HomeMy WebLinkAboutPermit L08-045 - YOUNG KIM - ABU BAKR ISLAMIC CENTER SPECIAL PERMISSION PARKING DETERMINATIONABU BAKR ISLAMIC CENTER SPECIAL PERMISSION PARKING DETERMINATION
141O1TIB
L08 -045
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF DECISION
TO: Abu -Bakr Mosque, Property Owner
Young Kim, Applicant
Mark Kootz, Party of Record
Entisar Imirhim, Party of Record
Sharon Flint, Party of Record
Pam Fernald, Party of Record
King County Assessor, Accounting Division
September 10, 2008
This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project
and permit approval.
I. PROJECT INFORMATION
Project File Number: L08 -045
Applicant: Young Kim on behalf of Abu -Bakr Center/Mosque
Type of Permit Applied for: Parking Determination (Type II)
Project Description: Set minimum parking requirements for proposed use (mosque) which is not
specified in the City's parking standards.
Location:
Associated Files:
Comprehensive Plan
Designation /Zoning
District:
14101 Tukwila International Blvd (King County Parcel Numbers, 161000-
0125 and 161000 -0125)
Conditional Use Permit (L08 -034)
Neighborhood Commercial Center (NCC)
II. DECISION
SEPA Determination: The City SEPA Responsible Official has previously determined that this application
does not require a SEPA threshold determination because it is categorically exempt.
Decision on Substantive Permit: The Community Development Director has determined that the application
for a parking determination does comply with applicable City and state code requirements and has approved
that application, subject to any conditions which are set forth in the Decision based on the findings and
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
• •
conclusions contained in the staff report dated September 9, 2008. The applicant is required to provide a
minimum of 114 parking stalls on the site.
The following conditions have been placed on the project with regards to parking:
1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces The parking area
shall comply with the design standards specified in TMC 18.56. Since the required number of
parking stalls will be located over two tax parcels the applicant shall establish and have recorded a
Shared and Covenant Parking Agreement between the Mosque property and the Pawn X- Change
property. The language of the Shared and Covenant Parking Agreement shall be approved by the
City and shall be consistent with TMC 18.56.070. The Shared and Covenant Parking Agreement
shall be recorded with King County Department of Records prior to final occupancy of the building.
The applicant could also choose to combine the two parcels through a lot consolidation process.
2. A formal Transportation Management Program that includes the following shall be established:
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A. Information and Education
1. Post notices to the congregation families to encourage them to carpool, use
transit, bike, or walk to the Mosque. Include information encouraging
carpooling, use of transit, riding their bike, or walking to the Mosque as part of
newsletters or regular publications. This information and education program
shall be on -going and remain in effect for the life of the project.
B. Demand Reduction Strategies
1. Establish a preferred parking area for families and groups that carpool with four
or more persons per car. This area shall be established and clearly delineated
prior to final occupancy.
C. Demand Management Strategies
1. Develop a signage plan to direct worshipers to the proper parking areas. The
signage shall be in place prior to final occupancy. All signage shall comply with
Title 19 of the TMC.
2. On special events when the parking demand will exceed the on -site parking
availability the applicant shall identify measures to ensure that sufficient parking
is available. Measures could include temporary agreements with surrounding
businesses or shuttles from nearby churches and/or schools.
3. On peak days of attendance and particularly on special Islamic holidays, establish
a team of parking attendants to direct drivers to the property on -site parking stalls
and/or to off site remote off - street parking.
D. Monitoring and Updating the TMP
1. Within the first year of occupancy conduct a survey similar to the one prepared
by the applicant for this study on three typical Friday afternoons and on two
Fridays during the Islamic Holy month of Ramadan. The frequency and timing
of the surveys can be developed mutually between the City and the applicant.
The survey results shall be reported to the City at the end of first year of
operation. Based on the results of the survey if no off -site parking impacts are
Page 2 of 4 09/09/2008 8:18:00 PM
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identified no additional surveys will be required. However, if off-site parking
impacts are identified additional monitoring and mitigation measures will be
required. Failure to provide the one -year survey may result in enforcement
action being taken by the City as specified by TMC 8.45.
3. Any changes in the function of the site or in the area devoted to worship services shall require
approval from the City in the form of a new parking determination, which shall identify additional
parking mitigation measures
III. YOUR APPEAL RIGHTS
The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code
§ 18.104.010. A conditional use permit application is pending with the City and is scheduled to go before
the Planning Commission on September 25, 2008.
No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing
Examiner of the Decision on the Permit itself is permitted. Unless an appeal of the Director's decision on this
permit is timely and properly filed with the City, the Director's decision on this permit shall be final.
A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King
County Superior Court from the Hearing Examiner's decision.
IV. PROCEDURES AND TIME FOR APPEALING
In order to appeal the Community Development Director's decision on the Permit Application, a written
notice of appeal must be filed with the Department of Community Development within 14 days of the
issuance of this Decision, that is by September 24, 2008.
The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials
shall be submitted to the Department of Community Development. Appeal materials MUST include:
1. The name of the appealing party.
2. The address and phone number of the appealing party; and if the appealing party is a corporation,
association or other group, the address and phone number of a contact person authorized to receive
notices on the appealing party's behalf.
3. A statement identifying the decision being appealed and the alleged errors in the decision, including
any specific challenge to an MDNS.
4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in
the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief
sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal.
5. Appeal fee of $210.
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Page 3 of 4 09/09/2008 8:31:00 PM
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V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the
Hearing Examiner based on the testimony and documentary evidence presented at the open record
hearing. The Hearing Examiner's decision on the appeal is the City's final decision. The Hearing
Examiners decision on the appeal is the City final decision on the parking determination permit.
Any party wishing to challenge the City Council decision on this application must file an appeal pursuant
to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the City Council decision
is properly filed in Superior Court within such time limit, the Decision on this permit will be final.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the permits are
available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd.,
Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The
project planner is Brandon J. Miles, Senior Planner, who may be contacted by phone at 206 - 431 -3684 or by
email at bmiles @,ci.tukwila.wa.us for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes.
Contact the King County Assessor's Office for further information regarding property tax valuation changes.
The notice board must be removed at the expiration of the appeal period if no appeal is filed.
Department of Community Development
City of Tukwila
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Page 4 of 4 09/09/2008 8:18:00 PM
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IARY KOOTZ
3802 Military RD S
'ukwila, WA 98168
)AVID MARKLEY
1250 165 AVE NE
tdmond, WA 98052
KING COUNTY ASSESSOR
500 4T" AVE, Room 709A
Seattle, WA 98104
Party of Record?
Yes
Yes
Yes
Yes
No
Yes
Yes
Y.es
ENTISAR IMIRnLM
3715 S 141 #8
Tukwila, WA 98168
SHARON FLINT
14137 37 AVE S
Tukwila, WA 98168
Contact List
Name:
Mary Kootz
Entisar Imirhim
Ahmed Ali
Ahmed J. Mohammound
David Markley
Sharon Flint
a...- •....• .-.amm.
7986 45 AVE S
Seattle, WA 98188
ABU -BAKR ISLAMIC CENTER
PO Box 18067
Seattle, WA 98118
Who
Public
Public
Mosque Trustee
Mosque Trustee
City Consultant (Parking)
Public
Pam Fernald Public
ABU -BAKR ISLAMIC CENTER OF
Address: City:
13802 Military Rd S Tukwila
3715 S. 141st #8 Tukwila
7986 45th Ave S Seattle
8250 165th Ave NE
14137 37th Ave S
PO BOX 18067
State:
WA
WA
WA
Redmond WA
Tukwila WA
Seattle WA
•
Cizy of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE DIRECTOR
September 7, 2008
FILE NUMBERS: L08 -045 Parking Determination
ASSOCIATED L08 -034 Conditional Use Permit
PERMITS:
APPLICANT:
REQUEST:
Young Kim on behalf of Abu Bakr Islamic Center/Mosque
Set minimum parking requirements for the Abu Bakr Mosque
LOCATION: 14101 Tukwila International Blvd
COMPREHENSIVE
PLAN DESIGNATION: Neighborhood Commercial Center (NCC)
ZONING DISTRICT: Neighborhood Commercial Center (NCC)
RECOMMENDATION: Approve parking determination with conditions
STAFF: Brandon J Miles, Senior Planner
ATTACHMENTS:
A. Special Permission Application received by the City on August 13,
2008.
B. Revised Parking Analysis prepared by Mohammad Jalalyar, PE
provided to the City on September 6, 2008
C. Parking Analysis prepared by Mohammad Jalalyar, PE provided to
the City on July 20, 2008.
D. Peer Review of Parking Analysis provided by David D. Markley
with Transportation Solutions Inc., received by the City on
September 5, 2008.
E. Peer Review of Parking Analysis provided by David D. Markley
with Transportation Solutions Inc., received by the City on August
10, 2008.
F. Aerial Photo showing parking counts within 1000 feet of the subject
site.
G. Site Plan /Floor Plan, date stamped September 8, 2008
B. Miles Page 1
H: \Developments\Mosque \Staff Report, 2008.09.06.doc
09/10/2008
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
• •
PROJECT DESCRIPTION
On May 22, 2008 the City received a Conditional Use Permit (CUP) application from Young
Kim on behalf of Abu -Bakr Islamic Center (hereafter Mosque) to convert the old CHIPS casino
site at 14101 Tukwila International Blvd (TIB) into a religious institution, more specifically an
Islamic mosque. This parking determination staff report pertains only to the provision of
automobile parking for the proposed mosque. The CUP application is still pending and is
tentatively scheduled to go before the Planning Commission on September 25, 2008.
EXISTING DEVELOPMENT
The subject property is located at the southwest corner of S. 141st Street and Tukwila
International Blvd. The property consists of two King County parcels and two buildings. The
mosque will be located on parcel number 161000 -0125, the site of the old CHIPS Casino.
CHIPS Casino ceased operating in June of 2005 and the building and site has been vacant since
then. The building on parcel 161000 -0125 has a gross square footage of 14400 square feet.
There are 75 parking stalls on this parcel. Pawn X- Change is located on parcel 161000 -0140.
According to King County records, the gross square footage of the Pawn X- Change building is
4880 square feet. There are a total of 67 parking stalls on the Pawn X- Change parcel. Based
upon the City's parking requirements, Pawn X- Change must maintain at least 12 parking stalls
for its retail use.
The applicants are listed on King County records as owners of both parcels. Both the parcels act
as one premise. Access to both parcels is via two access points, one from Tukwila International
Blvd and a second access from S. 14151 Street. The access along S. 141St Street is not defined.
The old casino on the site utilized a majority of the parking on the Pawn X- Change property.
CHIPS Casino was operating at the location prior to annexation and there are no records
showing that any reciprocal easements were placed on the two parcels for access and/or parking.
In 2004, the City completed street improvements along TIB. The street improvements included
installation of sidewalks, landscaping, and access management. The City and King County
Metro constructed a bus shelter on property provided by the previous owners of the subject
property.
SURROUNDING LAND USES
The Mosque site is located adjacent to TIB, a major north/south arterial. TIB was formally part
of Hwy 99 which was the predecessor to Interstate 5. There are several major bus routes that run
at 15 to 30 minute increments on TIB. Surrounding land uses along TIB include, commercial
businesses. The parcels along TIB are all zoned NCC. Single - Family residential properties are
located to the south and west of the subject site. The single family homes to the south are
located on properties that are zoned NCC. The single family homes to the west are located on
parcels that are zoned Medium Density Residential (MDR).
B. Miles Page 2 09/10/2008
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BACKGROUND
A pre- application meeting was held between the applicant and staff on December 3, 2007. At
the meeting City staff and representatives from the Mosque discussed the proposed project of
converting the old CHIPS Casino site into a mosque. The City noted that as part of the
application requirements, a parking determination would be needed in order to determine the
minimum number of parking stalls for the proposed project.
The applicant submitted for a CUP application on May 22, 2008. However, the applicant did not
submit for a parking determination until August 13, 2008.
DECISION CRITERIA — PARKING DETERMINATION
Off - Street Parking and Loading Regulations are found in Chapter 18.56 of the Tukwila
Municipal Code (TMC). The chapter includes a table that lists the required number of parking
spaces for automobiles and bicycles (Table 18 -7). The table provides specific parking
requirements for a number of common land uses. For example, fast food restaurants are required
to have one parking stall for every 50 square feet of usable floor area; bulk retail stalls require
2.5 sales for every 1,000 square feet of usable floor area; and warehouses requires one parking
stall for every 2,000 square feet of usable floor area.
The required number of parking stalls for a mosque is not specified under the City's parking
regulations. Under TMC 18.56. 100 "Uses Not Specified" the Director shall determine the
required number of parking stalls for uses not specified in the City's parking regulations. The
Director's determination shall be based upon the requirements for the most comparable uses
specified in the Parking chapter.
Comparable Uses
The following uses listed in table 18 -7 of TMC 18.56 are comparable to the proposed mosque
use:
1. Church, Universities, Vocational Schools and other post - secondary educational
institutions require one parking stall for every four fixed seats.
2. Places of public assembly, including auditoriums, exhibition halls, community clubs,
community centers, and private clubs are listed in table 18 -7, but no specific parking ratio
is provided. Instead, that the Director shall determine the minimum number of parking
stalls, however in no case shall the minimum number be less than one stall for every 100
square feet of assembly area. The Director may require that a parking study be provided
in order to determine the minimum parking requirements.
B. Miles Page 3 09/10/2008
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PARKING DEMAND
The City has been working with the applicant since early 2007 to ensure completion of an
adequate and accurate parking demand study for the proposed use. The City and its consultant,
David D. Markley of Transportation Solutions Inc have reviewed two of the applicant's parking
analyses, the first was dated July 20, 2008 and the second parking analysis was dated September
1, 2008. Both the applicant's parking analysis and David Markley's peer review are included as
attachments to this parking determination.
Parking Demand Analysis
The applicant has noted in the CUP criteria write up that the proposed mosque will serve
residents within the Cascade View and Foster Neighborhoods. These residents most likely use
the Seatac Mosque located at 3040 S. 150th Street, which is approximately .7 miles west of the
proposed new mosque site. A mosque's use peaks Friday afternoons during Friday prayers. The
applicant has noted that approximately 520 people attend Friday afternoon prayers at the Seatac
Mosque. The applicant has noted the new mosque will absorb half of Seatac's congregation,
thus the applicant is anticipating 260 people at the proposed mosque during Friday afternoon
prayers.
The Mosque building will include several rooms, with each room having its own use. The
largest room is the worship room which has a usable area of 2,421 square feet. A small multi-
purpose room that has 799 square feet of usable area will be utilized for overflow during peak
times of the year (Holy month of Ramadan). Thus, the total possible maximum square footage
devoted to prayer activities is 3,220. Given the requirements associated with Islamic prayer', the
applicant has noted that a total 320 people could utilize both the main prayer area and overflow
prayer areas. Other rooms in the Mosque include a kitchen, children's play area, classrooms,
offices, and restrooms.
Only the prayer /worship area will be used for the purposes of determining the required parking
for the Mosque. The other rooms in the mosque are subordinate to the prayer /worship area and
will not generate additional parking demand. For example the classrooms are for children who
would have arrived at the site with their parents or may have been dropped off. The applicant
has also noted that in the future there maybe annual or semiannual community meetings hosted
at the mosque.
While both an Islamic mosque and church are places of religious assembly they do function in a
slightly different manner. For example a church typically has fixed seats, but the worship area of
a mosque does not contain fixed seats. The attendance at a church will typically peak on
Sundays while a mosque peaks on Fridays. This difference has a huge impact on parking. With
a church, most of the attendees have Sundays off and families can travel together to worship
For both the main worship area and the overflow worship area the applicant has determined the usable floor area
as follows: There is a need for 12 square feet area per adult and 9 square feet for children for an Islamic prayer to
be performed. The usable floor area is also reduced by the need for an 18 degree prayer angle in Washington and
the need for five foot paths for people in and out of the prayer area.
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service. However, since the attendance at a mosque peaks on a workday it impacts the ability of
families to travel to the site together. Yet, since the attendance at the Mosque will peak on
Friday it allows users of the mosque to utilize mass transit which typically does not run on
Sundays or runs on a limited schedule. The one common characteristic shared by mosques and
churches as well as synagogues, is that they have smaller events during most of the week with
one large peak activity during the week.
The Institute of Transportation Engineers (ITE) Parking Generation Handbook, 3rd edition, pages
135 -139 includes churches, mosques and synagogues as one classification group (LUC 560).
The ITE manual noted one study where a mosque that had building size of 4,800 square feet had
a Friday peak parking demand of 6.2 parked vehicles per 1,000 square feet. If we utilize this 6.2
parking count for the proposed mosque a total of 89 parking stalls would be required.
The applicant's parking analysis correctly notes,
"Even though, ITE Parking generation handbook is a great tool to estimate parking needs. But,
in this case there was only one site studied. Therefore, we should be very careful in utilizing this
tool as there are other variables in play other than the total square footage that data was not
collected".
At the request of the City, the applicant surveyed the parking of four mosques in the Seattle area.
The applicant surveyed the parking demands for a typical Friday prayer. The mosques were
located in SeaTac, Mountlake Terrace, Downtown Seattle, and Kent. The complete table
comparing the four sites is provided in attachment B of this report. Average vehicle occupancy
(AVO) is used to measure the number of people per automobile. The mean AVO for the four
mosques selected in the applicant's parking analysis was 2.15. The applicant also provided data
on the number of attendees per parked car. This number is used to take into account people who
may have walked or utilized mass transit. The average number for all four sites of people per
parked car was 4.60. The SeaTac mosque had 5.37 attendees per parked car.
The applicant has estimated that one car will need to be parked for every 4.6 attendees of the
proposed mosque. In order to get to this number certain assumptions are made:
1. That a significant number of mosque users will walk to Friday services. As noted, the
proposed mosque will reduce the pressures that are being placed on the nearby SeaTac
Mosque. Since the SeaTac Mosque is nearby it allows for a good comparison to
determine the parking impacts of the proposed mosque. The SeaTac Mosque has 5.37
attendees per parked car, thus a majority of the attendees must be walking to the site.
The applicant has also noted that approximately 616 people live within walking distance
of the proposed mosque. The applicant has noted that at least 50 percent of users of the
site will walk. Many of these people are most likely attending the SeaTac Mosque.
2. Unlike the SeaTac Mosque, the applicant's site has the ability to easily utilize Metro bus
service. As noted, a bus stop is located directly in front of the applicant's property along
TIB.
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As noted the usable floor area for the worship area and overflow worship area is 3,220 square
feet. The applicant applied the attendee /parking ratio of four to the total number of attendees
(320) and concluded that 70 parking stalls are required. The applicant has noted that the parking
demand on the site could range from 70 (low impact) to 140 (high impact). High impact
assumes no utilization of mass transit and that there are no pedestrians who access the site.
The City's consultant, TSI, concludes:
"Parking demands could range between 70 and 160 stalls for a typical Friday afternoon prayer
service. We believe that by the time the congregation occupies the practical capacity of the
building, considering the large number of Muslim families that live in the immediate area, the
typical parking demand will fall between 100 and 130 cars for a typical Friday afternoon
prayer".
Comparing the TSI parking demand forecast against the range of parking stalls on the site we
find that there could be a shortfall of 16 parking stalls or a surplus of 14 parking stalls.
Another approach for parking would be to apply the public assembly requirement of one stall for
every 100 square feet of usable floor area. If we assume that the worship area is 3,220 as
indicated in the application, the required minimum number of stalls using the assembly area ratio
would be 32. Yet, the City's parking standards note that at a minimum one stall shall be
provided for every 100 square feet of usable floor area; however the City can impose additional
parking requirements beyond the 1 stall per 100 square feet of usable floor area ratio.
POTENTIAL IMPACTS
Negative impacts associated with providing too little parking to meet demand are those most
often noted by nearby residents and businesses. However, there are also negative impacts
associated with providing too much parking for a given use. Surface parking areas with
substantial unused portions may take up land better suited to a more productive or aesthetically
pleasing use. Empty parking lots may feel unsafe or serve as attractors of illicit activity.
The main impact of inadequate parking on the site is that on- street parking in the surrounding
areas will be utilized if there is a parking deficiency on the site. None of the surrounding streets
are posted "No Parking ". The City conducted an inventory of on- street parking in the area and
found that a total of 147 legal parking stalls are available within 1000 feet of the subject project
site. A total of 97 parking stalls are located west of TIB while the remaining 50 stalls are located
east of TIB.
Human behavior will dictate that when trying to find a parking stall a person will try to get as
close to their destination as possible. Thus a user of the mosque will first attempt to find a
parking stall on site before attempting to find on- street parking. If they are forced to look for on-
street parking they will occupy those spots closest to the site before occupying those further
away. Additionally, the presence of barriers such as TIB would influence where people park.
The areas along S. 141st Street and 37th Ave South would most likely be the first streets used in
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the event that the Mosque requires a need for on- street parking. The land uses that surrounded
these streets are a mix of single family homes and multi - family dwellings.
As noted the peak time for the Mosque will be Friday afternoons. This peak time may reduce
any impacts associated with on- street parking since most residential areas have a low parking
demand during workday afternoons.
The Mosque has noted that they may hold community meetings and events at the Mosque site.
These events would most likely occur during the evening and like many special events at
churches there many be insufficient parking on the site for attendees. Given that these events are
infrequent it would seem appropriate to allow on- street parking to be used to make up for any
lack of parking on the site. In some ways this is the purpose of on- street parking within
residential areas. For example the city requires that a single family residence have sufficient
parking for the daily activities that occur at the residence. Yet, the City does not require that
parking be provided for the occasional birthday party.
Proposed Mitigation Under the Project Proposal
As part of the applicant's Traffic Analysis the following migration measures were proposed by
the applicant:
1. A transportation management plan encouraging attendees to walk and use transit would
be developed. Notices to the congregation's families would be posted at the Mosque
encouraging them to carpool, use transit, bike, or walk to the Mosque.
2. By Islamic beliefs, a person will get a reward for every step they take to the Mosque.
Therefore walking will be preached and encouraged.
3. The parking stalls along the building's eastern and southern perimeter will be reserved
for families with children in order to minimize vehicular conflict and encourage
carpooling.
4. The Mosque will use parking lot attendants during peak hours to direct drivers to the
parking stalls on the property.
CONCLUSIONS
1. Tukwila Municipal Code (TMC 18.56.100) requires that the Planning Director determine
adequate parking based on a list of comparable uses. Given the type of use, there are two
comparable uses under TMC 18.56.100, churches and places of assembly.
2. The project site is comprised of two parcels, one parcel contains the old CHIPS Casino site
that is proposed to be used by the Abu Bakr Islamic Center and the other building is used by
Pawn -X- Change as a retail store. Parking for both uses is spread over the two parcels. The
City could find no records of any reciprocal easements recorded against either of the
properties for the shared parking that is occurring on the two parcels.
3. The parking ratio for churches is based upon the use of fixed sitting. The proposed mosque
will not have fixed sitting within the worship area. The parking ratio for assembly would
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• •
require a minimum of 32 stalls, however the Director may impose additional parking
requirement and may require parking report to study the parking impacts of the proposed use.
4. The ITE manual provides one report that notes the parking requirements for a mosque is 6.2
parked vehicles per 1,000 square feet of usable floor area. Applying this ratio to the
proposed use, the required parking count would be 89 parking stalls.
5. The applicant provided a Parking Analysis to assist the City in determining the minimum
parking requirements for the proposed use. The Parking Analysis examined the parking
demand at four other mosques within the Seattle area. The applicant determined that the
average number of attendees per automobiles parked at these four sites was 4.6. In order for
this number to be achieved a significant number of attendees must either walk to the site or
use mass transit.
6. At full capacity the worship area of the mosque will be able to handle a maximum of 320
individuals. The worship area for the mosque will not exceed 3,220 square feet. The
applicant has noted that up to 90 percent of the attendees of the mosque live within one mile
of the site and that 50 percent of the attendees of the site will walk to Friday prayers. Many
of these attendees currently attend the SeaTac mosque that is located .7 miles from the
subject site.
7. King County Metro maintains a bus stop directly in front of the applicant's property. This
bus stop provides bus service every 15 and 30 minutes. There is no clear path of travel from
the mosque building to the bus stop.
8. After completion of the project, the site will have two access points, one from TIB and one
from S. 141st Street. The applicant's current proposal will delineate vehicular access from S.
141st Street and thus improve vehicular safety.
9. The site will be shared with Pawn X- Change a retail operation that per City code requires a
minimum of 12 parking stalls.
10. There is sufficient amount of on- street parking within the area. If there is a lack of parking
on the applicant's site adjacent residential uses could be impacted with an influx of on- street
parking.
11. The applicant has proposed to construct pedestrian improvements along S. 141St Street and
from the bus shelter along TIB to the mosque building. These improvements will be
reviewed under the pending CUP application and the subsequent construction permits.
B. Miles Page 8 09/10/2008
H:\Developments\Mosque \Staff Report, 2008.09.06.doc
• •
RECOMMENDATIONS
Abu Bakr Mosque should provide a minimum of 114 parking spaces at 14101 TIB, as an initial
requirement of the Mosque's opening. The project should be conditioned in order to 1) ensure
adequate off - street parking facilities are provided as demand warrants and 2) ensure adequate
monitoring and mitigation of off -site parking impacts. These conditions ensure that the 114
parking stalls will be sufficient for the site by implementing measures to require continuous
strategies to reduce the parking demand. The conditions include several of the items proposed
by the applicant and include several of the recommended conditions from TSI. Several of the
conditions proposed by TSI were not include as part of the Parking Determination, but will be
addressed as part of the pending CUP application.
Conditions
1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces The parking
area shall comply with the design standards specified in TMC 18.56. Since the required
number of parking stalls will be located over two tax parcels the applicant shall establish and
have recorded a Shared and Covenant Parking Agreement between the Mosque property and
the Pawn X- Change property. The language of the Shared and Covenant Parking Agreement
shall be approved by the City and shall be consistent with TMC 18.56.070. The Shared and
Covenant Parking Agreement shall be recorded with King County Department of Records
prior to final occupancy of the building. The applicant could also choose to combine the two
parcels through a lot consolidation process.
2. A formal Transportation Management Program that includes the following shall be
established:
A. Information and Education
1. Post notices to the congregation families to encourage them to carpool,
use transit, bike, or walk to the Mosque. Include information encouraging
carpooling, use of transit, riding their bike, or walking to the Mosque as
part of newsletters or regular publications. This information and
education program shall be on -going and remain in effect for the life of
the project.
B. Demand Reduction Strategies
1. Establish a preferred parking area for families and groups that carpool
with four or more persons per car. This area shall be established and
clearly delineated prior to final occupancy.
B. Miles Page 9 09/10/2008
H: \Developments\Mosque \Staff Report, 2008.09.06.doc
• •
C. Demand Management Strategies
1. Develop a signage plan to direct worshipers to the proper parking areas.
The signage shall be in place prior to final occupancy. All signage shall
comply with Title 19 of the TMC.
2. On special events when the parking demand will exceed the on -site
parking availability the applicant shall identify measures to ensure that
sufficient parking is available. Measures could include temporary
agreements with surrounding businesses or shuttles from nearby churches
and/or schools.
3. On peak days of attendance and particularly on special Islamic holidays,
establish a team of parking attendants to direct drivers to the property on-
site parking stalls and/or to off site remote off - street parking.
D. Monitoring and Updating the TMP
1. Within the first year of occupancy conduct a survey similar to the one
prepared by the applicant for this study on three typical Friday afternoons
and on two Fridays during the Islamic Holy month of Ramadan. The
frequency and timing of the surveys can be developed mutually between
the City and the applicant. The survey results shall be reported to the City
at the end of first year of operation. Based on the results of the survey if
no off -site parking impacts are identified no additional surveys will be
required. However, if off -site parking impacts are identified additional
monitoring and mitigation measures will be required. Failure to provide
the one -year survey may result in enforcement action being taken by the
City as specified by TMC 8.45.
3. Any changes in the function of the site or in the area devoted to worship services shall
require approval from the City in the form of a new parking determination, which shall
identify additional parking mitigation measures
B. Miles Page 10 09/10/2008
H:\Developments \Mosque \Staff Report, 2008.09.06.doc
Brandon Miles
From: Brandon Miles
Sent: Tuesday, November 22, 2011 5:17 PM
To: 'collinsassociates.collins @gmail.com'
Subject: FW: parking
Attachments: CUP staff report, 2008.09.18.doc; Staff Report, 2008.09.06.doc
From: Brandon Miles
Sent: Friday, November 18, 2011 1:39 PM
To: 'Mohammed Jama'
Cc: Nora Gierloff
Subject: RE: parking
Mohammed-
Thank you for meeting with Nora and myself on Monday. At the meeting we discussed the idea of the Mosque
purchasing the property immediately to the west of the Mosque site (KC Parcel: 1610000115) in order to provide
additional parking.
The subject property is zoned MDR and standalone parking is not a permitted use. However, religious institutions
are permitted in the zone via a CUP and the parking on the site could be permitted by amending the CUP for the
Mosque that was issued in 2008.
For land use approval, we will need to go through the following steps:
1. Submit for a new parking determination application to the City. Here is the link for the application,
http: / /www.ci.tukwila.wa.us /dcd /apps /SPDirector.pdf . We will need information on the current parking
and usage counts of the Mosque. The Director will then issue a new parking determination.
2. In order to reduce you permit costs, we can allow you to modify the previous CUP application. We still
have public notice requirements and the Mosque would have to pay the mailing fees, but the City won't
require the payment of the CUP Application fee. A public hearing before the Hearing Examiner. As part of
the amended CUP application I would include updated parking and use information. A basic site plan
showing parking, egress /ingress, and landscaping for the new parcel should be provided.
3. If the Hearing Examiner approves the CUP application you would then need to get your development
permits for the site. It would be at this stage that you would address stormwater etc.
I have attached the staff reports that were provided to the Hearing Examiner and the Director for the original
Mosque application. The applicable criteria for each application is shown in those reports.
I looked into the ownership of that other parcel. Here is a link to the information,
http: / /info.kingcounty.gov/ Assessor/ eRealProperty/Dashboard.aspx ?ParcelNbr= 1610000100
If you have a complete application in by December 9th, I'll try to take this to the Hearing Examiner on January 11th.
Please let me know if you want to try and make this date so that 1 can schedule the Hearing.
Best Regards,
Brandon J. Miles, Senior Planner
City of Tukwila
1
Department of Community Development
(206) 431 -3684
Brandon.MilesCa7Tukwilawa.gov
Cottage Creek Restoration Parties coming up soon. Email me for more details.
From: Mohammed Jama Jmailto :abubakrdirectorCu�amail.coml
Sent: Thursday, November 17, 2011 9:06 AM
To: Brandon Miles
Subject: parking
Brandon,
per our conversation on Monday, you said you will email me some information could you please send me that
information and the steps I need to take so i can start the process.
Thanks
Mohammed Jama
Executive Director
Abubakr Islamic Center of WA
14101 Tukwila International Blvd
Tukwila WA 98168
Tel 206-214-0200 ext. 1
Mobile 206 - 355 -2734
The man who cannot believe himself cannot believe anything else. The basis of all integrity and character is
whatever we have in our own integrity.
2
City of Tukwila
Department of Community Development
June 25, 2011
Mr. Mohammed Jama
Abu -Bakr Islamic Center/Mosque
14110 Tukwila International Blvd
Tukwila, WA 98188
RE: Abu -Bakr Mosque
14101 Tukwila International Blvd
Parking Determination, L08 -045
One -Year Parking Report
Dear Mr. Jama:
Jim Haggerton, Mayor
Jack Pace, Director
On September 10, 2008 the City of Tukwila issued a Notice of Decision for a parking
determination to determine the minimum number of stalls required for the proposed
Mosque at 14101 Tukwila International Blvd. As you are aware, the proposed Mosque
operation was not a use anticipated by the City's parking regulations and thus a parking
determination had to be issued by the City.
Your application included reports evaluating similar Mosques within the Seattle region in
order to forecast the total number of attendees to the Tukwila Mosque. The City relied
heavily on the information you provided to set the minimum number of parking stalls
required for the proposed Abu -Baker Mosque. Also, the parking determination issued by
the City was referenced when the City approved the Conditional Use Permit application
for the proposed use.
A condition of the City's Notice of Decision for the Parking Determination required that
within one -year of the Mosque's operation a survey of parking be provided to the City to
reflect the actual usage of the Mosque. The condition also stated that additional
mitigation and monitoring may be required if off -site impacts were identified when the
initial one year report was provided to the City.
On October 8, 2010 the City received a copy of a report entitled, "Trip Generation
Analysis ", prepared October 7, 2010. This report was prepared in response to the
condition outlined in the September 10, 2008 Notice of Decision. Following receipt of
this report, City staff met with you and other representatives from the Abu -Baker Mosque
H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
to discuss the findings in the report which noted mosque attendance and parking usage
exceeded what was forecast as part of the initial application process. You mentioned that
the survey days in the October 7, 2010 report reflected peak attendance days during
Ramadan and thus were higher than the typical expected attendance. The City suggested
that you provide a revised report and conduct parking counts outside of Ramadann.
On April 19, 2011, the City received your revised report entitled "Updated Trip
Generation Analysis" dated April 6, 2011 (hereinafter "April 6 Report"). After reviewing
the April 6 Report, the City has serious concerns that the information provided to the City
during the initial application proceedings was flawed because it significantly understated
the true usage of the Abu Baker Mosque.
The following table compares the anticipated usage vs. the actual usage of the Mosque:
The parking counts and attendee counts that have been provided to the City are
substantially higher than what was provided to the City during the initial application
process. The actual usage numbers of the Mosque were never communicated to the City
during the review process of both the Special Permission Application and the Conditional
Use Permit Application.
Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a
Conditional Use Permit if the "... [P]ermit is being exercised contrary to the terms or
conditions of such approval..." . The number of cars parked on the site and the total
number of attendees may be considered as contrary to the approved permit.
The City would like to work with you to address the parking issues associated with the
Mosque use. The following are suggestions that City staff would like you to explore in
reducing the parking impacts associated with the Mosque use:
1. Additional parking off -site should be obtained, at least during Ramadan;
2. Consider hiring a professional parking company to manage the parking on site, to
manage the off -site parking and to assist you in locating additional parking off -
site;
3. It may also be a good gesture to purchase "A" boards for properties along S. 141st
and Tukwila International Blvd noting "No Mosque" parking. These "A" boards
would be placed by Mosque representatives prior to large events at the Mosque
and;
H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
Total Mosque
Attendees
Total Vehicles
Parked on site
September 1, 2008
Report
240 to 320 persons
(forecasted)
994
60 to 80
(forecasted)
256
November 3, 2010
Report (average)
April 6, 2011
Report (average)
624
160
The parking counts and attendee counts that have been provided to the City are
substantially higher than what was provided to the City during the initial application
process. The actual usage numbers of the Mosque were never communicated to the City
during the review process of both the Special Permission Application and the Conditional
Use Permit Application.
Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a
Conditional Use Permit if the "... [P]ermit is being exercised contrary to the terms or
conditions of such approval..." . The number of cars parked on the site and the total
number of attendees may be considered as contrary to the approved permit.
The City would like to work with you to address the parking issues associated with the
Mosque use. The following are suggestions that City staff would like you to explore in
reducing the parking impacts associated with the Mosque use:
1. Additional parking off -site should be obtained, at least during Ramadan;
2. Consider hiring a professional parking company to manage the parking on site, to
manage the off -site parking and to assist you in locating additional parking off -
site;
3. It may also be a good gesture to purchase "A" boards for properties along S. 141st
and Tukwila International Blvd noting "No Mosque" parking. These "A" boards
would be placed by Mosque representatives prior to large events at the Mosque
and;
H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
4. Purchasing of Transit passes for Mosque attendees.
These are just some examples of measures that you should look at in addressing the
additional attendees attending the Mosque site. The City will need you to provide a
detailed report to address how the Mosque will accommodate the number of additional
attendees above what was included in the original application. The report will need to be
provided to the City by August 1, 2011. With that information, staff will then work with
you to revise the Parking Determination. As part of any revised Parking Determination,
the City will again require that a one -year monitoring report is provided to the City.
If you have any questions or if the City can be of assistance, please call me at (206) 431-
3684 or via em .1 at Brandon.Miles @TukwilaWa.gov.
Sincerely,
i3IpI
Brandon J. Miles
Senior Planner
cc. Jack Pace, Director
File (L08 -032 and L08 -045)
H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
•
Abu -Bakr Islamic Center of Washington
Center Director
DateJ u l y 7, 2011
To: Brandon Miles
Department of Community Development
City of Tukwila
Re: Abu -Bakr Mosque
14101 Tukwila International Blvd.
Parking Determination, L08 -045
Dear Mr. Miles:
_ ' EIVED
11 11_ 11 ZOlt
. s(wtviUNlTY
iEVELOPMB
Ref
On June 25, 2011, you addressed a letter to me and cc'ed to Jack Pace stated that the parking
use associate with the Mosque be addressed. You have suggested various options to reduce
parking impact.
The Mosque has a total of 116 parking stalls on site excluding the parking stalls on the front and
south side of the Pawn X- change shop.
The two reports we submitted to the city on October 8, 2010 and April 19, 2011, We have
explained and stated the steps that we believe have already we have taken mitigating the
parking impact associated with the Mosque use.
We have taken the following steps to address your concerns:
• We have parking contracts with at least two locations. The first location is the Knights
Inn Hotel across the street from the Mosque. The address is 14110 Tukwila International
Blvd. The second location is the Stepping Stone Ventures (Southgate Mobile Home Park)
also across the street from the mosque. The address is 14004 Tukwila International Blvd.
• On Feb 2, 2011, I faxed to you these contracts and at our subsequent meeting, you
acknowledged that you received it. In addition, we have a non- paid agreement with
Church by side of the road on 148th st and Tukwila international Blvd, which we use only
in extreme situations.
14101 International Blvd Tukwila, WA 98168 Tel: (206) 214 -0200 Fax: (206) 214 -0201
Po Box 68069 Tukwila, WA 98168
• On a weekly basis, we have paid employees and volunteers who manage our on -site and
off -site parking and so far, they are doing a superb job.
• The city has already installed the DO NOT PARK signs along the south side of 141st R.
We believe that the parking impact has been mitigated and the condition of the City's Notice of
Decision has been met.
Attached are our parking contracts with the off -site properties for your information.
If you have any questions we will be happy to meet with you Friday Jul 15, 2011 between
9:OOAM- 12:OOPM or the same day after 2:30PM. Please let me know if any of this times work
for you.
Thank you
Mo
Jama
Executive Di ector r---------
Abu -Bakr Islamic Center
Phone 206 - 214 -0200 ext 1
Fax 206 - 214 -0201
CC: Jack Pace, Director of Community Planning
Nora Gierloff, Deputy Director of Community Planning
,t
City of O, Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
June 25, 2011
Mr. Mohammed Jama
Abu -Bakr Islamic Center/Mosque
14110 Tukwila International Blvd
Tukwila, WA 98188
RE: Abu -Bakr Mosque
14101 Tukwila International Blvd
Parking Determination, L08 -045
One -Year Parking Report
Dear Mr. Jama:
On September 10, 2008 the City of Tukwila issued a Notice of Decision for a parking
determination to determine the minimum number of stalls required for the proposed
Mosque at 14101 Tukwila International Blvd. As you are aware, the proposed Mosque
operation was not a use anticipated by the City's parking regulations and thus a parking
determination had to be issued by the City.
Your application included reports evaluating similar Mosques within the Seattle region in
order to forecast the total number of attendees to the Tukwila Mosque. The City relied
heavily on the information you provided to set the minimum number of parking stalls
required for the proposed Abu -Baker Mosque. Also, the parking determination issued by
the City was referenced when the City approved the Conditional Use Permit application
for the proposed use.
A condition of the City's Notice of Decision for the Parking Determination required that
within one -year of the Mosque's operation a survey of parking be provided to the City to
reflect the actual usage of the Mosque. The condition also stated that additional
mitigation and monitoring may be required if off -site impacts were identified when the
initial one year report was provided to the City.
On October 8, 2010 the City received a copy of a report entitled, "Trip Generation
Analysis ", prepared October 7, 2010. This report was prepared in response to the
condition outlined in the September 10, 2008 Notice of Decision. Following receipt of
this report, City staff met with you and other representatives from the Abu -Baker Mosque
H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
6 0
to discuss the findings in the report which noted mosque attendance and parking usage
exceeded what was forecast as part of the initial application process. You mentioned that
the survey days in the October 7, 2010 report reflected peak attendance days during
Ramadan and thus were higher than the typical expected attendance. The City suggested
that you provide a revised report and conduct parking counts outside of Ramadan.
On April 19, 2011, the City received your revised report entitled "Updated Trip
Generation Analysis" dated April 6, 2011 (hereinafter "April 6 Report"). After reviewing
the April 6 Report, the City has serious concerns that the information provided to the City
during the initial application proceedings was flawed because it significantly understated
the true usage of the Abu Baker Mosque.
The following table compares the anticipated usage vs. the actual usage of the Mosque:
The parking counts and attendee counts that have been provided to the City are
substantially higher than what was provided to the City during the initial application
process. The actual usage numbers of the Mosque were never communicated to the City
during the review process of both the Special Permission Application and the Conditional
Use Permit Application.
Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a
Conditional Use Permit if the "... [P]ermit is being exercised contrary to the terms or
conditions of such approval..." . The number of cars parked on the site and the total
number of attendees may be considered as contrary to the approved permit.
The City would like to work with you to address the parking issues associated with the
Mosque use. The following are suggestions that City staff would like you to explore in
reducing the parking impacts associated with the Mosque use:
1. Additional parking off -site should be obtained, at least during Ramadan;
2. Consider hiring a professional parking company to manage the parking on site, to
manage the off -site parking and to assist you in locating additional parking off -
site;
3. It may also be a good gesture to purchase "A" boards for properties along S. 141St
and Tukwila International Blvd noting "No Mosque" parking. These "A" boards
would be placed by Mosque representatives prior to large events at the Mosque
and ;
H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
1,
Total Mosque
Attendees
Total Vehicles
Parked on site
September 1, 2008
Report
240 to 320 persons
(forecasted)
60 to 80
(forecasted)
256
November 3, 2010
Report (average)
994
April 6, 2011
Report (average)
624
160
The parking counts and attendee counts that have been provided to the City are
substantially higher than what was provided to the City during the initial application
process. The actual usage numbers of the Mosque were never communicated to the City
during the review process of both the Special Permission Application and the Conditional
Use Permit Application.
Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a
Conditional Use Permit if the "... [P]ermit is being exercised contrary to the terms or
conditions of such approval..." . The number of cars parked on the site and the total
number of attendees may be considered as contrary to the approved permit.
The City would like to work with you to address the parking issues associated with the
Mosque use. The following are suggestions that City staff would like you to explore in
reducing the parking impacts associated with the Mosque use:
1. Additional parking off -site should be obtained, at least during Ramadan;
2. Consider hiring a professional parking company to manage the parking on site, to
manage the off -site parking and to assist you in locating additional parking off -
site;
3. It may also be a good gesture to purchase "A" boards for properties along S. 141St
and Tukwila International Blvd noting "No Mosque" parking. These "A" boards
would be placed by Mosque representatives prior to large events at the Mosque
and ;
H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
1,
4. Purchasing of Transit passes for Mosque attendees.
These are just some examples of measures that you should look at in addressing the
additional attendees attending the Mosque site. The City will need you to provide a
detailed report to address how the Mosque will accommodate the number of additional
attendees above what was included in the original application. The report will need to be
provided to the City by August 1, 2011. With that information, staff will then work with
you to revise the Parking Determination. As part of any revised Parking Determination,
the City will again require that a one -year monitoring report is provided to the City.
If you have any questions or if the City can be of assistance, please call me at (206) 431-
3684 or via em : it at Brandon.Miles@n,TukwilaWa.gov.
Sincerely,
Brandon J. Miles
Senior Planner
cc. Jack Pace, Director
File (L08 -032 and L08 -045)
H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc
•
Updated Trip Generation Analysis
R.ECEEV D
'ApR1820111
COMMUNiTl DEVELOPMENT
Abu Bakr
Islamic Center /Mosque
April 6, 2011
Prepared for:
City of Tukwila
Department of
Community Development
File No. PRE07 -051
Prepared by:
Mohammad Jalalyar, PE
1954 Union Ave. NE
Renton, WA 98059
Cell: (206) 799 -1379
Kazim MRK @vahoo.com
IX PIFES :2i02/.p/ 2r 1
• •
April 6,2011
Abu Bala Islamic Center/Mosque — Parking Analysis
Introduction
Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and
established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to
serve the community's religious and social needs. Therefore, the Somali community purchased the Casino
site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the
congregation will move to the new site which is only 0.7 miles away from the project site.
Study Goal and Objectives
The goal of the parking study is to meet the requirement of the conditional use permit and to obtain
permanent occupancy permit.
•
April 6, 2011
Abu Bakr Islamic Center/Mosque — Parking Analysis
Vicinity Map
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• •
April 6, 2011
Abu Bale Islamic Center/Mosque — Parking Analysis
Subject Property
The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The
subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building
with a Casino as the current land use. The Casino building is currently vacant. The owner has also
purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000-
0140 which is located between the subject property and TIB).
• •
April 6, 2011
Abu Bakr Islamic Center/Mosque — Parking Analysis
Parking Survey
The trips generated during the peak hour of the Mosque were conducted during Friday prayers.
The data was collected during Friday afternoon prayer.
The following is the breakdown of worshipers arrival time:
• 5% of the worshiper arrived between 12:15 AM and 12:45 PM
• 15% of the worshiper arrived between 12:45 PM and 1:00 PM
• 45% of the worshiper arrived between 1: 00 PM and 1:30 PM
• 35% of the worshiper arrived between 1:30 PM and 2:00 PM
The sermon starts at 1:30 PM and end at 2:00 PM. The prayer starts at 2:00 PM and end 2:10 PM.
Approximately 85% to 95% of the worshipers are leaving the Mosque Building by 2:20 PM.
The total numbers of attendees shown in Table 1 have attended one prayer and occupied the three halls of
Mosque Building at one time.
Key personal were located at all parking lot entrances and access points along vicinity streets observed and
asked worshippers about the mode of transportation used as well as documenting the number of people in
each vehicle or Average Vehicle Occupancy (AVO) rate.
April 6, 2011
Abu Bakr Islamic Center/Mosque — Parking Analysis
Table (1) below shows the survey results that were conducted
Table (1)
Parking Survey Summary
Dates:
3/4
3/4
3/11
3/11
3/18
3/18
3/25
3/25
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
1person/vehicle
40
40
42
42
37
37
41
41
2person/vehicle
74
37
70
35
84
42
68
34
3person/vehicle
81
27
87
29
75
25
84
28
4 +person/vehicle
46
11
41
10
48
11
49
11
Vehicle Occupancy
On the Mosque
Property
Knight Inn
Mobile Parking
On 1415t Street on the
south side of the street
Along the property
Total
241
22
21
11
295
115
19
18
8
160
240
22
21
11
294
116
19
18
8
161
244
22
21
12
299
115
19
18
8
160
242
22
21
11
296
114
19
18
8
159
Used Bus
Walked from Home or
Business
35
293
328
persons
28
298
326
Persons
32
294
326
Persons
34
301
335
Persons
Total
Total Mosque
Attendee
623
people
620
people
625
People
631
People
Total Vehicles parked
160
vehicles
161
vehicles
160
vehicles
159
vehicles
April 6, 2011
Abu Bakr Islamic Center/Mosque — Parking Analysis
We made Friday parking arrangement agreements with surrounding businesses such as but not limited to
Riverton Heights Shopping Center (Bartell Drug) , Church by the side of the road, Kings Motel and Mobile
homes of Tukwila village 14004 Tukwila International blvd Tukwila WA 98168 across the street from our
facility.
Every Friday Prayer we announced to the community that it is their religious duty to come to the Masjid by
foot for those who can do it so; we also encourage our congregations to carpool and use public
transportation. We also have some individuals who bike to our center.
Also attached is copy of flyers that we posted to all the community stores and business that are located in
Tukwila and SeaTac.
We have marked carpool stalls for cars and vans prior to opening our center.
Attached is a picture of those signs that is posted on the preferred carpool stalls.
We made all required parking signs and city inspected them prior to building occupancy.
Over a dozen regular attendees are directing traffic on during Friday afternoon prayer. The attendances have
been wearing orange vest.
Conclusions
The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(llB) m the
Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as
religious center for the Somali Community.
The congregation size for Friday prayers is approximately between 620 and 630 people
It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the
project site. The survey indicated that at least 50% of those coming to the Mosque arrives other than by
automobile.
We trust that this survey is sufficient to address the conditional use permit requirement. We hope the City
will now grant a permanent occupancy permit..
Thank you for your time and consideration. If you have any questions regarding this document, please feel
free to call me directly at (206) 799 -1379.
• •
Updated Trip Generation Analysis
Abu Bakr
Islamic Center /Mosque
November 3, 2010
Prepared for:
City of Tukwila
Department of
Community Development
File No. PRE07 -051
Prepared by:
Mohammad Jalalyar, PE
1954 Union Ave. NE
Renton, WA 98059
Cell: (206) 799 -1379
Kazim MRK @vahoo.com
!EXPIRES 12/02/ ZOO
MOM
BR 0 1 AnN
1r
• •
November 3, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Introduction
Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and
established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to
serve the community's religious and social needs. Therefore, the Somali community purchased the Casino
site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the
congregation will move to the new site which is only 0.7 miles away from the project site.
Study Goal and Objectives
The goal of the parking study is to meet the requirement of the conditional use permit and to obtain
permanent occupancy permit.
RECBVED
CITY OF TUKWIL A
I eV 10 2010
PEWIT cENTg1
.November 3, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Vicinity Map
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• •
November 3, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Subject Property
The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The
subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building
with a Casino as the current land use. The Casino building is currently vacant. The owner has also
purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000-
0140 which is located between the subject property and TIB).
CITY of ALA
aed 10 2010
PERMrV CENTER
• •
November 3, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Parking Survey
The trips generated during the peak hour of the Mosque were conducted during Friday prayers.
The data was collected during Friday afternoon prayer.
The following is the breakdown of worshipers arrival time:
• 5% of the worshiper arrived between 11:45 AM and 12:15 PM
• 15% of the worshiper arrived between 12:15 PM and 12:45 PM
• 25% of the worshiper arrived between 12:45 PM and 1:15 PM
• 30% of the worshiper arrived between 1:15 PM and 1:45 PM
• 25% of the worshiper arrived between 1:45 PM and 2:00 PM
The sermon starts at 1:30 PM and end at 2:00 PM. The prayer starts at 2:00 PM and end 2:10 PM.
Approximately 85% to 95% of the worshipers are leaving the Mosque Building by 2:20 PM.
The total numbers of attendees shown in Table 1 have attended one prayer and occupied the three halls of
Mosque Building at one time.
Key personal were located at all parking lot entrances and access points along vicinity streets observed and
asked worshippers about the mode of transportation used as well as documenting the number of people in
each vehicle or Average Vehicle Occupancy (AVO) rate.
RECEWED
CITY OF root).
AV 10 2010
PERMIT CENTER
November 3, 2010
. Abu Bakr Islamic Center/Mosque — Parking Analysis
Table (1) below shows the survey results that were conducted
Table (1)
Parking Survey Summary
Ebv
°F • Os. r(
1 iov 10 2070
Lthil 1
Eq
Dates:
9/3
9/3
9/10
9/10
9/17
9/17
9/24
9/27
10/1
10 /1
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
1 person /vehicle
71
71
71
71
88
88
81
81
68
68
2person /vehicle
84
42
82
41
72
36
86
43
86
43
3person /vehicle
99
33
111
37
87
29
123
41
108
36
4 +person/vehicle
252
48
238
42
151
37
140
38
244
41
Vehicle Occupancy
506
502
398
430
506
On the Mosque
139
139
139
144
139
Property
25
25
25
25
25
Property located on
the Eastside of TIB
On 141" Street on the
18
15
14
22
12
Eastside of TIB on
street Parking
On 141" Street on the
south side of the street
12
12
12
12
12
Along the property
Total
194
191
190
203
188
Foot Transit
Used Bartell Drugs
61
61
65
65
58
58
74
74
59
59
Used Bus
78
73
84
104
83
Walked from Home or
376
355
363
446
353
Business
Total
515
persons
493
Persons
505
Persons
624
Persons
495
Persons
Total Mosque
1,021
995
903
1,054
1,001
Attendee
people
people
People
People
People
Total Vehicles parked
255
256
248
277
248
vehicles
vehicles
, vehicles
vehicles
vehicles
•
• •
. November 3, 2010
. Abu Bakr Islamic Center/Mosque — Parking Analysis
We made Friday parking arrangement agreements with surrounding businesses such as but not limited to
Riverton Heights Shopping Center (Bartell Drug) , Church by the side of the road, Kings Motel and Mobile
homes of Tukwila village 14004 Tukwila International blvd Tukwila WA 98168 across the street from our
facility.
Every Friday Prayer we announced to the community that it is their religious duty to come to the Masjid by
foot for those who can do it so; we also encourage our congregations to carpool and use public
transportation. We also have some individuals who bike to our center.
Also attached is copy of flyers that we posted to all the community stores and business that are located in
Tukwila and SeaTac.
We have marked carpool stalls for cars and vans prior to opening our center.
Attached is a picture of those signs that is posted on the preferred carpool stalls.
We made all required parking signs and city inspected them prior to building occupancy.
Over a dozen regular attendees are directing traffic on during Friday afternoon prayer. The attendances have
been wearing orange vest.
Conclusions
The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(TIB) in the
Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as
religious center for the Somali Community.
The congregation size for Friday prayers is approximately 1000 people
It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the
project site. The survey indicated that at least 50% of those coming to the Mosque arrives other than by
automobile.
We trust that this survey is sufficient to address the conditional use permit requirement. We hope the City
will now grant a permanent occupancy permit..
Thank you for your time and consideration. If you have any questions regarding this document, please feel
free to call me directly at (206) 799 -1379.
REC
T
CITY OF LA
UV .10.2010
PEWS( CENTEP
October 15, 2010
Mohammed Jama
Abu -Bakr Mosque
PO Box 68069
Tukwila, WA 98169
RE: Parking Determination
14101 Tukwila International Blvd
One -Year Parking Survey
Dear Mr. Jama:
Thank you for providing the report entitled, "Trip Generation Analysis: Abu Baker Islamic
Center /Mosque (hereinafter 2010 Report)" dated October 7, 2010. The City is in the process
of reviewing the report and needs additional information in order to complete our review.
The following items are needed in order for us to complete our review:
1. Please expand on the methodology used in the preparation of the 2010 Report. It's
unclear what time of day was used in the preparation of the 2010 Report. Was this
prepared during Friday afternoon prayers? If so, please include the exact start and
end time for the parking counts. Did the total number of "Mosque Attendees" shown
in Table 1 of the 2010 Report attend one prayer? Did the total number of attendees
listed occupy the Mosque building at one time?
2. Can you provide more detail on what "foot transit" is referring to in Table 1 of the
2010 Report? It's unclear if the foot transit reference is referring to actual
pedestrians who are walking from their homes or is being used to count people who
have parked off -site and are walking to the Mosque building.
Is it possible to break the "foot transit" category into the following subcategories?
A. Users of the Mosque who have parked off -site on a private lot (i.e. Bartell
Drugs, etc);
B. Users of the Mosque who are utilizing on- street parking;
C. Individuals who have walked directly from their residences or places of
employment to the Mosque; and
D. Individuals who have utilized Mass Transit (bus or light rail) to get to the
Mosque.
3. The 2010 Report notes that there is a signed contract between Bartell Drugs and a
property located on the eastside of TIB. Could you please provide a copy of both
contracts?
•
Trip Generation Analysis
Abu Bakr
Islamic Center /Mosque
October 7, 2010
Prepared for:
City of Tukwila
Department of
Community Development
File No. PRE07 -051
Prepared by:
Mohammad Jalalyar, PE
1954 Union Ave. NE
Renton, WA 98059
Cell: (206) 799 -1379
Kazim_MRK@yahoo.com
EXPIRES 12/02/2.010
CITY OF TUKWILA
AZ B 2��0
W( COMP
October 7, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Introduction
Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and
established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to
serve the community's religious and social needs. Therefore, the Somali community purchased the Casino
site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the
congregation will move to the new site which is only 0.7 miles away from the project site.
Study Goal and Objectives
The goal of the parking study is to meet the requirement of the conditional use permit and to obtain
permanent occupancy permit.
October 7,2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Vicinity Map
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October 7, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Subject Property
The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The
subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building
with a Casino as the current land use. The Casino building is currently vacant. The owner has also
purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000-
0140 which is located between the subject property and TIB).
October 7, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Parking Survey
The trips generated during the peak hour of the Mosque was conducted during Friday prayers.
Key personal were located at all parking lot entrances and access points along vicinity streets observing the
mode of transportation used as well as documenting the number of people in each vehicle or Average
Vehicle Occupancy (AVO) rate.
Table (1) below shows the survey results that were conducted
Table (1)
Parking Survey Summary
Dates:
9/3
9/3
9/10
9/10
9/17
9/17
9/24
9/27
10/1
10 /1
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
1person /vehicle
71
71
71
71
88
88
81
81
68
68
2person /vehicle
84
42
82
41
72
36
86
43
86
43
3person /vehicle
99
33
111
37
87
29
123
41
108
36
4 +person/vehicle
•
252
48
238
42
151
37
140
38
244
41
Vehicle Occupancy
506
194
502
191
398
190
430
203
506
188
Foot Transit
515
persons
493
Persons
505
Persons
624
Persons
495
Persons
Total Mosque
Attendee
1,021
people
995
people
903
People
1,054
People
1,001
People
Total Vehicles parked
194
vehicles
191
vehicles
190
vehicles
203
vehicles
188
vehicles
The Abu Baker Mosque has sign contract with the Bartells Drug Store and the property owner right across
the Mosque on the eastside of Tukwila International Boulevard(TIB) using their parking area during the
Friday prayer hour.
October 7, 2010
Abu Bakr Islamic Center/Mosque — Parking Analysis
Conclusions
The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(TIB) in the
Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as
religious center for the Somali Community.
The congregation size for Friday prayers is approximately 1000 people
It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the
project site. The survey indicated that at least 50% of those coming to the Mosque arrives other than by
automobile.
•
We trust that this survey is sufficient to address the conditional use permit requirement. We hope the City
will now grant a permanent occupancy permit..
Thank you for your time and consideration. If you have any questions regarding this document, please feel
free to call me directly at (206) 799 -1379.
■
TSI •
Transpartap utinns, Inc.
8250 165th Avenue NE
Suite 100
Redmond, WA 98052.6628
T 425. 8834134
F 425. 867.0898
www.tsinw.com
Brandon J. Miles, Senior Planner
City of Tukwila
6300 Southcenter Blvd., Suite 100.
Tukwila, WA 98188
•
RECEIVED
Sri' 0'a 1008
Subject: Abu -Bakr Mosque Parking Analysis
14101 Tukwila International Blvd.
L08 -034
Dear Mr. Miles
COMMUNITY
DEVELOPMENT
September 4, 2008
Thank you for asking Transportation Solutions Inc. (TSI) to assist in the review of the
parking analysis for the proposed Abu -Bakr Mosque. This letter includes a review of
the Revised Parking Analysis that has been provided to the city. TSI's review
comments include: our summary of findings and conclusions, an assessment of the
potential parking impacts, a review of consistency with required city parking
standards, and suggested refinement to mitigation to ensure that potential parking
impacts can be appropriately mitigated. This review is confined to a review of the
parking analysis only. We understand the city will be making an internal review of
trip generation and traffic impacts.
REVIEW PROCESS
TSI has made a careful review of the September 1 2008 Revised Parking Analysis.
In addition, TSI reviewed the City of Tukwila zoning code relating to off - street
parking and an on- street parking supply survey provided by the City. This review in
combination with work experience with the parking and traffic aspects of other faith
based and special event facilities combine to form our opinions.
REVIEW COMMENTS
We found the applicant's report to be much better organized than prior submittals,
which helped to establish the context for the analysis and a much clearer summary of
the potential parking characteristics. The derivation of estimated parking demand
was not always clearly developed and some assumptions were not fully supported.
Nonetheless, we believe a reasonable range of parking impacts can be determined
from the information presented.
Transpartali`on;Solutians, Inc,
Brandon Miles
September 4, 2008
Page 2 of 7
SUMMARY OF FINDINGS
The following summarizes the primary findings relevant to our review of potential
parking impacts associated with the Abu Bakr Mosque:
• Physical Conditions
o The Mosque will occupy a building on S 141' St. off Tukwila
International Blvd. that was formerly occupied as a Casino.
o An adjacent property to the east of the Casino building site is the site
of the Pawn X- change. This business will remain operating, but a
portion of the total parking on the site will be used to serve the
Mosque. This property is also owned by the Mosque.
o The primary function of the Mosque is to provide an assembly prayer
area (2421 square feet) and a multipurpose area that can be used for
overflow when prayer attendance fills the main assembly area to
capacity (799 square feet). Prayers require a specific orientation
within the building according to Islamic practices. There must be
sufficient room for an individual to kneel to pray (10 to 15 square feet)
and room to circulate between Mosque members who are praying.
Thus, the maximum capacity of the prayer area is 3220 square feet.
This translates to a person capacity that ranges between 200 and 300
persons.
• Activity Program
o Prayer services are held four times daily and serve between 20 and 80
people. Attendance is largest at the Friday 1:30 p.m. prayer service,
where the maximum capacity of the Mosque, could be utilized.
o There are a selected number of annual holidays (less than 10 per year)
where attendance can increase by 10% to 30% over the maximum
weekly prayer service attendance.
o In the future, there may also be annual or semiannual community
meetings hosting between 30 and 400 people and a Sunday school
program for 30 to 50 children.
• Existing Transportation Conditions
o Recent improvements have been made to Tukwila International Blvd.
to provide improved private vehicle, transit, and pedestrian access.
o King County Metro operates a bus route on 15 to 30 minute headways
on weekdays.
o The applicant is committing to mark a pedestrian path linking the bus
stop on Tukwila International Blvd. with the Mosque.
o There are no sidewalks along S. 141st St.
TSI
transportation olutions, In .
Brandon Miles
September 4, 2008
Page 3 of 7
• Existing Parking Conditions
o There are approximately 150 on -street parking stalls within 1000 feet
of the site. From aerial surveys, it appears that up to 40% of these on-
street parking spaces are occupied during the midday.
o There are 75 parking stalls on the Mosque site for the exclusive use of
worshipers.
o There are 67 parking stalls on the Pawn X- change site available for use
by the Mosque.
o Additionally, 12 parking stalls are reserved for the exclusive use of the
Pawn X- change site will be reserved for the continued operation of this
business.
o If the city imposes landscape requirements, the 142 parking stalls (75
plus 67) could be reduced to 114 parking stalls. Conditions with or
with out landscaping assume the 12 parking stalls are reserved for the
exclusive use of the Pawn X- change business.
• Other Studies and Parking Information
o City of Tukwila minimum parking requirements do not have a clear
definition for an Islamic Center or Mosque but require one parking stall
per 100 square feet of assembly area for uses such as community
centers and require churches to provide one parking stall per four (4)
fixed seats.
o A transportation and parking survey was conducted by the applicant at
four other Mosque sites and found the number of persons walking or
using transit range between 8% and 77% and the average vehicle •
occupancy range between 1.4 and 2.75 persons per automobile. A
ratio of attendees per parked car range between 1.5 and 5.4
attendees /parked car.
o Institute of Transportation Engineers Parking Generation Handbook,
3`d Edition, found an average parking generation rate of 0.44 vehicles
per attendee for churches. One study, submitted reflected conditions
for a Mosque and observed the peak parking demand to be 6.2
parked vehicles per 1000 square feet early on Friday afternoon.
o The applicant indicates a substantial number of Muslim families live
within walking distance of the Mosque site. Typical of other faiths (e.
g. Orthodox Judaism) walking to religious services is a basic Islamic
belief is encouraged.
o Overcrowding at the SeaTac Mosque, located less than 1 mile from the
proposed Tukwila Mosque site, will likely result in a shift of worshipers
to the Tukwila Mosque.
• Parking Demand and Supplied Comparison
o The applicant has presented a range of parking demand forecasts
using a variety of assumptions based on the actual travel
TSII
Transpc wale utions, Inc.
Brandon Miles
September 4, 2008
Page 4 of 7
characteristics at other Mosques in the area and finds that the Friday
early afternoon prayer service parking demands could range between
70 and 160 cars.
o As noted above, the parking supply could range between 114 parking
stalls if landscaping is required and 142 stalls if the existing marked
spaces are approved without additional landscaping requirements.
o Comparing the parking demand forecast against the potential available
parking supply, there could be a shortfall of up to 46 parking spaces or
a surplus of 62 parking spaces.
CONSISTENCY WITH CITY PARKING STANDARDS
While there is no specific category that applies to a Mosque, we believe the city's
parking requirements relating to churches is the most appropriate to apply in this
application because the schedule of activities tend to reflect a number of smaller
activities throughout the week with one peak activity each week. The city's
requirements call for one parking stall per for fixed seats. In the case of the Mosque,
seats are not fixed, but there are up to 332 spaces where worshipers can pray.
If these 332 spaces were considered to be equivalent to fixed seating, then the
parking requirement would translate to 83 is parking stalls.
SUMMARY OF CONCLUSIONS
Based on the above outlined findings, our review has derived the following
conclusions: •
• Parking conditions for the 1:30 p.m. Friday prayer service should be used as
the typical design for the purpose of evaluating parking impacts. This
approach is consistent with SEPA, which specifies that impacts should be
based on a combination of the intensity and frequency. We believe these
Friday prayer services will have the greatest potential for regularly impacting
neighboring businesses and residents. The proposed Mosque, like any place
of worship will host a limited number of holidays annually with higher than
typical weekly peak attendance. It is anticipated that such events associated
with this Mosque will not occur more than 10 events per year area which is
typical of most faith-based facilities.
• There are a maximum of 142 off - street parking stalls available for use by the
Mosque. If landscaping requirements are imposed by the city, the off - street
parking supply would reduce to 114 parking stalls.
• There are approximately 150 on- street spaces for parking but it appears that
up to 40% of the spaces are used during the midday and the majority of the
available parking spaces appear to be located east of Tukwila International
Blvd.
• •
Brandon Miles
September 4, 2008
Page 5 of 7
• Parking demands could range between 70 and 160 parking stalls for a typical
Friday afternoon prayer service. We believe that by the time the
congregation occupies the practical capacity of the building, considering the
large number of Muslim families that live in the immediate area, the typical
parking demand will fall between 100 and 130 cars for a typical Friday
afternoon prayer.
• Comparing the parking demand forecast against the range of potential
available parking supply, there could be a shortfall of up to 16 parking spaces
or a surplus of 42 parking spaces.
• Thus, TSI concludes that off -site parking impacts will be minimal, provided
that stanch will parking space that is currently available is not eliminated due
to extensive landscaping requirements. When there is parking spillover or
when peak religious holiday celebrations occur, there appears to be a
reasonable amount of on street parking spaces available. Because the
majority of these on- street parking spaces are located east of Tukwila
International Blvd., we do not believe it is appropriate that they be relied
upon on a regular basis since it will require patrons to cross this busy road at
an uncontrolled intersection.
POSSIBLE MMGATION
Based on the voluntary mitigation offered by the applicant and experience with other
faith -based facilities, we offer the following possible mitigation measures to ensure
that parking impacts do not regularly create a potentially significant adverse impact
on neighboring businesses and residents:
• Require the applicant establish a Shared and Covenart Parking Agreement
between the Casino and Pond X- change properties consistent with TMC
18.56.070.
• Through these agreements, document the availability of parking space supply on
the Pawn X -change property.
• If parameter landscaping is determined to be necessary, we suggest that it not
be required on the common property line of the Casino and Pawn X- change
properties. In other locations, we suggest flexibility be given where
landscaping can be provided, but the loss of parking stalls is minimized.
• Mark a pedestrian walkway that links the bus zone on Tukwila International
Blvd. with the Mosque within the parking lots.
• Stencil "For Pawn X- change Use Only" on the pavement within the 12
parking stalls reserved for the Pawn X- change business.
• Establish a formal Transportation Management Program that would include
the four following groups of activities:
Ts!
Transponnatian Solations, Inc.
Brandon Miles
September 4, 2008
Page 6 of 7
o Information and Education
• Post notices to the congregation families to encourage them to
carpool, use transit, bike, or walk to the Mosque.
• Include information encouraging carpool, use of transit, riding
their bike, or walking to the Mosque as part of newsletters or
regular publications
• In all publications remind worshipers of the faith based
principles that encourage walking to prayer.
o Demand Reduction Strategies
• Establish a preferred parking area for families and groups that
carpool with four (4) or more person per car.
• On peak days of attendance and particularly on special Islamic
holidays, restrict all parking to cars with four (4 or more
persons.
o Demand Management Strategies
• Develop a signage plan to direct worshipers to the proper
parking.
• On peak days of attendance and particularly on special Islamic
holidays, establish a team of parking attendants to direct drivers
to the proper on -site parking stalls and/or off -site on- street
parking or off -site remote off - street parking,
o Monitoring and Updating the TMP
• Within the first year of occupancy conduct a survey similar to
the one prepared by the applicant for this study on three (3)
typical Friday afternoons and on two (2) Islamic holidays. The
frequency and timing of the surveys can be developed mutually
between the City and the applicant.
• Report the survey results to the City at the end of the first year
of operation and if parking impacts can be managed on -site
and on- street within 1000 feet of the site, surveys will not need
to be prepared in subsequent years unless there are legitimate
complaints from neighboring residents and businesses. If
parking impacts are identified, the City and the applicant can
work together to develop /refine strategies to address impacts.
rsi
Transporjatian Sol„ lions, In..
Brandon Miles
September 4, 2008
Page 7 of 7
I trust this provides you with the review needed to proceed with preparation of the
staff report and public hearing. If you have any questions regarding our findings,
observations or conclusions, I encourage you to contact me at your earliest
convenience.
Sincerely
Transportation Solutions Inc.
id
Principal
F:\Projec62008\208046 Abu Bala Mosk Parking\Abu•Bakr Mosque Parking Review 080905.doc
1
RECEIVED
SEP 0 2 2008
COMMUNITY
DEVELOPMENT
• •
Revised Parking Analysis
Abu Bakr
Islamic Center/Mosque
September 1, 2008
Prepared for:
City of Tukwila
Department of
Community Development
File No. PRE07 -051
Prepared by:
Mohammad Jalalyar, PE
1954 Union Ave. NE
Renton, WA 98059
Cell: (206) 799 -1379
Kazim_MRK@vahoo.com
I EXPIRES 12/02/ Off
•
September 1, 2008
Ab'u Bakr Islamic Center/Mosque — Parking Analysis
Page 2 of 18
Introduction
Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and
established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to
serve the community's religious and social needs. Therefore, the Somali community purchased the Casino
site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the
congregation will move to the new site which is only 0.7 miles away from the project site.
Study Goal and Objectives
The goal of this revised submittal of the parking study is to help the Director determine the required parking
stall and to facilitate approving the project with minimal additional delays. Following are the study
objectives:
1) Respond to the City's letter dated August 14, 2008.
2) Include critical parking- related information that were previously included in the original study
dated March 10, 2008 and supplement studies dated April 29, 2008 & July 20, 2008 as well as
verbal communications with the City.
3) Provide additional clarifications and a better presentation of the proposed tenant improvement
project as requested.
4) Identify actual parking supply and demand, any potential neighborhood impacts, and propose
mitigation or request necessary exemptions.
Vicinity Map
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•
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 3 of 18
Subject Property
The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The
subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building
with a Casino as the current land use. The Casino building is currently vacant. The owner has also
purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000-
0140 which is located between the subject property and TIB).
The owner intends to keep the Pawn property without any change for the following incentives:
1) The income of its current lease will help finance the Center's maintenance costs.
2) Maintain a safe pedestrian access and vehicular circulation between the referenced properties and
the TIB.
3) Its ample unutilized parking will accommodate any spill over seasonal holiday peak parking demand
from the subject property; similar to Christmas season demand for churches, hence, reducing any
parking impacts to the residents, and keeping peace and harmony in the neighborhood.
Existing Versus Proposed Building
Based on ITE, the existing land use of the subject property is Casino /Video Lottery Establishment referred
to as Land Use Code (LUC) 473 per ITE. The proposed use is a Mosque which is included in the ITE
under Church, LUC 560. There are several common factors between the areas used between the casino and
the mosque. Both uses may have bathrooms, hallways, offices, storage, kitchen, gaming or play areas and
multi purpose halls. But, following are major differences:
1) The bar and dance area in the existing casino would be replaced by an assembly area.
2) The restaurant in the casino will be replaced by a multi purpose hall.
3) Per the ITE rates, most of the casino areas are usually simultaneously used generating at least 20
times more daily peak hour traffic & more parking demand than the mosque or a church where the
peak demand is usually limited by the assembly area with a very limited use.
Following is the proposed building plan that shows no expansion in square footage, but simply space
reorganization. All major internal structural walls will no longer be moved.
floor plan
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 5 of 18
Mosque Activities:
1. The main and most critical activity for this Mosque is to provide an assembly prayer area for up to
300 worshippers on Fridays at about 1:30 PM. This should be the design peak parking demand of
the generator.
2. There are only two Islamic holidays during the year where a prayer followed by a social gathering is
usually held between 10:00 AM and noon. Attendance to these events shall be limited to the
assembly area and multi purpose hall capacity.
3. During the holey month of Ramadan (similar to Christmas for Christians) attendance may have a 10
to 30 percent increase during the four (4) Friday prayers. As a result, the multi purpose hall could be
used as a secondary prayer area designated for the women during these seasonal peak times. It is
important to note that, the Average Vehicle Occupancy (AVO) rate is usually much higher than the
rest of the year during Ramadan as more women and children in a family carpool together.
4. In the future, It is possible to have annual or semi - annual community meetings in the multi purpose
hall. These are usually scheduled on a Sunday. Depending on the meeting agenda, attendance could
vary between 30 to 400 people.
5. In general the mosque will most probably hold up to five daily prayers at (5:00 AM, 1:30 PM, 4:00
PM, 7:00 PM, & 9:00 PM). Attendance for these prayers will vary between 20 to 80 people. The
lowest attendance is the 5:00 AM prayer and the maximum is during the 7:00 PM prayer. These
information is based on observations throughout the year of several local mosque administrators.
6. In the near future, the Center will hold a Sunday school program for 30 to 50 children. Exact final
figure would be based on the load occupancy of the proposed classrooms. The long term plan is to
convert this portion of the building into a private daily school use upon the State and City reviews
and approvals.
1A-1 15 hlr (X e,r ,l;
Existing Roadway Network and Pedestrian Safety
Approximately seven years ago, the City constructed improvements for Tukwila International Boulevard
(TIB). Improvements included additional roadway capacity, sidewalks, pedestrian crossing lights, street
illumination, transit and landscaping improvements. The highway has a Two Way Left Turn Lane in front
of the subject property. The subject property has full indirect access onto TIB via the Pawn X- change
property.
The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This
stop serves Metro Route No. 174 which has 15 to 30 minute headways.
Per the City's recommendation, the owner will be striping for a pedestrian path connecting the bus stop
along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change
abutting the northern building wall. There will be no issues for this proposal since both properties are
under the same ownership.
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 6 of 18
The subject property also has full direct vehicular access onto S 141st Street. The City is requiring to stripe
for a well defined pedestrian connection between the street and the building.
Existing Parking Supply
The existing Casino site currently has a total of 75 on site parking stalls. The Pawn x- change property have
a total of 67 parking stalls also available for the Mosque use. The total existing available parking stalls for
Mosque use during the peak parking demand on Fridays is 142 stalls if landscaping is not required.
Please note that in addition to the 142 stalls, 12 stalls are also available on the front and the south side of
Pawn E- change property that are reserved for their use. They are not counted as part of the existing Parking
supply for the project. The Arial map shown above clearly shows the typical amount of parking needed for
the Pawn X- change property. Based on several daily observations and specifically on Fridays at 1:30 PM,
the shop employee and customer usage ranged between 2 to 6 vehicles. Please note that there is already an
existing prescriptive access easement between the subject property and the Pawn property since the shared
parking lots and driveway access have been in use for over 10 years. Furthermore, since they are under the
same ownership, there are no contesting parties. The City have the right to require additional landscaping,
street frontage improvements and parking studies associated with the Pawn X- change property at the time
of redevelopment of that property, if it ever happens in the future, and if design review is triggered.
The Arial map shown before also shows the surrounding roadway network parking conditions on Fridays at
1:30 PM. If it is ever needed on extraordinary special events, patrons may park along S 141 St, S 142 St, and
37th Ave S. All are within walking distance to the site and have several hundred on- street parking spaces.
Any new parking lot landscaping requirements the City imposed will reduce parking on the Casino site to 62
stalls and 52 stalls on the Pawn property that could be available for mosque use. This is a total of 114
parking stalls on both parcels for the proposed project. The 12- parking stall supply for the Pawn shop is
still preserved.
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 7 of 18
It �i kc-YN
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 8 of 18
City Code Parking Requirements
Per TMC 9.48.020 -5: `Development activity" means any construction of a building or structure that creates additional
demand and need for transportation facilities." The proposed development activity will not add any building
square footage and, as previously reported and as shown below, it will create less demand to transportation
facilities.
Per TMC 18.70.080 Nonconforming Parking Lots: `A. Nothing contained in the Off-street Parking and Loading Regulations
chapter of this title shall be construed to require a change in any aspect of a structure or facili0 covered thereunder including, without
limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or facili0 which existed on the date of adoption of
this title.
B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than
100 %, the requirements of the Oil-street Parking and Loading Regulations chapter of this title shall be complied with for the additional
parking area." (We underlined the language for emphasis)
Since the proposed land use change would will not increase the square footage of the existing building and
would not require any increase in the parking area and per condition B above, then the exiting parking lot
configuration is legally grandfathered regardless of conformance to new City standards.
Even though the exact land use name of Islamic Center or Mosque is not well defined in the TMC
18.56.050 figurel 8-7. We utilized the following interpretations:
1) The proposed project's parking demand is similar to places of public assembly such as community
centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and
figurel8 -7, the proposed project would be required to provide a minimum of (1 parking stall /100 SF of
assembly area) but City code indicates that the Director may further investigate based on studies of
actual demand of the proposed use or availability of technical studies. Therefore, depending on the
design area:
Effective assembly area minimum parking requirement: (2,421 +799) SF /100 SF of assembly area = 32
stalls
2) Modes of transportation other than single occupant vehicles will be occurring especially that families
from the vicinity of the site will constitute the most patrons. Husband, wife, children and friends usually
arrive in one vehicle. Also, walking and transit may be utilized. The City recognizes this fact in its
parking standard (Figurel8 -7) where it utilizes a rate of 4.0 parking stalls per person including:
mortuaries, funeral homes, taverns, theaters. Furthermore, in Churches it uses one parking stall per 4
fixed seats. Since the assembly area of a mosque does not have fixed seats as in a church. We used the
maximum possible realistic number of worshippers in the effective assembly area as directed by Staff for
conservative analysis. We interpreted that the 4.0 Code rate could be used in the case with the Mosque.
Therefore, depending on the design area. City Staff refused utilizing the 4.0 parking stalls per person
that was utilized in the first traffic report dated March 10, 2008. As a result, Staff required the applicant
to conduct parking surveys of three local mosques. The traffic Engineer was specifically asked to take
the average rates of these studies. He was asked to report the Average Vehicle Occupancy (AVO) rate
September I, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 9 of 18
and document all modes of transportation of mosque patrons. Therefore, the following four local
parking studies were conducted.
Parking Survey
Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour
and the parking demand for the proposed project, surveys of four local Islamic Centers /Mosques was
conducted during Friday prayers on April 18th, 2008 and a report was submitted on April 24, 2008.
Key personal were located at all parking lot entrances and access points along vicinity streets observing or
asking worshippers about the mode of transportation used as well as documenting the number of people in
each vehicle or Average Vehicle Occupancy (AVO) rate. As expected, there is a wide range of variables that
affect each site making it unique yielding a wide range of results.
Table (1) below shows the survey results that were conducted on April 18, 2008, followed by additional
background information related to each site studied:
Table (1)
Parking Survey Summary
Site 1
SeaTac
Site 2
Mountlake
Terrace
Site 3
Downtown
Seattle
Site 4
Kent
Average
Sites
Proposed
Project
Assembly Area
Person
Average
Estimate
1 person /vehicle
10
2,421 to
(SF)
5,337
2,450
1,400
3,320
3,127
3,220
Building Area
2 person /vehicle
37
74
11
22
8
(SF)
6,500
3,690
75,058
4,280
22,382
14,360
Vehicle
Person
Vehicle
Person
Vehicle
Person,
Vehicle
Person
Average
Estimate
1 person /vehicle
10
10
_
3
3
5
5
97
97
2 person /vehicle
37
74
11
22
8
16
19
38
3 person /vehicle
17
51
6
18
2
6
12
36
4 person /vehicle
33
132
8
32
0
0
4
16
5 person /vehicle
0
0
0
0
0
0
3
15
Total vehicles
occupancy
267
75
27
187
People walking or
transit
49 %
254
27%
27
77%
91
8%
16
Total Mosque
240 to
attendees
521
102
118
203
236
320
Assembly area
per attendee (SF)
10.24
24.02
11.86
16.35
15.62
10
(AVO) vehicle
occupancy rate
2.75
2.68
1.80
1.39
2.15
Total vehicles
60 to
parked
97
28
15
135
69
80
Attendee /Parking
Ratio
5.37
3.64
7.87
1.50
4.60
4
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 10 of 18
Survey Site 1: SeaTac Mosque / Islamic Center of Seattle
3040 S 150 St, Seattle, WA 98188
Total assembly area including temporary tent= 5,337 SF
Total number of people attended Friday prayer = 521
Total number of vehicles driven to the site vicinity = 97
Attendee /Parking Ratio = 521/97 = 5.37
SeaTac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. A lot of special attention
should be taken into consideration for this site. Over the past few years an influx of Somali immigrants
have resided in the SeaTac and Tukwila areas and established their businesses. It is important to note that it
is unlikely for such influx to occur again specifically due to immigration law changes after September 11
catastrophe. As a result of this influx, the SeaTac Mosque became crowded and unable to serve the
community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an
expanded temporary assembly area; they are also utilizing an abandoned school parking lot (with the City's
permission) for Friday overflow parking demand. Therefore, the Somali community purchased the Casino
which is only 0.7 miles away from SeaTac Mosque along TIB in order to relief the demand pressure on the
existing mosque. Approximately, half of the existing congregation will move to the new site. Also, this site
is now more than double the average congregation size of most Mosques making it harder to manage on the
administration.
Survey Site 2: Mountlake Terrace / Masjid Omar Al- Farooq
5507 238 St SW, Mountlake Terrace, WA 98043
Total Building Area 3,690 SF
Total Assembly Areas = 2,450 SF
Total number of people attended Friday prayer = 102
Total number of vehicles driven to the site = 28
Attendee /Parking Ratio = 102/28 = 3.64
Assembly area per attendee is calculated at 24 SF per person. This site is a good example indicating that the
assembly area does not necessarily have to be filled to its maximum capacity or occupancy load. Utilizing a
maximum room capacity would generate conservative results. Therefore parking needs are directly
proportionate to the actual congregation size which is limited by the assembly area capacity.
Survey Site 3: Downtown Muslim Association of Seattle
1217 6 Ave, Seattle, WA 98001
Total Building Area= 75,058 SF
Total Leased Assembly Area = 1,400 SF
Total number of people attending Friday prayer = 118
Total number of people used other modes of transportation
(walking and /or transit) = 91 or 77%
Total number of vehicles driven to the site = 15
Attendee /Parking Ratio = 118/15 = 7.87
Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from
Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use
during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 11 of 18
(75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and
parking needs. Also, the average vehicle occupancy (AVO) rate (1.8 in this case) should not be solely used
to figure out parking demand. Since other modes of transportation are more frequently used in downtown,
they should be considered as part of the equation.
Survey Site 4: Kent Mosque / Islamic Center of Kent
20857 108 Ave SE, Kent, WA 98001
Total Building Areas= 4,280 SF
Total Assembly Areas = 3,320 SF
Total number of people attended Friday prayer = 203
Total number of vehicles driven to the site = 135
Attendee /Parking Ratio = 203/135 = 1.5
Unlike, the Sea Tac and the Tukwila communities, muslims in Kent are widely spread through a larger area
and live /work further away from the mosque. Furthermore, transit is not readily available to serve Kent
area as in downtown Seattle making it harder to use other modes of transportation. Therefore, the vehicle
occupancy rate is the lowest of all study sites.
ITE Parking Studies
In addition to the local studies show above please see attached studies in the 3rd edition of Institute of
Transportation Engineers (ITE) Parking Generation Handbook, 3rd edition, pages 135 -139.
Page 135 defines the Land Use description of Church (LUC 560):
"A church is a building where public worship services are held. A church houses an assembly hall or
sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party
facilities. The database for this land use also includes synagogues and mosques."...
"One study was submitted for a mosque that had a building size of 4,800 sq. ft. GFA and a peak parking
demand rate of 6.2 parked vehicles per 1,000 sq. ft. GFA between 1:00 and 2:00 p.m. on a Friday."
It is important to note that the ITE Handbook has recognized mosques as similar use to churches and
included them under Land Use Code 560. This is consistent with the original report submitted to the City.
Therefore, applying the ITE rate to the subject proposal yields the following result:
6.2 parking stalls x 14,360 SF GFA = 89 parking stalls would be needed for the proposal.
1000 SF GFA
Even though, ITE Parking generation handbook is a great tool to estimate parking needs. But, in this case
there was only one site studied. Therefore, we should be very careful in utilizing this tool as there are other
variables in play other than the total square footage that data was not collected.
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 12 of 18
Congregation for SeaTac and Tukwila Mosques
Following is a listing of known muslim families living in the neighborhood vicinity apartments. Most of
them currently attend the SeaTac Mosque, approximately half of them are anticipated to relocate to the
new site.
Apartment Name Address
1. Siera Sue Apts
2. The Samara
3. Normandy Court Apts
4. Riverton Terrace
13225 So. TIB
14203 42nd Ave So.
1422 So. 42nd Ave So.
14440 41st Ave So
5. Edge Wood Apts 4025 So. 3730 148th Street
6. Elmetador Apts "14828 Military Road So.
7. Sea Breeze Apts 14839 Military Road So
8. Morning View Town Homes 14801 148th Street So.
3430 So 146th Street
3516 So. 146th Street
3515 So. 146 Street
3434 So. 144th Street
3445 So. 144th Street
14132 37th Ave So
3729 142nd Street So.
3465 144th Street So.
14224 37th Ave So
14200 -14210 37th Ave So.
13550 and 13564 37th Ave So.
3045 So. 154th Street
4025 South 154th Street
3900 So. 154th Street
3901 So. 154th Street
3700 So. 154th Street
Total
9. Park Avenue Apts
10. Villa Nele Apts
11. Ridge Springs Apts
12. The Samara
13. Rochelle Apts
14. Maple Apts
15. Dragon Courts Apts
16. Clonial Gardens
17. Orchid Manor
18. Mountain View Apts
19. Colony Square
20. The Corinthian Apts
21. Cottage Woods Apts
22. Riverton Ridge Apts
23. Welcome Center
24. Ambassador Gardens Apts
Family(s)
5
25
15
9
25
11
6
3
3
8
5
8
3
2
2
1
3
5
3
1
3
3
2
3
154
Furthermore there is approximately 10 scattered single family residential units in the vicinity that are
also part of the community. Also, following are the businesses owned by community members
1. Blue Nile Studio and Coffee
2. Salama restaurant
3. Bader Grocery
4. A. Somali Grocery
B. Arm Auto Service
C. Salama travel Agency
5. East African Bazaar (Mini Mall)
13810 TIB
13820 TIB
3920 So. 146th Street
146th Street TIB
14818 TIB
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 13 of 18
6. Halal Marwa Cuisine
7. Tawakal Mini Market/ Halal Meat
8. Barre Auto Dealer
15035 Military Road South
15045 Military Road South
147Street So & Military Road South
Assuming an average of 3 person per family. The total number of people that could visit both the SeaTac
and Abu bake mosques would approximately be (3x154 = 616). In addition, there are a few more that live
in single family units or outside the community that may pass by. But not all community members will Visit
Friday Prayers or mosque activities at all times. Therefore, the total congregation number would be in the
range documented in the SeaTac Survey of 521 people that will be divided between the two mosques as
previously predicted.
The map below shows congregation proximity to destination (A) which is the proposed Abu Bakr Mosque
project site. The second point of interest (13) is the SeaTac Mosque which is 0.7 miles away from (A) and
0.9 Miles driving distance.
1.4 mi — about 29 mins
]Avoid highways Show all directions
From: 14101 Tukwila International Blvd O
Seattle, WA 98168
Drive:
t TQ: 3040 S 150th St
Seattle, WA 98188
Ci Drive:
0.9 mi — about 2 mins
E2
€fit
1.5 mi — about 4 mins
To: 13225 Tukwila International Blvd
Drive:
Seattle, WA 98168
14203 42nd Ave S
Seattle, WA 98168
® Drive:
Ift: 42ndAveS
O Drive:
j : 14440 41st Ave S
Seattle, WA 98168
• Drive:
• Th: 4025 S 148th St
Seattle, WA 98168
Drive:
0.8 mi — about 2 mins
0.1 mi
0.1 mi — about 1 min
Edit
0.3 mi — about 1 min
_ O
0.4 mi — about 2 mins
Street View Traffic
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 14 of 18
Estimated Project Parking Demand - Old Method:
The calculated congregation size for Friday prayers is approximately 260 people (as half of the SeaTack
Mosque will move to the new site). In general, there is a need for 12 square feet area per adult and 9 sf for
children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the
need for 5 -foot paths for people in and out of prayer rows, only the usable space need to accounted for in
the assembly areas. Therefore, the 2,421 sf effective assembly area could serve up to 240 worshipers
(including men, women, and children). The 799 sf temporary effective assembly area of the multi purpose
hall could serve an additional 80 people. Therefore, in the future, the congregation size for the mosque
could reach up to 320 worshipers during Friday prayers. It is important to note that, by religion, men must
be in the front rows, followed by the women and the children. A physical barrier or a separate room is not
required, but a path between the front door and the bathrooms is needed.
Following are the results if one utilizes the 4.0 average attendee /parking ratio:
Effective assembly area (2,421 sf) parking requirement: 240 people /4 = 60 stalls
Effective multi purpose hall ( 799 sf) parking requirement: 80 people /4 = 20stalls
Total prayer area (3,220 sf) parking requirements: 320 people /4 = 80 stalls
Table (2)
The Range of Parking Supply and Demand During Peak Time (Fndav Afternoon Prayer
Realistic Project Parking Demand based on New Survey Information
Since, we now have the exact data of the SeaTac Mosque, and the exact addresses of the community
members. Then one can safely utilize the same exact AVO ratio and mode split reported in the SeaTac
Mosque. Therefore, the project actual parking demand is: V(4 0,(71
It
` v
Effective assembly area (2,421 sf) parking requirement: 240 people /4.6 = 52 stalls
Effective multi purpose hall ( 799 sf )Parking requirement: 80 people /4.6 = 18 stalls
Total area (3,220 sf) parking requirements: 320 people /4.6 = 70 stalls
Low Impact
High Impact -
Parking Supply
Casino
Pawn X- change
Parking Supply
75 (without Landscaping)
67 (No Customer /Employee use)
142
62 (with Landscaping)
52 (With Customer /Employee use)
114
Parking Demand
Mosque
80
160 (assumes no transit or walk)
Net Parking Available
62
-46
Realistic Project Parking Demand based on New Survey Information
Since, we now have the exact data of the SeaTac Mosque, and the exact addresses of the community
members. Then one can safely utilize the same exact AVO ratio and mode split reported in the SeaTac
Mosque. Therefore, the project actual parking demand is: V(4 0,(71
It
` v
Effective assembly area (2,421 sf) parking requirement: 240 people /4.6 = 52 stalls
Effective multi purpose hall ( 799 sf )Parking requirement: 80 people /4.6 = 18 stalls
Total area (3,220 sf) parking requirements: 320 people /4.6 = 70 stalls
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 15 of 18
Table (2)
The Range of Parking Supply and Demand During Pe
The High Impact Parking Demand is an extreme case condition and is shown for illustrative purposes only.
The congregation /member geographical location shown above illustrate that at least 50% of those coming
to the Abu Baker Mosque will arrive other than by automobile.
The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This
stop serves Metro Route No. 174 which has 15 to 30 minute headways.
Transportation Demand Management
The primary concerns regarding a church, mosque, and community center would include traffic. The Abu -
Baker Mosque anticipates their peak hour's activities to be for prayer on Friday afternoon (1:30 PM) for 30
to 45 minutes. The Abu -Baker Mosque proposes the following conditions:
1. The Fire Marshalls have the right to investigate after occupancy and can report /fine any an
authorized activity.
2. The City would most probably know about any an authorized expansion due to neighbors
complaining about traffic or parking. If this happens, the Mosque administration would then work
with the City on mitigation measures.
3. A transportation management plan encourages pedestrian and transit modes of el to and from
the Mosque. It is worthy to note that transportation modes other Ingle occupant vehicles
exist and will be strongly encouraged by mosque administrations.
4. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from
the project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other
than by automobile.
5. Notices to the congregation families would be posted at the Mosque board encouraging them to
carpool, use transit, bike, or walk to the Mosque.
Low Impact
High Impact
Parking Supply
Casino
Pawn X- change
Parking Supply
75 (without Landscaping)
67 (No Customer /Employee use)
142
62 (with Landscaping)
52 (With Customer /Employee use)
114
Parking Demand
Mosque
70
140 (assumes no transit or walk)
Net Parking Available
62
-26
The High Impact Parking Demand is an extreme case condition and is shown for illustrative purposes only.
The congregation /member geographical location shown above illustrate that at least 50% of those coming
to the Abu Baker Mosque will arrive other than by automobile.
The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This
stop serves Metro Route No. 174 which has 15 to 30 minute headways.
Transportation Demand Management
The primary concerns regarding a church, mosque, and community center would include traffic. The Abu -
Baker Mosque anticipates their peak hour's activities to be for prayer on Friday afternoon (1:30 PM) for 30
to 45 minutes. The Abu -Baker Mosque proposes the following conditions:
1. The Fire Marshalls have the right to investigate after occupancy and can report /fine any an
authorized activity.
2. The City would most probably know about any an authorized expansion due to neighbors
complaining about traffic or parking. If this happens, the Mosque administration would then work
with the City on mitigation measures.
3. A transportation management plan encourages pedestrian and transit modes of el to and from
the Mosque. It is worthy to note that transportation modes other Ingle occupant vehicles
exist and will be strongly encouraged by mosque administrations.
4. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from
the project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other
than by automobile.
5. Notices to the congregation families would be posted at the Mosque board encouraging them to
carpool, use transit, bike, or walk to the Mosque.
September 1, 2008
Abu Bakr Islamic Center /Mosque — Parking Analysis
Page 16 of 18
6. By the Islamic believes, a person will get a reward for every step they take to the mosque. Therefore
walking will be preached and encouraged. Some patrons will also be walking along TIB which has
been improved with sidewalks and safe pedestrian crossing with flashers and signals.
7. The owner has provided an easement to a bus stop on TIB in front of the property; this stop serves
Metro Route No. 174 which has 15 to 30 minute headways.
8. The parking stalls along the building eastern and southern perimeter parking areas will be reserved
for families with children in order to minimize vehicular conflict and encourage carpooling.
9. The Mosque will be aided by parking lot attendants due peak hours (Friday Prayer) to direct drivers
to the proper parking stalls.
10. Spectators can help organize parking and advice people not to block neighboring driveways if on-
street parking is ever needed.
Parking and Project Impacts
Any landscaping requirements the City may impose onto this tenant improvement project will result in the
reduction of existing available parking. Furthermore, regardless of the magnitude, the applicant's intent is to
provide as many on -site parking stalls as possible in order to minimize or avoid, if at all possible, any traffic
impacts to the residential neighborhood or the Pawn X- change property's ability for any future
redevelopment. This puts an unnecessary condition and a financial burden on the owner. Furthermore,
these improvements will add to the delay of the occupancy permit of this proposal. Please note that it has
been almost a year since the owner has been in contact with the City trying to occupy his building.
It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM
which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most
home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of
time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously
reduced.
Mitigation
It appears that City staff are after assurance from the Mosque not to expand the assembly area. It is
important to note that Fire Marshalls have the right to investigate after occupancy and can report /fine any
an authorized activity. Furthermore, the City would most probably know about any an authorized
expansion due to neighbors complaining about traffic or parking. If this ever happens, the Mosque
administration would then work with the City on mitigation measures as it is not in the best interest of
Mosque administration to be on bad terms with the neighbors.
We hope that it is obvious now that this project does not have any significant impacts and physical
improvements are not warranted. For the benefit of the doubt, any mitigation can be accomplished utilizing
Traffic Demand management practices listed above.
September 1, 2008
Abu Bakr Islamic Center /Mosque — Parking Analysis
Page 17 of 18
Conclusions
The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(TIB) in the
Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as
religious center for the Somali Community.
The Tukwila Zoning Code requires churches to provide 1 parking space per every four fixed seats and place
of public assembly to provide 1 parking space per every 100 square feet of assembly area. While similar to a
church, a Mosque does not have dixed seating for its religious services and, therefore, may require parking
more like a place of public assembly without fixed seating. Since the average vehicle occupancy (AVO) ratio
for family oriented church uses can be assumed to be 4.0 in relation to the parking ratio for church goers of
one vehicle parking space for each four fixed seats, the same AVO ratio could apply to those coming to a
mosque. The occupancy of a mosque connot be determined by fixed seats; so, taking the square footage of
the public assembly areas in the Abu -Baker Mosque ( 3220 sq ft) and dividing by 100 square feet per the
parking requirements of place of public assembly would result in a parking requirement of 32 parking space.
However, at an AVO of 4.0 , that would anticipate only 128 occupants arriving by car (32space x 4.0 AVO)
The expected congregation size for Friday prayers is approximately 260 people (as half of the SeaTack
Mosque will move to the new site). In general, there is a need for 12 square feet area per adult and 9 sf for
children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the
2,421 sf effective assembly area, it could serve up to 240 worshipers (including men, women, and children).
The 799 sf effective area of the multi purpose hall could serv- : • additional 80 people. Therefore, in the
future, the congregation size for the mosque could reach up t• 320 orshipers for almost all Friday prayers.
It is important to note that, by religion, men must be in the _ - rows, followed by the women and the
children. A physical barrier or a separate room is not required, but a path between the front door and the
bathrooms is needed.
It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the
project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other than by
automobile.
Notices to the congregation families would be posted at the Mosque board encouraging them to carpool,
use transit, bike, or walk to the Mosque.
By the Islamic believes a person will get a reward for every step they take to the mosque. Therefore walking
will be preached and encouraged. Some patrons will also be walking along TIB which has been improved
with sidewalks and safe pedestrian crossing with flashers and signals.
The owner has provided an easement to a bus stop on TIB in front of the property, the bus has frequent
headways.
The parking stalls along the building eastern and southern perimeter parking areas will be reserved for
families with children in order to minimize vehicular conflict and encourage carpooling.
The Mosque will be aided by parking lot attendants due peak hours (Friday Prayer) to direct drivers to the
proper parking stalls.
September 1, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 18 of 18
Spectators can help organize parking and advice people not to block neighboring driveways if on- street
parking is ever needed.
The peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with
peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The
peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes).
Therefore, any conflicts with residential neighborhoods would be tremendously reduced.
Based on all the above studies, surveys and referenced ITE materials: It appears that the congregation size
divided by the Attendee /Parking Ratio of 4.0 as mentioned in our previous studies yielded a conservative
parking analysis.
We trust that this document is sufficient to address and help clarify the proposed project parking needs.
We hope the City will waive all landscaping requirements it is currently imposing. We hope the City will
now help move the project forward without any additional delays.
Thank you for your time and consideration. If you have any questions regarding this document, please feel
free to call me directly at (206) 799 -1379.
Author: Ransford S. McCourt, P 1 , 1'TU1+:
Technical Editor': Kevin G. IloOper,
Institute of Transportation Engineers
Land Use: 560
Church
Land Use Description
A church is a building where public worship services are held. A church houses an assembly hall or
sanctuary. It may also house meeting rooms, classrooms and occasionally dining, catering, or party
facilities. The database for this land use also includes synaooaues and mosques`
Database Description
The database consisted of all suburban sites with the exception of one urban site. Parking demand at the
urban site was similar to that of the suburban sites and therefore the data were combined and analyzed
together.
• Average site density: 25 sq. ft. GFA per seat (six sites).
• Average parking supply ratios: 0.27 spaces per seat (11 study sites), 0.66 spaces per attendee (eight
study sites) and 10.6 spaces per 1,000 sq. ft. GFA (10 study sites).
•- ,'1 •n in •- .'•• •e an. rate • -• •• • • •• _ . - • .1.•• . •-
• •VI • • • VIM nsrsu[•T•lut;3a1:T3Ci Ws sizilPfl /7 - • - • _ - . _ . • .. . .. . . • -
evainagi
Limited data were available for parking demand on weekdays at houses of worship with primary services
on Sunday. At one site, a weekday parking demand rate of 0.006 vehicles per seat was reported for the
hour beginning at 6:00 p.m. At another site, a weekday parking demand rate of 1.17 vehicles per 1,000
sq. ft. GFA was reported for the hour beginning at 10:00 a.m.
Limited data were available for parking demand at houses of worship with primary services on days other
than Sunday.
• One study was submitted for a synagogue that had a peak parking demand rate o-f 0A1 parked
vehicles per attendee between 8:00 and 9:00 p.m. during a Saturday service with 132 attendees.
• • ne stud was submitted for a mo
• .. ..• _ • ' • • • - Alf 4 800 s.. ft. GFA and a • ea
000 sq. . . • - n . i an • .m. on a
• . • •r=:••Y_l.T. rZi T7�iawj•�T%�1 �i�.�lf -
• TwoSeventh -Day Adventist churches were observed to have parking demand rates of 0.32 and 0.40
vehicles per attendee between 10:00 and 11:00 a.m. on a Saturday during services with 78 and 105
attendees, respectively.
Future studies should include weekday data that encompass group activities (such as, youth
groups, study groups, retreats) as well as base employee data.
Institute of Transportation Engineers
135 / Parking Generation, 3rd Edition
M t%
Land Use: 560
Church
Average Peak Period Parking Demand vs: Attendees
On a: Sunday
Peak Period
Number of Study Sites
Average Size of Study Sites
Average Peak Period Parking Demand
Standard Deviation
Coefficient of Variation
Range
85th Percentile
33rd Percentile
9:00 a.m. -12:00 p.m.
16
410 attendees
0.44 vehicles per attendee
0.16
37%
0.12 -0.63 vehicles per attendee
0.60 vehicles per attendee
0.41 vehicles per attendee
Sunday Peak Period
Parking Demand
• Actual Data Points
Fitted Curve
I 0 AM •?-11-) Oti
3OO*LZiP 132..
Institute of Transportation Engineers
- - - - Average Rate
138 l Parking Generation, 3rd Edition
Land Use: 560
Church
Average Peak Period Parking Demand vs: 1,000 sq.
On a: Sunday
Peak Period
- ,
9:00 a. _ •10 ..m.
Number of Stud Sites
Averaie Size of Stud Sites
10,800 s.. . GFA
Averase Peak Period Parkin. Demand
7.81 vehicles •er 1,000 sl. ft. GFA
Standard Deviation
5.54
Coefficient of Variation
71%
Ran .e
1.82-16.94 vehicles ler 1,000 s• . ft. GFA
85th Percentile
13.79 vehicles •er 1,000 se. ft. GFA
33rd Percentile
3.69 vehicles • er 1,000 s 8 . ft. GFA
Sunday Peak Period
Parking Demand
• Actual Data Points
1,61 14 .36 z tra St:1AS
Institute of Transportation Engineers
139 Parking Generation, 3rd Edition
Low
9vb
N.
uly
Land Use: 560
Church
Average Peak Period Parking Demand v
On a: Sunday
Peak Period
9:00 a. • '0 •.m.
Number of Stud Sites
Avera • e Size of Stud Sites
Avera • e Peak Period Parkin • Demand
0.16 vehicles • er seat
Standard Deviation
0.06
Coefficient of Variation
38%
Ranee
0.03 -0.24 vehicles • er seat
85th Percentile
0.21 vehicles • er seat
33rd Percentile
0.14 vehicles . - r seat
coo 200
▪ 150
g 100
L
a 50 -
11
a 0
Sunday Peak Period
Parking Demand
P= 0.16x +h
R2 = 0.81
0 200 400 600 800 1000 1200
x = Seats
• Actual Data Points Fitted Curve /Average Rate
;pox e• of At 9
3oo x 0116 : f!8
3'0o x a tip. ;Z.
309A O. 2ts }.s'
Institute of Transportation Engineers 137 Parking Generation, 3rd Edition
TS1.
Transpor o . Wank Inc.
8250. 165th Avenue NE
Suite 100
Redmond, WA 98052-6628
7
425-8834134
F 425867.0898
www.tsinw.com
Brandon J. Miles, Senior Planner
City of Tukwila
6300 Southcenter Blvd., Suite 100.
Tukwila, WA 98188
Subject: Abu -Bakr Mosque Parking Analysis
14101 Tukwila International Blvd.
L08 -034
Dear Mr. Miles
August 10, 2008
Thank you for asking Transportation Solutions Inc. (TSI) to assist in the review of the
parking analysis for the proposed Abu -Bakr Mosque. This letter includes a review of
the reports that have been provided to the city, TSI's review comments on the
supplemental analysis including a suggestion for reorganization of the information to
more clearly describe the potential impacts associated with the proposed project, a
preliminary assessment of the potential parking impacts, and a summary of measures
the City may elect to consider as appropriate conditions to the proposal, if you
choose to approve the application. This review is confined to a review of the parking
analysis only. We understand the city will be making an internal review of trip
generation and traffic impacts.
REVIEW PROCESS
TSI has made a careful review of the July 20, 2008 Trip Generation and Parking
Analysis that was an update of the April 29, 2008 study. In addition, TSI reviewed
the City of Tukwila zoning code relating to off - street parking. This review in
combination with work experience on other churches, synagogues, and special event
facilities combine to form our opinions.
REVIEW COMMENTS
We found the applicant's report presented some good information but the
organization of the report distracts from the clarity of the applicant's findings and
ultimate conclusions. In addition, there are several places where major assumptions
have been made that should be substantiated in greater detail. Primary areas where
additional information is needed to support the applicant's implied conclusion that
impacts are less than moderate include the following:
Brandon Miles
August 10, 2008
Page 2 of 7
Introduction: the report should clearly state the purpose(s) of the analysis which
could include support of a SEPA Checklist, a request for a Parking Variance, or
simply information for the Director to make an interpretation as permitted in TMC
18.56.100.
Project Description: There should be a more substantial description of the
proposed project. For places of worship, the parking demand is typically dictated by
a combination of the timing, character, and attendance levels associated with
regularly scheduled activities and any special seasonal and annual holidays. Such a
description should therefore include the building floor area; the function and
subareas associated with each major functional space within the building with a
explanation or commitment that areas within the Mosque (particularly the assembly
area) will not be expanded; a listing of typical weekly activities including, the starting
and ending times, the area of the building that is hosting the event, and approximate
attendance (worship services, prayer services or meetings, social events related to the
Mosque, outside community events like community meetings, scouts, etc, and any
special characteristics that might affect travel habits, transportation mode choice, or
average vehicle occupancy; and a similar listing of other special seasonal events or
holidays. This information may have been provided as part of other aspects of the
application but were not contained within the report that was reviewed.
Existing Conditions: Although much information is spread throughout the report,
information regarding the existing use of the site, including existing parking supply
and existing peak parking demand (particularly for the Pawn shop that is assumed to
remain open following conversion of the Casino to the Mosque) ; driveway access
location and turn restrictions, as well as vehicle and pedestrian circulation between
the two sites; labeling of the buildings on the vicinity map, a clear statement of which
buildings will be converted for the Mosque and which buildings will remain, and any
restrictions to the businesses that remain.
The existing conditions summary should also indicate the location of bus stops, the
routes that serve those stops, and the frequency of service on the days and times
when high attendance events are scheduled.
Finally, it will be beneficial to identify any on street parking in the area to understand
where overflow parking might park if on -site parking is insufficient.
Parking Requirements: This section should be confined to a summary
presentation of the City's parking requirements for public assembly buildings and
churches. The paragraph discussing Average Vehicle Occupancy appears to reflect
the applicant's assumptions of what was intended by the code. In our experience
with other special event facilities this discussion does not necessarily reflect a correct
TSI
transponsdi tiaras, Inc.
Brandon Miles
August 10, 2008
Page 3 of 7
interpretation due to factors relating to mode shift. Thus, it distracts from the major
purpose of this section of the report.
Parking Demand Forecast: This data appears to be useful with several
modifications. Most significantly, Average Vehicle Occupancy (AVO) is incorrectly
applied in this analysis. The applicant has assumed AVO to mean the "average
number of attendees per parking space occupied" which is a term that also
incorporates mode split to walking, cycling, and transit. AVO is a term that should
only include the average number of persons per automobile.
Nonetheless, the information presented in Table 1 appears to be reasonably good
data and should be used in concert with ITE Parking Generation data and
information relating to the service area of the Mosque to assess parking demand. An
explanation of the derivation for "Total Mosque attendees" (457 persons) should be
provided or made clearer.
The assumption reflected in this analysis is that transportation characteristics for
persons attending the Abu Bakr Mosque will be typical of the other Mosques
surveyed. While the detailed information regarding the unique characteristics of the
other sites surveyed helps to understand this data, it would be beneficial to identify
the service area anticipated for the Abu Bakr Mosque. Also relevant would be to
show the location of the Sea Tac Mosque/Islamic Center of Seattle, since it would
appear that the close proximity of the two Mosques could share some of the same
members. In addition, it would be valuable to know the ZIP code distribution of
existing members in the service area of the Mosque to better understand their ability
to walk, cycle or use transit.
Parking Analysis: With the information outlined above, and re- formatting of
Table 1, it is recommended that a second table be developed, which shows the
range of parking supply, parking demand associated with the peak demand event
(we assume this is the Friday afternoon prayer) , and any surplus or shortfall in
parking supply.
TSI
Trans onnuon $dvtions, Inc
The subject table could be constructed as follows:
Brandon Miles
August 10, 2008
Page 4 of 7
The "High Impact Parking Demand " forecast may be an extreme case condition and is
shown for illustrative purposes only. With information relating to the service area for the
Abu Bakr Mosque, transit availability, and congregation/member ZIP code information,
this High Impact parking demand forecast could be less.
It would also be appropriate to describe how the parking supply will compare with City
Zoning Code minimum requirements in this section
This section should conclude with a summary of potential impacts quantify the parking
demand that could potentially spill over beyond the off- street parking supply that is under
the control of the Mosque
Mitigation Measures: It is suggested that this section of the applicant's report described
specific travel demand management programs, pedestrian connections, and transit
accessibility be presented together in the mitigation section.
A Travel Demand Management (TDM) program should include specific measures that
the Abu Bakr Mosque will use to manage travel demand. In our experience there are four
categories of TDM programs that should be considered, including the following:
• Information and Education - which could include notices to the congregation
families to encourage them to carpool, use transit, bike, or walk to the Mosque.
• Demand Reduction Strategies - which could include carpool - matching, incentives
for riding the bus or walking, bicycle parking, preferred parking for families and
high occupant vehicles, and possibly, off -site parking and shuttle service.
• Demand Management Strategies - which could include parking signage to guide
congregation members to the appropriate parking area/lot, parking attendants to
direct drivers to the proper parking stalls, establishing or operating remote or valet
parking, etc.
• Monitoring and Updating the TMP - which should include monitoring of parking
demand on periodic intervals to assess whether the parking supply is adequate to
accommodate demands for peak events. This section of the TDM program should
Low Impact
High Impact
Parking Supply
Casino
Pawn X- change
Parking Supply
75(Without landscaping)
67(No customer /employee use)
142
?(With landscaping)
?(With customer /employee use)
101
Parking Demand
Mosque
114
'
228 (assumes no transit or walk)
Net Parking Available
28
-127
The "High Impact Parking Demand " forecast may be an extreme case condition and is
shown for illustrative purposes only. With information relating to the service area for the
Abu Bakr Mosque, transit availability, and congregation/member ZIP code information,
this High Impact parking demand forecast could be less.
It would also be appropriate to describe how the parking supply will compare with City
Zoning Code minimum requirements in this section
This section should conclude with a summary of potential impacts quantify the parking
demand that could potentially spill over beyond the off- street parking supply that is under
the control of the Mosque
Mitigation Measures: It is suggested that this section of the applicant's report described
specific travel demand management programs, pedestrian connections, and transit
accessibility be presented together in the mitigation section.
A Travel Demand Management (TDM) program should include specific measures that
the Abu Bakr Mosque will use to manage travel demand. In our experience there are four
categories of TDM programs that should be considered, including the following:
• Information and Education - which could include notices to the congregation
families to encourage them to carpool, use transit, bike, or walk to the Mosque.
• Demand Reduction Strategies - which could include carpool - matching, incentives
for riding the bus or walking, bicycle parking, preferred parking for families and
high occupant vehicles, and possibly, off -site parking and shuttle service.
• Demand Management Strategies - which could include parking signage to guide
congregation members to the appropriate parking area/lot, parking attendants to
direct drivers to the proper parking stalls, establishing or operating remote or valet
parking, etc.
• Monitoring and Updating the TMP - which should include monitoring of parking
demand on periodic intervals to assess whether the parking supply is adequate to
accommodate demands for peak events. This section of the TDM program should
1
Transporuttio n utians, Inc.
Brandon Miles
August 10, 2008
Page 5 of 7
also include a periodic survey, reporting, and updating process. The results of
those analyses and could include a requirement that the survey be performed by a
qualified, independent third party.
SUGGESTED REVISED PRESENTATION
Consistent with the information outlined above, the applicant's report could be expanded
and rearranged to present a more supporting and compelling argument for a realistic
parking demand, supply, and impact assessment. Then conditions of approval could be
more closely tailored to match the level of potential impact. Potential report
reorganization could include something along the lines of the following:
Introduction
Purpose and scope of study
Project description
Physical program
Activity /operational program
Access and property inter relationship
Existing conditions
Existing parking use characteristics to determine available parking supply
at peak event times.
Anticipated parking use characteristics following redevelopment
Existing transit service
Existing sidewalk network
Parking requirements
Summarize existing parking requirements from city zoning code
Parking demand forecast
Report findings from parking studies of other Mosques
Report ITE findings
Estimate demand and supply, identifying variables (landscaping, use of
the existing Pawn Shop parking, mode split, average vehicle occupancy, etc.) that
might affect the parking demand or parking supply characteristics
Parking analysis
Summarize parking demand and supply comparison using alternative
assumptions
Compare city parking requirements against available parking supply
Conclusions and summary of proposed mitigation
List conclusions from the above parking analysis
Identify voluntary mitigation that can be incorporated as part of the Abu
Bakr Mosque operational program
In the event there is a reasonable probability of potentially unmitigated impacts, this
mitigation could be used as part of a variance application, if needed.
. TSI
Tran o iU tautios, Inc
Brandon Miles
August 10, 2008
Page 6 of 7
PRELIMINARY OPINION OF PARKING ADEQUACY.
Based on the above outlined review and the information provided is point, The parking
demand could range between 89 and 383 cars for a Mosque with a 5780 square foot
assembly area. This wide range of estimates is because the variables that impact the
parking demand can vary widely. As noted above, if the applicant can provide some
supporting information to substantiate the proximity of the congregation families to the
Mosque, the frequency and service area of the bus service, and the average vehicle
occupancy, this range could be narrowed.
To provide the city with more guidance, we would estimate the parking demand
associated with the Abu Bala Mosque to range between 90 and 170 cars during the peak
Friday prayer, typically scheduled for 1:30 p.m. If there are 140 parking stalls available
for use by the Mosque congregation, impacts could range from a 50 -space surplus or a 30
parking space shortfall. This estimate is based on the following assumptions:
• A substantial proportion of the congregation lives within a 1 -mile radius of the
Mosque site.
• A portion of the Abu Bakr congregation will involve members who presently
attend prayer service at the Sea Tac Mosque and will have similar transit and
carpooling patterns.
• The combination of the Casino and Pawn shop parking will be able to provide
about 140 off - street parking stalls and still leave parking for the Pawn shop
employees and customers.
Unless the applicant can provide more compelling assurances regarding the travel habits
of the Mosque member prior to your decision, there are several items you may wish to
consider as conditions of approval, assuming approval is contemplated:
• Require the applicant establish a Shared and Covenant Parking Agreement
between the Casino and Pond Shop properties consistent with TMC 18.56.070.
• Through these agreements, document the availability of parking space supply on
the Pawn shop property.
• Consider development of a comprehensive Transportation Demand Management
plan with features similar to those outlined above, and with a monitoring and
reporting system to ensure impacts are managed effectively.
Regardless of the conditions you develop, we believe it is important to recognize that
peak parking demand conditions occur for very short periods of time. In similar
circumstances elsewhere, temporal parking surges that do not have significant conflicts
with neighboring businesses and residents are best accomplished through programmatic
measures rather than physical improvements.
Brandon Miles
August 10, 2008
Page 7 of 7
I trust this provides you with the review needed to proceed with preparation of the staff
report and public hearing. If you have any questions regarding our findings, observations
or conclusions, I encourage you to contact me at your earliest convenience.
Sincerely
Transportation Solutions Inc.
David D. Markley
Principal
C:\Documents and Settings \davidm.TSINW\My Documents \Project2008Wbu -Bakr Mosque Parking Analysis 080807.doc
Trip Generation & Parking Analysis
Abu Bakr
Islamic Center /Mosque
July 20, 2008
Prepared for:
City of Tukwila
Department of
Community Development
File No. PRE07 -051
Prepared by:
Mohammad Jalalyar, PE
1954 Union Ave. NE
Renton, WA 98059
Cell: (206) 799 -1379
April 29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 2 of 7
Vicinity Map
Project Site
The property is located west of Tukwila International Boulevard and south of S 141 Street. The subject
property consists of parcel No. 161000 -0125. The subject property have an existing 14,360 Square Feet (SF)
building currently being used a Casino. The owner has also purchased the neighboring property to the east
known as the Pawn X- change property parcel No. 161000 -0140 which will provide for overflow parking
and a safe pedestrian connection for the subject project.
Transportation Demand Management
A transportation management plan is not required for this development activity. But, it is worthy to note
that transportation modes other than single occupant vehicles exist and are usually strongly encouraged by
mosque administrations. The owner has provided an easement to a bus stop on TIB in front of the
property. Some patrons will also be walking along TIB which has been improved with sidewalks.
Carpooling will also naturally occurs especially that families and friends from the vicinity of the site will
April 29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 3 of 7
constitute the most patrons. It is estimated that 90 percent of the congregation live and /or work within a
one -mile radius from the project site but they would not necessarily all walk to it.
Pedestrian Connectivity and Safety
The parking stalls along the building eastern and southern perimeter parking areas will be reserved for
families with children in order to minimize vehicular conflict.
Per the City's recommendation, the owner is proposing striping for a pedestrian path connecting the bus
stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change
abutting the northern building wall. There will be no issues for this proposal since both properties are
under the same ownership.
The project proposes to install C -Curb along the S 141st Street. The C- Curbing would work as barrier.
Parking Requirements
The proposed project's parking demand is similar to places of public assembly such as community centers
with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the
proposed project would be required to provide a minimum of (3,795 SF /100 SF of assembly area = 38
parking stalls) but City code indicates that it must be further investigated based on actual demand of the
proposed use.
Carpooling will be occurring especially that families from the vicinity of the site will constitute the most
patrons. Husband, wife, children and friends usually arrive in one vehicle. The City recognizes this fact in
its parking standard (Figurel8 -7) where it utilizes an Average Vehicle Occupancy "AVO" rate of 4.0
including: mortuaries, funeral homes, taverns, theaters, and churches (one stall per 4 seats). It was originally
assumed that this AVO rate includes all modes of transportation including carpooling, walking and transit
use and may be utilized for the proposed Mosque as well. But, City staff has raised concerns about utilizing
this AVO rate for the proposed Islamic center and required studies of similar sites. It appears that this
AVO rate definition was misinterpreted of what it really means.
Therefore, four survey studies were conducted for similar sites (see Parking Survey)
Parking Survey
Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour
and the parking demand for the proposed project, a survey of four local Islamic Centers /Mosques was
conducted during Friday prayers on April 18th, 2008. Key personal were located at all parking lots
enterence and access points along vicinity streets observing /asking worshippers about the mode of
transportation used as well as documenting the number of people in each vehicle. As expected, there is a
wide range of variables that affect each site making it unique yielding a wide range of results. But first, it is
critical to have a common language used between City staff and the applicant's traffic engineer conducting
the studies. The definition of the AVO rate that was used in the previous and the current parking study
actually includes the average of all people using all modes of transportation including driver, passengers,
April 29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 4 of 7
people walking and transit users. This is different than the vehicle occupancy rate defined as the total
number of people in an average car.
Table (1) below shows the survey results that were conducted on April 18, 2008 Followed by additional
background information related to each site studied:
Table (1)
Parking Survey Summary
Site 1: Sea Tac Mosque / Islamic Center of Seattle
3040 S 150 St, Seattle, WA 98188
Total assembly area including temporary tent= 5,337 SF.
Total number of people attended Friday prayer = 521
Total number of vehicles driven to the site vicinity = 97
Attendee /Parking Ratio (AVO) = 521/97 = 5.37
Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an
influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses.
As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social
needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area;
Site 1
Sea Tac
Site 2
Mountlake
Terrace
Site 3
Downtown
Seattle
Site 4
Kent
Average
Sites
Project
Site
Assembly Area
(SF)
5,337
2,450
1,400
3,320
3,127
5,780
Building Area
(SF)
6,500
3,690
75,058
4,280
22,382
14,360
Site 1: Sea Tac Mosque / Islamic Center of Seattle
3040 S 150 St, Seattle, WA 98188
Total assembly area including temporary tent= 5,337 SF.
Total number of people attended Friday prayer = 521
Total number of vehicles driven to the site vicinity = 97
Attendee /Parking Ratio (AVO) = 521/97 = 5.37
Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an
influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses.
As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social
needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area;
Vehicle
Person
Vehicle
Person
Vehicle
Person
Vehicle
Person
Average
Estimate
1 person /vehicle
2 person /vehicle
3 person /vehicle
4 person /vehicle
5 person /vehicle
10
37
17
33
0
10
74
51
132
0
3
11
6
8
0
3
22
18
32
0
5
8
2
0
0
5
16
6
0
0
97
19
12
4
3
97
38
36
16
15
Vehicle
occupancy
267
75
27
187
People walking or
transit
254
27
91
16
Total Mosque
attendees
521
102
118
_
203
236
457
Assembly area
per attendee (SF)
10.24
24.02
11.86
16.35
15.62
12
Vehicle
occupancy rate
2.75
2.68
1.80
1.39
2.15
Total vehicles
parked
97
28
15
135
_
114
Attendee /Parking
Ratio (AVO)
5.37
_ 3.64
7.87
1.50
4.60
4
Site 1: Sea Tac Mosque / Islamic Center of Seattle
3040 S 150 St, Seattle, WA 98188
Total assembly area including temporary tent= 5,337 SF.
Total number of people attended Friday prayer = 521
Total number of vehicles driven to the site vicinity = 97
Attendee /Parking Ratio (AVO) = 521/97 = 5.37
Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an
influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses.
As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social
needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area;
April 29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 5 of 7
they are also utilizing an abandoned school parking lot (with the City's peinussion) for Friday overflow
parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand
pressure on the existing mosque. Approximately half of the congregation will transfer to the new site.
Site 2: Mountlake Terrace / Masjid Omar Al- Farooq
5507 238 St SW, Mountlake Terrace, WA 98043
Total Building Area= 3,690 SF
Total Assembly Areas = 2,450 SF
Total number of people attended Friday prayer = 102
Total number of vehicles driven to the site = 28
Attendee /Parking Ratio (AVO) = 102/28 = 3.64
This site is a good example indicating that the assembly area does not necessarily have to be filled to its
maximum capacity. Parking needs are directly proportionate to the congregation size (Assembly area
attendance or capacity)
Site 3: Downtown Muslim Association of Seattle
1217 6 Ave, Seattle, WA 98001
Total Building Area 75,058 SF
Total Leased Assembly Area = 1,400 SF
Total number of people attending Friday prayer = 118
Total number of people used other modes of transportation
(walking and /or transit) = 91
Total number of vehicles driven to the site = 15
Attendee /Parking Ratio (AVO) = 118/15 = 7.87
Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from
Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use
during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area
(75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and
parking needs. Also, the average vehicle (car) occupancy rate (AVO) rate should not be solely used to figure
out parking demand. Since other modes of transportation are more frequently used in downtown, they
should be combined as part of the equation.
Site 4: Kent Mosque / Islamic Center of Kent
20857 108 Ave SE, Kent, WA 98001
Total Building Areas= 4,280 SF
Total Assembly Areas = 3,320 SF
Total number of people attended Friday prayer = 203
Total number of vehicles driven to the site = 135
Attendee /Parking Ratio (AVO) = 203/135 = 1.5
Unlike, the Sea Tac community, Muslims in Kent are widely spread through a larger area and live /work
further away from the mosque. Furthermore, transit is not readily available as in Seattle to serve such area
making it harder to use other modes of transportation. Therefore, the vehicle occupancy rate is the lowest
of all study sites.
April 29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 6 of 7
Additional ITE Parking Studies:
In addition to the local studies show above please see attached studies in the 3rd edition of ITE Parking
Generation Handbook pages 135 -139 (Appendix -1).
Page 135 defines the Land Use description of Church (LUC 560):
"A church is a building where public worship services are held. A church houses an assembly hall or
sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party
facilities. The database for this land use also includes synagogues and mosques."...
"One study was submitted for a mosque that had a building size of 4,800 sq. ft. GFA and a peak parking
demand rate of 6.2 parked vehicles per 1,000 sq. ft. GFA between 1:00 and 2 :00 p.m. on a Friday."
It is important to note that the Institute of Transportation Engineers Handbook (Well recognized and
widely used) has recognized mosques as similar use to churches and included them under land use code 560.
This is consistent with Mr. Tirhi's original report. He also indicated the similarities and that the major
difference is the peak hour of generator being on Friday rather than on Sunday.
Based on all the above studies and referenced materials: It appears that the congregation size divided by the
Attendee /Parking Ratio (AVO) of 4.0 that included all modes of travel as mentioned previously in Mr.
Tirhi's parking study was an appropriate parking analysis based on an overall average of all additional studies
and surveys conducted.
Project Parking Demand:
In general, there is a need for 12 SF (2x6) areas per person for an Islamic prayer. Based on the 18 degree
prayer angle in Washington and the actual prayer area shape, the assembly area could approximately handle
up to 300 worshipers. Therefore, in the future, the congregation size for the mosque could reach up to 300
worshipers (men, women, and children) during most Friday prayers. It is important to note that all other
areas (such as classrooms, kitchen hallways, bathrooms, play areas, and social hall) do not require additional
parking demand.
Therefore, utilizing an average 4.0 Attendee /Parking Ratio (AVO) rate applied to the 457 - patron
maximum congregation size yields a (457/4 = 114) stall peak parking demand on Fridays at
approximately 1:30 PM.
The subject project site (Casino) currently has a total of 75 on site parking stalls. At the Pawn Exchange
property a total 67 parking stalls are available for the Mosque use during the peak parking demand on
Fridays at 1:30 PM. The 67 parking stalls do not include the available parking on the front and the south
side of Pawn Exchange Store.
The total existing available parking stalls for the Mosque use during the peak parking demand on Fridays at
1:30 PM is 142 stall if landscaping is not required.
April29, 2008
Abu Bakr Islamic Center/Mosque — Parking Analysis
Page 7 of 7
Any new parking lot landscaping requirements will reduce the existing on -site parking to 101 parking stalls
on both parcels.
It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM
which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most
home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of
time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously
reduced. But, the applicant's intent is to provide as many on -site parking stalls as possible to avoid and
minimize any impacts to the residential neighborhood or nearby business.
Trip Generation:
Since Friday prayers are less than one hour. Then, the trip generation during Friday peak hour of generator
could simply be calculated by multiplying the parking demand by two (2), one in -bound trip and one out-
bound trip. In reality, approximately 10% to 15 % of the attendees may come in slightly (15 to 30 minutes)
earlier or stay after the prayer to socialize with other community members. Also, some people (5% to 10 %)
work on a modified schedule so that they get off at noon on Friday, visit the mosque and go home, making
this a diverted link or pass by trip.
It is important to note that the 25 % pass -by reduction used previously in Mr. Tirhi's analysis was for the
evening peak hour on weekdays which are very insignificant trips as most people do not visit the mosque
between 4:00 pm and 6:00 pm. Therefore, the trip generation is very low during the evening peak hour of
interest and reduction is insignificant as well.
Table (2)
Trip Generation Summary
Land Use
LUC
Areal
Rate
In
Out
Total
Casino
473
14,360
13.43
56% 108
44% 85
193
Mosque3
560
14,360
0.66
52% 4
48% 4
2
Project New Generated Trips4
560
3,795
0.66
52% 0.33
48% 0.30
0.6
Notes:
1. Areas shown are for comparison purposes of total build ng versus actual area requiring the analysis due to use change.
2. Trip Generation Rate is based on 1,000 square feet of gross floor area (1,000 GFA), per ITE Guidelines.
3. Total new project generated trips shown assume a 25% pass -by and diverted link trip reduction for trips already on the roadway system it also
assumes 50% of the trips are actually in the (4:00 p.m to 6 -pm peak hour of interest to the City).
4. The numbers shown do not take a reduction for the Casino use since it has been vacant for more than 12 monthes to assure a conservative
analysis.
Conclusion
We trust that this document is sufficient to address and help clarify the proposed project parking needs.
We hope the City will be lenient with its landscaping requirements and help move the project forward
without additional delays.
Thank you for your time and consideration. If you have any questions regarding this document, please feel
free to call me directly at (206) 799 -1379.
From : Fax No. .
ax
Sep. 21 2008 02:52PM P 1
From: Abubakr Islamic Center of WA
Address: 14101 Tukwila International Blvd.
City: Tukwila State: wa Zip:98168
Phone :206 - 214 -0200 Fax: 206-214-0201
E -mail: abubakrdireckor@qmail.com
Web :www.masjidabubakar.com
To: Brandon Miles City of Tukwila
Address: 6300 SouthCenter Blvd Suite 100
State: WA
City: Tukwila
Phone: 206-431-3684
Fax: 206-431-3665
Comments;
Pages: 6
Date: 2/2/2011
Zip: 98188
Subject:
Urgent [ x]
Reply [ ]
This is the newest contract between the our center and mobiCe
home. if you need any more information please feeCfree to
contact me at 206 - 214 -020o ext 1
RECEIVED
Thanks
JvlohammecCJama
DEVELOPMENT
From :
Fax No. : Sep. 21 2008 02:52PM P 2
Parking Lease Agreement
PROPERTY;, Southgate Mobile Home Park
RECEIVED
fr
COMMUNITY
This Lease agreement is made as of this date November 9, 2010 and is a leas��PT
between Stepping Stone Ventures LLC, a WA Limited Liability Company
( "Landlord "), and Abu -Baler Islamic Center of WA ( "Tenant "). This lease is for
parking located in the Premises Commonly known as 14004 Tukwila International
Boulevard, Tukwila Wa 98168 (the "Premises"). in addition, the Term "Landlord" is
interchangeable with "Lessor" and the term "Tenant is interchangeable with
"Lessee ".
RECITALS
WHEREAS, Landlord and tenant now agree to lease property on the north and south
side of the premises located on Tukwila International Boulevard (see Exhibit A) for
the parking only on each Friday of every week.
NOW, THEREFORE, the parties hereto hereby agree as follows:
Lease Term: The Lease term is for six months and will automatically renew on June
1, 2011 unless a twenty (20) day notice is given by either party to terminate the
lease. The lease will commence on November 12, 2010.
premises and descrlp i on: Exhibit A will identify the parking areas for this lease.
The lease is for approximately 40 parking spaces that will be used for additional
parking for tenant on each Friday of every month during the hours of 11:00 am to
3:00 pm and as needed in the evening of those Fridays when needed. It will be the
sole responsibility of Lessee to manage and coordinate the parking on the premises
and to return the premises as it was received each Friday. Garbage and any
remaining vehicles will be removed at their expense. No overnight parking or
storage of any kind will be allowed and enforced by Lessee.
Rent: Is based on parking for approximately 40 vehicles every Friday. Rent for each
month is $500.00 and it has been agreed that November's rent is prorated at $375,
and will include Tuesday, November 16, 2010, as an additional day of parking which
will be paid in full before November 19, 2010. The rest of the rent will be paid as
follows: December 5, 2010, $1,500.00 and the last payment on the lease will be paid
in full on January 5, 20111 in the amount of $1,500.00.
, it
AdditionalRent: It is agreed if Lessee wants to use the parking for additional days
for events other then the agreed Fridays of each month, they will give 20 day notice
with the additional payment of rent and submit the additional $125.00 for each
additional day that is requested for that month.
Effective Date: "Effective Date" is defined as November 12, 2010
1
From :
Fax No. : Sep. 21 2008 02:52PM P 3
No Offer to Lease; This is not an offer to lease nor is it a binding agreement until it
is fully executed by both the Landlord and the Tenant.
Facsimile /Electronic Copies: Executed, fax or electronic copies of the agreement
are valid as if signed with original signatures. This Agreement may be signed in
counterparts.
Authority: The undersigned individuals personally represent and warrant that they
have the authority to act on behalf of their respective entities in entering into and
delivering this Amendment on behalf of said entity.
IN WITNESS HEREOF, the parties hereto have executed this Lease as of the
day and year first above written.
Dated:
;LANDLORD: (Stepping Stone Ventures, LLC
IA WA Limited Liability Company
jJay Gerow
Managing Agent
i�
!TENANT:
Voted:
Abu -Baler Islamic Center of WA
tits:
f- rom
Fax No. :
NOTARY —LANDLORD
STATE OF WASHINGTON
)ss:
COUNTY OF KING
Sep. 21 2WUS 02:52PM P 4
On this day personally appeared before me JAY GEROW, who acknowledged that
he is A MEMBER OF STEPPING STONE VENTURES of the WA Limited Liability
Company named above, who upon oath declared his authorization to execute the within and
foregoing instrument as the free and voluntary act and decd of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this, 1(13 day of Novembc.(, 2010.
Signature of Notary:
Name of Notary:
Commission Expires:
al-um
-milisOy\
P-1161 Jot
TENANT NOTARY — ENTITY
STATE OF WASHINGTON
COUNTY OF
)ss:
)
On this day personally appeared before me who
acknowledged that he/she is the of the Abu -Bakr Islamic Center
QF_WA named above, who upon oath declared his/her authorization to execute the within and
foregoing instrument as the free and voluntary act and decd of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this day of , 2010..
(Seal or stamp)
Signature of Notary:
Name of Notary:
Commission Expires:
3
From :
Aft
STATE OF WASHINGTON
COUNTY OF KING
fax No. : 5ep. 21 dbuti 02:521-11 f 5
NOTARY — LANDLORD
)ss:
)
On this day personally appeared before me JAY GEROW, who acknowledged that
he is A MEMBER OF STEPPING STONE VENTURES of the WA Limited Liability
Company named above, who upon oath declared his authorization to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this day of Novembe , 2010.
(Seal or stamp)
Signature of Notary:
Name of Notary:
Commission Expires:
TENANT NOTARY — EN PITY
STATE OF WASHINGTON
COUNTY OF IUl 11e1
On this day personally a• e
acknowledged that he /she is the , 1, i %l.j/, of the Abu -Baler Islamic Center
of Wa named above, who upon oath declared his er authorization to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this ! ti day o
)ss:
befo e me ( Wd I MT" 141 'lW:4ho
ossuy�
(Seal or stamp) a+►so 5g war :44
a4: �OTAgr
i4
3
•• e. WASN0
Signature ofNotary:
Name of Notary:
MadlYA ittaAql
Commission Expires:te' t ;en LI
3
car parking plan
exhibit a
rom
r ax No,
:1
EXHIBIT A
PARKING AREA
Sep. el eeets ue. osri-i r (
5
rrom .
Aft
fax
Fax No, .
Sep. 21 2008 03:01PM P 1
From: Abubakr Islamic Center of WA
Address: 14101 Tukwila International Blvd.
City: Tukwila State: wa Zip:98168
Phone:206- 214 -0200 Fax: 206 -214 -0201
E -mail: abubakr irector @gmail com
Web :www.masjidabubakar.com
To: Brandon Miles City of Tukwila
Address: 6300 SouthCenter Blvd Suite 100
City: Tukwila State: WA
Phone: 206-431-3684
Fax: 206 -431 -3665 Pa• es: 6
Date: 2/2/2011
Zip: 98188
Subject:
Ur.ent[x]
Re
, []
Comments:
This is the newest contract between the our center and mobiCe
home. If you need any more information please feeCfree to
contact me at 206- 214 -v2O0 ext
Thanks
_MohammecCJama
rrom •
l-ax NO. : Sep. 21 2008 03:01PM P 2
Parking Lease Agreement
PROPERTY: Southgate Mobile Home Park
This Lease agreeznent is made as of this date November 9, 2010 and is a lease
between Stepping Stone Ventures LLC, a WA Limited Liability Company
( "Landlord "), and Abu -Bakr Islamic Center of WA ( "Tenant"). This lease is for
parking located in the Premises Commonly known as 14004 Tukwila International
Boulevard, Tukwila Wa 98168 (the "Premises "). In addition, the Term "Landlord" is
interchangeable with "Lessor" and the term "Tenant is interchangeable with
"Lessee ".
RECITALS
WHEREAS, Landlord and tenant now agree to lease property on the north and south
side of the premises located on Tukwila International Boulevard (see Exhibit A) for
the parking only on each Friday of every week.
NOW, THEREFORE, the parties hereto hereby agree as follows:
Lease Term: The Lease term is for six months and will automatically renew on June
1, 2011 unless a twenty (20) day notice is given by either party to terminate the
lease. The lease will commence on November 12, 2010.
Premises and description: Exhibit A will identify the parking areas for this lease.
The lease is for approximately 40 parking spaces that will be used for additional
parking for tenant on each Friday of every month during the hours of 11 :00 am to
3:00 pm and as needed in the evening of those Fridays when needed. It will be the
sole responsibility of Lessee to manage and coordinate the parking on the premises
and to return the premises as it was received each Friday. Garbage and any
remaining vehicles will be removed at their expense. No overnight parking or
storage of any kind will be allowed and enforced by Lessee.
Rent: Is based on parking for approximately 40 vehicles every Friday. Rent for each
month is $500.00 and it has been agreed that November's rent is prorated at $375,
and will include Tuesday, November 16, 2010, as an additional day of parking which
will be paid in full before November 19, 2010. The rest of the rent will be paid as
follows: December 5, 2010, $1,500.00 and the last payment on the lease will be paid
in full on January 5, 2014 in the amount of $1,500.00.
Tc..1 a- • ,)011
Additional Rent: It is agreed if Lessee wants to use the parking for additional days
for events other then the agreed Fridays of each month, they will give 20 day notice
with the additional payment of rent and submit the additional $125.00 for each
additional day that is requested for that month.
Effective Date: "Effective Date" is defined as November 12, 2010
1
From :
Fax No. :
Sep. 21 2008 03:01PM P 3
No Offer to Lease; This is not an offer to lease nor is it a binding agreement until it
is fully executed by both the Landlord and the Tenant.
Facsimile /Electronic Copies: Executed, fax or electronic copies of the agreement
are valid as if signed with original signatures. This Agreement maybe signed in
counterparts.
Authority: The undersigned individuals personally represent and warrant that they
have the authority to act on behalf of their respective entities in entering into and
delivering this Amendment on behalf of said entity.
IN WITNESS HEREOF, the parties hereto have executed this Lease as of the
day and year first above written.
Fated:
Dated: (a (or U
LANDLORD:
;ItS:
Stepping Stone Ventures, LLC
A WA Limited Liability Company
`Jay Gerow
Managing Agent
T ENANT: Abu -Bakr Islamic Center of WA
;Its:
From :
1
STATE OF WASIIINGTON
COUNTY OF KING
Fax No. : Sep. 21 2008 03:02PM P 4
NOTARY — LANDLORD
)ss:
On this day personally appeared before me JAY GERUW, who acknowledged that
he is A MEMBER OF STEPPING STONE VENTURES of the WA Limited Liability
Company named above, who upon oath declared his authorization to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this 1'0 day of November, 2010.
Signature of Notary:
Name of Notary: Pt ISO
Commission Expires: �,.a c-0 a
TENANT NOTARY — ENTITY
STATE OF WASHINGTON
)ss:
COUNTY OF
On this day personally appeared before me who
acknowledged that he /she is the of the Abu -Bakr Islamic Center:
of WA named above, who upon oath declared his/her authorisation to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this day of , 2010.
(Seal or stamp)
Signature of Notary:
Name of Notary:
Commission Expires:
3
rrom
r ax No. Sep. bbLi b.5: b2rr1 N
NOTARY — LANDLORD
STATE OF WASHINGTON
)ss:
COUNTY OF KING
On this day personally appeared before me JAY GEROW, who acknowledged that
he is A MEMBER OF STEPPING STONE VENTURES of the WA Limited Liability
Company named above, who upon oath declared his authorization to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this day of Novembe , 2010.
(Seal or stamp)
Signature of Notary:
Name of Notary:
Commission Expires:
TENANT NOTARY — ENTITY
STATE OF WASHINGTON
COUNTY OF lt,t1 [L�
)ss:
On this day personally , a. e; befo e me W COpintri Mt tiMitho
acknowledged that he/she is the 1 ' •a ALA of the Abu -Bair Islamic Center
rd. = named above, who upon oath declared hi 1 er authorization to execute the within and
foregoing instrument as the free and voluntary act and deed of said entity, for the uses and
purposes therein mentioned.
Given under my hand official seal this _ 1 t.(' day of D , 2010.
(Seal or stamp) #t0t0ttututseft
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Signature of Notary:
Name ot'Notary:
Commission Expires: 4-ett Ig V 1
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fire lane
rdx No.
EXHIBIT A
PARKING AREA
Sep. 216bb 0.5: b2PM P 7
5
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development
November 3, 2010
Via Certified and Regular Mail
Mr. Mohammed Jama
Abu -Bakr Mosque
PO Box 68069
Tukwila, WA 98169
RE: Parking Determination
14101 Tukwila International Blvd
Dear Mr. Jama:
Jack Pace, Director
On October 15, 2010, the City sent you a letter requesting additional information as part
of the one -year parking survey that was submitted to the City on October 8, 2010 (A copy
of that letter is attached). As of today the City has not received a response to our request
for additional information. Please respond to the City's letter by November 17, 2010 by
either providing the requested information or providing a letter outlining why the
information cannot be provided. The City will complete its review of the one -year
parking determination after November 17, 2010 and will analyze all information provided
to us.
If you wish to meet to discuss or require assistance from the City, please feel free to
contact me by p e at (206) 4 -3684 or via email at bmiles @ci.tukwila.wa.us.
Brandon J. Miles
Senior Planner
cc. Nora Gier f, Deputy Director
Don L. coin, Deputy Police Chief
File
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
AGREEMENT
This agreement has been executed between;
Knight Inn & Suites, 14110 Tukwila International Blvd, Tukwila WA 98168
And
Abu Bakr Islamic Center of WA, 14101 Tukwila International Blvd, Tukwila WA 98168
on this 4th day of November 2010
Both parties hereby agree that AbuBakr Islamic center will use back parking lot of the
Knights Inn & Suites's to park cars of Islamic Center's community under following terms
and Conditions:
1. Parking lot will be used only on every Friday for maximum two hours for up to 40 cars
until end of April 2011..
2. Community Center staff will be available on site to direct traffic, help parking and to
take care of any issues arise during the parking time.
3. Full and unconditional compensations for any types of damage done by these cars or
person associated with the Islamic center, will be fully covered by Abu Bakr Islamic
Center management. Knights Inn & Suite is not responsible for and should be h grys)
harmless for any damage, theft, or loss of any personal property inside and aalligPlioMVU4
cars.
4. Parking lot will not be used for any illigal activities under any situation. PEaMITCE nio
Undersigned individuals have full authority to sign this agreement on behalf of their
respective organization and hereby execute this agreement in full.
for for
KNIGHTS INN & SUITES ABU BAKR ISLAMIC CENTER OF WA
Name:
Title:
Date:
Name:
61- fkirvicA
Title: E
Date: /0 - 5- - /0
PARKING LEASE AGREEMENT
PROPERTY: Tukwila Villa¢e
Am t
This Lease Agreement is made as of this 15th day of June, 2010, and is a lease e n
Stepping Stone Ventures, LLC, a WA Limited Liability Company ( "Landlord "), and Abu -Bakr
Islamic Center of WA, ( "Tenant "). This lease is for parking located in the Premises commonly
known as 14004 Tukwila International Boulevard, Tukwila, Washington 98168 (the "Premises ").
In addition, the Term "Landlord" is interchangeable with "Lessor" and the term "Tenant" is
interchangeable with "Lessee ".
RECITALS
WHEREAS, Landlord and Tenant now agree to lease property on the north and south
side of the premises located on Tukwila International Boulevard (see Exhibit A), for parking
only on each Friday of every week.
NOW, THEREFORE, the parties hereto hereby agree as follows:
Lease Term: The Lease term is month to month and will automatically renew each month
unless a twenty (20) day notice is giving by either party to terminate the lease. The lease will
commence on June 18th, 2010. The renewal date for each month will commence on the 1st day
of each month.
Premises and description : Exhibit A will identify the parking areas for this lease. The lease
is for approximately 40 parking spaces that will be used for additional parking for tenant on each
Friday of every month during the hours of 11:00 p.m. to 3 p.m. It will be the sole responsibility
of Lessee to manage and coordinate the parking on the premises and to return the premises as it
was received each Friday. Garbage and any remaining vehicles will be removed at their
expense. No overnight parking or storage of any kind will be allowed and enforced by Lessee.
Rent: Is based on parking for 40 vehicles every friday at a price of $3.00 per space. Rent for
each month is $480.00 and is due by the 5th of every month. Rents received after the 5th will
be considered late and will be assessed a late fee of $50.00. It is the sole responsibility of the
Lessee to collect parking fees and to pay Landlord's rent on time. Rent will be mailed to
Stepping Stone Ventures, LLC at PO Box 2626 Lynnwood Wa 98036.
Additional Rent: It is agreed if Lessee wants to use the parking for additional days for events
other then the agreed Fridays of each month, they will give 20 day notice with the payment of
rent and submit the additional $120.00 for each additional day that is requested for that month at
the time rent is due.
Prorated Rent: June 2010 rent is prorated. The rent due for June is $120.00 and is due upon
receipt of this signed lease by Lessee no later then 12 p.m. on Thursday, June 24th, 2010.
Effective Date: "Effective Date" is defined as June 25th, 2010.
NOTARY — LANDLORD
STATE OF WASHINGTON
)ss:
COUNTY OF KING
wir
On this day personally appeared before me who acknowledged that he is the Member of the
WA Limited Liability Company named above, who upon oath declared his authorization to execute
the within and foregoing instrument as the free and voluntary act and deed of said entity, for the uses
and purposes therein mentioned.
Given under my hand official seal this
STATE OF WASHINGTON
COUNTY OF
day oft; , 2010.
Signature of Notary:
Name of Notary:
Commission Expires:
ctuvm t dCi
. V..t:L.AL4rif Z
TENANT NOTARY — ENTITY
)ss:
On this day personally appeared before me who acknowledged
that he /she is the of the WA Limited Liability Company named above,
. who upon oath declared his/her authorization to execute the within and foregoing instrument as the
free and voluntary act and deed of said entity, for the uses and purposes therein mentioned.
Given under my hand official seal this day of 2010.
(Seal or stamp)
Signature of Notary:
Name of Notary:
Commission Expires:
TENANT NOTARY — INDIVIDUAL
STATE OF WASHINGTON )
COUNTY OF / )ss:
)
On this day personally appeared before me C1�.'�
trt 4%3\4
acknowledged that he /she /they is /are the individual named abov who
his/her /their authorization to execute the within and foregoing instrument as
voluntary act and deed for the uses and purposes therein mentioned.
zz C'
Given under my hand official seal this da y of t-C / ,
2010.
'._ 4-ift ice,., who
upon oath declared
his/her /their free and
(Seal or stamp)
SCAN0055.JPG
Signature of Notary:
Name of Notary:
Commission Expires:
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No Offer to Lease. This is not an offer to lease nor is it a binding agreement until it is fully
executed by both the Landlord and the Tenant.
Facsimile/Electronic Copies: Executed, fax or electronic copies of this agreement are valid as if
signed with original signatures. This Amendment may be signed in counterparts.
Authority. The undersigned individuals personally represent and warrant that they have the
authority to act on behalf of their respective entities in entering into and delivering this
Amendment on behalf of said entity.
IN WITNESS HEREOF, the parties hereto have executed this Lease as of the day and
year first above written.
LANDLORD: ` Stepping Stone
Ventures, LLC
A WA Limited
Liability
Company
TENANT: _._.__r _
Abu -Bale
Islamic Center
of WA
Interoffice Memorandum
TO: Nora Gierloff
Minnie
FROM: Brandon
DATE: October 13, 2010
RE: Abu -Bakr Islamic Mosque
One -Year Parking Report
On Sept 10, 2008, the City issued a Notice of Decision for a Parking Determination for
the Abu -Bakr Islamic Mosque located at 14101 TIB. A condition of the report was that
within one -year the Mosque provides the City a revised parking study for the site. The
intent of the one -year report was to show the actual parking demand created by the
Mosque operation.
A report was submitted to the City on October 8, 2010. I have attached a copy of the
report to this memo for your review. In summary, the actual usage of parking is
exceeding what was evaluated in the documents submitted as part of the Parking
Determination.
Here are the highlights:
• The number of attendees at Friday prayers is exceeding the count forecasted in
2008. In 2008, the Mosque estimated that 457 people would attend Friday's
prayers. The one -year report has noted that on average 994 people are attending
Friday noon prayers.
• In 2008, the Mosque estimated that they would need 114 parking stalls as part of
the Mosque operation. The year -end report notes that on average 193 cars are
being parked on the site.
• The attendee per parked car is 2.6 compared to the 4.0 estimated in 2008.
• The one -year report references that nearly 500 people are getting to the mosque
from other means; however its unclear how. In 2008 the mosque noted that half
of the people coming to the mosque would be walking. It appears that the
additional 500 people are individuals who have parked in other locations, either
on- street or off -site and then walked to the mosque.
• The mosque does not have a parking management plan prepared.
I have set up a time on Thursday to discuss. Sorry for the late notice, but Police would
like to meet on Friday. I think we need to discuss the following on Thursday:
1. Is the one -year report adequate in meeting the condition implied in 2008?
I say yes, it provides the information we need.
2. What actions do we take next to address the parking issues associated with
the Mosque?
3. Next Steps
Besides the one -year report, I have included the following:
• The 2008 Staff Report with attachments.
atnrrursu rrstr l,uurtti
AFTER RECORDING RETURN TO
William L. Neal
Stafford Frey Cooper
601 Union Street, Suite 3100
Seattle, WA 98101
DOCUMENT TITLE
REFERENCE NUMBER(S)
OF RELATED DOCUMENT(S)
GRANTOR
RECEIVED
cvrf OF Tt_It<.WtlA
P' ERMI Ct;' rr "
4 002/005
DRAFT 8/18/09
Memorandum of Reserved Access and
Parking Easements
None
Abu -Bakr Islamic Center of Washington
GRANTEE
Abu -Bakr Islamic Center of Washington
LEGAL DESCRIPTION (abbreviated)
Lots 5, 6, 7, and 8 and portions of Lots 4,
9, 10, 11, and 12, Block 2, James Clark's
Garden Addition
(complete descriptions on pages 1 and 2)
PROPERTY TAX PARCEL NUMBERS
161000 -0125 and 161000 -0140
THIS MEMORANDUM OF RESERVED ACCESS AND PARKING EASEMENTS,
dated as of August , 2009, is made and executed by Abu -Bakr Islamic Center of Washington,
a Washington corporation sole (the "Center "), acting as both Grantor and Grantee.
RECITALS:
A. The Center owns the following real property ( "Parcel A "):
Lots 5 and 6, the North 89 Feet of Lot 11. and the North 100 Feet of Lot 12, all in
Block 2 of James Clark's Garden Edition to the City of Seattle, according to plat
recorded in Volume 13 of Plats at Page 12, in King County, Washington;
08119/2009 11:13 FAX 2066246885 STAFFORD FREV COOPER
• •
RECEIVED
CITY OFT! "^+n1
(AUG 20 2000
Together with the East 5 Feet of Lot 4 of said Block 2 of said PI l"Rh'' '
B. The Center also owns the following real property ( "Parcel B "):
Lots 7 and 8 and the North 89 Feet of Lots 9 and 10, all in Block 2 of James
Clark's Garden Edition to the City of Seattle, according to plat recorded in
Volume 13 of Plats at Page 12, in King County, Washington;
Except that portion of Lots 8 and 9 taken for primary State Highway No. 1.
C.
D.
0 003/005
Parcels A and B are contiguous.
Parcel A has been developed with a building and other improvements used for
religious worship and related purposes, and Parcel B is being used for access and parking in
connection with the use of Parcel A, subject to the rights of the tenant under a certain Lease
made the 21" day of September, 1999 (the "Lease ").
The Center desires to establish, memorialize, and perpetuate the reservation,
confirmation, and other creation of access and parking rights over, along, and upon Parcel B for
the benefit of Parcel A should the Center at any time cease to own Parcel B.
E.
EASEMENTS:
1. Subject only to the rights of the tenant under the Lease, the Center as the owner of
Parcel B hereby reserves, confirms, and otherwise creates for itself and its successors and
assigns, for the benefit of Parcel A and as an appurtenance thereto, (a) a non - exclusive easement
for ingress, egress, and access by vehicular and pedestrian traffic over and across those portions
of Parcel B that are now used or otherwise designated as roads, driveways, accessways,
sidewalks, walkways, exits, and entrances and such other areas that may be hereafter established
for such use, and (b) a non - exclusive easement for parking of vehicles upon those portions of
Parcel B that are now used or designated as parking areas and such other areas that may hereafter
be established for such use_
2. Vehicular and pedestrian access and parking over, across, and upon Parcel B may
be subject to the following, with the advance written consent of the Center, as the owner of
Parcel A, or its successors or assigns:
(a) Reasonable equitable, and non - discriminatory rules and regulations for
traffic flow, pedestrian safety, parking restrictions, and similar considerations; and
08/19/2009 11:13 FAX 2066246885 STAFFORD FREY COOPER
• •
W5004/005
C ROFem
(b) Relocation of, or other changes to, traffic flow or parking ar ur2sp�ces,
provided that such changes do not materially impact vehicular access to and from Parcel A an
do not at any time reduce to below 52 the number of parking spaces on Parcel B Pail olf which
spaces must meet the minimum size requirements established by the City of Tukwila.
3. The owner of Parcel B and its successors and assigns shall at all times maintain in
full force and effect for the mutual benefit of the owner(s) of Parcels A and B general public
liability insurance in the amount of not less than $1,000,000 per occurrence, $1,000,000 in the
aggregate (or such greater amounts that may be agreed upon or that may become the minimum
standard in the community for like situations), against claims for bodily injury or property
damage occurring in, on, or about Parcel B, with the owner of Parcel A named as an additional
insured. Such insurance shall be primary as to any claims in connection with Parcel B. The
owner of Parcel B shall submit, upon request a certificate of insurance or other satisfactory
evidence that the insurance required hereunder is being maintained.
4. The owner of Parcel B shall at its cost and expense maintain in good condition
and repair those portions of Parcel 13 that are subject to the easement granted herein and shall
timely pay all real estate taxes, assessments, and other charges with respect to Parcel B.
5. All provisions of this reservation of easements shall run with the land and shall be
binding upon, and inure to the benefit of, the their respective owners of Parcels A and B, as
appropriate, and their respective successors and assigns.
6. In the event that any party brings an action to enforce its rights hereunder, the
party most prevailing in such action shall be entitled, in addition to any other remedy or relief, to
an award of its costs and reasonable attorneys' fees, including any incurred on appeal.
As evidence of the foregoing, the undersigned has executed this instrument as of the date
first above written.
ABU -BAKR ISLAMIC CENTER OF WASHINGTON
By:
Hussein Ali, Presiding Elder
08/19/2009 11:14 FAX 2066246885 STAFFORD FREV COOPER R005/005
• •
STATE OF WASHINGTON )
COUNTY OF KING )
SS.
RECEIVED
C1TV OF TUKWtL
AUG 2 0 2009
I certify that I know or have satisfactory evidence that Hussein Ali is the person who
appeared before me, and said person acknowledged that he signed this instrument, on oath stated
that he was authorized to execute the instrument and acknowledged it as the Presiding Elder of
Abu -Bakr Islamic Center of Washington, a Washington corporation sole, to be the free and
voluntary act of such corporation for the uses and purposes mentioned in the instrument.
DATED this day of August, 2009.
NOTARY PUBLIC in and for the State of
Washington.
My appointment expires _
AFTER RECORDING MAIL TO:
Name:
Address:
City /State:
William L. Neal
601 Union Street, Suite 31
Seattle, Washington 98101
i 1 I
20091109002634
i
66.00
PAGE -001 OF 004
11/09/2009 16:32
KING COUNTY, WA
k DOCUMENT TITLE
GRANTOR
Memorandum of Reserved Access and Parkinu
Easements
Abu -Bakr Islamic Center t.1 Washington
Abu -Bakr Islamic Center of Washington
GRAN HE
LEGAL DESCRIPTION
Lots 5, 6, 7, and 8 and portions of Lots 4, 9,
11, and 12, Block 2, James Clark's Garden
Addition
(complete descriptions on pages 1 and 2)
10,
TAX PARCEL ACCOUNT
NUMBER
161000-0125 and 161000 -0140
THIS MEMORANDUM OF RESERVED ACCESS AND PARKING
EASEMENTS, dated as of August 28, 2009, is made and executed by Abu -Bakr Islamic
Center of Washington, a Washington corporation sole (the '`Center'), acting as both
Grantor and Grantee.
RECITALS:
A. The Center owns the following real property ('`Parcel A "):
Lots 5 and 6, the North 89 Feet of Lot 11, and the North 100 Feet of Lot 12,
all in Block 2 of James Clark's Garden Edition to the City of Seattle,
according to plat recorded in Volume 13 of Plats at Page 12, in King
County, Washington;
Together with the East 5 Feet of Lot 4 of said Block 2 of said Plat.
Pagel of 4
• •
B. The Center also owns the following real property ("Parcel B "):
Lots 7 and 8 and the North 89 Feet of Lots 9 and 10, all in Block 2 of James
Clark's Garden Edition to the City of Seattle, according to plat recorded in
Volume 13 of Plats at Page 12, in King County, Washington;
Except that portion of Lots 8 and 9 taken for primary State Highway No. 1.
C. Parcels A and B are contiguous.
D. Parcel A has been developed with a building and other improvements used
for religious worship and related purposes, and Parcel B is being used for access and
parking in connection with the use of Parcel A, subject to the rights of the tenant under a
certain Lease made the 21'` day of September, 1999 (the "Lease ").
E. The Center desires to establish, memorialize. and perpetuate the reservation,
confirmation, and other creation of access and parking rights over, along, and upon Parcel
B for the benefit of Parcel A should the Center at any time cease to own Parcel B.
EASEMENTS:
1. Subject only to the rights of the tenant under the Lease, the Center as the
owner of Parcel B hereby reserves, confirms, and otherwise creates for itself and its
successors and assigns, for the benefit of Parcel A and as an appurtenance thereto, (a) a
non- exclusive easement for ingress, egress, and access by vehicular and pedestrian traffic
over and across those portions of Parcel B that are now used or otherwise designated as
roads, driveways, accessways. sidewalks, walkways. exits. and entrances and such other
areas that may be hereafter established for such use, and (b) a non- exclusive easement for
parking of vehicles upon those portions of Parcel B that are now used or designated as
parking areas and such other areas that may hereafter be established for such use. A
current site plan for Parcels A and B is attached hereto as Exhibit A.
2. Vehicular and pedestrian access and parking over. across, and upon Parcel
B may be subject to the following, with the advance written consent of the Center. as the
owner of Parcel A, or its successors or assigns:
Page 2 of 4
t..;\ Documents and Settings\ Aneul \ Desktop \ Easement.dsx
• •
(a) Reasonable equitable. and non - discriminatory rules and regulations
for traffic Clow, pedestrian safety, parking restrictions, and similar considerations; and
(b) Relocation of, or other changes to. traffic tlow or parking areas or
spaces, provided that such changes do not materially impact vehicular access to and from
Parcel A and do not at any time reduce to below 55 the number of parking spaces on Parcel
B, all of which spaces must meet the minimum size requirements established by the City of
i'ukwila.
3. The owner of Parcel 13 and its successors and assigns shall at all times
maintain in full force and effect for the mutual benefit of the owners) of Parcels A and B
general public liability insurance in the amount of not Tess than $1,000,000 per occurrence.
$1,000,000 in the aggregate (or such greater amounts that may be agreed upon or that may
become the minimum standard in the community for like situations), against claims for
bodily injury or property damage occurring in, on, or about Parcel B, with the owner of
Parcel A named as an additional insured. Such insurance shall be primary as to any claims
in connection with Parcel B. The owner of Parcel B shall submit, upon request a
certificate of insurance or other satisfactory evidence that the insurance required hereunder
is being maintained.
4. The owner of Parcel B shall at its cost and expense maintain in good
condition and repair those portions of Parcel B that are subject to the easement granted
herein and shall timely pay all real estate taxes, assessments, and other charges with
rccperi to Parcel 13.
5. All provisions of this reservation of easements shall run with the land and
shall be binding upon, and inure to the benefit of, the their respective owners of Parcels A
and B, as appropriate, and their respective successors and assigns.
6. In the event that any party brings an action to enforce its rights hereunder,
the party most prevailing in such action shall be entitled, in addition to any other remedy or
Page 3 of 4
C_ \Ucx'uments and Settings \!meal \1) sktnp \Eau-rnentdot:
• •
relief, to an award of its costs and reasonable attorneys' fees, including any incurred on
appeal.
As evidence of the foregoing, the undersigned has executed this instrument as of
the date first above written.
WASHINGTON
STATE OF WASHINGTON )
COUNTY OF KING )
ABU -BAKR ISLAMIC CENTER OF
ss.
A i Hassan Ahmed
Vice President of the Council of Trustees
I certify that I know or have satisfactory evidence that Ali Hassan Ahmed is the
person who appeared before me, and said person acknowledged that he signed this
instrument, on oath stated that he was authorized to execute the instrument and
acknowledged it as the Vice President of the Council of Trustees of Abu -Bakr Islamic
Center of Washington, a Washington corporation sole, to be the free and voluntary act of
such corporation fbr the uses and purposes mentioned in the instrument.
DATED this d'ay rA}M. k t'()()9.
' �`�a \ai\litlitt �f
.7 w" ,Si iii4: tttf /i
�% (9 6a LAC' Name �Q�r IA �i(J S''
`0p'+'" /9-1A ,,,s NOTARY PUBLIC in an fr the State of
''N�',- Washington. Residing at /t-'--. i
My. appointment expires �' Zo t! I
Page 4 of 4
Ilauments and Settings t bneal; Desktop \Easement.da
•
Mosque Parking Determination Meeting
September 8, 2008
11:30 AM
1. Review of forecast provided by TSI
2. Review of on- street parking
3. Landscaping: Should we defer it or even drop it? - 'V
4. Outline of Conditions to be imposed on project
5. Other
Iwo
•
City of Tu
Jim Haggerton, Mayor
Department of Community Development
August 14, 2008
Mr. Young Kim
3828 4th Ave S #7
Seattle, WA 98134
RE: Abu -Bakr Islamic Center of Washington
L08 -034
Dear Mr. Kim:
Jack Pace, Director
Thank you for meeting with Jack Pace and me on Wednesday to discuss the Abu -Bakr
Mosque proposed at 14101 Tukwila International Blvd. This letter provides some of the
remaining items that need to be completed in order for the Conditional Use Permit (CUP)
to be scheduled before the City's Planning Commission.
Parking
The City has noted since the pre- application conference that was held on December 3,
2007 that one of its primary concerns with the proposed use was ensuring that there is
adequate parking. The City hired David Markley with Transportation Solutions
Incorporated (TSI) to review the Parking Analysis dated July 20, 2008 provided by
Mohammad Jalalyar. The complete peer review is attached with this letter.
The TSI report concludes,
"The parking demand could range between 89 and 383 cars for a Mosque with a 5780
square foot assembly area. This wide range of estimates is because the variables that
impact the parking demand can vary widely. As noted above, if the applicant can provide
some supporting information to substantiate the proximity of the congregation families to
the Mosque, the frequency and service area of the bus service, and the average vehicle
occupancy, this range could be narrowed (6) ".
Page 5 of the document provides a suggested outline for a revised parking analysis. The
City understands that the person who prepared the report is out of the country. Many of
the items included in the outline could be completed by the Mosque community'. As I
noted yesterday when we met, the parking analysis provides several conclusions which
One item mentioned in the TSI report is survey to see what on -street parking might be available in the
immediate area. City staff has already begun to look at this issue and will complete the survey.
B. Miles
Page 1 08/15/2008
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
need to be supported with factual information. When the City issues the parking
determination for the proposed Mosque it must base its decision on quantitative data.
Once you have revised the parking analysis the City will have the revised version peer
reviewed. When this matter goes before the City's Planning Commission the City wants
to be able to provide the Planning Commission with your final parking analysis and a
report from our parking consultant indicating that the parking analysis provided is
generally acceptable.
Conditional Use Permit Criteria
When we met on July 16th the City noted that the response to the CUP criteria was
inadequate. This is your opportunity to sell the project to the Planning Commission.
When we met yesterday you indicated that a more in -depth discussion will be provided to
the City by Monday (8/18/08).
Timeline
There are two land use applications pending with the City. The first is an administrative
parking determination which was submitted to the City on August 13, 2008. The second
application is the CUP application that was submitted to the City on May 22, 2008. The
CUP application is scheduled to go before the Planning Commission on September 25,
2008. The following is a timeline of the actions that need to take place in order to make
this date. Many of the dates below build on each other, thus if a date is missed it could
present problems with the CUP application being presented to the Planning Commission
on September 25th.
Date
Action
August 18, 2008
Revised CUP Criteria
provided by applicant.
August 19, 2008
Revised Notice of
Application Issued for
Parking Determination by
City
August 27, 2008
Revised Parking Analysis
provided by applicant
August 27, 2008
City Forwards Revised
Parking Analysis to TSI for
review.
September 4, 2008
Revised Peer Review
provided to the City from
the City's Consultant
September 9, 2008
Parking Determination
issued by City2
2 Issuing the parking determination by this date assumes that the revised parking analysis provided to the
City on August 27, 2008 addresses all concerns raised by the City and its consultant.
B. Miles
H:1Developments\Mosque\August 14.doc
Page 2 08/15/2008
• •
September 10, 2008
Staff report for CUP
completed by City staff.
September 11, 2008
Notice of Public Hearing
distributed and published in
the newspaper by City staff
September 18, 2008
Staff report for CUP mailed
to PC and applicant
September 25, 2008
Public Hearing Before the
Planning Commission
Tenant Improvement and Site Improvements
The land use applications are only one part of receiving project approval from the City.
If the Planning Commission approves the CUP application on September 25th, your next
step in this process is to complete the necessary improvements to the building and site.
Before you can occupy the building you will need to have a certificate of occupancy
issued by the City's Building Division. The permit for the tenant improvement will also
include any site work (landscaping or parking lot improvements) or work within the right
of way.
If you want, you can submit for the TI permit at this time. This would allow City staff to
have time to review the permit and maybe have the permit ready for issuance once the
CUP application is approved. However, if you choose to submit before having an
approved CUP application you will be submitting at your own risk should the application
not be approved by the Planning Commission.
Conclusion
I hope that this letter helps layout some of the remaining items that need to be completed
in order for this project to move forward. In order to make the September 25th meeting
date it will be necessary for you to provide the items listed under the "Timeline" section
of this letter by the dates indicated.
If you have any questions, please call (206) 431 -3684 or send an email to
bmiles @ci.tukwila.wa.us.
Bra don J. Miles
Senior Planner
cc. Jack Pace, Director
Minnie Dhaliwal, Planning S ervisor
Files (L08 -034 and L08 -04
B. Miles
H:\Developments \Mosque\August 14.doc
Page 3 08/15/2008
From: Cyndy Knighton
To: Brandon Miles; Joanna Spencer
Date: 05/12/2008 6:55 PM
Subject: Abu Bakr Mosque
CC: Minnie Dhaliwal
My comments on the most recently submitted report, Trip Generation and Parking Analysis, are as
follows.
1. Parking generation: I didn't review this section closely. Parking requirements are under the purview of
DCD. However, I am disappointed that they chose to include a mosque in a densely urban area
(downtown Seattle) as a comparable mosque. I would have thought that the mosque in my neighborhood
in north Seattle (Northgate area) would have been a better choice as it's much more similar in
neighborhood makeup to the site here in Tukwila. But that is irrelevant at this point.
2. I am troubled by this report's use of an AVO that differs from the standard definition. The intent of this
requested study was to determine the need for parking supply as well as site access impacts. While it is
useful to know how many people have taken alternate modes of transportation to attend the Friday
prayers, those transit, pedestrian, and other non - passenger /vehicular trips are extraneous. I cannot glean
from the data presented the total number of passenger vehicles generated by site without some sense of
doubt as to whether they include pedestrians, buses, taxis, and so forth. That really must be clarified
before their application comes in. We need to know the number of car trip ends. Identifying the number
of transit users and pedestrians is also necessary to support any claims for reduced trip generation, but
they absolutely must be separately identified.
3. There is no supporting evidence or data to this report, or the previous report, for the application of a
25% trip generation reduction for pass -by trips. The ITE trip generation manual, which this report is using,
also does not have any supporting data for the application of ANY reduction for pass -by trips. Therefore,
no reduction will be allowed.
4E..._
. Use of the ITE Trip Generation Manual for the PM peak hour trips is acceptable but it must be applied
to the entire building size. This report shows that correctly. But as described above, no allowance for
pass -by trips will be given. Therefore the PM Peak Hour trip generation is established at 0.66 times
14,360 sf divided by 1,000 or 10 trips (9.47 rounded up to 10 trips).
5. If I have interpreted the number of vehicles correctly, then the worst case scenario for trip generation
for the peak of the site would be 40.5 trips per thousand square feet of assembly area. This is the
average of all the number of vehicles divided by the assembly area multiplied by 2 for both incoming and
outgoing. No solid data was presented to guide me in determining how much of the trip generation would
be outside of the peak one hour — just commentary about some people arriving early or staying late. This
then yields a trip generation of 154 trips for the site's peak on Friday prayers. Site access will need to be
designed to accommodate this trip generation if it's not already there.
Cyndy
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan a,ci.tukwila.wa.us
•
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to
the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at 14- 101 (141 1 $LYD, T4i 11 L/j , I JA 9$'i 6 Q p
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence
of the City.
6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Mk. k W t i 0' (city), ((state), on
Print Name
,20
H u sSE l r.t ALl
Address (4 0
L
L.
Phone Number f2-06 ) �jQ - Z 5 0 q
Signature
On this day personally appeared before me Ii-t.r�SE'1 PJ 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 ON THIS'?) 1 DAY OF tok2A- 20 OS(
osarstsito
;%.,....044.t.
i„eon r •:
6
.r C
S:'301 -305 Mosque\SPDirector- 12- 07.doc
NOT ; PUBLIC in and for th te of Washington
residing at
My Commission expires on
2-co 120( 1
)1 / , Wfi'1V6as
CITY OF TUKWILA RECEIVED
Department of Community Development
3 2006
6300 Southcenter Boulevard, Tukwila, WA ��
Telephone: (206) 431 -3670 FAX (206) 431- 36ftMMUNITY
E- mail.: tukplan @ci.tukwila.wa.us DEVELOPMENT
SPECIAL
PERMISSION
DIRECTOR
APPLICATION
FOR STAFF USE ONLY Permits Plus Type: P -SP
Planner:
File Number:
L,03
l7'4
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
NAME OF
PROJECT/DEVELOPMENT: AD u - 16 L1\ M ( C. Nrlrg. O1 i M .
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate
lot(s), block and subdivision, access street, and nearest intersection.
11-101 114T NA-ttON/+L Bt-' n, TU KW ILA, LAM ct51(6.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
10 !000 0125
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: yow\14,
Address: 82-8 tO U 12TH A' J ! - . 5. siliTE 411, CA-TT-L-E, WA- q 8131
Phone: ) 3 5 5- 9 b$ FAX: 1,06 ) 6 21 -.0 30 1
E -mail: 114t1 IA) 0.e c1/4ho o 4 CorV1
S:\301 -305 Mosque \SPDirector- 12- 07.doc
REVIEW CRITERIA
Please consult the Zoning Code or Sign Code as to the appropriate criteria for your specific
proposals. In addition all approvals must be consistent with the Tukwila Comprehensive Plan
(TMC 18.100.030).
Planning Division staff are available to discuss the decision criteria you must respond to and
necessary supporting materials.
❑ Covenant Parking: where required parking is provided off-site (TMC 18.56.070(B));
Complementary Parking: where up to 10% of a development's useable floor area is
determined to be linked to remaining area, such that it need not provide the normally
required parking (TMC 18.56.070(D));
❑ Reduction of the minimum required parking of up to 10 %, through an administrative
variance (TMC 18.56.140).
A parking reduction may be allowed after:
a.
b.
c.
d.
e.
All shared parking strategies are explored.
On -site park and ride opportunities are fully explored.
The site is in compliance with the City's commute trip reduction ordinance or,
an affected employer as defined by the City's ordinance, agrees to become affected.
The site is at least 300 feet away from a single - family residential zone.
A report is submitted providing a basis for less parking and mitigation necessary to
offset any negative effects.
if not
In addition to the above requirements, the Director may require specific measures not listed
to ensure that all impacts with reduced parking are mitigated. Any spillover parking that
cannot be mitigated to the satisfaction of the Director will serve as the basis for denial.
LANDSCAPE DEVIATIONS
❑ The landscape perimeter may be averaged if the total required square footage is achieved,
unless the landscaping requirement has been increased due to proximity to LDR, MDR or
HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission
decision if all of the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank
building walls.
2. Perimeter averaging enables significant trees or existing built features to be retained.
S:'301 -305 Mosque \SPDirector- I2- 07.doc
Check items
submitted
with
application
Information Ret; .red.
May be waived in unusual cases, upon approval of both Public Works and Planning
- Vicinity map showing location and names of adjacent roads;
f Property lines;
r Locations of all buildings on site;
Dimensioned elevations of building drawn to scale (for wall signs); ,y L1
Elevations, dimensions and materials of proposed sign(s) including advertising copy;
Color elevation of proposed sign.
CARGO CONTAINER APPROVAL �(
,,
13, Site plan showing the location of the container(s) in relationship to parking areas, property
lines, buildings, streets, trails, landscape areas and setbacks.
13. Description of the proposed screening. tS / ;,
14. Dimensions of proposed cargo container. 4, A
SINGLE - FAMILY DESIGN STANDARD EXCEPTIONS
15. Dimensioned and scalable building elevations with keyed colors and materials.
16. The site plan must include a graphic scale, north arrow, proposed house footprint, any
existing structures, lot lines, setbacks, adjacent streets, driveways, parking areas, any
sensitive areas and any fences, rockeries or retaining walls.
S:\301 -305 Mosque \SPDirector- 12- 07.doc
Signature:
S:\301 -305 Mosque \SPDirector- 12- 07.doc
Date:
21, 0?
PARKING COUNT DESCRIPTION
7 South side of S 139th St between TIB and 42nd Ave S
7 West side of 42nd Ave S between S 139th St and S 140th St
5 Last side of 42nd Ave S between S 139th St and S 140th St
4 VVest side of 42nd Ave S between S 140th St and S 141st St
7 East side of 42nd Ave S between S 140th St and S 141st St
8 West side of 42nd Ave S between S 141st St and S 142nd St
7 East side of 42nd Ave S between S 141st St and S 142nd St
5 West side of 42nd Ave S after S 142nd st
5 West side of 37th Ave S between S 142nd St and S 144th St
40 east/west sides of 38th Ave S between S 138th St and S 140th St
40 east/west sides of 37th Ave S between S 138th St and S 140th St
12 east /west sides of 34th Ave S north of S 140th [within 1000' buffer]
APPX 147
CG" ‘'No
vt4 ON'
c))1v\
NAk
•
•
Page 1 of 1
http:// maps.digitalmapcentral.com/TEMP MSU2A/ pluto _07_06_FNEI_82914599_1220... 08/29/2008
Legend
Tukwila City Limits
Sidewalks
East/West Sides
of 34 Ave S North of
S 140 th within 1000' buffer
Parking Count -12
EastlWest Sides
Parking Count -40
SOLE: 1„= 800'
Parking Count - Masque Site
Y
E.."*...1...41.4.
144415Z rmi OC4L-71‘ etu
r41.7V7VA «0 01.00) 7111V1114
Parking at and around the Mosque
October 26, 2011 at 2:30PM
Conference Room 2
Purpose of Meeting:
• To discuss actual and perceived parking concerns at the Mosque and in the immediate
vicinity.
• Occupancy Limitations
• Off- Street Parking
• CUP Process, revision needed? Revoke the CUP?
• Parking Enforcement
• Education
• Opening up additional parking on 37th Ave South. We added a sidewalk on the west side,
do we still need to keep a pedestrian lane on the east side?
• Role and Responsibilities - Designated Lead in each Department
• Next Steps
1n
PEDESTRIAN
CONNECTION
C.L. OF 141ST ST._
N 87.11'08•
1 041 SF
8 -0
11 COMPACT LOTS
24' -8 5/8"
GARAGE
24' -0"
19' -0"
50w
a.
WU
• Z
;—J g
>_w
J CO
O I--
CO Q
Lu
Li') )Y
Lri Q
w
z
EXIST. LANDSCAPE TO
REMAIN W/O CHANGE
193 SF
189 SF
5.00'
N8r11'08"W
w
EXIST. BLDG.
(PAWN X•CHANGE)
4,908 SF
.-40 SF
T
EXIST. LANDSCAPE TO
REMAIN W/O CHANGE
N 87.11•8• W
N 8r1198•
OSITE PLAN
SCALE 1•= 20,-0"
\I
FENCE
NOTE 1. LANDSCAPE PLAN: SEE LANDSCAPE DWG.
2. TRIP GENERATION & PARK'G ANALYSIS: BY ENG.,
SEE SUBMITTED.
PROJECT DESCRIPTION
CONDITIONAL USE PERMIT FOR: TE
IMPROVEMENT (T.I.) WORK FROM =0 (A -3)
TO MOSOUE (A -3)
PROJECT ADDRESS;
14101 TUKWILA INTERNATIONAL BLVD(
TUKWILA, WA 98168
MUHAMMAD JALYALAR: 206) 799 -139
PARCEL TAX NO' 161000 0125
SEC/TOWNSHIP /RANGE; SW 15 23
LEGAL DESCRIPTION
CLARKS JAMES GARDEN ADD E 5 FTIOF LOT 4
TGW ALL LOTS 5 do 6 TGW N 89 FT OF LOT 11
TGW N 100 FT OF LOT 12 - PORTON OF
PARCEL A OF CITY OF TUKWILA BOUNDARY LINE
ADJUSTMENT NO 1_99 -0072 RECORDING NO
19991007002061
ZONING: NCC
LAND USE COMMERCIAL
CODE: '06 IBC
OCCUPANCY: A -3
OCCUPANT LOAD: SEE BELOW
TYPE OF CONSTRUCTION: V -B, SPRINKLER
OCCUPANCY SUMMARY: (SEE FL PLAN)
SEE A2.1 OCCUPANCY SUM.
PLUMBING SUM. ('06 IBC TABLE 2902.11:
SEE A2.1 OCCUPANCY SUM.
PROPERLY OWNER ('S REPRESENTATIVE)
ABU -BAKR ISLAMIC CENTER
14101 TUKWILA INTERNATIONAL BLVD
TUKWILA, WA 98168
T: 206) 799 -1376
PROJECT OWNER;
MUHAMMAD JALYALAR: T: 206) 799 -1379
1954 UNION AVE NE., RENTON, WA 98059
TBD
GENERAL CONTRACTOR;
#RCHj; NW ARCHITECTURE
3828 4TH AVE S.
SEATTLE. WA 98134
T: (206) 355 -9686 - YOUNG KIM, AIA
JABLE OF CONTENTS.
A1.1: PROJECT INFO., VICINITY MAP,
NOTES, SITE PLAN
A2.1: FLOOR /DEMO PLAN, SCHEDULES,
NOTES
A3.1: ELEV. (NO CHANGE)
L -1: LANDSCAPE PLAN
L -2: IRRIGATION PLAN
L -3: IRRIGATION DETAILS
LOT SUMMARY;
PARKING. 1 PER EVERY 4 FIXED SEATS OR
100 SF OF ASSEMBLY AREA
SPRINKLER; EXIST, MODIFY PER NEW NfALL LOCATION
HVAC SYSTEM (HEATING & COOUNG): 'DEFERRED
(A SEPERATE PERMIT BY CONTRACTOR AS REO'D)
MECH (HVAC) /ELEC. /PLUMB. /FIRE ,
ALARM /SPRINKLER PERMITS: DEFERRED
(A SEPERATE PERMIT BY CONTRACTOR AS REO'D)
OPROJECT INFORMATION
SCALE -
O 2 NOT USED
SCALE -
®V NCINITY MAP
3 SCALE N.T.S.
CODE SUMMARY
-
REQ'D
PROVD
ZONING:
NCO
NCC
CONDITIONAL USE PERMIT
CONDITIONAL USE PERMIT
CONDITIONAL USE PERMIT
PARKING (FIG. 18 -7):
(PRAY & MULTIL RM)
1/4 SEATS OR 1/100 SF
(5,691 SF)
100 LOTS
BIKE RACK (1/50
PARK'G LOTS):
3 REO'D
3 PROVO
HEIGHT
N/A
N/A
SETBACK
N/A
N/A
LANDSCAPE
YES
YES
OT SUMMARY:
LOT SIZE:
TOTAL BLDG AREA:
- MOSOUE:
- PORCH:
- PAWN SHOP:
89.101 SF
14,360 5F
1,436 SF
4,908 SF
TOTAL
BLDG AREA
20,704 5F
23.2 Z
LANDSCAPE AREA: 9,261 SF
PARKING LOT ISLAND 2,965 5F
(200 5F: UP TO 40 LOTS
900 SF: 60 PARK'G STALLS x 15 • /EA)
• •
TOTAL 12,226 SF PR6V'D
(13.7 z OF LOT SIZE)
Recnsvm
crw ov
AUG 13an
aE3WRrxMOt
NO.
REVISION
DATE
ABU -BAXR ISLAMIC
CENTER OF WA
14101 TUKWILA
INTERNATIONAL BLVD
TUKWILA, WA98168
CONTACT: MR JALALYAR
C: (206) 799-1379
CUP APPLICATION
NW ARCHITECTURE
•R C 11 1 T E C 1 U 11 E
307E AN LIE S.
SWIM II 00131
206.355.1166
NWA PROJECT NO.
301 -305
DRAWN BY
CHK BYI YK
DATE
5/19/2008
SCALE
AS NOTED
TITLE
SITE PLAN
NUMBER
A1.1
Lu C
p
qqq
Z
2 O DEMO PLAN
SCALE 1/8' =1' -0'
GROSS FL AREA 14,310 SF
(FRONT EVE NOT INCLUDED): 1,431 SF
/
OCCUPANCY SUMMARY
C = DEMO ROOM
SOFT.
EXITS REO.
PRAY/WORSHIP
MULTI - PURPOSE/
WOMEN PRATERI
EXIST. CONSTRUCTION CHILDREN PLAY
TOTAL CLASSROOMS
TOTAL OFFICES
NEW CONSTRUCTION TOTAL STORAGE!
CAFETERIA
KITCHEN
TOTAL ENT.
BOILER /ELEC.
TOTAL RESTROOMS
SUBTOTAL
2,421
799
2,697
1,288
675
65
449
391
182
173
642
12,243
P WMBINC SUMMARY ('06 IBC TABLE 2902.1)
FEMALE
REQUIRED
PROVIDED
W.C1
LAV.
W.C.
LAV.
4 3
3 U INALS
4
3
143' -1 1/4'
20' -0 1/2'
19' -3 1/4' 4' -5 1/4' 13' -9 1/2'
22' -2 3/4' 9' -4 1/4'
30' -5 1/2'
13' -6 1/4'
10' -0'
m
CLASSROOM
144 SF
CLASSROOM
154 SFr
I
CLASSROOM
148 SF
n
9' -9' Y4' -5
CLASSROOM
150 SF
1 1727----
/1 2'
189 SF
M
338 SF
∎ p(� ELEC.
L 1111 SF
478 SF
CLASSROOM
165 SF
L'
91
22' -6'
CHILDREN PLAY
2,697 SF
OCCU:
a
0 0
-0i -1 1/4
�pl
tar
WNW
192 SF
®®®
449 SF
-0%
WH
62 SF
1.1411T. 0140
SHWR
391 SF
5
7 SF
i/ET PRAY /AREA /
OFD
91 SF
50 SF
Q 1ST. ENT,
100 SF
5I4&,
1' .SF
J `
266 SF
(WASH RM)
73 SF
187 SF
EDO
(WASH RM)
111 SF
0
io
190 SF
13' -5 3/4'
Q
169 SF
145 SF
tal r / / / / //�
345 SF
/
/ / / / /
3/1' /
6' -8 1/..
ri
,.I,i /° /
85 SF
/� 2.421 SF: /l /
/ / / NET{ PRY AREA /
iO / /
/
•i
16' -3' '- 105' -5 1/2"3'
OFC (AUDIO)
140 SF
Qf.
82 SF
i 7'-4.
/
/
/PREACHER SPACE
330 SF
47' -9 3/4'
31' -2 1/4'
64 -1 1/4'
OFLOOR PLAN (3 -6 -08)
SCALE 1/8' =1' -0'
RECEIVED
SEP 0 8 201181
OCE,, OPM T
NO.
REVISION
DATE
ABU -SARA ISLAMIC
CENTER OF WA
14101 TUICWILA
INTERNATIONAL BLVD
TUKWI A, WA 98168
CONTACT: MR JALALYAR
C: (206) 799 -1379
CUP APPLICATION
NW ARCHITECTURE
A R C H I T E C T U R E
ffiL QX AWLS
SUM u RR134
201.355.96 •6
REINSTRATICV
B171 REGtSTERED
ARCHRE
NWA PROJECT NO.
301 -305
DRAWN BY
CHK EYf 91(
DATE
5/19/2008
SCALE
AS NOTED
TITLE
DEMO PLAN
FLOOR PLAN
NUMBER
A2.1
AI MY 1,124