEET TO A POINT ON A CURVE; THENCE NORTHEASTERLY ALONG SAID CURVE TO THE LEFT HAVING A BACK TANGENT BEARING OF NORTH 88 ° 52 ' 04 " WEST, A CENTRAL ANGLE OF 36 ° 17 ' 44 ", A RADIUS OF 355.47 FEET, AN ARC DISTANCE OF 225.18 FEET; THENCE NORTH 01 ° 28 ' 34 " EAST A DISTANCE OF 92.61 FEET TO THE NORTH LINE OF LOT 17; THENCE SOUTH 88 ° 57 ' 51 " EAST ALONG SAID NORTH LINE A DISTANCE OF 15.00 FEET TO THE "TRUE POINT OF BEGINNING ". ALL SITUATED IN THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, KING COUNTY, WASHINGTON. TOGETHER WITH AND SUBJECT TO COVENANTS, RESTRICTIONS AND EASEMENTS OF RECORD. Prepared by BASELINE Engineering, Inc. December 11, 1996 96074.1e3 /BASELINE Job No. 96 -074 • C 1 �Ly( WA 1' -�N t 4)•;' / A") /' '): . �a �r. ..ad 'Al 11956 EXPIRES. 5 04 1997 i RECEIVED DEC 1. 2 1996 COMMUN1 DEVELOPMENT z ` ~ w JU' 00 co J CO ir- o' u_ Q' co =a w Z I— O Z I- 2• o U O .9— O I- w• tu — O; 111 U= O� z Date: 13-Nov-96 13:50:44 .., From: NORA (NORA GIERLOF, To: RON -C Copies -to: JOANNA Subject: RE: macri BLA & two shortplats ``;ssage -id: 34D2893201000000 JLJ plication -name: MHS >Date: 13-Nov-96 12:03:16 >From: RON -C (RON CAMERON) z >To: NORA,STEVE,JOANNA _ ~. ;1-z >Subject: macri BLA & two shortplats u, >Message -id: 04B9893201000000 6 m >Application -name: MHS u o > (,) o >No Sepa w = > u) IL; >additional information is needed for our approvals: w o > g J; > water details N a, > = a. > access details 1- w; > ? �; 1-O > sewer z 1-; > :2 n > drainage V Cl: > o -t 'Mw. 1- r7 z! Au The 28 days for determining completeness has expired and I sent out the notice of incompleteness L _.. on Friday (Joanna got a copy). When I receive the revisions I will route them to you for your z ~ approval or denial. The next opportunity for requesting information will be after the application has been determined to be complete. Please write me a memo with a detailed listing of what you need (on site stormwater detention plan for roof and driveway runoff, for example) and I will include it in my next letter. Are you planning to ask for any intersection improvements? If so please specify and cite. Thanks traffic >but none are insolveable .::: Deck - A deck is a roofless outdoor space built as an above- ground platform projecting from the wall of a building and connected to the ground by structural supports. Facade - A facade is any portion of an exterior elevation of a building extending from the grade of the building to the top of the parapet wall or eaves, for the entire width of the building elevation. Frontage - As used in the code, frontage refers to length of a property line along a public street or Right- of- Way.ottu-( 14,04 citce 55 1.-Wf21.4.a.15 • (n Front Yard - Area between the street ROW and the nearest building facade. Landscaping - An area is considered to be landscaped if it is: • Planted with vegetation in the form of hardy trees, shrubs or grass of evergreen ground cover maintained in good condition; or • Occupied by sculpture, fountains or pools, benches or other outdoor furnishings; or • Occupied by such recreational facilities as playground equipment, swimming pools, game courts, etc. 5,,bdi-AvL6-- l a ll )L a so • Major Exterior Remodel - A proposed improvement to any existing'building structure or (�*>' property that changes the exterior appearance of the property and wiTielT meets either of 14,1 -' the criteria below: • Estimated value of construction exceeds 10.percent of the value of the existing built facilities as deter -by ' -9� 656E 3s rt y/<4vs (e,ur1St•� fr &F-Y L� c 11f .C� &X Q, \ roS(S • �J [ Construction includes an addition to or extension of an existing building. Modulation - In the design guidelines, modulation is a stepping back or projecting forward of portions of a building face within specified intervals of building width and depth, as a means of breaking up the apparent bulk of a structure's continuous exterior walls. A, 2, City of Tukwila: Draft Highway 99 Design Guidelines 9534DGL5.DOC 6/10/96 Discussion Draft Page 82 City of Tukwila Department of Community Development November 8, 1996 John W Rants, Mayor NOTICE OF INCOMPLETE APPLICATION Bryon Moeller Master Values Limited Partnership P.O. Box 8144 Kirkland, WA 98034 -0133 RE: BLAs and Short Plats at 14703 56 Av. S. L'96v=0066, L96 -0068, L96 -0069 tilt':, Dear Mr. Moeller: Steve Lancaster, Director Your application for a boundary line adjustment and two short plats located at 14703 56 Av. S. has been found to be incomplete. In order to be a complete application, the following must be submitted to the permit center: a. Copies of the following recorded easements: AFN 9607160182 AFN 9607160183 AFN 9607160184 Washington Natural Gas AFN 9301291593 Pacific Telephone and Telegraph AFN 47088163 b. c. A redesigned fire access turnaround which meets the requirements of the attached Tukwila Fire Department Standard Legal descriptions and drawings which reflect the revisions to the fire access turnaround 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 18.105.070(E). If you have any questions with this matter you may call me at 433 -7141. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 Nora Gierloff Assistant Planner CC: Joanna Spencer, Public Works Department. Mike Alderson, Fire Department Enclosure: Tukwila Fire Department Access Road Diagram •i: • 20' RADIUS (TYP.) Fire Department Access Road With Hammer Head Turn-A-Round U.F.C. Division 11 Sec. 10.201-10.206 City Ord. #1632 SCALE: 1/16" = 1' BOUNDARY LII . ADJUSTMENT OR LOT CONSOLIDATION APPLICATION CtTY°OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 APPLICANT i' Name: K a S t e ( V a lu eS l i,v i l + eci i'uvfli e( L p LJ ��'sr' ASSA Matti ?rf. z ) 6:e Address: -P.p. Zox 3144 MIL iB' r�o►. D. M.oe I (er City: K i r kQ a. Kr t A Zip: O34- 0 /33 Phone: (-0' $7-3 - `'WW Signature: Date: /0- LOCATION Street Address: 5t21k u3/4 crag/61r3 If vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection. PARCELS Zoning District Existing Use Proposed Use Proposed Lot Size QUARTER A _3 SECTION B 2-3 TOWNSHIP C RANGE OCT 1 6 1996 � ;Oi�1r' ZUNI r DEVELOPMENT • D DATE OF LAST PLAT: \J0L 0 ` 7 'gv' rk) JLe- (r. urJe 4 ±± z Z` 6 U.. o O` W =. • LL w O g cn a. I- _' z� I- 0 Z I- n o: cl w.. 1=-V w z. • =` O ~. z '� F \Jaca.wt 4'- (t S.i / -kA- S,: it Dac. F (A) 14,E 640) DATE OF LAST PLAT: \J0L 0 ` 7 'gv' rk) JLe- (r. urJe 4 ±± z Z` 6 U.. o O` W =. • LL w O g cn a. I- _' z� I- 0 Z I- n o: cl w.. 1=-V w z. • =` O ~. z BOUNDARY LINE ADJUSTMENT NO. BLA - CITY OF TUKWILA KING COUNTY, WASHINGTON APPROVALS: CITY O' TUKWLA E.vnln.d and approved 011 -day 01 _, 19_ CITY EN1Ia0R E.OenIn.d and copro..d IhH__day 0, 19 DIRECTOR Cr CC1I.UMITY 0EVEian0UNT KING COUNTY DEPARTMENT OF ASSESSMENTS EraminA1 and a7p0.nd lhI_day al- 19 A...e.r Deputy Armor. Account Nfenber RECORDING NO. vol. /PAGE SCALE: PORTION OF THE NW 114 OF SECTION 23, TWP 23 N. ROE 4E WM AUTHORIZATION THIS ECONOMY UNE ADA1501ENT IS MADE MTH 'lE TREE CONSENT MO IN ACCORDANCE MTH ME DESIRES If THE OWNERS CF THE AFFECTED PROPERTES. Non. Date Ilea. Date (TASTER VALU(5 UNTIE) PARPT HN try TIME ASST MMAChMENT C'OFP.; 15P. SIa1. el Wa.Kingla, County of 1 c.rtIy 0101 1 Anna or have .otlelael0y Wawa* mat .Igned Una Inetrum.nl and acknoM.d9W K le 6. (*11,4..) Nee and .Humpy al Ia 01. was and puria... rranuen.d M U. Y1Nnln.nt. Sgnatee of Noloy Public Printed 0001• Odd My .ppr1ntn w11 .role. Stale of wo.hh,glan County of 1 o.11y 0101 I loom or haw rollel.clary .44....a that dpid Ule Indrum.nt and odu,o.l.sgd It to be 8t8/11.) We. and .vlunloy act for the uwn and pryer.. ame.n.d M Ih. h.lnrn.nl. Stp,.lur. 01 Harry Public Printed name Ogled My appchlm0,1 poke. ORIGINAL LEGAL DESCR P S Pl17CFL 140. 11S72q .tzQ=Ge THE WEST 300 FEET OF LOT 17, 8110010/ALE GARDEN TRACTS, ACCORDING 10 THE PLAT THEREOF RECORDED M VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHMOION; EXCEPT NE fOLLOVNNG DESCRIBED TRACT A: TRACT k THE NORTH 1311 FEET OF THE EAST 170 FEET Or THE WEST 270 FEET OF LOT 17. 3ROOICJALE GARDEN TRACTS, ACCORDING: TO THE PUT THEREOF RECORDEC N VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY. WASHINGTON; EXCEPT NAT PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY 15040 SOUTHEASTERLY Of 111E ARC OF A CURVE. HAWING A RADIIS OF 20 FEET. DRAM TANGENT TO THE SOUTH AND FAST UNE5 OF SAID PROPERTY. SITJATE III NE COUNTY Or 01110. STATE Or WASHIN3TON. £LLRCEL N0. 115729- ('170 -Gil TIC 1401151 138 FEET OF THE EAST 13,0 FEET 0' THE NEST 270 FEET OF LOT 17, 0000KlAtE GARDEN) TRACTS, ACCORDING TO THE PLAT THEREOF 11(000 EC N VOLUME 10 OF PLATS. PAGE 47. RECORDS OF KING COUNTY. WASHINGTON: EXCEPT 1-1.A1 PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY 15410 SOUTHEASTERLY OF THE ARC OF A CURVE. 74/ 1N0 A RADUIS OF 20 FEET. CRAM) TANGENT TO THE SOUTH AND MST LIVES OF SAID PROPERTY. SITJATE III NE COUNTY or DING, STATE CIF WA51II113TON. REVISED LEGAL, DESC�PZLON(S) P.aBCII_A: MAT PORTION Of LOT 17, BROOKVALE GARDEN IRAC15, N,CORDRIO TO THE PUT THEREOF RECO1DEO IN NX.UTAE ID 7f PUTS, PARE 47, RECORDS Or KNC COUNT.. W430140011. DESCRIBED AS *01!0115• BEGINNING AT THE NORTHWEST CORKER Of 101 17. Of SAM PLAT; THENCE SOUTH 875791' EAST ALONG THE NORTH UNE Cr SUM 00T A OISIMCE Cf 285.01 RET: THENCE SOLIDI 01•28•31' WEST A DISTANCE Of 92.61 FEET 10 A PC1111 ON A MATTE; THENCE SOUTHWUFERLY ALONG SAO CLPIE TC PIE Mari HAVING A BICH MGM BDARIN0 OF NORM 51•50'17 041, A RADIUS OF 355.47 FEET, A CENTRAL ANGLE OF 31117'44 • 13 MC DISTANCE OF 255.18 IEE7; THENCE 50UR1 01'28'34' WES1 A DISTANCE OF 15.00 FEET 10 A PONT ON A CURIE; THENCE NORTHEASTERLY ALOG SNO CURVE 10 ME (EFT MIND A BACK TANGENT BEAPoN0 Cr NORTH !1102'04' WEST, A CENTRAL ANGLE OF 0530 "r. A RHOS OF 370.47 FEET, AN ARC DISTANCE OF 2330 FEET TO ME FORD' Of MIME CURVATURE; THENCE SOUIHDl51ERLY AND SOUMOIL1 ALONG S71O CURVE TO THE RIGID HAVING A COCRM MNCIE Of 9556'03, A RADIUS OF 25.00 FEET, AN ARC DI5TMOE OF 40.99 FEET; THENCE 501011 0118'3(' WEST A DISTANCE OF 20.47 FELT; THENCE SOUTH 11223•11' WEST A OSTANCE OF 125.71 FEET 70 RIE 'NEST UNE Or SUO (0T 17; THENCE NORTH 01178'34' EAST ALONG sma WEST UNE A OS-MCC M 239.53 FEET 10 11E POINT OF 9(0NNIIG. ALL SITUATED IN THE IIORINWEST QUARTER OF 5ECRON 23, 10WN51IS 73 MONTH, RANGE 4 EAST. M(IAMETIE MERIDIAN, KNC COUNTY. WASHINGTON. TOGETHER WITH AND SUBJECT TO RESTRICTIONS. COVENANTS AND EASEMENTS Of RECORD. EtIND Ji; THAT P)RDON OF LOT 17, BR00KVALE GARDEN TRACTS, ACCORDING 10 1110 111.41 THEREOF RECORDED IN YOUXAC 10 7F PUTS, PAGE 47, RECORDS Or NW COUNTY, WASHNGION. 0(5CRBE0 AS MOWS: COMMENCING Al HE NORRMt51 CORNER Or 10T 17, Of SAD PLAT; THENCE SOUTH 675791' EAST ALONG THE NORTH ORB: CC 510 LOT 17 A DISTANCE Of 30091 TEC TO THE 'TRUE POINT OF BEGINNING'; THENCE SOUTH 01'211'34' WEST A DISTANCE Of 325.85 FEET TO NNE 501/111 LINE OF SAID L01 17; THENCE NORTH 8T45'2d WEST *011C SAID SOUTH LANE A DISTANCE OF 300.03 FEET TO 111E SOUTHWEST CORNER OF SND LOT 17; THENCE NORTH 01'2071' EAST ALDIG THE NEST UNE Of SAID UN 17 1 DISTANCE OF 8000 FEET; THENCE NORTH 8123'11 EAST A DISTANCE Of 125.71 FEET; THENCE NORTH 0728'34' EAST A 0151MNCE OF 26.47 FEET TO A POINT Or CURVATURE; THENCE NORTHWESTERLY AND WE51E1LY ALONG SAID CURVE TO THE tn.- HANN) A CENTRAL MOLE Of 9556'63'. A RADIUS OF 25.00 FEET, AN ARC DISTANCE OF 40.99 FEET 10 A POINT OF REVERSE CURVATURE; THENCE WESTERLY ALONG SAO CURIE 1D DIE RIOT HAVING .1 CENTRAL ANGLE Of 0536'15, A RADIUS Of 370.47 FEEL; M MC DISTANCE or 23.30 FEET; THENCE NORTH 0118'31' EAST A DISTANCE OF 1500 FEET T.) A POINT ON A (18NE; THENCE NORTHFASIERIY ALONG SAID CURVE TO Ira LEFT HAVING A RACK TANGENT BEAF1NG CF NORTH !805204' WEST, A CENTRAL ANGLE OF 38'174(, A RHOS Of 357,47 FEET, ,41 MC DISTANCE Of 225.18 FEET; THENCE NORTH 01'2814- EAST A DISTANCE OF 92.81 FEET N THE NORTH LP( OF LOT 17; THENCE SOUTH 8757'51' EAST ALONG TAG NORTH UNE A DISTANCE OF 15.00 FEET TO TEE 'TIDE FORM 0p BECIl1ANL^. ALL SITUATED IN RE NORTHWEST QUARTER Of SECTION 23, TONNSHI' 2) NORTH. RANCE 4 EAST. MLLAMETIE MERIDA0, RTC COUNT'. WASHINGTON. TOGE1)4(0 1111114 MID SUBJECT TO RESTRICTIONS. COVENANTS AND EASEUENIS OF RECORD. OCT 1 6 1996 ��''• L'UIV *v11 i'. T T !1ii '-.,yl,.• 6/EL..JPMEN .I _ rr MAP N01 FD SCM.Z L7 4 0. -3 0 .> RECORDER'S CERTIFICATE filed for record this day of 19 at M In book of.. ..at page at the request of Mgr. Supt. o' Records LAND SURVEYOR'S CERTIFICATE This Bcundory Line Adjustment correctly represents a survey made by lne or under my direcllon in conformance with the requirements of the approprlote stale and city ela:uto and ordinance In SFPL 1996 Certificate No. _2225..t. B GL.gV.II ENGINEERING, INC. .L,u.0I :A. reran/ ,Spneytildinne/ y.0•4Wa (500)155 -4111• Swllh (206)420 -•203 •1111 11061315 -4503 load PMnninp 6 U.. • Cogl,.wing • Soweng 1610 NIh 0.1111. Wad • 1e00n5. WA tams MASTER VALUES LMTED PARTNERS-11P ROSE ASSET MANAGEMENT CORP. GP. P.O. BOX 8144 KIRKLAPD, WASI-IN(TON 98034 -0133 OWN. BY LIl )ATE 09 -09 -96 JOB N0. 95 -074 CHIKD. BY XLIT SCALE NTS SHEET I Of 2 t 1' ` ar.l!i'744;'t„`:'Cl i"`;tVS;7""i- #4..4411a,:.M.:;rt P;7"FAr r'::?,'L`wrrF.r 2AII.7. x:•:rs:11.a..urmsc».rsv BOUNDARY LINE ADJUSTMENT NO. BLA - CITY OF TUKWILA KING COUNTY, WASHINGTON SURVEYOR'S NOTES 1. 111E DRAMNG SHOWN HEREON DOES 001 NECESSARILY CONTNN ALL Or THE INFORMATION ORTNFIED BY THE SURVEYOR N MS HELD WOW, OAmCE WORK, OR RESEARCH. fEFERENCE SURVEY ROS 19606179001 2. 6ASEUNCS NEI:) TRAVERSE PROCEDUIES MEET OR EXCEED ACCt1NACY STANDARDS AS PER W.A.C. 332 -130 -090, PARAGRAPHS 1(a) N40 I(b). 3. All WHAMS VISITED 5/07/90. TE w/ BASIS OF BEARING EAST 11NE OF R.O.S. 151042290)2 R.O.S. 18104229002 N 0l'24'34' E COORDINATE SYSTEM ASSUMED • VERTICAL DATUM CITY or mom... TOP Or ALUMINLM MONUMENT 111 CASE AT INTER5ECMON CF 57TH. AVE. 50. AND 50. 1,7114. ST. ELF/ - 236.96 EQUIPMENT USED TOPCON CTS - 3C (TOTAL STATION) OMNI PRISM W/ -36mm OFFSET MS-45 DATA COLLECTOR --- - - 3"r` 2J.52 (c) 321.59' (R) s:. •Weer• P.OA. PRIFCO. A — ANO P.O.C. ROWEL B lover mom FOR NOM 112.012011E NO ER PER NW 47'08163 .e� : 1wjlaS;i')b' 1'r. .( r' \ \\\\\1\\\\`n`t11, 1S 1 1 1 V �1 111; 1 ) l� . ;\\I111III�1�.111I)�IIII ' 111 41/7//711 1 � � I � l l l� .\` 1 \ � 11 �� 4(//////A. 1I(1\\ . �Q914- - 1 l 1‘‘‘ \.\\ -�-� i /( //// /f ,� ' l • I S I( 1 dx 111 l`\�,,, , �I((� �� _; aa) ''i11 1'i�1�11I\�' to II 1 I I iii tIh-t o ,1111 I ,111 I �' I'�\ $�lil)llill •I I III1\o 1 I I ;I I I :1 1 NI y^llulll l !�Iccle4,1 1i1h�11\1�1��P1\\ , ��t,�/,69, I 72,24/4„ 9tON aFs�q i ' { I I T � r 4 �, 1 ` \, �' ` ti sue (D�o9 rs c �1 o6 - - e 1 — 7 - -1-- ■ sumvd" VIEW ADDITION VOL. 17 ,(;•. I 1 I 1 I ■ SET NMI. N *00NO I 1 X51 1: SCALE 1' -5C1' South 147th Street N 9057'51• w 4)5.39' M 415.31' IR) 30' AOOES$ NO 00(03 0ASL1[ T - PER MN 9f07I9016. 66071601111 * 6607180154. 3C RXTER D10011A Ptl1 *141 9103 9303171166. -. --- _ `. r 1C RASNIT OTIM HOWL GO -- - _ ,,d-r`...!....1`. (,2' .. �rJ`• COMPANY EASOENT 1 `„.• 1 RECORDING NO. VOL. /PACE SCALE: 1 Inch - 50 N. IIIilll. -_ 0 PORTION OF THE MN U4 OF SECTION 23, MP 23 N, ROE 4E WM. TABLES CURVE 1 ma's 1 LENGTH 1 0rt14 CI 25.00' C2 •0.47' 58 REPI.1: T OF LC"ZTF3ECE JF Q T 1 6 1396 l , COMMUNITY DEVELOPMENT • RECORDER'S CERTIFICATE Rled for record this day of 19 al M In boork of at acme at the request of TERRELL C. FERGUSON Mgr. Supt. o' Records LAND SURVEYOR'S CERTIFICATE This Boundary Line Adjustment correctly represents a surrey mode by me or under my direction In conformance with the rnqulrements of the appropriate state and oily sto:utn and ordinonce in SEPT., 1996 Certificate No E3RA1g11:4 E ENGINEERING, INC. 41.1 :7«.4/40 .d ,.83• /•11n4rY -o! (300)545 -1051 • S..Ih (206)014 -205 • WI (209)565 -054.3 Land ►Hnnin/ 1 Use • rnli,e.ring • Surveying 1910 4112 Menu. Well • 1400429. WA 90466 4 2o'I L' 40.99 36'05 29•30 0J• 5 't5 I ortEcRott t N 01'26'34 N 01.28' 4- 4 69'24 5*5(ANCE 26 AT 1j.00' 3.00' 15,00' `W /� 9. el CASE l5 118096 Al NTEISECTK)N OF 57th ALE SO R 147th S ST LEGEND ENO ?EACH MARK r*0 *40IIIA4091 *3 INDICATED SET 1/2' BERM MO CAP 122959 FWD AS INDICATED EX FIR TREE EX MAPLE TREE EX ALDET TREE EX U'KND9N TREE E% WATER METER EX FIRE HYDRANT EX WATER VALVE EX SEWER MANHOLE EX ASPHALT PANNO EX EDGE or GRAVEL EX SANITARY SEWER EX 6' WATERMAIN EX Te3Cr CRY South 1491h Street \ —ENO PASS MONLMENT N EASE 111 COMPETE N/ PUNCH 4 td • MASTER VALUES UNITED PARTtERSHIP ROBE ASSET MANAGEMENT CORP. OP. P.O. BOX 8144 KIRKLAND, WASHINGTON 980.34 -0133 OWN. BY LPL )ATE 09 -09 -99 JOB 110. 99 -074 CHKD. BY SCALE 1.-5C' SHEET 2 OF 2 Z Z H 0: .0 •00 N 0 J =. F- IG LL 'W O. J ;a ;En., Z I- a • Z LLI D • U� o • WWf • • • HU • LJ- Z'. w cn • o BOUNDARY LINE ADJUSTMENT OR LOT CONSOLIDATION APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 The following materials must be submitted with your application. This checklist is provided to assist you in submitting a complete application. Please do not turn in your application until all items which apply to your proposal have been checked off. If you have any questions, contact the City of Tukwila Planning Division at 431 -3680. `r,Ir `1rJA'ICrtJ1L >':> cri `'`I s IHIrLI F#tII Affl 1/1 Art, &t n Application Form Boundary Line Adjustment Fee — $200.00 non - refundable (No fee for Lot Consolidation) Legal Description (existing and proposed) Page ❑ Affidavit of Ownership Page n Map of Boundary Line Adjustment or Lot Consolidation n PRD application (if your site is in sensitive area or its buffer) The map should be a scaled drawing on paper no larger than 8-1/2" by 14" and should include the following elements: ❑ Northpoint, scale and date. ❑ Dashed lines showing location of existing lot line(s) and solid lines showing proposed lot line locations. ❑ Dimensions of all easements existing and proposed. n Access, including width, name and condition of adjacent streets. ❑ Dimensions of all lines and total lot or parcel sizes. ❑ Mean lot width of all residential lots. ❑ Existing contours at two-foot intervals. (This may be waived if no portion of subject property exceeds grades of 15%.) n Location of septic tank drain field or sewer lines and water mains. RECEIVED n Existing structures and distance to property lines. OCT 1 6 1996 n Existing trees over 6" in diameter by species. COVI viUN1TY DEVELOPMENT z �W re -1 U 0O N N W W W• 0 ga U) a' _.. 1- O: Z ►-. W ur U o 0 1- WW. 1- W -o wz UN. OH BOUNE `tY LINE ADJUSTMENT/LOT CCr \1OLIDATION CITY OF TUKWILA, WASHINGTON FILE NO. LEGAL DESCRIPTIONS BEFORE THE ADJUSTMENT: AFTER THE ADJUSTMENT: • Filed for record at the request of NAME APPROVAL Department of Community Development Examined and approved this day of ,19 . Director, Dept. of Community Development Dept. of Public Works: Examined and approved this day of ,19 . Director, Dept. of Public Works Return to: Dept. of Community Development Planning Division City of Tukwila 6300 Southcenter Boulevard Tukwila, Washington 98188 Page of AFFIDAVIT OF OWNERSHIP DECLARATION: Know all men by these presents' that we, the undersigned, owner(s) in fee simple and/or contract purchaser(s) of the land herein described do hereby make an application for a boundary line ad- justment /lot consolidation thereof. The undersigned further declare that the attached map is the graphic representation of said boundary line adjustment /lot consolidation 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. Name: . /,��� ✓ ., %, eest .4 - Name: 'Irs /�v 4/t s Name: /Zs? less /7Av> ". ` C IN Nazrre: — Name: Name: Name: STATE OF WASHINGTON County of King On this day personally P rsonall appeared before me n--, (p ‘ri \ -e-- C` raw to me known to be the individual described in and who executed a within and foregoing in- strument, and acknowledge that 0--e_ signed the same as (� free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this -1-‘' day of (96A-c )),3-2- ,191(7r Notary Public in and for the State of Washington, residing at`:: - G. cam› DAVID L. ANDREWS STATE OF WASHINGTON NOTARY - -- PUBLIC My Commission Expires 10-29-98 STATE OF County of King c'.`11°-(' On this day personally appeared before me to me known to be the individual described in and who executed the within and foregoing in- strument, and acknowledge that signed the same as free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of ,19 Notary Public in and for the State of Washington, residing at Page of z ~ W• . 6 o O, C = w J 1- • w wO g • ¢' co =w z� ▪ o; Z w uj w w: 1- LL I~ o, z 0 1' 0 z.... MAP e-- ct.i6tck ect, Land Surveyor's Certificate: This Boundary Line Adjustment /Lot Consolidation correctly represents a survey* made by me or under my direction in conformance with the requirements of appropriate State statute. Name: err e-11 0- • 1e-✓f u,5�rw Date: /D /f411C' Certificate No. Z7-qS6? * A lot consolidation does not require a survey of the perimeter unless the lines are adjusted. Page of RECEIVED OCT 1 6 1996 COMMUN TY DEVELOPMENT Map on File in Vault Direction: Scale: Stamp: GUARANTEE FirstAmerican Title Insurance Company :..... �... .a.,.^,- .5s.°.Y?;�"^.Ir.�7t,�Zi t�n�aa4,�z ; vcw�ar.. weKw�r� +.n..a,.,,..�.r.,••.eax�,rcr OCT 1 6 1996 COMMUNITY DEVELOPMENT Form No. 1282 (Rev. 6/6/92) GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) "the assured ": the party or parties named as the assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "I-and": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage ": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records ": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date ": the effective date. 2. Exclusion from Coverage of this Guarantee. The Company assumes no liability for Toss or damage by reason of the following: (a) Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. (b) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water: whether or not the matters excluded by (1), (2) or (3) are shown by the public records. (c) Assurances to title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A) (C) or in part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways on which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any other structure or improvement; or any rights or easements therein unless such property, rights or easements are expressly and specifically set forth in said description. (d) (1) Defects, liens, encumbrances or adverse claims against the title, if assurances are provided as to such title, and as limited by such assurances. (2) Defects, liens, encumbrances, adverse claims or other matters (a) whether or not shown by the public records, and which are created, suffered, assumed or agreed to by one or more of the assureds; (b) which result in no loss to the assured; or (c) which do not result in the invalidity or potential invalidity of any judicial or non - judicial proceeding which is within the scope and purpose of assurances provided. 3. Notice of Claim to be Given by Assured Claimant. An assured shall notify the Company promptly in writing in case knowledge shall come to an assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 4. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 5. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 4 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the assured, or to prevent or reduce loss or damage to the assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 5(a) the Company shall have the right to select counsel of its choice (subject to the right of such assured to object for reasonable cause) to represent the assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an assured shall secure to the Cotnpany the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such assured for this purpose. Whenever requested by the Company, an assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting ordefend- ing the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the assured. If the Company is prejudiced by the failure of the assured to furnish the required cooperation, the Company's obligations to the assured under the guarantee shall terminate. 6. Proof of Loss or Damage. In addition to and after the notices required under Section 3 of these Conditions and Stipulations have been provided the Company, a proof of loss or damage signed and sworn to by the assured shall be furnished to the Company within ninety (90) days after the assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the assured to provide the required proof of loss or damage, the Company's obligation to such assured under the guarantee shall terminate. In addition, the assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the assured for that claim. 7. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reason- able attorneys' fees and expenses incurred by the assured claimant Z = 1- }- Z 00 0 W = J LL WO LL co =W 1— O Z 11.1 ul U� ON O 1- W U uO .Z W =. O 1- Z First American Title Insurance Company SUBDIVISION GUARANTEE ORDER NO. 316487 -5 LIABILITY: $1,000.00 FEE: $200.00 TAX: $16.40 FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation, herein called the Company, SUBJECT TO THE LIABILITY EXCLUSIONS AND LIMITATIONS SET FORTH BELOW AND IN SCHEDULE A GUARANTEES BASELINE ENGINEERING herein called the Assured, against actual loss not exceeding the liability amount stated above 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 validity, legal effect or priority of any matter shown herein. 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 above. 3. This guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. PAGE 1 OF 8 • WA -97 (5/95) z _I Hw • u6 D • J 0. 00. i • _W =. N LL; w .0: g I-w • z �p I-- O Z I-;. U 0. • O tn, 'III La -O • uiZ, = H • ~ 0 SUBDIVISION GUARANTEE SCHEDULE A ORDER NO. 316487 -5 z The assurances referred to on the face page are: H z'. ix w A. Title is vested in: 6 = ,J U UO; MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED coo PARTNERSHIP co = J F": W O. B. That according to the Company's title plant records relative 2?: to the following described real property (including those g =:. records maintained and indexed by name), there are no other "-D documents affecting title to said real property or any y d. portion thereof, other than those shown below under record 1--W matters. z F.`. 1-0 Z I-.. The following matters are excluded from the coverage of this w w guarantee: D l um m: C)-- 1. Unpatented mining claims, reservations or exceptions in 01 patents or in acts authorizing the issuance thereof. -.- v: I- 2. Water rights, claims or title to water. LL-O' iui z 3. Tax Deeds to the State of Washington. o T. 0 1- , 4. Documents pertaining to mineral estates. z Description: PARCEL A: THE WEST 300 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY; EXCEPT THE FOLLOWING DESCRIBED TRACT A: TRACT A: THE NORTH 138 FEET OF THE EAST 130 FEET OF THE WEST 270 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON; (CONTINUED) PAGE 2 OF 8 WA -97 (5/95) ORDER NO. 316487 -5 EXCEPT THAT PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE, HAVING A RADIUS OF 20 FEET, DRAWN TANGENT TO THE SOUTH AND EAST LINES OF SAID PROPERTY. PARCEL B: THE NORTH 138 FEET OF THE EAST 130 FEET OF THE WEST 270 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE, HAVING A RADIUS OF 20 FEET, DRAWN TANGENT TO THE SOUTH AND EAST LINES OF SAID PROPERTY. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Record Matters: 1. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH. THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31ST. YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: 1996 $1,390.66 $ 695.33 $ 695.33, PLUS INTEREST AND PENALTY, IF DELINQUENT ASSESSED VALUE OF LAND: $92,000.00 ASSESSED VALUE OF IMPROVEMENTS: NONE TAX ACCOUNT NO.: 115720- 0170 -09 (AFFECTS PARCEL A) 2. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH. THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31ST. YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: 1996 $1,705.06 $ 852.53 $ 852.53, PLUS INTEREST AND PENALTY, IF DELINQUENT (CONTINUED) PAGE 3 OF 8 ARWt !Wk!5TM7b.;�P19H7H91"i�"!4�! WA -97 (5/95) Prmfor! v7',MY±Ivor IOr M V?..P WW"F?:rt liTatr,:yr �+ +c�ozwfo tg.nn -,t Z -z.. 6 2 0 0' CO 0: cn ; w= J �• LL w 0. g, ti w d. I▪ W. ZF I- 01 Z LU U • 0' O N' 0 H' - O; Lijz: O ~ z ORDER NO. 316487 -5 ASSESSED VALUE OF LAND: $43,000.00 ASSESSED VALUE OF IMPROVEMENTS: $69,800.00 TAX ACCOUNT NO.: 115720- 0179 -00 (AFFECTS PARCEL B) 3. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: CARLO C. MACRI, AN UNMARRIED MAN TRUSTEE: COMMONWEALTH LAND TITLE BENEFICIARY: LONG BEACH MORTGAGE COMPANY ORIGINAL AMOUNT: $84,000.00 DATED: DECEMBER 5, 1994 RECORDED: DECEMBER 12, 1994 RECORDING NO.: 9412120420 (AFFECTS PARCEL B) 4. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED PARTNERSHIP TRUSTEE: FIRST AMERICAN TITLE INSURANCE COMPANY BENEFICIARY: THE MACRI AND MACRI PARTNERSHIP, A WASHINGTON PARTNERSHIP ORIGINAL AMOUNT: $96,500.00 DATED: APRIL 22, 1996 RECORDED: APRIL 30, 1996 RECORDING NO.: 9604300834 (AFFECTS PARCEL A) 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED PARTNERSHIP TRUSTEE: BRUCE FINE, ATTORNEY BENEFICIARY: BERNARD WHYMAN AND DELORES WHYMAN, TRUSTEES OF THEIR SUCCESSOR IN TRUST UNDER THE BERNARD WHYMAN LIVING TRUST DATED OCTOBER 23, 1991 AND ANY AMENDMENTS THERETO ORIGINAL AMOUNT: $50,000.00 DATED: APRIL 25, 1996 RECORDED: APRIL 30, 1996 RECORDING NO.: 9604300835 (AFFECTS PARCEL A) (CONTINUED) PAGE 4 OF 8 WA -97 (5/95) ORDER NO. 316487 -5 6. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF BETWEEN: ROSE ASSET MANAGEMENT CORP., G.P. AND: JOSEPH C. AND SUSAN A. MACRI DATED: APRIL 2, 1996 RECORDED: APRIL 30, 1996 RECORDING NO.: 9604300837 PURPOSE: OPTION TO PURCHASE THE FOLLOWING LEGALLY DESCRIBED PROPERTY: THE NORTH 80 FEET OF THE EAST 130 FEET OF THE WEST 270 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON. (AFFECTS A PORTION OF PARCEL B) 7. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED PARTNERSHIP TRUSTEE: FIRST AMERICAN TITLE INSURANCE COMPANY BENEFICIARY: JOE MACRI, PERSONAL REPRESENTATIVE OF THE ESTATE OF CARLO C. MACRI, DECEASED ORIGINAL AMOUNT: $99,500.00 DATED: APRIL 22, 1996 RECORDED: APRIL 30, 1996 RECORDING NO.: 9607300832 (AFFECTS PARCEL B) 8. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED PARTNERSHIP TRUSTEE: BRUCE FINE, ATTORNEY BENEFICIARY: RHONA J. GOLDSTEIN, A MARRIED WOMAN, AS HER SEPARATE ESTATE ORIGINAL AMOUNT: $20,000.00 DATED: SEPTEMBER 25, 1996 RECORDED: SEPTEMBER 25, 1996 RECORDING NO.: 9609251170 (AFFECTS PARCEL B) 9. TERMS, CONDITIONS, PROVISIONS AND STIPULATIONS OF THE PARTNERSHIP AGREEMENT. OF MASTER VALUES LIMITED PARTNERSHIP, A NEVADA LIMITED PARTNERSHIP. (CONTINUED) PAGE 5 OF 8 WA -97 (5/95) ...a.m +nno*n+ca+m: es.452,149 : PIM alp% ?d 1.1* nM.,,w ,m't�itrtr`F! mtN� "WS*:7+'mLS:'�ttRT.'!!;' ^i7.i^S't?+1✓4°3'.4tt"+" '?iat`; '•'.t:f,` �i, .y, _^ z _ • ~ W 00 0 CO w: w =. J H. N LL wO J. ~_ in z� I- 0 z 1- O ( = w. u' O" LU 0� z ORDER NO. 316487 -5 10. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 3, 1956 RECORDING NO.: 4708163 IN FAVOR OF: THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY, A CORPORATION FOR: LINES OF TELEPHONE AND TELEGRAPHS AFFECTS: THE WEST 60 FEET OF THE NORTH 10 FEET OF THE WEST 300 FEET OF TRACT 17, BROOKVALE GARDEN TRACTS, TUKWILA. 11. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JANUARY 29, 1993 RECORDING NO.: 9301291593 IN FAVOR OF: WASHINGTON NATURAL GAS COMPANY, A WASHINGTON CORPORATION FOR: GAS PIPELINE OR PIPELINES AFFECTS: THE EAST 10 FEET OF THE ABOVE DESCRIBED PREMISES 12. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: MARCH 17, 1993 RECORDING NO.: 9303171784 IN FAVOR OF: THE CITY OF TUKWILA FOR: A PUBLIC WATER MAIN EXTENSION WITH APPURTENANCES AFFECTS: EAST 30 FEET 13 EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: MARCH 17, 1993 RECORDING NO.: 9303171785 IN FAVOR OF: THE CITY OF TUKWILA FOR: A PUBLIC WATER MAIN EXTENSION WITH APPURTENANCES AFFECTS: EAST 30 FEET 14 EXCEPTIONS AS DISCLOSED BY SURVEY MADE JUNE 13, 1996, BY TERRELL C. FERGUSON, RECORDED JUNE 17, 1996, UNDER KING COUNTY RECORDING NO. 9606179001: EXCEPTIONS: A) ANY CLAIM OR LOSS ARISING FROM MATTERS WHICH WOULD BE EXCEPTIONS TO TITLE BUT WERE NOT DISCLOSED ON THE SURVEY BECAUSE OF THE FOLLOWING STATEMENTS SHOWN ON THE FACE OF THE SURVEY: (CONTINUED) PAGE 6 OF 8 WA -97 (5/95) M1Mi,#oSS�Y "... ' T. 7. ArlmsvP�vr[ r,' r' apn. T.? a!` YF5rAttn.! K�+ ?A. t�SF .lRC!r,.Y"t?Pi'tklafi5�:ic'.�1 z Z : • 6 2 .J U '. U O'. III I, .J : U) LL w O. LL a: - d. = W z� I- O U 'O S H; 2 U �LLO: w z. O ~, ORDER NO. 316487 -5 "1. THE DRAWING SHOWN HEREON DOES NOT NECESSARILY CONTAIN ALL OF THE INFORMATION OBTAINED BY THE SURVEYOR IN HIS FIELD WORK, OFFICE WORK OR RESEARCH.... 4. ENCROACHMENTS AS SHOWN HEREON ARE ONLY THOSE ABOVE GROUND, VISIBLE OBJECTS OBSERVED BY THE SURVEYOR. NO CERTIFICATION IS MADE OR IMPLIED THAT THOSE OBJECTS APPEARING TO ENCROACH ACTUALLY ENCROACH ON THE OWNERSHIP OF SUBJECT PROPERTY." B) THE EXISTING STREET IMPROVEMENTS INCLUDING CURBS AND SIDEWALKS DO NOT ACCURATELY REFLECT THE NORTH LINE OF PROPERTY HEREIN DESCRIBED. REFERENCE IS MADE TO THE SURVEY FOR PARTICULARS. C) RIGHTS OF ADJACENT PROPERTY OWNERS USING THE EAST 30 FEET, MORE OR LESS, OF PROPERTY HEREIN DESCRIBED, FOR INGRESS AND EGRESS FOR WHICH NO RECORDED EASEMENT IS FOUND. SANITARY SEWER LINE AND MANHOLE LOCATED IN THE WEST 20 FEET OF PROPERTY HEREIN DESCRIBED FOR WHICH NO RECORDED EASEMENT IS FOUND. 15. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 11, 1996 RECORDING NO.: 9607160182 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: THE EAST 30 FEET OF THE WEST 300 FEET OF SAID LOT 17, (LESS THE SOUTH 120 FEET THEREOF) , BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON. 16. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JUL 16, 1996 RECORDING NO.: 9607160183 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: THE EAST 30 FEET OF THE WEST 300 FEET OF SAID LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON. (CONTINUED) PAGE 7 OF 8 WA -97 (5/95) Z =H: r W ' J U: UO w: W U LL: in 0' g a F- 2 z �. Z 0. U N. 1--' =W IL I- - - 0 W Z. U =. • O ~� z ORDER NO. 316487 -5 17. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: JULY 16, 1996 RECORDING NO.: 9607160184 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: THE EAST 30 FEET OF THE WEST 300 FEET OF SAID LOT 17, (LESS THE SOUTH 60 FEET THEREOF) BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF RING. COUNTY, WASHINGTON. DATED: OCTOBER 3, 1996 AT 8:00 A.M. TITLE OFFICER PAGE 8 OF 8 WA -97 (5/95) NOTICE This Sketch is furnished as a courtesy only by First American Title Insurance Company and it is NOT a part of any title commitment or policy of title insurance. This sketch is furnished solely for the purpose of assisting in locating the premises and does not purport to show all highways, roads, or easements affecting the property. No reliance should be placed upon this sketch for the location or dimensions of the property and no liability is assumed for the correctness thereof. 4 s °° ° • ,°11 .,, 1 ,., 1 �♦ T •o ) �; 0 611 ••• !JO /10 J 1 °0 • • 0 0 ORDER NO. 31 Lo4" - s•-• VOLUME tL PAGE 43-- ,fit :1YL.1 • e Al 1 e .S 1 • • •. os / 44 sr • 0 a 10 be 0°i • /74 is 2 t 9 0 •S 6i- " s • 3 y • o° Ilia • • N... •lJ. 7 00 v- s� • _1. • •• `� 8 ° • 40° a°• 44 v°' N /1.11.1. P. p. p. `" 1� 0 r 00 • 0 it 1 • 0 0 C 5 4 /.a a Oo=• • et y0 ° — U :. 3 0 °'4 fl 0° �0 1 : tt 71 111 • o1 0 1 . . 1 2 0010 44 44 0°° al ; ^° ' . .1 •.. 1 o bis la /IL //7 I80 Is10 //7• N. is•ss. 444 41f• S. /47TH ST. SO •0 J 18 • 7 ,,0 0 J /110 '00 1.10 •1 Iw .+ •� 104 r, 01 r )'y •� • 1,0 0 • •• J I •J 1 • 1 1 110 • 1 70 I 011' N 01• tool 174.15 i• r1/NR. /' 0/ • 4W a10 ci 0/71 1 0j1. TU 7605260465 �,�, PAR. e op r 0 ' 10 . � 016 •; 01,' 00° 1 • •!• tOMI ,7& S4 1 0.4 ._ .,,.....M,o.eraw�:4.a.!.di+zMt: atn; "Wvey4�:� +Y:.!;^,'t'.Mr.:n:Y}. ry .. _wawn•.rw , �n. n.. Mr. Hw.•• x:• ga•�+naai,.rm«.�e�m- ,a.�••«y,, • .��h..�:*.rtm•4r,:snyri?w nr!ca..!+,J•nw 0114 • 01.5 7J t(' LO 1 • _. �. • la. �,. —.3$ ••a •s ,/ill, o w P. • • • •. os / 44 sr • IbIL' 11 j 0° .I; )). J m , a • /74 is 2 0 01 0 s • 3 y • o° °eso • 5 v- s� • 1 ekrrt':?-!#:, Y;, 1+ : �2zrrF�t1' i,':+': '4�Ys'h�,n.,+h�:F'J.q <,`t• »�nro+ �' • GUARANTEE CONDITIONS AND STIPULATIONS (continued) 11. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebt- edness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 5, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an assured claimant any claim assured against under this guarantee, together with any costs, attorneys' fees and expenses incurred by the assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 5. 8. Determination and Extent of Liability. This Guarantee is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the exclusions stated in Paragraph 2. The liability of the Company under this Guarantee to the assured shall not exceed the least of: (a) the amount of liability stated in Schedule A; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an assured mortgagee, as limited or provided under Section 7 of these Conditions and Stipulations or as reduced under Section 10 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 9. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any assured for liability voluntarily assumed by the assured in settling any claim or suit without the prior written consent of the Company. 10. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 5 shall reduce the amount of liability pro tanto. 12. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The assured shall permit the Company to sue, compromise or settle in the name of the assured and tovse the name of the assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the assured the Company shall be subrogated to all rights and remedies of the assured after the assured shall have recovered its principal, interest, and costs of collection. 13. Arbitration. Unless prohibited by applicable law, either the Company or the assured may detnand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the assured. All arbitrable matters when the amount of liability is in excess of $1,000,0000 shall be arbitrated only when agreed to by both the Company arid the assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permit a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 14. Liability . Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 15. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 114 East Fifth Street, Santa Ana, California 92701. _. �....... nrrwww.'. r.. w�BNR^'! �. NC. RF* MR1Y�A.' T: r(' �S1t�". d:+ r' 9+ t!+ µM' Y: nT:' Si'! �J+"tl+�'..'Xt+d<:rYw..w+^ItrnM+ gran. �.r- .a..w�rtr.�+a.. +- nr+. +!w.xt. .w. .v,.v �w.. �. m. �w. n�wy.•. w�. rw. r.- w:, x�n..'.. rerJh-.. m+ s+ a« Y• rv. w .......ww............�_._...... _. TUKWILA MUNICIPAL CODE shall be provided with check dams to reduce flows, and shall be replanted and enhanced according to a plan approved by the Director. (5) When necessary to provide for fish passage, fish ladders shall be 1 -foot vertical rise to 10 -foot hoilzontal distance, or as approved by the State Department of Fish and Wildlife. (6) Stormwater runoff shall be de- tained and infiltrated to preserve the watercourse channel's dominant discharge. (7) All construction shall be designed to have the least adverse impact on the watercourse, buffer and surrounding environment. (8) Piping shall be constructed during periods of low flow, or as specified by the State Department of Fish and Wildlife. (9) Water quality must be as good or better for any water exiting the pipe as for the water entering the pipe, and flow must be comparable. 7. Dredging, Digging or Filling. a. Dredging, digging or filling within a watercourse or its buffer may occur only with the permission of the Director and only for the following purposes: (1) Uses permitted by TMC (2) Maintenance of an existing water - (3) Enhancement or restoration of habitat in conformance with an approved mitigation plan identified-in a sensitive area study; (4) Natural system interpretation, education or research when undertaken by, or in cooperation with, the City; (5) Flood control or water quality enhancement by the City; (6) Maintenance of existing water quality controls, for normal maintenance needs and for any diversion, rerouting, piping or other alteration permitted by this chapter. b. Any dredging, digging or filling shall be performed in a manner which will minimize sedi- mentation in the water. Every effort will be made to perform such work at the time of year when the impact can be lessened. c. Upon completion of construction, the area affected must be restored to an appropriate grade, replanted according to a plan approved by the Director, and provided with care until newly - planted vegetation is established. E. Areas Of Potential Geologic Instability 1. General. The uses permitted in the under- lying zoning district may be undertaken on sites which contain areas of potential geologic instability subject to the standards of this section and the requirements of a geotechnical study. 18.45.080; course; 2. Exemptions. Any temporary slope which has been created through legal grading activities may be regraded without application of this chapter under an approved permit. 3. Alterations. a. Prior to permitting alteration of an area of potential geologic instability, the applicant must demonstrate one of the following: (1) There is no evidence of past insta- bility or earth movement in the vicinity of the proposed development, and quantitative analysis of slope stability indicates no significant risk to the proposed development or surrounding properties; or (2) The area of potential geologic in- stability can be modified or the project can be designed so that any potential impact to the project and surround- ing properties is eliminated, slope stability is not decreased, and the increase in surface water discharge or sedimentation shall not decrease slope stability. b. Where any portion of an area of poten- tial geologic instability is cleared for development, a landscaping plan for the site shall include tree replanting with an equal mix of evergreen and deciduous trees, preferably native, and approved by the Director. Replacement vegetation shall be sufficient to provide erosion and stabilization protection. 4. Geotechnical Report. a. The applicant shall submit a geotech- nical report appropriate to both the site conditions and the proposed development. A geotechnical investiga- tion shall be required for development in Class 2, Class 3, Class 4 areas, and any areas identified as seismic or Coal Mine Hazard Areas unless waived pursuant to TMC 18.45.020F.2. b. Geotechnical reports for Class 2 areas shall include at a minimum a site evaluation review of available information regarding the site and a surface reconnaissance of the site and adjacent areas. Subsurface exploration of site conditions is at the discre- tion of the geotechnical consultant. c. Geotechnical reports for Class 3, Class 4 and Coal Mine Hazard Areas shall include a site evaluation review of available information about the site, a surface reconnaissance of the site and adjacent areas, and a subsurface exploration of soils and hydrol- ogy conditions. Detailed slope stability analysis shall be done if the geotechnical consultant recommends it in Class 3 or Coal Mine Hazard Areas, and must be done in Class 4 areas. d. Seismic hazard areas shall include an evaluation of site response and liquefaction potential for the proposed development area. For one -story or two - story single - family dwellings, this evaluation may be based on the performance of similar structures under similar foundation conditions. For proposed develop- ments including occupied structures other than one - story and two -story single- family dwellings, the eval- uation shall include sufficient subsurface exploration to Page 18 -78 ..,ate••- - ,x9«r„r,.r•••tx Printed October 10, 1997 �, „ax:•:?:r *+M1.r, n:c..r, y... .. .,�y;.�,. .:..rr o,-.,, »r.,,.ow.ovrn,.- ..,t' 4. „M,r.. ,. o�r,e,- .yo;.. r,�+ara..Ais�. yzri�' YL^,, SV ^:;K'�":•S'�'i= '!?Vw.;..Tm..,. z ~ w • o:i 00. c o. W• I w• 0 2 u. d. t-= z ~; z oo, O E. o� wW • P. • • •z Cu co. U ce z TITLE 18 — ZONING provide a site coefficient (S) for use in the static lateral force procedure described in the Uniform Building Code. e. Applicants shall retain a geotechnical engineer to prepare the reports and evaluations required in this subsection. The geotechnical report and completed site evaluation checklist shall be prepared in accordance with the generally accepted geotechnical practices, under the supervision of and signed and stamped by the geotechnical engineer. The report shall be prepared in consultation with the appro- priate City department. Where appropriate, a geologist must be included as part of the geotechnical consulting team. The report shall make specific recommenda- tions concerning development of the site. f. The geotechnical engineers required under this subsection must meet the qualification stan- dards approved by the Director. Applicants shall provide a list of qualifications of the firm or individuals who will be doing the technical studies, and those shall be approved by the Director. If the engineers' credentials are not sufficient, the City may require applicants to use a different engineer or firm which does meet the City's standards. g. The opinions and recommendations contained in the report shall be supported by field observations and, where appropriate or applicable, by literature review conducted by the geotechnical engineer which shall include appropriate explorations, such as borings or test pits, and an analysis of soil characteristics conducted by or under the supervision of the engineer in accordance with standards of the American Society of Testing and Materials or other applicable standards. If the evaluation involves geologic evaluations or interpretations, the report shall be reviewed and approved by a geologist. h. An independent review of geotechni- cal reports will be required per TMC 21.04.140. 5. Disclosures, Declarations and Covenants. a. It shall be the responsibility of the applicant to submit, consistent with the findings of the geotechnical report, structural plans which were pre- pared and stamped by a structural engineer. The plans and specifications shall be accompanied by a letter from the geotechnical engineer who prepared the geotechni- cal report stating that in his /her judgment, the plans and specifications conform to the recommendations in the geotechnical report; the risk of damage to the pro- posed development site from soil instability will be minimal subject to the conditions set forth in the report; and the proposed development will not increase the potential for soil movement. b. Further recommendations signed and sealed by the geotechnical engineer shall be provided should there be additions or exceptions to the original recommendations based on the plans, site conditions or other supporting data. If the geotechnical engineer who reviews the plans and specifications is not the same engineer who prepared the geotechnical report, the new engineer shall, in a letter to the City accom - panying the plans and specifications, express his or her agreement or disagreement with the recommenda- tions in the geotechnical report and state that the plans and specifications conform to his or her recommenda- tions. c. The architect or structural engineer shall submit to the City, with the plans and specifica- tions, a letter of notation on the design drawings at the time of permit application stating that he or she has reviewed the geotechnical report, understands its recommendations, has explained or has had explained to the owner the risks of loss due to slides on the site, and has incorporated into the design the recommenda- tions of the report and established measures to reduce the potential risk of injury or damage that might be caused by any earth movement predicted in the report. d. The applicant, or the owner of the site if the applicant is not the owner, shall submit a letter to the City, with the plans and specifications, stating that he or she understands and accepts the risk of develop- ing in an area with potential unstable soils and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of a structure on the site, of the slide potential of the area. e. The owner shall execute a covenant, running with the land, on a form provided by the City. The City will file the completed covenant with the King County Department of Records and Elections at the expense of the applicant or owner. A copy of the recorded covenant will be forwarded to the owner. This covenant shall include: (1) The legal description of the prop- erty; (2) A statement: (a) Explaining that the site is in an area of potential instability, (b) Of the risks associated with development on the site, (c) Of any conditions or prohibi- tions on development, and (d) Of any features in this design which will require maintenance or modification to address anticipated soil changes; (3) A statement waiving any claims the owner or his /her successors or assigns may have against the City for any loss or damage to people or property, either on or off the site, resulting from soil movement arising out of the issuance of any permit(s) authorizing development on the site; (4) The date of issuance and number of the permit authorizing the development. 6. Assurance Devices. Whenever the City determines that the public interest would not be served by the issuance of a permit in an area of poten- tial geologic instability without assurance of a means of Printed October 10, 1997 r-- -_____r. �na..- ,.,,,,,,,, inn. r• m.- xxa!; r.+ fir�Y�SC ^�!?}'{.• ".'= ' ^:::r•*,�a: 'n1.•� »iTi•m ....rcmlTVtrnrn•.Y.^r*.'LL�•pn..» ,.•.�....- e,a- .•..- •�.ra^„ ry . ..... �- �r..rt.. _ Page 18 -79 c•v.,` ..•...'{ N>:' t<: �.? H.' J.' j. "..Y:4 *P>;�..R;•�K;N?9?WEyt:� .r...,i z w O 0 o J= w• 0 =3 z� 1- 0 Z 1-: w • w U � O N a 1-- w uJ • U H- wzL- . --- 0 z TUKWILA MUNICIPAL CODE providing for restoration of areas disturbed by, and repair of property damage caused by, slides arising out of or occurring during construction, the Director m ay require assurance devices pursuant to TMC 18.45.135. 7. Construction Monitoring. a. The applicant shall retain a geotechni- cal engineer to monitor the site during construction. The applicant shall preferably retain the geotechnical engineer who prepared the final geotechnical recom- mendations and reviewed the plans and specifications. If a different consultant is retained by the owner, the new geotechnical engineer shall submit a letter to the City stating whether or not he /she agrees with the opinions and recommendations of the original geotechnical engineer. Further recommendations, signed and sealed by the geotechnical engineer, and supporting data shall be provided should there be exceptions to the original recommendations. b. The geotechnical engineer shall moni- tor, during construction, compliance with the recom- mendations in the geotechnical report, particularly site excavation, shoring, soil support for foundations includ- ing piles, subdrainage installations, soil compaction and any other geotechnical aspects of the construction. Unless otherwise approved by the City, the specific recommendations contained in the soils report must be implemented by the owner. The geotechnical engi- neer shall make written, dated monitoring reports on the progress of the construction to the City at such timely intervals as shall be specified. Omissions or deviations from the approved plans and specifications shall be immediately reported to the City. The final construction monitoring report shall contain a statement from the geotechnical engineer that, based upon his or her professional opinion, site observations and testing during the monitoring of the construction, the completed development substantially complies with the recommendations in the geotechnical report and with all geotechnical- related permit requirements. Occupancy of the project will not be approved until the report has been reviewed and accepted by the Director. 8. Conditioning and Denial of Use or Devel- opments. a. Substantial weight shall be given to ensuring continued slope stability and the resulting public health, safety and welfare in determining whether a development should be allowed. b. The City may impose conditions that address site -work problems which could include, but are not limited to, limiting all excavation and drainage installation to the dryer season, or sequencing activities such as installing erosion control and drainage systems well in advance of construction. A permit will be denied if it is determined by the Director that the development will increase the potential of soil move- ment that results in an unacceptable risk of damage to the proposed development, its site or adjacent proper- ties. F. Abandoned Mine Areas 1. Development of a legal lot of record con- taining an abandoned coal mine area may be permitted when a geotechnical report shows that significant risks associated with the abandoned mine workings can be eliminated or mitigated so that the site is safe. Approval shall be obtained from the Director before any building or land - altering permit processes begin. 2. Any building setback or land alteration shall be based on the geotechnical report. 3. The City may impose conditions that address site -work problems which could include, but are not limited to, limiting all excavation and drainage installation to the dryer season, or sequencing activities such as installing drainage systems or erosion controls well in advance of construction. A permit will be denied if it is determined that the development will increase the potential of soil movement or result in an unacceptable risk of damage to the proposed develop- ment or adjacent properties. G. Areas Of Important Geological Or Archaeological Evidence 1. Development on a legal lot of record determined to have historic or prehistoric geological or archaeological evidence, shall be prohibited until that evidence has been studied or researched for any valu- able information about our history. Removal or salvage of the evidence shall be done in accordance with RCW 27.53, and shall be performed in a timely manner. 2. Once the geologic or archaeological evi- dence or articles have been studied or researched, or the importance of the site is declared to be marginal or not of use to the scientific community, development shall be allowed on the site. Development shall not begin on such a site until the Director gives approval. H. Permitted Uses Subject to Exception Approval Other uses may be permitted upon receiving a reasonable use exception pursuant to TMC 18.45.115. A use permitted through a reasonable use exception shall conform to the procedures of this chapter and be consistent with the underlying zoning. (Ord. 1758 §1(part), 1995) 18.45.090 Sensitive areas tracts. A. In development proposals for planned resi- dential or mixed area use developments, short subdi - visions or subdivisions, and boundary line adjustments and binding site plans, applicants shall create sensitive areas tracts, in lieu of an open space tract, per the standards of the Planned Residential Development District chapter of this title. B. Applicants proposing development involving uses other than those listed in TMC 18.45.090A, on parcels with sensitive areas or their buffers, may elect to establish a sensitive areas tract which shall be: 1. If under one ownership, owned and main- tained by the ownership, which protection of the tract; Page 18 -80 Printed October 10, 1997 t. .�v Y,n xtuT��•• ri' K"+? iv.'.n.+T.++'wmx�.•reNwi:.>yasn f.y:KV. . z w 6 00 CO 0 w= J 1- WLL wo g Q. =d _. z �. �o z� CO U • � O- O E- w • Lu O w Z U= O ~ z 3 1 1 1.4.2 Coordinate a planting program with the Washington 3 Department of Transportation to introduce major trees 3 along the freeway corridors within Washington State Department of Transportation right-of-ways. 3 TUKWILA COMPREHENSIVE PLAN Community Image 1.3.2 Locate identification such as signage with landscaping at City limits where they cross minor arterial streets. 1.3.3 Provide residential neighborhoods within the City with a simple but attractive sign that highlights its name, after City-wide gateways have been identified. 1.3.4 Work with the Washington Department of Transportation to develop a planting plan distinctive to Tukwila for the freeways and limited- access state routes. Goal 1.4 Vegetated `tiilla des i Policies 1.4.1 Regnire Ghat new de elopinent `along>nillsrdes- andtikiJ}s 4,4 retain substantial:' amounts,: ofsignifJ!.ant,trees. IMPLEMENTATION STRATEGY • Tree preservation regulations 3 Goal 1.5 3 IMPLEMENTATION STRATEGY ♦ Highway corridor planting plan A riverfront that is accessible, developed, and appreciated as a 3 major amenity of the community and region. 3 Policies 3 3 3 3 > 3 3 1.5.1 Continue to develop the riverfront trail system and create "nodes" of public space for civic functions, art festivals, and seasonal events. Include, in some places, hard - surfaced areas with a more formal appearance, such as textured paving, lighting, seating, and pavilions. (Figure 1) 1.5.2 Install interpretive displays to inform the public of the river's environmental role in the community and the region. Decexnbe 4,1995, 19 z z �w J0 00: �w w W • O • Q co = a. I- al z� I- O Z 2 uj Um = U' ..z: U Ni O ~: z BOUNDARY LINE ADJUSTMENT NO. BLA - CITY OF TUKWILA KING COUNTY, WASHINGTON APPROVALS: KING COUNTY CITY 0= TUKWLA DEPARTMENT OF ASSESSMENTS Examined and opprowd thls_day of 19 Examined and opfrond this day of 19 PTY ENGINEER Examined and approved We -day of 19 00001 OR OP COMMUNITY DEVELOPMENT A.e..sor Deputy Asw..or Account Nanber RECORDING NO. VOL. /PAGE SCALE: PORTION OF 111E NW 1/4 OF SECTION 23, TWP 23 N, ROE 4E WM File: 95074-81 Project 95074 Plotted by Leland on October 14, 1996 at 4:24 p.m. Scale: 1 -1 Attached Xrefs: AUTHORIZATION THIS EOUNDARY UNE ADJUSTMENT I5 MADE WITH "HE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES CF THE OWNERS OF THE AFFECTED PROPERTIES Nome Dab Nome Oats MASTER VALES UMIIE) PARTNERSHIP by ROSE ASSET MANACEIIENT COP.; GP. Slab of Washington County of I certify that 1440o or how tauslaclory • 4d.nc. that signed UM Inarumwlt and ocknoAdedged 11 to be (MS/her) hex and voluntery act for Ih• uses and purposes mentioned In the hstrun.nt. Signature of Notary Public Printed nam. Doted My appointment • p Ise State of was4ingtan County of 1 certify that 1 kno• or how satisfactory s.ldsnce that signed this Instrument and od•O.tndg•d H to h. (hN/her) he• and wluntoy act for the usu. and purposes mentioned In the L1etrumM4 Signature of Notary Public Printed name Dated My appointment mhos ORIGINAL LEGAL DESCRIPTION(S) PARCEL NO 115720 - 0.170 -09 THE WEST 300 FEET OF LOT 17, BR00KVALE CARDEN TRACTS, ACCORDING 70 THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT TA0 FOLLOWING DESCRIBED TRACT A; TRACT A THE NORTH 138 FEET OF THE EAST 130 FEET 0= THE WEST 270 FEET OF LOT 17, 3ROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF 800080EC IN VOLUME 10 OF PLATS, PAGE 47. RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THAT PORTION IN THE SOUTHEAST CORNER OF SAID PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE, 1941110 A RADUSS OF 20 FEET. DRAWN TANGENT TO THE SCRIM AND EAST UVES OF SAID PROPERTY. SITJATE IN TAE COUNTY OF 0180, STATE OF WASHINGTON. PARCEL N0. 1157211-017S CO THE NORTH 138 FEET OF THE EAST 130 FEET 0= THE WEST 270 FEET OF LOT 17, 3ROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDEC IN VOLUME 10 OF PLOTS, PAGE 47. RECORDS OF KING COUNTY, WASHINGTON; EXCEPT MAT PORTION IN THE SOUTHEAST CORNER OF SAD PROPERTY LYING SOUTHEASTERLY OF THE ARC OF A CURVE. HAVING A RAOUIS OF 20 FEET. DRAWN TANGENT TO THE SOUTH AND EAST UNE.. OF SAID PROPERTY. SITJATE IN T-10 COUNTY OF 0190, STATE OF WASHINGTON. REVISED LEGAL DESCRIPTION(S) PARCEL 'A THAT PORTION OF LOT 17. BR00KVALE GARDEN TRACTS. ACCORDING TO 111E PLAT THEREOF RECORDED 19 VOLUME 10 70 PLA15, PAGE 47, RECORDS 0= K NO COUNT'. WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORKER OF LOT 17, OF SAD PLAT; • THENCE SOUTH 8657'51' EAST ALONG THE NORTH UNE OF SAID LOT A DISTANCE OF 285.01 'MT; THENCE SOUTH 01'28'34' WEST A 0151ANCE OF 92.61 FEET TO A POINT ON A CURIE; THENCE SOUTHWL'TERLY ALONG 5AIC CLINE TC THE RIGI0-t HAVING A BACK TA9GEFR BEARING OF NORTH 54'50'17 EAST. A RADIUS OF 355.47 FEET, A CENTRAL . INGLE OF 3617'44% AN A1C DISTANCE OF 255.18 FEET; THENCE SOUTH 01'28'34' WEST A DISTANCE OF 15.00 FEET 10 A PCINT ON A CURIE; THENCE NORTHEASTERLY ALONIG SAD CURVE 10 THE LEFT X11810 A BACK TANGENT BEARING CF 909M 88'02'04' WEST, A CENTRAL ANGLE OF 0536" 5, A RADIUS OF 370.47 FEET, .W ARC DISTANCE OF 23.30 FEET TO ME POINT OF REVERSE 0584911.110 THENCE SOUTHEASTERLY AND SOUTHEJ1U ALONG SID CURVE 10 THE RIGHT HAVING A CENTRAL ANGLE OF 9556'07, A RADIUS OF 25.00 FEET, Al ARC DISTANCE OF 40.99 FEET; THENCE SOUTH 0t'28'34' WEST A DISIAVGE OF 26.47 FEET; THENCE SOUTH 85'23'11' WEST A DISTANCE OF 125.71 FEET TO THE WEST UNE OF SAID 1.01 17; THENCE NORTH 01'28'34' EAST ALONG SAND WEST UNE A 08; ANCE OF 239.53 FEET 70 THE POINT OF BEGINNING. ALL SITUATED IN THE NORTHWEST QUARTER OF SECTION 23, 1OWNSHIo 23 NORTH, RANGE 4 EAST. WILLAMETTE 0ERIDLAK, KNG COUNTY. WASHINGTON. 700E11-1E1 WITH AND SUBJECT TO RESTRICTIONS. COVENANTS AND EASEMENTS OF RECORD. PARCEL B: THAT PORTION OF LOT 17, 1380010/ALE GARDEN TRACTS, ACCORDING TO 111E PLAT THEREOF RECORDED IN VOLUIAE 10 7F PA75, PAGE 47, RECORDS 0= K NG COUNTY, WASH NGTON, DESCRIBED AS FOLLOWS: COMMENCING AT 11E NORTHWEST CORNIER OF LOT 17, OF SAID PLAT; THENCE SOUTH 5657'51' EAST ALONG THE NORTH UNE OF SAID LOT 17 A DISTANCE OF 300:31 FEE' TO THE "TRUE POINT OF BEGINNING"; THENCE 50UM 01'28'34' WEST A 01518900 OF 325.85 FEET TO THE swim UNE OF SAID L01 17; • THENCE NORTH 8745'26' WEST ALONG SAID 50UD1 UNE A DISTANCE OF 300.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 17; THENCE NORTH 01'28'34' FAST ALONG THE WEST UNE OF SAID LOT 17 A DISTANCE OF BC.00 FEET; THENCE NORTH 82'23'11' EAST A DISTANCE OF 125.71 FEET; THENCE NORTH 01'28'34' EAST A DISTANCE OF 26.47 FEET TO A POINT OF CURVATURE; THENCE NORTHEES(ERLY AND WE5TE4LY ALONG SAID CURVE T5 THE 150 HAN A3 A CENTRAL ANGLE OF 9556•05. A RADIUS OF 25.00 FEET, AN ARC DISTANCE OF 40.99 FEET 10 A POINT OF REVERSE CURVATURE; THENCE WESTERLY HANG SAID CURVE TO THE RIGHT HAVING .A CENTRAL ANGLE OF 0536'15', A RADIUS OF 370.47 FEET; AN ARC DISTANCE OF 23.30 FEET; THENCE NORTH 01'28'34' EAST A DISTANCE OF 15.00 FEET TO A POINT ON A CURVE; THENCE NORTHEASTERLY ALONG SAD CURVE TO THE LEFT HAVING A TUCK TANGENT BEARING CF NORTH 08752'04' WEST, A CENTRAL ANGLE OF 3517.44, A RADIUS OF 355.47 FEET, AN ARC DISTANCE OF 225.15 FEET; THENCE NORTH 01'28'34' EAST A DISTANCE OF 92.61 FEET TO THE NORM UNE OF LOT 17; THENCE 501108 8657'51' EAST ALONG SID NORM UNE A DISTANCE OF 15.00 FEET TO THE 'TRUE POINT OF BEGI6NINC. ALL SITUATED IN THE NORTHWEST QUARTER OF SECTION 23. TOWNSHio 23 NORM, RANGE 4 EAST. WILLAMETTE 6(010 M, K NG COUNTY. WASHINGTON. TOGETHER WITH AND SUBJECT TO RESTRICTIONS. COVENANTS AND EASEMENTS OF RECORD. VICINI'T'Y MAP NO1 ID ID 504E RECORDER'S CERTIFICATE filed for record this day of 19. .at M In book of at page at the request of Mgr. Supt. o' Records LAND SURVEYOR'S CERTIFICATE This Boundary Line Adjustment correctly represents a survey made by me or under my direction In conformance with the requirements of the appropriate state and city sta:utd and ordinance In SFPT 1996 Certificate No 27•56 1135A@NIOVIE ENGINEERING, INC. .500, .;ie.l%4.,4AR/ P000j4050_40/,.40.,'9.4. (206)565 -4491 • 0.0114 (2061034 -' 205 • FAX (200)565 -0563 Land Planning & Use • Engl,.sring • Surveying 1910 6418 Avenue We,I • 'ammo. WA 96466 MASTER VALUES LIMITED' PARTNERS -IP ROSE ASSET MANAGEMENT CORP. GP. P.O. BOX 8144 KIRKLAND, WASHINGTON 98034 -0133 DWN. BY LPL OATS 09 -09 -96 JOB N0. 95 -074 SHEET 1 OF 2 BOUNDARY LINE ADJUSTMENT NO. BLA - CITY OF TUKWILA KING COUNTY, WASHINGTON SURVEYOR'S NOTES 1. THE DRAWING SHOWN HEREON DOES 1107 NECESSARILY CONTAIN ALL OF TIIE INFORMATION MANED B1' THE: SURVEYOP. IN HIS FIELD WOW, OFFICE WORK, OR RESEARCH. REFERENCE SURVEY ROS 19606179001 2. BASELINES F1(13 TRAVERSE P1tOCEDU9E5 MEET OR EXCEED ACCURACY STANDARDS AS PER W.A.C. 332- 130 -090, PARAGRAPHS 1(4 AND 1(9). 3. ALL MONUMENTS VISRE0 5/07/96. P.O.B. PARCEL A AND P.O.C. PARCEL B 101650' DIMWIT FOR PACIFIC TELEPHONE AM PER MN 4700163 323.:2' (C) 32159' (R) AND BRASS MONUMENT I9 I WOE w/ BASIS OF BEARING EAST UNE OF R.O.S. 18104229032 R.O.S. /8104229002 N 01'34'34' E COORDINATE SYSTEM ASSUMED B VERTICAL DATUM CITY OF TUKWILA. TOP Or ALUMINLM MONUMENT IN CASE AT INTERSECTION OF 57TH. AVE. 50. AND SO, 147TH. 5T. (LEV a 2.58.98 EOUIPMENT USED TOPCOV GTS - 3C (TOTAL STATION) OMNI PRISM 'W/ -30mm OFFSET TDS -43 DATA COLLECTOR 1 Ir \ \ `>\s7�a l} 6.. ,\v„1/4\ � \\� \0\ \ \\1 \ \ ,\.,..--------:-----z‘.1 . 1 \ - 11 \ \ \ \, \\ A \\ \,\ 1 \ o , L� ;�. 111 24‘k k \ \$11111 111 111111 � 11 1 1 1 1 1 J 1 (/� / / 111111 k\ \ \' 11/1(( _� Pil////////1 / i) 1 111 I \ \\\� \\ 4 \,., /- 1\ \,�\� 161 I \ \ / I 1 11I!\ h\<' \,\ \\ 1111 \\ \ \� \1111 \ ?\ I 8 F'7D 2 -3/4 IRON PIPE 4-^ (0.25 W) cm1(■\r/ 111: i 11�` �zl rr\\\7_/ ;'� gE*1`V1 1''1111111l(I((\ ' 11 1 1 1 1 I I I1; j1111IL \ \\\\\ II ail /ill �iil(I11111�1(l` \1 \� \� \ ((L1 1 'I 1 T161 t \lV\ { \ \k\\; ,iv111 I IA r 1 7' BET CONCRETE r NAIL IN FOOTING I 25 50 SCALE 1' -50' South 147th-Street N UB5T51 W 425.39' (M) 425.31' (R) fa I 30' ACCESS AM UTILITY E,LSE91F:Hr - PER AR 95071501V. 9007160187 & 9507150154. r -30 YNTER EASF11OIT TO CITY OF T199OA 1 PER AFN 9303171784, 9303171785. • 1— — -. — _ 10' 111AS14NGTON NATURAL GAS 1 J FJ PER AFN 930129159-\ F:ECORDING N0. VOL. /PAGE SCALE: L Inch •• 511 ft. Imltrr —J PORTION OF THI: NW 1/4 OF SECTION 23,1 P 23 N, RGE 4E W.M. TABLES I CURVE I RADIUS 1 U NGTH 1 DELTA Ci 25.00' 40.99' 93'58'03• C2 370.47' 23.30' 0376'l5 0 .4 •••;1 rJ ,FND REBAR 1 VOL. „ 13G. 68 0 1 1 7 L- r T OF r. REP _ , " LCT ,1 ) S 20' UNE 1 DIRECTION I L' N 01'28'34- E 12 N 01'28'34 E L4 S 8524'166 t DISTANCE 26.47' ) 5.00' 15.00' 15.00' \-FND ALUMINUM CAP W/ '0 IN CASE L5 118086 AT I97795(CIICN OF 57th 61E SO It 147th S ST RECORDER'S CERTIFICATE filed for record this doy of 19 at M In book of of ;30136.........at the request of TERRELL C. FERGUSON Mgr. Supt. of Records LAND SURVEYOR'S CERTIFICATE This Boundary Line Adjustment correctly represents a survey made by Ine or under my direction In conformance with the requirements of the appropriate slate and clay statute and ordinance in SEPT.,. 1996 Certificate 110. X32 :'3L. C35.g[dIVE ENGINEERING, INC. .(4 nd .%u 4� fmanf 9ro/il e/ .S�4rvrus (208)545 -.1491 • 5•4114 (206)1124-'205 • FAX (206)565 -8567 Land Planning 9 IA. • Enpi•4Mng • 5urv•ring 6910 6418 Aounu4 66441 • laoomo. NA 98486 Z tiK•S"44'A ��AL U11D 12956 e . n9•% 1YPRQ 5- 04-1997 LEGEND END 30504 MARK FND M0INMENT AS INDICATED SET 1/2' ROAR AND CAP ,122956 END AS INDICATED EX FIR TREE EX MAPLE TREE EX ALDER TREE EX UNKNOWN TREE EX WATER METER EX FIRE HYDRANT EX WATER VALVE EX SEWER MANHOLE EX ASPHALT PAV11.15 EX EDGE OF GRAVEL EX SANITARY SEWER EX 6- WATERMANN EX ROCPERY South 149th Street FND RUSS 50915(NT IN CASE IN CONCRETE W/ PUNCH 41 • 0 A OJ MASTER VALUES LNMTED PARTNERSHIP ROSE ASSET MANAGEMENT CORP. GP. P.O. BOX 8144 KIRKLAND. WASHINGTON 98034 -0133 OWN. BY LFt 3ATE 09 -09 -96 200 NO 95 -074 0HKO. BY KLIF SCALE 1'n5C' SHEET . 2 OF 2 Z t- W ce JU U O WI F- • LL w 0 Z� Z �_ w U 0 I- 10 t- . LLi Z = O~ z n LOT 1 co N cue LOT 4 01 30' O Q!i TP -2 s !\ - • • OZZ LOT 3 / • 40% • • G LOT 4 (r/`. , r c \J I C'S • 23% cot tit a. 0 i 1 9(.L 1• • TP -1 • m J LOT 1 r /. /(j. r ----- ! ' f fig, 1 _ 1 • cA L--',/, / .J , k:=21 V, I ►� 325.85 . (0. Or 4 1 oil • LEGEND MAPLE TREE ALDER TREE FIR TREE UNKNOWN TREE 0 ()aft"— I--- _ 30' '✓ /ice \LOT 3. g • ~r _,/may/ 00;2 . .23% • CA — f N CI t LOT •/ • /;,//47. o cn a L2 (I � 0� • • ► •/ /i 1%3 : , r Nix . ......._ .1 325.85' 0 4 ..P.- .. �. Z w re 0 0; CI, W =' W O: 121 0N1 CI H. :w w. :2 • h- Ut LLB: w �, Ham;. File: 5mm Drawing# Y•••'!■ off,1.1.. ••• • I : •••■ • ,•••. • • ' I • 174,..1^ ; • 1 % • ! •• o,'?:04'1'PP11-YrI""Y'IA! ; a•■ IN/ 1/4 OF IEC11014 3 T 244. ROEAIE, 4.1.111•111. • South 147th Street as.= po..014 , • ,N, , \ • • • • . . . , NOTES: 1. THE GRADING SHOWN ON THIS PLAN R61ECTS ONLY THAT PORTIOII NESGARY ID CONSTRUCT ROADWAYS AND LITIUTIES., • 2. PRIOR TO BUILDNG PERMITS FOR HOME; AN AN ADDITIONAL SEOTECHNICAL IEPO Yr. GRADING AND EROSION CONTROL PLAN 1;11.41 BE REOUiRED. GRADING & EROSION CONTROL Acitymei: SHALL CCNFORM 7C THE "CONCLUIJONI le RECOMMENDATIONS' SECTION OF THEI SOILS REPORT PREP/EC BY FACIFIG TESTING LABORATORIES OATED OCTOBER!:, 1916. CONTACT ALASTAIR LLMSDEN • (36C) 439-4552 EARTHWORK OUANT1TIES 40 • / II r\ 1,%.• , ....' ,,,/,...„,...„:,.........„,,,,, .... \ ' :\ , i I \ I ii,,,,' ...2,,...•"""T:,,,,•'" ,--..'. \ , ‘, ,. / A ,..;':,.' ''' \ .--..7". ...‘' „...-. ', • .! \,:- ' i • $.1 1, 1 L d' . ' . ./ N..: /11' I I , ..■..., r , • / . / I , i L ; i .114 Ji . '\' s/r. I I I ■ ; ) .. YI •,..,1i !I' :01 'T ./ ...,,) , t • , ,,i,, f .. i / :',' • I," (r: .1 /` / \ : A $1.;.. • , : • . • _Pt •t, , r. \ • ,•1 • • i• • A I : • 'rum 2 CY ;.;P. 'I";11'..../Pyl''Yt). RIP RAP I ' • ' i • \ 1 CUT 50 CYt • FILL • 7000 Clt AREA CLEARED • 0.97 ACRES r' gi ••i 1 ! • 1 t • 1 1 .,• : ; • 1 \, .,... ' t L. •: 'L ■,.., / 1 *\ •\Al. ' I"' '-'7*-4-- 7 -- ••-• 1 t.r: i i,•';'•' / • ! ' f 11U.() / ,.., 1.1,.:./.3 ..O i 3 • i ..,:, 1 ‘'',- I ' ' / • I , '• ' (' ;/ li 1 i i '• t• i II ' '--.1.1-A7.-;::-.--sr,),..-.. 7-77-......, i • , i \ ••••.. •-....-1,.......1., <4, -...c....-■--•,•,..) . .;.,...1 . , ..., ... 'i I TT 200 ROOKED CONCRETE/SDI RETALNI/o.: WALL (RD OTHERSI r-TOP OF WAD Z/41; • 200 195 195 0 190 160 190 9ROPOSED GRADE 4 441.1.t. . : . • ■,; " .. ......... • . , . . C(151NG GROUND .. .. cirrom .• 1801 Yo. mo, . • ' : : .. • , • .. ..... 1 • • • . • • 175 : 175 PROFILE - RETAINING WALL 1.40' H 1•-5' li A. 4 •• it .. .., 1 ' 1 1 I. I I •• I i ,.. 1 ... ,:'" 1 •••• ''----....1 \--1,-,t1-• ..: ,1 \ ! L.:]':.;•:(-(,). :. :..) • .2„ ,:,1 1„ .. ..., ...,.. , —,.... _ 1 ,— ,.. .... -----_ ,i,.,, ,...,.i ..,-. ......r.-,, II .../..; :',.:7(1--17•1 ' :---.:4I',t;.s1::41.r.:*.0.-..11..z.,.. , , .-•,,..,... ., ... 14,:,.;, • - V. , ,, 1 t I r 't it il4t1i., , ,•.. 11 / ' ''( • , ..,, :- ,,• . ■ . : \ , \ I 1:'. p;imity„.....:. ,...,..rklit. •• , '• • i , !I I. . i '1 ,,,, ! .:i:•,, l,:, . • i • • • • • • ■ r • • • • • : . RECEIVED DITYOF TUKWILA MAR 2 7 1998 sPERMITCENTER n rirp-m.rnstyriffiTrirjrri,r.-Fir ' 21 3 o5 6 • 1.81 el2. PIZ . ll. .I1OJjI IT II II