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HomeMy WebLinkAboutPermit L08-077 - OVERBECK MIKE / OSTERLY TOWN HOMES - COMPREHENSIVE PLAN AMENDMENTOSTERLY TOWN HOMES COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE AMENDMENT 3429, 3421, S 144 ST & 14420 - 14426 - 34 AVE S L08 -077 Department of Community Development 2009 NOTICE OF DECISION TO: Mike Overbeck, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Jim Haggerton, Mayor Jack Pace, Director December 16, 2009 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 Numbers: COMPREHENSIVE LAND USE PLAN AMENDMENT Comprehensive Plan amendment —L08 -077 Rezone —L09 -002 Applicant: Mike Overbeck Type of Permit Applied for: Comprehensive Plan amendment and Rezone Project Description: Comprehensive Plan Map amendment and Rezone from Medium Density Residential (MDR) to High Density Residential (HDR) Location: 3421 S. 144th St., Tukwila, WA Comprehensive PlanDesignation /Zoning District High Density Residential II. DECISION SEPA Determination: The City SEPA Responsible Official has previously: determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non- Significance (DNS), Decision on Substantive Permit: The City Council has determined, following an open record hearing, that the application for a Comprehensive Plan amendment and Rezone from Medium Density Residential to High Density Residential does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision, and approved in Ordinances 2254 and 2255. The Decision on this Application is a Type 5 decision pursuant to Type 5 Permit Decision by City Council rf Page 1 of 2 11: \COMP PLAN 2008 - 2009 \L08 -081& 82 == T.O.D. Overlay.Tuk.Intl.Blvd \NOTICE OF DECISION.doc 12/16/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. III. YOUR APPEAL RIGHTS No administrative appeal of the City Council Decision is permitted. Any party wishing to challenge the City Council Decision must file an appeal in King County Superior Court pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If 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. IV. 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 Rebecca Fox, who may be contacted at 206 - 431 -3683 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. Type 5 Permit Decision by City Council rf Page 2 of 2 12/16/2009 H: \COMP PLAN 2008 - 2009 \L08 - 077 &79 - -MDR to HDR-- Overbeck.OsterlyParkTownhomes \NOTICE OF DECISION.doc • • Please refer to File # L09 -002 (Rezone) for rezone application document. City of Tukwila Jim Haggerton, Mayor Department of Community Development HEARING DATE: NOTIFICATION: FILE NUMBER: - APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: STAFF REPORT TO THE PLANNING COMMISSION July 23, 2009 Notice mailed to surrounding properties, 7/8/08 Site posted, 7/8/09 Notice published in the Seattle Times, 7/13/09 L08 -077 (Comprehensive Plan Amendment) L09 -0002 (Rezone) Mike Overbeck Jack Pace, Director Change Comprehensive Plan/Zoning Map from Medium Density Residential (MDR) to High Density Residential (HDR) 3421 S. 144th Street (Tax Parcel #0040000088) Medium Density Residential (MDR) Medium Density Residential (MDR) Determination of Non - significance (DNS), 7/6/09 Rebecca Fox A. Application (L08- 077 — Comprehensive Plan B. Application (L09- 002 — Zoning Map Change) C. Minutes —City Council Regular Meeting(5/18/09) D. Aerial vicinity with zoning E. Zoning map 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 BACKGROUND FINDINGS Background and Project Description The applicant Mike Overbeck seeks to redesignate the Comprehensive Plan and zoning map from Medium Density Residential (MDR) to High Density Residential (HDR),on approximately .25 acres located at 3421 S. 144th Street (Attachments A and B). The property is currently vacant, having been the site of a long running code violation with nuisance structure that was demolished in early 2009. The applicant is seeking the Comprehensive Plan amendment and rezone because the subject property is one of six parcels that are part of a development proposal to construct town houses. The other five properties included in the project are already designated High Density Residential. HDR zoning on the subject property would allow two additional units to be built. Including the property in the project would provide the most effective site plan, including a central recreation area and a common through road, as per the Townhouse Design Manual. The Community Affairs and Parks Committee was briefed on April 27, 2009, and the issue was forwarded to the City Council. After taking comments at a public meeting on May 11, 2009, the City Council deliberated on May 18, 2009, and forwarded the issue to the Planning Commission for review. (Attachment C) Vicinity /Site Information Site: The rectangular property located at 3421 S. 144th Street measures about 65' feet wide by 147' feet long, and extends north to south, fronting on S. 144th. The entire .25 acre site is vacant. The parcel had been the site of a long - running code violation action against a former nuisance structure. The empty house had become a haven for transients, and was demolished earlier in 2009. The terrain is generally flat. (Attachment D) Vicinity: The property is located on S. 144th an arterial street, approximately two blocks west of Tukwila International Boulevard. With the exception of the two lots immediately adjacent to the subject property, the block's housing is completely developed in larger multi - family structures with High Density Residential zoning. The large apartment buildings along S. 144th were constructed under King County zoning jurisdiction prior to annexation to Tukwila. The buildings on the block between 34th Avenue S. and 37th Avenue S. include the 45 unit Colonial Gardens at 3545 S. 144th, the La Rochelle Apartments at 3445 S. 144th with 40 units, and the 128 unit Samara Apartments at 3434 S. 144th. The property immediately east is vacant, and is part of the proposed townhouse development. Two nearby single family homes are zoned MDR, including one located immediately west of the subject parcel, and one around the corner south on 34th Avenue South. Additional single - family homes are located north on land that is zoned Low Density Residential (LDR), approximately one block away north of S. 144th. Cascade View Community Park is located at the easternmost edge of the block at 14211 37th Avenue South. The two acre park property is zoned MDR. The park was recently expanded, and facilities include landscaped seating areas, picnic tables, barbecue area, and play equipment. Shopping is within one block along Tukwila International Boulevard. The Foster Library, Foster High School, Tukwila Pool and Showalter Middle School are three to four blocks east on S. 144th. The site is served by Metro bus along S. 144th, and on Tukwila International Boulevard. Light rail is approximately ten blocks south. The existing zoning and Comprehensive Plan designation in the area is a mixture of Medium Density Residential (MDR), High Density Residential (HDR), Neighborhood Commercial Center (NCC) and Low Density Residential (LDR). HDR and MDR are in the immediate vicinity, with NCC one -half block to the west, and LDR approximately one block to the north. (Attachment E) Any future multi- family project would need to meet all the development requirements of the zoning code. It would require a separate application, environmental review and design review. COMPREHENSIVE PLAN REVIEW CRITERIA Planning Commission review is required for Comprehensive Plan and Zoning Code amendments. The Planning Commission may recommend approval, recommend approval with conditions or recommend denial of the amendment based on a clear compliance with the criteria that follow. The Planning Commission's recommendation will be forwarded to the City Council, which will make the final decision. (TMC 18.80 and 18.84) 1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The proposed Comprehensive Plan change from MDR to HDR is not specifically addressed in the Comprehensive Plan, although the need for a variety of housing stock and healthy neighborhoods is. The proposal would allow new multi - family housing development to be built with an efficient site plan. Four broad - reaching objectives are the basis for the elements, goals and policies for Tukwila's Comprehensive Plan. The Comprehensive Plan's primary objective is preserving and enhancing Tukwila's neighborhoods. The Comprehensive Plan states the following: Comprehensive Plan Objective #1: "To improve and sustain residential neighborhood quality and livability." Under both Medium Density Residential (MDR) zoning and High Density Residential (HDR) designations, multi - family homes, including owner- occupied townhomes, provide opportunities for individuals and families to live in and contribute to the community. Neighborhood residential quality and livability can be enhanced with the proposed HDR zoning by allowing additional townhomes to be built. This type of housing could add additional choices for owner- occupied housing to the community. Housing Goal 3.1 Continue to provide the City's fair share of regional housing. Either the current MDR zoning or the requested HDR zoning would allow multi - family housing to be built on the site. With the requested HDR zoning, approximately two additional town home or standard multi - family units could be constructed on the site. Housing Policy 3.1.1. Provide sufficient zoned housing potential to accommodate future single -and multi - family households. This policy speaks to the need to provide adequate amounts of residentially -zoned land, and to provide housing choice for future residents. Both the current Medium Density Residential (MDR) zoning and the requested High Density Residential (HDR) zoning would allow multi - family housing to be built in the future. Multi - family housing could be built with either designation, consistent with this Comprehensive Plan policy. Although the proposed change would facilitate the property's being developed as part of a townhouse project, the HDR designation would allow additional, needed multi - family housing to be built, including apartments, town houses or condominiums. Townhouses have not been built in Tukwila, and they would provide a new and needed ownership option for individuals and families in Tukwila. Residential Neighborhoods Policy 7.3.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single - family and stable multi - family neighborhoods: eliminates incompatible uses., and clearly establishes applicable development requirements through recognizable boundaries. This policy demonstrates the community's commitment to residential neighborhoods, including multi- family. S. 144th is an arterial street with large multi - family developments on both the north and south sides of the street. Allowing the HDR zoning to extend eastward by one parcel will not have a negative effect on neighborhood stability. The ability to construct additional owner - occupied units may contribute to stability in the neighborhood. 2) Impacts Redevelopment as either the current MDR or the requested HDR would add housing to the now -vacant site, and extend multi - family housing along S. 144th. Amending the Comprehensive Plan and Zoning Maps to HDR would continue the HDR along the north and south sides of S. 144th, leaving one parcel of MDR on S. 144th. The present MDR zoning permits a maximum of 14.5 units per acre, or approximately 3.6 units on the .25 acre site. The proposed HDR zoning will allow 22 units per acre, or approximately 5.5 units on the .25 acre site. The requested rezone to HDR could allow up to two additional housing units to be built on the site beyond what the existing MDR zoning permits. This would increase the overall housing stock in Tukwila. Compared to the impacts of the existing large buildings in the immediate vicinity, the impact of allowing two additional units in the proposed HDR zoning is very slight. The site is appropriate for high density residential development, since most of the block is already zoned HDR. It is immediately adjacent to HDR -zoned property on the east, as well as HDR -zoned property north across S. 144th. Its location provides amenities and services. The site is on a transit line and is within walking distance from a park, shopping, a public library, a swimming pool, high school and middle school. Tukwila Fire Station #54 is within four blocks. Any new multi - family development on the site would add some traffic and noise. Denser HDR development would be more in keeping with the Growth Management Act's preference for compact development. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? As Tukwila and King County grow, there is public need and a State of Washington Growth Management Act requirement for additional housing opportunities and choices. The demand for new multi - family housing could be met either by developing under the existing Medium Density Development (MDR) zoning or the proposed High Density Residential (HDR). Despite the need for a variety of housing ownership choices, no multi - family housing has been built in recent years in the area. Tukwila currently has a total of 7, 574 housing units, of which 4, 209 are multi - family units. 3, 476 or 83% of the multi- family dwellings are rental apartments. Only 733, or 17 %, are condominiums. None are townhomes. Additional home ownership options would benefit for multi - family residents. The site is part of the first town house development to be proposed in Tukwila. Approving the requested Comprehensive Plan change would provide an opportunity for the townhome project to be developed with greater density and provide Tukwila residents with additional opportunities for home ownership. The HDR zoning would allow the parcel to be developed most efficiently as part of a proposed townhome project with consolidated drainage, a through access street and central recreation space. Whether or not the property redevelops as townhouses, the proposed HDR zoning is appropriate for the site, and would allow added housing to be built. 4) Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? Both MDR and HDR allow multi - family developments to be constructed. The requested change from MDR to HDR could benefit the greater community and the region by allowing additional housing units that provide more opportunities for choice in home ownership to be built. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1) Is the issue addressed in the Comprehensive Plan? Is it needed? • Comprehensive Plan objectives, goals and policies acknowledge the need for Tukwila to retain residential neighborhoods, to provide needed regional housing, to retain adequate land zoned "residential", and to provide housing in a stable neighborhood. • The Comprehensive Plan does not preclude HDR. The policies discussed above refer both to the existing MDR and the proposed HDR. 2) Impacts? • The requested map change to HDR could potentially add up to two additional housing units to the site above what is presently allowed under the MDR zoning, and increase the overall housing stock in Tukwila. This would extend the existing high density residential zoning one parcel farther west along S. 144th. • The HDR zoning will let a vacant property that had previously been a nuisance property become part of a proposed 31 unit townhouse development with a common road and central recreation area, and thereby create expanded options for home ownership. • Specific redevelopment plans will undergo environmental, design review and building permit review. 3) Meeting identified public need? Other options? • Allowing the change from MDR to HDR will facilitate development of townhouses, which will provide needed options for homeownership. 4) Benefit to the community? • The community will benefit through redevelopment of a vacant, former nuisance site to allow additional choices in housing and home ownership. COMPREHENSIVE PLAN — RECOMMENDATION: Staff recommends approving the request for Comprehensive Plan and Zoning Map changes from Medium Density Residential (MDR) to High Density Residential (HDR). FILE #L07 -096 -- ZONING MAP AMENDMENT/REZONE REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan Per the discussion of Comprehensive Plan Criteria (above), both the existing MDR zoning and the proposed HDR zoning are consistent with the Comprehensive Plan, as follows: • Plan Objective #1 —To improve and sustain residential neighborhood quality and livability • Goal 3.1 Continue to provide the City's fair share of regional housing • Policy 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi - family households. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Per TMC 18.12.010 Purpose, the existing Medium Density Residential (MDR) district is ... "intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group housing and related uses... " Multi - family duplex, triplex, fourplex units, townhouses up to four attached units, or detached zero -lot- line units are permitted with heights up to 30 feet. One detached single - family dwelling unit is permitted per lot. This reflects the existing dwelling unit immediately to the west, and the structure that was recently demolished. Per TMC 18.14.010 Purpose, the proposed High Density Residential (HDR) district is "intended to provide a high - density, multiple family district which is also compatible with commercial and office areas..." The HDR permits multi - family dwellings, and townhouses up to four attached units. Maximum building height is 45 feet. As the MDR zone, the HDR zone permits one detached single - family dwelling per lot. This reflects the single - family dwelling unit formerly located immediately to the east. The current Medium Density Residential (MDR) zoning allows a maximum of 14.5 units /acre. Town houses would require a 3,000 s.f. minimum lot size per unit. Under current zoning, a maximum of approximately 3.6 townhouse or multi - family units could be built on the .25 acre rezone site. The proposed High Density Residential (HDR) allows a maximum of 22 units /acre with minimum 2, 000 s.f. lot size. In this instance, approximately 5.5 units could be built on the property. This would mean an incremental increase of two additional units could be built on the parcel if the zoning change from MDR to HDR were approved. The off -street parking requirements are the same for both the existing MDR, and the requested HDR zone. Two parking spaces would be provided for each dwelling unit that contains up to three bedrooms. One additional off -street parking space shall be required for every two bedrooms in excess of three bedrooms. Landscape, building separation, recreation space requirements are the same for both the MDR and HDR zones. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map In 1995, the land along S. 144th was designated High Density Residential (HDR) in recognition of large multi - family structures that were already in place. Three single family structures were designated Medium Density Residential (MDR). Considerable planning efforts and infrastructure improvements have been focused on the area along Tukwila Intemational Boulevard, one block to the east, to prompt revitalization. This includes infrastructure and urban roadway improvements, as well as developing Cascade View Community Park on S. 144th Street. Attention has been focused on the need to provide greater housing choice for current and future residents throughout Tukwila. In 2008, the Zoning Code was revised to allow townhouse development that would give residents an opportunity to own their own units. The immediate vicinity of the site has also undergone changes. The adjacent single - family house on HDR property to the east was vacated in 2001, and was demolished thereafter, leaving a vacant lot. The single - family structure on the subject property was condemned by the King County Health Department in 2000. After continued code violations, the single - family structure on the subject property was demolished in 2009. One single family dwelling remains on the block. Changed conditions, especially the demolition of single - family structures, support the extension of the HDR zoning. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located In a broad sense, allowing additional, denser multi - family housing to be built could benefit the region and the community by providing additional housing choices and tax income. Well- designed development would benefit the community more than the existing vacant property. Measures to facilitate redevelopment of the vacant property as part of a coordinated townhouse or other housing project promote public health, safety and comfort through good design. Site - specific development will be planned carefully to accommodate neighborhood conditions. Rezoning the property to HDR will result in somewhat denser development and somewhat greater traffic and other impacts than development under the existing MDR zoning. The added impacts would be very small since the requested HDR zoning allows only two more units to be built than the existing MDR. With the exception of the subject property, a vacant lot adjacent to the east, and a single - family house adjacent to the west, the entire block is already zoned HDR and is developed with apartments along S. 144th, a collector arterial. New development would enhance the neighborhood. No new multi- family has been constructed in years. Site development applications for SEPA and Design Review will address specific impacts such as traffic, parking, and other impacts on abutting property. Environmental review, design review with a Board of Architectural Review hearing and public involvement will provide Tukwila a clear mechanism to evaluate any future proposed development, and to mitigate potential negative impacts to the adjacent properties and the community. ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: • The proposed HDR zoning is consistent with existing Comprehensive Plan policies that support stable neighborhoods, more housing, and offering a range of housing types. 2) Consistency with Zone: • Similar types of development are permitted under both the current Medium Density Residential (MDR) and the requested High Density Residential (HDR) zoning. Both zones are found in the immediate vicinity. • The requested High Density Residential (HDR) allows denser development with smaller lots and taller building heights. • Two additional units could be built on the site under the requested High Density Residential (HDR) zone, than with the current Medium Density Residential (MDR). • The proposed High Density Residential (HDR) zoning would allow the property to be included in a proposed townhouse project that includes shared recreational space and a central access. 3) Changed conditions: • Changed conditions include increased focus on revitalization along Tukwila International Boulevard, the adoption of development standards for townhouse development in 2008, as well as the demolition of single - family structures on the subject property, and on the adjacent parcel to the east zoned HDR. • Additional emphasis is placed on providing additional choices in housing type and ownership for current and future Tukwila residents. 4) Community interest: • New housing development is in the community interest. ZONING — RECOMMENDATION: Staff recommends approving the rezone from Medium Density Residential (MDR) to High Density Residential (HDR) as requested. nr nnn cinnnn r tJe i 11P lvvn De4AS/4'1 ge5V(00f-tA2 1—x-1q �1F gesiclei+ fib LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. ATTACHMENT A CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us RECEIVED ie „t, R: 3 ib)113 COMMUNITY UNITY DEVELOPMENT COMPREHENSIVE PLAN AMENDMENTS NAME OF PROJECT/DEVELOPMENT: 6S- U((1 k 7ULu'i Dines (Mri2— ÷b H DP- 3.,Z 71 3` ?( MY /4 7 'fr21' %i,i- a' /6k %/1201 l yY ,22, /1-1"12-`i / l yy 26 3V' nu( iv -4/n G X9/60 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). (2oyao0ov q3/ OrJYodc'oci 83i eo dodo "logs, Oil 60000E53 o5? /10 0Ooo / 6 31 /11 0000 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 a is the primary contact with the City, to whom all notices and reports will be sent. fi r Name: , 0,'CrBeG its Address: / . Y (/57`` l t' ' 1361 t few • l�-�f I - C[ IO' Phone: (nn .?"13 " i ? fl, /,frq3/. 2'? 7 FAX: �t 1(3/ . ?2/ 2 E -mail: /2 / ?n-Q et) (// °r ' /i-A J'f-y e. t,"71/ Signature: FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: 12 P h_ c? .:9. -1 .'. ; File Number: Lei ?- t", 7 7. Application Complete (Date: 5 2f/ 4 Project File Number: Application Incomplete (Date: t i :} 1-:,...,!) Other File Numbers: L_ oq - OO 2 (.12e 2— i e) NAME OF PROJECT/DEVELOPMENT: 6S- U((1 k 7ULu'i Dines (Mri2— ÷b H DP- 3.,Z 71 3` ?( MY /4 7 'fr21' %i,i- a' /6k %/1201 l yY ,22, /1-1"12-`i / l yy 26 3V' nu( iv -4/n G X9/60 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). (2oyao0ov q3/ OrJYodc'oci 83i eo dodo "logs, Oil 60000E53 o5? /10 0Ooo / 6 31 /11 0000 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 a is the primary contact with the City, to whom all notices and reports will be sent. fi r Name: , 0,'CrBeG its Address: / . Y (/57`` l t' ' 1361 t few • l�-�f I - C[ IO' Phone: (nn .?"13 " i ? fl, /,frq3/. 2'? 7 FAX: �t 1(3/ . ?2/ 2 E -mail: /2 / ?n-Q et) (// °r ' /i-A J'f-y e. t,"71/ Signature: A. COMPREHENSIVE PLAN DESIGNATION: Existing: p4 () R Proposed: H Os B. ZONING DESIGNATION: Existing: ( o Proposed: h o g_ C. LAND USE(S): Mt) 1 � 1 -- 5f12 706aci (for proposed changes in land use designations or rezones) Existing: Proposed: D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. 05i-- 14 r pi'cri 14 eAt CrJ'►'t t (e r 5 fd n4(1 P rnLc -fig,% Hie v -f t A001(1 51- *(77 to pest- Comprehensive Plan Amendment Criteria Comprehensive Plan Amendment Criteria (TMC 18.80.050) The Application shall specify, in format established by the department: 1. Describe how the issue is addressed in the Comprehensive plan. If the issue is not adequately addressed, is there a need for the proposed change? The Proposal to redesignate and rezone the'property to HDR is not currently addressed in the comprehensive plan. The existing Comprehensive plan designation for the property is MDR. I am seeking a Comprehensive Plan amendment to change the Land Use designation to HDR concurrent with an application to rezone the Property to HDR. The proposal is supported by many factors' that meet the objectives of the Comprehensive Plan as the Neighborhood has grown. Many examples of this are given in the concurrent submitted applications and their discussions. There is a public need for the proposed change. The concurrently submitted Townhouse proposal will occupy 6 tax parcels of which one is the subject property in this report. The subject lot has had a condemned single family residence that has been unoccupied for eight years and sits on a thoroughfare that is being revitalized. Currently the house is being used by transients and is creating a public hazard and urgently needs to be removed. The adjoining property has sat vacant for several years, the property in the rear of the proposed development also has a house and a mobile home, both are beyond repair and need to be removed. Due to some of Tukwila's narrow lots and the requirements set forth by public works, developing all of these lots with a common road has emerged as the best option. In the current comprehensive plan, the six lots are zoned for 33 units however, this project is only 31 units. The focus of this request is to meet the objective in the Townhouse Design Manual that spells out how a recreation area should be located in the center of the development. In this case, the only way to meet that design criteria and make this project financially feasible for the four land owners in the project is to change the Comprehensive plan and the zoning classification of the subject property. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified Public need? Redevelopment of the property is best suited by allowing it to become part of the submitted Townhome development as mentioned because of the size and shape of the lot. Also, there are issues with surface water drainage that can be compensated for by consolidating. The public has a need to get this property in line with the revitalization of the neighborhood to help support the comprehensive plan of the city. In order to achieve this, redevelopment of the land will be necessary. There have been no other options proposed for allowing this property to be a contributing part of the neighborhood in the past 8 years. 3. Why will the proposed change result in a net benefit to the community? The proposed change will result in a net benefit to the community by playing a key roll in allowing the Townhouse Development to be built. Some of the benefits include: Cleaning up an area that is in great need of revitalization, removing an existing Public Hazard and attraction for crime or transients, drastic aesthetic improvements to the thoroughfare, and the pride of 31 new homeowners that can contribute to the growth of the community in an area that is concentrated with renters. Comprehensive Plan amendment Criteria (TMC 18.80.010) 1. A detailed statement of what is proposed and why: The proposal is to change the Comprehensive Plan on the subject property to HDR, allowing for a zero lot line townhouse to be built on a 2000 sq ft lot instead of a 3000 sq ft lot as the previous MDR zoning allows for. As mentioned in this report it is necessary in order to make this subdivision a possibility and is the best option proposed at this time. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change: Economic impact - this property has been a weight on the Property values in the neighborhood for the past 8 years. Not only are the existing property owners going to benefit from the new Townhouse units as they add a new standard of living in the area but the addition of 31 new home owners with their families will contribute to the retail growth in the area as well. This project in conjunction with other projects in the immediate area, such as the Tukwila Village, create an added bonus for small business growth. Transportation Impact- Please refer to the Transportation Concurrency notice for the specifics of impacts on the area. This property is served by Metro and is located ten blocks from the Light rail station on TIB. Aesthetic Impact - the development of this property will meet and or exceed the zoning requirements for landscaping and building setbacks. In addition, the professionally designed landscape plan, by Studio 342, state licensed landscape architect, will add to the appearance of the Project that will include a completely different look along the 144th Ave. street front. This is a positive for the community. Public Safety — This property, for the past 8 years, has been a condemned property and has been a safety and health problem for the community. We are taking the best i STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukulan;ileci.tukwila.t%u.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 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, a ents engineers, contractors r other representatives the right to enter upon Owner's real property, located at 3 ` 2.1 199 c rie TVA— AA (, Wei- 9 9./6 B 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 Toss 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 Ii&J Sp. dv (city), _14116f (state), on t2'. ier /a l• , 20 O 8 Print Name mire QJ of 6 e c /r- Address 116 20 5: /l g ). $% 7Gt`I h..A 441.070 Phone Number Signature On this day personally appeared before me N11. kE C VCR. IBC–' C to me known to he 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 NOT resi' M I €cLM t'3L(L ,20 RY PUBLiciyi t tatfoon Washingt MON HEA R LON ngrt�y AppoIntme tt d pW i 2 2W 1 P \Planning Forms \ Applications \2007 Applications\ BARApp•12.07.doc, 12/07/07 1 sl pt STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Deportment of Community Development 6300 Southcenter Boulevard, Tukwila, Wit 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplanfi ei.tukwiln,lta.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly swom 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, a neers, contractors or other representatives the right to enter upon Owner's real property, located at 194 L(v 3 `( Tv IrzaVet 41 /4- `3 g /4 pj 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 o f fees. WA- } �} /Q /� -� 4 EXECUTED at i3...) (2 re✓` -' (city), l� A t (state), on CA CA tier' — , 20 Uo Print Name U-'lKe- OVel8Qc,/( Address L / (920 S /cf 6 i 5f�+IA" WI? �} ( /l -gg1C 8 Phone Number ` 20 fi, • 2f 3'. 6 7 (° Signature Z –--.-----' On this day personally appeared before me VY) i k.- (")).) Cre_.. (3EC_I ( 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. p�� � �/ SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 1 DAY OF PALL 11 �`' , 20 6 b residing My Corjm1191 Notary Public Stot$ T WWbif toPr 1 liJ MQNrHEA R LONt® [Crept Explre(keb42d2QL1 -- P: \Planning Forms \Appticatlons \2007 Applications \BARApp.12- a7.dac, 17/07/07 1 option proposed in order to develop and revitalize this lot as well as the lots next to it. There is a need to change the current condition of this lot. Comprehensive plan- this proposal will be in compliance with the comprehensive plan of the city if it is accepted. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect. The current designation and zoning was placed on the property under different circumstances during a different time and usage of the land. The area has been primarily developed with multifamily dwellings that were built to provide housing for Boeing employees during the early 60's and 70's. The surrounding 5 lots in the concurrently submitted townhouse project already have the zoning HDR. As for reasons already discussed in this report combining these 6 lots is the best option proposed. The previous owner of the adjacent lot was unable, after two years of design attempts with his architect, to construct an eight -unit apartment building site plan that was acceptable to the City of Tukwila planners (ref. Mr. Obrien). The apartment design would have been less beneficial for the neighborhood when compared to the Townhome project, for many reasons. All of these adjoining lots because of the size and shape face those same challenges and 3 of the lots are negatively impacting the community in their current state. The best usage of this lot at,this time that is in compliance of the objectives of the comprehensive plan is to rezone and redesignate the MDR zoning to HDR zoning as well as changing the comprehensive plan in conjunction with this. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act. Urban Growth — The Growth Management act encourages compact urban growth in areas served by urban Infrastructure. This proposal will further these goals by allowing development of not only this property but five adjoining lots that all face challenges because of their size and shape. This property was condemned eight plus years ago and has been a public hazard ever since. The properties that were built after and around this property on three sides are multifamily high density residential. Development of the property in HDR zoning is appropriate. Transportation — with the addition of the light rail and currently being serviced by metro, the property does not propose a negative impact on the area. Housing — the Growth Management Act encourages the availability of affordable housing and the proposal is directly in line with achieving this goal. These townhouses will be setting a new standard for entry level housing for families that would other wise be renting. This proposal will also help promote the goal of having a variety of residential housing in a zoning classification that does not have much ownership. HDR is mostly multifamily rentals owned by investors. Most owner occupied housing in Tukwila is in the MDR and LDR zones. This clearly is in line with the objectives of the Growth Management Act as well as a benefit to this community. t Economic development — because of the aesthetic impact as well as adding the pride of homeownership to this neighborhood that is mostly multifamily rental units we will have a continued enhancement of the community's economic well being. By immediately raising property values as well as promoting the retention and expansion of businesses and recruitment of new ones. Open space and recreation — The Townhouse Design Manual complies with the Growth Management Act and in this case requires 400 square feet combined recreation space per dwelling unit. This project has exceeded that requirement and includes a centralized open recreation space in the center of the development. This complies with the Growth Management Act. Environment — As discussed in this report this project contributes to the states high quality of life, in addition many green built type features such as permeable pavement, radiant heating and energy efficient appliances are incorporated into this project. The builder, architect, and civil engineer are making every effort possible to contribute to the environment as well. The systems that provide water and sewer to the site are being designed by Pace engineering to have as little impact as possible on the site. Any concessions to improve the air quality in the area will be considered, if applicable. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies: I believe that by achieving most of the goals of the city's Comprehensive plan and the Growth Management Act that most of those reasons listed in this report by default make this proposed amendment in compliance with most of the Countywide Planning policies. Some sections of the CPP's that would apply include: LU -25 : Insure for adequate zoning in the 20 year growth plan LU -28 : Growth shall be directed toward areas with existing infrastructure facilities, as this property would do. LU -66 : Provide for housing opportunities and a mix of housing types, there are very few Townhomes in Tukwila, this property is a great addition to the mix of housing options in the city. • LU -69 : Focusing on infill development; this property must be rezoned in order to allow the concurrently submitted townhome development to be built. Because of the fact that there are 5 property owners and one of them has to give up their land for recreation spFce, this does not make financial sense without rezoning. The 6 lots are currently zoned for 33 units and this plan involves building only 31. By allowing this amendment, not only this lot, but 5 others will be redeveloped as single family housing instead of multi - family apartments. FW -24 : creating diversity by adding a type of housing that there is very little of and by adding good quality housing which includes great open and recreation spaces in HDR. FW -25 : Adding superior urban design in the immediate neighborhood, this area is in dire need of revitalization in the housing sector, this amendment will allow for a development that will show an example of quality living as well as adding to the ascetic's of the area. FW -28 : by providing a variety of housing for all economic sectors of the population. This type of housing will be at an entry level price point and would provide an option for low- income housing. AH -1 : The city should have policies in place that allow them to review development standards and revise codes to provide the opportunity for diversity in types of dwelling units. AH -2 : Achieving a rational and equitable distribution of affordable housing to meet the housing needs of low and moderate income residents in King County would certainly apply. ED -3 : The city's comprehensive plan is to include economic development policies, the proposed amendment would contribute to the city's economic well being. ED -10 : The project is trying to use all affordable green materials that help protect natural resources and try to provide green housing while still contributing to the economic growth of the area. RF -3 : The jurisdiction shall adopt policies to stimulate construction of affordable housing in infill and redevelopment areas, this amendment would directly contribute to this goal. 6. A Statement of what changes, if any, would be required in functional plans if the proposed amendment is adopted: The proposal is not anticipated to affect the City's Functional Plans. The property will have a water and sewer mainline system that is going to be designed by Pace engineering and reviewed by Val Vue sewer and Water district #125. The storm water system was designed by civil engineer Bruce Macveigh and reviewed by Public Works. There are no shoreline issues with this property. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City: No capital improvements are anticipated in connection with this plan -level action. The proposal is not anticipated to affect the city's capital facilities plans. 8. A statement of what other changes, If any , are required in other City codes, plans or regulations to implement the proposed change. The proposed Comprehensive Plan change requires a concurrent rezoning of the lot to HDR. TAW C RV—. • — 0 tss: pi' j 11 1 1111 1 ;11 I II I 21 _ I ""! rt' /I 5 1;11 1111.1.11■11110111111111111111111111.11111111 iIt1i Iffiti.T,11 ivy sr: trumrtmip •; ; !ILI:I 11 11117un11 ji 111111111111111 1 i ii Ei 1111111111 IN 111111111111... 1101111111 srainimeasinsu r #. mil al A ,,,, ! :: a ,. ■ . -gelkiNt_ l, ,. "'ti(di��fllbi. -� le; 411 1._t ,: _.,.j :.: i mow ma ra, 1�"1 " 'if!'ll�! IIQ' _o,l 1, IV-Pt ■ R r AAA .■E GOAAA ■ `W .4.�, • rintli2 1?! r1?ii71t t1 r ilililillif h 1Q3! a {lri`E illy ``' f1111111 1:1'ii1 t tr In 111. '-...ii.- 6��� y ,�1! S ��' har�iiiii� .. - I ■ 1111.....J1111171111 ' 11 L .'f. 1 il'!14lTriiiiIIVI II iiiei I1rPl ;I,� u:yla ulll�111t ! .:1 1 1= II ® ��iGi �11 1rI■W MEM 14'.11■ IIi inurommil .■1111■re.-- _INU:.•11 N:, co tT - EV-ATI .0 11 '10 i `- 0" Li till L4 414-T F31-1-tp Wil Illti oadMiiiirsrimutt[1, 1 - 1• 1--1611STIIIA 1111111pr7iriallrillIr Pi !Matti 11911 pi r AvIll?!.,PliThi, '!!!!!1 It 1:!!!lig Liii 1,, Jr 0 ,, • : fili I I I, 41111111111111111 I 11 Ill I i 1,111111111111111 11111111111111 III I d'iii I r: HI riairst....... ,!ill :.1111611111111111111211111111111 • • ttt--t-rr front elevation ATTACHMENT B CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us RECEIVED ZONUG,,CDDE AMENDMENTS FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: c r7 'c":..._ 1.11S. ; • File t.,,,enn —oo-00?-- Application Complete (Date: 3/255 ati Project File Number: Application Incomplete (Date: IJ 1.2-107 ) Other File Numbers: LO f •-071 NAME OF PROJECT/DEVELOPMENT: S1 e r t 3 TowN if D,Yi e (�P.P�Iv�rt Dems(f-y tees l'rlen i4 (ft Di) h7 �1i (r4sl 12eslfr lhie 0-1-Pg) LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 3 C, 3Ci4 I y zv / y c-/ 2 / `/ y 2 l � /v z/,26 3 V r4 Ater S' ; ,,A-04- wa+ LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 061000009" D ooA 00000831 ooVoodoo S% , 631 III 000 ££3i l I coo o Q, o0,1 OOOo e7 DEVELOPMENT COORDINATOR : The individual who: s has decision making authority on behalf of the applicant in meetings with City staff, e has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and o is the primary contact with the City, to whom all notices and reports will be sent. Name: ritI(1_- OVC(l9 Address: 1-1)(P t9 4 / 61- Phone: .7C(.o -9c(3 - 635-6 E -mail: 1 re 4 Uh) t Co Att Or- Signature: vc 5. 2c6. 1 Oko 3) (Z. I ) WA- qb flp e FAX: Vo& 3/ - SU I Le P: \Planning Forms \Applications \2007 Applications \ZoneChng- 12 -07.doc 12 -07 %0/2:/0 A. COMPREHENSIVE PLAN DESIGNATION: Existing: OR Proposed: i O B. ZONING DESIGNATION: 110 1Z, Existing: Proposed: C. LAND USE(S): fR (1v1A -;. �PMI I (for proposed changes in land use designations or rezones) Existing: Proposed: P: \Planning Forms \ Applications \ 2007 Applications \ ZoneChng-12-07.doc 12-07 • Z°av eo Aht°iuheervi5 The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 -433 -0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual eases, upon approval of both Public Works and Planning . . • , • APPLICATION MATERIALS: 9 e S 1. Application Checklist (1 copy) indicating items submitted with application. 1 "A-- 2. Completed Application Form and drawings (4 copies, if applying for a Comprehensive Plan Amendment do not duplicate materials). Kl i 7 !! 1 ` ' 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). '� c1 4. One set of any plans reduced to either 8 1/2" by 11" or 11" by 17 ". 5. Application Fee —$615 ci e S 6. Comprehensive Plan Amendment with fee if requesting a map change, do not duplicate materials. e5 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. PROJECT DESCRIPTION AND ANALYSIS: A.% A. 8. Provide a strikeout/underline version of the proposed code change, if applicable. 9. Provide any other information such as drawings, economic analysis or other material that may be helpful to the Planning Commission and City Council in evaluating your request. Li e S 10. Provide a written response to the criteria listed at 18.84.030 (included in packet). P: \Planning Forms \ Applica tions \ 2007 Applications \ZoneChng- 12 -07.doc 12 -07 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98/88 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tuLUlant'i;ci.tukwila.uu.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its ea ents engineers, contractors Qr.other repreee tatives the ri ht to enter upon Owner's real property, located at 3121 employees, 199 /4 5)4. / 74— AA ( Wt* 9 f /(o S 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 Toss 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. ss EXECUTED at et/ Z;-e– dU (city), _(state), on On this day personally appeared executed the foregoing instrument purposes mentioned therein. SUBSCRIBED AND SWORN TO Print Name Address Phone Number Signature Glee 1 .- (Q t4 Nitre Ovev B reA- YG 20 5: /g'`tv S' )aG. $ r20D8 before me %1 to me known to be the individual who and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and BEFORE ME ON THIS 1611 DAY OF 7D�c_eti� r3e�L , 20 erC NOT RY PUBLiciP tfon Washingtc4l rest M o s1 p s 2-- m 1 MON f � Appolntme 21 2W 1 P:\ Planning Forms\ Applications \2007 Applications\ BA RApp•12- 07.doc.12/07/07 1 STATE OF WASHINGTON CITY OF TUKWIL,A Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukolan ?i:ei.tukwihl.lvu.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. 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, epgineers, contractors or other representatives the right to enter upon Owner's real property, located at J y Lj 2,(0 3 l.i A u C, S. Tv K 4-1"V e1' v/ 70 /G g 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 l3 J (2 re►/" (city), (,J I (state), on 1/K. / 1/K. e c Bey Print Name V-' Kt_ O ite i eG/ Address Phone Number 20 c' 2 f 3. 63 6, ,20 U$ Lit 2 0 S: i f e''lr, ';10 174. vol-- j g/G g Signature On this day personally appeared before me n1 ) ��_ (D),lC�� (3EC-I &. 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. rte, p�,� p/ SUBSCRIBED AND SWORN TO BEFORE ME ON THIS i`" -` DAY OF F�ECL�c ') `-2— , 20 b Notary Public residing StOt r"#1 1%10/ MON►HEA 1? LONG My CotrmigeRIVVIArt Explrea`1 ob-i- 2,12QL1 (A) P. \Planning Forms \ Applications \2007 Applications\ 0ARApp•12-07.doc, 12/07/07 1 November 14, 2008 To: City of Tukwila From: Mike Overbeck, Osterly Park Townhomes 4620 S 148th St. Tukwila, WA 98168 Re: Zoning code Amendment Criteria (TMC 18.84.030) Each determination granting a rezone shall be supported by written findings and conclusions, showing specifically that all of the following conditions exist: 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the comprehensive plan. An amendment to the Comprehensive Plan to redesignate the property (3421 S. 144th St) from MDR to HDR is proposed concurrent with this rezone request. With this amendment the Comprehensive Plan land use map and the zoning will be consistent. In addition, the proposal is consistent with numerous goals and policies of the Comprehensive Plan. These include improving and sustaining the residential neighborhood quality and livability, contributing to a developing and thriving neighborhood community as a true regional concentration of housing, providing home ownership to support local retail businesses and promote economical growth. This proposal will also contribute in other ways to various small objectives of the Compressive Plan. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. The purpose of MDR zoning through standards provided by this district are set forth in TMC 18.12.010. The reason for this rezone was derived from the need to place the common recreation space in a center location of the submitted development to adhere to the guidelines of the Townhouse Design Manual, as well as recommendations by the planning staff of the city. By changing the zoning to HDR this will allow this goal to be accomplished. Due to all of the other regulations and staff recommendations already adhered to in the design, by default, not only does this lot but the other five HDR lots as well conform to the goals listed in TMC 18.12.010. The only exception needed is to increase the number of units on this lot from three to five units. Also, please note that this project is 5 HDR lots and only 1 MDR lot (subject of rezone) and is currently allowing for 33 units. This project is only 31 units. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map. At the time of the last zoning map as well as appears to be the case when the original map was created around pre - existing structures in this area, the last four lots starting on the south side of 144th Ave South at the intersection of South 144th and 34th Ave South going back towards T1B were single family houses. Three of these parcels are zoned MDR (including the subject of this request, 3421 South 144th St.) and the last of which is zoned HDR. The HDR zoned lot as well as 3421 South 144th St., an MDR zoned lot are in the townhouse development submitted at the same time as this rezoning request. Since the year 2001 however, the single family dwellings on these two lots have not been lived in. The house located at 3421 has been condemned by the health Department of King County since 2000 and the house located at 3429 S. 144th St. was removed a few years later and has been a vacant lot since then. At this time the most productive use proposed has been to include this parcel in the townhouse development and allow all six lots to be an addition to sustaining the neighborhood quality and livability. The previous owner of the lot located at 3429 S 144th St. tried to build an 8 unit apartment complex and was unable to come up with a design to fit the narrow lot. A problem all 6 of these lots would have if not joined together. As this neighorhood has gone through changes the need for a rezone is beneficial to the communities rebuilding. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. The benefits to the public associated with the proposal have been discussed in connection with the Comprehensive Plan amendment. In addition, analysis shows that the proposal will have no significant adverse impacts on the neighborhood or the future development of lots in the area. The proposed amendment is in the public interest, as has been discussed and demonstrated by the drawings and narratives given in support of this proposal. 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NE NORTHERN LEG OFTNEPROPPJITYISVERT LAVER. THE WESTERN LEO ELOPES UPWAMSLIGNILYTO MEREST. 0. THE PROPOSED DEVELOPMENT WU AL1ER THE BUNCO TOPOGRAPHY VERT LITTLE FORSSMITY.PREUMDIART E FOOT LESION CONTOURS ARE SHOWN. S. THE BI0lMO GROUND F.DOR ARMED FLOOR ELEVATIONS ARE CONCEPTWLATIMM POOR AND FINALE.EVATIONE SHOWN ON . FORMAL DESIGN PLARS MAY VARY FROMTNOSS MONK TFWSS 11140IN2 SHOULD NOT all USED FOR 2ONSTW16T100. EBUSUBSSISMFEM L R 19 PROPOSED T000N0I181CTTHE PROJECT M ONE ERTENDED PHASE. • 1L TH@ CORSIRW71014 OPINE COMMON INFRASTRUCTURE WILL NS COOROOpTED INTEGRALLY WTH THE CONSRtl1C1ON 007242 NEW HOMER THE INTENT ro TO PROVIDE CONPLPTED COWAON INFAASTAOCTURS SIWLTANEWaYWON HOMSQOS 1.8110. E. Ile FINALPA'IN0 OPINE ACCEDE ROAD IS REpOWEIWm FOR 00FE1YA. TO THE IATE11 STAGES OF NOME CON87RUCTIDS TO PREVENT OUTAGE SYCONCRETE 'MUSICS AND OWED REMY CONSTRUCTION EDUTPMENL 4. CMeSf0UGTDII OFp4RASTR UCTURE ANDREW HOMES DH PARCEL NOM0ERB ONOOOm17,S001100000AND SES111.0000WOUL0 BE COORDINATED WIN THE SEPARATE OWNER OF 1110SEIHREE PARCEL! TO PRONIOSM UNIFIED DEVELOPMENT EFFORT. • EARTHWORK ESNNTEt CUT IMO CY FILL O,NO CY TOTAL /ATOCY — IMEDIM IMMEZ= Daum E1.7S0 SF 0.50 AG PROPOSED 41.7:0 50 L12 AC 50.UTh ' l rr2 N • ►`4:0.11 ,M L`f1i 1 \' 71F5 INS JGl.6A SOIL LOOS LODIOVERVECISII@ 21 APR BY Off. ttr unify CIAYdaASb ud ouat hails fl0.Bn j04221) Iu.tr vg1CIAYaAehOTU rd come. arA(IE,tlrMl 42 • BC n.A.A.ANO Warm dA rMdREIdr,TVm,aO IIS. 10P•o Cur(pq moe.d) WATER AT EA' • 12. . '° jdjDUrwteAN .•dm.Ra.BIrDa428.2).h+.^M .rryOSNDRITo. OilMORC due 30. TS CL MANE .2222.RINq.ISIIEAQdwOlNYwtS WATER. CLAY am. uFENO YYATIRATTE' LL' 7fIL7 ' 18 ; as4 60.75' Are VC •s ' 8.0 Incremental Storage Volumes rw�rlMeSCrtnDI , �•S_ I .-Irr eM a11��lt'��I TZ•1 1ra,ec ■ Il• f:wi•LSiSSO IIIII i4'l4aFix•RIll emir Low lshinrr;w ✓ VION LMINIRTJ1n gnu- 11e.nI MOM 1.1WIF�PS�-T�ZS•Y1�C • :ems a.Mirr�i =� .�e.'..i�. • Y i�i tam vent I1�II1r1Lp1111��� Qr4 N6z ^.1rFI ��T: LWEE IRwM S rIFC� �a . Mlle •rla3fl_ 72.0 Detail Drawings ti.tl 11.11•10.11.awO► 10.14110■•••■ Y •• 11.• 111 .1 •w •..11.• 0•• -r•ed .0110 Or.1• a a.Y nr+•1•..ar••.r •1.14 •sms•••••• ur w w.1•11•r•r...ma.••*lis.wrrn..4•••. ZO' @R'CM • AM, Swan. MI On MSS UTw'. "ai. IMO SSIAN S8Mn ISIS •n.....ISM • L alb 10•11.• WROLL gr•••••• SS. US M s..R ••••••• Ma I= r r r IRA 14.L • ow l r m r.. am on arum. m11tii•Or -- - w wnrw VERTICAL CURB TYPE ROADWAY rna Y L• USA ON — •wrR L w•r• m Smog r���wL • • ox ...b. wwR • , ®wm..11l1.s.rI11 1 ...L.r.nll.l CURB DETAILS 1 e • •mmus•••.1 M r wiow IHrRre. W • Lra LR L n r. u111•i.se11a/a • Brace S. MaeVeigh, P.1; — Civil Engineer 1 a 1 sog ioaceUferrlati VMS MP, 4r•••■ CURB & DUT tR SECTION DRIVEWAY 1 g Oz R 1 SOIL LOGS 21 APR 07 SL 1 0 - 18" 18 - 48" 48 - 96" 96 - 108 "+ WATER AT SL 2 0 - 12" 12 -30" 30 - 72" 72 - 108 "+ WATER AT SL 3 0 - 16" 16 - 36" 36 - 84" 84 - 108 "+ WATER AT SL 4 0 - 18" 18 - 72" 72 - 108" 108 - 132 "+ WATER AT MIKE OVERBECK SITE sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) medium SAND w /some silt, relatively clean (brown) CLAY (gray, mottled) 84" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) medium SAND w /some silt, relatively clean (brown) CLAY (gray, mottled) 72" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) sandy clayey LOAM (peaty smell) CLAY (gray, mottled) 84" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) sandy clayey LOAM (peaty smell) CLAY (gray, mottled) 120" S, /44 -?•rte S-T_ 2 a '3 ATTACHMENT C Tukwila City Council Regular Meeting Minutes May 18, 2009 Page 5 of 9 amounts to an arterial, as this is a street that leads up to residential neighborhoods. He expressed hope the two cities can continue to work together to mitigate these concerns. In particular, he recommends that Section 4.10 of the development agreement regarding S. 178th Street be left out at this time. Vern Meryhew, 4431 S. 148th St., stated this is a great plan with a local developer who has a record of quality projects. The bike trail along the river and the hillside are great amenities. This project will provide a good stimulus for the economy with jobs and increased revenue, and he encourages the City to move forward. Joanne McManus, 5610 S. 133rd St., encouraged the Council to move forward with the project. She noted the developer has ties with Tukwila, and feels the City would be amiss to not sign the agreement — not only for ourselves but for future generations. Allan Ekberg, 4920 S. 161st St., recalled looking at the Comprehensive Plan in 1994 when the City started thinking about the south end of the City, and 15 years later Council has a chance to support and make the Tukwila South project a reality. He served as a member of the Planning Commission, which reviewed and made recommendations on the annexation area. He supports the removal of warehouse space from the plan, and likes the trail along the river. 8:06 p.m. Mayor Haggerton closed the public hearing. Mayor Haggerton reminded the audience a public hearing will be held on additional items related to the Tukwila South project at the next meeting (on Tuesday, May 26, 2009, due to the Monday holiday), and Council will deliberate at that meeting also. UNFINISHED BUSINESS a. Authorize the Mayor to sign an application for Community Development Block Grant funds for the 2010 Minor Home Repair Program to serve the cities of Tukwila, SeaTac, Des Moines, and Covington in the amount �f $91,000.00. MOVED BY GRIFFIN, SECONDED BY QUINN TO AUTHORIZE THE MAYOR TO SIGN AN APPLICATION FOR COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS FOR THE 2010 MINOR HOME REPAIR PROGRAM TO SERVE THE CITIES OF TUKWILA, SEATAC, DES MOINES, AND COVINGTON IN THE AMOUNT OF $91,000.00. MOTION CARRIED 7 -0. 8:07 p.m. Councilmember Duffle left the Council Chambers. b. 2009 Comprehensive Plan amendments (to be discussed in public meeting format). Rebecca Fox, Senior Planner, noted the City is beginning its annual review of proposed Comprehensive Plan amendments. Ms. Fox used a PowerPoint presentation to explain the process for amending the Comprehensive Plan. Tonight is the first step, during which Council will take comments from the public and applicants. Council will then make a threshold decision to either: 1. Forward the application to the Planning Commission (as is or modified) for further consideration. 2. Defer the application for a year. 3. Reject the application. 8:10 p.m. Councilmember Duffle returned to the Council Chambers. In order to make a decision, Council will generally consider the following review criteria: 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. Is the proposed change needed? 3. Is this the best means to meet public need? 4. Is there a net benefit to the community? Tukwila City Council Regular Meeting Minutes May 18, 2009 Page 6 of 9 For any applications the Council does forward, there will be an environmental review, and the Planning Commission will review the application, hold a public hearing and make a recommendation. The recommendation will return to Council for a public hearing and final decision. Both of these amendments would potentially result in more intensive development of the type that was desired by the community and spelled out in the Tukwila International Boulevard Plan. The first amendment is the Osterly Townhome project, a rezone request at 3421 S. 144th St. It is a quarter of an acre of vacant property and is part of Tukwila's first townhome project. The specific request is to change the zoning from Medium Density Residential to High Density Residential to allow additional units to be built. Mike Overbeck, 4620 S. 148th St., is the applicant, and he requests the project be forwarded. He noted the project includes six tax parcels and stated he is available to answer any questions. Pam Carter, 4115 S. 139th St., stated the amendment sounds reasonable to be moved forward, and it is exciting that Tukwila may be getting a townhouse development. She noted the area already has High Density Residential. Sharon Mann, 4452 S. 160th St., feels a project of this type would complement the Tukwila Village development. The second amendment is to establish an Urban Renewal Overlay District, approximately 7 blocks in area in the vicinity of Tukwila International Boulevard, including the Tukwila Village site. The potential Tukwila Village developer proposed concepts that require some changes to existing development regulations. Changes would apply to the entire overlay district (roughly between S. 140th, S. 146th, 37th Ave. S, and 42nd Ave. S.). The zoning would remain the same. The proposed changes would spur redevelopment through alternate development regulations intended to improve development and add vitality by focusing on compact development, pedestrian improvements and transit - oriented development. The primary changes are increased building height and reduced residential parking requirements. In exchange, applicants would need to meet specific criteria including significant structured residential parking and significant pedestrian amenities. Michael J. West, Southtowne Auto Rebuild, 14864 Tukwila International Boulevard, encouraged Council to send the Urban Renewal Overlay district proposal to the Planning Commission for consideration. The changes will allow the Tukwila Village project to become financially feasible and one step closer to reality. He feels requiring the developer to hold to current height and parking regulations will kill the project. Derek Speck, Economic Development Administrator and project manager for the application, explained a number of developers have pointed out the typical standard for "mixed -used residential over retail" is for 5 stories of residential over 1 story of retail, which requires the ability to build up to approximately 65 feet. Mr. Speck used a PowerPoint presentation to display photographs of existing 4- and 5 -story develop- ments. Parking is usually 1 parking space for a 1- bedroom unit, and a higher number for 2- bedroom units. Sharon Mann, 4452 S. 160th St., feels the proposal meets the four criteria needed to be considered to be forwarded for consideration. She feels the proposed development will bring the community together and serves as a focal point on Tukwila International Boulevard. Anna Bernhard, 14241 59th Ave. S., feels condominium complexes never have enough parking, so she would like to ensure enough parking is available. Pam Carter, 4115 S. 139th St., feels the community trusts the Council will make the right decision and move this item on. She stated most of the items mentioned were included in both Tukwila Village development proposals previously presented, both of which were supported by the public. MOVED BY GRIFFIN, SECONDED BY LINDER TO FORWARD THE 2009 COMPREHENSIVE PLAN AMENDMENTS TO THE PLANNING COMMISSION.* Mr. Robertson spoke in favor of the motion, rioting both issues are not adequately addressed in the Comprehensive Plan. _ Tukwila City Council Regular Meeting Minutes May 18. 2009 Page 7 of 9 *MOTION CARRIED 7 -0. c. Authorize the Mayor to sign an amendment to Contract #06 -059 with Commercial Development Solutions for project management services in the amount of $48,000.00. MOVED BY GRIFFIN, SECONDED BY LINDER TO AUTHORIZE THE MAYOR TO SIGN AN AMENDMENT TO CONTRACT #06 -059 WITH COMMERCIAL DEVELOPMENT SOLUTIONS FOR PROJECT MANAGEMENT SERVICES IN THE AMOUNT OF $48,000.00. MOTION CARRIED 7 -0. NEW BUSINESS REPORTS a. Mayor Mayor Haggerton distributed an agenda for the Budget Workshop scheduled for May 28, 2009. Up -to- date information will be provided at the meeting. On May 13, 2009, the Mayor attended Suburban Cities' Public Issues Committee meeting. On May 14, 2009, there was a WRIA 9 meeting, which included the North Winds Weir Duwamish Salmon Habitat Acquisition and Restoration project in Tukwila, which was moved forward in the amount of $2 million. He noted Seattle has indicated a desire to opt out of their membership in WRIA9 (but would stay in WRIA8). On May 15, 2009, the Mayor addressed the Knights of Columbus state convention at the Doubletree. They had 300 members in attendance plus guests. He also attended the Tukwila Pantry fundraising lunch and dessert auction that same day. Earlier today he attended Cascade Water Alliance's 10th Anniversary meeting, which was held at the Museum of Flight. He reminded all in attendance of the celebration to be held at the Museum of Flight on Memorial Day. b. City Council Council President Hernandez attended the National Police Officers Memorial Day ceremony on May 15, 2009 and the Tukwila Pantry lunch. She reminded everyone to encourage groups to volunteer to lead the Pledge of Allegiance at Committee of the Whole meetings. Councilmember Robertson and Councilmember Quinn attended a meeting of transportation leaders in the County on May 14, 2009, where King County Metro described their current budget problem. Mr. Robertson distributed information on Metro budget and system reduction issues and asked for direction from Council in preparation for his attendance at a South County Area Transportation Board (SCATBd) meeting tomorrow. Chart "A" shows the discrepancy between actual and expected sales tax revenue. Chart "B" shows Metro expects a budget deficit of $17 million in 2009, $74 million in 2010, $94 million in 2011, etc. Chart "C" describes attempts to optimize their operation but those efforts are not expected to make up the difference. Capital spending is committed to next year, but then drops off dramatically, meaning they will then have to cut service. Metro is asking for a policy level recommendation from the jurisdictions involved and SCATBd is one of the vehicles available to provide a recommendation. Chart D shows 3 graphs that represent the number of hours of bus usage in any given time of the day, including two peaks that reflect rush hours. The "Congestion Relief" graph emphasizes service during the rush hour portions and reduces service during the rest of the day. The "All Day Mobility" graph has smaller peaks during rush hour and higher service during "all day." The "High Demand Corridors" graph is a mix of the two, in which they would try to work the high demand corridors. Chart E explains the above options in another format. Councilmember Robertson expressed his feeling that the needs of most Tukwila citizens would be met by the All Day Mobility model, which would best serve those who are dependent on buses all day. Councilmember Linder stated that in her experience on routes serving Tukwila, a lot of Tukwila citizens do take the bus to work. pr ;= acaa�a� i.:-vr:��••�r..�v�.niay+H, �_i.; L08 -077 Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 0 Zoning Lines © 00 an=n=u9 Townhome Project Area Osterly Park Townhomes 1"=200' Attachment D L08 -077 Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) A L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 17 • Zoning Lines Osterly Park Townhomes Attachment E slow-1 lim I. Z Townhome Project Area i, 200 LLQ °-1 ' -6 4 - rrir 7'7 STATE OF WASHINGTON DEPARTMENT OF COMMERCE 128 - 10 Avenue SW • PO Box 42525 • Olympia. Washington 98504 -2525 • P6O) 7254000 October 20, 2009 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Adopted Ordinance 2254 regarding the Comprehensive Plan, and Ordinance 2255 regarding Zoning. These materials were received on October 20, 2009 and processed with the Material ID # 15030. City of Tukwila - Adopted Ordinance 2256 - Comprehensive Plan and Ordinance 2257 (Zoning) for Urban Renewal Overlay District. These materials were received on October 20, 2009 and processed with the Material ID # 15031. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixth days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3063. Sincerely, qpditikkhy Sam Wentz GIS Coordinator Growth Management Services ��11LA w- Tukwila City Council Agenda J 4 .. �� �sy� : COMMITTEE OF THE WHOLE • ;o ti, a ice; Jim Haggerton, Mayor Councilmembers: •S Joe Duffle ❖ Pamela Linder ��s ? Rhonda Berry, City Administrator ❖ Dennis Robertson • Verna Griffin 9oa ,/ Joan Hernandez, Council President ❖ Kathy Hougardy ❖ De'Sean Quinn ❖ To be followed by a Special Meeting + Monday, October 12, 2009, 7:00 PM Tukwila City Hall; Council Chambers 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE 2. SPECIAL PRESENTATIONS Introduction of Stephanie Brown; promotion to Human Resources Director. 3. CITIZEN COMMENT At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per citizen). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. 4. PUBLIC HEARINGS 2009 Comprehensive Plan / Zoning Code Amendments. Pg.1 > Please bring attached notebook .< 5. SPECIAL ISSUES a. 2009 Comprehensive Plan / Zoning Code Amendments. Pg.1 b. A resolution supporting the City of Seattle's bid to be a host site for the Pg.73 2018/2022 Soccer World Cup. c. A resolution commencing negotiations for an Interlocal Agreement with King Pg.79 County for the annexation of a residential island to the City of Tukwila. d. A contract amendment for Commercial Development Solutions for services Pg.99 associated with the Tukwila South project. e. An ordinance amending TMC Section 11.08 relating to Public Works permit fees Pg.109 for right -of -way and private property. f. An agreement with Perteet Engineering for GIS Inventory Area 6. Pg.117 g. A grant agreement with the Washington State Department of Ecology for the Pg.135 National Pollutant Discharge Elimination System (NPDES) program. h. The purchase of six Intelligent Transportation System (ITS) traffic control Pg.157 cabinets for Tukwila International Boulevard Phases II and III. i. A resolution authorizing the cancellation of past due accounts receivable and Pg.163 returned check write -offs. j. An ordinance establishing new regulations regarding water, sewer and surface Pg.173 water utility taxes. 6. REPORTS a. Mayor c. Staff e. Intergovernmental b. City Council d. City Attorney 7. MISCELLANEOUS 8. EXECUTIVE SESSION 9. ADJOURN TO SPECIAL MEETING •:+ SPECIAL MEETING +:+ • Ord #2253 • Res #1694 1. CALL TO ORDER / ROLL CALL 2. UNFINISHED BUSINESS An ordinance establishing new regulations regarding water, sewer and surface Pg.173 water utility taxes. 3. ADJOURNMENT Tukwila City Hall is wheelchair accessible. Reasonable accommodations are available at public hearings with advance to the City Clerk's Office 206 - 433 - 1800 /TDD 206- 248 -2933. This notice is available at www.ci.tukwila.wa.us, and notice in alternate formats with advance notice for those with disabilities. Tukwila Council meetings are audio taped. HOW TO TESTIFY If you would like to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to five minutes. The Council appreciates hearing from citizens, but may not be able to take immediate action on comments received until they are referred to a Committee or discussed under New Business. COUNCIL MEETINGS No Council meetings are scheduled on the fifth Monday of the month unless prior public notification is given. Regular Meetings: The Mayor, elected by the people to a four -year term, presides at all Regular Council meetings held on the first and third Mondays of each month at 7 PM. Official Council action in the form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular Council meetings. Committee of the Whole Meetings Council members are elected for a four -year term. The Council president is elected by the Council members to preside at all Committee of the Whole meetings for a one- year term. Committee of the Whole meetings are held the second and fourth Mondays at 7 PM. Issues discussed are forwarded to the Regular Council meeting for official action. GENERAL INFORMATION At each Council meeting citizens are given the opportunity to address the Council on items that are not included on the agenda during Citizen Comment. Please limit your comments to five minutes. Special Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive Sessions may be called to inform the Council of pending legal action, financial or personnel matters. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action of matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Citizens who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. 5 After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at this time. 6. After the Public Hearing is closed, the Council may discuss the issue among themselves without further public testimony. Council action may be taken at this time or postponed to another date. Co UNCIL AGENDA S YNOPSIS Imtialr Meetin • Date Pr ,ared by illayorr review Council , ai v 10/12/09 RF '' ! tr i 10/19/09 RF ❑ Resolution Mtg Date ❑ Bid_4tvard Mtg Date ❑ Other Mtg Date C.vI'IG()Itl' ► Discussion ■ Ordinance ►1 Public Hearths ,lltg Date Mtg Date 10/12/09 Mtg Date 10/12/09 M INFORMATION ITEMNO. CAS NUMBI ?R: 09 — 1 Li I ORIGINAL AGENDA DATE: : OCTOBER 12, 2009 AcII.ND.\ I'I'I:nl TI'1'1E 2009 Annual Comprehensive Plan and Zoning Amendments 10/12/09 ❑ Motion Mtg Date ❑ Resolution Mtg Date ❑ Bid_4tvard Mtg Date ❑ Other Mtg Date C.vI'IG()Itl' ► Discussion ■ Ordinance ►1 Public Hearths ,lltg Date Mtg Date 10/12/09 Mtg Date 10/12/09 SPONSOR )R ❑ Council ❑ Mayor ❑ Adm Svcs ❑ Finance ❑ .Fire ❑. Leul ❑ PdsR Police ❑ Ply ►1 DCD SPONSC )R'S A public hearing will be held on the Planning Commission's recommendations for SUMMARY Comprehensive Plan amendments /Zoning changes on 10/12/09. Council is being asked to consider and approve the recommendations by ordinance. RI;\'II.\X'ICl) BY ❑ COW Mtg. ❑ Utilities DATE: 10/6/09 ■ CA &P Cmte ❑ F &S Cmte ❑ Transportation Cmte ❑ Parks Comm. ❑ Planning Comm. . Cmte ❑ Arts Comm. RECOMMENDATIONS: Si c )NS( )R Cc )MM1Y1'J /ADMIN. Department of Community Development r: Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE E\I'I ?NDI'I'URI? RI.QUIRI;D AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 10/12/09 MTG. DATE ATTACHMENTS 10/12/09 Informational memorandum dated 10/5/09, with Exhibits Binders (distributed separately) to include Planning Commission staff reports /minutes 4 Draft Ordinances 1 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Haggerton COMMITTEE OF THE WHOLE FROM: JACK PACE, COMMUNITY DEVELOPMENT DIRECTOR DATE: OCTOBER 5, 2009 SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS ISSUE This memo discusses and summarizes the Planning Commission's recommendations for two Comprehensive Plan and two accompanying Zoning Code /Map amendments under review this year. On October 12, 2009, the Committee of the Whole will hold a public hearing and take comments on the recommended amendments. On October 19, 2009 the City Council will make its final decision on whether or not to adopt individual amendments. BACKGROUND Process to date: The Washington Growth Management Act allows a jurisdiction's Comprehensive Plan to be amended once each year, except in case of emergency, per RCW 36.70. The City of Tukwila is considering two proposed Comprehensive Plan amendments and two accompanying Zoning code and map amendments during 2009. They were reviewed by the City Council at a public meeting in May, 2009, and passed along to the Planning Commission for staff review, public hearing and recommendation. The Planning Commission held hearings on July 23 and August 27, 2009, recommended approval of the amendments, and referred the matter back to the City Council. The Community Affairs and Parks Committee met on September 14, 2009, and forwarded the Planning Commission's recommendations to the City Council for a public hearing and final action. (Exhibit 1) At each stage in the review process, staff has tried to encourage public involvement. All public meetings and hearings were advertised in the newspaper, and the City's website. Sites were posted with notices of applications and meetings. Staff exceeded statutory notification requirements in providing mailings to owners and occupants within 500' of the proposed map and zoning changes. 3 4 INFORMATIONAL MEMO Page 2 Council Consideration and Options: After taking comments from the public at the hearing, the Council may take one of the following actions for each amendment: • Adopt the proposed amendment by ordinance; • Adopt a modified version of a proposed amendment by ordinance; or • Reject the amendment. Consideration of a site - specific amendment is a quasi - judicial decision. Consideration of a policy amendment and area -wide zoning code changes is a legislative decision. Organization of Informational Materials Exhibits 1 -4 provide basic information to accompany the informational memo. Attachment tabs 1 and 2 include complete Planning Commission staff reports, minutes of Planning Commission hearings and draft ordinances that reflect the Planning Commission recommendations for each of the Comprehensive Plan amendment/Zoning code amendment requests respectively. DISCUSSION 1. Osterly Park Townhomes -- Redesignate property from Medium Density Residential (MDR) to High Density Residential (HDR) • File #L08- 077 — Comprehensive Plan Amendment • File #L09 -002 -- Rezone The applicant, Mike Overbeck, is requesting to redesignate one parcel from Medium Density Residential (MDR) to High Density Residential (HDR) at 3421 S. 144th. (Exhibit 2) The .25 acre property had been the subject of a long -term code enforcement action, and is the site of a former meth house that was demolished earlier in 2009. The recommended Comprehensive Plan amendment/Rezone area is part of a multi - parcel proposal for a townhome project which will be developed in phases, and is now under staff review. The rezone would allow the property to be developed with two additional units, a more efficient site plan, and better access. The recommended HDR designation is appropriate for the property under any development scenario, as the block is almost entirely zoned HDR already, and is developed in large apartment buildings. The site is on a bus route, with Cascade View Community Park is within one block. Amenities including shopping, schools, library and a swimming pool are nearby. The impacts of the change from MDR to HDR would be minimal on the neighborhood, as the site is already well- equipped to handle greater density. W:\2009 IntoMemos\Comp PIan10.12.09doc.doc INFORMATIONAL MEMO Page 3 Planning Commission Recommendation — Comprehensive Plan (L08 -077): • Approve amending the Comprehensive Plan Land Use Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax #00040000088) Planning Commission Recommendation -- Zoning (L09 -002): 9 Approve amending the Zoning Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax#00040000088) 2. Urban Renewal Overlay District • File #L08- 081 — Comprehensive Plan Amendment • File# L08- 082 — Zoning Code Amendment The City of Tukwila's Economic Development Administrator Derek Speck has proposed: O a new Comprehensive Plan policy, 9 new optional development standards for the Zoning Code (TMC 18) and 6 changes to the Zoning map. These amendments would create and implement a new Urban Renewal Overlay District for commercial, commercial redevelopment and multifamily zoned properties within the existing the Urban Renewal Area in the vicinity of Tukwila International Boulevard. The Tukwila International Boulevard Plan— Revitalization and Urban Renewal (January, 2000) originally designated an "Urban Renewal Area" as the focus of redevelopment. The Urban Renewal Overlay District that is now being recommended is located in the same area that has been the focus of long -time planning efforts and public improvements . It generally lies between S. 140th Street, 37th Avenue South, S. 146th Street and 42nd Avenue S., and includes the future Tukwila Village site. (Exhibit 3) The intent of establishing the Urban Renewal Overlay District is to encourage a compact, transit - oriented development pattern with neighborhood- oriented services, redevelopment of distressed property, and more lively and pedestrian - friendly site design. Current zoning standards have not fostered the type of development that has been desired along Tukwila International Boulevard. The development regulations that are recommended for the new Urban Renewal Overlay District are intended to address deficiencies in existing zoning, stimulate redevelopment and provide desired amenities for the neighborhood. While market and site conditions will continue to be major factors in determining the pace and extent of redevelopment in the neighborhood, this proposal is intended to provide additional tools help the community achieve its vision for a mixed -use center and strengthened commercial district. During the process of expressing their interest in the Tukwila Village project, developers submitted proposals review of proposals that showed more intensive development than is W:12009 InfoMemos\Comp PIan10.12.09doc.doc 5 6 INFORMATIONAL MEMO Page 4 allowed by the current zoning code. Certain concepts for the recommended zoning changes, such as greater maximum building height and reduced parking requirements, were suggested by developers considering the future Tukwila Village center project. However, it is important to note that the recommended development regulations and requirements encourage the type of development that is desired for the entire Urban Renewal Overlay District (not just the Tukwila Village project), and would apply equally to any future development and redevelopment projects in the whole Urban Renewal Overlay District provided they are requested by the developer and the criteria are met. The recommended Urban Renewal Overlay District leaves the underlying zoning in place, but provides optional alternative development standards that may be applied to developments within the District upon the property owner's request, and if certain qualifying criteria are met. In exchange for meeting criteria that provide benefits to the community and encourage transit use (such as pedestrian amenities, provisions for car - share, increased residential bicycle parking, significant covered parking for residential units), development may have increased density, building heights up to 65' and reduced residential parking. The recommended Urban Renewal Overlay District zoning regulations tend to focus development along Tukwila International Boulevard by requiring at least 100' of frontage along the street. Street interest and liveliness are encouraged by requiring that the ground floor along TIB include active uses, which can be a combination of activities and architectural features intended to enhance the streetscape. Development must provide pedestrian features such as wide sidewalks, street furniture, etc. Significant covered parking for residences is also required, as are secure bicycle and car -share parking spaces. These features will make it easier for people to walk, use bicycles, or car share. The Planning Commission's recommendations take into account several topics of special interest. Building setbacks near single- family homes: The Planning Commission expressed concern over the potential visual impact of a row of tall buildings in the vicinity of single - family homes. The Planning Commission recommendation addresses this issue by requiring a one or two story building tier on development located adjacent to or across the street from single - family dwellings that are outside of the Urban Renewal Overlay. Tiers would start at 10' from the property line, with the remainder of the building height set back 30'. (Exhibit 4) This would apply whether the building's front, second front or side faced the single - family dwelling. Requiring only one tier that is one or two stories in height maintains the same scale as nearby housing. Some design flexibility, and systems economies are retained for the building, while loss of developable space is limited. Limiting the tier's setback to ten feet from the property line provides interest along the street, and begins to establish a somewhat more urban feel, as is desired by the community. Setting the tallest part of the building back from the street provides additional visual break for nearby single - family residences, in addition to the separation that is already achieved with the width the right - of -way, and existing single - family home setbacks. W12009 InfoMemos\Comp PIan10.12.09doc.doc INFORMATIONAL MEMO Page 5 Residential Units —Size and Type The Planning Commission had an extended discussion over balancing the importance to a healthy neighborhood of having a mix of residential unit types and sizes with no single dwelling unit type predominating, and a future developer's economic need to allow market conditions to determine the specific mix of unit types and sizes that are constructed. It was recognized that market forces generally determine the mix of residential units in a development, and that unit mix is not regulated elsewhere in City codes. The Planning Commissioners were especially interested that studio units not predominate in any development, that they should be of high quality construction and of sufficient size to attract good tenants and that the option of eventual conversion to ownership not be precluded. The Planning Commission recommendation addresses this concern by limiting the number of studio units in any development, and by setting both a minimum size for individual units and minimum average size for studio units. The recommendation requires that no more than 40% of the residential units could be studio units, and the average size studio unit is at least 500 s.f. or greater, with no individual unit smaller than 450 s.f. Planning Commission Recommendation (Comprehensive Plan Amendment) Urban Renewal Overlay District —File #L08 -081): Approve amending the Comprehensive Plan to add new Policy 8.2.22, establishing an Urban Renewal Overlay District as follows: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit- oriented and pedestrian- friendly redevelopment to activate the community along Tukwila International Boulevard. Planning Commission Recommendation (Zoning Code Amendments —File #L08- 082): Adopt development standards and criteria for the proposed Urban Renewal Overlay District as follows: Note: The Planning Commission's recommendations are formatted in the draft ordinance as new TMC Chapter 18.43, Urban Renewal Overlay District, with the substance of the recommendations unchanged. See Notebook Attachment 2 F for the complete draft ordinance. W:12009 InfoMemos \Comp PIan10.12.09doc.doc 7 8 INFORMATIONAL MEMO Page 6 Below is a summary of the key points: The purpose of the Urban Overlay District is to promote community redevelopment, and revitalization and to encourage investment that supports well- designed, compact, transit - oriented and pedestrian- friendly residential and business activity to activate the community along Tukwila International Boulevard. 1. Development Standards - -The Renewal Overlay District's proposed supplemental development standards are as follows: a) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed with the exception that: 1) development adjacent to or across the street from single - family dwellings in Low Density Residential zones lying outside of the Urban Renewal District shall be set back 10' from the property line with a required building tier of either one or two stories in height; and 2) floors three and above shall be set back 30' from the property line. This shall apply whether the front, second front, side or rear yard faces or is adjacent to the single - family dwelling. b) Multi- family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. c) The maximum number of dwelling units will be set by the building envelope as in the NCC zone, rather than a numeric density. d) The developer may determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow not more than 40% of the dwelling units to be studios. e) Live /work space is permitted on the ground floor to meet the NCC requirement for ground floor retail or office space if it is built to commercial building code standards with a typical retail store front appearance. e) Ground floor residential uses are allowed in the NCC zone in buildings or portions of buildings that do not front on an arterial. 2) Criteria —The Urban Renewal Overlay District's proposed development standards listed above would apply only if the owner /developer requests, and if all the following criteria are met: a) At least 100 feet of the development parcel's perimeter must front on Tukwila International Boulevard. W:12009 InfoMemos\Comp Plan 10.12.09doc.doc INFORMATIONAL MEMO Page 7 b) At least 75% of required residential parking shall be provided in an enclosed structure (garage or podium) that is screened from view from public rights of way. c) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access (when site conditions allow). Active uses are uses such as retail, restaurant, live -work or other of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense of interest with features such as doors, windows, clear glass display windows, wide sidewalks. d) The property owner /manager shall prepare a Transportation Management Plan that encourages alternatives to automobile use, and that provides residential and commercial tenants with materials such as information about transit and bicycle options or providing transit tickets and passes. e) Residential development shall provide opportunities for tenants to use a car sharing program, with one parking space for car share for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equal number of guest parking spaces shall be provided, and converted to dedicated car - sharing spaces when the program becomes available. f) One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi - family development g) Development shall provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street furniture. RECOMMENDATION The Council is being asked to approve ordinances with recommended changes to the Comprehensive Plan and Zoning Code and consider this item at a public hearing during the October 12, 2009 Committee of the Whole meeting and at the subsequent October 19, 2009 Regular Meeting. ATTACHMENTS Exhibits: 1. CAP minutes (9/14/09) 2. Map— Medium Density Residential to High Density Residential 3. Map —Urban Renewal Overlay District 4. Tiered Buildings W:12009 InfoMemos\Comp PIan10.12.09doc.doc 9 INFORMATIONAL MEMO Page 8 ATTACHMENTS - Continued Attachments: Draft Ordinances for: 1. #L08 -077 and #L09- 002 — Medium Density Residential (MDR) to High Density Residential (HDR) a. Draft Ordinance — Comprehensive Plan b. Draft Ordinance — Zoning 2. #L08 -081 and #L08- 082 —Urban Renewal Overlay District a. Draft Ordinance — Comprehensive Plan b. Draft Ordinance -- Zoning 1 0 W:12009 lnfoMemoslComp PIan10.12.09doc.doc EXHIBIT i City of Tukwila Community Affairs and Parks Committee COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes September 14, 2009 - 5:00 p.m.; Conference Room #3 PRESENT Councilmembers: Verna Griffin, Chair; Joe Duffle and Kathy Hougardy Staff: Jack Pace, Nick Olivas, Minnie Dhaliwal, Rebecca Fox, Derek Speck, Rhonda Berry and Kimberly Matej Guest: Mike Overbeck, Ryan Hitt, Sharon Mann and Jeremy Eide CALL TO ORDER: Committee Chair Griffin called the meeting to order at 5:06 p.m. I. PRESENTATIONS No presentations. II. BUSINESS AGENDA A. 2009 Comprehensive Plan Amendments Staff is seeking full Council approval to amend the City's Comprehensive Plan as well as relative Zoning Code amendments. On May 18, the City Council approved the forwarding of two Comprehensive Plan amendments to the Planning Commission for review, consideration and recommendation. Two applications have been submitted for the City's consideration as described below: • An application to redesignate a portion of land from medium density residential (MDR) to high density residential (HDR) at 3421 South 144`11 This particular area is part of a multi - parcel proposal for a townhome project. The designation request is appropriate. Rezoning will allow for better access and site planning. Planning Commission Recommendation: Approve re -zone; amend the Comprehensive Plan Land Use Map from MDR to HDR, . and amend the Zoning Map from MDR to HDR. UNANIMOUS APPROVAL. FORWARD TO OCTOBER 12 COW FOR PUBLIC HEARING & DISCUSSION. • An application seeking to create an overlay district for commercial, commercial redevelopment and multifamily zoned properties within the Urban Renewal Area. The proposed renewal overlay district lies between the following areas: South 1401h Street, 37th Avenue South, South 146th Street and 42 "d Avenue South. The proposed Urban Renewal Overly District will leave the underlying zoning in place while providing alternate development standards within the District upon certain request and criteria requirements. The District is intended to be transit - oriented, include neighborhood services and a focus on redevelopment. Planning Commission Recommendation: With recommended Commission changes (as noted in Informational Memo included in the CAP Agenda Packet, page 4), amend the Comprehensive Plan to add a policy that establishes an Urban Renewal Overlay District, and amend the Comprehensive Land Use Map to show the Urban Renewal Overlay District. Additionally, amend the Zoning Map and Code to add the Urban Renewal Overlay District, and Zoning Code Chapter 18.50 Supplemental Development Regulations establishing the Urban Renewal Overlay District. 11 12 Community Affairs & Parks Committee Minutes September 14, 2009 — Page 2 Staff reviewed, in detail, the Urban Renewal Overlay District — Chapter 18.50.170. The Committee members asked clarifying questions as appropriate. UANIMOUS APPROVAL. FORWARD TO OCTOBER 12 COW FOR PUBLIC HEARING & DISCUSSION. B. Housekeeping Code Amendments Staff is seeking full Council approval of an ordinance amending Title 17: Subdivision and Plats and Title 18: Zoning Code of the Tukwila Municipal Code (TMC). The proposed amendments incorporate changes ranging from code clarification to updating development regulations and permit processes. The proposed amendments relative to TMC Titles 17 and 18 have been reviewed by the Planning Commission, and a public hearing for such was held on August 27, 2009. The amendments include changes, updates and /or additions including but not limited to: • Hotel /Motel/Extended Stay • Religious Facility • Permit Types & Procedures • Landscaping • Parking In the WCIA 2009 Annual Review & Audit Recommendation, WCIA suggested amending the Permit Types and Procedures section to transfer quasi-judicial land use matters to a hearing examiner (currently heard by the City Council and/or Planning Commission). In regards to this suggestion, DCD staff recommends a gradual transition of quasi - judicial matters to a hearing examiner. Certain quasi-judicial decisions, such as design review, unclassified use permits, and rezones, will continue to be made by the City Council and/or Planning Commission until a time that substantive charges are made to approval criteria. Planning Commission Recommendation: The Commission recommends approval of the amendments as summarized in the Informational Memo included in the CAP Agenda Packet, page 35. UNANIMOUS APPROVAL. FORWARD TO SEPETMBER 28 COW FOR DISCUSSION III. MISCELLANEOUS Meeting adjourned at 5:56 p.m. Next meeting: Monday, September 14, 2009— 5:00 p.m. — Conference Room #3 Committee Chair Approval Mi rli r7' KAM. EXHIBIT 2 MDR lilk®, e e% N CC 0 3 St MDR HDR S 144 St MDR • RC Proposed Medium Density Residential (MDR) to High Density Residential (HDR) HDR ! MCC S 146 St GIS Tukwila L08 -077 Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) 1 ^ =200• 13 Proposed Medium Density Residential (MDR) to High Density Residential (HDR) Zoning Lines EXHIBIT 3 Commercial Redevelopment Areas Tukwila International Boulevard Urban Renewal Overlay District Ei I El El I Urban Renewal Overlay District 14 70Ft 60Ft 50Ft 40Ft 30Ft 20Ft 10Ft Ground One required tier -one floor or two floors DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE MAP FOR CERTAIN REAL PROPERTY LOCATED AT 3421 SOUTH 144Th STREET, TUKWILA, FROM MEDIUM DENSITY RESIDENTIAL (MDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan and Map based on consideration of existing conditions and long -term community goals, and these policies may be reviewed and updated as appropriate pursuant to RCW 36.70; and WHEREAS, on May 18, 2009, the City Council held a public meeting regarding proposed changes to the Comprehensive Land Use Plan and Map; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act; and WHEREAS, on July 6, 2009, Comprehensive Plan amendments were determined to have no significant environmental impact; and WHEREAS, on July 23, 2009, the City of Tukwila Planning Commission held a public hearing and, after receiving and studying staff analysis and comments from the public, recommended approval of the application to amend the Comprehensive Land Use Map designation, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, notices of public meetings and public hearings were published in The Seattle Times, posted on site, and mailed to surrounding properties; and WHEREAS, the capability of building additional housing and providing options for home ownership will provide opportunities for Tukwila residents and will strengthen neighborhoods; and WHEREAS, on October 12, 2009, the City Council received testimony at a public hearing; and WHEREAS, after due consideration, the City Council concurs with the Findings and Conclusions of the Planning Commission and has determined the public interest will be best served by approving the application to amend the Comprehensive Land Use Map designation; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts Findings and Conclusions of the Tukwila Planning Commission, attached hereto as Exhibit 1 and incorporated by this reference as if fully set forth herein. W: \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/07/2aa9 Page 1 of 7 17 Section 2. Re- designation Approved. The property located at 3421 South 144th Street, including Tax #0040000088 and described in the attached Exhibit 2, is hereby approved to be re- designated from Medium Density Residential (MDR) to High Density Residential (HDR). Section 3. Map Amendment Authorized. The Department of Community Development Director, or his designee, is hereby authorized to amend the City's official Comprehensive Land Use Map to show this change in designation, as shown in Exhibit 3 attached. Section 4. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2009. ATTEST/ AUTHENTICATED: Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Attachments: Exhibit 1 - Findings and Conclusions, Planning Commission Staff Report (File #L08 -077), 7/23/09 Exhibit 2 - Legal Description Exhibit 3 - Comprehensive Land Use Map W:\ Word Processing \ Ordinances \ Comp Land Use Map Amend.doc RF:ksn 10/07/2009 18 Page 2 of 7 EXHIBIT 1 Findings and Conclusions Planning Commission Staff Report (File # L08 -077) July 23, 2009 Medium Density Residential to High Density Residential at 3421 S. 144th Background and Project Description The applicant Mike Overbeck seeks to re- designate the Comprehensive Plan and zoning map from Medium Density Residential (MDR) to High Density Residential (HDR),on approximately .25 acres located at 3421 S. 144th Street (Attachments A and B). The property is currently vacant, having been the site of a long running code violation with nuisance structure that was demolished in early 2009. The applicant is seeking the Comprehensive Plan amendment and rezone because the subject property is one of six parcels that are part of a development proposal to construct town houses. The other five properties included in the project are already designated High Density Residential. HDR zoning on the subject property would allow two additional units to be built. Including the property in the project would provide the most effective site plan, including a central recreation area and a common through road, as per the Townhouse Design Manual. The Community Affairs and Parks Committee was briefed on April 27, 2009, and the issue was forwarded to the City Council. After taking comments at a public meeting on May 11, 2009, the City Council deliberated on May 18, 2009, and forwarded the issue to the Planning Commission for review. (Attachment C) Vicinity /Site Information Site: The rectangular property located at 3421 S. 144th Street measures about 65' feet wide by 147' feet long, and extends north to south, fronting on S. 144th. The entire .25 acre site is vacant. The parcel had been the site of a long - running code violation action against a former nuisance structure. The empty house had become a haven for transients, and was demolished earlier in 2009. The terrain is generally flat. (Attachment D) Vicinity: The property is located on S. 144th an arterial street, approximately two blocks west of Tukwila International Boulevard. With the exception of the two lots immediately adjacent to the subject property, the block's housing is completely developed in larger multi- family structures with High Density Residential zoning. The large apartment buildings along S. 144th were constructed under King County zoning jurisdiction prior to annexation to Tukwila. The buildings on the block between 34th Avenue S. and 37th Avenue S. include the 45 unit Colonial Gardens at 3545 S. 144'h, the La Rochelle Apartments at 3445 S. 144th with 40 units, and the 128 unit Samara Apartments at 3434 S. 144u'. The property immediately east is vacant, and is part of the proposed townhouse development. Two nearby single family homes are zoned MDR, including one located immediately west of the subject parcel, and one around the corner south on 34th Avenue South. Additional single - family homes are located north on land that is zoned Low Density Residential (LDR), approximately one block away north of S. 144th. Cascade View Community Park is Located at the easternmost edge of the block at 14211 37th Avenue South. The two acre park property is zoned MDR. The park was recently expanded, and facilities include landscaped seating areas, picnic tables, barbecue area, and play equipment. Shopping is within one block along Tukwila International Boulevard. The Foster Library, Foster High School, Tukwila Pool and Showalter Middle School are three to four blocks east on S. 144th. The site is served by Metro bus along S. 144th, and on Tukwila International Boulevard. Light rail is approximately ten blocks south. The existing zoning and Comprehensive Plan designation in the area is a mixture of Medium Density Residential (MDR), High Density Residential (HDR), Neighborhood Commercial Center (NCC) and Low Density Residential (LDR). HDR and MDR are in the immediate vicinity, with NCC one -half block to the west, and LDR approximately one block to the north (Attachment E). W: \Word Processing \Ordinances \Comp Land Use Map Amenddoc RF:ksn 10/07/2009 Page 3 of 7 19 Any future multi - family project would need to meet all the development requirements of the zoning code. It would require a separate application, environmental review and design review. COMPREHENSIVE PLAN REVIEW CRITERIA 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The proposed Comprehensive Plan change from MDR to HDR is not specifically addressed in the Comprehensive Plan, although the need for a variety of housing stock and healthy neighborhoods is. The proposal would allow new multi- family housing development to be built with an efficient site plan. Four broad - reaching objectives are the basis for the elements, goals and policies for Tukwila's Comprehensive Plan. The Comprehensive Plan's primary objective is preserving and enhancing Tukwila's neighborhoods. The Comprehensive Plan states the following: Comprehensive Plan Objective #1: "To improve and sustain residential neighborhood quality and livability." Under both Medium Density Residential (MDR) zoning and High Density Residential (HDR) designations, multi - family homes, including owner- occupied townhomes, provide opportunities for individuals and families to live in and contribute to the community. Neighborhood residential quality and livability can be enhanced with the proposed HDR zoning by allowing additional townhomes to be built. This type of housing could add additional choices for owner- occupied housing to the community. Housing Goal 3.1 Continue to provide the City's fair share of regional housing. Either the current MDR zoning or the requested HDR zoning would allow multi - family housing to be built on the site. With the requested HDR zoning, approximately two additional town home or standard multi - family units could be constructed on the site. Housing Policy 3.1.1. Provide sufficient zoned housing potential to accommodate future single - and multi - family households. This policy speaks to the need to provide adequate amounts of residentially -zoned land, and to provide housing choice for future residents. Both the current Medium Density Residential (MDR) zoning and the requested High Density Residential (HDR) zoning would allow multi- family housing to be built in the future. Multi - family housing could be built with either designation, consistent with this Comprehensive Plan policy. Although the proposed change would facilitate the property's being developed as part of a townhouse project, the HDR designation would allow additional, needed multi- family housing to be built, including apartments, town houses or condominiums. Townhouses have not been built in Tukwila, and they would provide a new and needed ownership option for individuals and families in Tukwila. Residential Neighborhoods Policy 7.3.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single - family and stable multi - family neighborhoods; eliminates incompatible uses; and clearly establishes applicable development requirements through recognizable boundaries. This policy demonstrates the community's commitment to residential neighborhoods, including multi - family. S. 144'' is an arterial street with large multi - family developments on both the north and south sides of the street. Allowing the HDR zoning to extend eastward by one parcel will not have a negative effect on neighborhood stability. The ability to construct additional owner- occupied units may contribute to stability in the neighborhood. 2. Impacts Redevelopment as either the current MDR or the requested HDR would add housing to the now - vacant site, and extend multi - family housing along S. 144''. Amending the Comprehensive Plan W: \Word Processing\ Ordinances \ Comp Land Use Map Amend.doc RF:ksn 10/07/2009 20 Page 4 of 7 and Zoning Maps to HDR would continue the HDR along the north and south sides of S. 14401, leaving one parcel of MDR on S. 144th. The present MDR zoning permits a maximum of 14.5 units per acre, or approximately 3.6 units on the .25 acre site. The proposed HDR zoning will allow 22 units per acre, or approximately 5.5 units on the .25 acre site. The requested rezone to HDR could allow up to two additional housing units to be built on the site beyond what the existing MDR zoning permits. This would increase the overall housing stock in Tukwila. Compared to the impacts of the existing large buildings in the immediate vicinity, the impact of allowing two additional units in the proposed HDR zoning is very slight. The site is appropriate for high density residential development, since most of the block is already zoned HDR. It is immediately adjacent to HDR -zoned property on the east, as well as HDR -zoned property north across S. 144. Its location provides amenities and services. The site is on a transit line and is within walking distance from a park, shopping, a public library, a swimming pool, high school and middle school. Tukwila Fire Station #54 is within four blocks. Any new multi- family development on the site would add some traffic and noise. Denser HDR development would be more in keeping with the Growth Management Act's preference for compact development. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? As Tukwila and King County grow, there is public need and a State of Washington Growth Management Act requirement for additional housing opportunities and choices. The demand for new multi- family housing could be met either by developing under the existing Medium Density Development (MDR) zoning or the proposed High Density Residential (HDR). Despite the need for a variety of housing ownership choices, no multi - family housing has been built in recent years in the area. Tukwila currently has a total of 7, 574 housing units, of which 4, 209 are multi - family units. 3, 476 or 83% of the multi - family dwellings are rental apartments. Only 733, or 17 %, are condominiums. None are townhomes. Additional home ownership options would benefit for multi-family residents. The site is part of the first town house development to be proposed in Tukwila. Approving the requested Comprehensive Plan change would provide an opportunity for the townhome project to be developed with greater density and provide Tukwila residents with additional opportunities for home ownership. The HDR zoning would allow the parcel to be developed most efficiently as part of a proposed townhome project with consolidated drainage, a through access street and central recreation space. Whether or not the property redevelops as townhouses, the proposed HDR zoning is appropriate for the site, and would allow added housing to be built. 4. Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? Both MDR and HDR allow multi - family developments to be constructed. The requested change from MDR to HDR could benefit the greater community and the region by allowing additional housing units that provide more opportunities for choice in home ownership to be built. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1) Is the issue addressed in the Comprehensive Plan? Is it needed? • Comprehensive Plan objectives, goals and policies acknowledge the need for Tukwila to retain residential neighborhoods, to provide needed regional housing, to retain adequate land zoned "residential ", and to provide housing in a stable neighborhood. • The Comprehensive Plan does not preclude HDR. The policies discussed above refer both to the existing MDR and the proposed HDR. W: \Word Processing \ Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/07/2009 Page 5 of 7 21 2) Impacts? • The requested map change to HDR could potentially add up to two additional housing units to the site above what is presently allowed under the MDR zoning, and increase the overall housing stock in Tukwila. This would extend the existing high density residential zoning one parcel farther west along S. 144`h. • The HDR zoning will let a vacant property that had previously been a nuisance property become part of a proposed 31 unit townhouse development with a common road and central recreation area, and thereby create expanded options for home ownership. • Specific redevelopment plans will undergo environmental, design review and building permit review. 3) Meeting identified public need? Other options? • Allowing the change from MDR to HDR will facilitate development of townhouses, which will provide needed options for homeownership. 4) Benefit to the community? • The community will benefit through redevelopment of a vacant, former nuisance site to allow additional choices in housing and home ownership. W: \Word Processing\ Ordinances \ Comp Land Use Map Amend.doc RF:ksn 10/07/2009 22 Page 6 of 7 EXHIBIT 2 THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 3.5 FEET THEREOF AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER KING COUNTY RECORDING NUMBER 20050518000267. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. W: \Word Processing\ Ordinances \ Comp Land Use Map Amend.doc RP:ksn 10/07/2009 Page 7 of 7 23 S 143 St MDR MDR HDR S 144 St Proposed Medium Density Residential (MDR) to High Density Residential (HDR) HDR S 146 St NCC a) RC L08 -077 Comprehensive Plan Amendment- Medium Density Residential (MDR) to High Density Residential (HDR) L09-002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) v Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 7nninn 1 inns P_ -V:L:L 9 DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED AT 3421 SOUTH 144Th STREET, TUKWILA, FROM MEDIUM DENSITY RESIDENTIAL (MDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on consideration of existing conditions and long -term community goals, and these documents may be reviewed and updated as appropriate; and WHEREAS, on May 18, 2009, the City Council held a public meeting regarding proposed changes to the Zoning Code and Map; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act; and WHEREAS, on July 6, 2009, Zoning Code and Map amendments were determined to have no significant environmental impact; and WHEREAS, on July 23, 2009, the City of Tukwila Planning Commission held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of the rezone application, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, notices of public meetings and public hearings were published in The Seattle Times, posted on site, and mailed to surrounding properties; and WHEREAS, the capability of building additional housing and providing options for home ownership will provide opportunities for Tukwila residents and will strengthen neighborhoods; and WHEREAS, on October 12, 2009, the Tukwila City Council received testimony at a public hearing; and WHEREAS, after due consideration, the City Council concurs with the Findings and Conclusions of the Planning Commission and has determined the public interest will be served by approving the rezone application; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts Findings and Conclusions of the Tukwila Planning Commission, attached hereto as Exhibit 1 and incorporated by this reference as if fully set forth herein. Section 2. Rezone Approved. The property located at 3421 South 144th Street, including Tax #0040000088 and described in the attached Exhibit 2 and shown on the W: \Word Processing \Ordinances \Zoning Code Amend - Overbeckdoc RF /ksn 10/07/2009 Page 1 of 6 27 map as Exhibit 3, is hereby approved to be rezoned from Medium Density Residential (MDR) to High Density Residential (HDR). Section 3. Map Amendment Authorized. The Department of Community Development Director, or his designee, is hereby authorized to amend the City's official zoning map to show this change in zoning. Section 4. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of 2009. ATTEST/ AUTHENTICATED: Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Attachments: Exhibit 1 - Findings and Conclusions, Planning Commission Staff Report (File #L09 -002), 7/23/09 Exhibit 2 - Legal Description Exhibit 3 - Zoning Code Map W:\ Word Processing \ Ordinances \ Zoning Code Amend - Overbeck.doc RF /ksn 10/07/2009 28 Page 2 of 6 Exhibit 1 Findings and Conclusions Planning Commission Staff Report (File # L09 -002) July 23, 2009 Medium Density Residential to High Density Residential at 3421 S. 144th REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan Per the discussion of Comprehensive Plan Criteria (Staff Report, 7/28/09, File# L08 -077), both the existing MDR zoning and the proposed HDR zoning are consistent with the Comprehensive Plan, as follows: • Plan Objective #1 —To improve and sustain residential neighborhood quality and livability • Goal 3.1 Continue to provide the City's fair share of regional housing • Policy 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi- family households. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Per TMC 18.12.010 Purpose, the existing Medium Density Residential (MDR) district is ... "intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group housing and related uses..." Multi - family duplex, triplex, fourplex units, townhouses up to four attached units, or detached zero -lot -line units are permitted with heights up to 30 feet. One detached single - family dwelling unit is permitted per lot. This reflects the existing dwelling unit immediately to the west, and the structure that was recently demolished. Per TMC 18.14.010 Purpose, the proposed High Density Residential (HDR) district is "intended to provide a high - density, multiple family district which is also compatible with commercial and office areas..." The HDR permits multi - family dwellings, and townhouses up to four attached units. Maximum building height is 45 feet. As the MDR zone, the HDR zone permits one detached single - family dwelling per lot. This reflects the single - family dwelling unit formerly located immediately to the east. The current Medium Density Residential (MDR) zoning allows a maximum of 14.5 units /acre. Town houses would require a 3,000 s.f. minimum lot size per unit. Under current zoning, a maximum of approximately 3.6 townhouse or multi - family units could be built on the .25 acre rezone site. The proposed High Density Residential (HDR) allows a maximum of 22 units /acre with minimum 2, 000 s.f. lot size. In this instance, approximately 5.5 units could be built on the property. This would mean an incremental increase of two additional units could be built on the parcel if the zoning change from MDR to HDR were approved. The off -street parking requirements are the same for both the existing MDR, and the requested HDR zone. Two parking spaces would be provided for each dwelling unit that contains up to three bedrooms. One additional off-street parking space shall be required for every two bedrooms in excess of three bedrooms. Landscape, building separation, recreation space requirements are the same for both the MDR and HDR zones. W: \Word Processing \Ordinances \Zoning Code Amend - Overbeck.doc RF /ksn 10/07/2009 Page 3 of 6 29 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map In 1995, the land along S. 144th was designated High Density Residential (HDR) in recognition of large multi - family structures that were already in place. Three single family structures were designated Medium Density Residential (MDR). Considerable planning efforts and infrastructure improvements have been focused on the area along Tukwila International Boulevard, one block to the east, to prompt revitalization. This includes infrastructure and urban roadway improvements, as well as developing Cascade View Community Park on S. 144th Street. Attention has been focused on the need to provide greater housing choice for current and future residents throughout Tukwila. In 2008, the Zoning Code was revised to allow townhouse development that would give residents an opportunity to own their own units. The immediate vicinity of the site has also undergone changes. The adjacent single - family house on HDR property to the east was vacated in 2001, and was demolished thereafter, leaving a vacant lot. The single - family structure on the subject property was condemned by the King County Health Department in 2000. After continued code violations, the single - family structure on the subject property was demolished in 2009. One single family dwelling remains on the block. Changed conditions, especially the demolition of single -family structures, support the extension of the HDR zoning. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located In a broad sense, allowing additional, denser multi - family housing to be built could benefit the region and the community by providing additional housing choices and tax income. Well - designed development would benefit the community more than the existing vacant property. Measures to facilitate redevelopment of the vacant property as part of a coordinated townhouse or other housing project promote public health, safety and comfort through good design. Site - specific development will be planned carefully to accommodate neighborhood conditions. Rezoning the property to HDR will result in somewhat denser development and somewhat greater traffic and other impacts than development under the existing MDR zoning. The added impacts would be very small since the requested HDR zoning allows only two more units to be built than the existing MDR. With the exception of the subject property, a vacant lot adjacent to the east, and a single -family house adjacent to the west, the entire block is already zoned HDR and is developed with apartments along S. 144th, a collector arterial. New development would enhance the neighborhood. No new multi- family has been constructed in years. Site development applications for SEPA and Design Review will address specific impacts such as traffic, parking, and other impacts on abutting property. Environmental review, design review with a Board of Architectural Review hearing and public involvement will provide Tukwila a clear mechanism to evaluate any future proposed development, and to mitigate potential negative impacts to the adjacent properties and the community. ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: • The proposed HDR zoning is consistent with existing Comprehensive Plan policies that support stable neighborhoods, more housing, and offering a range of housing types. 2) Consistency with Zone: • Similar types of development are permitted under both the current Medium Density Residential (MDR) and the requested High Density Residential (HDR) zoning. Both zones are found in the immediate vicinity. W: \Word Processing \Ordinances \Zoning Code Amend - Overbeckdoc RF /ksn 10/07/2009 30 Page 4 of 6 • The requested High Density Residential (HDR) allows denser development with smaller lots and taller building heights. • Two additional units could be built on the site under the requested High Density Residential (HDR) zone, than with the current Medium Density Residential (MDR). • The proposed High Density Residential (HDR) zoning would allow the property to be included in a proposed townhouse project that includes shared recreational space and a central access. 3) Changed conditions: • Changed conditions include increased focus on revitalization along Tukwila International Boulevard, the adoption of development standards for townhouse development in 2008, as well as the demolition of single - family structures on the subject property, and on the adjacent parcel to the east zoned HDR. • Additional emphasis is placed on providing additional choices in housing type and ownership for current and future Tukwila residents. 4) Community interest: • New housing development is in the community interest. W:\ Word Processing\ Ordinances\ Zoning Code Amend - Overbeckdoc RF /ksn 10/07/2009 Page 5 of 6 31 EXIT 2 THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 3.5 FEET THEREOF AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER KING COUNTY RECORDING NUMBER 20050518000267. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. W: \Word Processing\ Ordinances \ Zoning Code Amend - Overbeckdoc RF /ksn 10/07/2009 32 Page 6 of 6 MDR S143 St MDR HDR S 144 St RC Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 1 HDR S 146 St cI M NCC L08 -077 Comprehensive Plan Amendment- Medium Density Residential (MDR) to High Density Residential (HDR) L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) VA Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 7nninn 1 inns D V 9 " =18' :4 DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE PLAN TRANSPORTATION CORRIDORS ELEMENT; PROVIDING FOR SEVERABILTTY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan and Map based on consideration of existing conditions and long -term community goals, and these policies may be reviewed and updated as appropriate, pursuant to RCW 36.70; and WHEREAS, on May 18, 2009, the City Council held a public meeting regarding proposed changes to the Comprehensive Land Use Plan; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act; and WHEREAS, on July 6, 2009, Comprehensive Plan amendments were determined to have no significant environmental impact; and WHEREAS, on July 23, 2009, the City of Tukwila Planning Commission held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of the application to amend the Comprehensive Land Use Plan, and made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, notices of all public meetings and public hearings were published in The Seattle Times, posted on site, and mailed to surrounding properties; and WHEREAS, the Tukwila community desires redevelopment and has put considerable effort and resources into revitalizing the Tukwila International Boulevard corridor; and WHEREAS, in the "Tukwila International Boulevard Design Manual" and "Tukwila International Boulevard Plan— Revitalization and Urban Renewal" the City established specialized policy to guide the improvement of the corridor; and WHEREAS, additional measures are needed to spur the desired redevelopment along the Tukwila International Boulevard corridor and to implement the community's vision for the future of the area; and WHEREAS, the intent of the Urban Renewal Overlay District is to encourage the redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit- oriented development pattern including neighborhood services and pedestrian- friendly improvements with high- quality materials and design; and WHEREAS, designating an Urban Renewal Overlay District will permit supplemental development standards and criteria to be implemented to encourage more compact development; and W: \Word Processing\ Ordinances\ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 Page 1 of 7 35 WHEREAS, on October 12, 2009, the City Council held a public hearing and, after due consideration of the testimony, the Council believes an amendment to the City's Comprehensive Plan is necessary; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts Findings and Conclusions of the Tukwila Planning Commission, attached hereto as Exhibit 1 and incorporated by this reference as if fully set forth herein. Section 2. Comprehensive Land Use Plan Amended. The Comprehensive Land Use Plan is hereby amended to add new Policy 8.2.22 to the Transportation Corridors Element to read as follows: "Establish an overlay district in the designated urban renewal area, generally between South 140th, 42nd Avenue South, South 146th Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit - oriented and pedestrian- friendly redevelopment to activate the community along Tukwila International Boulevard." Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE Lti'Y OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2009. ATTEST/ AUTHENTICATED: Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Attachment Exhibit 1 - Findings and Conclusions, Planning Commission Staff Report (File #L08 -077) W: \Word Processing \ Ordinances \ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 36 Page 2 of 7 Exhibit 1 Planning Commission Findings and Conclusions Comprehensive Plan amendment —Urban Renewal Overlay District (File #L08 -077) FINDINGS Introduction The City of Tukwila/Derek Speck proposes a new Comprehensive Plan policy, and changes to the Zoning Code and map to create and implement an Urban Renewal Overly District for commercial, commercial redevelopment area and multi - family zoned properties within the Urban Renewal Area along Tukwila International Boulevard. The intent of the proposed Urban Renewal Overlay District is to encourage the redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit- oriented development pattern including neighborhood services, and pedestrian- friendly improvements with high quality materials and design. Supplemental development regulations and criteria are intended to address deficiencies in existing zoning and provide desired amenities. While market and site conditions will continue to be major factors in determining the pace and extent of redevelopment in the neighborhood, this proposal is intended to help the community achieve its vision for a mixed -use center and strengthened commercial district. BACKGROUND Proiect History The Tukwila community has put considerable effort in developing options for revitalizing the Pacific Highway corridor, now renamed as Tukwila International Boulevard. In the Tukwila International Boulevard Design Manual (January, 1999), and the "Tukwila International Boulevard Plan — Revitalization and Urban Renewal" (January, 2000), the City established specialized policy to guide the improvement of the corridor. State law required the City to designate an Urban Renewal Area in order to purchase property and partner in private development, such as Tukwila Village. In 2000, Tukwila designated an Urban Renewal Area p Chapter 35.81, RCW. The Urban Renewal Area's boundaries addressed the most serious challenges for redevelopment, including social impediments, and difficult property characteristics such as small, irregular parcel sizes and a high number of separate small ownerships. According to the "Tukwila International Boulevard Plan— Revitalization and Urban Renewal," the "urban renewal area is sized to show the intent of the City to narrowly focus its resources and yet large enough to potentially act as a catalyst for rehabilitation and redevelopment The boundaries of the proposed Urban Renewal Overlay District have been drawn to coincide generally with the boundaries of the Urban Renewal Area, established in 2000. The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42nd Avenue S. The Low Density Residential (LDR) -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th will be excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th will be designated a Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay district, would be permitted to apply the uses and standards of the adjacent commercial district (TMC 18.60.060). Since the Urban Renewal Area was designated in 2000, there have been some changes and improvements in the general area, including the completion of infrastructure upgrades and urban roadway improvements from S. 154th to S. 139` and the City of Tukwila purchase of approximately six acres along Tukwila International Boulevard. The City is currently negotiating with a developer for the creation of Tukwila Village at the intersection of S. 144th and Tukwila International Boulevard. Light rail opened in July, 2009, and Metro is proposing W: \Word Processing\ Ordinances\ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 Page 3 of 7 37 additional bus service to the station at S. 154th. There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods. Despite these changes, significant private development has occurred slowly. The Urban Renewal Overlay District and supplemental development regulations and criteria are intended to address this issue. The proposed Urban Renewal Overlay District will help implement the priorities of the Tukwila international Boulevard Plan, and is consistent with the desired direction of redevelopment projects in the area. The developer of the Tukwila Village project proposed concepts that require some changes to existing development regulations, and these are reflected in the proposed amendment. The changes would apply to the entire Urban Renewal Overlay District. The proposed Urban Renewal Overlay District would retain the existing zoning, and development standards for the affected area, including Medium Density Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial Center (NCC). However, the Urban Renewal Overlay District would have supplemental development standards that could be applied to projects within the Overlay District upon the request of a property owner, and if the proposed development met certain qualifying criteria. The altemative development standards such as reduced parking requirement, higher height limit, greater number of dwelling units make the economics of compact, mixed -use development, such as the Tukwila Village project, more feasible. Specific qualification criteria are intended to ensure that the public's interest is served and high quality development and amenities are provided when the supplemental development standards are used. The Community Affairs and Parks Committee was briefed on April 27, 2009, and the issue was forwarded to the City Council. After taking comments at a public meeting on May 18, 2009, the City Council deliberated on May 25, 2009 and forwarded the issue to the Planning Commission for review (Attachments D, E & F). Vicinity /Site Information: Site: The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42nd Avenue S. It includes the Tukwila Village property. The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th are excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th shall be designated a Commercial Redevelopment Area and if redeveloped as part of a project in the overlay district (ATTACHEMENT XXX). The area is generally flat, but contains several areas with steep slopes generally adjacent to Tukwila International Boulevard. As discussed above, a (Type 3 with 50' buffers is located adjacent to the proposed Urban Renewal Overlay District, and part of the buffer lies in the Overlay District. Hydrology from the proposed Overlay District supports the wetland. Vicinity: The seven -block Urban Renewal Overlay District is a mixture of uses including drug and convenience stores, fast food and other restaurants, car rental, parking, convenience centers, motels, pawn shop, vacant property and multi - family housing. Several City-owned parcels are currently vacant, The City of Tukwila has installed urban roadway improvements, including curb, gutter, sidewalk, streetlights, and drainage from S. 152 "d to S. 130th. Public facilities are located along S. 144th near the proposed Urban Renewal Overlay District, including Cascade View Community Park, Foster Library, Foster High School, Tukwila Pool, Fire Station #54 and Showalter Middle School. The Police Department's Neighborhood Service Center is Located at 14661 Tukwila International Boulevard. W: \Word Processing \Ordinances \Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 38 Page 4 of 7 PROPOSED COMPREHENSIVE PLAN POLICY: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit- oriented and pedestrian- friendly redevelopment to activate the community along Tukwila International Boulevard." COMPREHENSIVE PLAN REVIEW CRITERIA: Planning Commission review is required for Comprehensive Plan and Zoning Code amendments. The Planning Commission may recommend approval, recommend approval with conditions or recommend denial of the amendment based on a clear compliance with the criteria that follow. The Planning Commission's recommendation will be forwarded to the City Council, which will make the final decision. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a.need for it? Four broad - reaching objectives are the basis for the elements, goals and policies of Tukwila's Comprehensive Plan. The Plan's second priority objective recognizes the importance of the Tukwila International Boulevard to the community as follows: Objective 2. "To redevelop and reinvigorate the Pacific Highway Corridor" Pacific Highway Corridor Goal 8.2 provides a further sense of the significance of Tukwila International Boulevard redevelopment as follows: "A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community." Pacific Highway Corridor Policies 8.2.1 through 8.2.21 provide additional detail on the desire for improvements, including transit facilities, pedestrian safety and amenities, diverse uses, flexible pedestrian- oriented design standards, and the development of a strategic and financial plan to facilitate private and public investment. A policy that establishes an Urban Renewal Area overlay is needed to strengthen and supplement Comprehensive Plan Policies 8.2.1 through 8.2.21 relating to Tukwila International Boulevard, as well as the adopted Tukwila International Boulevard Design Manual (January, 1999) and "Tukwila International Boulevard Plan— Revitalization, Urban Renewal (January, 2000) that guide the improvement of the corridor. The Urban Renewal Overlay District with development standards and criteria is a logical extension of designating the Urban Renewal Area in 2000, and of implementing redevelopment plans for the area. It will provide the maximum opportunity for private enterprise that is consistent with the City of Tukwila's stated goals and public priorities for Tukwila International Boulevard. Impacts New development along Tukwila International Boulevard is likely to be the primary result of the proposed change. There has been little new private development in this district for several decades. The alternate development standards proposed for the Urban Renewal Overlay District, including building heights up to 65' and reduced parking requirements, will make more compact, urban-style density residential and commercial development more economically feasible, Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop to mixed -use buildings with residential units above ground -floor commercial. Some older apartments may be replaced with new mixed use structures that include residential units above W: \Word Processing \ Ordinances \ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 Page 5 of 7 39 commercial uses. City-owned property would redevelop to mixed use. Once built, new housing and commercial opportunities will draw new residents and shoppers to the area. New development would include taller buildings in the proposed Urban Renewal Overlay District (the current maximum height of 45 feet would increase to 65 feet) with NCC setback standards applied to other development. This would be mitigated with the required stepping back of buildings adjacent to residential units. In order to bring activity and interest toward the street, new development along Tukwila International Boulevard can be sited adjacent to the sidewalk, psi: the existing Tukwila International Boulevard Design Manual. Criteria will also include mechanisms to limit the impacts of reduced residential parking requirements on the new residents and the neighborhood, such as requiring enclosed parking structures for 75% of residential parking, and making a parking space available for use of a shared vehicle. The area included in the Urban Renewal Overlay District is served by transit, and has shopping and services within walking distance. These attributes support the proposed reduced parking requirements. With less parking provided and the opportunity for shared vehicle use (ZipCar), there could be fewer automobiles and a greater focus on transit use. Requirements for pedestrian- friendly features should result in better building design, increased pedestrian activity and ultimately a more vibrant and lively community. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The Comprehensive Plan and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000) identify a public need for an "attractive, safe and profitable place to live, do business, shop and work" along Tukwila International Boulevard. The Urban Renewal Area between South 140t Street and South 146th has been a special focus. Designating the Urban Renewal Overlay District and preparing supplemental development standards furthers the community's ongoing efforts to encourage redevelopment along the Tukwila International Boulevard corridor. It is intended to address specific perceived deficiencies, such as building height and parking requirements, in existing development codes, and spur redevelopment that meets the identified public need for improved housing and commercial opportunities. An Urban Renewal Overlay District is a specific mechanism to promote desired mixed -use, transit - oriented development in the targeted area, corresponding to 2000's Urban Renewal Area. The Urban Renewal Overlay District would be superimposed over the existing zoning map. The underlying zoning would be retained, but supplemental development standards and criteria would also apply, if desired and if specific conditions were met. The Urban Renewal Overlay District would provide the community and potential developers with a means to make higher quality, compact growth more feasible within the defined 7 -block Urban Renewal Area through added housing density, reduced residential parking requirements, taller structures, additional pedestrian and transit amenities, and structured parking, Alternate methods to achieve the identified public need for compact, transit- and pedestrian- friendly mixed use development would be to: • change the development standards for the underlying MDR, HDR and NCC zones; • prepare individual development agreements for individual new development projects along Tukwila International Boulevard; • designate a Transit Oriented Development overlay along the length of Tukwila Boulevard to the Sound Transit Station at S. 154th.; • leave the Comprehensive Plan unchanged and wait for the existing policies and plans to prompt the desired redevelopment. 4. Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? We expect that the Urban Renewal Overlay District and alternate development standards will benefit the community by making desired new, high - quality mixed use residential and commercial development such as Tukwila Village more likely to happen by making them more financially feasible. Alternate development standards and criteria to allow taller structures and W: \Word Processing \ Ordinances \ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/2009 40 Page 6 of 7 reduced parking requirements will make both urban density and amenities more likely. The requirements for active uses, structured parking, pedestrian features and amenities will result in development that contributes to a more attractive, and interesting community. New commercial and dwelling units will improve the existing community and draw people into the neighborhood to walk, shop, eat, and play. The potential negative impacts that could occur when new higher buildings are developed adjacent to existing residential uses are lessened by the requirement to develop along Tukwila International Boulevard, and by requiring maximum setbacks from property lines, and/or tiering of new structures. The possible negative impacts of reduced parking requirements are addressed by requiring significant structured parking, as well as pedestrian amenities. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1. Is the issue addressed in the Comprehensive Plan? Is it needed? • "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. • Over the years, considerable planning and capital improvement efforts have been focused on improving the Tukwila International Boulevard neighborhood. • A new policy establishing an Urban Renewal Overlay District is needed in order to further efforts to enhance the Tukwila Intemational Boulevard corridor, and to set alternate development standards and criteria to encourage high - quality new construction. 2. Impacts? • New, taller and denser development is likely to be the primary impact of the proposed change. • Existing vacant lots and underutilized parcels would be likely to redevelop to mixed -use buildings with residential units above ground -floor commercial. • With less residential parking provided, there would probably be fewer automobiles and a greater focus on transit use and walking. 3. Meeting identified public need? Other options? • The Urban Renewal Overlay District is an effective means to target the area with supplemental development regulations and criteria intended to meet the public's need for new, desired mixed use commercial and residential projects. • Other options to meet the public's need include: a) changing the area's underlying zoning requirements; b)preparing a separate development agreement for each new project; c) extending proposed boundaries to include the Link Light Rail station on S. 154th; d) no action. 4. Benefit to the community? • The Urban Renewal Overlay District, development standards and criteria will benefit the community by making desired mixed use residential and commercial development such as Tukwila Village, and other redevelopment more likely to happen in the targeted area by increasing its financial feasibility. • New high- quality, compact and transit - oriented development will enhance the neighborhood's overall livability. W: \Word Processing\ Ordinances \ Comp Plan Amend Urban Renewal.doc RF:ksn 10/07/7009 Page 7 of 7 41 DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES, AS CODIFIED AT VARIOUS CHAPTERS OF TUKWILA MUNICIPAL CODE TITLE 18 "ZONING CODE," RELATED TO THE NEW URBAN RENEWAL OVERLAY DISTRICT; ADOPTING A NEW SECTION AND FIGURE 18 -15, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 18.43, "URBAN RENEWAL OVERLAY DISTRICT "; AMENDING THE OFFICIAL ZONING MAP TO ADD THE "URBAN RENEWAL OVERLAY DISTRICT "; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on consideration of existing conditions and long -term community goals, and may review and update these as appropriate; and WHEREAS, on May 18, 2009, the City Council held a public meeting regarding proposed changes to the Comprehensive Land Use Plan; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act; and WHEREAS, on July 6, 2009, Comprehensive Plan amendments were determined to have no significant environmental impact; and WHEREAS, on July 23, 2009 and August 27, 2009, the City of Tukwila Planning Commission held public hearings and, after receiving and studying staff analysis and comments from the public, has recommended adoption of a Comprehensive Plan amendment, and made and entered Findings of Fact and Conclusions thereon in support of that recommendation; and WHEREAS, on October 12, 2009, the City Council held a Public Hearing on the proposed amendments; and WHEREAS, notices of public meetings and public hearings were published in The Seattle Times, posted on site, and mailed to surrounding properties; and WHEREAS, the Tukwila community desires redevelopment along the Tukwila International Boulevard Corridor, and has put considerable effort and resources into revitalizing this area; and WHEREAS, additional measures are needed to spur the desired redevelopment along the Tukwila International Boulevard corridor, and to implement the community's vision for the future of the area; and WHEREAS, the intent of the Urban Renewal Overlay District is to encourage the redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit- oriented development pattern including neighborhood services, and pedestrian- friendly improvements with high quality materials and design; and WHEREAS, supplemental development standards and criteria in the Urban Renewal Overlay District will stimulate desired compact commercial and residential redevelopment in the designated Urban Renewal Area, lying generally between South 140th Street, 42nd Avenue South, South 146th Street and 37th Avenue South; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Conclusions of the Tukwila Planning Commission regarding this zoning change attached hereto as Exhibit A, and incorporated by this reference as if fully set forth herein. W:\ Word Processing \ Ordinances \ Title 18 Urban Renewal Overlay.doc RF:ksn 10/07/2009 Page 1 of 9 43 Section 2. Zoning Map Amended. The Tukwila Zoning Map is hereby amended as depicted on the Zoning Map attached hereto as Exhibit B and by this reference fully incorporated hereto. Section 3. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified as TMC Section 18.08.010, is amended to read as follows: 18.08.010 Use Districts In order to classify, segregate and regulate the uses of land, buildings and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/ LI Commercial /Light Industrial LI Light Industrial HI Heavy Industrial MIC /L Manufacturing Industrial Center/ Light MIC /H Manufacturing Industrial Center /Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay Section 4. Ordinances Amended. Ordinances Nos. 1865 §4 and 1758 §1 (part), as codified at TMC Section 18.10.010, are hereby amended to read as follows: 18.10.010 Purpose A. This district implements the Low- Density Residential Comprehensive Plan designation, which allows a maximum of 6.7 dwelling units per net acre. It is intended to provide low - density family residential areas together with a full range of urban infrastructure services in order to maintain stable residential neighborhoods and to prevent intrusions by incompatible land uses. Certain LDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -9 or 18-10) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to rede- fine and create more uniform borders between the commercial corridor and the adjacent residential neighborhoods. B. Certain LDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 5. Ordinance Amended. Ordinance No. 1865 §7, as codified at TMC Section 18.10.055, is hereby amended to read as follows: 18.10.055 Design Review Design review is required for all conditional and unclassified uses. Design review is also required for developments in a Commercial Redevelopment Area that propose the uses and standards of and adjacent commercial zone as well as developmer.t in the Urban Overlay District. Section 6. Ordinances Amended. Ordinance Nos. 1865 §8 and 1758 §1 (part), as codified at TMC Section 18.12.010, are hereby amended as follows: W: \Word Processing\ Ordinances \ Title 18 Urban Renewal Overlay.doc RP:ksn 10/07/2009 44 Page 2 of 9 18.12.010 Purpose A. This district implements the Medium Density Residential Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. It is intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium - density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas. B. Certain MDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -10 or 18-9) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. C. Certain MDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 7. Ordinances Amended. Ordinance Nos. 1865 §12, 1830 §1 and 1758 §1 (part), as codified at TMC Section 18.14.010, are hereby amended to read as follows: 18.14.010 Purpose A. This district implements the High- Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high - density, multiple - family district which is also compatible with commercial and office areas. Certain HDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -9 or 18 -10) to encourage aggregation and redevelopment of properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. B. Certain HDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional altemate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 8. Ordinances Amended. Ordinance Nos. 1865 §22, 1830 §10, 1758 §1 (part), as codified at TMC Section 18.22.010, are hereby amended to read as follows: 18.22.010 Purpose A. This district implements the Neighborhood Commercial Center Comprehensive Plan designation. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. B. Certain NCC properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/07/2009 Page 3 of 9 45 certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 9. Chapter Added. A new chapter is added to TMC Title 18 to read as follows: 18.43 Urban Renewal Overlay District 18.43.010 Purpose This chapter implements the Urban Renewal Overlay District, which applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment and revitalization, and to encourage investment that supports well- designed, compact, transit - oriented and pedestrian- friendly residential and business developments to activate the community along Tukwila International Boulevard. Urban Renewal Overlay District Boundaries are shown in Figure 18-15. This overlay may be applied in combination with the Commercial Redevelopment Areas procedures as described in TMC Section 18.60.060. 18.43.020 Principally Permitted Uses The Urban Renewal Overlay District is an overlay zone which allows the uses permitted in the underlying zoning district, while being consistent with all additional requirements of this chapter. In addition larger scale multi-family buildings are permitted in the LDR and MDR districts within the Urban Renewal Overlay District. 18.43.030 Accessory Uses The Urban Renewal Overlay District is an overlay zone which allows the accessory uses permitted in the underlying zone district, while being consistent with all additional requirements of this chapter. 18.43.040 Height, Yard and Area Regulations All setbacks shall be as provided in the underlying zoning district, except as may otherwise be specified in this chapter. 18.43.050 Parking Regulations Parking shall be required as specified in Chapter 18.56, except as may otherwise be specified by this chapter. 18.43.060 Application of Regulations Property located within the Urban Renewal Overlay District is identified on the official Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. In any case where the provisions of the overlay district conflict with the provisions of the underlying zone, the overlay district provisions shall apply. 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria A. The Urban Renewal Overlay District's supplemental development standards are as follows, provided certain criteria are met 1. Building heights shall be permitted up to 65 feet; 2. Existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 as amended. (See Development Standards table below.)i 3. Multi- family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. 4. The maximum number of dwelling units shall be determined by the building envelope, rather than a numeric density. The developer shall determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. 5. Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/ work space is built to commercial building code standards with a typical retail store front appearance. 6. Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. W: \Word Processing \ Ordinances \ Title 18 Urban Renewal Overlay.doc RP:ksn 10/07/2009 46 Page 4 of 9 B. The Urban Renewal Overlay District's development standards apply if the owner/ developer requests, and if all the following criteria are met 1. At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. 2. At Least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. 3. The ground floor along Tukwila International Boulevard must contain active uses (except for the width of the garage access) when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. 4. Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street fumiture. 5. The property owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. 6. Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. 7. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. 18.43.080 Basic Development Standards A. If requested by the developer and if the specific requirements and criteria of TMC Section 18.43.070(A) and 18.43.070(B) are met, development within the Urban Renewal Overlay District shall conform to the following listed and referenced standards. B. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC Section 18.60.030). Certain setback and landscaping standards may be waived by the director of Community Development as a Type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. Urban Renewal. Overlay Basic Development Standards Unit density The maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density, Unit size and maximum The developer shall determine the unit mix with the percentage for studio limitation that the studio units contain an average dwellings size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. Setbacks to yards minimum (unless noted) • Front 6 feet (12 feet if located along Tukwila International Boulevard South) W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/07/2009 Page 5 of 9 47 • Front if any portion of the lst floor -10 ft. min /max 2nd floor -10 ft. to 30 ft. yard is adjacent to, or across 3rd floor and higher -30 ft. the street from, LDR zoning that is developed with a Note: Buildings over two floors must have at least single family dwelling and that is outside of the Urban one tier. To achieve tiers, setbacks will be both Renewal Overlay District minimum and maximum • Second front, if any portion 1st floor -10 feet 2nd floor and above -20 feet of the yard is within 50 feet of MDR • HDR • Second front 5 feet I5t floor -10 ft. min /max • Front Second front, if any 2nd floor -10 ft. to 30 ft. portion of the yard is adjacent to, or across the street from, 3rd floor and higher -30 ft. LDR zoning that is developed Note: Buildings over two floors must have at least with a single fanaly dwelling and that is outside of the one tier. To achieve tiers, setbacks will be both Urban Renewal Overlay minimum and maximum District • Second front, if any portion 1st floor -10 feet 2nd floor and above -20 feet of the yard is within 50 feet of MDR, HDR • Sides 10 feet • Sides, if any portion of the lst floor -10 ft. min /max 2nd floor -10 ft. to 30 ft. yard is adjacent to, or across 3rd floor and higher -30 ft. the street front, LDR zoning that is developed with a. Note: Buildings over two floors must have at least single-family dwelling and that is outside of the Urban one tier. To achieve tiers, setbacks will be both Renewal Overlay District minimum and maximum • Sides, if any portion of the 15t floor —10 feet 2nd floor -20 feet yard is within 50 feet of MDR, HDR 3rd floor and higher -20 feet • Rear, if any portion of the 1b' floor -10 feet min /max 2nd floor -10 to 30 feet yard is adjacent to, or across the street from, LDR zoning 3rd floor and higher -30 feet that is developed with a Note: Buildings over two floors must have at least single-family dwelling and that is outside of the Urban one tier. To achieve tiers, setbacks will be both Renewal Overlay District minimum and maximum • Rear, if any portion of the 15t floor -10 feet 2nd floor and above -20 feet yard is within 50 feet of MDR • HDR Hei • ht maximum - 65 feet if all criteria are met Landscape requirements (minimum): See Landscape requirements of specific underlying zone. Also see Landscape, Recreation, Reci clip • Solid Waste S 'ace re • irenzents c1 • ter • r rther re • irernents • Front(s) All building setback areas must be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. • Front if any portion of the All building setback areas must be landscaped or developed with pedestrian improvements per the bard is adjacent to, or across width of the setback, rather than the landscape the street from, LDR zoning standards of the underlying zone. that is developed with a single fnmily dwelling and that is outside of the Urban Renewal Overlm District • Front(s), if any portion of All building setback areas shall be landscaped or developed with pedestrian improvements per the the yard is within 50 feet of width of the setback, rather than the landscape MDR. HDR standards of the underlying zone. • Sides None W: \Word Processing \Ordinazxes \Title 18 Urban Renewal Overlay.doc RF:ksn 10/07/2009 48 Page 6 of 9 • Sides, if any portion of the 10 feet yard is within 50 feet of LDR, MDR, HDR • Rear None • Rear, if any portion of the 10 feet yard is within 50 feet of MDR HDR • Recreation space nin See underlying zog • Recreation space, senior See underlying zoning citizen housing Off - street narking: • Residential (except senior One automobile parking_space per each dwelling citizen housing) unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a multi- family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. • Other uses, including See TMC Chapter 18.56, senior citizen housing Off -street Parkin & Loadin Re lations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airbome pollutants, (2) TMC Chapter 8.22 'Noise" and (3) adopted State and Federal standards for water quality and hazardous materials. In addition all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C shall be evaluated to determine whether adverse environmental im • acts have been ade • uatel mitt l ated. Section 11. Ordinances Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 §50 and 1758 §1 (part), as codified at TMC Section 18.60.030, are hereby amended to read as followed: 18.60.030 Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. B. The DCD Director will review projects meeting the thresholds for administrative design review. The BAR will review all other projects requiring design review approval. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a demonstration of compliance with all of the guidelines of this chapter, as judged by the preponderance of evidence standard. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts, b. Developments in LI, HI, MIC /L, MIC /H and TVS Districts, except when within 300 feet of residential districts or within 200 feet of the Green /Duwamish River or that require a shoreline permit; W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:lsn 10/07/2009 Page 7 of 9 49 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25 %, the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area. 4. Development applications using the procedures of 18.43, Urban Renewal Overlay District. D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18-9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design. Section 12. Ordinance Amended. Ordinance No. 1865 §53, as codified at TMC Section 18.60.060, is hereby amended to read as follows: 18.60.060 Commercial Redevelopment Areas Approval Procedures and Criteria The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, to better integrate, where appropriate, the mixed use or commercial developments with the adjacent residential neighborhoods. Development within the five feae identified commercial redevelopment areas that is not in accordance with the underlying zone's uses and standards may be approved by the BAR if the development complies with the following criteria. 1. Uses allowed. The permitted and accessory uses shall be those of the adjacent commercial district to which the residentially zoned properties are being aggregated. 2. Standards. The basic development standards shall be those of the adjacent commercial district to which the site is being aggregated and the standards for the uses that are being proposed. 3. Approval procedure. a. In a Commercial Redevelopment Area, the BAR must review and approve any development per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. b. The development must include at least one parcel that fronts on Tukwila International Boulevard and any number of additional adjacent parcels within the commercial redevelopment areas. (Exception: Commercial use of property in Site 2, in the block bounded by 42 Avenue South, South 144th Street Tukwila International Boulevard and South 142nd Street, must aggregate with the property on the north side South 142nd Street.) c. The following criteria from the Tukwila International Boulevard "Design Manual are augmented to include the following intent: (1) to create streetscapes that are similar in setback, landscape and building heights where development occurs across from single - family residential: (2) to create architecture that is compatible with desired residential character and scale where development occurs adjacent to residential, the following elements must be addressed: W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RP ksn 10/07/2009 50 Page 8 of 9 (a) Site Design with special attention to continuity of sites with adjacent sites and siting and screening of service yards; and (b) Building Design with special attention to architectural relationships; and (c) Landscape Design Section 13. Figure Amended. TMC Title 18, Figure 18-7 "Required Number of Parking Spaces for Automobiles and Bicycles," is hereby amended as per Exhibit C, attached hereto and by this reference incorporated herein. Section 14. Figure Amended. TMC Title 18, Figure 18 -9 "Commercial Redevelopment Areas," is hereby amended as per Exhibit D, attached hereto and by this reference incorporated herein. Section 15. Figure Created. TMC Title 18, Figure 18-15 "Urban Renewal Overlay District," is hereby amended as per Exhibit E, attached hereto and by this reference incorporated herein. Section 16. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 17. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2009. ATTEST /AUTHENTICATED: Jim Haggerton, Mayor Christy O'Flaherty, CMC Filed with the City Clerk: APPROVED AS TO FORM BY: Passed by the City Council: Published: Effective Date: Ordinance Number: Office of the City Attorney Attachments: Exhibit A - Exhibit B - Exhibit C Exhibit D Exhibit E - Findings and Conclusions Zoning Map - Figure 18 -7 - Figure 18 -9 Figure 18 -15 W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/07/2009 Page 9 of 9 51 Exhibit A FILE #L07 -096 -- ZONING MAP AMENDMENT/REZONE FINDINGS AND CONCLUSIONS Development Standards The applicant has proposed the following supplemental development standards for the Urban Renewal Overlay District: (1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 (2) Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. (3) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. (4) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Qualification Criteria The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard (2) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. (3) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit A.doc 1 53 54 (5) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. (6) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc.) DISCUSSION: The supplemental development regulations and criteria that accompany the Urban Renewal Overlay District are intended to encourage a lively, compact, pedestrian- friendly core, and ensure that the impacts of the desired development do not negatively impact the neighborhood. The important aspects of the existing Neighborhood Commercial Center zoning such as setbacks were retained, while additional criteria designed to both limit negative impacts to the neighborhood and enhance positive elements were added. Specific comments on the proposed supplemental development standards and criteria follow: 1) "Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080." Current NCC and I-IDR zoning permit a maximum height of 45'. Each developer who competed for the Tukwila Village project expressed the importance of having the ability to build to a maximum of 65'. This would allow construction up to four or five stories of residential over one story of commercial use. Allowing additional building height subject to specific criteria will help defray the costs of the desired structured parking and make the new development workable financially. As with the current standards outlined in the TMC Chapter 18 and detailed in the "Tukwila International Boulevard Design Manual," buildings could be built up to the edge of the property on Tukwila International Boulevard provided at least 12' sidewalk and appropriate landscaping and amenities were provided. Depending on the width and position of the right of way, the sidewalk might be wider than 12'. Rear and side setbacks would be to the existing NCC standards. In the case of the rear setback, a 20' maximum setback adjacent to adjacent residential zones could be added to the existing requirement for a 30' setback on the neighboring residential property for a maximum 50' separation between buildings. The existing NCC, MDR and HDR standards buffer residential uses through setbacks and/or requirements for tiered buildings. W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 2 The applicant has provided additional information summarizing Tukwila's existing height and setback standards as pertains to the NCC, LDR, MDR and HDR zones located in or adjacent to the proposed Urban Renewal Overlay District, as well as examples illustrating setbacks under the "most intensive" development scenarios. (Attachment F). Examples of "tiered" development is provided in the Tukwila International Boulevard Design Manual, and Tukwila International Boulevard Plan. (Attachment G) Protecting single family residential areas from the impacts of new, taller buildings is also addressed. In addition to the separation provided by the required NCC setbacks, single family residential is located either across a street from the Urban Renewal Overlay District (i.e. 37th Avenue S., or S. 140th), or adjacent to a wetland or buffer in an area that is very unlikely to redevelop (i.e. between S. 144th and S. 146th just east of 42nd Avenue S.) Per Qualification Criterion #2 below, at least 100' of the development's perimeter must front on Tukwila International Boulevard. This ensures that development will be oriented toward TIB, and away from existing residential uses. 2) "Allow multi-family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit." Current parking standards require two off - street parking spaces for each single and multi- family dwelling unit which contains up to three bedrooms, and one additional off -street parking space for every two bedrooms in excess of three bedrooms in a dwelling unit. (TMC 18.56.065 A). Each developer who expressed interest in the Tukwila Village project indicated the importance reducing parking requirements. Tukwila's current multi - family parking standards are problematic for some multi - family residential development because the costs of providing the number of required parking spaces per unit makes the economics of redevelopment and new development very difficult. The characteristics of the proposed Urban Renewal Overlay District, including transit service and the availability of shopping and services within walking distance, enable a reduced dependence on automobiles. Reduced parking requirements are consistent with more compact, transit- oriented development pattern that is desired for the area. Reduced parking requirements are consistent with a transition to greater urban density as mixed use development suggests. Allowing the building envelope to set the maximum number of units may result in a different mix of unit types, including additional smaller units, such as studios. Many people who live in studios that are in pedestrian and transit friendly neighborhoods only have one car. The current multi - family and mixed -use development regulations that set maximum building height and minimum parking requirements assume significant reliance on automobiles. These development standards are less applicable for neighborhoods, such as the proposed Urban Renewal Overlay District, with transit availability, shopping opportunities for daily needs and a park, library, schools, restaurants and other amenities within walking distance. As the neighborhood continues W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 3 55 56 to improve in its appearance and amenities, it will become more desirable for compact development and transit oriented living. Although Tukwila applies the same parking standards to both single - family and multi- family development, it is not uncommon for jurisdictions to set multi - family parking requirements below the typical single family standard of 2+ parking spaces per unit. A number of communities use a sliding scale standard for multi - family with a lesser requirement for studio and one bedroom apartments and increasing for additional numbers of bedrooms. A newer trend is to allow reduced parking standards depending on alternative transportation choices available in the area. As a result, there is no one "perfect" standard for multi - family, and adjustments for different situations are appropriate. Tukwila's Current residential parking standards require one bicycle parking space per 10 parking stalls with a minimum of 2 spaces. All other non - residential uses require 1 space per 50 stalls with a minimum of 2 spaces. Given the Urban Renewal Overlay District's proximity to services, light rail, transit and trails, as well as the request for reduced automobile parking spaces, it is anticipated that bicycle ridership will increase, both for residents and shoppers. To accommodate additional bicycles, staff recommends adding the following criterion: "One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi-family development. For commercial development, one bicycle parking space shall be provided for every 25 auto parking stalls, with a minimum of two spaces.. 3) "Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. " NCC specifies senior housing at 60 units /acre, but otherwise does not set a specific limit on the number of residential dwelling units. MDR has a maximum density of 14.5 units /acre, and 1 -TDR's limit is 22 units /acre. Under the proposal, density would increase depending on the building size, site configuration and setback. Setting a 500' minimum square footage per unit and limiting the percentage of studios allowed is appropriate to the Tukwila community that desires additional density, but is still suburban in nature. 4) "Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor Live /work space expands W:\ Word Processing\ Ordinances \ Title 18 Urban Renewal Overlay Exhibit A.doc 4 the options available for housing, especially as an interim use, but also keeps the flexibility to return to commercial use when the market dictates. 5) "Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor residential further expands the options available for housing on the smaller streets where commercial spaces may not be viable, but maintains the liveliness of mixed use on the arterials including TIB, South 144th and 42nd Avenue S. Qualification Criteria The qualification criteria are intended to ensure that development design and function addresses community interests. The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) "At least 100 feet of the development's perimeter fronts on Tukwila International Boulevard." This is intended to focus development on Tukwila International Boulevard where it is most appropriate, and away from the smaller streets. (2) "At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. " The requirement for enclosed parking encourages a pedestrian friendly environment. Increased density should not result in large amounts of surface parking but it is also important to be responsive to the significant costs of providing structured parking. Cooperative parking may be considered if appropriate (TMC 18.56.070). (3) "The ground floor along Tukwila International Boulevard must be active uses except for the width of the garage access." A range of active uses is highly desired add liveliness to the neighborhood, and encourage pedestrian activity. This requirement will encourage creative site design, but may present challenges for on small or irregularly- shaped parcels. Staff recommends the following revision to provide some flexibility as needed to accommodate specific sites: "The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow." (4) "Residential and commercial tenant leases must prohibit parking on neighborhood streets." W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 5 57 58 A check with the Municipal Research and Services Center indicated that this provision is not practical, and is probably not legal. In the future, establishing a Restricted Parking Zone (RPZ) may be another means to limit on -street parking, with financial support from the building owner, and implemented by the Tukwila Police. At present, staff recommends deleting the criterion as proposed above, and substituting a requirement for the owner /manager to prepare a Transportation Management Plan to encourage alternative to automobile use, including such items as information about transit and bicycle options, schedules, and/or providing bus tickets and/or bus passes. The Transportation Management Plan is can be utilized as a means to limit the impacts of parking. Staff recommends adding the following criterion: The building owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. (5) "Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site." Car sharing allows tenants to utilize automobiles without requiring individual car ownership or dedicated parking. In exchange for the reduced costs of providing fewer spaces, developers can encourage the use of shared transportation by providing a limited number of dedicated spaces. (6) "Development must provide amenities such as the following to enable a high quality pedestrian experience: retail windows; pedestrian scale design along sidewalks; wide sidewalks; pedestrian access through site; benches; art; landscaping and lighting, etc." These are examples of amenities that shall be provided to make the mixed use and commercial environment both functional and attractive. These amenities are discussed more fully in the "Tukwila International Boulevard Design Manual." REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed zoning code and map amendment is consistent with the Comprehensive Plan. As discussed more fully in L08- 081 — Comprehensive Plan Amendment above, W:\ Word Processing\ Ordinances \ Title 18 Urban Renewal Overlay Exhibit A.doc 6 Tukwila's Comprehensive Plan considers "To redevelop and reinvigorate the Pacific Highway Corridor" the #2 priority of the four major objectives for the city. A zoning amendment that establishes an Urban Renewal Overlay District and supplemental development regulations and criteria is a needed redevelopment tool to implement this primary objective and accompanying policies. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. The proposed Urban Renewal Overlay District would retain and be consistent with the existing Medium Density Residential (MDR) High Density Residential (HDR), and Neighborhood Commercial Center (NCC) zoning of the seven -block area. The proposed amendment would create an Urban Renewal Overlay District that would supplement the current underlying zoning through new development standards that would apply only if specific conditions and criteria were met. Important supplemental standards include 65'maximum building height with existing NCC setbacks, reduced parking requirements, and maximum residential density determined by building envelope for MDR and HDR. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map Changed conditions in the vicinity of the proposed Urban Renewal Overlay District support future redevelopment and warrant the proposed amendment to the Zoning Map and development standards. These include: (a) An Urban Renewal Area was established in 2000 per RCW 31.81; (b) Cascade View Community Park was developed; (c) Infrastructure upgrades and urban roadway improvements have been completed from S. 154th to S. 139th ; (d) City of Tukwila purchased approximately six acres along Tukwila International Boulevard and is negotiating with a developer for the creation of a mixed use town center called Tukwila Village at the intersection of S. 144th and Tukwila International Boulevard. All of the developers who competed for this project stressed the importance of being able to build to 65' and meet lower parking requirements in order to ensure the economic viability for the project; (e) Light rail station opened at S. 154th with service to downtown Seattle, SeaTac Airport (July, 2009). Additional bus service is proposed to the light rail station; (f) There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 7 59 60 The proposed Urban Renewal Overlay District and development standards will encourage new development and revitalization of underutilized properties to improve the appearance, safety, and desirability of the neighborhood along Tukwila International Boulevard as discussed in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal. This redevelopment will benefit all properties in the vicinity. The Urban Renewal District proposed development standards would apply if the developer requests and if additional development criteria are met. The development criteria provide protection for the neighborhoods, and ensure high quality development. The neighboring uses, including those in residential zones, would be protected from the impacts of new taller development through the existing Neighborhood Commercial Center setback standards. Impacts to surrounding neighborhoods further limited since new development is oriented primarily toward Tukwila International Boulevard through 1) requiring that at least 100' of the development parcel's perimeter front on Tukwila International Boulevard (TIB), and 2) have active uses on the ground floor along TIB. Single - family zones further protected since they are separated from new development either by a street , or by location adjacent to a wetland. Live /work space would be permitted on the ground floor, but only if it were built to commercial standards. This would ensure the desired appearance of commercial in the NCC zone, and would permit the conversion to exclusive commercial use as needed. In addition, ground floor residential would be permitted in the NCC zone within the Urban Renewal Overlay District, but onl on buildings or portions of buildings that did not front on an arterial such as TIB, S. 144 or 42nd Avenue South. The additional criteria encourage a good pedestrian environment by requiring high - quality pedestrian design features in elements such as wide sidewalks, pedestrian access through the site, benches, art, landscaping and lighting. As a means to limit the impacts to the neighborhood of possible on -street parking, the original application required that "Residential and commercial tenant leases must prohibit parking on neighborhood streets." Subsequent research determined that this was most likely not legal, so staff is recommending that building owners /managers be required to prepare Transportation Demand Management plans that offer items such as information about transit, bus tickets, transit passes, etc. Establishing a Restricted Parking Zone with specific parking requirements may be another strategy to consider. The budgetary impacts of enforcement could be limited by requiring the building owners to pay for parking enforcement. Site development applications for SEPA and Design Review would address specific impacts such as traffic, parking, impacts on abutting property and other issues. Environmental review, design review with a Board of Architectural Review hearing and public involvement would provide Tukwila a clear mechanism to evaluate any future proposed development, and to mitigate potential negative impacts to the adjacent properties and the community. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 8 ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: • Establishing an Urban Renewal Overlay District, and a zoning map change accompanied by supplemental development standards and criteria is consistent with the Comprehensive Plan policies that support redevelopment along the Tukwila International Boulevard. O "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. 2) Consistency with Zone: • The proposed Urban Renewal Overlay District and supplemental development regulations are consistent with the underlying zoning and the precedent set by the Commercial Redevelopment Area designation. 3) Changed conditions: • Changed conditions such as the establishment of an Urban Renewal Area in 2000, infrastructure upgrades, urban roadway improvements, the City of Tukwila's purchase of six acres of property, and the opening of a light rail station justify the request for establishing an Urban Renewal Overlay District, supplemental development standards and criteria. 9 There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit - oriented neighborhoods. 4) Community interest: O Supplemental development standards benefit the community by encouraging new development, while protecting adjacent properties, and existing residential uses. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 9 61 Commercial Redevelopment Areas El I 123 I MI I I Urban Renewal Overlay District Tukwila International Boulevard Urban Renewal Overlay District Exhibit B 63 EXHIBIT C Figure 18-7 - Required Number of Parking Spaces for Automobiles and Bicycles Use Automobile Standard Bicycle Standard Single - family and multi- family dwellings 2 for each dwelling unit that contains up to 3 bedrooms. 1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. Additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi- family, 1 space per 10 parking stalls, with a minimum of 2 spaces. No requirement for single family. Multi- family and One for each dwelling unit that contains up One secure, covered, Mixed -Use to one bedroom. 0.5 additional spaces for ground -level bicycle residential (in the every bedroom in excess of one bedroom in a parking space shall be Urban Renewal multi- family dwelling unit. provided for every four residential units in a Overlay (URO)) At least 75% of required residential parking is in an enclosed structure (garage mixed -use or multi- provided or podium). The structure must be screened family development. from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 residential units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 dwelling units. 1 space per 50 parking stalls, with a minimum of 2 spaces. Religious facilities, mortuaries and funeral homes 1 for each 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Colleges, Universities, Vocational Schools and other post- secondary educational institutions Shall be determined by Planning Commission, based on an evaluation of information concerning traffic generated by proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 1 65 Convalescent/ nursing /rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. Food stores and markets 1 for each 300 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels, motels and extended stay 1 for each room, plus one employee space for each 20 rooms, rounded to the next highest figure 1 space per 50 parking stalls, with a minimum of 2 spaces. Manufacturing 1 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Office, commercial and professional buildings, banks, dental and medical clinics 3.0 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Outdoor sports areas Shall be determined by Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs The Director shall determine the number of required parking spaces, with a minimum of 1 space for every 100 square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. Post offices 3 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 66 2 Restaurant 1 for each 100 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty percent of any outdoor seating area will be added to the usable floor area for parking requirement calculations. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail Sales, Bulk 2.5 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, General 4 for each 1,000 square feet of usable floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district. 1 space per 50 parking stalls, with a minimum of 2 spaces. Schools, Elementary & Junior High 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per usable floor area size, as listed below 500,000 sq. ft. or larger 5 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. 25,000 - 499,999 sq. ft. 4 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. Taverns 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. Theaters 1 for every 4 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy 1 space per 100 seats, with a minimum of 2 spaces. Warehousing 1 for every 2,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 3 67 Zoning Designations LDR -Low Density Residential MDR - Medium Density Residential HDR -High Density Residential O- Office MUO -Mixed Use Office NCC- Neighborhood Commercial Center RC- Regional Commercial C /LI- Commercial /Light Industrial - •••••• -• Tukwila City Limits Commercial Redevelopment Areas Dimensions are approximate T 1` = Commercial Redevelopment Areas Urban Renewal Overlay District Tukwila International Blvd Urban Renewal Overlay District Figure 18 -15 Attachment E 71 City of Tukwila Community Affairs & Parks. Committee 0 Verna Griffin, Chair O Joe Duffie O Kathy Hougardy AGENDA Distribution: S. Hunstock V. Griffin V. Jessop J. Duffie S. Kerslake K. Hougardy K. Kertzman J. Hemandez G. Labanara D. Robertson K. Matej Mayor Haggerton M. Miotke R. Berry E. Boykan B. Fletcher M. Hart C. O'Flaherty N. Olivas J. Pace D. Speck R. Still B. Arthur C. Parrish ]. Eide B. Miles K. Narog(cover) S. Kirby(email) 5. NOrrls(email) R. Fox M. Dhaliwal MONDAY, SEPTEMBER 14, 2009, 5:00 PM Conference Room #3 ITEM. • RECOMMENDED ACTION Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Comprehensive Plan Amendments; Rebecca Fox, Senior Planner. b. Housekeeping Code Amendments; Minnie Dhaliwal, Planning Supervisor. 3. ANNOUNCEMENTS 4. MISCELLANEOUS a. Forward to 10/12 C.O.W. and 10/19 Regular. b. Forward to 9/28 C.O.W. and 10/5 Regular. Pg.1 Pg.35 Next Scheduled Meeting: Monday, September 28, 2009 Committee Goals: • * Seek out opportunities for Councilmembers to further their knowledge, experience, and awareness of the different cultures represented within the Tukwila community. * Support programs and services that provide a sense of stability, community and unity throughout Tukwila's residential neighborhoods. * Provide legislative support and encouragement to Tukwila residents living in rental communities through programs that hold . owners and /or property managers accountable for providing safe places to live through the implementation . of a rental licensing program. * Formulate an Adopt -a- Neighborhood program that will provide Councilmembers the opportunity to become more familiar with the changing faces of communities and neighborhoods throughout the City. * Ensure a commitment to continued human services funding in relation to the cost of living through consistent review of regional, state and federal budgets affecting human services progams and services (also assigned to F &S): * Research the viability of sponsoring a City-wide Citizens' Academy (also assigned to F &S). 6 The City of Tukwila strives to accommodate those with disabilities. Please contact the City Clerk's Office at 206- 433 -1800 for assistance. City of f Tukwila Jim Haggerton, Mayor Department of Community Development INFORMATIONAL MEMORANDUM To: Mayor Haggerton Community Affairs and Parks Committee From: Jack Pace, Department of Community Development''°" Subj: Annual Comprehensive Plan Amendments Date: September 8, 2009 Jack Pace, Director ISSUE The Washington Growth Management Act allows a jurisdiction's Comprehensive Plan to be amended once each year, except in case of emergency. This memo will provide information on the Planning Commission's recommendations for two Comprehensive Plan amendments under review this year and their accompanying Zoning Code amendments. It requests that the amendments are forwarded to the City Council for a briefing, public hearing and action. BACKGROUND The City Council held a public meeting in May, 2009, and forwarded the Comprehensive Plan amendments to the Planning Commission for review and recommendation. After holding hearings on July 23 and August 27, 2009, the Planning Commission made recommendations, and is forwarding the issues to the City Council for a public hearing and final action. (Attachments A & B) After taking comments from the public at a hearing, the Council may: • Adopt a proposed amendment by ordinance; • Adopt a modified version of a proposed amendment by ordinance; or • Reject the amendment. Consideration of a site - specific amendment is a quasi-judicial decision. Consideration of a policy amendment and area -wide zoning code changes is a legislative decision. DISCUSSION Osterly Park Townhoines -- Redesignate property from Medium Density Residential (MDR) to High Density Residential (HDR) • File #L08- 077 — Comprehensive Plan Amendment • File #L09 -002 -- Rezone The applicant, Mike Overbeck, is requesting to redesignate one parcel from Medium Density Residential (MDR) to High Density Residential (HDR) at 3421 S. 144th. (Attachment C) The .25 acre property had been the subject of a long -term code enforcement action, and is the site of a former meth house that was demolished earlier in 2009. RF H: \COMP PLAN 2008 - 2009 \Council. Review .9.091CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc 09/10/2009 '300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 2 The proposed Comprehensive Plan amendment/Rezone area is part of a multi - parcel proposal for a townhome project which will be developed in phases, and is now under staff review. The rezone would allow the property to be developed with two additional units, a more efficient site plan, and better access. The new HDR designation is appropriate for the property under any development scenario, as the block is almost entirely zoned HDR already, and is developed in large apartment buildings. The site is on a bus route, with Cascade View Community Park is within one block. Amenities including shopping, schools, library and swimming pool are nearby. Planning Commission Recommendation (L08 -077): • Adopt findings and conclusions to amend the Comprehensive Plan Land Use Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax#00040000088) Planning Commission Recommendation (L09 -002): • Adopt findings and conclusions, and amend the Zoning Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax #00040000088) Urban Renewal Overlay District • File #L08- 081 — Comprehensive Plan Amendment • File# L08-082—Zoning Code Amendment The City of Tukwila's Economic Development Administrator Derek Speck has proposed a new Comprehensive Plan policy, and supplemental development standards in the Zoning Code and map to create and implement an Urban Renewal Overlay District for commercial, commercial redevelopment and multifamily zoned properties within the Urban Renewal Area in the vicinity of Tukwila International Boulevard. The Urban Renewal Area was originally designated in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal (January, 2000). The proposed Urban Renewal Overlay District is an area that has been the focus of long -time planning efforts and public improvements. It generally lies between S. 140th Street, 37th Avenue South, S. 146th Street and 42 "d Avenue S., and includes the future Tukwila Village site. (Attachment D) The intent of the Urban Renewal Overlay District is to encourage a compact, transit - oriented development pattem with neighborhood - oriented services, redevelopment of distressed property, and more lively and pedestrian- friendly site design. Supplemental development regulations and criteria are intended to address deficiencies in existing zoning, stimulate redevelopment and provide desired amenities. While market and site conditions will continue to be major factors in determining the pace and extent of redevelopment in the neighborhood, this proposal is intended to help the community achieve its vision for a mixed -use center and strengthened commercial district. The proposed Urban Renewal Overlay District leaves the underlying zoning in place, but provides altemative development standards that may be applied to developments within the District upon the property owner's request, and if certain qualifying criteria are met. Criteria include such conditions RF 2 09/10/2009 H:\COMP PLAN 2008 - 2009 \Council.Review.9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc as requiring that at least 100' feet of the site's perimeter front on Tukwila International Boulevard, providing pedestrian amenities, and significant covered parking for residential units. Certain concepts for the zoning changes, such as greater maximum building height and reduced parking requirements, were proposed by developers interested in the future Tukwila Village center project. However, supplemental development regulations and requirements are intended to encourage the type of development that is desired for the entire area, and would apply equally to any future development and redevelopment in the Urban Renewal Overlay District, provided they are requested by the developer and the criteria are met. The proposed Urban Renewal Overlay District zoning regulations tend to focus development along Tukwila International Boulevard by requiring at least 100' of frontage along the street. Street interest and liveliness are encouraged by requiring that the ground floor along TIB include active uses, which can be a combination of activities and architectural features intended to enhance the streetscape. Development must provide pedestrian features such as wide sidewalks, street furniture, etc. Significant covered parking for residences is also required, as are secure bicycle and car -share parking. These features will make it easier for people to walk, use bicycles, or car share. The Planning Commission's recommendations take into account several topics of special interest. Building setbacks near single- family homes: The Planning Commission expressed concern over the potential visual impact of a row of tall buildings in the vicinity of single - family homes. The Planning Commission recommendation addresses this concern by requiring a one or two story building tier on development located adjacent to or across the street from single - family dwellings that are outside of the Urban Renewal Overlay. Tiers would start at 10' from the property line, with the remainder of the building height set back 30'. (Attachment E) This would apply whether the building's front, second front or side faced the single - family dwelling. Requiring only one tier that is one or two stories in height maintains the same scale as nearby housing. Some design flexibility, and systems economies are retained for the building, while loss of developable space is limited. Limiting the tier's setback to ten feet from the property line provides interest along the street, and begins to establish a somewhat more urban feel, as is desired by the community. Setting the tallest part of the building back from the street provides additional visual break for nearby single - family residences, in addition to the separation that is already achieved with the width the right -of -way, and existing single - family home setbacks. Residential Units —Size and Type The Planning Commission had extended discussion over balancing the importance to a healthy neighborhood of having a mix of residential unit types and sizes with no single dwelling unit type predominating, and a future developer's economic need to allow market conditions to determine the specific mix of unit types and sizes that are constructed. It was recognized that market forces generally determine the mix of residential units in a development, and that unit mix is not regulated elsewhere in City codes. The Planning Commissioners were especially interested that studio units not predominate in any development, that they should be of high quality construction and of adequate size to attract good tenants and not preclude the option of eventual conversion to ownership. The Planning Commission recommendation addresses this concern by limiting the number of studio units, and by setting both a minimum size for individual units and minimum average size for all units in a development. The RF 3 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council.Review.9.09 \CAP-- 9 .14.09.INFORMATIONAL MEMORANDUM.doc 3 4 recommendation requires that no more than 40% of the residential units could be studio units, and the average size unit is at least 500 s.f. or greater, with no individual unit smaller than 450 s.f. Planning Commission Recommendation (Comprehensive Plan Amendment —L08 -081): 1. Amend the Comprehensive Plan to add proposed Policy 8.2.22, establishing an Urban Renewal Overlay District as follows: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140`h, 42"d Avenue South, S. 146`h Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit- oriented and pedestrian friendly redevelopment to activate the community along Tukwila International Boulevard" 2. Amend the Comprehensive Land Use Map to show the Urban Renewal Overlay District.(Attachment F) Planning Commission Recommendation (Zoning Code Amendments —L08 -082): 1) Amend the Zoning map to add the "Urban Renewal Overlay District" (Attachment F) 2) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District" (Attachment G) 3) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC 18.50.170 establishing the Urban Renewal Overlay District with supplemental development regulations and criteria as follows: Urban Renewal Overlay District Chapter 18.50.170 18.50. 170. Urban Renewal Overlay District A. Purpose. The Urban Renewal Overlay District is established to implement the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment, and revitalization and to encourage investment that supports well - designed, compact, transit- oriented and pedestrian- friendly residential and business activity to activate the community along Tukwila International Boulevard. B. Application of Regulations. Property located within the Urban Renewal Overlay District is identified on the official land use maps, including the Comprehensive Plan Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. In any case where the provisions of the overlay district conflict with the provisions of the underlying zone, the overlay district provisions shall apply. C. Standards and Criteria 1) The Urban Renewal Overlay District's proposed supplemental development standards are as follows: RF 4 09/10/2009 H: \COMP PLAN 2008- 20091Council. Review. 9.09 \CAP-- 9.14.09.INFORMAT1ONAL MEMORANDUM.doc a) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080, with the exception that: 1) development adjacent to or across the street from single- family dwellings in Low Density Residential zones lying outside of the Urban Renewal District shall be set back 10' from the property line with a required building tier of either one or two stories in height; and 2) floors three and above shall be set back 30' from the property line. This shall apply whether the front, second front, side or rear yard faces or is adjacent to the single - family dwelling. b) Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. c) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow not more than 40% of the dwelling units to be studios. d) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. e) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. 2) The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: a) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. b) At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. c) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access (when site conditions allow). Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. d) The property owner /manager shall prepare a Transportation Management Plan that encourages alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. RF 5 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council. Review .9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDLIM.doc 5 6 e) Residential deve opment shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residenti. , space• on site. An additional space shall be provided for developments with over 200 parking spac . All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. f) Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street furniture, etc. g) One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi - family development RECOMMENDATION The Council is being asked to approve the Comprehensive Plan and Zoning Map and Code amendments, and hold a public meeting on this item at the October 12, 2009 Committee of the Whole meeting, and to discuss it and take action at the October 19, 2009 Regular Meeting. Attachments: A. Planning Commission Minutes (7/23/09) B. Draft Planning Commission Minutes (8/27/09) C. Osterly Park —MDR to HDR Map D. Urban Renewal Overlay Map E. Setback Graphic F. Comprehensive Plan Map /Zoning Map G. Figure 18.15 RF 6 09 /1 0/2009 H: \COMP PLAN 2008- 20091Council. Review. 9.091CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc ATTACHMENT A PLANNING COMMISSION PUBLIC HEARING MINUTES JULY 23, 2009 The meeting was called to order by Chair Malina at 7:00 PM Present: Absent: Representing City Staff: Chair, George Malina; Vice - Chair, Bill Arthur, Commissioners, Chuck Parrish, Allan Ekberg, Margaret Bratcher and Lynn Peterson Commissioner Brooke Alford Rebecca Fox, Minnie Dhaliwal and Wynetta Bivens COMMISSIONER EKBERG MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM JUNE 25, 2009. COMMISSIONER BRATCHER SECONDED THE MOTION; THE MOTION WAS UNANIMOUSLY APPROVED. Chair Malina swore in those wishing to testify. Rebecca Fox, Planner, Department of Community Development, gave an overview of the process for amending the Comprehensive Plan and Zoning Codes. The Washington Growth Management Act (WGMA) allows jurisdictions to amend the Comprehensive Plan once a year unless there is an emergency. This year two applications were received, and in May the City Council reviewed the applications, received comments from the public and forwarded them to the Planning Commission (PC) for their recommendation. After the PC forwards their recommendation back to the City Council, a public hearing will be held and the City Council will make a final decision. The criteria for considering changes to the Comprehensive Plan: 1) Is the issue already adequately addressed in the Comprehensive Plan? 2) Is the proposed change needed? 3) Is this the best means to meet the public's need? 4) Is there a net benefit to the community through this change? The criteria for considering changes to the Zoning Code: 1) Is the request consistent with the Comprehensive Plan? 2) Is it consistent with the zoning classification? 3) Are there changed conditions that would justify the amendment? 4) Is the community's interest served by the change? Staff asked the Commissioners the appearance of fairness questions and there was not any conflict of interest to prevent the PC from making a fair decision. CASE NUMBERS: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L08 -077 (Comprehensive Plan Amendment) L09 -002 (Rezone) Mike Overbeck Comprehensive Plan Amendment and Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) 3421 S. 144th, Tukwila (Tax #0040000088) 7 Page 2of8 Planning Commission Minutes July 23, 2009 Ms. Fox gave the presentation on file numbers L08 -077 and L09 -002 utilizing a PowerPoint presentation. The property for this application is currently part of a proposed townhome project. The primary impact of the Comprehensive Plan Amendment and Rezone would be to allow additional housing units to be built. If the request to High Density Residential is approved it would be possible to build two additional housing units with a slightly higher height. The impact to the immediate area would be minimal. The Comprehensive Plan and the Growth Management Act supports additional housing. New development would be very positive for the area. Staff recommends approval as requested. Mike Overbeck, applicant, commented that there were other incentives for requesting a rezone other than the ability to build additional units. One example he mentioned was the benefit of centrally - located recreation spaces and a through street. Staff listed other benefits approval of the project would provide, such as better access, improved drainage, and the ability to place the recreation area in a central location. The project does meet all fire code regulations. There were no further comments. The public hearing was closed. The Planning Commission deliberated. Commissioner Parrish stated that staff, Rebecca in particular, has done a good job of pointing out the important elements of the decision making process. Commissioner Peterson said approval of the project will make for a more functional development of the overall area, and encourages the kind of development that the City is looking for. Commissioner Ekberg commented that the surrounding property is not impacted by the project. Commissioner Bratcher stated she sees no problem converting to HDR considering the surroundings. Commissioner Arthur said that he sees a number of benefits to this project and very little downside. COMMISSIONER PARRISH MADE A MOTION TO APPROVE CASE NUMBERS L08 -077 AND L09 -002 BASED ON STAFF'S FINDINGS, CONCLUSIONS AND RECOMMENDATIONS, AND TO FORWARD TO THE CITY COUNCIL FOR APPROVAL. COMMISSIONER EKBERG SECONDED THE: MOTION. ALL WERE IN FAVOR. Chair Malina opened the public hearing. CASE NUMBERS: APPLICANT: REQUEST: LOCATION: L08 -081 (Comprehensive Plan Amendment) L08 -082 (Rezone) Derek Speck/City of Tukwila Comprehensive Plan Amendment—Adopt a new policy establishing an "Urban Renewal Overlay District" to encourage compact, pedestrian- friendly, transit - oriented redevelopment Approximately 7 blocks in the vicinity of Tukwila International Boulevard between S. 140th St., 37th Avenue S., S. 146`h St., and 42nd Avenue S. Staff asked the Commissioners the appearance of fairness questions and there was not any conflict of interest to prevent the PC from making a fair decision. 8 Page 3of8 Planning Commission Minutes July 23, 2009 Ms. Fox, Planner, Department of Community Development gave the presentation addressing each of the file numbers utilizing a PowerPoint presentation. The intent of this request is to encourage redevelopment of distressed areas and development of a town center core in the vicinity of Tukwila International Blvd. The zoning code changes would give implementation tools to focus development in the area. Following is Ms. Fox response to Commissioner Peterson's question that she received by email asking why the boundaries were chosen. The application's original boundaries included all properties within 500 ft. of each side of Tukwila International Blvd. between S. 140t and S. 1601. The boundaries were revised in order to focus on a more compact area than originally set, which staff considered a more appropriate area for the overlay. The area around the light rail station will be reviewed for transit oriented development patterns in 2010 or 2011 in preparation of the Comprehensive Plan Update in 2011. At that time different development regulations could be proposed or the current development regulations be extended to the area. This request is a new Comprehensive Plan policy, 8.2.22, intended to further redevelopment goals of the work along Tukwila International Blvd, and to encourage mixed use town center development. Implementation would occur through the supplemental development regulations, which is the zoning portion of the plan. An overview was given on the supplemental development standards for the Urban Renewal Overlay District, which are listed in detail in the 7/23/09 Staff Report. The key supplemental development standards are: • The ability to increase the building height up to a 65 ft. maximum. • Reduce residential parking requirements. • Maximum dwelling units are set by the building envelope. • Pedestrian amenities. • Allow live /work space on the ground floor. In order to build a development that utilizes the alternative supplemental development standards criteria and requirements must be met. The criteria are listed in detail in the 7/23/09 staff report. Following are the key criteria: • A minimum of 100 linear ft. of the development parcel's parameter fronts on TIB. • Covered residential parking for at least 75% of units. • Require a transportation management plan to have the owners provide alternatives to the tenant leases for residential/commercial parking on neighborhood streets. • Require active uses on the ground floor of the building. • Residential development car sharing program encouraged. • Pedestrian amenities, such as bicycle racks, benches, landscaping and wide sidewalks. Commissioner Peterson asked if there is a definition for `active uses'. Staff said that there is currently no defmition in the TMC for `active uses.' Commissioner Malina asked that the word `bus' is changed to `transit tickets,' on page 14 in the last sentence of staffs recommendations in the staff report. Pam Carter, a citizen, submitted an email recommending changing the words `bus tickets and passes' to `transit tickets and passes' on page 19 in the transportation management plan on page 19 of the staff report. Commissioner Parrish requested that the top two sentences on page four of the staff report are deleted to eliminate repeat verbiage that is found on the same page in paragraph three. Commissioner Parrish requested that staff point out on a map where the type three wetland is located. He asked staff explain the language, `hydrology from the proposed Overly District supports the wetland,' which is listed in the staff report. He asked that overflow parking be addressed. He also asked if permit parking should be required now or wait and see what the impact will be. 9 Page 4 of 8 Planning Commission Minutes July 23, 2009 Staff commented that the other measures such as the transportation management plan and the bicycle standards are intended to address the potential overflow parking issues. Staff has also made a recommendation for shared automobile space. Staff is looking ahead to try and limit the potential impact, while at the same time taking a wait and see attitude. Based on information from Bellevue's 2005 -2007 census regarding the number of vehicles available based on the size of the apartment, Tukwila's proposed parking will not be impacted. There are options after construction if parking becomes a problem such as restricted parking zones. Commissioner Parrish asked how it was determined to have 50% of the units be studios. Staff deferred this question for the applicant to address. Commissioner Parrish wanted to know what demographic would be moving in. Commissioner Peterson commented that one of the problems that plagues the City is high turn over of residents and that maybe larger units would provide more stability. Derek Speck, Applicant, Economic Development Administrator for the City of Tukwila, gave a PowerPoint presentation. He explained what prompted him to submit this proposal was different developers approaching him and discussing certain development types that Tukwila does not currently allow. He stated another reason was because developers that submitted proposals for the Tukwila Village development proposed styles that the current zoning does not allow. Such developments have already been constructed in other areas over the last ten years. Mr. Speck addressed the parking questions raised. He said that this type of development usually has some on -street parking available. It is unknown whether the current City traffic impact fees program has fees directed to right of way acquisition to create more on -street parking. As part of Tukwila Village developments the desire is to advance the CIP project for 144th between Military and 42nd, with the possibility of angled on -street parking. For long term, beyond this project at some point, parking enforcement or a restricted parking zone may need to be considered. Mr. Speck said that the on -street parking is a key component of making this a walkable neighborhood. He recommended leaving some of the enforcement of mixed use parking up to the retailers to work out privately with the property owners. Specific reasons were not given as to why 50% was determined to be the maximum percentage of studio apartments to be constructed. Mr. Speck commented that there would be a potential increase in property values. He also said that part of the reason this type of development has caught on is due to the cost to construct them. The second level wooden frame construction is generally less expensive than the steel frame building. Some code issues can be addressed by the City adopting a special ordinance to allow buildings to go up five floors on wooden frame over concrete. This type of construction would be an efficient way of handling the cost for development, which will allow up to approximately a 65 ft. tall structures. Currently the maximum height allowed in the NCC zone and Tukwila Village area is 45 ft. The developers want an increased height limit to provide to more dwelling units per acre and to reduce the parking space per unit. In the proposed Urban Renewal Overlay District developers want to be allowed to build taller structures. Regarding set -backs it was noted that the worst case scenario in terms of the density would be development in the NCC zone of a 65 ft. Structures with 20 ft. between buildings. Mr. Speck commented that this scenario is not very likely to happen due to having city streets generally separate NCC from LDR. Examples of new and existing buildings heights and parking provisions were shown of other developments. Commissioner Parrish commented that the impact of overflowing to the neighborhoods was not shown. Mr. Speck stated that if overflow parking is a concern that he would recommend looking at a residential parking zone to protect the single family neighborhood. It was commented that there would be a hassle factor and an enforcement cost. He recommended pursuing this option if the need develops. 10 Page 5 of 8 Planning Commission Minutes July 23, 2009 Commissioner Bratcher asked what the Fire Department's comments were on the 65 ft. high structures. Mr. Speck stated that the Fire Department has said that they are ok with the proposal. The proposal does not change the fire codes. Commissioner Malina commented that the examples of developments that Mr. Speck showed had a lot less than 50% studio units. He stated that he is having problems with why the 50% figure was chosen. Mr. Speck said that one of the developer's proposals showed 40% studio units. However, he said that he does not have any data to back up his decision for the 50% figure. He said that if the Commissioners decided they didn't want to allow the amount of studio units designated, he does not know if it puts the City out of the market to see development happen. He suggested that more research could be done regarding the number of studio apartments constructed in the development Commissioner Ekberg stated that he is struggling with what he would see along 42nd S. for a development that meets all of the criteria. Mr. Speck pointed out on the PowerPoint slides what Commissioner Ekberg would possibly see. Commissioner Ekberg stated that he was not comfortable with Mr. Speck's answer. Mr. Speck said he could work on providing a better answer. At 9:00 PM Commissioner Bratcher left the Council Chambers. Chair Malina called for a recess. Chair Malina reconvened the public hearing. Jonathan Varnes, citizen, stated he is trying to understand how the parameters were established for the Tukwila Village project. He said in his opinion the project is a great idea. Mr. Speck will be in contact with Mr. Vames to discuss his question. Staff addressed the Overlay District boundaries. The proposed Overlay District was selected because it corresponds to the area that was the Urban Renewal Area that was set in 2000 and was the focus of the redevelopment along Tukwila International Blvd. It was an area demonstrated to be in need of redevelopment and it was also the area that has been well studied. Its core is six acres of parcels that the City owns. Staff will be looking at the area to determine if it will extend further in the future. Michael West, citizen, stated he is in favor of the proposed request and urges its adoption. He said that it gives the developer what they need to make it a financial success. He pointed out that the staff report reads that there shall not be more than 50% studio units, which means if the applicant wants to build 5% he can. He said the applicant probably designed the proposal to give enough flexibility to do what they think is market driven. And he doubts that they will build something that will be a detriment to them. Ryan Hitt, Development Manager, Tarragon, is in favor of the proposed Comprehensive changes. He stated he has some zoning concems. Concerns were pointed out on page 18 and 19 of the staff report. Mr. Hitt said that his recommendations would be to include language for set -back requirement that it is open to flexibility so that if there were potential changes to different set -backs that might make sense as the design moves into further development. He said that his main concern is that if different situations come up later in development, is that the Commission will consider it. Mr. Hitt wants flexibility to be able to discuss potential situations in the future. In regards to the 50% ratios of studio units, Mr. Hitt supported that number and stated it is unlikely that they would ever actually have a development with 50% studio units. He said that flexibility is important and keeping the figure at 50% would be important. Concerning the types of people living in these units it could cover a large demographic variety, such as students, young professionals, and people potentially on fixed incomes or seniors. Tarragon proposed that the minimum size apartment be 400 sq ft. as opposed to 500 sq. ft. Mr. Hitt said that they want 11 Page 6 of 8 Planning Commission Minutes July 23, 2009 make sure that the criteria take advantage of the Overlay District zone. The project will be built in phases and phasing of the project are not addressed in the staff report. Tarragon wants to make sure in the development agreement that requirements do not have to be met in phase one necessarily but over the course of the project. Concern was expressed with the car sharing and bicycle parking requirements Tarragon would like to discuss this. They would rather not be locked into a specific number of parking spaces. Their preference would be to tie this to one of the recognized green standards. Because these standards change through over it would allow them to apply the standard that makes sense at the time of development. Tarragon thinks a definition of `active uses' makes sense to try and define or understand further what the expectations are. Tarragon supports active uses at the ground level of all of their projects. Commissioner Malina asked how Tarragon has looked at providing adequate spaces in their parking garage for those who may have electric cars or dual use vehicles. Mr. Hitt stated that they are not far enough in design to actually show the Commission. They would like to consider this in the shared parking requirement to satisfy part of the requirement and that alternative energy vehicles would be included. There would be designated spaces that could be modified if the demand requires it. Mr. Hitt said that you do not get parking right the first time but you have to see where the demand is. As the project grows you have to try out different options to figure out what works the best. Mr. Hitt said they he could not say if they would have guest parking but that he can say there is some overflow parking depending on what time people use the commercial spaces. Commissioner Peterson asked Mr. Hitt if Tarragon objected to providing designated parking spaces for car sharing. Mr. Hitt said what they are in opposition to is providing a specific number of parking spaces within the guidelines in the staff report. They will be happy to provide a shared type of parking space(s) on the site but until they get further in the design its hard to tell exactly how many spaces a project can support. Commissioner Peterson explained that they often point to standards in the code, that are constantly evolving, and then there is a revision of those standards. Mr. Hitt stated that Mr. Speck recommended the suggestion that Tarragon tie it to a specific standard. They will be happy to do that, but he does not have that data to be able to say what the L.E.E.D. standard or Built Green standard would be. Mr. Hitt asked for the opportunity to research this further and discuss further with the City to be able to create a standard that makes sense and that they feel is appropriate for the project. Commissioner Parrish asked if Mr. Hitt's comments were intended to suggest that what he is talking about would be applicable to the entire Overlay District. Mr. Hitt said that he can only speak for the Tukwila Village area; they are concerned specifically with Tukwila Village. Kate Kruller, citizen, has worked at WA State Department of Transportation and King County Department of Transportation. Ms. Kruller represents Tukwila on the Puget Sound Access Community Media Channel and she is the 11th Legislative District Chair for the Democrats in the area. She said that she spends a lot of time talking to people in the community and that it is vital to move ahead and progress in Tukwila. She also said that Tukwila has been dangling for ten years and the momentum is going this year. Ms. Kruller said that the people who will occupy this development will be young and old. She said when she walks her precinct and talks to people about Tukwila Village and hands out paper work the two comments she received most was, "Do it and don't talk about it," and "I could use that" She said that she highly encourages the Commissioners to look at what's being proposed. If there is a way to consider it a test area, she would love to see this area revitalized so that it is a place that people come to spend their time. Ms. Kruller said this is not something to protect Tukwila citizens from; it's something to provide to them and to provide it soon. Dwight McClain said in 1995 that the Highway Action Committee was formulated to clean up the highway. He chaired the committee and their purpose was to make the highway a safe place to work and do business. Mr. McClain said that a lot of things have happened in other cities and there are a lot of ways to kill a project. 12 Page 7 of 8 Planning Commission Minutes July 23, 2009 He said one way is to get too hung up about the parking requirements. He said when you become too constrictive in the plan and requirements; if the number doesn't work developers are not going to come around. Mr. McClain said he thinks that the developers need to be trusted not to develop a project that is going to go belly up, it's not in the developer's financial interest. He said some general guidelines need to be set and give them as much latitude as possible so that they can proceed. He encourages moving ahead without delay. Sharon Mann, citizen, said that she thinks there has been enough education to know that this is what the City needs to do in order to get the ball rolling. She said it is discouraging to look at surrounding cities that have something pretty and a reason to come to their city. She said it is time to go forward and doing rigid things do not work; we can set guide lines with the opportunity for open variances that make sense based on the area. She said parking is an issue and if it becomes an issue for this project then you implement permit parking as a resolution. Ms. Mann said the economic climate is poor but we have three big parcels on the blvd. that is not bringing any money into the City. She said we have a gold mine and it is time to get the pans out and start mining. Mohamad Aminpour, owner, Ridgewood Apartments, said that everything has been said that needs to be said. Mr. Aminpour said that this is a good project and the City is on the right track. He said that Tukwila International Blvd. looks very nice. However, the building around it do not look as nice and in order to really develop and make sense for business owners and developers to develop you have to provide them the tools for it to make sense for them to do. Having a 65 ft. maximum height zone makes a lot of sense and would bring a lot of new development. He said that he would like to see the project go to S. 154th, and if the City doesn't do that the City of Sea Tac will get their share of revenue and Tukwila will not. Staff recommended moving forward on the Comprehensive Plan Amendment to establish the Overlay District. Staff could discuss changes to the development standards and criteria based on the comments. Pam Carter, citizen, stated that she supports the project and thinks that it should move forward. She said the changes regarding the L.E.E.D standards for the flex car parking that Mr. Hitt did not come prepared with any suggestions. She said the project should be forwarded to the Council with a recommendation for approval and also for consideration if Mr. Hitt submits some material. She also said that Mr. Hitt could work with staff and develop an alternative proposal so that the Council could have that before them, rather than trying to make a decision without information. There were no further public comments. The public hearing was closed on case number L08 -081. The Planning Commission deliberated. Commissioner Parrish likes the idea of forwarding the Comprehensive Plan Amendment to the Council but he is not comfortable with the rezone going forward. Commissioner Parrish commented that it is the Commissioners job to deliberate on the behalf of folks on projects and it is not they're desire to delay projects but to do a good job. He said the representative from Tarragon did not come prepared. One of the things the Commission likes to see is a recommended regulation, if you have a recommended change then bring it with you. The Commission wants to see the proposed language. Commissioner Parrish said that he is not in favor of 400 sq. ft. studio apartments. Regarding the L.E.E.D. and Build Green he said he does not see that as being applicable to the Overlay District. It was noted that there is a process for variance. Those that have some idea about how the language should read should submit it to staff and it will be provided to the Commission as an option to consider. 13 Page 8 of 8 Planning Commission Minutes July 23, 2009 Commissioner Peterson said that he is comfortable with everything that's been recommended but he would like a definition of `active use'. Commissioner Peterson is prepared to move the project forward as proposed once staff provides some language to provide some guidance for a definition on `active use'. Commissioner Ekberg said the only major concern he has is having 65 ft. tall structures adjacent to single family residential. He said that he is concerned about having a 65 ft. wall on the west side of 42nd Ave next to residential and next to the high school. Commissioner Ekberg recommended thinking about the approach that attachment G references in the staff report for areas that abut single family residential property, even if it's across the street. He suggested language change for one space for the car sharing program. Item 2, E, page 19, suggested language to read, `a minimum of one space'. Commissioner Arthur said that he would like to hear more about Commissioner Parrish's suggestion about moving ahead with the Comprehensive Plan Amendment but not the zoning at this time. He said there are a lot of the things that may be worthy of discussion and maybe worthy of adopting. Regarding 400 sq. ft. or 500 sq. ft. studio apartments he does not hear any compelling arguments one way or the other. He shared the concerned regarding the 65 ft. wall across the street or on an adjacent property to LDR. He said he is not going to accept staff comments that nothing is going to happen, something definitive is needed to protect LDR and other areas from the 65 ft. wall. Commissioner Malina said that he concurs with the Commissioners. He said that he has no problem approving the Overlay but he has a concem about the rezone, there are issues. He thinks they need to take a look at the rezone portion and be able to pass on a good packet to City Council. COMMISSIONER PARRISH MADE A MOTION TO APPROVE CASE NUMBER L08 -081 BASED ON STAMPS FINDINGS, CONCLUSIONS AND RECOMMENDATIONS AS AMENDED, AND RECOMMENDED FORWARDING TO CITY COUNCIL. COMMISSIONER ARTHUR SECONDED THE MOTION. ALL WERE IN FAVOR. CASE NUMBER L08 -082 - CONTINUED. Commissioner Ekberg explained that he wants staff to come back with a recommendation on how to deal with the issue regarding the 65 ft structure adjacent to the LDR. Staff asked for some direction on what the Commission would like to see regarding set - backs. Commissioner Ekberg suggested that staff return with something similar to attachment G in the staff report but applies to the 65 ft. tall structures being tiered adjacent to LDR. Commissioner Parrish was in support of Commissioner's Ekberg's suggestion. Commissioner Parrish asked the representative from Tarragon if he is willing to submit some information in writing to staff for consideration. Tarragon will be submitting information. DIRECTOR'S REPORT • Minnie asked the PC if they are interested in hosting a joint PC meeting with Sea Tac PC on October 15, 2009. An interest was expressed. Staff will return with more information. Meeting adjourned: Submitted by Adopted: 14 10:25 PM Wynetta Bivens Secretary 8/27/09 ATTACHMENT B PLANNING COMMISSION PUBLIC HEARING MINUTES AUGUST 27, 2009 DRAFT The meeting was called to order by Chair Malina at 7:00 PM Present: Chair, George Malina; Vice - Chair, Bill Arthur; Commissioners, Chuck Parrish, Allan Ekberg and Lynn Peterson Absent: Commissioner Brooke Alford and Margaret Bratcher Representing City Staff: Nora Gierloff, Rebecca Fox, Minnie Dhaliwal and Wynetta Bivens COMMISSIONER PARRISH MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM JULY 23, 2009. COMMISSIONER ARTHUR SECONDED THE MOTION; THE MOTION WAS UNANIMOUSLY APPROVED. Chair Malina swore in those wishing to testify. PLANNING COMMISSION PUBLIC HEARING Chair Malina opened the public hearing. CONTINUANCE FROM JULY 23, 2009: CASE NUMBERS: L08 -082 (Rezone) APPLICANT: Derek Speck/City of Tukwila REQUEST: Rezone /Zoning Code change —Adopt alternative development standards and criteria for the proposed "Urban Renewal Overlay District" including 65' building height limit, reduced parking requirements, covered parking, pedestrian- oriented design features, and others. LOCATION: Approximately 7 blocks in the vicinity of Tukwila International Boulevard between S. 140th St., 37th Avenue S., S. 146th St., and 42nd Avenue S. This is a legislative area wide re -zone issue and any changes will apply equally to the entire Urban Renewal Overlay District area. They would also apply equally to all development provided that the criteria are met. There was concern raised by the PC regarding whether it is appropriate for Tarragon, a developer interested in the Tukwila village project, to discuss their concerns and make recommendations on the proposed rezone. An email from the City Attorney addressing this issue was provided to the PC stating that Tarragon is in the same position as any other interested party that is impacted by the proposed zoning changes. The fact that they could ultimately enter into a development agreement with the City does not have any effects upon the discussion, deliberation and decisions made by the PC. Rebecca Fox, Planner, Department of Community Development, gave an overview of the proposed revisions and recommendations based on issues of concern that were raised by the PC at the July 23, 2009 meeting. • Set -backs in proximity to single family zones. The set -backs in Low Density Residential (LDR) - modifications were made and there are three options proposed. In each of the options rather than stipulating that the set -backs would apply within 50 ft. of the LDR, the wording was revised to read: `These set -backs would apply to development 15 Page 2 of 8 Planning Commission Minutes August 27, 2009 Option 1 is based on a tiered building requirement, such as in the office zone. Buildings should have two required tiers beginning at 10 ft. The setback is 10 ft for the first floor, 20 ft. for the second ft. and the remainder of the building floors three and up is set -back 30 ft. Staff considers this option very prescriptive for design and construction and could result in increased cost for building systems and the lost of developable space. Option 2 has some aspects of staffs original proposal. Rather than setbacks being met by a ratio of 1.5:1 they are stated in set numeric distance, 10 ft. for the first floor, 20 ft. for the second floor, 30 ft. for the third floor. The setbacks can be met either by having a tiered building on different floors or setting the entire building back the maximum distance or combining the tiers and setbacks. This provides maximum flexibility for development but it may not have the results desired for the compact feel or the visual break. Option 3 requires one tier either one or two stories high, setback 10 to 20 ft and the remainder of the building setback 30 feet. This option combines some of the features of option 1 and 2. Staff considers this option somewhat prescriptive and issues could be addressed through the design guidelines. Staff recommends Option 3. • Studio apartments — maximum allowable percentages of apartments and the minimum size. The revised recommendation is to allow not more than 40 percent studio apartments with an average studio unit size of at least 500 sq. ft. with a minimum unit size of 450 sq. ft.. The recommendation is based in part on an analysis prepared by Dupre and Scott. Commissioner Parrish raised questions regarding setbacks and wanted to know if the setbacks were sufficient for two 65 ft buildings adjacent to each other with 20 ft. between them. Staff commented that they spoke with the fire chief and all fire and building code issues are separate from the zoning. However, in the event that they do not meet the fire or building code requirements those codes will take precedence. Nora Gierloff, Deputy Director, Department of Community Development, stated that it would depend on the site whether the setback would be sufficient. There could be different requirements based on building construction. Commissioner Arthur commented that he is not sure exactly where the 65 ft height is coming from and asked staff where it was coming from. Staff stated that the area is a redevelopment area and has been designated as a site for a more compact and dense urban core of mixed use development. The entire area is proposed for 65 ft., which is a request that comes from the applicant and is based on comments from developers who have expressed interest in creating such a core development. In order to have an economic building a typical type of structure is one story of commercial with five stories above up to 65 ft. This is not a type of building Tukwila has but it is common in other areas. It was discussed and proposed as part of the development proposal for the Tukwila Village project. Commissioner Arthur stated that it is hard for him to understand a building setback for a 65 ft high structure with a minimum setback of 25 ft. He said when the Tukwila Urban Center was looked at it was found based on the Fire Department's testimony that a 26 ft minimum setback was necessary for buildings that were 30 ft. 16 Page 3 of 8 Planning Commission Minutes August 27, 2009 high. He said he does not understand how more than double the building height would cause a setback with less footage. Staff stated that they would want to make sure the requirements are met and if necessary address the zoning recommendation to be sure that there is no conflict. Ms. Gierloff said she thinks that the 30 ft. came from the cut off for a high rise ordinance under the fire code. She talked about a 26 ft fire lane instead of a 20 ft. fire lane, which is something you would have to factor into the design of the building. Commissioner Arthur asked if 25 ft. is sufficient for the fire department. Commissioner Peterson pointed out that it was already decided that fire would take precedence over the zoning codes. Commissioner Parrish pointed out that the proposed setback is 20 ft. Staff provided an email from the fire chief in support of the zoning recommendation. Commissioner Ekberg asked for clarification whether the applicant is the Economic Development Administrator for Tukwila. Dwight McLean, showed a slide presentation. Dave Fenton, citizen, part owner of Samara Apartments, which has over 200 apartment and none of them are studios. He said that he is really concerned by the 65 ft high structure and the studios. He stated that he has been in the business for 25 years and that he does not have studios because they are problems that tend to draw people that could not otherwise afford a one bedroom apartment. He said in Tukwila that there are about four complexes that have studio apartments and if you were to contact the Police Department that you would see lots of police activity at places with studio apartments. He asked that this is taken into consideration. Commissioner Ekberg asked Mr. Fenton what the transient nature of folks with three bedroom apartments. Mr. Fenton stated that he has never had a vacancy in his three bedroom units in ten years, they are in high demand. Staff pointed out that the 500 sq. ft. studio size is a minimum not a maximum size as mentioned by Mr. Fenton. Commissioner Malina asked Mr. Fenton the square footage of his one bedroom apartments. Mr. Fenton responded that they are 800 sq. ft. on the ground floor and 850 sq ft on the upper floors. Sharon Mann, Co -Chair for Tukwila International Boulevard Action Committee (TIBAC), addressed other's concerns on the 65 ft. high structures and the setbacks on the single family dwellings and the number of studio units. The TIBAC group did not share the concerns of others and recommend approval of the 65 ft. height if the buildings are built adjacent to single families or across the street. They recommended a set -back of 10 ft. for the first floor and an additional 10 ft. for the second floor but not additional set -back requirement for any floors thereafter. They recommend a requirement of no more than 50% of the units are studio. Ms. Mann said the development they are looking for will be condo quality and a vibrant area with lots more activity. She does not foresee the problems raised by Mr. Fenton. Ms. Mann stated that the developers have been requesting that restrictive guidelines which have prevented development be lifted. She said that the zoning has been a roadblock for development for the last ten years. She stated that there is no incentive for 17 Page4of8 Planning Commission Minutes August 27, 2009 current owners to improve their properties or for new developments to happen. The TIBAC group implores the PC to make a decision and to move on with this because there is a deadline to get this approved in order for the project to move on and the Comprehensive Plan to be approved. The TIBAC said that they are asking the PC to not be protective of them by keeping them in a 1990 vision. They are looking for the PC to be more progressive and look into a 2010 and 2020 vision. Commissioner Ekberg asked for clarification from Ms. Mann regarding whether they are supporting option 1 or 3 for the setback recommendation. Commissioner Parrish stated he is confused with what Ms. Mann recommended for setbacks and pointed out their recommendation is not one of the options proposed. Ms. Mann stated she heard the recommendation, but feels that the number is unimportant and a developer is not going to develop something they cannot rent and sustain. Commissioner Parrish stated that he very much appreciates the involvement of the TIBAC group. Commissioner Peterson pointed out that Ms. Mann's recommendation on set -backs are listed in attachment E of the PC packet. Ryan Hitt, Development Manager, Tarragon, stated that since the previous PC Meeting they have been in contact with staff have worked with them on a number of the issues and support the current recommendations. They also feel comfortable with the recommendations from the TIBAC group. Mr. Hitt pointed out a letter in the PC packet that was provided by Tarragon, which was intended to address a number of comments and concerns of the PC. He offered to address any concerns that were not addressed in the letter. Mr. Hitt stated that the examples of the studio units on the back of the letter were included to show what a typical studio layout might look like in an apartment building, and also to show there are a variety of studio layouts that are occurring in a number of current development buildings in the market. Mr. Hitt responded to comments made by Mr. Fenton. He said that Tarragon would not develop a building that they did not feel is sustainable and wouldn't put a number of studio units in an apartment that they do not feel they can rent to responsible people. Commissioner Ekberg asked Mr. Hitt from his economic analysis and understanding of the market place where does he see three bedroom apartments in the City of Tukwila. Mr. Hitt said that he does not see any problems with three bedroom apartments and having as many as the market can sustain in Tukwila or in the overlay district. He said that they would personally have three bedroom apartments if they felt it was the appropriate unit type for the project. Commissioner Parrish asked Mr. Hitt if he or Tarragon has any experience with the normality of converting studio apartment to condos. Mr. Hitt said that he has never worked on such a project. There was further discussion on this issue and Commissioner Parrish pointed out that it would be unlikely for a conversion to happen in the future. Sharon Mann said from her real estate experience that it is not unusual for studio conversion in current buildings and studios built as condos to be as small as 330 sq. ft. She said a studio is not an unsellable product. Pam Carter, citizen, stated that she supports all of the changes. Without some of these zoning changes it's doubtful that this development can go forward. There have been regulations in the overlay district and there have not been many changes. She said if you want the same results keep doing the same thing. She said if 18 Page 5 of 8 Planning Commission Minutes August 27, 2009 the guidelines are so restrictive no one is going to build there. Ms. Carter said the community supported Tukwila Village because they wanted to see something happen. They want to see things move forward and you can not do that with the same regulations. Derek Speck, Applicant, Economic Development Administrator, City of Tukwila, stated that he is available to answer questions. Commissioner Parrish asked Mr. Speck to address the TIBAC recommendation versus staff's proposed recommendations. Mr. Speck said there may have been a miscommunication; the TIBAC recommendation is a part of staff's recommendation. It is the part pertaining to the studio size. The three set -back options are different than the TIBAC recommendation but option 3 might be the closest one. Chair Malina called for a recess at 8:30 PM. Chair Malina reconvened the public hearing at 8:40 PM. The public hearing was closed on case number L08 -082. There were no further public comments. The Planning Commission deliberated. Commissioner Ekberg suggested a process of turning to the zoning recommendation in the packet and moving through it page by page. Zoning Recommendations as listed in the August 20, 2009 staff report: Number 1 - Approved. Number 2A and 2B - PC Approved. Letter C. 1.a., option 3 - Verbatim PC comments start at this point: Commissioner Arthur stated that he has a problem with the bulk of a 65 ft structure (letter Cl, option 3). I suspect I am going to be on the short end of the vote here but in looking at the work that has been done over the past two years to establish the height limitations that we currently have on the Code, I see a lot of work done by staff, then staff, by citizen groups, urban architects, and the Council to develop these height limitations, and now to change these to change these and we come up with another 50% boost in the height. I'm troubled by two things, one is just the sheer increase in bulk, and the second would be we probably are going to adopt this on the basis of staff's recommendation with a basis for that recommendation primarily on it's needed for the development to occur. And it's probably a deal breaker. According to statements made in last Monday night's Tukwila City Council meeting unless we get this height, this is going to be a deal breaker for the Tukwila Village project. Commissioner Malina, "Do you feel that the height is too tall ?" Commissioner Arthur; I don't see anything justify the height except two things, the developer needs it and staff recommends it. I do not see the same degree of care and involvement from a wide spectrum in the community that I saw when these existing height limitations were established. It's disappointing and for that reason, I would not be in favor. 19 Page 6 of 8 Planning Commission Minutes August 27, 2009 Commissioner Malina; What would you recommend as the, again what we are doing is we're trying to get through this thing and pass it on to the Council. The Council definitely probably is going to make some changes to what we recommend but I think it important that we move this on from this body to the Council. So whatever numbers that is created here and whatever verbiage that is created here, the Council is going to see and may change or leave alone. Maybe someone on the Council has your same basic feelings when this comes before them, maybe the height is a little too tall for being abutted up to a residential neighborhood and under an LDR. Commissioner Arthur, I don't think the care and the effort has been put in coming up with something that would justify me to say I like this height or I don't like this height or something of that nature. Again, my concern is it's coming from a staff recommendation based on what I see as a single need and that is to get the Tukwila Village project underway. Looking at the responsibilities of a Planning Commissioner we are supposed to make recommendations to the Council on landuse matters. That's one of the responsibilities and that's what I think I'm doing here, I think .....feeding this thing for the appropriate height, maybe it is 65 ft. I just don't think that works been put in to get there from here. I don't think that the Planning Commission is responsible for approving or disapproving Tukwila Village. I think the issue has been confused because most of the discussion here is relating to Tukwila Village specifically and with the Tukwila Village development specifically. If you want to know how I feel about the Tukwila Village, ask me how I feel about Tukwila Village but I don't think a zoning change along these lines on the basis it's being suggested is appropriate. If you want to go back to 1995 I understand TIBAC is the old Tukwila International Blvd Action Committee or the Highway 99 Action Committee that pre -dated that and I was one of the original members of that thing. I did take an interest in getting the 99 Corridor cleaned up, and I took an interest in getting Tukwila Village put together and on its way. After about, when we started this in 1995, doing this, after about seven or eight years, you kinda see that the City is not going to get there from here at least....so I haven't been involved with it, Action Committee or TIBAC in recent years. It's nice to see that you are doing something again. I just don't think there's been enough information here or the right basis of information presented to make a favorable recommendation for this zoning change. Now it seems we're being rushed to get something in the works to get Tukwila Village up and running and see it come out of the ground. It seems like we are in a rush although this has been under way for at least two years now so the timeframe we're rushing is still not very quick. It shouldn't be like this in my opinion but I don't think I'm going to approve something for what I feel to be the wrong reason. Commissioner Parrish; I will just make a statement. I very much appreciate Commissioner Arthur's thoughts on this, I do support the 65 ft., I will vote for that and I'll point out that the majority of the Commissioners walked around pretty much the entire overlay district looking at what 65 ft. will look like and the potential impact on the neighborhood. At least in our minds we weren't thinking necessarily about Tukwila Village but the entire overlay district so I'm comfortable with that. Commissioner Peterson; I think I understand where Bill is coming from but also I have to acknowledge that the reason why we passed the Comp Amendment was because we saw a need to initiate and ignite some sort of re- development up there and that means taking some special actions that will encourage re- investment up there and I think for those of us that took the tour we look and I know when we were taking that tour there's an area there 42nd Ave 140th up to TIB there's some housing there you'll notice there is a special commercial re- development area where that had been an earlier effort to maybe re- develop the type of housing that's there that could possibly be replaced by the type of housing that would be of higher quality of life and safety for the individuals living there. As I said, I also looked at some and did some rough calculations for the set -backs doing that ratio 1:1.5 and looking at the right -of -way up there on 42nd 20 Page7of8 Planning Commission Minutes August 27.2009 where in some places it was almost 90 ft. I had to ask myself why were we stopping at 65 ft. instead of 132 ft. almost double. Not that I was indicating that. It just seemed like you could get to well beyond what we were asking for, so it was a modest increment to possibly entice some development up there to improve the quality of life for everyone that lives up there and maybe make that more of a shiny area instead of an area that is going into decay and possibly will. We need to improve that area. I can't say any more. I think the 65 ft. is a moderate increment and it might not be enough to get the job done. Commissioner Ekberg If we are just talking about the 65 ft. currently our zoning for that area allows 45 ft. in height adjacent to International Blvd. What we're asking here to approve is another additional 20 ft. Recognizing that the policy that we're putting before us is only for those lots that are adjacent to the International Blvd. Have 100 ft. of width along the Blvd. so at this point I am comfortable with that policy we are putting in the place, the rules that would guide that policy and increasing the opportunity from 45 ft. to 65 ft. along International Blvd. Commissioner Malina I'm going to have to concur with you. The area does need some improvement. It's been on the books for a long time and to move on with the project. City Council may end up changing that figure but I think that we need to get this thing moved on so I will concur with that 65. So it looks like we have a consensus. Verbatim Minutes discontinued. Commissioner Parrish said that he is comfortable with Option 3. Commissioner Peterson noted that he supported staff's original position and believes it was the right way to go. He will support Option 3. Commissioner Ekberg said he is in favor of Option 3. Commissioner Arthur said with respect with the options on the table, Option 3 appears to be the best of the three choices. He said he appreciates the involvement of TIBAC and getting involved in the aspect of it. Commissioner Malina said that he is in support of Option 3. Zoning Recommendations as listed in the August 20, 2009 staff report: Letter C.1.b, - Approved. Commissioner Malina stated that he has a problem with the verbiage (letter C,1,c.), `smaller than 450 sq. ft'. He stated that he would rather the minimum size unit be 500 sq. ft. Commissioner Parrish stated he is comfortable with the recommendation as shown. Commissioner Peterson stated he is comfortable 450 sq. ft. Commissioner Ekberg stated that he was excited to see the new verbiage to allow flexibility and that he likes the opportunity for the market to bear the demand. Commissioner Arthur stated that he is opposed to the 450 sq. ft. He noted that the recommendation is lower than what was in the analysis. He said that he has a problem with relying on something that varies with data, which had been presented by staff, and the sole recommendation is coming basically from the 21 Page 8 of 8 Planning Commission Minutes August 27, 2009 developer. He said he would rather see 500 sq. ft. He also said that having 40% of the dwelling units to be studio seems high to him. Zoning Recommendations as listed in the August 20, 2009 staff report: Letter C.1.c., - Approved, Commissioner Malina and Arthur opposed. Letter C.1.d., - Approved. Letter C.1.e., - Number 2a, - Number 2b, - Number 2c, Number 2d, - Number 2e, - Number 2f, - Number 2g, Approved. Approved. Staff made a correction on the verbiage to read, `at least 75% of required residential parking....' - PC Approved as revised. Staff made a correction to put parenthesis around the following text, (except for the width of the garage access when site conditions allow.) - PC Approved as revised. Approved. Approved. Approved. - Approved COMVI IISSIONER EKBERG MADE A MOTION TO APPROVE CASE NUMBER L08 -082 RE- ZONE ZONING CODE CHANGE; ADOPT ALTERNATIVE DEVELOPMENT STANDARDS AND CRITERIA FOR THE PROPOSED URBAN RENEWAL OVERLAY DISTRIST BASED ON STAFF'S FINDINGS, CONCLUSIONS AND REVISED RECOMMENDATIONS. COMMISSIONER PARRISH SECONDED THE MOTION. MOTION CARRIED; WITH VOTES BY COMMISSIONER EKBERG, PARRISH, MAUNA AND PETERSON. COMMISSIONER ARTHUR DISSENTED. Commissioner Arthur stated that it troubles him that we are making a zoning change decision for the wrong reason. I stated that earlier. I think I have two major problems, one is the way it is being brought forward with staffs recommendation with really no justifications other than the developer wants it. That's the most compelling thing. I think the thing that troubles me most, past administration and past directorships we've seen concern that let's run this past the Fire Department, lets run this pass the Police Department on the basis of protecting the health, safety, and the welfare of individuals of the City. Then I see something like what we have received from the chief.....and I would like this written into the record. When the Fire Department was asked for their input on this, which I think is an integral part of just about anything we do. The response in part says, and this is from Chief Olivas, "Our concerns involve issues pertaining to building and fire code requirements we have not approved anything related to the proposed Tukwila Village site as we have not seen anything other than conceptual drawings. We told the vendor in a meeting April, 08 that the conceptual plans were not acceptable and that changes would be required. Again we have not seen any plans since that meeting and have not conveyed any approvals." I think that should be contained in the minutes to go forward to the City Council. I'm disappointed that there is a lack of communication to that extent between Planning and the Fire Department and.....and staff DIRECTOR'S REPORT Meeting adjourned: 10:35 PM Submitted by Wynetta Bivens, Secretary 22 S14iSt HDR NCC m ek- L08.077 Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) Osterly Park Townhomes Attachment( L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) Proposed Medium Density Residential (MDR) to High Density Residential (HDR) Zoning Lines INMNa0 •sue _ - Townhome Project Area ti•••••IIu [i••••••• imumm IIIM 1111••• IN••••■ Tukwila Village Project Zoning Lines Commercial Redevelopment Areas Proposed Commercial Redevelopment Area CI 111. m Proposed Urban Renewal Overlay District L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District L08 -082 Rezone /Overlay District -Urban Renewal Overlay District Wetlands ED Wetland Buffer Attachment D 70Ft 60Ft 50Ft 40Ft 30Ft 20Ft 10Ft Ground R 30 ft > 10'ft>i if- 50' ROW 20' from R One required tier -one floor or two floors 1 ..:;11-• 7i ).:177i7;-11 Commercial Redevelopment Areas Urban Renewal Overlay District Tukwila International Boulevard Urban Renewal Overlay District Attachment Fl PumI' i ii®i®lmi®tii®iri® ma ®IaSZ:a Commercial Redevelopment Areas Urban Renewal Overlay District Tukwila International Blvd Urban Renewal Overlay District Figure 18 -15 Attachmenth TO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Community Affairs and Parks Committee FROM: Jack Pace, Community Development Director;' DATE: September 10, 2009 SUBJECT: 2009 Housekeeping Code Amendments ISSUE Should the Tukwila Municipal Code be amended to include some housekeeping code changes that range from code clarification to updating development regulations and permit processes? BACKGROUND Staff had previously briefed Community Affairs and Parks Committee on May 11, 2009, regarding a number of housekeeping code amendments. The Committee decided to forward the proposed amendments to Planning Commission for consideration and review. Planning Commission was briefed on the proposed amendments on June 25, 2009. A couple of additional items were added to the list after briefing the Committee on July 27, 2009. Planning Commission held a public hearing on all the proposed changes on August 27, 2009 and their recommendations are reflected in the attached ordinance in the underline /strikeout format. DISCUSSION OF THE PROPOSED CHANGES Listed below is the summary of the proposed changes that have been incorporated in the attached draft ordinance: 1. Section 1 of the draft Ordinance adds an expiration date to Binding Site Improvement Plans similar to Short Plat or Boundary Line Adjustment applications. 2. Section 2 of the draft Ordinance: This section amends the following definitions: a) Definition of a hotel and motel has been amended to limit the accommodation to 30 days, in order to be consistent with International Building Code. Also, a definition for an extended -stay lodging facility is added. Further the stay in an extended -stay is limited to 180 days; and extending -stays are allowed in all zones that allow hotels /motels. These changes have been incorporated in Section 10 through 19 of the draft ordinance. b) Per TMC 18.06.505, Lot Area means the total horizontal area within the boundary lines of a lot and exclusive of street right -of -way, street easement, or private access roads serving more than one lot authorized pursuant to the subdivision ordinance. This definition does not address the fire lanes which in many cases are similar to the private road but are 35 36 INFORMATIONAL MEMO Page 2 meant to serve more than one lot. Planning Commission recommended including the area of the private road that serves up to 4 Tots in the lot area for the purposes of meeting minimum lot area requirements. c) A new definition of a religious facility has been added. The current code lists churches as a use but there is no definition. d) Per TMC 18.06.740, roof eaves may intrude a maximum of 18 inches into the required setbacks. Staff recommended that this 18 inch overhang may also be allowed for other type of overhangs (such as a bay window) if it is approved as part of design review approval of a project and the overhang helps in providing modulation of the facade. Planning Commission recommended increasing the 18 inch overhang to 24 inch in addition to allowing other types of overhangs besides roof eaves. e) Limited access state routes such as 1 -5 and 1-405, private access easements and subdivision tracts for access are considered streets according to the Zoning Code's definition. This effects the type of lots (corner, through) and their setbacks and landscape requirements. The definition of street has been amended to include such streets for the purposes of determining types of lot and their setbacks and landscaping requirements. 3. Section 3 through 19: a) The list of Primary uses in all zones has a category that lists "other uses not specifically listed in this title which the Director determines to be similar in nature to and compatible with other uses permitted outright within this district, consistent with the stated purpose of this district and consistent with the policies of the Comprehensive Plan ". However accessory uses are limited to those specifically listed. A category similar to the "other uses that are customarily accessory to the listed permitted uses" and that are determined by the Director to be consistent with the Comprehensive Plan has been added to the list of accessory uses in all zones. b) The thresholds for when design review is required in LDR, MDR and HDR zones needed to be clarified. The proposed changes require design review for all institution changes in LDR zones. Also, the existing code does not have any thresholds for remodels or renovations of multi- family developments. In commercial zones if the cost of any exterior work equals or exceeds 10% of the building's assessed value then the project is subject to design review. Staff recommended similar threshold for residential projects in MDR and HDR zones. Planning Commission concurred with staff. These changes have been incorporated in Section 3, 4 and 23 of the draft ordinance. c) Churches are listed as Conditional Uses in a number of zones. It came to the City's attention that there may be about thirty small churches that are located in multi- tenant commercial buildings. The definitions section was amended to include a broader definition of a religious facility that would include churches as well as synagogues, mosques etc. Further, under the proposed changes, a facility in residential zones would still require a Conditional Use Permit, but only a larger facility in commercial zones, with H:IOId Q Drive\Misc code amendments12009 Housekeeping Code changes- CAP3.doc INFORMATIONAL MEMO Page 3 more than 50 attendees would require a Conditional Use Permit. Planning Commission agreed with staffs recommendations and these changes are reflected in the attached ordinance. Per International Building Code the occupancy load of 50 people equates to 750 square feet of floor area, therefore any religious facility with an assembly area of less than 750 square feet is listed as a permitted use in all commercial zoning districts and those with area larger than 750 square feet will continue to require a Conditional Use Permit. Sections 3 thru 19 of the ordinance address these changes. d) Mixed Use Office zone lists the maximum height as 3 stories or 45 feet. Most of other zones have a requirement of either 3 stories /35 feet or 4 stories /45 feet. The proposed changes will allow 4 stories /45feet in MUO zone. This is reflected in Section 6 of the Ordinance. e) Extended -stay hotels /motels are listed as permitted uses in all zones that currently allow hotels /motels. These changes are reflected in Section 10 through 19 of the draft ordinance. 4. Section 20: The Department of Community Development will sometimes receive technical reports as part of land use applications that require peer review, such as noise reports, lighting plans, parking demand studies, geotechnical reports, structural review reports etc. The code addresses peer review of geotechnical reports and structural review reports and the applicant is already responsible to reimburse the City for peer review expenses. However peer review of miscellaneous reports such as noise reports, lighting plans and parking demand studies is not addressed in the code. The proposed changes will add a section to the zoning code to address that these technical reports may undergo peer review at the expense of the applicant. 5. Section 21: This section amends the Landscape Chapter of the Zoning Code to include landscaping requirements for institutional uses in Low Density Zone; adds plant and soil specifications; and allows flexibility in the required front yard landscaping so that the required width may be divided between the perimeter strip and one or more other landscape areas between the building and the front property line. 6. Section 22: This section amends the Parking Chapter of the Zoning Code to allow a two foot overhang in the landscape area for the regular and compact stalls. Also, the parking determination for Parks has been changed to an administrative decision instead of the Planning Commission approval. 7. Section 23: This section establishes when a multifamily development in MDR and HDR zones is subject to design review. 8. Section 24: This section clarifies the term "occupancy permit" as it is used in the Zoning Code Sections 96.030, .060 and .070. There is no definition of an occupancy permit in the Zoning Code. However an occupancy permit in the Zoning Code has a different meaning than an occupancy permit in the Building Code. The occupancy permit in the Zoning Code is interpreted by the Planning Hs\OId 0 DrivelMisc code amendments12009 Housekeeping Code changes- CAP3.doc INFORMATIONAL MEMO Page 4 Department to mean the review and recording of zoning compliance as accomplished through the building permit and business license application procedures. 9. Section 25: This section amends the Permit Types and Procedures section of the Zoning Code. a) The City received a letter from Washington Cities Insurance Authority recommending that all quasi-judicial decisions be made by the Hearing Examiner as opposed to the Planning Commission and the City Council. The Community Affairs and Parks Committee was previously briefed on this item. Staff recommended that the decision makers for most quasi - judicial decisions be changed to the Hearing Examiner, however decision makers for certain decisions such as unclassified use permits, design review and rezones be kept the same until such time that substantive changes are made the approval criteria. Planning Commission's recommendations are reflected in the attached ordinance. b) In order to allow postcard mailing for city notices references to First Class mailing and 81/2 x11 inch site plan requirement have been deleted. Further, email notification is allowed where the parties of record choose to receive this form of notification. Also, payment in lieu of providing mailing labels has been referenced. 10. Section 26: This section allows parking in the rear yard setback of a single - family residence where it is connected to a rear alley. RECOMMENDATION The Committee is being asked to forward the Planning Commission's recommendations to the Committee of the Whole for discussion and a public hearing on September 28, 2009 and subsequent October 5, 2009, Regular Meeting. ATTACHMENTS A. Planning Commission meeting minutes from June 25, 2009 and August 27, 2009. B. Draft Ordinance H:101d Q DrivelMisc code amendments12009 Housekeeping Code changes- CAP3.doc eitti of J W Wi& Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Mike Over Beck Rezone/ Project Name: Derek Speck City of Tukwila Urban Renewal Overlay X Notice of Public Hearing Mailer's signature: 7fV/VIV:1A Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed /attached on this _25 day of September in the year 2009 W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC Derek Speck -City of Tukwila Urban Renewal Overlay Mike Over Beck Rezone/ Project Name: Derek Speck City of Tukwila Urban Renewal Overlay Project Number: Mailin _ re • uested b : Rebecca Fox_ ` Mailer's signature: 7fV/VIV:1A W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC 1 CITY OF TUKWILA NOTICE OF PUBLIC HEARING The City of Tukwila is considering two applications for Comprehensive Plan amendment and Zoning map changes: 1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th (Tax#0040000088) be redesignated from Medium Density Residential (MDR) to High Density Residential (HDR) 2) The City of Tukwila/Derek Speck has requested that an Urban Renewal Overlay District be created including properties generally located in a seven block area between S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to encourage compact, pedestrian and transit - friendly redevelopment. Provided certain required criteria are met (such as covered residential parking, pedestrian features, secure residential bicycle parking, and other), development in the proposed Urban Renewal Overlay District could allow supplemental development standards such as: a) building heights up to 65 ft. in certain areas; b) multi- family parking standards with one space per dwelling unit up to one bedroom; c) determining the maximum number of dwelling units by the building envelope, rather than setting a specific limit on the number of dwelling units. Environmental review has been prepared, and a Determination of Non - Significance (DNS) was issued on July 6, 2009. The Tukwila Planning Commission held hearings on the requests on July 23, 2009, and August 27, 2009, and forwarded its recommendation to the Tukwila City Council. City Council will hold a public hearing on October 12, 2009, and make a final decision afterwards. The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100, Tukwila, WA 98188. Project files include: L08 -077 (Comprehensive Plan Amendment —MDR to HDR); L09 -002 (Rezone —MDR to HDR); L08 -081 (Comp. Plan Amendment —Urban Renewal Overlay); L08 -082 (Urban Renewal Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and Rezones) OPPORTUN!ITY: FOR :PUBLIC COMMENT;- 0ctober:132, 2009 CITY COUNCIL HEARING — October 12, 2009 All interested persons are invited to be present to voice approval, disapproval or opinions on the recommendations at a public hearing before the Tukwila City Council scheduled for October 12, 2009 at 7:00 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Boulevard, Tukwila, WA 98188. Written comments: For those unable to attend in person, you may submit written testimony to the City Clerk's office at Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188. until 5:00 p.m. on October 12, 2009. FOR FURTHER INFORMATION on these proposals, contact Rebecca Fox at (206) 431 -3670 or via e-mail at rfox(ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Tukwila, WA 98188–Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay) Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 2009 (Urban Renewal Overlay) Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay) viuuiiuui. 11a illr fiP 1 1 1 1 1 ..m.-.16••■■-•.1:_dMil &lel a.t--111 i 11•11111) ....11 ...; li NU- M 11 rsruriaronwo 0- mom emu ammo nIuI1iuMiii P•111FRINIIIIIM Ems , rer ANN INA -- 11 Legend Tukwila Village Project Area Zoning Lines Tukwila City Limits Imola Proposed Urban Renewal Overlay District f20-03, Commercial RedevelopmeM Areas Proposed Commercial Redevelopment Areas VA& 16, Tovmhome Project Area Mrf MIN Proposed Medium Density Residential (MDR) to High Density Residential (HDR) I" INIMEN _ t _ _ _ I 1 _ - ••r•rt •_ 1 Iran 11 AA AV./ 1 AA AAPSI _ _ 1 Aft_ _ _ _ _ _ wal. _ ■.__I _a. 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144TH ST Apt 142 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 201 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 119 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 122 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 125 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 128 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 131 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 134 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 137 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 140 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 143 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 202 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 5 144TH ST Apt 203 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 206 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 209 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 216 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 219 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 225 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 228 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 231 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 210 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 220 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 223 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 226 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 232 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 205 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 208 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 211 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 215 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 218 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 221 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 224 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 227 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 230 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 233 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 237 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 240 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 243 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 302 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 305 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 308 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 311 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 315 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 318 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 241 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 244 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 303 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 306 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 309 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 312 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 316 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 319 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 236 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 239 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 301 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 304 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 307 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 310 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 314 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 317 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 320 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 14471-1ST Apt 321 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 324 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 336 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 339 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 345 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 325 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 328 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 331 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 334 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 337 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 340 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34Th AVE 5 Apt 102 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 341H AVE S Apt 201 TUKWILA WA 98168 -6014 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 323 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 326 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 329 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 332 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 335 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 338 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 341 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 344 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 302 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34T1-1 AVE S Apt 304 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 201 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 204 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 10 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 2 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 5 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 8 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -6012 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 202 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 301 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 303 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 404 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 11 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 3 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 6 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 9 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 101 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 203 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 302 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 403 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 1 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 12 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 4 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 7 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 1 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 101 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 104 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 107 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 2 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 203 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 206 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 3 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 303 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 306 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 309 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 102 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 105 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 108 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 204 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 207 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 301 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 304 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 307 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 4 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 103 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 106 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 109 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 202 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 205 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 208 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 302 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 305 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 308 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 5 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 6 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146Th ST Apt 1 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 4 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 7 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 2 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 8 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146Th ST Apt 3 TUKWILA WA 98168 -4385 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 TUKWILA COMMUNITY MEMBER 11400 45TH AVE SE EVERETT WA 98208 BBV -EFS L L C 13007 167TH AVE NE REDMOND WA 98052 CHONG MAN 13545 SE NEWPORT WAY BELLEVUE WA 98006 TUKWILA COMMUNITY MEMBER 13740 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 41ST AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13751 41ST AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13776 34Th AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13786 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13791 34TH AVE S TUKWILA WA 98168 SOHAL,MOHINDER S 10650 SE 213TH ST KENT WA 98031 POLETTI,DAVE 1200 WESTLAKE AVE N 1001 SEATTLE WA 98109 STICKLEY,K & C 13229 184TH AVE SE RENTON WA 98059 BRIGHT MORNINGSTAR PROPERTIES LLC 13624 180TH AVE NE REDMOND WA 98052 TUKWILA COMMUNITY MEMBER 13742 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13764 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13782 34Th AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13787 34TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13794 34TH AVE S SEATTLE WA 98168 DOLL,RALPH G & ARLENE M 11030 24TH PL SW SEATTLE WA 98146 PARAS INC 1208 CENTRAL AVE N KENT WA 98032 LEE,KEITH K 1324 OLYMPIC AVE EDMONDS WA 98020 TUKWILA COMMUNITY MEMBER 13739 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13742 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13748 42ND AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13770 34TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13783 34Th AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13790 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13795 34Th AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13798 34Th AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13825 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13826 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13832 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13837 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13843 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13844 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13850 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13855 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13861 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13799 34Th AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13825 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13831 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13832 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13838 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13843 38TH AVE S TUKWILA WA 98168 COMMUNITY MEMBER 13849 37TH AVE S SEATAC WA 0 TUKWILA COMMUNITY MEMBER 13850 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13856 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13861 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13800 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13826 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13831 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13837 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13838 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13844 37T11 AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13849 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13855 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13856 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13862 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13862 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13868 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13873 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13879 38TH AVE S TUKWILA WA 98168 MANAGER /OWNER 13900 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13909 42ND AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13916 42ND AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14002 42ND AVE S TUKWILA WA 98168 MANAGER/OWNER 14004 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14008 42ND AVE S TUKWILA WA 0 TUKWILA COMMUNITY MEMBER 13867 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13868 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13874 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13880 37TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13903 42ND AVE S TUKWILA WA 98168 AP ENTERPRIZE LLC 13910 PACIFIC HYW S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13919 42ND AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14002 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14008 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13867 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13873 37TH AVE S SEATTLE WA 98168 MANAGER /OWNER 13874 38TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13880 38TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13906 42ND AVE S SEATTLE WA 98168 MANAGER/OWNER 13911 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13925 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14003 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14005 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14010 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14011 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14014 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14016 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14020 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14025 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14028 35TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14032 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14045 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14058 35TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14075 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14013 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14015 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14019 37TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14021 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14026 43RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14031 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14037 35TH AVE S TUKWILA WA 98168 RUSSELL,RONALD W 14051 35TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14060 3511H AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14100 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14014 42ND AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14015 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14020 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14021 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14027 35TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14032 35TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14044 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COMMUNITY MEMBER 3730 S 148TH ST Apt 11 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 14 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 17 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 2 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 22 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 14811-1ST Apt 25 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 28 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14200 3711H AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 1 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 12 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 15 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 18 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 20 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 23 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 26 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 29 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 3 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 32 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 35 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 38 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 40 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 43 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 46 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 49 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 51 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 54 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 30 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 33 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 36 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 39 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 41 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 44 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 47 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 5 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 52 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 55 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 31 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 34 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 37 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 4 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 42 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 45 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 48 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 50 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 53 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 56 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 57 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 6 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 62 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 65 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 68 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 9 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 58 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 60 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 63 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 5 148Th ST Apt 66 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 7 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 59 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 61 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 64 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148111 ST Apt 67 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 8 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14424 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14430 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14436 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14444 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14420 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14438 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14446 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14428 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14442 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14448 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14456 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14461 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14464 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14467 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14471 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14452 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14458 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14462 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14465 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14468 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14454 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14460 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14466 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14469 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 125 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 128 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 131 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 134 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 137 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 140 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 143 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 126 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 129 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 132 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 135 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 138 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 141 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 144 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 127 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 130 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 133 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 136 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 139 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 142 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 227 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 230 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 225 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 228 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 231 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 226 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 232 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 233 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 236 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 239 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 314 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 317 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 237 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 240 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 243 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 315 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 318 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 241 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 244 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 312 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 316 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 319 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 320 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 323 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 326 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 329 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 332 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 335 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 338 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 341 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 344 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 321 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 324 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 336 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 339 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 345 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 325 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 328 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 331 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 334 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 337 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 340 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 213 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 2 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 1 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 3 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146T1 ST Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 6 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 1 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 12 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 15 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 18 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 20 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 4 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 7 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 10 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 13 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 16 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 19 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 21 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 5 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 8 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 11 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 14 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 17 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 2 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 22 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 5 146TH ST Apt 23 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 26 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 29 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 31 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 34 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 4 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 7 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 24 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 27 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 3 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 32 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 35 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 5 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 8 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 25 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 28 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 30 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 33 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 36 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 6 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 9 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146T1-I ST Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 113 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 213 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 314 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 1 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 12 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 24 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 27 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 3 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 32 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 5 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 309 TUKWILA WA 98168 'TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 312 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 315 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 10 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 2 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 25 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 28 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 30 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 33 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 6 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 313 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 316 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 11 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 23 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 26 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 29 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 31 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 4 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 7 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 8 TUKWILA WA 98168 TAQUERIA EL RICONCITO /MNG 14406 TUKWILA INTL BV TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 9 TUKWILA WA 98168 NALIVAYKO 5211 S 170th LANE SEATAC WA 98188 PROJECT INFORMATION The City of Tukwila has received two applications for Comprehensive Plan amendment and Zoning map changes: 1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th (Tax#0040000088) be redesignated from Medium Density Residential (MDR) to High Density Residential (HDR) 2) The City of Tukwila/Derek Speck has requested that an overlay district with alternative development regulations be created for properties within the Urban Renewal Area and generally located between S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to encourage compact, pedestrian and transit - friendly redevelopment. Provided qualifying criteria were met, development in the proposed Urban Renewal Overlay District could allow: a) building heights up to 65 ft. in certain areas; b) multi - family parking standards with one space per dwelling unit up to one bedroom; c) the maximum number of dwelling units to be determined by the building envelope, rather than setting a specific limit on the number of dwelling units. Environmental review has been prepared, and a Determination of Non - Significance (DNS) was issued on July 6, 2009. Project files include: L08 -077 (Comprehensive Plan Amendment—MDR to HDR); L09 -002 (Rezone — MDR to HDR); L08 -081 (Comp. Plan Amendment—Urban Renewal Overlay); L08 -082 (Urban Renewal Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and Rezones) FILES AVAILABLE FOR PUBLIC:REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08 -077, L09 -002, L08 -081, L08 -082, E09 -006 OPPORTUNITY FOR PUBLIC COMMENT PLANNING COMMISSION HEARING ON JULY 23, 2009: You are invited to comment on the project at a public hearing before the Planning Commission, scheduled for July 23, 2009 at 7 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Boulevard, Tukwila, WA . To confirm this date call Rebecca Fox at the Department of Community Development at (206) 431 -3670. Written comments: If you prefer, you may submit written comments for the Planning Commission prior to 5 p.m. on July 23, 2009. Provide comments by postal mail to: Rebecca Fox, Tukwila Dept. of Community Development, 6300 Southcenter Blvd, Tukwila, WA 98188 or via email at rfox @ci.tukwila.wa.us FOR FURTHER INFORMATION on these proposals, contact project Planner Rebecca Fox at (206) 431- 3670 or rfox(caci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay) Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 20009 (Urban Renewal Overlay) Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay District) C: \ Temp \ XPGrpW ise \ PC -- Hearing Notice7.23.09.DOC i ti 1 II■IIL.411S li WINO 1 1 1 1 1 1 1 1 1 1 1 E_ CC` Egli MIN: nom inuAL-211,3 •i II 11111�ii �� Legend Tukwila Village Project Area Zoning Lines Tukwila City Limits , ,; Proposed Urban Renewal Overlay District Commerclal Redevelopment Areas Proposed Commerclal Redevelopment Areas Townhome Project Area EggProposed Medium Density Residential (MDR) to High Density Residential (HDR) NMI jim& DR Tan Nom t iiY Rif IS Osterly Park Townhome MDR to HDR (L08 -077 & L09.002) Urban Renewal Overlay District (L08 -081 & L08 -082) Attachment D et* of J u:F,'uuiea Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance x Notice of Public Meeting Project Number: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Rebecca Fox Determination of Significance & Scoping Notice Mailer's signature: Board of Appeals Agenda Packet 7 r/ / L A",0(Z./( Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this 9 day of July in the year 2009 W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC Project Name: Mike Overbeck /Comp Plan Amendment /Rezone /Urban Overlay Project Number: Mailing requested by: Rebecca Fox Mailer's signature: 7 r/ / L A",0(Z./( W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City of Tukwila has received two applications for Comprehensive Plan amendment and Zoning map changes: 1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th (Tax#0040000088) be redesignated from Medium Density Residential (MDR) to High Density Residential (HDR) 2) The City of Tukwila/Derek Speck has requested that an overlay district with alternative development regulations be created for properties within the Urban Renewal Area and generally located between S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to encourage compact, pedestrian and transit - friendly redevelopment. Provided qualifying criteria were met, development in the proposed Urban Renewal Overlay District could allow: a) building heights up to 65 ft. in certain areas; b) multi - family parking standards with one space per dwelling unit up to one bedroom; c) the maximum number of dwelling units to be determined by the building envelope, rather than setting a specific limit on the number of dwelling units. Environmental review has been prepared, and a Determination of Non - Significance (DNS) was issued on July 6, 2009. Project files include: L08 -077 (Comprehensive Plan Amendment —MDR to HDR); L09 -002 (Rezone — MDR to HDR); L08 -081 (Comp. Plan Amendment—Urban Renewal Overlay); L08 -082 (Urban Renewal Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and Rezones) FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08 -077, L09 -002, L08 -081, L08 -082, E09 -006 OPPORTUNITY FOR PUBLIC COMMENT PLANNING COMMISSION HEARING ON JULY 23, 2009: You are invited to comment on the project at a public hearing before the Planning Commission, scheduled for July 23, 2009 at 7 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Boulevard, Tukwila, WA . To confirm this date call Rebecca Fox at the Department of Community Development at (206) 431 -3670. Written comments: If you prefer, you may submit written comments for the Planning Commission prior to 5 p.m. on July 23, 2009. Provide comments by postal mail to: Rebecca Fox, Tukwila Dept. of Community Development, 6300 Southcenter Blvd, Tukwila, WA 98188 or via email at rfox@ci.tukwila.wa.us FOR FURTHER INFORMATION on these proposals, contact project Planner Rebecca Fox at (206) 431- 3670 or rfoxaci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay) Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 20009 (Urban Renewal Overlay) Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay District) C: \ Temp \ XPGrpWise \ PC -- Hearing Notice7.23.09.DOC miIi■U■IS 111EI133E01► 1 1 1 1 1 1 Pro • osed Renewal 0 1 1 __ Num -- mom 11 11 £ MEL'�tT� L l,�Illii■111111 Iva t nom mom ■ Legend 111 Tukwila Village Project Area ® Zoning Lines m® ®)a Tukwila City Limits <.,. Proposed Urban Renewal Overlay District Commercial Redevelopment Areas Proposed Commercial Redevelopment Areas immov+ s.. . J Townhome Project Area Proposed Medium Density Residential (MDR) to High Density Residential (HDR) ■UMMI Imo JIMA TIM mei Osterly Park Townhome MDR to HDR (L08 -077 & L09.002) Urban Renewal Overlay District (L08 -081 & L08 -082) Attachment D • MAM,SANGOEUN CHINN,WILBUR DR DROFYAK,YAROSLAV 11015 21ST AVE SW 12033 30TH AVE SW 12432 SE 198TH PL SEATTLE WA 98146 BURIEN WA 98146 RENTON WA 98058 MITCHELL,WILLIAM & KIMBERLY 1308 SW 172ND ST NORMANDY PARK WA 98166 TUKWILA COMMUNITY MEMBER 14226 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14403 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14406 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14414 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14429 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14438 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14213 33RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14403 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14410 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14419 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14424 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 MILITARY RD S 3 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14438 MILITARY RD S TUKWILA WA 98168 BANAKES,SANDRA J 14213 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14230 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14254 34Th AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14404 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14411 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14420 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14440 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER CUN,PAUL 14442 34TH AVE S 14443 MILITARY RD S 14444 34TH AVE S TUKWILA WA 98168 SEATAC WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14444 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 MILITARY RD S SEATTLE WA 98168 ARK SUNSET VISTA LLC 18107 NORMANDY TER SW NORMANDY PARK WA 98166 FIORINI,JULIO C 30330 9T1-1 AVE S FEDERAL WAY WA 98003 TUKWILA COMMUNITY MEMBER 3209 S 144TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3230 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3418 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3424 S 146Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S 2 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14453 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14612 MILITARY RD S TUKWILA WA 98168 SAMARA HUBNER INC 19655 1ST AVE S 208 NORMANDY PARK WA 98148 PREMIERE RUE LLC 320 15111 AVE SEATTLE WA 98122 TUKWILA COMMUNITY MEMBER 3219 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3416 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3421 5 144Th ST TUKWILA WA 98168 JOYA,JORGE & MARIA 3425 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14447 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14462 34TH AVE S TUKWILA WA 98168 KARED LLC 16446 9TH AVE SW BURIEN WA 98166 GARDNER,JOHN R 28318 45TH AVE S AUBURN WA 98001 TUKWILA COMMUNITY MEMBER 3202 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3223 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3417 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3422 S 146Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST TUKWILA WA 98168 4 o TUKWILA COMMUNITY MEMBER 3434 S 144TH ST TUKWILA WA 98168 HUYNH,CHAU TIEU 3705 MEADOW AVE N RENTON WA 98056 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST TUKWILA WA 98168 NGUYEN TRI 4229 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3445 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4314 S 150TH ST TUKWILA WA 98188 OVERBECK,MIKE PARK AVE APARTMENTS LLC CUN,PAUL V 4620 S 148TH ST 626 S 312TH ST 8040 161ST AVE NE TUKWILA WA 98168 FEDERAL WAY WA 98003 REDMOND WA 98052 SEITZ,CHARLES JOYA,JORGE CAGLE,RUTH Z PO BOX 6793 PO BOX 69315 PO BOX 69502 PAGO PAGO AS 96799 SEATTLE WA 98168 SEATTLE WA 98168 PHAVONG,BOUNSON SOUTHLAND CORPORATION LEIVA,LILIANA & JUAN CARLOS PO BOX 69712 PO BOX 711 PO BOX 893 SEATTLE WA 98168 DALLAS TX 75221 RENTON WA 98057 ,, TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 26 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 29 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 31 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 4 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 7 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 101 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 104 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 107 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 110 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 114 TUKWILA WA 98168 -4061 OIXREu.6 Arts TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 27 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 3 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 32 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 5 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 8 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 102 TUKWILA WA 98168-4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 105 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 108 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 111 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 115 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 28 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 30 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 33 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 6 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144Th ST Apt 9 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 103 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 106 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 109 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 112 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 116 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 117 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 120 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 123 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 126 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 129 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 132 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 135 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 138 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 141 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 144 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 118 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 121 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 124 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 127 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 130 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 133 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 136 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 139 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 142 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 201 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 119 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 122 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 125 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 128 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 131 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 134 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 137 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 140 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 143 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 202 TUKWILA WA 98168 -4062 r TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 203 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 206 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 209 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 216 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 219 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 225 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 228 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 231 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 210 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 220 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 223 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 226 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 232 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 205 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 208 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 211 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 215 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 218 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 221 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 224 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 227 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 230 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 233 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 5 144T1I ST Apt 237 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 240 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 243 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 302 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 305 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 308 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 311 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 315 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 318 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 241 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 244 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 303 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 306 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 309 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 312 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 316 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 319 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 236 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 239 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 301 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 304 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 307 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 310 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 314 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 317 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 320 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 321 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 324 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 336 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 339 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 345 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 104 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 325 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 328 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144T11 ST Apt 331 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 334 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 337 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 340 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 102 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 201 TUKWILA WA 98168 -6014 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 323 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 326 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 329 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 332 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 335 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 338 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 341 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 344 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 302 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 201 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 204 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 10 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 2 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 5 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 8 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -6012 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 202 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 301 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 303 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34T1-1 AVE S Apt 404 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 11 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 3 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 6 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 9 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 101 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34T1-1 AVE S Apt 104 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 203 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34T1-1 AVE S Apt 302 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 403 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 1 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 12 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 4 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 7 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 1 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 101 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 104 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 107 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 2 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 203 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146T1-1 ST Apt 206 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 14611H ST Apt 3 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 303 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 306 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 309 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 102 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 105 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 108 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 204 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 207 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 301 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 304 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 307 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 4 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 103 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 106 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 109 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 202 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 205 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 208 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 302 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 305 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 308 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 5 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 14434 34Th AVE S Apt L TUKWILA WA 98168 -4302 TUKWILA COMMUNITY MEMBER 14016 33RD PL S Apt B TUKWILA WA 98168 -6016 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 3 TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST Apt 2 TUKWILA WA 98168 -4365 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 1 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 4 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 11 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 21 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 24 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 27 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 14434 34TH AVE S Apt U TUKWILA WA 98168 -4302 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 1 TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 4 'TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST Apt 3 TUKWILA WA 98168 -4365 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 2 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 1 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 12 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 22 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 25 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 28 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 14016 33RD PL S Apt A TUKWILA WA 98168 -6016 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 2 TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST Apt 1 TUKWILA WA 98168 -4365 TUKWILA COMMUNITY MEMBER 3422 S 146Th ST Apt 4 TUKWILA WA 98168 -4365 TUKWILA COMMUNITY MEMBER 14446 34Th AVE S Apt 3 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 10 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 2 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 23 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 26 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 29 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 3 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 32 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 5 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 8 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 24 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 27 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146Th ST Apt 30 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146Th ST Apt 33 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 11 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 23 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 30 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 33 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 6 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 9 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 25 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146Th ST Apt 28 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 31 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 1 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 12 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 24 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3440 5 146Th ST Apt 31 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 5 146Th ST Apt 4 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 7 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 23 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 26 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST Apt 29 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3430 S 146Th ST Apt 32 TUKWILA WA 98168 -4336 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 10 TUKWILA WA 98168-4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 2 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 25 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 6 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146Th ST Apt 1 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 4 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 7 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 2 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 8 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 3 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 102 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 201 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 204 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 303 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 10 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 13 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 16 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 19 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 21 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 24 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 103 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 202 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 301 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 304 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 11 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148T1-1 ST Apt 14 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 17 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 2 TUKWILA WA 98168 -4357 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 22 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148T1-1 ST Apt 25 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 104 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 203 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 302 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 1 TUKWILA WA 98168 -4357 TUKWILA COMMUNITY MEMBER 3730 S 148T1-1 ST Apt 12 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 15 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 18 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 20 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 23 TUKWILA WA 98168 -4359 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 26 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 27 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 3 TUKWILA WA 98168 -4357 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 32 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 35 TUKWILA WA 98168 -4361 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 38 TUKWILA WA 98168 -4361 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 40 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 43 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 46 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 49 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 51 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 28 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 30 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 33 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 36 TUKWILA WA 98168 -4361 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 39 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 41 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 44 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 47 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 5 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 52 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 29 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 31 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 34 TUKWILA WA 98168 -4360 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 37 TUKWILA WA 98168 -4361 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 4 TUKWILA WA 98168 -4357 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 42 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 45 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 48 TUKWILA WA 98168 -4362 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 50 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 53 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 54 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 57 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 6 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 62 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 65 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 68 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 9 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 106 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 109 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 201 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 55 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 58 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 60 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 63 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 66 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 7 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 104 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 107 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 110 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 202 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 56 TUKWILA WA 98168 -4363 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 59 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 61 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 64 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148TH ST Apt 67 TUKWILA WA 98168 -4364 TUKWILA COMMUNITY MEMBER 3730 S 148Th ST Apt 8 TUKWILA WA 98168 -4358 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 105 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 108 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 111 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 203 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 204 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 207 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 210 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 302 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 305 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 308 TUKWILA WA 98168-4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 311 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14424 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14430 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14436 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 205 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 208 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 211 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 303 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 306 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 309 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14420 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14426 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14432 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14438 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 206 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 209 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 301 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 304 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 307 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 310 TUKWILA WA 98168 -4300 TUKWILA COMMUNITY MEMBER 14422 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14428 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14434 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14442 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14444 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14450 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14456 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14461 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 14464 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14467 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 14471 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 103 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 106 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 109 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 14446 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14452 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14458 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14462 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14465 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 14468 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 101 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 104 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 107 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 110 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 14448 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14454 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14460 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14463 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 14466 41ST AVE S Apt TUKWILA WA 98168 -4308 TUKWILA COMMUNITY MEMBER 14469 41ST AVE S Apt TUKWILA WA 98168 -4307 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 102 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 105 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 108 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 111 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 112 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 116 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 119 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 122 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 125 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 128 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 131 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 134 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 137 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 140 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 114 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 117 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 120 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 123 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 126 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 129 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 132 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 135 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 138 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 141 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 115 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 118 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 121 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 124 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 127 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 130 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 133 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 136 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 139 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 142 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 143 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 202 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 205 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 208 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 211 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 215 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 218 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 221 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 224 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 227 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 144 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 203 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 206 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 209 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 216 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 219 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 225 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 228 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 201 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 210 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 220 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 223 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 226 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 230 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 233 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 236 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 239 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 301 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 304 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 307 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 310 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 314 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 231 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 237 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 240 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 243 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 302 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 305 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 308 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 311 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 315 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 232 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 241 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 244 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 303 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 306 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 309 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 312 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 316 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 317 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 320 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 323 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 326 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 329 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 332 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 335 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 338 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 341 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 344 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 318 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 321 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 324 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 336 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 339 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 345 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 319 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 325 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 328 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 331 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 334 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 337 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 340 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 101 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 102 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 105 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 108 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 111 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 115 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 118 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 121 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 201 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 204 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 207 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 103 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 106 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 109 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 112 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 116 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 119 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 122 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 202 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 205 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 208 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 104 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 107 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 110 TUKWILA WA 98168 -4070 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 114 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 117 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 120 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 123 TUKWILA WA 98168 -4071 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 203 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 206 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 209 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 210 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 213 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 216 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 219 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 222 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 101 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 104 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 107 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 2 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 14611-1ST Apt 203 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 211 TUKWILA WA 98168 -4072 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 214 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 217 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 220 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 223 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 102 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 105 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 108 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 204 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 212 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 215 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144Th ST Apt 218 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3465 S 144TH ST Apt 221 TUKWILA WA 98168 -4073 TUKWILA COMMUNITY MEMBER 3516 S 146T1-1 ST Apt 1 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 103 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 106 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 109 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 202 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 205 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 20 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 23 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 26 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 29 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 31 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 34 TUKWILA WA 98168 -4356 'TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 4 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 7 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 101 TUKWILA WA 98168 -4344 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 104 TUKWILA WA 98168 -4344 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 21 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 24 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 27 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 3 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 32 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 35 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 5 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 8 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 102 TUKWILA WA 98168 -4344 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 105 TUKWILA WA 98168 -4344 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 22 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 25 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 28 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 30 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 33 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146TH ST Apt 36 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 6 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 4011 S 146Th ST Apt 9 TUKWILA WA 98168 -4356 TUKWILA COMMUNITY MEMBER 3515 S 146TH ST Apt 103 TUKWILA WA 98168 -4344 TUKWILA COMMUNITY MEMBER 3515 S 146Th ST Apt 106 TUKWILA WA 98168 -4344 JACKSON,JEANNELLE FEULING & D 6527 48TH AVE NE SEATTLE WA 98115 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 TURNER,ROBERT A 9211 39Th AVE S SEATTLE WA 98118 ONG,SERGIO B TRUST 9918 S 246Th PL KENT WA 98030 ABU -BAKR ISLAMIC CENTER OF PO BOX 18067 SEATTLE WA 0 TAT,SEAN & LENA PO BOX 27324 SEATTLE WA 98165 WOO,CHARLES & NICOLE PO BOX 3556 FEDERAL WAY WA 98063 T B M CORP PO BOX 66148 SEATTLE WA 98166 MALY,ORRIN F PO BOX 69293 SEATTLE WA 0 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S Apt 101 TUKWILA WA 0 HALSTEAD,WILLIAM A & JOELLEN 6610 39Th AVE SW SEATTLE WA 98136 POLL TUKWILA LLC 8915 SE 44TH ST MERCER ISLAND WA 98040 KING CO LIBRARY SYSTEM 960 NEWPORT WAY NW ISSAQUAH WA 98027 SCHERRER,JEFF PO BOX 1094 LYNNWOOD WA 98046 MORTON,JIM TRUST PO BOX 18738 SEATTLE WA 98118 VIP 910 LLC PO BOX 28 KIRKLAND WA 98083 COLONIAL GARDEN LLC PO BOX 40252 BELLEVUE WA 98015 COX,STEVEN M PO BOX 68114 SEATTLE WA 98168 7 -11 INC 22866 PO BOX 711 DALLAS TX 75221 TUKWILA COMMUNITY MEMBE 14200 37TH .V S Apt 102 TUKWILA EDGEWOOD APARTMENTS LLC 830 168TH PL SE BELLEVUE WA 98008 NGO,TOM 9202 10TH AVE SW SEATTLE WA 98106 SILVERDALE - TUKWILA LLC A ETAL 9777 WILSHIRE BLVD 1009 BEVERLY HILLS CA 90212 FAIRBANKS,C S PO BOX 16439 CHESAPEAKE VA 23328 MOUNTAIN VIEW FAMILY ASSOC PO BOX 2170 LYNNWOOD WA 98036 DUB PROPERTIES L L C PO BOX 3465 RENTON WA 98056 HARRISON,MARK & MARY PO BOX 497 PRESTON WA 98050 KING COUNTY WATER DIST 125 PO BOX 68147 SEATTLE WA 98168 BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 ILA COM 00 37TH AV NITY MEMBER t 103 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 TUKWILA COMMUNITY MEMBER 11400 4511H AVE SE EVERETT WA 98208 BBV -EFS L L C 13007 167TH AVE NE REDMOND WA 98052 CHONG MAN 13545 SE NEWPORT WAY BELLEVUE WA 98006 TUKWILA COMMUNITY MEMBER 13740 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 41ST AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13751 41ST AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13776 34TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13786 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13791 34TH AVE S TUKWILA WA 98168 SOHAL,MOHINDER S 10650 SE 213TH ST KENT WA 98031 POLETTI,DAVE 1200 WESTLAKE AVE N 1001 SEATTLE WA 98109 STICKLEY,K & C 13229 184TH AVE SE RENTON WA 98059 BRIGHT MORNINGSTAR PROPERTIES LLC 13624 180TH AVE NE REDMOND WA 98052 TUKWILA COMMUNITY MEMBER 13742 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13764 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13782 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13787 34TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13794 34TH AVE S SEATTLE WA 98168 DOLL,RALPH G & ARLENE M 11030 24TH PL SW SEATTLE WA 98146 PARAS INC 1208 CENTRAL AVE N KENT WA 98032 LEE,KEITH 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Of Community Development AFFIDAVIT OF DISTRIBUTION 1, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Project Name: Mike Overbeck /Osterly Park Townhomes Determination of Non - Significance x Notice of Public Meeting Mailer's signature: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed /attached on this _4 day of May in the year 2009 P: \USERS \TERRAFFIDAVIT OF DISTRIBUTION.DOC Project Name: Mike Overbeck /Osterly Park Townhomes Project Number: L08 -077 Mailing requested by: Rebecca Fox Mailer's signature: Aikiii,i P: \USERS \TERRAFFIDAVIT OF DISTRIBUTION.DOC Tukwila S 143 St S 144 St W :P its cW jr 17:7"!! S146St RC L08 -077 Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) L09 -002 Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) Proposed Medium Density Residential (MDR) to High Density Residential (HDR) Zoning Lines 1"=200' Osterly Park Townhomes Attachment F El =I SU mai 56ull Townhome Project Area CITY OF TUKWILA NOTICE OF PUBLIC MEETING PROJECT INFORMATION Mike Overbeck has applied to amend the Comprehensive Plan and Zoning map from Medium Density Residential (MDR) to High Density Residential (HDR) on approximately .25 acres located at 3421 S. 144th St, Tukwila, WA. The property is currently vacant, and Mr. Overbeck would like to include it as part of a future townhome project that he intends to develop. Projects applied for include: LO8- 077 — Osterly Park Townhomes -- Comprehensive Plan Amendment MDR to HDR; and L09- 002 — Osterly Park Townhomes— Rezone MDR to HDR Other known applications include: L08 -076 (Public Hearing Design Review); L08 -079 (Subdivision Preliminary; E08 -022 (SEPA /Environmental Review) FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08- 077 — Comprehensive Plan Amendment and L09- 002 -- Rezone OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public meeting before the Tukwila City Council on May 18, 2009 at 7 p.m. in the Tukwila City Council Chambers, 6200 Southcenter Boulevard, Tukwila, WA 98188. The purpose of the public meeting is to provide information to assist the Tukwila City Council in deciding whether to forward the proposals to the Tukwila Planning Commission. There will be additional opportunities for public comment. Any proposal that is forwarded to the Planning Commission will be reviewed and a public hearing will be held. Afterwards, the Planning Commission will forward its recommendation back to the City Council. The City Council will consider the recommendation, hold a public hearing and take final action on whether or not to approve the requests. If you prefer, you may submit written comments for the City Council to the Tukwila City Clerk prior to 5 p.m. on May 18, 2009 at 6200 Southcenter Boulevard, Tukwila, WA 98188. For further information on this proposal, contact Rebecca Fox at (206) 431 -3670 or via email at rfox @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: December 23, 2008 Notice of Completeness Issued: March 18, 2009 Notice of Application Issued: March 27, 2009 H: \ COMP PLAN 2008 -2009 \ L08- 077 &79 - -MDR to HDR -- Overbeck.OsterlyParkTownhomes \ L08- 077&L09- 002 .PubMeetingNotice-- 5.18.09.DOC TUKWILA COMMUNITY MEMBER 14434 34TH AVE S Apt L TUKWILA WA 98168 -4302 TUKWILA COMMUNITY MEMBER 14016 33RD PL S Apt B TUKWILA WA 98168-6016 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 3 TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST Apt 2 TUKWILA WA 98168 -4365 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 1 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 4 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST Apt 11 TUKWILA WA 98168 -4338 TUKWILA 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TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 111 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 115 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 28 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 30 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 33 TUKWILA WA 98168 -4069 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 6 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3455 S 144TH ST Apt 9 TUKWILA WA 98168 -4068 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 103 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 106 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 109 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 112 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 116 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 117 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 120 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 123 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 126 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 129 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 132 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 135 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 138 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 141 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 144 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 118 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 121 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 124 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 127 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 130 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 133 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 136 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 139 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 142 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 201 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 119 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 122 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 125 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 128 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 131 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 134 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 137 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 140 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 143 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 202 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 203 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 206 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 209 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 216 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 219 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 225 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 228 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 231 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 210 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 220 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 223 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 226 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 232 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 205 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 208 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 211 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 215 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 218 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 221 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 224 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 227 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 230 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 233 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 237 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 240 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 243 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 302 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 305 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 308 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 311 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 315 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 318 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 241 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 244 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 303 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 306 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 309 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 312 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 316 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 319 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 236 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 239 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 301 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 304 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 307 TUKWILA WA 98168 -4093 'TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 310 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 314 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 317 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 320 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 321 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 324 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 336 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 339 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 345 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 325 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 328 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 331 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 334 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 337 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 340 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 201 TUKWILA WA 98168 -6014 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 323 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 326 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 329 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 332 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 335 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 338 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 341 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 344 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 302 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 201 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 204 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 10 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 2 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 5 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 8 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -6012 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 202 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 301 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 303 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 404 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 11 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 3 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 6 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 9 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 101 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 203 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 302 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 403 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 1 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 12 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 4 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 7 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 1 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 101 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 104 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 107 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 2 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 203 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 206 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 3 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 303 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 306 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 309 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 102 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 105 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 108 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 204 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 207 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 301 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 304 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 307 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 4 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 103 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 106 TUKWILA WA 98168-4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 109 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 202 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 205 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 208 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 302 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 305 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 308 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 5 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 6 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 1 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 4 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 7 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 2 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 8 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 3 TUKWILA WA 98168 -4385 MAM,SANGOEUN CHINN,WILBUR DR DROFYAK,YAROSLAV 11015 21ST AVE SW 12033 30TH AVE SW 12432 SE 198TH PL SEATTLE WA 98146 BURIEN WA 98146 RENTON WA 98058 MITCHELL,WILLIAM & KIMBERLY 1308 SW 172ND ST NORMANDY PARK WA 98166 TUKWILA COMMUNITY MEMBER 14226 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14403 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14406 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14414 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14429 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14213 33RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14403 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14410 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14419 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14424 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 MILITARY RD S 3 TUKWILA WA 98168 BANAKES,SANDRA 3 14213 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14230 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14254 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14404 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14411 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14420 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 34TH AVE S TUKWILA WA 98168 TESSAMA - BARKE,FEKADE TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER 14436 34TH AVE S 14438 34TH AVE S 14438 MILITARY RD S TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14440 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14442 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14443 MILITARY RD S SEATAC WA 98168 CUN,PAUL TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER 14444 34TH AVE S 14444 34TH AVE S 14446 34TH AVE S 2 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14447 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14462 34TH AVE S TUKWILA WA 98168 KARED LLC 16446 9TH AVE SW BURIEN WA 98166 GARDNER,JOHN R 28318 45TH AVE S AUBURN WA 98001 TUKWILA COMMUNITY MEMBER 3202 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3223 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3417 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 MILITARY RD S SEATTLE WA 98168 ARK SUNSET VISTA LLC 18107 NORMANDY TER SW NORMANDY PARK WA 98166 FIORINI,JULIO C 30330 9TH AVE S FEDERAL WAY WA 98003 TUKWILA COMMUNITY MEMBER 3209 S 144TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3230 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3418 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14453 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14612 MILITARY RD S TUKWILA WA 98168 SAMARA HUBNER INC 19655 1ST AVE S 208 NORMANDY PARK WA 98148 PREMIERE RUE LLC 320 15TH AVE SEATTLE WA 98122 TUKWILA COMMUNITY MEMBER 3219 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3416 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3421 S 144TH ST TUKWILA WA 98168 JOYA,JORGE & MARIA 3425 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3429 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3445 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST TUKWILA WA 98168 HUYNH,CHAU TIEU 3705 MEADOW AVE N RENTON WA 98056 NGUYEN TRI TUKWILA COMMUNITY MEMBER OVERBECK,MIKE 4229 S 144TH ST 4314 S 150TH ST 4620 S 148TH ST TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 MAO,SARY & LEEANNA 4810 127TH STREET CT SW C101 LAKEWOOD WA 98499 PARK AVE APARTMENTS LLC 626 S 312TH ST FEDERAL WAY WA 98003 CUN,PAUL V 8040 161ST AVE NE REDMOND WA 98052 SEITZ,CHARLES JOYA,JORGE CAGLE,RUTH Z PO BOX 6793 PO BOX 69315 PO BOX 69502 PAGO PAGO AS 96799 SEATTLE WA 98168 SEATTLE WA 98168 PHAVONG,BOUNSON SOUTHLAND CORPORATION LEIVA,LILIANA & JUAN CARLOS PO BOX 69712 PO BOX 711 PO BOX 893 SEATTLE WA 98168 DALLAS TX 75221 RENTON WA 98057 City, at J u &ui&a Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Project Number: Loq-oi Go, (...a- 01 7o LSD '' -0-7 ci j (_i! -pb1, Ev --o 1.5 1, Board of Adjustment Agenda Packet r` Mailer's signature: Determination of Significance & Scoping Notice ,i1 /1" Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda x Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _27 day of _March in the year 2009 P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Mike Overbeck Project Number: Loq-oi Go, (...a- 01 7o LSD '' -0-7 ci j (_i! -pb1, Ev --o 1.5 1, Mailing requested by: Jaimie Re is r` Mailer's signature: ;, ,i1 /1" P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC CITY OF TUKWILA NOTICE OF APPLICATION • PROJECT INFORMATION Mike Overbeck has filed applications for development of a 31 -unit townhome development, with associated parking, landscaping, and recreation space. The project is proposed to be built in two phases. The number of units proposed in Phase 2 of the project requires a Rezone and Comprehensive Plan Amendment to the property located at 3421 S 144th Street, to allow an increase in density from medium density residential to high density residential. The project location is comprised of six existing parcels located at 14420 —14426 34th Ave S, and 3421 -3429 S 144th Street. Projects applied for include: L08 -077 (Comprehensive Plan Amendment); L09 -002 (Rezone); L08 -076 (Pubic Hearing Design Review); L08 -079 (Subdivision Preliminary Plat); and E08 -022 (SEPA/Environmental Review) Other known required permits include: Public Works Permit, Building Permits Studies required with the applications include: Preliminary Technical Information Report (stomrwatsr), environmental cheddists (ESA Screening and SEPA). FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. Project Files include: L08 -077, L09 -002, L08 -076, L08 -079, E08 -022, PRE08 -011 OPPORTUNITY FOR. PUBLIC COMMENT Your written comments on the project are requested. Written comments for the Subdivision Preliminary Plat, Public Hearing Design Review and SEPA applications must be received within 14 days; that is by 5:00 P.M. on Friday, April 10th, 2009. Written comments related to the Comprehensive Plan Amendment and Rezone applications must be received within 21 days, by 5:00 P.M. on Friday, April 17, 2009. These comments must be delivered to DCD at the address below or postmarked no later than 5:00 P.M. of the last day of their respective notice periods (Subdivision Preliminary Plat, Public Hearing Design Review and SEPA: 04/10/2009; Comprehensive Plan Amendment and Rezone: 4/17/2009). Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The decision on the Rezone and Comprehensive Plan Amendment may be appealed to the Superior Court, and the decsions on the Subdivision Preliminary Plat and the Public Hearing Design Review may be appealed to the City Council. For further information on the above applications, you can contact the project planners listed below, or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. For information on the Rezone and Comprehensive Plan Amendment applications, contact Rebecca Fox at (206) 431 -3683 or rfox @ci.tukwila.wa.us. For information on the Subdivision Preliminary Plat, Public Hearing Design Review, or SEPA/Environmental Review applications contact Jaimie Reavis at (206) 431 -3659, jreavis @ci.tukwila.wa.us Application Filed: December 23, 2008 Notice of Completeness Issued: March 18, 2009 Notice of Application Issued: March 27, 2009 mitg-swzrgirat,) mtlt. WI', 6; 7.An1 "q-7/0.4 444.1i4 Wtarzw:" a. co 2 linos maim We S 144 St S 146 St Legend ® CI IS % ® ® ®a Project Area ® Zoning Lines Scale: 1 "= 200' Proposed MDR to HDR L08 -076 Design Review L08 -077 Comprehensive Plan Amendment L09 -002 Rezone L08 -079 Subdivision E08 -022 SEPA/Environmental Review RC GIS Tukwila Osterly Park Townhomes AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor 3 WA State Community Development ( ) WA Fisheries & Wildlife WASHINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division IA Dept of Ecology, SEPA ( ) Office of Attorney General ( ) Office of Hearing Examiner Section 3 ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation (>0 KC Assessor's Office NG COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle '1 '(>q KC Dev & Enviro Services -SEPA Info Center KC Metro Transit Div -SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 S OOLS /LIBRARIES p4.Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev /Water Dept ( ) Comcast Sethi n 5 UTILITIES ( ) BP Olympic Pipeline Val -Vue Sewer District ( ) Water District # 20 (-4 Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr - Lakeridge Sewer /Water Dist ( ) Seattle Public Utilities 154.Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section eOTHER LOCAL AGENCIES ( ) Puget Sound Clean Air Agency Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green /Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin \Admin Forms \Agency Checklist TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 6 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 1 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3530 S 146Th ST Apt 4 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 7 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 2 TUKWILA WA 98168 -4385 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 8 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3530 S 146TH ST Apt 3 TUKWILA WA 98168 -4385 MAM,SANGOEUN CHINN,WILBUR DR DROFYAK,YAROSLAV 11015 21ST AVE SW 12033 30TH AVE SW 12432 SE 198TH PL SEATTLE WA 98146 BURIEN WA 98146 RENTON WA 98058 MITCHELL,WILLIAM & KIMBERLY 1308 SW 172ND ST NORMANDY PARK WA 98166 TUKWILA COMMUNITY MEMBER 14226 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14403 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14406 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14414 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14429 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14213 33RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14239 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14403 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14410 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14419 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14424 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 MILITARY RD S 3 TUKWILA WA 98168 BANAKES,SANDRA J 14213 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14230 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14254 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14404 MILITARY RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14411 MILITARY RD S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 14420 34T1-I AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 34TH AVE S TUKWILA WA 98168 TESSAMA - BARKE,FEKADE TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER 14436 34TH AVE S 14438 34TH AVE S 14438 MILITARY RD S TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14440 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14442 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14443 MILITARY RD S SEATAC WA 98168 CUN,PAUL TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER 14444 34TH AVE S 14444 34TH AVE S 14446 34Th AVE S 2 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14447 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14462 34TH AVE S TUKWILA WA 98168 KARED LLC 16446 9TH AVE SW BURIEN WA 98166 GARDNER,JOHN R 28318 45TH AVE S AUBURN WA 98001 TUKWILA COMMUNITY MEMBER 3202 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3223 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3417 S 144Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3422 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 34TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 MILITARY RD S SEATTLE WA 98168 ARK SUNSET VISTA LLC 18107 NORMANDY TER SW NORMANDY PARK WA 98166 FIORINI,JULIO C 30330 9Th AVE S FEDERAL WAY WA 98003 TUKWILA COMMUNITY MEMBER 3209 5 144TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3230 S 146TH ST SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 3418 S 146Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14453 MILITARY RD S SEATAC WA 98168 TUKWILA COMMUNITY MEMBER 14612 MILITARY RD S TUKWILA WA 98168 SAMARA HUBNER INC 19655 1ST AVE S 208 NORMANDY PARK WA 98148 PREMIERE RUE LLC 320 15TH AVE SEATTLE WA 98122 TUKWILA COMMUNITY MEMBER 3219 S 142ND PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 3416 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3421 S 144TH ST TUKWILA WA 98168 JOYA,JORGE & MARIA 3425 S 146Th ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3429 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3440 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3430 S 146TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3445 S 144TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST TUKWILA WA 98168 HUYNH,CHAU TIEU 3705 MEADOW AVE N RENTON WA 98056 NGUYEN TRI TUKWILA COMMUNITY MEMBER OVERBECK,MIKE 4229 S 144TH ST 4314 S 150TH ST 4620 S 148TH ST TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 MAO,SARY & LEEANNA 4810 127TH STREET CT SW C101 LAKEWOOD WA 98499 PARK AVE APARTMENTS LLC 626 S 312TH ST FEDERAL WAY WA 98003 CUN,PAUL V 8040 161ST AVE NE REDMOND WA 98052 SEITZ,CHARLES JOYA,JORGE CAGLE,RUTH Z PO BOX 6793 PO BOX 69315 PO BOX 69502 PAGO PAGO AS 96799 SEATTLE WA 98168 SEATTLE WA 98168 PHAVONG,BOUNSON SOUTHLAND CORPORATION LEIVA,LILIANA & JUAN CARLOS PO BOX 69712 PO BOX 711 PO BOX 893 SEATTLE WA 98168 DALLAS TX 75221 RENTON WA 98057 TUKWILA COMMUNITY MEMBER 14434 34TH AVE S Apt L TUKWILA WA 98168 -4302 TUKWILA COMMUNITY MEMBER 14016 33RD PL S Apt B TUKWILA WA 98168 -6016 TUKWILA COMMUNITY MEMBER 3424 S 146TH ST Apt 3 TUKWILA WA 98168 -4366 TUKWILA COMMUNITY MEMBER 3422 S 146Th ST Apt 2 TUKWILA WA 98168-4365 TUKWILA COMMUNITY MEMBER 14446 34Th AVE S Apt 1 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 14446 34TH AVE S Apt 4 TUKWILA WA 98168 -4348 TUKWILA COMMUNITY MEMBER 3440 S 146Th ST Apt 11 TUKWILA WA 98168 -4338 TUKWILA COMMUNITY MEMBER 3440 S 14611-1ST Apt 21 TUKWILA WA 98168 -4338 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144TH ST Apt 123 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 126 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 129 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 132 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 135 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 138 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 141 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 144 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 118 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 121 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 124 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 127 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 130 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 133 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 136 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 139 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 142 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 5 144TH ST Apt 201 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 119 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 122 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 125 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 128 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 131 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 134 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 137 TUKWILA WA 98168 -4061 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 140 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 5 144Th ST Apt 143 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 202 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 203 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 206 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 209 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 212 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 216 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 219 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 222 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 225 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 228 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 231 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 204 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 207 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 210 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 214 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 217 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 220 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 223 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 226 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 229 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER. 3434 S 144TH ST Apt 232 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 205 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 208 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 211 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 215 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 218 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 221 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 224 TUKWILA WA 98168 -4062 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 227 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 230 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 233 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 234 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 237 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 240 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 243 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 302 TUKWILA WA 98168-4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 305 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 308 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 311 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 315 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 318 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 235 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 238 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 241 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 244 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 303 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 306 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 309 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 312 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 316 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 319 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 236 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 239 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 242 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 301 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 304 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 307 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 310 TUKWILA WA 98168 -4093 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 314 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 317 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 320 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 321 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 324 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 327 'TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 330 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 333 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 336 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 339 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 342 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 345 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 322 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 5 144TH ST Apt 325 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 328 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 331 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 334 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 337 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144T1-1 ST Apt 340 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 343 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34Th AVE S Apt 201 TUKWILA WA 98168 -6014 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 323 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 5 144Th ST Apt 326 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 329 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 332 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 335 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 338 TUKWILA WA 98168 -4063 'TUKWILA COMMUNITY MEMBER 3434 S 144TH ST Apt 341 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 3434 S 144Th ST Apt 344 TUKWILA WA 98168 -4063 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -6013 TUKWILA COMMUNITY MEMBER 14239 34TH AVE 5 Apt 302 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 TUKWILA WA 98168 -6015 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 102 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 201 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 204 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168=4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 304 - TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 10 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 2 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 5 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 8 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 402 TUKWILA WA 98168 -6012 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 103 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 202 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 301 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 303 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 404 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 11 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 3 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 6 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 9 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 101 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 104 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 203 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34TH AVE S Apt 302 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14239 34T1-1 AVE S Apt 403 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 1 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 12 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 4 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 14229 34TH AVE S Apt 7 TUKWILA WA 98168 -4081 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 1 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 101 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 5 146TH ST Apt 104 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 107 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 2 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 203 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 206 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 3 TUKWILA WA 98168 -4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 303 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S_146TH ST Apt 306 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 309 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 102 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 105 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 108 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 201 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 204 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 207 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 301 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 304 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 307 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 4 TUKWILA WA 98168-4343 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 103 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 106 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 109 TUKWILA WA 98168 -4340 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 202 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 205 TUKWILA WA 98168-4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 208 TUKWILA WA 98168 -4341 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 302 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146TH ST Apt 305 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 308 TUKWILA WA 98168 -4342 TUKWILA COMMUNITY MEMBER 3516 S 146Th ST Apt 5 TUKWILA WA 98168 -4343 0219/2009) Teri Svedahl - mailing for Overbeck project From: To: Date: Subject: CC: Hi Teri, Page 1 Jaimie Reavis Teri Svedahl 03/19/2009 3:33 PM mailing for Overbeck project Rebecca Fox 7� Below are parcels numbers for a mailing that Rebecca and I are doing. information for the mailing and send it to you by next Wednesday. Th 14420 34th Ave S(parcel #0040000087) s` 14422 34"' Ave S(parcel #6391100000) "--14424 34t Ave S(parcel #6391110000) ~14426 34th Ave S(parcel #0040000083) X3421 S 144"' St(parcel #0040000088) '.3429 S 144th St(parcel #0040000094) d you work 9p th_ ailing will need to go o t together the ore April 1st. Banks! \Nu --4A)c Page 1 of 1 111111•1111MIMMI 485 ft N CityGIS Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the Contributor supplied under license and may not be approved except as licensed by Digital Map Products. Ivitry //mane du tln arirtr.ntra nntri levrnrilintirtr 1:TQ hill7 Al 11GO/irtrisw htrrt1 ormno CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 437 -3670 FAX (206) 431 -3665 E -mail: tuktrda i :i.tuk�riia.t-v.�.u; AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) Slate of Washington County of King City of Tukwila I _ 1flh L' �'Je(3 "CC(( (PRINT NAME) understand that Section. 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 3/2 /t9 ii the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number L.Gfi-O? _4D) -O '2, L ee -'O7 ', Leg • -U`77 150 -) 2 Z., I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or wit. n fourteen (14) days of a Notice letter. - On this day personally appeared before me be the i dividual who executed the foregoing instrument and acknowledged that same ak'hi her voluntary act and deed for the uses and purposes mentioned therein. Applican or Project Manager's Signature to me known to she signed the SUBSCRIBED AND SWORN to before ay of 200 it412, / NOT PUBLIC and f r the State of Washington NOS residing at S 11). % %a%%%quury490 lit '4) ca ,g, % Z ";My commission expires on oQ ?,��'��hu%s3%��.�`s N -N P: \Planning Forms\ Applications \ SignSpecliandout- 12- 06.doc October 20, 2006 14-10 1/ / • • Department of Community Development NOTICE OF COMPLETE APPLICATION March 18, 2009 Mr. Mike Overbeck 13624 1st Ave S Burien, WA 98168 RE: Osterly Park Townhomes, 3429 S 144th Street L08 -077 (Comprehensive Plan Amendment) L09 -002 (Rezone) L08 -076 (Public Hearing Design Review) L08 -079 (Subdivision Preliminary Plat) E08 -022 (SEPA/Environmental Review) PRE08 -011 (Pre - application Meeting) Dear Mr. Overbeck: Jim Haggerton, Mayor Jack Pace, Director Your applications for a Comprehensive Plan Amendment and Rezone for the property located at 3421 S 144th Street, as well as your applications for a Public Hearing Design Review, Subdivision Preliminary Plat, and SEPA/Environmental Review for the properties listed below are considered complete on March 18, 2009 for the purposes of meeting state mandated time requirements: 14420 34th Ave S (parcel #0040000087) 14422 34th Ave S (parcel #6391100000) 14424 34th Ave S (parcel #6391110000) 14426 34th Ave S (parcel #0040000083) 3421 S 144th St (parcel #0040000088) 3429 S 144th St (parcel #0040000094) This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. JR Page 1 of2 H:\Design Review \Osterly Townhomes \OsterlyComplete_L08 - 076_- 077_- 079_L09- 022_E08- 022.DOC 03/17/2009 3:17 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please arrange to have the public notice board for this project manufactured and installed on site within the next 14 days. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board. Once the public notice board is installed, the public comment period for this project will be 14 days for the Public Hearing Design Review, Subdivision Preliminary Plat, and SEPA/Environmental Review, and 21 days for the Comprehensive Plan Amendment and the Rezone. These notice periods will run concurrently. This single determination of complete application has been prepared for the applications and properties listed above to achieve greater efficiency, and to give the public a more complete view of future plans for the properties. Please note that each of the applications concerns an aspect of your proposed development project, and that consideration of the Public Hearing Design Review, Subdivision, and SEPA applications portion of the project will be conducted independent of the Comprehensive Plan amendment and Rezone applications. Each has a separate procedure and timeline. The planners listed below will be contacting you soon to discuss your applications. If you wish to speak to either staff member sooner, feel free to contact us at the numbers listed below or via e- mail. Sincerely, at #042- ' Jaimie Reavis Assistant Planner 206 - 431 -3659 jreavis@ci.tukwila.wa.us Rebecca Fox Senior Planner 206 - 431 -3683 rfox @ci.tukwila.wa.us JR Page 2 of 2 03/17/2009 3:17 PM H:\Design Review \Osterly Townhomes \OsterlyComplete_L08 - 076_- 077_- 079_L09- 022_E08- 022.DOC • • Rebecca Fox - Reinstate applications From: To: Date: Subject: Attachments: Mike, Rebecca Fox Mike @unicornmortgage.com 03/04/2009 5:16 PM Reinstate applications III Page l of l Here's the letter reinstating your applications. We'II let you know if we need more information. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us file: / /C:\ temp\ XPGrpWise \49AEB76Dtuk- mail6300 -po 10013463351197E21 \GW } 00001... 03/04/2009 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Mike Overbeck 13624 1St Avenue S. Burien, WA 98168 March 4, 2009 RE: Reinstate consideration of Comprehensive Plan Amendment (L08 -077) and Rezone (now L09 -002, formerly L08 -078) Dear Mr. Overbeck: This letter will address your request to reinstate consideration of your applications in 2009. We have received the Affidavit and Hold Harmless forms needed to complete your applications. We will reinstate your applications so that your request for Comprehensive Plan amendment and rezone can be reviewed during 2009. Staff can proceed to review the substance of your request. Following staff review, additional information may be required. Please note that the file number for the Rezone is now L09 -002 (rather than L08 -078). If you have questions on this matter or if your situation changes, you may contact me at 206 -431 -3683 or via email at rfox@ci.tukwila.wa.us Sincerely, Rebecca Fox Senior Planner Rf Page 1 of 1 03/04/2009 H:ICOMP PLAN 2008- 20091L08- 077 &79 - -MDR to HDR-- Overbeck .OsterlyparkTownhomes1L08 -077 &109 -002 2009 03 04.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206-431-3665 _7(0 .4 4,e,v, ailec I 4 NoDav„ fc7✓ t'Rlui4.1 /n, MA do (I "4-04^ Ivy$ . ^may).• //' NAde WA- D 4- L-.q 55 14'10v1, C NA e Td 144 f . /1i r Dom'g� G • • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Mike Overbeck 13624 ls` Avenue S. Burien, WA 98168 March 2, 2009 RE: Defer consideration of Comprehensive Plan Amendment (L08 -077) and Rezone (now L09 -002, formerly L08 -078) Dear Mr. Overbeck: This letter will follow up on your request to defer consideration of your applications until 2010. The City of Tukwila will agree remove your applications from consideration in 2009, and will defer them until 2010. In order to have your applications reviewed in 2010, you must complete your applications and provide the .information that is required per the letter sent to you on January 12, 2009. It will be necessary to provide Item (c) - -two copies of the completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter property for the site for which you seek a rezone and Comprehensive Plan change -- no later than December 31, 2009 in order to have your applications for Comprehensive Plan change and Rezone considered in 2010. Please note that the file number for the Rezone is now L09 -002 (rather than L08 -078). If you have questions on this matter or if your situation changes, you may contact me at 206 - 431 -3683 or via email at rfox@ci.tukwila.wa.us Sincerely, /Sec Rebecca Fox Senior Planner Rf Page 1 of 1 03/02/2009 H: \COMP PLAN 2008- 2009\L08- 077 &79 - -MDR to HDR -- fverheck OsterlyParkTownhomes \I.OR -077 and I.02002.009 j)1.)2 -doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 4, • Rebecca Fox - RE: Tukwila -- Rezone and Comprehensive Plan deadline From: Rebecca Fox To: Mike Overbeck Date: 03/02/2009 2:32 PM Subject: RE: Tukwila -- Rezone and Comprehensive Plan deadline Attachments: Mr. Overbeck, Page 1 of 2 Per your request, the City of Tukwila will defer consideration of your applications until the 2010 review cycle. As the attached letter indicates, you must still submit the "hold harmless" forms that are needed to complete the applications. These forms are due prior to the 12/31/09 deadline so that your applications can be considered in 2010. No further extension will be allowed. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox@ci.tukwila.wa.us »> Mike Overbeck <mike @Unicornmortgage.com> 03/02/2009 10:23 AM »> Rebecca, I am sending you this request to see if it is possible to postpone my Request for a rezone and Comprehensive plan Amendment Until the year 2010. When I submitted the application I thought that i could get you the materials you requested by your deadline. Due to circumstances beyond my control, I am unable get you all items listed in your letter to me dated January 12,2009 by March 2,2009. Can I please ask the city to move my application back one year. I will have the completed materials into you long before that but do not wish to be a strain on other peoples projects or the city staff. I have found a way to fit the rezone and comprehensive plan in to my goals by having it reviewed for 2010. Thank You Mike Overbeck Designated Broker /Principal Unicorn Mortgage WA Lic# 510 -MB -25967 (206) 431 -2999 Phone (206) 801 -5508 Fax www.unicornmortgage.com From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Wednesday, February 04, 2009 9:36 AM To: Mike Overbeck file: / /C:\ temp\ XPGrpWise \49ABEDE5tuk- mail6300 -po 100134633511970C 1 \GW } 00001... 03/02/2009 r • • Page 2 of 2 Subject: RE: Tukwila -- Rezone and Comprehensive Plan deadline Thanks, Mike. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox@ci.tukwila.wa.us »> Mike Overbeck <mike @Unicornmortgage.com> 02/04/2009 9:10 AM »> I will get it to you as fast as i can. I was told that it could be signed after his drug house was removed. That was going to be done by Nov 1st last year .... I'm trying Mike Overbeck Designated Broker /Principal Unicorn Mortgage WA Lic# 510 -MB -25967 (206) 431 -2999 Phone (206) 801 -5508 Fax www.unicornmortgage.com From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Tuesday, February 03, 2009 6:27 PM To: Mike Overbeck Subject: Tukwila -- Rezone and Comprehensive Plan deadline Mr. Overbeck, This message and attached letter will clarify the conversation that we had recently in the City of Tukwila offices regarding the schedule for providing complete application materials. In consideration of staff resources, we will need to have the hold harmless and affidavit of ownership information not later than March 2, 2009 in order to consider your applications in 2009. Please reply to this email to confirm receipt. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us file: / /C:\ temp\ XPGrpWise \49ABEDE5tuk- mail6300 -po 100134633511970C 1 \GW } 00001... 03/02/2009 • • Cizy of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Mike Overbeck 13624 1St Avenue S. Burien, WA 98168 February 3, 2009 RE: Incomplete Application Deadline -- Comprehensive Plan Amendment (L08 -077) and Rezone (now L09 -002, formerly L08 -078) Dear Mr. Overbeck: This letter will follow up on the letter of January 12, 2009, as well as our phone conversation and the conversation that we had at the City of Tukwila offices recently about materials required to complete your applications, and schedule for providing them. On further review, additional information on Items (a) and (b) mentioned in the January 12, 2009 letter will not be required. However, in consideration of staff resources and the large number of requests, you must submit Item (c) - -two copies of the completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter property for the site for which you seek a rezone and Comprehensive Plan change -- no later than March 2, 2009 in order to have your applications for Comprehensive Plan change and Rezone considered in 2009. Please note that the file number for the Rezone is now L09 -002 (rather than L08 -078). If you have questions on this matter, you may contact me at 206 - 431 -3683 or via email at rfox @ci.tukwila.wa.us . Sincerely, ?})c Rebecca Fox Senior Planner Enc. Rf 1 02/03/2009 H: \COMP PLAN 2008 - 2009 \L08 - 077 &79 - -MDR to HDR-- Overbeck.OsterlyParkTownhomes\ Incomplete .app.deadline-- 3.2.09.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Mike Overbeck 13624 1st Avenue S. Burien, WA 98168 January 12, 2009 RE: Comprehensive Plan Amendment (L08 -077) and Rezone (L08 -078) Dear Mr. Overbeck: The City of Tukwila has received your applications for Comprehensive Plan Amendment (L08 -077) and Rezone (L08 -078), and has found them to be incomplete. In order to have a complete application, the following must be submitted to the permit center: a. Map /graphic clearly showing the specific property to be rezoned with the current zoning and the proposed zoning. Show the address and King County Tax ID # b. Map /graphic clearly showing the specific property for Comprehensive Plan amendment with the current and proposed Comprehensive Plan designations. Show the address and King County Tax ID # c. Two originals of the completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter property for the property for which you seek a rezone and Comprehensive Plan amendment. Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). If you have any questions with this matter you may contact me at 206 -431 -3683 or rfox@ci.tukwila.wa.us Sincerely, Rebecca Fox Senior Planner 4111 • Ci t y of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION January 15, 2009 Mr. Mike Overbeck 13624 1 s` Ave S Burien, WA 98168 RE: Osterly Park Townhomes, 3429 S 144th Street L08 -076 (Public Hearing Design Review) L08 -079 (Subdivision Preliminary Plat) E08 -022 (SEPA/Environmental Review) PRE08 -011 (Pre - application Meeting) Dear Mr. Overbeck: Your applications for a public hearing design review, subdivision preliminary plat, and SEPA/Environmental Review for the following properties have been found to be incomplete. 14420 34th Ave S (parcel #0040000087) 14422 34th Ave S (parcel #6391100000) 14424 34th Ave S (parcel #6391110000) 14426 34th Ave S (parcel #0040000083) 3421 S 144th St (parcel #0040000088) 3429 S 144th St (parcel #0040000094) In order to be a complete application, an Affidavit of Ownership and Hold Harmless Permission to Enter Property for 3421 S 144th S, signed by the property owner, must be submitted to the permit center. Upon receipt of this item, the City will re- review it for completeness and will mail you written notification of completeness or incompleteness within 14 days. The applications referenced above will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). JR Page 1 of 2 C: \Documents and Settings \Jaimie- R.TUKWILA \Desktop \Letterhead.doc 01/14/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Additionally, copies of your receipts, including the Rezone (was L08 -078, now L09 -002) and Comprehensive Plan Amendment (L08 -077) are enclosed. Please note that your file number for the Rezone application was changed, due to information being incorrectly entered into our permits system. The old file number for the Rezone (L08 -078) was cancelled, and replaced by the new permit number L09 -002. This new file number has no impact on permit fees for the rezone application or the end of year (2008) deadline related to your rezone submittal. If you have any questions, please contact me by phone or email at (206) 431 -3659 or jreavis@ci.tukwila.wa.us Sincerely, mie Reavis Assistant Planner JR Page 2 of 2 01/14/2009 C: \Documents and Settings\ Jaimie- R.TUKWILA \Desktop \Letterhead.doc • • CITY OF TUKW ILA Department of Community Development ' 6300 Soulhcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E-mail: tula1)I^n 1,.i.ful._‘\il_i.yv:j_iis AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) State of Washington County of King City of Tukwila flh aJe(S•eC(( (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 3/2 /o L the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number Le9-O?3 Lon -O'2, L ce O'76, -0-77 L620 -C >z ., I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or wit .'n fourteen (14) days of a Notice letter. On this day personally appeared before me be the • dividual who executed the foregoing instrument and acknowledged that same a hi her voluntary act and deed for the uses and, purposes mentioned therein. SUBSCRIBED AND SWORN to before or Project Manager's Signature to me known to she signed the ::-.- 6,?' ..••%‘"‘ilif„,01: tip. ,/.S '% commission expires on ;y=on y� 1�� y W.r . SO • ,a 8-2P ti XS 4X !(I��L NOT PUBLIC yl and f r the State of Washington residing at I':\ Planning Forms\ Applications \SignSpecliandout- 12 -06.doc October 20, 2006 ►aloe /!l • • Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 Regarding the Hold Harmless Agreement relevant to the Rezoning Application for 3421 South 1441' Street, Tukwila, WA, buyer and seller provide the following clarification: 1) What does this mean? " #7 Application review by City of Tukwila will not commence until residential structure has been removed." Should rezoning approval require the Gty to access the site while the condemned building is being prepared for removal, this task needs to take place from the adjacent public right away or from the buyer's adjacent property at 3429 South 144th Street, Tukwila, WA. 2) Who added this and why? The seller is concerned about the safety of City employees during the time that the building is being demolished and removed. Seiler does not want to run the risk of liability should someone from the City be hurt on the property while construction debris is present or while contractors are working to remove the condemned structure. 3) On what specific date will the residence be demolished? Estimating a timeline of 30 days from signing of the Hold Harmless agreement, the work is scheduled for completion on or before April 6th, 2009. 4) Does the owner want to proceed with the rezone at this time? Definitely yes. Seller Ruth Cagle Date / ' 72744 c./ o2 00 J COO/ £00'd 9ES0# calm;, sUlaTTTTly; aet-eu Buyer Mike Date f RgPflC 7 r(:C?r 4n1,7!or /cm CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, W.9 98188 Telephone: (206) 931 -3670 FAX (206) 431 -3665 E- trail: " ,,:.,••::, " •- AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 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 a to ees, agents, en iinnee%s con trots or that re resentatives then ht to enter upon Owner's real property, located at '?¢4l S. IV* 1t .ST 1 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. Aff (d- � a gets to «L CJfit o� IfvICw� wr+t Jr co�u�E is vast R V u5rievU EXECUTED at 1 L1 (1 1 U f) (city), We- , (state), on -(7a t C ^ / 20 0, p&Es` 1 a ko w . 1 4 G ( 144.er lt, C&j .e (f ,N a) CO 4, i `1 7) (.11„10 Ida , V57 (Address) ,25 . s -& /7S( SS kJ/ is day personally apbeared before me the foregoing instrument and acknowledged t mentioned therein. SUBSCRIBED AND SWORN TO BEFORE (Phone Number) (Signature) /itA that he signed the same as ' t THIS 0 • • F Li I All , 20 k 41 H /_ ), Fits R P,,iif .iati�i . , 'It in .K1 resit � _ at My Commission expires . %1: 4 to me known to be the individual who executed oluntary act and deed for the uses and purposes P: \Planning Forms \Applications \2007 Applications \Variance- 22- 07.doc RECEr, CITY OF '►' �r� a ' MAR o 4 PERMIT Fr. • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us • RECEIVED DEC 2 3 2008 COMMUNITY DEVELOPMENT COMPREHENSIVE PLAN AMENDMENTS APPLICATION NAME OF PROJECT /DEVELOPMENT: 6S-fe((1 .40wAJ Hi4e5 LOCATION OF PROJECT /DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 31/29 31/ ?l' /NN2ol Pi1021 /1-1` 7- / Hy 26 3y'`is 1 u e 7'0W /A mi 9-8768 d- /6k LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). ootfoo000613,0ocioedoco3iDotiodOdogg, mil 6000OS7 637 //O 0000 631 /11 ovvo 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: MK, 1, OUerBec� (,y / Address: / �� y (5+ 4'' S 80 R l e'! J / e 14 Phone: - X73.6 3 �b /,frL1I* 29C(7 FAX: ;01f 6(3/ 5-012. E -mail: /t'! //r- v/l/ '17l Lam, t�Mi Signature: J �_� �( Date: �G ',S/ FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: (2-e 6 C €2 - F )c File Number: LEO ?- O' 7 7 Application Complete (Date: ) Project File Number: Application Incomplete (Date: 1 112 f DI ) Other File Numbers: NAME OF PROJECT /DEVELOPMENT: 6S-fe((1 .40wAJ Hi4e5 LOCATION OF PROJECT /DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 31/29 31/ ?l' /NN2ol Pi1021 /1-1` 7- / Hy 26 3y'`is 1 u e 7'0W /A mi 9-8768 d- /6k LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). ootfoo000613,0ocioedoco3iDotiodOdogg, mil 6000OS7 637 //O 0000 631 /11 ovvo 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: MK, 1, OUerBec� (,y / Address: / �� y (5+ 4'' S 80 R l e'! J / e 14 Phone: - X73.6 3 �b /,frL1I* 29C(7 FAX: ;01f 6(3/ 5-012. E -mail: /t'! //r- v/l/ '17l Lam, t�Mi Signature: J �_� �( Date: �G ',S/ • • A. COMPREHENSIVE PLAN DESIGNATION: Existing: pi DR Proposed: H OR B. ZONING DESIGNATION: Existing: 6/10K Proposed: 11 C. LAND USE(S): Existing: 5P — Der0 Proposed: f o i,-fh 61-741--ti _" S2 7? f t' (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. M D i API ri- H.e ^ 4 % G m p ?( S 11)of-\-jA 0-5-( P10 ( r /Mid i/ - ftii,7 pic v -f fros. 11 5,`i 771*p/7 /-0 STATE OF WASIIINGTON • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98/88 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukpltuliil;ci.utkwila.l■a.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. 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 ea ents engineers, contractors r other reprege ltatives the right to enter upon Owner's real property, located at 3,121 employees, 199 t{ Sf _ or 4✓+ f ✓i we 9/6 g 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 4,,,e,4.0-) (city), (state), on 40te 16-- (Q'`‘ Print Name O✓ et/ B e fr Address Phone Number Signature ,20(%Pl YG 2O $ /"e'4/ s{ )0G. Zf • ; 75-6 7 -64.4 ' rg/ e On this day personally appeared before me All hE. 00E2C` (5E-- c_ 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 16t4 DAY OF NOT resit DECE 1 3c(L , 20 tfrj RY PU if'f %cil1Ft titfon Washingt g MONIHEA O+1N�2t2W1 Y Appolnfine t M o s1 p s m 1 P: \planning Forms \Applications \2007 Applications \BARApp•12.07.doc, 12/07/07 1 STATE OF WASI- HNGTON • • CITY OF TUKWILA Department of Community Development 6300 Southcenler Boulevard, Tukwila, WA 98/88 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(ii.ci.ttikwila.l % a.tis AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I an 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 4 (0 3 y - A" . S , /vii✓; '1 L I /F / e r4 gi 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 (JJRrev`—' (city), Et / I (state), on G Cam' V ei— /6 , 20 a Print Name i� IKe Owen v PGx Address Ll(92o c:/ erg' 5iS ft/Ar✓t7 fi (,/j8/ / S On this day personally appeared before me Zc t t t 2 ..6cci( 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°1-3\ DAY OF PEc t y1 e ) z_ Q ,20 �� Notary Public residing Stat�f'"Ht3�0 1 tA) MONTEA R LONlpG My CornkttAFIRMYttnt Explre(Ib4,2d2QL1 P: \Planning Forms \Applications \2007 Applications \aARApp- 12 -07.doc, 12/07/07 1 20� Comprehensive Plan Amendment Criteria Comprehensive Plan Amendment Criteria (TMC 18.80.050) The Application shall specify, in format established by the department: 1. Describe how the issue is addressed in the Comprehensive plan. If the issue is not adequately addressed, is there a need for the proposed change? The Proposal to redesignate and rezone the property to HDR is not currently addressed in the comprehensive plan. The existing Comprehensive plan designation for the property is MDR. I am seeking a Comprehensive Plan amendment to change the Land Use designation to HDR concurrent with an application to rezone the Property to HDR. The proposal is supported by many factors' that meet the objectives of the Comprehensive Plan as the Neighborhood has grown. Many examples of this are given in the concurrent submitted applications and their discussions. There is a public need for the proposed change. The concurrently submitted Townhouse proposal will occupy 6 tax parcels of which one is the subject property in this report. The subject lot has had a condemned single family residence that has been unoccupied for eight years and sits on a thoroughfare that is being revitalized. Currently the house is being used by transients and is creating a public hazard and urgently needs to be removed. The adjoining property has sat vacant for several years, the property in the rear of the proposed development also has a house and a mobile home, both are beyond repair and need to be removed. Due to some of Tukwila's narrow lots and the requirements set forth by public works, developing all of these lots with a common road has emerged as the best option. In the current comprehensive plan, the six lots are zoned for 33 units however, this project is only 31 units. The focus of this request is to meet the objective in the Townhouse Design Manual that spells out how a recreation area should be located in the center of the development. In this case, the only way to meet that design criteria and make this project financially feasible for the four land owners in the project is to change the Comprehensive plan and the zoning classification of the subject property. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified Public need? Redevelopment of the property is best suited by allowing it to become part of the submitted Townhome development as mentioned because of the size and shape of the lot. Also, there are issues with surface water drainage that can be compensated for by consolidating. The public has a need to get this property in line with the revitalization of the neighborhood to help support the comprehensive plan of the city. In order to ■ • • achieve this, redevelopment of the land will be necessary. There have been no other options proposed for allowing this property to be a contributing part of the neighborhood in the past 8 years. 3. Why will the proposed change result in a net benefit to the community? The proposed change will result in a net benefit to the community by playing a key roll in allowing the Townhouse Development to be built. Some of the benefits include: Cleaning up an area that is in great need of revitalization, removing an existing Public Hazard and attraction for crime or transients, drastic aesthetic improvements to the thoroughfare, and the pride of 31 new homeowners that can contribute to the growth of the community in an area that is concentrated with renters. Comprehensive Plan amendment Criteria (TMC 18.80.010) 1. A detailed statement of what is proposed and why: The proposal is to change the Comprehensive Plan on the subject property to HDR, allowing for a zero lot line townhouse to be built on a 2000 sq ft lot instead of a 3000 sq ft lot as the previous MDR zoning allows for. As mentioned in this report it is necessary in order to make this subdivision a possibility and is the best option proposed at this time. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change: Economic impact- this property has been a weight on the Property values in the neighborhood for the past 8 years. Not only are the existing property owners going to benefit from the new Townhouse units as they add a new standard of living in the area but the addition of 31 new home owners with their families will contribute to the retail growth in the area as well. This project in conjunction with other projects in the immediate area, such as the Tukwila Village, create an added bonus for small business growth. Transportation Impact- Please refer to the Transportation Concurrency notice for the specifics of impacts on the area. This property is served by Metro and is located ten blocks from the Light rail station on TIB. Aesthetic Impact- the development of this property will meet and or exceed the zoning requirements for landscaping and building setbacks. In addition, the professionally designed landscape plan, by Studio 342, state licensed landscape architect, will add to the appearance of the Project that will include a completely different look along the 144th Ave. street front. This is a positive for the community. Public Safety — This property, for the past 8 years, has been a condemned property and has been a safety and health problem for the community. We are taking the best • • option proposed in order to develop and revitalize this lot as well as the lots next to it. There is a need to change the current condition of this lot. Comprehensive plan- this proposal will be in compliance with the comprehensive plan of the city if it is accepted. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect. The current designation and zoning was placed on the property under different circumstances during a different time and usage of the land. The area has been primarily developed with multifamily dwellings that were built to provide housing for Boeing employees during the early 60's and 70's. The surrounding 5 lots in the concurrently submitted townhouse project already have the zoning HDR. As for reasons already discussed in this report combining these 6 lots is the best option proposed. The previous owner of the adjacent lot was unable, after two years of design attempts with his architect, to construct an eight -unit apartment building site plan that was acceptable to the City of Tukwila planners (ref. Mr. Obrien). The apartment design would have been less beneficial for the neighborhood when compared to the Townhome project, for many reasons. All of these adjoining lots because of the size and shape face those same challenges and 3 of the lots are negatively impacting the community in their current state. The best usage of this lot at this time that is in compliance of the objectives of the comprehensive plan is to rezone and redesignate the MDR zoning to HDR zoning as well as changing the comprehensive plan in conjunction with this. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act. Urban Growth — The Growth Management act encourages compact urban growth in areas served by urban Infrastructure. This proposal will further these goals by allowing development of not only this property but five adjoining lots that all face challenges because of their size and shape. This property was condemned eight plus years ago and has been a public hazard ever since. The properties that were built after and around this property on three sides are multifamily high density residential. Development of the property in HDR zoning is appropriate. Transportation — with the addition of the light rail and currently being serviced by metro, the property does not propose a negative impact on the area. Housing — the Growth Management Act encourages the availability of affordable housing and the proposal is directly in line with achieving this goal. These townhouses will be setting a new standard for entry level housing for families that would other wise be renting. This proposal will also help promote the goal of having a variety of residential housing in a zoning classification that does not have much ownership. HDR is mostly multifamily rentals owned by investors. Most owner occupied housing in Tukwila is in the MDR and LDR zones. This clearly is in line with the objectives of the Growth Management Act as well as a benefit to this community. • • Economic development — because of the aesthetic impact as well as adding the pride of homeownership to this neighborhood that is mostly multifamily rental units we will have a continued enhancement of the community's economic well being. By immediately raising property values as well as promoting the retention and expansion of businesses and recruitment of new ones. Open space and recreation — The Townhouse Design Manual complies with the Growth Management Act and in this case requires 400 square feet combined recreation space per dwelling unit. This project has exceeded that requirement and includes a centralized open recreation space in the center of the development. This complies with the Growth Management Act. Environment — As discussed in this report this project contributes to the states high quality of life, in addition many green built type features such as permeable pavement, radiant heating and energy efficient appliances are incorporated into this project. The builder, architect, and civil engineer are making every effort possible to contribute to the environment as well. The systems that provide water and sewer to the site are being designed by Pace engineering to have as little impact as possible on the site. Any concessions to improve the air quality in the area will be considered, if applicable. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies: I believe that by achieving most of the goals of the city's Comprehensive plan and the Growth Management Act that most of those reasons listed in this report by default make this proposed amendment in compliance with most of the Countywide Planning policies. Some sections of the CPP's that would apply include: LU -25 : Insure for adequate zoning in the 20 year growth plan LU -28 : Growth shall be directed toward areas with existing infrastructure facilities, as this property would do. LU -66 : Provide for housing opportunities and a mix of housing types, there are very few Townhomes in Tukwila, this property is a great addition to the mix of housing options in the city. LU -69 : Focusing on infill development; this property must be rezoned in order to allow the concurrently submitted townhome development to be built. Because of the fact that there are 5 property owners and one of them has to give up their land for recreation space, this does not make financial sense without rezoning. The 6 lots are currently zoned for 33 units and this plan involves building only 31. By allowing this amendment, not only this lot, but 5 others will be redeveloped as single family housing instead of multi- family apartments. FW -24 : creating diversity by adding a type of housing that there is very little of and by adding good quality housing which includes great open and recreation spaces in HDR. FW -25 : Adding superior urban design in the immediate neighborhood, this area is in dire need of revitalization in the housing sector, this amendment will allow for a • • development that will show an example of quality living as well as adding to the ascetic's of the area. FW -28 : by providing a variety of housing for all economic sectors of the population. This type of housing will be at an entry level price point and would provide an option for low- income housing. AH -1 : The city should have policies in place that allow them to review development standards and revise codes to provide the opportunity for diversity in types of dwelling units. AH -2 : Achieving a rational and equitable distribution of affordable housing to meet the housing needs of low and moderate income residents in King County would certainly apply. ED -3 : The city's comprehensive plan is to include economic development policies, the proposed amendment would contribute to the city's economic well being. ED -10 : The project is trying to use all affordable green materials that help protect natural resources and try to provide green housing while still contributing to the economic growth of the area. RF -3 : The jurisdiction shall adopt policies to stimulate construction of affordable housing in infill and redevelopment areas, this amendment would directly contribute to this goal. 6. A Statement of what changes, if any, would be required in functional plans if the proposed amendment is adopted: The proposal is not anticipated to affect the City's Functional Plans. The property will have a water and sewer mainline system that is going to be designed by Pace engineering and reviewed by Val Vue sewer and Water district #125. The storm water system was designed by civil engineer Bruce Macveigh and reviewed by Public Works. There are no shoreline issues with this property. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City: No capital improvements are anticipated in connection with this plan -level action. The proposal is not anticipated to affect the city's capital facilities plans. 8. A statement of what other changes, If any , are required in other City codes, plans or regulations to implement the proposed change. The proposed Comprehensive Plan change requires a concurrent rezoning of the lot to HDR. ,ll/�w Hl. ,.... „:-..-.,...i...........,. \\,. ..i,,tJ� i"7i,h. ............ "' - 4.11:• 60j nil I I IIII� IIIII II rt- ill I -� c. (RII • -. iiTni! ',i7� 111 ,li It��181 ,! l " " ■ ( nw ;It( 8 c oft 1t.--41 • _ 1,1111i111 :Jr,;.,11111:111,-;"14T -#?41,1. m I Plt 1 i 'Hit: -1 716+11 +111{11 1'i,• ii TUT 1n11 nln ;lillr Si: 1num;II rt �lliii(INIt f i t ,I�1y II: :II ha l)nu1111 lil :[I1'yk.(It ;' I,i1 :i,llw,n=Iw•1 11II iigqep� IC< i fit: �"' !II�Ilgqif��'Ijjli!p.1!f i i 1;1.4.1 .. 3. :III .1 ' i . f 60 11':111 LI. Y1111Ikillil. ' , • - -'. I . -il Ii11 UN ,1 K ■W' 1 tG dIICI' n II ; 1. I Mr I ;,, l -.-i ,� ■ ■� 1 ' .i U11 Q ®E1 X' 1 11� t l 1 I (1 ■UMMI 1n oil ICI II 1 i e 1- _1 111111111111 I ©aft© � ; Hie _ , flB1�1�>a� F : =®®➢Irlii a l ! 1 1 1 f I,' Ml ' 1■■ /SUII IUhII LL J- L JL .�. ...� h i!I; ,I,11 u.� tl_0'' rr t• - '�r�r`i;k .4t11. cii ui�� wi i,. ii:. =11 =11 tl /'= _: }Ifli���illt\ ■ �rl� ii((iliuMINIM rt.. 4,h /1: t <lkt X111. ifiil 1;11.1• !►?�1./ A1t1 110 . `w _ i 11111 l l _ ;;E; 11 a ! 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II/ I I I I I I I I I I I I I I I til I I 1 I I I I I I I I I I -11,7:47Fr.4FT.zzzooTatrr,, 1nly,;-,!..1711if.:.fitfilimoti ;5; II Wirt f;FIVIT.131.11 . ; 1111:11, . r•I 1ilII 1? f ill Vali ,rEntiflilli 1414,1,ir "I:1 gm gal MICA T - 1 I Litamt---m6Eiratzemagii 10! .14111 VII 111111111111111Cirjoirr • : Isamu smarm N M- N 1111• 1 linsimuu NI 111 iRl*NL._11 1111111Wiiiiiii11111112111111111311111 11•11. i.2"..71=1111 oo -0- '1/49 1- ■•• .41( 111 .1(1 tIw manniszamo.411.,,12i 1•1.■•■•.§..r, 11 •1 1111 iii ' ttrtil 'ii ii 1-1',11 11 ! t1111 11111 11111 — 11111 11111: II ;, • ,•• c'RA-1 ill l'1117111'' 11 1 111T1 :;;41:,11111.1 iir tir 711i.111111"' • 2t i'•' f IBTINN1 ,I i= I-:- . • i. 11 1 V M fA 'ammo 1i • 1 111 • 6 j i. 11111111t. immargrziiiilliaEaun.-2 Emma :,1:::t2 a ij SOIL LOGS 21 APR 07 SL 1 0 - 18" 18 - 48" 48 - 96" 96 - 108 "+ WATER AT SL 2 0 - 12" 12 - 30" 30 - 72" 72 - 108 "+ WATER AT SL 3 0 - 16" 16 -36" 36 - 84" 84 - 108 "+ WATER AT SL 4 0 - 18" 18 - 72" 72 - 108" 108 - 132 "+ WATER AT • MIKE OVERBECK SITE sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) medium SAND w /some silt, relatively clean (brown) CLAY (gray, mottled) 84" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) medium SAND w /some silt, relatively clean (brown) CLAY (gray, mottled) 72" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) sandy clayey LOAM (peaty smell) CLAY (gray, mottled) 84" sandy CLAY w /cobbles and constr. debris (fill, moderately dense) sandy CLAY w /cobbles and constr. debris (fill, dense) sandy clayey LOAM (peaty smell) CLAY (gray, mottled) 120" s./4¢?�'5_7: Zoning & Topography f 3429 S 144th Street - N Osterly Townhomes 150ft CityGIS Copyright O 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. S 142 St HDR NCC Osterly Park Proposed Comprehensive Plan Amendment (L08 -077) and Rezone (108 -078) at property located at 3429 S 144th St. Current Zoning and Comprehensive Plan designation is MDR Proposed Zoning and Comprehensive Plan designation is HDR " =200' HDR M MDR HDR S- 144-St HDR NCC C 1 Bras -St RC Osterly Park Proposed Comprehensive Plan Amendment (L08 -077) and Rezone (108 -078) at property located at 3429 S 144th St. Current Zoning and Comprehensive Plan designation is MDR Proposed Zoning and Comprehensive Plan designation is HDR 1"-2 Mr 3501 - South 144th Street _ "1St 8--�_ i 1 ed CL ten^ T _ �yt? s concrete curbing N ^ ,y �, W�cOn crel 5 5 �N alt � � 0 Exception f vault salmi - curb cut ♦ !•p1 .b�Q.ac0...e �9y "ii .J Kr, 65.15' wows ,�� '' • N8715'32'W " '� • ..` • o B 349.0 V 68.73' , _ I 58T35'33'E � °tea?. � e 'J painted sewer line 5. 1 (green) power pole w/light & (3) underground drops southeast corner house guy anchors / N87'33'56•W n 90.00' 36„)7c,,, 4 SCI. cb rim = 350.4' inv(6'(S)= 346.8' inv(12'(N) =346.5' painted 0. e C' .050.3 p;4,tee a. 160.5 '55C) xcep ion for Road :0 curb cut North end 4' chain link fence is 0.3' north & 0.9' east of set rebar w /cop urb c wood fence 0 0 Syr y'e.9 D.:13A9.1 1 GRAPHIC. SCALE 0 la 20 ( IN FEET ) 1 Inch = 20 ft. T 0.9' underground power enters house Existing/ House /3421 00tfl carport t edge concrete 3499 ! Found old cb standing water r / down 5' (no outlet found) a 54Q7 x 545A ,a. 33°r A Existing Building existing shed set rebor w /cop 2.00' offset south N87'33'56 - "' 90.00' 087'33'54'E 65.15' 4303 canc. r355.5 I Iv 1 19r' 00 11 101 -SS 2 355.9 ;I 30.00 fVl II e oe l.9 I O Existing Building of the of Lot 3 35-1 5.6 ® w Pont 000 n. note: N o ° fill piles on wz �' this area r .5 vm pO' T I 5 Existing House X14426 /� S5 J2� 351.0 oin link fence .4' south 587'33'11"E 268.09' 268.09 0 58733'11'E chain link fence is 1.5' south 44s e o east edge asphalt west end wood fence is 0.9' south X9'1 x 3051 oncrete curbing 0 south edge osphalt 4 J0e:i • chain link is 2.1' south set 2'x2' w /tac I - 30.0' J3ea JaJ 6' wood fence (5 ->E) is 1.6. west 'J & 1.7' south of net rebor w /cop P &T pole w /underground drops east end wood fence is 1.6' 70.40 •exist' 9 °e building north end chain link fence on top concrete wall .existing building e rubble wall chain link fence (N ->W) is 11.4' north & 6.4' west 68.75' N87'49'57"W (c) 4a n chain link fence is east of line LEGAL DESCRIPTION LOT 5, BLOCK 2, ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUMO 11 OF PLATS, PAGE 31, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THE EAST 60. FEET THEREOF; AND EXCEPT THE NORTH 10 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED RECORDED JULY 27, 1966 UNDER RECORDING NO. 6060692; AND THE SOUTH HALF OF LOT 3. BLOCK 2. ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY. WASHINGTON; AND THE EAST 65.15 FEET OF LOT 4, BLOCK 2. ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 3.5 FEET THEROF; AND 14422 THIRTY FOURTH SOUTH CONDO, RECORDED 114 VOLUME 47 OF PLATS, PAGE 88 -90, RECORDS OF KING COUNTY, WASHINGTON: AND 14424 THIRTY FOURTH SOUTH CONDO, RECORDED IN VOLUME 47 OF PLATS, PAGE 88 -90, RECORDS OF KING COUNTY, WASHINGTON; AND THE WEST 90 FEET OF THE NORTH HALF OF LOT 3,BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON; ELEVATION DATUM 6 ELEVATION DATUM PER CITY OF SEATAC HORIZONTAL CONTROL NUMBER 3467; 2' BRASS CAP WITH 'X' IN CONCRETE IN CASE 0 50. 144TH. ST. & MILITARY ROAD; ELEVATION = 357.891FEET NAVD88 BASIS OF BEARING 14422 THIRTY FOURTH SOUTH CONDOMINIUM. VOL. 47/89 NOTE: LEGEND ® Concrete Monument in Cosa ▪ Monument )( Tack in Lead or Nail & Disk • Bronze plug O Set rebar w /cop 823604 (11 Found pipe or rebar ) Hydrant '0. Power pole Deciduous Tree 0 Evergreen Tree SW Catch Basin • Gas Valve Water Valve (0 sewer manhole ® storm drain manhole •m❑ water meter - S- sewer line - g_ gas line water One - storm drain line - Y power pole w /light The location of ut0tles as shown serving the subject property 5000 been token iron public records. We cannot certify to their accuracy and/or completeness. Before coenencing construction involving excavation or removal of existing structures. Call a IocotinQ service or 1 -000 -424 -5555 for underground utility locations. rime ditto for tNS survey was obtained by direct ileld measurements. Angular and linear relationships were with a six second theodolite and electronic distance measured device, supplemented by a steel tope. Contours as shown have been interpolated between spot elevations. actual ground surface nay vary. TNs survey has been prepared for the exclusive use of parties whose names appear hereon only, and does not extend to any vaned third parties without express recertlfketion by the land surveyor. See Short Plat for Horizontal Control .00 00 m 0 0 0 0 00 L0 0 a 0 0 0 0 0 0 00 0 a 0 O n 0 0. Mike Overbeck 4620 So. 148th Street Tukwila, WA Schroeter Land ® Surveying PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seahurst, Washington 98062 (206) 242 -6621 rA% (206)203 -9679 DATE (FTELD)11 /11/07 DATE (OFFICE) 11 /15/07 J08 # 530/4 PROJECT NO. 07181 SCALE I' = 20' DWG BY 100 I NW 1/4 SEC. _22_ TWP.,Z3_ RC. �_ GENERAL DESIGN NOTES: 1. ALL UTILITIES TO BE UNDERGROUND. 2. PRIMARY UTIUTY UNES ARE SHOWN. STUBS AND SERVICES TO INDIVIDUAL BUILDINGS ARE OMITTED FOR CLARITY. 3. SEPARATE DESIGNS FOR THE SANITARY SEWER SYSTEM AND THE WATER MAIN SYSTEM WILL BE PREPARED AND APPROVED BY VAL VUE SEWER DISTRICT AND WATER DISTRICT 125 RESPECTNELY AS WELL AS THE CITY OF TUKWILA. 4. SIZES OF UTILITY UNES AND DETENTION STORAGE, AS WELL AS LOCATIONS, AS SHOWN ARE PRELIMINARY ONLY AND NOT TO BE USED FOR CONSTRUCTION. 5. THE SOILS OF THE SITE ARE NOT SUITABLE FOR DRAINAGE INFILTRATION. COLLECTED RUNOFF FROM THE SITE WILL BE DETAINED IN UNDERGROUND STORAGE AND RELEASED TO THE STREET SYSTEM IN S. 144TH STREET. TOPOGRAPHY NOTES. 1. THE EXISTING TOPOGRAPHY OF THE SITE IS SHOWN ON THIS CONCEPTUAL PLAN. THE NORTHERN LEG OF THE PROPERTY IS VERY LEVEL THE WESTERN LEG SLOPES UPWARD SLIGHTLY TO THE WEST. 2. THE PROPOSED DEVELOPMENT WILL ALTER THE EXISTING TOPOGRAPHY VERY LITTLE. FOR CLARITY, PRELIMINARY 2 FOOT DESIGN CONTOURS ARE SHOWN. 3. THE BUILDING GROUND FLOOR FINISHED FLOOR ELEVATIONS ARE CONCEPTUAL AT THIS POINT AND FINAL ELEVATIONS SHOWN ON FORMAL DESIGN PLANS MAY VARY FROM THOSE SHOWN. THOSE SHOWN SHOULD NOT BE USED FOR CONSTRUCTION. EX . 2 , 3Sb S5c. 55• MI. 1 90.0 1 cf0,01 PROJECT PHASING NOTES' 1. IT IS PROPOSED TO CONSTRUCT THE PROJECT IN ONE EXTENDED PHASE. 2. THE CONSTRUCTION OF THE COMMON INFRASTRUCTURE WILL BE COORDINATED INTEGRALLY WITH THE CONSTRUCTION OF THE NEW HOMES. THE INTENT IS TO PROVIDE COMPLETED COMMON INFRASTRUCTURE SIMULTANEOUSLY WITH HOME COMPLETION. 3. THE FINAL PAVING OF THE ACCESS ROAD IS RECOMMENDED FOR DIFFERAL TO THE LATER STAGES OF HOME CONSTRUCTION TO PREVENT DAMAGE BY CONCRETE TRUCKS AND OTHER HEAVY CONSTRUCTION EQUIPMENT. 4. CONSTRUCTION OF INFRASTRUCTURE AND NEW HOMES ON PARCEL NUMBERS 004000-0087,639110-0000 AND 639111-0000 WOULD BE COORDINATED WITH THE SEPARATE OWNER OF THOSE THREE PARCELS TO PROVIDE AN UNIFIED DEVELOPMENT EFFORT. EARTHWORK ESTIMATES: CUT 2,630 CY FILL 3,940 CY TOTAL 6,570 CY IMPERVIOUS SURFACE: EXISTING 21,790 SF 0.50 AC PROPOSED 48,790 SF 1.12 AC fz.G. °SS t SOUTH ti+1V4... SSA I A/ Ze1/14 DRIVEWAY 4"C:510E44AI-44% /2 '111111 otidartiVNIMik. SS/1N 4te • 7.241 • FA .A711. •••••;71 SOIL LOGS 21 APR 07 MIKE OVERBECK SITE 0- 18' sandy CLAY w/cobbles and 18 - 48' sandy CLAY w/cobbles and 48 - medlinn SAND w/some 96- 108'4- CLAY (gray, mottled) WATER AT 84' SL Z 0 - 12" sandy CLAY w/cobbles and 12 - sandy CLAY yr/cobbles and 30 - 72' medium SAND wtsome slit, 72 - 108'+ CLAY (gray. mottled) WATER AT 72' constr. debris (fill, moderately dense) constr. debris (fill, dense) relatively dean (brown) constr. debris (El, moderately dense) constr. debris (fill, dense) relatively dean (brown) SL 3 0 - 16' sandy CLAY Yr/cobbles and constr. debris (fill, moderately dense) 16 - 36' sandy CLAY wlcobbles and constr. debris (fill, dense) 36 - 84' sandy dayey LOAM (peaty smell) 84 - 108'+ CLAY (gray, mottled) WATER AT 84' 0-18' sandy CLAY w/cobbles and constr. debris (fill, moderately dense) 18 - 72' sandy CLAY w/cobbles and constr. debris (fill, dense) 72 - 108' sandy clayey LOAM (peaty smell) 108 - 132"+ CLAY (gray, mottled) WATER AT 120' ' S-TDR:17MN —7-144 4.: MO LE zi"fr L"- sy-C S 704 TEC.N " SP 741t, • • • VA 1/A7 ef/A/fErE2S V 0?Zli,b)-. 3, 74. 9 CF V MeOVIDE.D 3,8Z2F 4r"J'7' Ek.e.9.7 = t $01 152/0001 ber.•S SW. 30 IT ffL.A4 1". ID %- 0 4• DEC '0 J440 00.1000 • 8.0 Incremental Storage Volumes Tads S ed Table • OnTA7a trvsnorttl Comp. wham% to-SC-310 and SC.740 dumber systems. Ttis t•0- =Ion may ye tame to calculate a Ose+tloNraanin system's stage storage tome. PR40r1 Spedlcekrar 7.7. 22 212.. and 26 7201E S -SCa10 traesme S740rpa Panes M Macke 7777171 40% Slone Poway Ceksietersasa Basel L,. 64n17 Sam Base Under De dnenl07s. 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