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HomeMy WebLinkAboutPermit L07-074 - POWELL TODD - POWELL HOMES VARIANCEPOWELL HOMES 12XX 49 AVE S L07 -074 CD L07-074 AT FRONT DESK IN LAND USE CD BINDER L07 -074 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: Cij' of Tukwila Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE HEARING EXAMINER PREPARED December 21, 2007 January 8, 2008, 9AM On November 2, 2007 a Notice of Application was posted on site and mailed to tenants and property owners within 500 -feet of the subject site. On December 23, 2007 a Notice of Public Hearing was posted on site and mailed to tenants and property owners within 500 -feet of the subject site A Notice of Public Hearing was also published in the Seattle Times on December 27, 2007. L07 -074 Powell Homes Michael Probach Deviation from the minimum lot area within the Low Density Residential zone (LDR) in order to construct one single family home. 12XXX 49 Ave South, King County Parcel Number 017900- 1475. The property is located within a residential area of the City and is surrounded by single family homes. Exempt Low Density Residential (LDR) Low Density Residential (LDR) Brandon J. Miles, Senior Planner Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page2of7 ATTACHMENTS: BACKGROUND The applicant owns one lot within the Allentown Neighborhood of the City. The property is legally described as Plat Lot 27, Block 7 of the Allentown Addition to Seattle. The applicant's property is 40 by 100 and thus has a lot area of 4,000 square feet (See Attachment B: Site Plan). The minimum lot area requirement within the LDR zone is 6,500 square feet. The applicant's property is considered a substandard lot. TMC 18.70.030 regulates the construction of homes on substandard lots. TMC 18.70.030 "Substandard Lots ": A. Variance Application B. Site Map provided by applicant (with mark -up by City) C. Proposed Front Elevation D. Aerial Photo E. Applicant's response to variance criteria F. Notice of Hearing A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located may still be developed as a separate lot if the proposed use is one which is permitted in the zone and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. B. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined lots are henceforth considered a single lot. C. Nothing in this subsection shall be deemed to prevent the owner of a sub - standard lot from applying for or receiving approval of variances pursuant to TMC Chapter 18.72 DCD Planning Page 2 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Lot area, minimum 6,500 sq. ft. Average lot width (min. 20 ft. street frontage width), minimum 50 feet Setbacks to yards (minimum): • Front 20 feet • Front, decks or porches 15 feet • Second front 10 feet • Sides 5 feet • Rear 10 feet Height, maximum 30 feet Off - street parking: • Residential See TMC Chapter 18.56, Off - street Parking & Loading Regulations • Accessory dwelling unit See 18.10.030 • Other uses See TMC Chapter 18.56, Off - street Parking & Loading Regulations Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 3 of 7 "Basic Development Standards" are found in all of the City's land use classifications such as the LDR zone. The following are the "Basic Development Standards" within the LDR zone: LDR BASIC DEVELOPMENT STANDARDS The applicant's project would construct a house on a lot which does not meet basic development standards in this case, lot area. Thus, a variance is needed in order to allow the applicant to be able to construct one home on the property. The property is currently vacant. Surrounding land uses are residential. Access to the site is via 49 Ave South a two lane public street. VARIANCE CRITERIA The proposed project must comply with criteria detailed in TMC 18.72.020, (1 -5), concerning Variance requests. The applicant's response to variance criteria is attached to this staff report as DCD Planning Page 3 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 4 of 7 Attachment (E). Staff makes the following findings under the city's variance criteria (TMC 18.72.020): Under TMC 18.72.020 the Hearing Examiner must find that all of the criteria are met in order to approve the variance. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. The applicant is not asking for a use variance. The applicant is requesting to construct one home on a lot that does not meet the minimum lot area requirements found the LDR zone. Single family homes are a permitted use within the LDR zone. The project will comply with all other development standards, including setbacks, height, maximum building coverage, and parking requirements. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. The applicant's property is located in an area of the City that was platted in 1906, prior to the adoption of any subdivision or zoning laws. The purpose of these early plats was to provide an easier method to convey property. The applicant incorrectly notes that this lot has been a standalone since 1906. A review of King County Records indicates that the subject lot, lot 27 was purchased by Michael and Jacqueline K. Probach in March of 2005 for the purchase price of $150,000. Lot 27 was purchased with lots 23 and 24 of the same block. TMC 18.70.030 requires that when multiple lots are owned by the same individual that the lots be combined until the City's minimum lot area requirement can be satisfied. The language found in TMC 18.70.030 was adopted in August of 2005 by Ordinance 2097. Prior to the adoption of Ordinance 2097 the City permitted one home per legal lot The Probachs sold lots 23 and 24 to Darshan Jourha in May of 2005. Jourha was granted a variance (L07 -043) to construct one home on the combined area of lots 23 and 24. After the sale of lots 23 and 24, lot 27 became a standalone lot. The sale of lots 23 and 24 occurred prior to the adoption of Ordinance 2097, during the period when the City allowed one home per lot. The sale does not appear to have been conveyed as a way to circumvent the intent of the City's Ordinance. DCD Planning Page 4 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 5 of 7 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. The applicant is proposing to construct one single family home. The property is zoned LDR and single family homes are a permitted use within the LDR zone (TMC 18.10.020 (1)). The applicant is proposing off - street parking which meets the City's parking requirements. The proposed site map indicates that the home will meet the required setbacks of the LDR zone. The applicant's home will connect to sanitary sewer and water. At the time of building permit submittal, the applicant will have to demonstrate compliance with the King County Surface Water Design Manual. The applicant will also be required to pay traffic impact fees to offset traffic impacts associated with the new home. The proposed home design, shown in Attachment C, will provide a model design for other small lot developments. The home incorporates a porch and a tandem garage. The proposed design minimizes the street presence of the garage on 49 Ave S. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The City Comprehensive Plan designates the Allentown neighborhood as Low Density Residential. The following goals and policies are set in the City Comprehensive Plan regarding the City's residential neighborhoods: Policy 7.3.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single- family and stable multi - family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. The applicant has proposed to construct one single family dwelling within an existing residential district. The City's Comprehensive Plan envisions that homes within LDR zones would be on lots at least 6,500 square feet in area and the City, through street improvements attempts to provide urban infrastructure which supports lots that are at least 6,500 square feet in area. DCD Planning Page 5 12/31/2007 H: \Variances \Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 6 of 7 Policy 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. Development within the Allentown Neighborhood drastically increased after the City provided sanitary sewer to the area. The current housing in the area is a mix of older homes on properties that contain multiple lots and homes which were built under a previous code provision of one home on one lot. These homes were located on lots that do not meet the City's minimum lot area. Policy 7.6.6 Develop single - family regulations that encourage compatibility 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.). The applicant's variance request is to construct one single family home on a lot which is less than the minimum lot area of 6,500 square feet. The applicant must still comply with all development standards including setbacks, building coverage, parking standards, height, etc. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. The applicant has noted in the response to variance criteria that the property would not be capable of having any economic use for the property if the variance is not granted. CONCLUSIONS 1. The variance would not constitute a granting of special privilege inconsistent with the limitations on other properties in the zone or the vicinity. The variance would permit the applicant to develop a single family home on a lot which is 2,500 square feet less than the minimum lot area, but all other development standards would be met. The variance would not constitute a special privilege, since other single family homes in the vicinity have been developed on lots less than the minimum lot area under previous code language. 2. The applicant has not created the hardship that exists requiring the need to obtain a DCD Planning Page 6 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 7 of 7 variance. Prior to August of 2005, the City permitted any legal lot to have one home per lot. Due to concerns with density that was occurring within the Allentown Neighborhood, the City adopted code language in August of 2005 to require that development meet the development standards of the applicable zone. The applicant's lot was segregated off and treated as separate site prior to the adoption of Ordinance 2097 in August of 2005. 3. Without the variance the economic potential of the property would be significantly diminished. 4. The variance would allow the property owner to enjoy a substantial property right enjoyed by other equally situated land owners. RECOMMENDATIONS Staff recommends approval of the variance. DCD Planning Page 7 12/31/2007 H: \Variances \Powell 1lomcs \L07- 074 \STAFF REPORT.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan@ci.tukwila.wa.us APPLICATION NAME OF PROJECT /DEVELOPMENT: LOCATION OF PROJECT/DEVELOPMENT:Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS i 22-)X y g." Ave 11 00 — 1 4 - 7 Quarter: Section: Township: Range: (This information may be found on your tax statement.) Name: TO ?o -- -- Address: 'ft j?Ox MO/ U)A• 981 q - Phone: (-70G) '{23' ti 2Sc.0 FAX: (7462) g7 qe ? o DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Signature: Date: C�L ZONING OR SIGN CODE VARIANCE ATTACHMENT A Ey v?ra �' fi FOR STAFF USE ONLY Sierra Type: P -SV or P -VAR Planner: File Number: V� - 1 —fi if Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan@ci.tukwila.wa.us APPLICATION NAME OF PROJECT /DEVELOPMENT: LOCATION OF PROJECT/DEVELOPMENT:Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS i 22-)X y g." Ave 11 00 — 1 4 - 7 Quarter: Section: Township: Range: (This information may be found on your tax statement.) Name: TO ?o -- -- Address: 'ft j?Ox MO/ U)A• 981 q - Phone: (-70G) '{23' ti 2Sc.0 FAX: (7462) g7 qe ? o DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Signature: Date: C�L ZONING OR SIGN CODE VARIANCE ATTACHMENT A Ey v?ra �' fi Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (4 copies). 3. One set of all plans reduced to 8 1/2" by 11 ". One complete set of PMTs of the final drawing set will be required prior to final approval. ► — 4. Application Fee $600 in LDR or $1,200 in other Zones. PUBLIC NOTICE MATERIALS: / 6. King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot 7. Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks- -must be included (see Public Notice Materials section) 8. A 4' x 4' public notice board will be required on site within 14 days of the Department determining that the application is complete (see Public Notice Materials section). SITE PLAN / 9 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". (b) Existing and proposed building footprints. � (c) Dash in required setback and landscape distances from all parcel lot lines. (d) Parking lots with dimensioned stalls and drive aisles. •41 P (e) Fences, rockeries and retaining walls. */.T (f) Highlight the change being requested through the variance. PROJECT DESCRIPTION AND ANALYSIS: ✓ 10. Vicinity Map with site location. \./ MITE) 11. A written discussion of how the request meets the decision criteria (see ' ► . n. ✓ 12. Any additional drawings or information needed to explain the request. Maximum i �24Htx 36 ". COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). COMMUNI DEVELOPMENT STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly swom and upon oath states as follows: 1. I am the current ownerofthe property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at LOT '2.'7, &L.K 1 A. LLeparcv /xv /4,4p I T 0 V for the purpose of application review, for the I time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at f>5 1 W(Ylfi • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E tukplan@ci.tukwila.wa.us Af FIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY gnature) (city), /(state), on S /4410- 20 0 7 I id 4q e I ?1/0/1afr (Print Name) c� tax. 4ts309 ,laottaleS, a/IE 9gis8 (Address (zoo ) 82 'f a i (Phone Numbe On this day personally appeared before me k (Ch(A e 10 i9gecil,. to me known to be the individual who executed the foregoing jpyydtKeft4/ d., knowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein BU 4 ` ST $� � TOIEFORE ME ON I S DAY OF � 20 0 , • l Z NOTARY PUBLIC in and for the State of Washin Pue � o residing at f< 01 • • • : \ ■ ( Pi: 0' 200 .\ ` _ 10 ' _.4).4,** • .‘ M y " OF WP i' Commission expires on R 'CEWED SEP 12 2007 COMMUNiT' DEVELOPMENT State of Washington County of King City of Tukwila • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E tukplan@ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) I (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at from each right -of -way primary vehicular access to the property for application file number I herewith authorize the City of Tukwila or its representative to remove and immediately dispose o e sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice D Applicant or Project Manager's Signature On this day personally appeared before me pi oat( pkookft, to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this 5 �day _ r , 20 0 V �� till 114111%,f •8N R =_ ` `` %, 9 3, � E E� 'V(3�'ARY PUBLIC in and for the State f Washington • K � v 7esid tg at . do � � „• • • F $_' ,� expires I / a 1 O • • • : �mmission ex fires on _ • . p1-20-... t� =lFOF,10:31, /�It so as to be clearly seen RECEIVED SEP 12 2007 cOMMUNiTY DEVELOPMENT 0 I 15' MIN. FRONT SETBACK TO STRUCTURE SITE PLAN 0 20' 40' SCALE: 1" = 20' 10' MIN. REAR SETBACK PATIO 5' MIN. SIDE YARD SETBACK TYP. BOTH SIDES DOUBLE LINE INDICATES WALL LINE & DOTTED LINE REPRESENTS ROOF 0.H. OF PROPOSED STRUCTURE 80' 0 0 7% J COVERED FRONT PORCH -\•• 17 L__ 30' -0" 40' PROPOSED RESIDENCE 40' 0 0 20' MIN. FRONT SETBACK TO GARAGE DOORS CONCRETE DRIVEWAY O N 0 0 0 0 N IMPERVIOUS SURFACES DRIVEWAY: (UNCOVERED) 140 S.F. REAR PATIO 120 S.F. WALKS: 30 S.F. ROOF: 1607 S.F. ATTACHMENT B TOTAL: 1897 S.F. LOT AREA = 4000 S.F. IMPERVIOUS COVERAGE = 47.4% FOOTPRINT COVERAGE = 40.1% POWELL HOMES 22211 MARINE VIEW DR. S. DES MOINES WA 98198 TUKWILA RESIDENCE DATE: 12.28.07 REV.: Attachment C POWELL • HOMES FRONT ELEVATION 1 1 11 22211MARINE VIEW DPoVES DES MOINES, WA 9898 TUKWILA RESIDENCE 1 11 r.., CP c4 ---I ATTACHMENT D c ityGIS 1144r•• / /m.nir.e A;ni +olmorsnnr14rn1 nr.m/rsrvi111n4i,.r. /ri -a,CTQ /1,AI Al (114/ir,iluv A 1,4.,,1 55ft Copyright O 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. Page 1 of 1 17/11 /7(1117 PB -34 Variance Requested: TMC 18.10.060 Basic Development Standard; minimum lot area of 6,500 sq. ft. Request variance to lot area of 4000 sq. ft. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; The property is located in a Low Density Residential (LDR) zone. The neighboring properties are single family residences. We propose a single family residence consistent with the neighboring and adjoining property uses. In a LDR zone, a single family residence is a permitted use. TMC 18.10.020. We will not request relief from setback requirements and the building will not exceed the maximum building footprint. The variance sought is an area variance, not a use variance. Under these circumstances, granting a variance to the minimum lot area does not confer a special privilege inconsistent with the neighboring and adjoining uses. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; A variance to the minimum lot area is necessary due to the special circumstance of the original size of the property. This parcel was originally platted on March 9, 1906 as the Allentown Addition. At 4000 sq. ft., Lot 27 and neighboring Lot 18 were the largest lots in Block 8. The original size of Lot 27 has not been reduced or altered by conveyance or adjustment. The applicant did not participate in the original plat or subsequent ownership. This hardship was not self - induced. The 4,000 sq. ft. size of the property, in combination with the minimum area requirement of 6,500 sq. ft., results in a deprivation of the ability to develop the property consistent with the permitted use of other properties in this zone. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; Granting of the requested variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone. There will be no harm in fire protection, in providing for utilities or esthetics. The applicant will construct an attractive home with landscaping appropriate to the neighborhood. The development will abide by the LDR setback minimum dimensional standards and is consistent with the development of neighboring and adjacent properties. Attachment E 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; Authorization of this variance will not adversely affect the implementation of the Plan. A major objective of the Plan is to improve and sustain residential neighborhood quality and livability. One objective of a LDR zone is a stable residential neighborhood. The existing neighborhood is primarily single family residences. Currently the property is a neighborhood "dead zone" and depository for an abandoned trailer, debris and garbage. The City of Tukwila has requested removal of the trailer. Applicant proposes construction of a single family residence. The proposed variance will result in a better use of the property and a residence complementary with the neighborhood. Given compliance with the setbacks, the house size is consistent with the smaller lot size. The neighborhood at this time is a combination of single -wide mobile homes, an empty lot (with a similar variance pending) and single family residences. The proposed variance and resulting upscale single family residence will promote further development and interest in the neighborhood. The are a number of small homes in the area. The proposed variance is a compatible land use and complements the existing residential area. In addition, the variance is consistent with the Plan objectives and comports with the implementation strategy to provide infill assistance. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Property owners in the same zone and block and with lots smaller than Lot 27 have been allowed to develop their property as single - family residences. Without this variance, construction of a single family residence is not possible. Without this variance, no use of the property consistent with its LDR zoning is possible. There are no other alternatives for use of this property. Denial of a variance will render this private property valueless and will completely deprive the owner of the beneficial use of the property by precluding all practical uses. Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, \j C,(,it a MA HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non- Significance - VoliamteAlvticatill4 Board of Adjustment Agenda Pkt Project Number: Determination of Significance & Scoping Notice Mailer's Signature: Board of Appeals Agenda Pkt Person requesting ma # Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this 20 day of t,L, in the year 20 0 i PA ADMINISTRATIVEFORMSWORMSWFFIDAVITOFDISTRIMITI 1x Project Name: 4 - VoliamteAlvticatill4 ATTACHMFNT F _ Project Number: (2)1 D Mailer's Signature: Person requesting ma # OF e ng: • it Was mailed to each of the addresses listed on this 20 day of t,L, in the year 20 0 i PA ADMINISTRATIVEFORMSWORMSWFFIDAVITOFDISTRIMITI 1x City of Tukwila December 24, 2007 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Powell Homes has filed an application for a Variance, File Number L07 -074 at 122XX 49 Ave S, King County Parcel Number 0179001475 . The application requests a variance from the minimum lot area standards of 6,500 square feet. The applicant has proposed to construct one dwelling on a lot with a lot area of 4,000 square feet. You are invited to comment on the project at a public hearing scheduled for 9AM, Thursday January 10, 2008. The hearing will take place in the Offices of the Department of Community Development located at 6300 Southcenter Blvd, Suite 100, Conference Room #2. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on this proposal, contact Brandon J. Miles at 206 -431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Variance Application Other known required permits include: • Development Permit • Electrical Permit • Plumbing Permit • Mechanical Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Parcel Map and Data 0179001165 0179001300 01/9071295 717400/380, �. . L0119001146 01;900,6[_ 0 0179001160 0119001290 01,`9001390 01/9001,10 0174001275 , , 01, "9701/30 0179001170 0 0119[01609 J 0179007270 0179001400 a 0/1900/600 07190[1,`'5 01/9001185 v 01/9001620 C9 011900126/ 0 0179001410 d 01/9001490 0/79001260 1 0179001415 01/900'148 0179001635 01/9001115 0i79771425 O i "1900 X475 a 0779001200 0179001250 8179001475 01/9001230 0119001435 0119001660 0179001240 0779001465 01/9007695 01/9001225 0119001455 Sil4THSf . • 0779003080 Tukwila 0/74003078 0179003095 0179003115 0179003135 01790031/0 0119003200 (2125131 ST (C) 20C, 14N CCounty, 03 4641 Parcel Number 0179001475 Address Zipcode Taxpayer PROBACH MICHAEL R +JACQUELIN The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. 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Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 2l-day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General 'Applicant • Indian Tribes 'Other agencies as necessary (checked off on attached list). *Any parties of record • send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) . • Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations,' etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross- sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:ADM[NISTRATIVEIFORMS' CHXCUST.DOC HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: SEPA DETERMINATION: ZONE DESIGNATION: STAFF: • C of Tukwila Department of Community Development STAFF REPORT TO THE HEARING EXAMINER PREPARED December 21, 2007 l January 2008, 9AM C ato 2 On November 2, 2007 a Notice of Application was posted on site and mailed to tenants and property owners within 500 -feet of the subject site. On December 23, 2007 a Notice of Public Hearing was posted on site and mailed to tenants and property owners within 500 -feet of the subject site. A Notice of Public Hearing was also published in the Seattle Times on December 27, 2007. L07 -074 Powell Homes Michael Probach Deviation from the minimum lot area within the Low Density Residential zone (LDR) in order to construct one single family home. 12XXX 49 Ave South, King County Parcel Number 017900- 1475. The property is located within a residential area of the City and is surrounded by single family homes. Exempt COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (LDR) Low Density Residential (LDR) Brandon J. Miles, Senior Planner Steven M. Mullet, Mayor Steve Lancaster, Director CITY OF TUKWILA EXHIBIT Applicant Public ADMITTED Department L/ DENIED FILE# ) _o r 7 --6 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 - 431 -3670 • Fax 206 431 - 3665 Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 2 of 7 ATTACHMENTS: BACKGROUND TMC 18.70.030 "Substandard Lots ": • • DCD Planning Page 2 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc A. Variance Application B. Site Map provided by applicant (with mark -up by City) C. Proposed Front Elevation D. Aerial Photo E. Applicant's response to variance criteria F. Notice of Hearing The applicant owns one lot within the Allentown Neighborhood of the City. The property is legally described as Plat Lot 27, Block 7 of the Allentown Addition to Seattle. The applicant's property is 40 by 100 and thus has a lot area of 4,000 square feet (See Attachment B: Site Plan). The minimum lot area requirement within the LDR zone is 6,500 square feet. The applicant's property is considered a substandard lot. TMC 18.70.030 regulates the construction of homes on substandard lots. A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located may still be developed as a separate lot if the proposed use is one which is permitted in the zone and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. B. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined lots are henceforth considered a single lot. C. Nothing in this subsection shall be deemed to prevent the owner of a sub - standard lot from applying for or receiving approval of variances pursuant to TMC Chapter 18.72 12/31/2007 Lot area, minimum 6,500 sq. ft. Average lot width (min. 20 ft. street frontage width), minimum 50 feet Setbacks to yards (minimum): • Front 20 feet • Front, decks or porches 15 feet • Second front 10 feet • Sides 5 feet • Rear 10 feet Height, maximum 30 feet Off - street parking: • Residential See TMC Chapter 18.56, Off - street Parking & Loading Regulations • Accessory dwelling unit See 18.10.030 • Other uses See TMC Chapter 18.56, Off - street Parking & Loading Regulations Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 3 of 7 • • "Basic Development Standards" are found in all of the City's land use classifications such as the LDR zone. The following are the "Basic Development Standards" within the LDR zone: LDR BASIC DEVELOPMENT STANDARDS The applicant's project would construct a house on a lot which does not meet basic development standards in this case, lot area. Thus, a variance is needed in order to allow the applicant to be able to construct one home on the property. The property is currently vacant. Surrounding land uses are residential. Access to the site is via 49 Ave South a two lane public street. VARIANCE CRITERIA The proposed project must comply with criteria detailed in TMC 18.72.020, (1 -5), concerning Variance requests. The applicant's response to variance criteria is attached to this staff report as DCD Planning Page 3 12/31/2007 H: \Variances\Powell Homes\L07- 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 4 of 7 • • Attachment (E). Staff makes the following findings under the city's variance criteria (TMC 18.72.020): Under TMC 18.72.020 the Hearing Examiner must find that all of the criteria are met in order to approve the variance. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. The applicant is not asking for a use variance. The applicant is requesting to construct one home on a lot that does not meet the minimum lot area requirements found the LDR zone. Single family homes are a permitted use within the LDR zone. The project will comply with all other development standards, including setbacks, height, maximum building coverage, and parking requirements. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. The applicant's property is located in an area of the City that was platted in 1906, prior to the adoption of any subdivision or zoning laws. The purpose of these early plats was to provide an easier method to convey property. The applicant incorrectly notes that this lot has been a standalone since 1906. A review of King County Records indicates that the subject lot, lot 27 was purchased by Michael and Jacqueline K. Probach in March of 2005 for the purchase price of $150,000. Lot 27 was purchased with lots 23 and 24 of the same block. TMC 18.70.030 requires that when multiple lots are owned by the same individual that the lots be combined until the City's minimum lot area requirement can be satisfied. The language found in TMC 18.70.030 was adopted in August of 2005 by Ordinance 2097. Prior to the adoption of Ordinance 2097 the City permitted one home per legal lot The Probachs sold lots 23 and 24 to Darshan Jourha in May of 2005. Jourha was granted a variance (L07 -043) to construct one home on the combined area of lots 23 and 24. After the sale of lots 23 and 24, lot 27 became a standalone lot. The sale of lots 23 and 24 occurred prior to the adoption of Ordinance 2097, during the period when the City allowed one home per lot. The sale does not appear to have been conveyed as a way to circumvent the intent of the City's Ordinance. DCD Planning Page 4 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 5 of 7 • • 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated The applicant is proposing to construct one single family home. The property is zoned LDR and single family homes are a permitted use within the LDR zone (TMC 18.10.020 (1)). The applicant is proposing off- street parking which meets the City's parking requirements. The proposed site map indicates that the home will meet the required setbacks of the LDR zone. The applicant's home will connect to sanitary sewer and water. At the time of building permit submittal, the applicant will have to demonstrate compliance with the King County Surface Water Design Manual. The applicant will also be required to pay traffic impact fees to offset traffic impacts associated with the new home. The proposed home design, shown in Attachment C, will provide a model design for other small lot developments. The home incorporates a porch and a tandem garage. The proposed design minimizes the street presence of the garage on 49 Ave S. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The City Comprehensive Plan designates the Allentown neighborhood as Low Density Residential. The following goals and policies are set in the City Comprehensive Plan regarding the City's residential neighborhoods: Policy 7.3.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single - family and stable multi - family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. The applicant has proposed to construct one single family dwelling within an existing residential district. The City's Comprehensive Plan envisions that homes within LDR zones would be on lots at least 6,500 square feet in area and the City, through street improvements attempts to provide urban infrastructure which supports lots that are at least 6,500 square feet in area. DCD Planning Page 5 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc 12/31/2007 Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 6 of 7 Policy 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. Development within the Allentown Neighborhood drastically increased after the City provided sanitary sewer to the area. The current housing in the area is a mix of older homes on properties that contain multiple lots and homes which were built under a previous code provision of one home on one lot. These homes were located on lots that do not meet the City's minimum lot area. Policy 7.6.6 Develop single - family regulations that encourage compatibility 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.). The applicant's variance request is to construct one single family home on a lot which is less than the minimum lot area of 6,500 square feet. The applicant must still comply with all development standards including setbacks, building coverage, parking standards, height, etc. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. The applicant has noted in the response to variance criteria that the property would not be capable of having any economic use for the property if the variance is not granted. CONCLUSIONS 1. The variance would not constitute a granting of special privilege inconsistent with the limitations on other properties in the zone or the vicinity. The variance would permit the applicant to develop a single family home on a lot which is 2,500 square feet less than the minimum lot area, but all other development standards would be met. The variance would not constitute a special privilege, since other single family homes in the vicinity have been developed on lots less than the minimum lot area under previous code language. 2. The applicant has not created the hardship that exists requiring the need to obtain a DCD Planning Page 6 12/31/2007 H: \Variances\Powell Homes \L07 - 074 \STAFF REPORT.doc Staff Report to the Hearing Examiner, L07 -016 Powell Homes Page 7 of 7 variance. Prior to August of 2005, the City permitted any legal lot to have one home per lot. Due to concerns with density that was occurring within the Allentown Neighborhood, the City adopted code language in August of 2005 to require that development meet the development standards of the applicable zone. The applicant's lot was segregated off and treated as separate site prior to the adoption of Ordinance 2097 in August of 2005. 3. Without the variance the economic potential of the property would be significantly diminished. 4. The variance would allow the property owner to enjoy a substantial property right enjoyed by other equally situated land owners. RECOMMENDATIONS Staff recommends approval of the variance. DCD Planning Page 7 H: \Variances\Powell Homes\L07- 074 \STAFF REPORT.doc 12/31/2007 • PROJECT INFORMATION SUMMARY APPLICATION: CITY OF TUKWILA HEARING EXAMINER FINDINGS, CONCLUSIONS AND DECISION FILE NUMBER: L -07 -074 LOCATION: 12XXX 49th Avenue South APPLICANT: Powell Homes OWNER: Michael Probach COMPREHENSIVE PLAN DESIGNATION: Low Density Residential ZONING DISTRICT: Low Density Residential SEPA DETERMINATION: .Exempt PUBLIC HEARING January 10, 2008 The following persons offered testimony at the hearing: EXHIBITS: The following exhibits were entered into the record: Department's Staff Report Attachment A. Attachment B. Attachment C Attachment D Attachment E Attachment F 1f AN 5 1008 DEV ELOPMEN T T Variance from minimum lot area requirement of the Low Density Residential zone. The minimum lot area is 6,500 square feet; the subject lot is 4,000 square feet. Brandon Miles, Department of Community Development Todd Powell, Powell Homes Variance Application Site Map Proposed Front Elevation Aerial Photo Applicant's response to variance criteria Notice of Hearing Hearing Examiner Decision L-07 -074 Page 2 of 4 Introduction Powell Homes seeks approval of a variance pursuant to TMC 18.72.020 to allow construction of a single - family home on a lot that does not meet the minimum area requirement in the Low Density Residential (LDR) zone. The matter was heard before the Hearing Examiner (Examiner) on January 10, 2007 at 6300 Southcenter Boulevard in Tukwila. Represented at the hearing were the Applicant, by Tom Powell; and the Department, by Brandon Miles, Senior Land Use Planner. No members of the public attended the hearing. For purposes of this decision, all section numbers refer to the Tukwila Municipal Code (TMC or Code) unless otherwise indicated. Having considered the evidence in the record, the Examiner enters the following findings of fact, conclusions and decision on the application: Findings of Fact 1. The property is a vacant lot located in the Allentown neighborhood of the City. It is addressed as 122xxx 49 Avenue South, and the King County Parcel Number is 017900 -1475. Access to the lot is via 49th Avenue South, a two -lane public street. 2. The property is zoned LDR, with a minimum lot area of 6,500 square feet. The Comprehensive Plan designation for the area is also LDR. Surrounding land uses are residential. Sanitary sewer service has recently become available to this area. 3. The Allentown area was platted in 1906 and includes many lots that are smaller than the current minimum lot size. The property is 4,000 square feet in area. 4. Until August of 2005, City regulations allowed a legally created lot to be developed with one single - family residence. Ordinance 2097, adopted in August of 2005, added new requirements for substandard lots to the City Code. TMC 18.07.030 provides that lots which cannot meet basic development standards, other than width, may be developed only if they are combined with adjacent lots in a manner that complies with development standards. In the alternative, the owner of a substandard lot may apply for a variance pursuant to chapter 18.72 TMC. 5. The subject lot, Lot 27, was purchased along with Lots 23 and 24 by the present owners in March of 2005. The owners then sold Lots 23 and 24 in May of 2005, before adoption of TMC 18.07.030. 6. The applicant seeks a variance to allow construction of a single - family residence on a lot that does not meet development standards for lot area. All other basic development standards would be met. Hearing Examiner Decision L -07 -074 Page 3 of 4 7. The Department recommends that the variance application be approved. 8. Under TMC 18.72.020, an application must meet all of the following criteria for a variance to be granted: 1. The variance does not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and in the zone in which the [subject] property is located; 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or in the zone in which the subject property is situated; 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. 9. The applicable Comprehensive Plan policies (7.3.1, 7.6.4) are included in the staff report at pages 4 through 6. (The report also cites Policy 7.6.6, but it is directed at development of regulations for single - family zones.) Conclusions 1. The Hearing Examiner has jurisdiction over this variance application pursuant to TMC 18.104.010 and 18.108.030. 2. The variance would not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity or zone. It would allow the applicant to develop the lot with a single - family residence in a manner similar to development on other lots in the area. The development will meet all basic development standards except lot area. 3. The variance is necessary because of the substandard size of the subject lot, which was platted prior to adoption of subdivision and zoning regulations. Although the lot was once owned as one of three contiguous lots, two of the lots were sold before the City adopted the requirement that contiguous lots be developed together to meet basic Hearing Examiner Decision L -07 -074 Page 4 of 4 development standards in the zone. Denial of the variance would deprive the applicant "of the use rights and privileges permitted to other properties in the vicinity" and zone. 4. There is no evidence that granting the variance would "be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity" and zone. The variance would allow the applicant to construct a single - family residence in an established single - family area. The proposed development will meet all basic development standards except lot area, will meet City parking requirements, will connect to sanitary sewer and water, and at the time of building permit submittal, must demonstrate compliance with the King County Surface Water Design Manual and traffic impact fee requirements. 5. The variance will not adversely affect implementation of the Comprehensive Plan. The Plan designates the Allentown neighborhood LDR, and the variance is consistent with Plan policies supporting preservation of single - family residential neighborhoods (Policy 7.3.1), and supporting in -fill housing that is harmonious with existing neighborhoods as a way to achieve "adequate, affordable, and/or diverse housing" (Policy 7.6.4). 6. The variance is necessary to preserve enjoyment of a substantial property right possessed by other property owners in the zone and vicinity. As noted, the variance would allow the applicant to develop the lot with a single - family residence in a manner similar to development on other lots in the area. Without the variance, the property could not be used in a manner than is consistent with the existing development pattern. 7. The application meets all variance criteria and should be approved. The variance application is APPROVED. Entered this 14th day of January, 2008. Decision Sue A. Tanner Hearing Examiner Concerning Further Review TMC 18.108.030 states that "The decision of the Hearing Examiner shall be final and shall be appealable only to Superior Court pursuant to RCW 36.70C." BEFORE THE HEARING EXAMINER CITY OF SEATTLE CERTIFICATE OF SERVICE BY MAILING I, Alvia N. Williams, certify that on the 14 day of January, 2008, I deposited in the mail of the United States (with postage prepaid) and in the City's Mail /Messenger Service (used for City personnel only) a sealed envelope containing the attached Findings, Conclusion and Decision addressed to each person listed on the back of this affidavit or on the attached mailing list, in the matter of Powell Homes. File No. L - 07- 074. I further certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct and that this certificate of service was executed this 14 day of January, 2008, at Seattle, Washington. Name: Alvia N. Williams Title: Paralegal Mailing List for file: L -07 -074 BRANDON MILES SENIOR LAND USE PLANNER CITY OF TUKWILA 6300 SOUTHCENTER BLVD SUITE #100 TUKWILA WA 98188 Tom POWELL POWELL THEODORE INC. PO Box 98309 DES MOINES WA 98198 TODD POWELL POWELL THEODORE INC. PO Box 98309 DES MOINES WA 98198 December 24, 2007 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Powell Homes has filed an application for a Variance, File Number L07 -074 at 122XX 49 Ave S, King County Parcel Number 0179001475 . The application requests a variance from the minimum lot area standards of 6,500 square feet. The applicant has proposed to construct one dwelling on a lot with a lot area of 4,000 square feet. You are invited to comment on the project at a public hearing scheduled for 9AM, Thursday January 10, 2008. The hearing will take place in the Offices of the Department of Community Development located at 6300 Southcenter Blvd, Suite 100, Conference Room #2. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on this proposal, contact Brandon J. Miles at 206 -431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Variance Application Other known required permits include: • Development Permit • Electrical Permit • Plumbing Permit • Mechanical Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Parcel Map and Data 91/9991155 " Ii 0911'3 rl 91/Y90/389 91fG9�l /1J i /9 1!..y_ 9!/9901b99 01 /- il` v9 :I, 21299 01/y991390 0X- +,91511 y 1' c'lS i r1r1 r , r ' fn? /3rL r_iil !Iii /y- 9/ /9lr_I!1/0 91/y Sy1 c7 9. /y__1G_� L.1 [11! r1n1,e /rl 9//-001400 d y_. ili,rynrl ; 159+1 rry /WIr11 /5 .91 /y9i m _ _ DV/W.121261 v J1/Y001629 6 0 01/- 991410 ui ui • `I 91/90914Y9 01/61091250 0179091416 0/1909/485 01,'' 01/Y901,`15 01/9901415 fl f. f�1 t f� 5.� 91/900/290 0 -4 0P 4014,14 0179091250 'S0 ' 01/90014/5 01 /-901 230 01/Y991435 01/Y001669 il116 01/9091o95 91• )'•1 e5 01/-901465 01/Y09/455 . 7S '21T#Sf 91,-903980 Tukwila 01;90039/1 91,`- 993099 01 /- 00 9931. 5 !1i`y._3 3_ 011- +1031 /rI 91/y993r90 C 2006149 Comm 5 �2sr� sT { � B Y � 0 nhtt Parcel Number 0179001475 Address Zi pcode Taxpayer PROBACH MICHAEL R +JACQUELIN The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." 1 1111E iviaji 1 ab' La King County ebeit King County 1 GIS Center 1 News 1 Services 1 Comments 1 Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. rage 1 or 1 October 30, 2007 Mr. Todd Powell PO Box 98309 Des Moines, WA 98198 RE: Variance Application L07 -074 Dear Mr. Powell: city of Tukwila Department of Community Development Steve Lancaster, Director The City is in the process of reviewing of the above variance application. The purpose of the variance application is to allow an exception from the City's minimum lot area requirements. Tukwila Municipal Code (TMC) 18.70.030 requires that a lot meet the City's minimum lot area requirements; under unique circumstances a variance may be granted. The City is limiting its review to the variance criteria found in TMC 18.72. While you have submitted building permit plans, the City has not conducted a complete review to ensure that the proposed building will comply with building, fire and public works requirements. If the variance should be approved by the Hearing Examiner, you will be required to comply with applicable code requirements at the time of submittal of a complete building permit application. However, building and public works have provided the following preliminary comments: 1. You will need to ensure that there is adequate space to install a storm drainage infiltration system to control driveway and roof drainage from the project. 2. The proposed home will have to comply with the 2006 International Residential Code requirements. The variance will most likely be scheduled for a public hearing sometime in December and I will notify you of the exact hearing date. If you have any questions, please feel free to contact me by phone at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. Si i 1 Br ndon J. Senior Planner cc. File (L07 -074) • Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 October 1, 2007 Mr. Todd Powell PO Box 98309 Des Moines, WA 98198 Sincerely, I ran n J. i -s Assistant Planner cc. File (L07 -074) • City of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION • RE: Notice of Complete Application Variance Application, L07 -074 Dear Mr. Powell: The City of Tukwila's Planning Department received your application for a variance on September 12, 2007. Based on a review of your application for submittal requirements for a variance application, your application is deemed complete as of October 1, 2007. A notice of land use application will be distributed on October 15, 2007. The next step is for you to install the notice board on the site by October 15, 2007. You received information on how to install the sign with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD). This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. The application has been routed to other City Departments for their review and comment. If you have any questions, you can contact me at (206) 431 -3684 or by email at bmiles • ci.tukwila.wa.us. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Project: nn VD voi 14 ilem Address: ill 1% Ati( c Date transmitted: ) 7 Response requested by: Staff coordinator: I ! ' M ill Date response received: TO: City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM Building !1 i Planning Public Works JO File Number LD Fire Dept. `! Police Dept. !' Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) 0 (11-k_. (ry icJ GO)p)1 ceek»' Plan check date: Comments prepared by: Update date: Project: n'ticil Address: I Lfti Av( c Date transmitted: 1311 ) 7 Response requested by: Staff coordinator: ( � I.J - A)1(5 Date response received: TO: • City of Tukwila Department of Community Development 0 Planning Public Works File Number LD (1: AND USE PERMIT ROUTING FORM REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted developme identify the impact being mitigated, the policy basis for requiring mitigati used to calculate the mitigation required. Calculations of project impact required (e.g., water capacity, road level of service analyses, or turnin required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) C� Iry j�J If`� i' ( Apph h t c. k » i' Fire Dept. Police Dept. L' Parks /Rec on) MUST ethod ation y be /Z; /OT go&C ,7e 6 . � 2CZ'a t t k v . e ac wP 7 6,04, k / ® •14-‘0,344.m. Plan check date: 0 Comments prepared by: Update date: Project: Address: t �� y6' A i 5 Date transmitted: ,� / ,, ) Response requested by: Staff coordinator: n V l I� Date response received: TO: RECEIVED City of Tukwila Department of Community Development QV 0 1 2001 TUKWILA PUBLIC WORKS LAND USE P'_ RIIAIT ROUTING FORM Building r J Plannin Public Works V 1jL vL (t fry i(J ( Co IILe.61 Fire Dept. File Number - 7-57 Police Dept. Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of projec impacts and the mitigation required (e.g., water capacity, road level of service analyse CP ming analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support f(k) © Gntrrcovvt, i s ft, ,t, S - �- 6 .14 2 -; 8/42A9 ste.„ civi-ost vp-of civr2iL-1-7e. . � s � ?) k42 ,N,o s Plan check date: � 03 /0 - Comments I prepared by: <lJ S Cal Update date: Project: VD VC11 � -0 Address: trZI 1--x-614`1 A ✓( C Date transmitted: l I ) 3 Response requested by: Staff coordinator: M I �. J I (- Date response received: TO: City of Tukwila Department of Community Development LAND USE PE MI Building .El Planning REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., no required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. RAN Ekr-t zZ a' 'ti L cam. \ Ac Plan check date: Comments ` 1 O l "? prepared by g Update date: ast tS Tva, Public Works COMMENTS (Attach additional comment sheets and/or support materials as needed.) r 0,1iLv■ (r vii:J C'(?p) t;eli)t-■- File Number LD Ilia ! Police Dept. Parks /Rec -b ►Acrd ato Kborwv w � Appraised Land Value $18,000 Taxable Land Value $18,000 Appraised Improvement Value $0 Taxable Improvement Value $0 Appraised Land Value $45 Taxable Land Value $45,000 Appraised Improvement Value $1,000 Taxable Improvement Value $1,000 King County: Assessor Pro. Characteristics Report La King County Taxpayer Tax Year 2008 (s,; 'H Eike i`, Services • ILLComments By law this information may not be used for commercial purposes. Assessor Real Property Records: Parcel 0179001455 JOURHA Number DARSHAN +MEENA Account Number Levy Code Taxable Value Reason Tax Year 2007 Tax TAXABLE Status 017900145503 2411 NONE OR UNKNOWN Parcel Taxpayer JOURHA Number DARSHAN +MEENA Account Number Levy Code Taxable Value Reason Tax TAXABLE Status 0179001455 017900145503 2408 NONE OR UNKNOWN Assessor Property Sales Records: Tip: Use the Recorders Office: Excise Tax Affidavits Report ..,.._nn1Tr- 111 ACC t�5earc. Page 1 of 3 1 /01nn-7 Sale Date 5/12/2005 Sale Price $130,000 Seller Name PROBACH MICHAEL R +JACKQUELINE K Buyer Name JOURHA DARSHAN +MEENA Sale Date 3/1/2005 Sale Price $150,000 Seller Name BYERS JOHN R Buyer Name PROBACH MICHAEL R +JACQUELINE K Sale Date 1/10/2001 Sale Price $50,000 Seller Name HOVLAND KENNETH EARL Buyer Name BYERS JOHN R Sale Date 11/10/1985 Sale Price $0 Seller Name HOVLAND RUTH ELAINE Buyer Name HOVLAND KENNETH EARL District Name TUKWILA Property Name Prop RESIDENTIAL Plat Name ALLENTOWN ADD Present Use Vacant (Single - family) Plat Block 7 Water System WATER DISTRICT Plat Lot 23 -24 Sewer System PUBLIC Lot Area 5,000 SqFt (0.11 acres) Access PUBLIC Section /Township /Range SE 10 23 4 Street Surface PAVED King County: Assessor Pro,y Characteristics Report Assessor Legal Description Records: to see more sales records details Assessor Parcel Records: Page 2 of 3 1,+ + „. / /,,,..,..,c ,. T —A1 '7nnni ACC 1 (/ ,Inn-” King County: Assessor Prooy Characteristics Report Legal Description ALLENTOWN ADD This report was generated: 10/30/2007 1:15:49 PM Related on -line reports: King County GIS: Property information FAQ King County Assessor: Submit a request to correct this information DDES: Permit Applications Report King County: Districts and Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Assessor: Quarter Section Map Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents Enter a 10 digit Parcel Number: or Enter an address: Search King County 1 GIS Center 1 News 1 Services 1 Comments 1 Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. Page 3 of 3 httrr• / /unxnuG ma*rnlrn .,r., ')Df.T— n11n11n1 , C 1 n /?nI'l 1700014' P 1 Yi�7c' anP[ 8f Y i r Y. %L4 to r P d > 9L,A•T. P.. • ' •t ire to . t ^p '.� y'•.*.r�+ !tr.Y? e.. �A.4'.l&J. fiikk7ei k' t$=� ro ' - '11 1 1 9J.1Zr;Y 1 1' 9 11125 f77v_i�j.# 1'7 01?N7. 154 90- 1 1 '17It "ry ` /v- 1J1 7 4 9779001945 col .. Tyr 17 t 1 490 -IL) 0179001940 y 3347401425 334 7+101415 3347401430 334740/455 3347401420 3347401440 3347401460 3347401410 0179000895 " -0179001140 0179000900 0/79001/01 :o179001090 0179000925 0179000927 917900 017900093 01 01 {r l1 71 ( k1j 17.4 u � 297.410451 01 ire 3347401390 0179002735 CI '- 0179002715 0177 0004 CnawPN 33474011 2710000070 33414:41975 3341400930 3347400935 3347440945 3347400905 3347400950 2.10 1 82ft 3347400970 9W 4345 0179002860 4117900288 0179002890 , r -7 \ qr 1970 0179002690 • COMMENTS: 540 foot radius- 12245 491.1 Ave S Tukwila Thy. Inform .eUon Include/ on thla map ices be en corrpilee by KFng Gounty sloe from a vanety or sources end iv uobject to dtan Willtcut rtotloe,. 11ng- C x rrtp r y1ee.Yib raprGSentatinns cx . rrnndes, express or implied, As 1 aC r y'Ioampiteness,' t1_m6Aness, or ngns to the use of 51X11nfCrma00il. Thug document it not mterlt1ed tx use as a sun* product. 1Ung Coutt1y attar[ not b for any general saeval 1 tnadental, pr nonaequentla1 d Indutlrng, but rwt tlmlted to, b'et reveneeee or loot pforits riasullieR from et A* or mi:4e50 of the irdurmatwre contalr>ed:m this neap My Sale of 4111 mape Inronrmlim on ems mar, Is pmhabted ox cept by wrhten oermissro*t pt ,KHr5Cotmty.i - _ Dote: 915'2C -07' c t . So . King Cocnty I MAP - Property tntorinaton {htiO4Pkvarr.meIrokc. ovl GIS.TMA.P} tr: SEP 1 u Parcel Number 017900 0950 017900 0964 017900 0965 017900 0966 017900 0975 017900 0976 017900 0995 017900 1005 017900 1010 017900 1025 017900 1040 017900 1042 017900 1045 017900 1046 017900 1048 017900 1050 017900 1065 017900 1115 017900 1130 017900 1140 017900 1155 017900 1160 017900 1170 017900 1185 017900 1195 017900 1200 017900 1210 017900 1225 017900 1230 017900 1240 017900 1250 017900 1255 017900 1260 017900 1267 017900 1270 017900 1275 017900 1290 017900 1295 017900 1300 017900 1310 017900 1320 017900 1330 017900 1330 017900 1340 017900 1345 017900 1355 017900 1370 017900 1380 017900 1390 017900 1400 017900 1415 017900 1425 017900 1435 017900 1455 017900 1465 017900 1475 Owner Name MetroScan / King (WA) Draculan Alan M/Michelle B Nicolas Myla J Phetsadakone Bounkhouang;+ Darryl Doak Sr Mai Son Q;+ Te John Aragon D Aragon D Swanson David C Ross Rose Marie Villarta Lito/Evangeline Truong Thai Q Living Trust Salaam Zayid Corpuz Leny E Liao Mei Orejudos Danilo D/Liberty D Tran Cuong Q Mc Cleave Diane L Lindgren Deborah M Cheeseman Sandy Tran Quynh C Aguilar Rosario G Vader John A Williams Terry K Jimenez Virgilio C Garnett Stuart W Price Robert F Earheart Randy L Stewart Lawrence C Nelson Thea G Nguyen Tuong V T;+ Thach Vuong T;Thach Vuong Thi Vanderwell Ruby Duong Amy N Lee James K L /Sau C Ong Emmanuel C /Caroline C Harris Croswell S /Ivy Harris Croswell S/Ivy Doak Homes Inc Fagan Terrance/Teresita Mccleave Diane L Loftus Thomas J/Martha Loftus Thomas J/Martha Copeland Philip D Copeland Philip D Christensen Taylor R Tran Duc HNan N Tinsley Randy G /Candace A Nguyen Phuc/Kim H T Ngo Juan Eastland Frederick/Sharon L Barrett Randy E Wu Yong C Jourha Darshan & Meena Amarillas Marcos A/Rosalinda Probach Michael R/Jacqueline K Site Address 12234 46th Ave S Tukwila 98178 12246 46th Ave S Tukwila 98178 12248 46th Ave S Tukwila 98178 12242 46th Ave S Tukwila 98178 12252 46th Ave S Tukwila 98178 12256 46th Ave S Seattle 98178 4610 S 124th St Seattle 98178 no Site Address* Tukwila 4616 S 124th St Seattle 98178 12253 47th Ave S Seattle 98178 12241 47th Ave S Tukwila 98178 12235 47th Ave S Tukwila 98178 12229 47th Ave S Tukwila 98178 12227 47th Ave S Tukwila 98178 12225 47th Ave S Tukwila 98178 12223 47th Ave S Tukwila 98178 12219 47th Ave S Seattle 98178 4705 S 122nd St Tukwila 98178 12210 47th Ave S Seattle 98178 12216 47th Ave S Tukwila 98178 12222 47th Ave S (No Mail ) Tukwila 9817 12226 47th Ave S Tukwila 98178 12228 47th Ave S Seattle 98178 12240 47th Ave S Seattle 98178 12244 47th Ave S Seattle 98178 12252 47th Ave S (No Mail ) Tukwila 9817 4702 S 124th St Seattle 98178 4710 S 124th St Tukwila 98178 4714 S 124th St Seattle 98178 4718 S 124th St Tukwila 98178 12259 48th Ave S Seattle 98178 12251 48th Ave S Tukwila 98178 12243 48th Ave S Seattle 98178 12241 48th Ave S Tukwila 98178 12235 48th Ave S Tukwila 98178 12233 48th Ave S Tukwila 98178 12231 48th Ave S Tukwila 98178 12227 48th Ave S Tukwila 98178 12223 48th Ave S Tukwila 98178 12215 48th Ave S Tukwila 98178 12211 48th Ave S Tukwila 98178 12203 48th Ave S Tukwila 98178 12203 48th Ave S Tukwila 98178 12208 48th Ave S Seattle 98178 12208 48th Ave S Seattle 98178 12212 48th Ave S Tukwila 98178 12218 48th Ave S Tukwila 98178 12224 48th Ave S Tukwila 98178 12228 48th Ave S Seattle 98178 122 S 48th Ave Tukwila 98178 12242 48th Ave S Tukwila 98178 12250 48th Ave S Tukwila 98178 12258 48th Ave S Tukwila 98178 4814 S 124th St Tukwila 98178 4816 S 124th St Seattle 98178 12245 49th Ave S Tukwila 98178 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. Parcel Number 017900 1485 017900 1490 017900 1500 017900 1510 017900 1540 017900 1545 017900 1555 017900 1585 017900 1587 017900 1588 017900 1589 017900 1595 017900 1600 017900 1605 017900 1620 017900 1635 017900 1660 017900 1695 017900 1715 017900 1725 017900 1730 017900 1745 017900 1755 017900 1770 017900 1785 017900 1787 017900 1800 017900 1805 017900 1850 017900 1855 017900 1940 017900 1945 017900 1955 017900 1965 017900 2265 017900 2735 017900 2736 017900 2738 017900 2740 017900 2745 017900 2750 017900 2755 017900 2760 017900 2762 017900 2764 017900 2766 017900 2795 017900 2800 017900 2820 017900 2830 017900 2835 017900 2840 017900 2845 017900 3005 017900 3025 017900 3030 Owner Name MetroScan / King (WA) Loftus Thomas J Dolejska Chris Daly Barbara Brown Kenneth E Gauthun Steve Reyes Anselmo Vu Tu D Jensen John J /Lisa Jensen Lisa M Jensen John J Jensen John James & Lisa M Jacobson Lewis B/Daisy Blackburn Jim Gauthun Family Irrevocable Bendico Isidro B Davis Doris J Xue Jian X Tongue Patrick A Doll Brian D Powell Builders Inc Doak Homes Inc Rau Chalene Doak Homes Inc Forsberg Scott J Patterson Brian J Riverton Contractors Inc Pritchett Winfred E/Nadalene Nget Vet Lance Randal D Doak Homes Inc Beane - Parsons Llc Beane Thomas P Renton Assembly Of God Church Chavez Xochitl Ruggles Autumn J/Richard L Pearce Family Limited Partnership Pearce Family Limited Partnership Pearce M M D City Of Tukwila City Of Tukwila City Of Tukwila City Of Tukwila City Of Tukwila City Of Tukwila City Of Tukwila City Of Tukwila King County City Of Tukwila Perovich Chris M/Patricia A Ladines Dean S Hulman Hugh Logan Ladines Dean S /Margarita S Hardin Christopher R Bailey Edward R Scown Daniel M /Kim D Kennedy Jacqueline 0 Site Address 12245 49th Ave S Tukwila 98178 12241 49th Ave S Tukwila 98178 12235 49th Ave S Tukwila 98178 12231 49th Ave S Tukwila 98178 12211 49th Ave S Seattle 98178 12219 49th Ave S Tukwila 98178 12201 49th Ave S Seattle 98178 122nd Tukwila 98178 Corner Tukwila 98178 Corner Tukwila 98178 122nd Tukwila 98178 12218 49th Ave S Seattle 98178 12224 49th Ave S Tukwila 98178 12228 49th Ave S Tukwila 98178 12236 49th Ave S (No Mail ) Tukwila 9817 12244 49th Ave S Tukwila 98178 12256 49th Ave S Tukwila 98178 4916 S 124th St Tukwila 98178 12244 50th Ave S Seattle 98178 *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila 12207 50th Ave S Tukwila 98178 12233 51st Pl S Tukwila 98178 *no Site Address* Tukwila 12243 51st P1 S Tukwila 98178 12253 51st P1 S Tukwila 98178 12257 51st P1 S Tukwila 98178 12248 50th Ave S Tukwila 98178 12218 51st P1 S Tukwila 98178 12224 51st P1 S Tukwila 98178 12228 51st P1 S Tukwila 98178 12234 51st Pl. S Tukwila 98178 12404 50th P1 S Seattle 98178 4621 S 125th St Tukwila 98178 4627 S 125th St Tukwila 98178 *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila *no Site Address* Tukwila 12501 50th P1 S Tukwila 98178 4925 S 125th St Tukwila 98178 12507 50th P1 S Tukwila 98178 4603 S 124th St Tukwila 98178 4615 S 124th St Tukwila 98178 4623 S 124th St Tukwila 98178 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. Parcel Number 017900 3055 017900 3070 017900 3080 017900 3095 0179003115 017900 3135 017900 3170 017900 3200 017900 3210 MetroScan / King (WA) Owner Name Site Address Rigsby Robert A/Kelli J Decker Vickie Lynn Anderson Linda M Compo Cecil R Sr Chen Wei Ting Jones David R Perovich Chris M/Patricia A Marshall Loren H Trust Jones Todd 4705 S 124th St Tukwila 98178 4715 S 124th St Tukwila 98178 4720 S 125th St Tukwila 98178 4801 S 124th St Seattle 98178 4811 S 124th St Tukwila 98178 4815 S 124th St Tukwila 98178 4915 S 124th St Tukwila 98178 4919 S 124th St Seattle 98178 5005 S 124th St Tukwila 98178 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. District Name TUKWILA Property Name $109,000 Prop RESIDENTIAL Plat Name ALLENTOWN ADD Present Use Mobile Home Plat Block 7 Water System WATER DISTRICT Appraised Land Value $109,000 Taxable Land Value $109,000 Appraised Improvement Value $34,000 Taxable Improvement Value $34,000 Appraised Land Value $50,000 Taxable Land Value $50,000 Appraised Improvement Value $47,000 Taxable Improvement Value $47,000 King County: Assessor Prop. Characteristics Report La King County Taxpayer LOFTUS THOMAS J Tax Year 2007 Tax TAXABLE Status Taxpayer LOFTUS THOMAS J Tax Year 2008 Tax TAXABLE Status ews By law this information may not be used for commercial purposes. Assessor Real Property Records: Parcel Number 0179001485 Account Number 017900148507 Levy Code Taxable Value Reason Afv Parcel Number 0179001485 Account Number 017900148507 Levy Code Taxable Value Reason Assessor Parcel Records: 2411 NONE OR UNKNOWN 2408 NONE OR UNKNOWN • M 909( 04 ", VCommenti Page 1 of 3 L .c . T—A 1 '111/1/11 A OC 1 /1P) �nn� Plat Lot 28 & 29 Sewer System PUBLIC Lot Area 6,000 SqFt (0.14 acres) Access PUBLIC Section /Township /Range SE 10 23 4 Street Surface PAVED King County: Assessor Prop,Characteristics Report • Assessor Legal Description Records: Legal Description ALLENTOWN ADD PP ACT 39911102 MOBILE HOME This report was generated: 10/30/2007 1:16:50 PM Related on -line reports: • King County GIS: Property information FAQ King County Assessor: Submit a request to correct this information DDES: Permit Applications Report King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Assessor: Quarter Section Map Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents Enter a 10 digit Parcel Number: or Enter an address: Search Page 2 of 3 � nn.T— fl 1^7n(U\1 i At/ ninnn'7 King County: Assessor Prop, Characteristics Report • King County 1 GIS Center 1 News 1 Services 1 Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. Page 3 of 3 1 /I 1,11111 Appraised Land Value $56 Taxable Land Value $56,000 Appraised Improvement Value $158,000 Taxable Improvement Value $158,000 Appraised Land Value $139,000 Taxable Land Value $139,000 Appraised Improvement Value $106,000 Taxable Improvement Value $106,000 Sale Date 1/13/2006 Sale Price $255,000 Seller Name LE YEN K +NGUYEN THANH Buyer Name WU YONG CHUN King County: Assessor Prope.Characteristics Report r • Page 1 of 4 to La King County Home News' � Se!vices "Comments ea �c By law this information may not be used for commercial purposes. Assessor Real Property Records: Taxpayer WU YONG CHUN Tax Year 2007 Tax TAXABLE Status Levy Code Taxable Value Reason Taxpayer WU YONG CHUN Tax Year 2008 Tax TAXABLE Status Parcel Number 0179001435 Account Number 017900143508 2411 NONE OR UNKNOWN Parcel Number 0179001435 Account Number 017900143508 Levy Code 2408 Taxable Value NONE OR Reason UNKNOWN Assessor Property Sales Records: Tip: Use the Recorders Office: Excise Tax Affidavits Report to see more sales records details 1111.1-.• / /ti/lll\LS ma+- L rtnv /rar.nrfc /r.rnrsnrfv v.v./NA- nr.r.7DT1\ T —C 1'7Ol1(11 Al 1 n /2n 1')nn^7 Sale Date 1/24/2005 Sale Price $0 Seller Name NGO VU Buyer Name LE YEN K Sale Date 12/6/2004 Sale Price $195,101 Seller Name SECRETARY OF HOUSING & URBAN DEVELOPMENT Buyer Name LE YEN K +NGUYEN THANH Sale Date 6/16/2004 Sale Price $0 Seller Name CHASE MANHATTAN MORTGAGE CORP Buyer Name SECRETARY OF HOUSING & URBAN DEVELOPMENT Sale Date 5/20/2004 Sale Price $0 Seller Name NORTHWEST TRUSTEE SERVICES INC Buyer Name CHASE MANHATTAN MORTGAGE CORPORATION Sale Date 8/1/2001 Sale Price $0 Seller Name HARRIS ANGELA B Buyer Name HARRIS KEITH B Sale Date 2/26/1996 Sale Price $102,000 Seller Name MUSTAIN DENNIS +JACKIE Buyer Name HARRIS KEITH B District Name TUKWILA Property Name Prop RESIDENTIAL Plat Name ALLENTOWN ADD Present Use Mobile Home Water WATER King County: Assessor Prop Characteristics Report Assessor Parcel Records: • Page 2 of 4 11++.,• / /.,., ,.,,G,,s.1-er.L .t- .,tares,.,+ /,,,"sr. 1. ')Dnr— n 1' nnnin -/c i n /2ni1nn'7 Plat Block 7 System DISTRICT Plat Lot 18 THRU 22 Sewer System PUBLIC Lot Area 14,000 SqFt (0.32 acres) Access PUBLIC Section /Township /Range SE 10 23 4 Street Surface PAVED King County: Assessor Proppy Characteristics Report Assessor Legal Description Records: Legal Description ALLENTOWN ADD This report was generated: 10/30/2007 1:17:12 PM Related on -line reports: King County GIS: Property information FAQ King County Assessor: Submit a request to correct this information DDES: Permit Applications Report King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Assessor: Quarter Section Map Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents Enter a 10 digit Parcel Number: or Enter an address: Search • Page 3 of 4 1,ttr.• / /aanrn , matrndrn nnai1raranrtc nnr.9DTAT — ni 1011111 A 2c 1 ni2ni)nni King County: Assessor Prop* Characteristics Report • King County 1 GIS Center 1 News 1 Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. Page 4 of 4 httn• /Air xnxa5 matrr lri' nnv /rr•rvArtc /rxrnrrarty r■nnrt act-OPT 7011111 Al< 1 11 /2n /')11117 Appraised Land Value $45,000 Taxable Land Value $45,000 Appraised Improvement Value $1,000 Taxable Improvement Value $1,000 Appraised Land Value $95,000 Taxable Land Value $95,000 Appraised Improvement Value $1,000 Taxable Improvement Value $1,000 Sale Date 3/1/2005 Sale Price $150,000 Seller Name V• . King County: Assessor Prop. Characteristics Report kg King County By law this information may not be used for commercial purposes. Assessor Real Property Records: PROBACH Taxpayer MICHAEL R +JACQUELIN Account Number 017900147509 Tax Year 2007 Tax Status TAXABLE Tax Year 2008 Tax TAXABLE Status Parcel Number 0179001475 Levy Code Taxable Value Reason Levy Code Taxable Value Reason PROBACH Parcel Number Taxpayer MICHAEL R +JACQUELIN Account Number aservie#s hoff6 Y ��Cpm'ment`s 2411 NONE OR UNKNOWN 0179001475 017900147509 2408 NONE OR UNKNOWN Assessor Property Sales Records: Tip: Use the Recorders Office: Excise Tax Affidavits Report to see more sales records details $_eared• Page 1 of 3 hthn• / /xaninarG mnfrnLr rtrs. /rar ,,r4o —A 1 1nnn 1 A7c 1 n /ill i'nn7 District Name TUKWILA Property Name 1/10/2001 Prop RESIDENTIAL Plat Name ALLENTOWN ADD Present Use Mobile Home Plat Block 7 Water System WATER DISTRICT Plat Lot 27 Sewer System PUBLIC Lot Area 4,000 SqFt (0.09 acres) Access PUBLIC Section /Township /Range SE 10 23 4 Street Surface PAVED 5iuyer Name RrOi6 .. 0 it : , _..„ Sale Date 1/10/2001 Sale Price $50,000 Seller Name HOVLAND KENNETH EARL Buyer Name BYERS JOHN R Sale Date 11/10/1985 Sale Price $0 Seller Name HOVLAND RUTH ELAINE Buyer Name HOVLAND KENNETH EARL King County: Assessor Prop, Characteristics Report Assessor Parcel Records: Assessor Legal Description Records: This report was generated: 10/30/2007 1:16:29 PM • Legal Description ALLENTOWN ADD Related on -line reports: King County GIS: Property information FAQ King County Assessor: Submit a request to correct this information Page 2 of 3 King County: Assessor Prop. Characteristics Report Enter a 10 digit Parcel Number: or Enter an address: Search • DDES: Permit Applications Report King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Assessor: Quarter Section Map Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents King County 1 GIS Center 1 News 1 Services 1 Comments 1 Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. Page 3 of 3 1,4+r, / /.,,«,.,,G mnl-rnL.. ..o..,..4 c....r/DTTT —I 1'1(1(1111 A'7C 1 n /111 /rinn^7 Appraised Land Value $45,000 Taxable Land Value $45,000 Appraised Improvement Value $123,000 Taxable Improvement Value $123,000 Appraised Land Value $94 Taxable Land Value $94,000 Appraised Improvement Value $93,000 Taxable Improvement Value $93,000 Sale Date 5/26/1998 (Sale Pricel$92,000 Seller Name AMARILLAS Buyer Name Sale Date 10/4/1994 Sale Pricel$0 King County: Assessor Prop. Characteristics Report L41 King County " i�Cvmire_nts Search' By law this information may not be used for commercial k3 purposes. e DQ( Assessor Real Property Records: Taxpayer SISSONS ALCIA N Tax Year 2007 Tax TAXABLE Status Levy Code Taxable Value Reason Taxpayer SISSONS ALCIA N Tax Year 2008 Tax TAXABLE Status Parcel Number 0179001465 Account Number 017900146501 2411 NONE OR UNKNOWN Parcel Number 0179001465 Account Number 017900146501 Levy Code 2408 Taxable Value NONE OR Reason UNKNOWN Assessor Property Sales Records: Tip: Use the Recorders Office: Excise Tax Affidavits Report to see more sales records details Page 1 of 4 District Name TUKWILA Property Name Buyer Name Prop RESIDENTIAL Plat Name ALLENTOWN ADD Present Use Single Family (Res Use /Zone) Plat Block 7 Water System WATER DISTRICT Plat Lot 25 -26 Sewer System PUBLIC Lot Area 5,000 SqFt (0.11 acres) Access PUBLIC Section /Township /Range SE 10 23 4 Street Surface PAVED Seller Name STRIPLIN LINCOLN K Building Grade Buyer Name SISSONS ALCIA N 1 Sale Date 5/20/1994 'Sale Pricel$0 Seller Name STRIPLIN DENIE L 1952 Buyer Name STRIPLIN LINCOLN K Year Renovated Address 4816 S 124TH ST 98178 Building Grade Average Building number 1 Condition Average Bedrooms 3 Year Built 1952 Baths 1 Year Renovated 0 1/2 Baths 0 Total Living SqFt 800 3/4 Baths 0 1st Floor SqFt 800 Stories 1 King County: Assessor Prop. Characteristics Report • Assessor Parcel Records: Assessor Legal Description Records: Legal Description ALLENTOWN ADD Assessor Residential Building Records: Page 2 of 4 1144x.• / /.inini,G mntrnLn nl.., /ror.rsrtn /..r.-.r.n. -f., ro....«f .-.. .')DTAT !1 17(1(1111 ABC 1 ( \ / / ' ( V 7 Half Floor SqFt 0 Single Story Fireplace 0 2nd Floor SqFt 0 Multi Story Fireplace 0 Upper Floor SqFt 0 Free Standing Fireplace 0 Total Basement SqFt Basement Garage SqFt 0 Total Finished Basement SqFt 0 Attached Garage SqFt 0 Finished Basement Grade OR NE UNKNOWN Open Porch SqFt 60 Daylight Basement Enclo SqFt sed Porch 0 Heat System Elec BB Deck SqFt 0 Heat Source Electricity y S e Brick Ston 0 King County: Assessor Prop, Characteristics Report • This report was generated: 10/30/2007 1:16:12 PM Related on -line reports: • King County GIS:. Property information FAQ King County Assessor: Submit a request to correct this information DDES: Permit Applications Report King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Assessor: Quarter Section Map Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents Page 3 of 4 t ,.,,...ODrXT —A1 IA1 C 1t /1n /^1nn7 King County: Assessor Prop./ Characteristics Report Enter a 10 digit Parcel Number: or Enter an address: Search • King County 1 GIS Center 1 News 1 Services 1 Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. 1 a 07171\ 1 ^]nnnl A!c Page 4 of 4 n inn en nn ••r PARCEL DATA ' !Parcel 734760 -0090 Jurisdiction TUKWILA I Name SUH DAI SUK *YUNG Al Levy Code 2413 1 • Site Address 4416 S 137TH ST 98188 Property Type R ; Residential Area 024-005 (WC Appraisal District) , Plat Block / Building Number 2 • Property Name Plat Lot / Unit Number 11 TO 14 Quarter-Section-Township-Range `_F -'> i54 Legal Description RIVERTON MACADAM ROAD TRS LESS E 10 FT OF 14 LAND DATA Highest & Best Use As If Vacant SINGLE FAMILY Percentage Unusable 0 • Highest .5 Best Use As Improved PRESENT USE Unbuildable NO I Present Use ' Single Family(Res Use/Zone) Restrictive Size Shape NO Zoning LDR Base Land Value SqFt 0 Water WATER DISTRICT Base Land Value 190,000 Sewer /Septic PUBLIC • % Base Land Value Impacted I 100 Road Access PUBLIC • Base Land Valued Date 5/9/2007 Parking Base Land Value Tax Year 2008 Street Surface PAVED 'Land SqFt 27,600 Ages 0.63 Views Waterfront ' Rainier Waterfront Location Territorial Waterfront Footage Olympics Lot Depth Factor 1 Cascades Waterfront Bank 'Seattle Skyline Tide/Shore I Puget Sound Waterfront Restricted Access ' Lake Washington Waterfront Access Rights NO Lake Sammamish Poor Quality Lake/River /Creek Proximity Influence NO Other View Designations Nuisances Historic Site Topography NO Traffic Noise Current Use Airport Noise Nbr Bldg Sites Power Lines NO l Adjacent to Golf Fairway NO Other Nuisances NO Adjacent to Greenbelt NO Problems :Other Designation NO Water Problems NO Deed Restrictions NO 'Development Rights Purchased NO Transportation Concurrency NO Easements NO Other Problems NO I Native Growth Protection Easement NO Environmental I r DNR Lease NO Environmental YES Environmental Type Intormatlon Source Delineation stud y _ Percentage Affected Stream JURISDICTION N 0 BUILDING King County Mays at your s.n^nce 1 HONE 1 NEWS 1 SERVICES 1 DIRECTORY 1 CONTACT 1 King County Department of Assessments Fair. Equitable. and Understandable Property Valuations You're in:lAssessmenis 'Online Services]» eReal Property Serch New Search Property Tax Bill Map This Property Glossary of Terms Area Report Print Property Detail Reference Links: • • • Knt Cswnty Tax Lshs PropertyTax Adyis9l Washington State Department of BBnue link) ink) f±a, Washington State Board of Tax Ap_p ais BoardQ AP1?e31sLErt.aii .aflor_ Dtstricts.Report Re rdet5 Office Scanreo traces of -ry8ys and other Tap dpc.,rrerts Scanned Images of plats Accessory Type Picture Description SqFt Grade EH Year % Value Date Valued MISC IMP ( , p i 10 x 18 outbldg 2400 3/4/2004 Building Number Year Built Year Renovated Stones Living Units Grade Grade Variant Condition Basement Grade 1st Floor 1/2 Floor 2nd Floor Upper Floor Finished Basement Total Living Total Basement Basement Garage Unfinished 1/2 Unfinished Full Attached Garage Bedrooms Full Baths 3/4 Baths 1/2 Baths Heat Source Heat System Deck Area SqFt Open Porch SqFt Enclosed Porch SqFt Bnck/Stone Fireplace Single Story Fireplace Muilti Story Fireplace Free Standing Fireplace Additional AddntCost Obsolescence Net Condition Percentage Complete Daylight Basement View Utilization 1921 0 1 6 Low Average 0 Average 880 0 0 0 0 880 700 0 0 0 0 2 1 0 0 Oil Forced Air 0 100 50 0 0 0 0 0 0 0 0 ccessory Of Building Number: 1 TAX ROLL HISTORY Account Valued Year Tax Year Omit Year Levy Code Appraised Land Value Appraised Imps Value Appraised Total Value New Dollars Taxable Land Value Taxable Imps Value Taxable Total Value Tax Value Reason 734760009005 2010 2011 2413 5178,000 519,000 5195,000 50 5176,000 519,000 5195,000 734760009005 2009 2010 2413 5176,000 525,000 5201,000 50 5176,000 525,000 $201,000 734760009005 2008 2009 2413 5190,000 570,000 5260,000 50 5190,000 570,000 5260,000 734760009005 2007 2008 2413 5190,000 547,000 5237,000 50 5190,000 547,000 5237,000 734760009005 2006 2007 2413 584,000 5126,000 5210,000 50 584,000 5126,000 5210,000 734760009005 2005 2006 2413 579,000 5105,000 5184,000 50 579,000 5105,000 5184,000 '734760009005 2004 2005 2413 575,000 598,000 5173,000 50 575,000 $98,000 5173,000 734760009005 2003 2004 2413 577,000 5109,000 5186,000 50 577,000 5109,000 5186,000 734760009005 2002 2003 2413 574,000 5102,000 $176,000 50 574,000 5102,000 5176,000 734760009005 2001 2002 2413 $71.000 590,000 5161,000 50 $71,000 590,000 5161,000 734760009005 2000 2001 2413 568,000 581,000 5149,000 50 568,000 581,000 5149,000 734760009005 1999 2000 2413 564,000 561,000 5125,000 50 564,000 561,000 $125,000 734760009005 1998 1999 2413 $60,000 550,000 $110,000 50 560,000 550,000 $110,000 734760009005 1997 1998 2413 50 50 $0 50 550,000 560,000 $110,000 .734760009005 1996 1997 2413 50 50 50 50 550,000 547,000 597,000 734760009005 1994 1995 2413 50 50 50 50 550,000 547,000 597,000 734760009005 1992 1993 2413 50 50 50 50 542,700 $36,300 $79,000 734760009005 1990 1991 2413 50 $0 $0 50 $43,600 $25,100 $68,700 734760009005 1988 1989 4630 50 50 50 50 527,500 530,800 558,300 734760009005 1988 1987 4830 50 50 50 50 539,200 513,300 552,500 734760009005 1984 1985 4630 50 50 50 50 530,700 $26,600 557,300 734760009005 1982 1983 4830 $0 50 50 50 530,700 $26,600 $57,300 SALES HISTORY :Excise i Number I ram IlMnME 1/28/2008 8/9/1993 5290,000.00 595,000.00 GOODMAN DONNA MARIE WAGAR OLGA LOUISE SUH DAI SUK +YUNG Al GOODMAN DONNA MARIE Statutory Warranty Deed Warranty Deed None None Recording Number Document Sale Price Seller Name Date Buyer Name Instrument Sale Reason REVIEW HISTORY PERMIT HISTORY HOME IMPROVEMENT EXEMPTION New Search ')nick answers Property Tax Bill 'ronertyassessments Map This Property Glossary of Terms rar payer as sis nr._e Area Report Print Property Detail 1 Online services I Reports data ® Updated: Juno I. 20 I ler siroem ® 1 ®I t\ccessibilib✓ I Terms of use MIMI Links to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. o�tact us About us Site ma A11 -006 T1.''i1111:;>f.h1 NWMaps PDF Export Disclaimer: The eCityGov Alliance or its member agencies do not guarantee that the information on this map is accurate or complete. This map is provided for information purposes only. When recorded return to: DAI SUK SUH 610 SOUTH 288TH LANE, FEPERALWAY, WA 98003 Eserow No:0001.4610 i 2003013 TICOR NATIONAL PAGE001 OF 001 01/30/2008 10.05 UA E233048 KING COUNTY, U 5,187.00 SA 52 LE pAGE00 OF 001 .Statutgry W4ir..anty Deed O THE GRANTOR DONNA :MARIE GOODMAN; A Single' person for and in consideration of Ten Dollars and other valuable consitjeration in hand paid, conv8ys aed'warrants to DAI SUK SUR and YUNG Al SUH, Husband and Wife the.fdtlowing describedaeal estate, situated in the County of KING, State of Washington: LTS 11 -14, BLK 2, RIVERTON I MACADAM ROAD TRACTS, VOL 15/53. • LOT(S) 11, 12, 13 AND 14, RIVERTON MACADAM : ROAD TRACTS, ..CCORDING TO THE PLAT THEREOF RECORDED IN VOLUME t`5 Olr::'PLATS, PAGE(S)'::53, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 10 FEET OF ; SAID LOT 14; SUBJECT TO: EASEMENTS, RESERVATIONS OF RECORD • Tax Parcel Nhmbei(s): 734760- 0090 -05 Dated thi$.28711 day of Januar 2008. • Dated: STATE OF WASHINGTON COUNTY OF KING Vision Form SDDOI WA Rev. 2/8/2006 DONNA MARIE GOODMAN RESTRICTIONS I certify that I know or have satisfactory evidence that, - DONNA" MARIE GOODMAN is the person who appeared before me, and said person acknowledged that SHE signed t hi's"instrume f and acknowledged it to be HER free and voluntary act for the uses and purposes gt in this instrument. - = �'f,•�c�Sto,V t r 7i� ( e s'c ._ . - 't'tary Public in and f. 4 . tate of Was siding at 3/ '''i gycv = � ty appointment ex .tress ■ AND '$age1. fI pi i 11 1 i 1. 1H ! i 1 1! 11 1 1 ,! 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PW - �Zk t 7 T.1 17,>i JAMES - ANDERSON DESIGN RE E:7EN 7AL ARG 47EC URE P ower � U.Y I 1 frT. 830 T0 D�A . 776,6 pIV j i s ResisTfft® ■RQRIEGT EDMONDS. rr., ae030 FAX 1Tb -6166 Pc- GOPYRI6HT 0 JAD 2004 UNAUTHORIZED REPRODUCTION OR. USE IS PROHIBITED AND PROTECTED BY FEDERAL LAbM CATHERINE ANDERSON RAU OF WAShdt6TON DATE (-30 -S . -r- o3 k `rs - -cy. eo k-spi%-J ! -) 4 ,4 a �•v f� Gp (/ .4 -Y 142 • mrls 1 4:04 r- folLer 6 ►•41'Zi I lr xio vra� Own e iI o _..1dvrb G I G 0 O.G. 0 tl to FGdoQ. mnl sKxro vm 9er 4,11 Pe-a- 20 . -Ibc1 N ' I • cv •1�i3p 2�1��-a t 1 I i tO 4 ■Q PGA o iJ 6 x/oFT sal 2 2 0 Pet- 1 I 4:L=1'Iv. d. 1. -ate-.. COPYRIGHT ® . 6D 2004 UNAUTHORIZED REPRODUCTION OR USE IS PROHISRE0 AND PROTECTED SY FEDERAL LAW .1AME5 -ANDER ON PESIGN , ORAL ARE H-tr 15 }S+-1u-.k a -TNY ANDERSON • RE66TERED ARGNREGT nigio BAYTON 5T..6 • EDMONDS, NA. 4EO20 FAX 7T6 -6166 DATE 2-5�- 6 V 4-1S-a4 SHEET 48 , , , Min c ■ o 0 AIL I u 1 ANIL- - I I r irallI 9 ASIIIIMIL*. ir --- R.R.11 it 2 e I RN IIMMINIM ii 'pia MffilliERTELIMMII 24P/4 04 ' 4 i OMEN Kamm eo k-spi%-J ! -) 4 ,4 a �•v f� Gp (/ .4 -Y 142 • mrls 1 4:04 r- folLer 6 ►•41'Zi I lr xio vra� Own e iI o _..1dvrb G I G 0 O.G. 0 tl to FGdoQ. mnl sKxro vm 9er 4,11 Pe-a- 20 . -Ibc1 N ' I • cv •1�i3p 2�1��-a t 1 I i tO 4 ■Q PGA o iJ 6 x/oFT sal 2 2 0 Pet- 1 I 4:L=1'Iv. d. 1. -ate-.. COPYRIGHT ® . 6D 2004 UNAUTHORIZED REPRODUCTION OR USE IS PROHISRE0 AND PROTECTED SY FEDERAL LAW .1AME5 -ANDER ON PESIGN , ORAL ARE H-tr 15 }S+-1u-.k a -TNY ANDERSON • RE66TERED ARGNREGT nigio BAYTON 5T..6 • EDMONDS, NA. 4EO20 FAX 7T6 -6166 DATE 2-5�- 6 V 4-1S-a4 SHEET 48 a•r...ry wrnpanenR Descrlptlon U or F value Heat LOSS Factor Component Footage Heat loss In BTUH A. Mindow,Skylite Petiole HFRG certified .369 16.88 2615 4414.64 Sliding t Swinging &lams Door 51 LJIIte uncertified 1.050 48.30 12.0 574.60 8. Opaque Door rood 1 3/4 sc .460 21.16 � g i E Mood 1 3/8 5G .460 21.16 T18 Insul. metal wAud frame .160 736 lnsul. metal w/metal frame 370 17.02 20.0 G. Roof/Calling R-38 .031 1.43 1266.0 Insulation R-49 .027 1.24 D. Mall Insulation R -21, wood studs .057 2.62 above 8 below grade R -11, wood studs .062 2.85 2047.7 5640.04 R-13,wood studs .082 3.T7 E Floor Over Unheated ' R -14 .041 169 576.0 108634 Space Insulation R-30 .029 1.33 F. Slab On tirade Floor Perimeter insulation R -10 540 24.84 108.0 2682.72 6. Basement Floor R -10 . 600 . 27.60 H. Infiltration Post 1980 .018x.6 AGH 0.50 15600.0 9800.00 Design Heating Load D14L44heated 24424.65 floor area) 1916 Mlnimum 13.01 Required Equipment size = PHL x 1.O Maximum 24924.65 Allowed Equipment Size = DHL x 2 4984 (May exceed 200% of DHL If it has an AFUE of 40% or >) Proposed Equipment Size (Output) 5600000 e e WINDOW SCHEDULE SIZE 5/0X2/0 3/0X4/0 6/0X6/10 6/0 5/0X3/6 6 /0X4 /0 2/0X3/0 3/0X1/6 4/0X3/6 3/0X6/8 2/8X6 18X6 TYPE fixed 514 atlo arch to fixed In Sd SCwd AREA 6.00 48.00 82.00 6.00 52.50 24.00 6.00 9.00 28.00 19.98 17.72 37.696 v 035 0.59 0.54 0.55 038 0.38 039 0.55 038 037 0.46 YlsGMTED V YI1NDOY MANUFACTURER DOOR MANUFACTURER "UA• 2.10 18.12 27.88 2.10 14.95 9.12 2.34 3.15 10.64 739 8.15 15.54 NOTES Grid rEMBIlle Obscure 0.412 MIL&ARD MFG EMPIRE 2>e10 p,01 --1 01-1 .4 II 1916a EQUIPMENT SIZING FORM �T GPI . " - GOPYRI6 4T 0 JAZ, .2004 UNAUTHORIZED v 3 UiCDe 1 " ELI _�i 4444 ^ S!T L COPY � � i. t w 0p aa J J J CATHY AHDERSCN • RE66162ED ARCHfl T Building Component Description U or P Value Heat Loss Factor Component Footage Heat loss In MUM A YUndoW.941ite Double NI RC certified 961 16.58 2615 4414.64 Sliding 4 Swinging 514gllte uncertified 1.050 48.30 12.0 519.60 Glass Door B. Opaque Door Wood 1 3/4• sc .460 21.18 • Wood 1 3/8 5C .460 21.16 119 315.59 Instil. metal w/wd frame .160 736 Weal. metal w/metal frame 910 17.02 20.0 340.40 C. ROOF /GeIMg R-38 .031 1.45 4160 618.18 trlsulatlon R-49 .021 124 180.0 D. Wall insulation R -21, wood studs . .051 2.62 above t be grade R -14 wood studs .062 2.85. 2111.1 602251 R- 131wood studs .082 3.77 E. Floor Over Unheated R -19 .041 199 516.0 108694 Space insulation R-S0 .029 195 F. Slab On Grade Floor R -10 .540 24.84 108.0 2682.72 Perimeter Insulation 6. Basement Floor R -10 .600 2180 H. Infiltration Post 1980 .018X9 AGH 0.50 15735.0 186150 Design Heating Load 24048.13 PHL.Hheated floor area) 1916 12.55 Minimum Required Equipment Size = OHL x 1.0 24048.13 Maximum Allowed Equipment Size = DHL X 2 4809651 May exceed 200% of OHL if it has an Af UE of 90% or >) Proposed Equipment Size (Output) 45000.00 �w� 1 o1J4 Z% FIxEr moron T... MI= MI I1 R1 1916b LV 1 bt 4 WINDOW SCHEDULE e e SIZE 3/0x2/0 2/0X4/0 6 /0X6/10 8/0x6/10 8/0X1/0 5/0X9/6 6/0X4/0 2/0)c3/0 3/0X7/6 4/0X3/6 2/0X1/0 2/0X2/0 3/0X6/8 • 2/8X6/8 TYPE fixed SH fixed 514 fixed EMI fixed EMI In St! SC wd AREA 600 32.00 41.00 55.00 8.00 52.50 24.00 6.00 400 28.00 SAO 26450 8.00 8.00 19.98 11.12 37.696 V 0.35 039 034 035 035 0.58 038 039 035 038 035 Fil36HTED V 0.58 w1364ITED 9r 031 0.46 rE1614TED V INIt D019 MANUFACTURER DOOR MANUFACTURER 'UA' 2.10 12.48 13.94 1425 290 1495 412 234 3.15 10.64 220 9851 4.64 4.640 739 8.15 15.54 NOTES Grid Ob5c. ure 0366 OVERHEAD GLAZING 0.580 DOORS 0.412 MIL6ARD MF6 EMPIRE ( +)exG'per . 1916b EQUIPMENT SIZING FORM T 205 5 (%1- 11 FE7 1 -4 , " 411 Yo"-1 � pu 4 COPYRIGHT ® JAD 2004 SI 1u UNAUTHORIZED REPRODUCTION OR USE 15 PRONIITED AND PROTECTED BY FEDERAL Aft R 'S RA/ ' JAMES - ANDERSON DESIGN RENDBrrW_ ARCi rscltRE &ALI, VAeAL 191 .1==N, • EDNacDs, PA PAX 116 -6766 0 V STRAP TIES/ HOLDOYINS SMPSON STRON6 -T1E (193 l 160) U.N.O. �' 6 11(.4 0 13 MARK. HOIDOINN •(1) • STRAP TIE (1) . FASTENERS TO 2-STUD MOH (uNO) • FOUNDATION ANCHOR •(3.4) COMMENTS T -1 24 - I(ed T -2 ()nom -tt w -i&d. a •ru•P T -3 1- 10/k +F)' /ti, "ca ? ° 44 ` F 17 M VS • T-4 - T -5 T -6 1- Locate hoidown at each end of shearwall 4- Threaded rod 4 coupler as req'd 2- Cripple wall 4 gable end same as SW above or below 5-44-10 ea truss/rafter, A95o 24' to gable ends, 9- Deepen fdn to receive holdaun AB embedment - rim Jst or sill at fdn. LTP4 t LTPS = A35 SHEAR TALL SCHEDULE per 2306.1 MARK . 12) 9HEATHIN6 ON 2X HF STUDS • 16" UNO •(10,11) SHEARING EDGE NAILS BL1m •(8,9) SHEATHING FIELD NAILS •(6.9) SHEAR FLOW NAIUNG SILL PLATE AS w/ 7X7X 3/16' WASHERS •(T) BASE PLATE •(b) FLOOR TO TOP PL OR FON 9111 •(5) 5Y1 -1 74 t ore, (S a f'VJ ;i $d e 4, m � A e- 12 u I (e J.10 1 1. 1 35 e. z,-- e wind. 33 8 ..i.3.0..7.4 V 5N4 -2 n ' 1 I. yi,'IK 10 II e I o „ and. 33f seismicP2 2 W, b 2 0 V '�,/ P, S .✓ IC/ .. e 1 �i wind. 74 1 uismk• 6 IC 51^4-4 wild• 9N1 -5 • ' wad. 51N-6 - • vi6d. > 1 �t� 711- i ' v ,tr_ z. ZXv 110'trc --) -1 / 2/">4-5`1 0 " , 6 .7 `N�L')LS • Go�Ld.s3 O • I L A ) I L 161 L I1'44t e � -1v1e. vi/ 3 tL44 • , 4 HB°> lZ�DC+ �h s,ar SCI ,jai, s c 4- ¢r,. ittoroiss 4x X .411 -1) P1. Ga1 -e .4.4 w- �'� r1 -ePorz Ye7 1 b-Do not penetrate pas flush 1-Anchor bolts embedded min T into concrete min 2 bolts per piece, 2X PT min sill UNO 8- Common nails:8d=0.131'X2- V7,10dr0. 12d=0.148X9- V4 0.1b2X5 -1/S, 16dslnker 0.148X9 -1/4" 104 ere E5. is Indicated, and nailing Is <W m., Joints to be offset to fall on cliff. members, or use min SX mbrs and stagger nabs 11-If SW design value > 440*, framing members receiving edge nailing from abutting panels to be 3X(min) Stagger all Joint and sill plate nailing. 3 COPYRIGHT 0 JAD 2004 UNAUTHORIZED REPRODUCTION OR USE 15 PROHIBITED AND PROTECTED BY FEDERAL LAW DESIGN Ras72■177N- AROYIELTI RE I-64 • t r;f-6 tic. lg t4. 4 �6U- X17 /D��.I L ZJ • RE66TIE ED ARCHITECT LA.)13), PAX 116-6160 03epf) 1 Z- 9 DATE Z. 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