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Permit L08-034 - MR YOUNG KIM - ABU BAKR ISLAMIC CENTER CONDITIONAL USE
ABU BAKR ISLAMIC CENTER CONDITIONAL USE OF WASHINGTON CUP LOS -034 • Ciy of Tukwila • Jim Haggerton, Mayor Department of Community Development NOTICE OF DECISION TO: Abu -Bakr Mosque, Property Owner Young Kim, Applicant Mary Kootz, Party of Record Entisar Imirhim, Party of Record Sharon Flint, Party of Record Pam Fernald, Party of Record King County Assessor, Accounting Division Jack Pace, Director September 26, 2008 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: I. PROJECT INFORMATION L08 -034 (Conditional Use Permit) Young Kim on behalf of Abu -Bakr Center/Mosque Conditional Use Permit Abu -Bakr Islamic Center of Seattle has applied for a conditional use permit to operate a mosque and community center at 14101 Tukwila International Blvd. The existing building on the site will be modified to include a prayer /worship area, multi purpose room which will also serve as overflow for peak prayer times, and a children's play area, classrooms, and a small kitchen. The mosque will provide five daily prayers at the site. The prayers will take place at 5 AM, 1:30 PM, 4:00 PM, 7:00 PM, and 9:OOPM. The peak prayer times are Friday afternoon prayers. In the future the applicant is anticipating up to 320 worshippers during Friday afternoon prayers. The site will also host occasional community meetings and special events. 14101 Tukwila International Blvd (King County Parcel Numbers, 161000- 0125 and 161000 -0125) L08 -045 (Special Permission from the Director, Parking Determination) D08 -439 (Building Permit) Neighborhood Commercial Center (NCC) BM Page l of 3 H: \Developments \Mosque \CUP Application \NOD Type 4 permit.doc 09/26/2008 11:45:00 AM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Planning Commission has determined that the application for a conditional use permit 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. The following conditions have been placed on the approved conditional use permit application: 1. All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. 2. The design of the pedestrian pathway along S. 141' Street shall be approved by the City Engineer prior to issuance of the required building permit. 3. Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. 4. The Mosque shall work with the City to implement a community policing program for the area around the mosque site. 5. The applicant shall comply with all requirements contained in the Department of Community Development's Notice of Decision regarding Parking issued on September 10, 2008. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Planning Commission Decision is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Planning Commission decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by October 10, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. BM Page 2 of 3 09/26/2008 11:45:00 AM H: \Developments \Mosque \CUP Application\NOD Type 4 permit.doc • . 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $210 V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Planning Commission. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. 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. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, who may contacted by phone at 206 - 431 -3684 or by email at bmiles@ci.tukwila.wa.us for further informatio Prope • • - • affect; r i is decision may request a change in valuation for their property tax purposes. C ct the . ng Co sessor's Office for further information regarding property tax valuation changes. . iles, Senior Planner epartment of Community Development City of Tukwila BM Page 3 of 3 09/26/2008 11:45:00 AM H : \Developments\Mosque \CUP Application \NOD Type 4 permit.doc Easy Peel Labels Use Avery® TEMPLATE 5160® ABU -BAKR ISLAMIC CENTER OF SEATTLE PO BOX 18067 SEATTLE, WA 98118 MARY KOOTZ 13802 MILITARY RD S TUKWILA, WA 98168 i • IFee er See Instruction Sheet for Easy Peel Features ENTISAR IMIRHIM 3715 S 141sT #8 TUKWILA, WA 98168 YOUNG KIM 1828 4Th AVE S #7 SEATTLE, WA 98134 MARK-K99-17- - 13802 TAK'r RD S 8 CA AVERY ®5160® 1 SHARON FLINT 14137 37Th AVE S TUKWILA, WA 98168 K.C. ASSESSOR'S OFFICE ACCOUNTING DIVISION 500 4TH AVE — RM 709A SEATTLE, WA 98104 ltiquettes faciles peler • Consultez la feuille www.avery.com Sens de chargement d'instruction 1- 800 -GO -AVERY Utilisez le gabarit AVERY® 5160® ,ti � s €�Lf T� ',. �F 'tF Jim Haggerton, Mayor Department of Community Development NOTICE OF DECISION TO: Abu -Bakr Mosque, Property Owner Young Kim, Applicant Mary Kootz, Party of Record Entisar Imirhim, Party of Record Sharon Flint, Party of Record Pam Fernald, Party of Record King County Assessor, Accounting Division Jack Pace, Director September 26, 2008 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: I. PROJECT INFORMATION L08 -034 (Conditional Use Permit) Young Kim on behalf of Abu -Bakr Center/Mosque Conditional Use Permit Abu -Baler Islamic Center of Seattle has applied for a conditional use permit to operate a mosque and community center at 14101 Tukwila International Blvd. The existing building on the site will be modified to include a prayer /worship area, multi purpose room which will also serve as overflow for peak prayer times, and a children's play area, classrooms, and a small kitchen. The mosque will provide five daily prayers at the site. The prayers will take place at 5 AM, 1:30 PM, 4:00 PM, 7:00 PM, and 9:OOPM. The peak prayer times are Friday afternoon prayers. In the future the applicant is anticipating up to 320 worshippers during Friday afternoon prayers. The site will also host occasional community meetings and special events. 14101 Tukwila International Blvd (King County Parcel Numbers, 161000- 0125 and 161000 -0125) L08 -045 (Special Permission from the Director, Parking Determination) D08 -439 (Building Permit) Neighborhood Commercial Center (NCC) BM Page 1 of 3 H:\Developments\Mosque \CUP Application\NOD Type 4 permit.doc 09/26/2008 11:45:00 AM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Planning Commission has determined that the application for a conditional use permit 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. The following conditions have been placed on the approved conditional use permit application: 1. All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. 2. The design of the pedestrian pathway along S. 141 s` Street shall be approved by the City Engineer prior to issuance of the required building permit. 3. Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. 4. The Mosque shall work with the City to implement a community policing program for the area around the mosque site. 5. The applicant shall comply with all requirements contained in the Department of Community Development's Notice of Decision regarding Parking issued on September 10, 2008. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Planning Commission Decision is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Planning Commission decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by October 10, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. BM Page 2 of 3 09/26/2008 11:45:00 AM H:\Developments\Mosque \CUP ApplicationNOD Type 4 permit.doc 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $210 V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Planning Commission. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. 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. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, who may contacted by phone at 206 -431 -3684 or by email at bmiles @ci.tukwila.wa.us for further informatio is decision may request a change in valuation for their property tax purposes. sessor's Office for further information regarding property tax valuation changes. les, Senior Planner epartment of Community Development City of Tukwila BM Page 3 of 3 H:\Developments \Mosque \CUP Application \N0D Type 4 permit.doc 09/26/2008 11:45:00 AM Contact List Party of Record? Name: Who Address: City: State: Zip: Phone: Email Yeses Mary Kootz Public 13802 Military Rd S Tukwila WA 98168 206 - 242 -2690 betsy- K4comcast.net 26:s-) Entisar Imirhim Public 3715 S. 141st #8 Tukwila WA 98168 206 -478 -1345 Yes Ahmed Ali Mosque Trustee 7986 45th Ave S Seattle WA 98188 206- 760 -2729 aliahmed4(c�msn.com Yes Ahmed J. Mohammound Mosque Trustee 503 - 734 -6593 somame @comcast.net tal anzooie@yahoo.com - - -• . Ye7s7 Sharon Flint Public 1.4137 37th Ave S Tukwila WA 98168 Yes Pam Fernald Public p.l.fernaldc worldnet.att.net ';es: a ABU -BAKR ISLAMIC CENTER OF PO BOX 18067 Seattle WA 98118 Yes] Young Kim (Contact 3828 4th Ave S #7 Seattle WA 98134 ‘,... &tcj of J ulicuita Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION 1, L. VI OI.Gt at LAtI 06 n1__ HEREBY DECLARE THAT: Project Name: f i3 U— (311- CpA/v--w /'flsc 7 4 - Project Number: l_ v C 3 Notice of Public Hearing Mailing requested by: T -a yvGb M (Y l i LES 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 k Other: r ''' .c. l5� 4 v �/) / 1.) U - -5A-(CR C q MOS U Was mailed to each of the addresses listed/attached on this MP day of c S'EPT in the year 20 Of r 0 v-e & Ct-yd +-h 6ii S (Je in i ^+ Project Name: f i3 U— (311- CpA/v--w /'flsc 7 4 - Project Number: l_ v C 3 Mailing requested by: T -a yvGb M (Y l i LES Mailer's si _ . ature: A.1 /i .i f %_ 4,,,EfAA,4461agA42 CADOCUMENTS AND SETTINGS \TERI- S\DESKTOPWFFIDAVITOF DISTRIBUTION.DOC • Cii of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION PREPARED September 18, 2008 HEARING DATE: NOTIFICATION: FILE NUMBER: O APPLICANT: OWNER: REQUEST: LOCATION: ASSOCIATED PERMITS: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: ® STAFF: September 25, 2008 On June 25, 2008 a Notice of Application was posted on the site and mailed to all property owners and tenants within 500 feet of the subject parcel. A revised Notice of Application was posted on site on August 20, 2008 and mailed to property owners and tenants within 500 feet of the property. A Notice of Public Hearing was mailed to property owners and tenants within 500 feet of the site; posted on site; and also published in the Seattle Times. L08 -034 - Conditional Use Permit Young Kim on behalf of Abu Bakr Islamic Center/Mosque Abu -Baker Islamic Center of Seattle Request a Conditional Use Permit (CUP) to operate a mosque and community center. 14101 Tukwila International Blvd Parking Determination (L08 -045) Building Permits Sign Permits Exempt Neighborhood Commercial Center Neighborhood Commercial Center Brandon J. Miles, Senior Plannt\ B. Miles Page 1 09/18/2008 H: \Developments \Mosque \CUP Application \CUP staff report, 2008.09.18.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • ATTACHMENTS A. Applicant's Response to Conditional Use criteria B. Plan Sheets B.1 Site Plan B.2 Building Layout B.3 Landscaping Plan C. Aerial Photo D. Parking Determination issued by the Director of Community Development dated September 10, 2008 E. Revised Parking Analysis prepared by Mohammad Jalalyar, PE F. Peer review of applicant's parking analysis prepared by David Markley dated September 4, 2008. G. Aerial Photo showing apartments and sidewalks in the area H. Aerial Photo showing on- street parking I. Public Comment received via email on July 7, 2008 J. Public Comment received via email on July 8, 2008 • K. Public Comment Letter received by the City on July 9, 2008 B. Miles Page 2 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • • FINDINGS Vicinity /Site Information Project Description Abu B'51 Islamic °Mei ter_o iSeattlehas- applie`diforaY'conditionaltuse permitutoyoperate1aLmosq;ze a 'd communityzeente�atl4'101.Tukw la- Internattonal- �Bl-vd° rThe existing- building on -the site w be om defied to- Includeaa: prayer /worship.area,,n ultiRpurpose room..wh't h wi'll°also `r a as o or ea ram ye mes and"a children s play arearclassrooms, andta smallikitch • e mosque -will • provide ae daily prayers =at thesite he prayersiwill ;take ;placenat;5' AMr1:3.0 er�t.,.s l....., .. -�..e .0e. ..d.....,,. w..a..F .,QR, XT �'' - 4':0 0 P1VI' 7_0.0 .1kl rid- 9,10QPM—Thep peak- pr-ayer times, are- F- ridayrafterifoon=prayers =ln th lure the p icais anticipating up to 320-wor Kipp: ers=dur-,i_ giEriday afternoonrprayers. he-s to ll lso`�host :occa i no also mmco Witty" 'meetings.and special - events - Existing Development The subject property is located at the southwest corner of S. 141st Street and Tukwila International Blvd (TIB). The property consists of two King County parcels and two buildings. The mosque will be located on parcel number 161000 -0125, the site of the old CHIPS Casino. CHIPS Casino ceased operating in June of 2005, the building and site have been vacant since. The building on parcel 161000 -0125 has a gross square footage of 14,400 square feet. There are 75 parking stalls on this parcel. Pawn X- Change is located on parcel 161000 -0140. According to King County records, the gross square footage of the Pawn X- Change building is 4880 square feet. There are a total of 67 parking stalls on the Pawn X- Change parcel. The applicants are listed on King County records as owners of both parcels. Both the parcels act as one premise. Access to both parcels is via two access points, one from Tukwila International Blvd and a second access from S. 1415t Street. The access along S. 14151 Street is not defined by curb or striping. The old casino on the site utilized a majority of the parking on the Pawn X- Change property. CHIPS Casino was operating at the location prior to annexation and there are no records showing that any reciprocal easements were placed on the two parcels for access and/or parking. Pawn X- Change received approval from the City of Tukwila to double its building square footage in 2000. As part of the design review project, the applicant was required to install landscaping on the portion of the site occupied by Pawn X- Change. B. Miles Page 3 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • • In 2004, the City completed street improvements along TIB. The street improvements included installation of sidewalks, landscaping, and access management. The City and King County Metro constructed a bus shelter on property provided to the City by the previous owners of the subject property. There are no sidewalks along S. 141' Street. Surrounding Land Uses TIMosqueksite iswlocat 3.1 adjacent cal13�;yaimaforEnortl soutli artertal FII was formerly part of . wy 99 which was,thrpredecessor to °Intersta 5: T eh re:Fare several ma�o bus oute_ s" tliat run at 5to,30 n i crem_ cnn_tts on'TIB. Surrounding land uses along TIB include, commercial businesses and residences. The parcels in the area along TIB are all zoned NCC. Single - Family residential properties are located to the south and west of the subject site. The single family homes to the south are located on properties that are zoned NCC. The single family homes to the west are located on parcels that are zoned Medium Density Residential (MDR). Single family homes that are zoned Low Density Residential (LDR) are located approximately 400 feet away, west of 37th Avenue South. BACKGROUND Zoning As noted the property is zoned NCC. The allowable uses permitted in the NCC zone are found in Tukwila Municipal Code (TMC) 18.22. Churches and community centers are permitted within the NCC zone subject to a conditional use permit (TMC 18.22.040 (1)). City staff has consistently interpreted that if a zone permits a church which is a place of religious assembly, then other places of religious assembly such as a mosque, synagogue, or temple would also be permitted subject to the same level of review as for a church. The applicant is proposing to utilize an existing building on the subject site. There will be minor changes to the outside of the building, but the proposed modifications do not require design review or compliance with landscaping standards. The applicant is voluntarily proposing to install landscaping along the perimeter of the site and within the parking area. Parking Determination The applicant submitted for their Conditional Use Permit on May 22, 2008. The applicant was also required to submit for a parking determination, a Type II decision, in order to determine the minimum number of parking stalls required for the proposed use. On September 10, 2008, the Director issued a decision requiring that the site maintain at least 114 parking stalls, available for the exclusive use of the mosque on the site (Attachment D). The Director required that a Parking Management Plan be implemented in order to ensure that parking demand is reduced by the B. Miles Page 4 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc t • • • • utilization of carpooling, walking, and the use of mass transit. The following documents are attached with this staff report that provides additional information regarding the Parking Determination: Parking Determination Issued by the Director Attachment D Revised Parking Analysis Provided by the Applicant Attachment E Peer Review of Parking Analysis by TSI Attachment F The applicant has noted that approximately 164 families that will attend the mosque live within the Cascade View and Foster Neighborhoods with most of the attendees living in apartment buildings in the area. Attachment G shows the location of apartment buildings within the vicinity. The future attendees of the Tukwila Mosque most likely currently attend prayers at the SeaTac Mosque located at 3040 S. 150th Street which is approximately .7 miles from the proposed Tukwila Mosque. In recent years there has been an influx of Somali immigrants to south King County which has put a strain on the space available at the SeaTac Mosque. The applicant has noted that there are 520 attendees at the SeaTac mosque and that half of these attendees will relocate to the Tukwila Mosque. The applicant is anticipating that up to 50 percent of the Mosque's attendees will walk to the site. Attachment G, shows the apartments and the sidewalks in the vicinity of the proposed mosque. The Tukwila Mosque will provide one large prayer /worship area that will have a net square footage of 2,421 square feet. Unlike a church, the proposed mosque will not have fixed seating within the worship area. The net square footage was determined by excluding a "preacher space" and by maintaining a five foot walkway around the perimeter of the worship room. A 799 net square foot overflow prayer worship room is provided adjacent to the main prayer room (See Attachment B.2: Building Layout) The number of attendees who visit the site is determined by the number of people capable of being accommodated in both of the prayer areas. The applicant has noted that the requirements of Islamic prayer will limit the usable space in both the main prayer area and the overflow prayer area. The applicant notes in the revised Parking Analysis (Attachment E): "In general, there is a need for 12 square feet [of] area per adult and 9 square feet for children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the need for 5-foot paths for people [to get] in and out of prayer rows ....Therefore, the 2,421 square foot effective assembly area could serve up to 240 worshippers. The 799 square foot temporary [overflow] effective assembly area of the multi purpose hall could serve an additional 80 people ". B. Miles Page 5 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc o • • Public Comments As part of the Notice of Application, the City received one comment letter and two comment letters via email. Both of the emails and the one comment letter are included with this report as attachments I, J, and K. The two emails (Attachments I and J) noted ongoing code enforcement issues with a mosque located in the City of SeaTac. The emails noted many issues with the SeaTac Mosque, these issues include illegal parking, littering by mosque attendees, pedestrian safety issues, and other possible nuisance issues. The emails also noted that the City of SeaTac has chosen not to take enforcement action against the SeaTac Mosque. The comment letter (Attachment K) provided to the City raises issues that are not relevant to the conditional use permit application. Other The applicant is proposing to work within the existing building. This work will require a building permit from the City. The applicant has also proposed to install signs. All signs will have to comply with the City's sign code and permits will be required. CONDITIONAL USE CRITERIA The proposed project must comply with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits. Applicant's response to conditional use criteria is attached to this staff report as Attachment A. Staff makes the following findings under the city's Conditional Use Permit criteria (TMC 18.64.050): (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The applicant is proposing to operate a religious institution within the NCC zone. The NCC zone allows religious institutions within the zone, subject to the approval of a conditional use permit by the Planning Commission. The proposed Mosque will provide religious services to people within the Cascade View and Foster Neighborhoods. The applicant has noted that the site could accommodate up to 320 worshippers during peak prayer times. The main impacts associated with the proposed use are as follows: 1. Traffic B. Miles Page 6 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc 0 • • The proposed use will generate a traffic pattern that differs from surrounding businesses. Unlike a commercial business, the attendees of the mosque will come and go from the site within a specific time window, usually associated with prayer times. This would create an initial surge of cars coming and going from the site. As noted the peak prayer service for Mosque will be Friday afternoon prayers. The peak prayers will occur at a time which allows it to not impact the peak driving periods along TIB and surrounding roads. The applicant has also proposed modifications to the parking configuration in order to allow cars to efficiently enter and exit the site. One such modification will be to clearly delineate the ingress and egress point for cars along S. 141St Street. Currently there is no clear ingress and egress point from the site along S. 141St Street. TIB and S. 141St Street must meet a level of service (LOS) standard of E during peak hours which is the evening commute. The Mosque will not add a significant number of trips during the evening commute. The project is subject to the City's Traffic Concurrency requirements and will be required to pay Traffic Impact Fees per the applicable fee schedule. 2. Parking Parking demand for the mosque will peak during prayer services. The applicant has noted that the peak prayer service will be Friday afternoons. There will be occasional evening and special events at the site throughout the year. Off - Street Parking and Loading Regulations are found in Chapter 18.56 of the Tukwila Municipal Code (TMC). The chapter includes a table that lists the required number of parking spaces for automobiles and bicycles (Table 18 -7). The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area; bulk retail stalls require 2.5 sales for every 1,000 square feet of usable floor area; and warehouses requires one parking stall for every 2,000 square feet of usable floor area. The required number of parking stalls for a mosque is not specified under the City's parking regulations. TMC 18.56.100 specifies that the Director shall determine the minimum number of parking stalls required for a use not specified by the code. As noted on September 10, 2008 the Director issued a Parking Determination (attached as attachment D) that requires the mosque to maintain 114 parking stalls on the site for the exclusive use of the mosque. As part of the Parking Determination application, the Director required that the applicant submit a Parking Analysis (Attachment E) to identify how the mosque will function. The City also asked the applicant to survey the parking demand at other mosques within the Seattle area and to provide that data in the Parking Analysis. The City required the applicant to revise the Parking Analysis B. Miles Page 7 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • on several occasions to address several deficiencies in early drafts of the Parking Analysis. The City also hired David Markley with Transportation Solutions Inc. to assist the City in determining the parking demand for the proposed use (See Attachment F). The 114- stalls are intended to provide sufficient parking for regular use of the site during typical prayer services. However, parking for the occasional special event would have to utilize on- street parking within the area. On- street parking is not permitted on TIB, but the other City streets in the area allow on- street parking. The Director's decision regarding the minimum number of parking stalls on the site assumes that sufficient number of mosque attendees will walk to prayer services. The Director provided the following conditions on the Parking Determination (Attachment D): 1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces. The parking area shall comply with the design standards specified in TMC 18.56. Since the required number of parking stalls will be located over two tax parcels the applicant shall establish and have recorded a Shared and Covenant Parking Agreement between the Mosque property and the Pawn X -Change property. The language of the Shared and Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. The Shared and Covenant Parking Agreement shall be recorded with King County Department of Records prior to final occupancy of the building. The applicant could also choose to combine the two parcels through a lot consolidation process. 2. A formal Transportation Management Program that includes the following shall be established: A. Information and Education 1. Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. Include information encouraging carpooling, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications. This information and education program shall be on -going and remain in effect for the life of the project. B. Demand Reduction Strategies 1. Establish a preferred parking area for families and groups that carpool with four or more persons per car. This area shall be established and clearly delineated prior to final occupancy. C. Demand Management Strategies 1. Develop a signage plan to direct worshipers to the proper parking areas. The signage shall be in place prior to final occupancy. All signage shall comply with Title 19 of the TMC. 2. On special events when the parking demand will exceed the on -site parking availability the applicant shall identify measures to ensure that sufficient parking is available. Measures could include temporary agreements with surrounding businesses or shuttles from nearby churches and/or schools. B. Miles Page 8 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • 3. On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the property on -site parking stalls and/or to off site remote off- street parking. D. Monitoring and Updating the TMP 1. Within the first year of occupancy conduct a survey similar to the one prepared by the applicant for this study on three typical Friday afternoons and on two Fridays during the Islamic Holy month of Ramadan. The frequency and timing of the surveys can be developed mutually between the City and the applicant. The survey results shall be reported to the City at the end of first year of operation. Based on the results of the survey if no off -site parking impacts are identified no additional surveys will be required. However, if off -site parking impacts are identified additional monitoring and mitigation measures will be required. Failure to provide the one -year survey may result in enforcement action being taken by the City as specified by TMC 8.45. 3. Any changes in the function of the site or in the area devoted to worship services shall require approval from the City in the form of a new parking determination, which shall identify additional parking mitigation measures The Parking Determination may be appealed to the Hearing Examiner and as of the date of this • staff report no appeals have been filed with the City. The appeal period of the Parking Determination expires on September 24, 2008. 3. Pedestrian Circulation The applicant has predicted that up to 50 percent of the Mosque attendees will walk to the site. In 2004 the City installed frontage improvements along TIB which included sidewalks with street trees. There are no sidewalks along S. 140 Street and the other streets within the area. The applicant's site plan calls for the installation of a pedestrian path along S. 141St Street. The specific details of this pedestrian path have not been provided to the City. The attached map shows pedestrian sidewalks within the area (Attachment G). Major pedestrian linkages exists along S. 144`x' Street and TIB. (2) The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. There are no new buildings proposed as part of this project. The existing buildings on the site meet the setback and height requirements within the NCC zone. As previously noted the Director has issued a Parking Determination to establish the minimum number of parking stalls required for the proposed use. The parking will be established on two legal parcels. City code requires that all parking be located on same parcel as the use that is • generating the parking demand. As part of the Parking Determination the City required that the applicant record parking easements on both of the parcels that make up the subject site. B. Miles Page 9 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • • The applicant has proposed to install landscaping along the perimeter of the site and within the parking lot (See Attachment B.3). The landscaping includes trees, shrubs and groundcover being planted along the north and east property lines. The proposed landscaping will comply with the City's minimum landscaping requirements for properties located within the NCC zone. The parking area will be re- striped and will comply with the City's parking standards. The applicant has also proposed to install parking stalls on the south side of the existing Pawn X- Change building. The lighting in this area as well as other areas of the site is minimal. The Tukwila International Blvd Design Manual provides the following guidelines for lighting for projects located along TIB. a. Provide an overlapping pattern of light at a height of about 7 feet in lighted areas. b. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. c. Provide lighting at all building entrances, exits and corridors between buildings, especially where doors are recessed. d. Design lighting levels so that pedestrians can identify a face 15 yards away, in order to reduce anonymity and to give pedestrians the opportunity to choose another route if they feel unsafe. e. Ensure that site lighting is confined to the project site and does not cause glare on adjacent properties. The previous use of the site was as a casino. The proposed use is a family oriented use that could bring a large number of children to the site. The current lighting on the site does not promote a safe site. A condition has been included to address the City's concern regarding lighting on the site. (3) The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. As noted the subject property is zoned NCC. TMC 18.22.010 notes the City's intended purpose with the NCC zone: "It [NCCJ is intended to provide for a 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 ". • The proposed mosque will provide some of the services typical of community centers. Besides being a place for Islamic prayer and worship, the mosque will also provide a place for meetings B. Miles Page 10 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • of the local Islamic community. The applicant has noted the purpose of the mosque is to serve the Cascade Glen and Foster neighborhoods. Properties to the south and west contain residential units. The properties to the south are zoned NCC and the properties to the west are zoned MDR. Prayers will take place at 5 AM, 1:30 PM, 4:00 PM, 7:00 PM, and 9:OOPM. The largest weekly prayer service will take place at 1:30 PM on Fridays. The applicant has noted that the 5 AM prayer is the lowest attended prayer service during the day. The prayer service will be contained within the building and there will be no call to prayer from the mosque. The City provides no hour of operation limitations for businesses within the NCC zone. A commercial business such as a restaurant could operate 24 hours a day. The applicant's proposal did not necessitate the need for a noise study to examine the decibel levels along adjacent property lines. The applicant has not proposed to install any type of mechanical equipment which could generate prolonged exposure to noise for the adjacent residential units. As noted the peak time for the mosque will be Friday prayer services. This peak time sets it apart from a church where there attendance typically peaks on Sundays. The attendance of the mosque will peak when the individuals within residential structures maybe away from their homes. The City has very strict design standards for new development located along TIB. Yet, these standards are only applicable for new construction and projects that trigger design review. The proposed project will utilize an existing building and the exterior modifications do not trigger design review. The applicant is proposing to improve pedestrian connections along S. 1415t Street and provide a pedestrian linkage from TIB to the mosque building. (4) The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. As noted the proposed mosque will be located in the TIB corridor. The City's vision for TIB as well as other parts of the City is laid out in the City's Comprehensive Plan. The City's Comprehensive Plan makes the following observations regarding the current development pattern along TIB: "Pacific Highway (now known as TIB) was a precursor to Interstate 5 and still contains vestiges of the old highway with commercial activity mixed with a few residential buildings. There has been no consistent pattern of development due to past lax regulation of land use by the County. In the past, all frontage property that could provide reasonably flat land was designated for commercial retail and service uses access by automobile. There are often abrupt transitions between uses along the B. Miles Page 11 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • highway and the adjacent residential neighborhoods". The aerial photo, attachment C, is a good reflection of the land use pattern around the mosque site. Single family and multi- family complexes are located directly adjacent to the proposed mosque site. This land use pattern requires that the City take a complete look at the impacts associated with the proposed mosque in order to ensure that residential units are not impacted by the use. Yet, this land use pattern is also a reflection of why the mosque has chosen to locate at the proposed location. The applicant has noted that up to 90 percent of the mosque attendees are located within the Cascade View and Foster Neighborhoods. The City's overall goal for portions of TIB is to have development that becomes, "...a true local center for residents flanking it ". To implement the City's goal of having TIB serve the surrounding residential neighborhoods, the City's Comprehensive Plan zoned large portions of TIB as NCC. The City's Comprehensive Plan mentions the following regarding NCC zones: "Pedestrian - oriented Neighborhood Commercial Centers, generally focused around key intersections in transportation corridors can help provide the sense of a `people place" that the neighborhoods bordering the corridors need. A Neighborhood Commercial Center not only helps mitigate the [TIB] corridor 's transportation impacts on residential areas, it can also provide a commercial focus for the businesses bordering the corridor". The City sets many goals for development within the NCC zone along TIB. However, many of these goals are applicable to new construction and given that the applicant is not proposing new construction they are not applicable to the project. However, the project is consistent with the following two goals of the NCC zones: Goal 8.5.10 "Require developments to incorporate pedestrian amenities and open spaces such as plazas, art, and canopies in order to convey the impression of a town center and community focal point ". The applicant has proposed to improve the pedestrian connection along S. 140 Street and to provide a pedestrian linkage from TIB to the mosque building. Goal 8.5.12 "Work with Metropolitan King County (Metro) to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections, with a design that is harmonious with the neighborhood". As part of the TIB improvements the City and Metro installed a bus shelter on property provided by the previous owners of the subject property. The bus shelter provides service to the subject site and surrounding properties. Later in the report are several conditions that the mosque has proposed to mitigate any possible B. Miles Page 12 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • • impacts associated with their use. One condition is "[to] work with the Tukwila Police Department to facilitate community policing in the vicinity along Pacific Hwy ". This condition would be consistent with Goal 8.2.12 of the Comprehensive Plan which states: "Assemble business and residents groups to coordinate the development of the strategic plan, to participate in community policing to monitor and decrease crime along the corridor..." . 5) All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. Parking related impacts were addressed as part of the Parking Determination decision issues by the Director. A lack of parking on site could impact adjacent properties if people were to park in adjacent parking lots intended for commercial businesses or if attendees of the mosque regularly occupied on- street parking. As part of the Parking Determination decision process, the City required that the applicant provide a Parking Analysis to provide specifics on how the site will be utilized. The City also required that the Parking Analysis be peer reviewed by a consultant that has an expertise in traffic and parking generation. The approach used by the City, to evaluate the parking demand, is the same that was used for Sound Transit's Light Rail Station and the Mall. The Director's decision (attached as attachment D) includes several conditions to ensure compliance and monitoring of the parking on the site. The mosque may have times when it will have to utilize on- street parking within the area. There are 147 on- street parking stalls within 1000 feet of the site. 97 of these parking stalls are located on the west side of TIB and remaining 50 stalls are located on the east side of TIB. On- street parking is not permitted along TIB. On- street parking is public and anyone is permitted to use the parking provided they comply with parking requirements (spacing, location and length of time parked) (See Attachment H). The duration of stay for mosque attendees using these on- street parking stalls would be short. One of the conditions of the Parking Determination is that on special events the applicant shall identify measures, such as temporary parking agreements with surrounding businesses, to ensure parking is available. Also, the applicant is required to monitor parking on and off -site for a one year period and provide a report to the City. The current access to the site presents an unsafe condition for motorists using S. 141St Street. The site has no designated access point along S. 1415t Street. The entire parking area directly exits onto S. 141st Street. Additionally, the site currently has parking stalls that access directly from S. 141St Street. These stalls require users to back up directly onto S. 141st Street. This also presents an unsafe condition. The applicant's site plan addresses the access concerns along S. 141st Street. Two designated access points will be created along S. 141st Street. One of the access points will provide service /delivery access to the building. The main access, directly B. Miles Page 13 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • centered on the site, will provide access to the parking on the site from S. 141St Street. Mosque attendees who wish to exit the site from S. 141st Street will be required to utilize this access point. MITIGATION PROPOSED BY APPLICANT The applicant has proposed the following conditions as mitigation for any impacts associated with the proposed use. Some of the conditions listed below were incorporated with the Parking Determination issued by the Director. 1. The Mosque will make transportation arrangements that encourage 50 percent of the patrons to arrive at the site by walking and/or riding transit. 2. The parking lots on -site and on the adjacent pawn shop site will be monitored by Mosque parking lot attendants during Friday prayer and community/special events such as weddings and religious holidays. 3. The Mosque will work with Metro Transit to arrange stops and transit schedules that coincide with the transportation needs of its patrons. 4. The Mosque will work with Tukwila Police Department to facilitate community policing in the vicinity along Pacific Highway South (now TIB). 5. Required landscaping, revised curb cuts, and building life -safety improvements will be made per City approval of a site plan and building tenant improvement permits. CONCLUSIONS 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. A. Place of religious assembly are allowed within the NCC zone via conditional use permit process. B. The peak time of the Mosque, Fridays at 1:30 PM, will allow it to mitigate its impacts on adjacent residential units. Individuals who live within the residential units may not be home during the peak prayer service. C. The Director of Community Development has issued a Type II decision requiring that the site maintain at least 114 parking stalls for the exclusive use of the proposed mosque. D. The proposed use will not generate any noise, glare, or odors that may impact adjacent properties. Occasionally there maybe times when on- street parking will be utilized for functions at the mosque. There is adequate on- street parking within the area to accommodate overflow parking from the mosque site. B. Miles Page 14 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc • • 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. A. A mosque is an allowed use within the NCC zone provided a conditional use permit is approved by the Planning Commission. B. The proposed mosque will generate a significant amount of pedestrian traffic near the subject site. There are sidewalks along TIB and the applicant has proposed to install a pedestrian path along S. 141St Street. The specific details of the pedestrian path will need to be addressed during the construction permit, however there is sufficient space along S. 141St Street to accommodate the pedestrian path. C. The lighting on the site does not meet the standards for the Tukwila International Blvd Design Manual and may pose safety concerns for families using the site. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. • A. Most of the traffic will be limited to TIB and S 141st Street. The traffic from the proposed Mosque will not reduce the LOS along TIB or S. 141St Street. B. The existing parking lot layout presents practical as well as safety concerns for people who utilize S. 141St Street. There is no designated ingress and egress point from the subject property along S. 141st Street. Additionally, there are parking stalls on the site that require a user to back up on to City right of way. The applicant has proposed to remedy the safety concerns along S. 141St Street by installing a curb and providing landscaping, this will create a distinct ingress and egress point for the site onto S. 141st Street. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. A. The City's Comprehensive Plan envisions the creation of "people places" within the NCC zone that serve multiple neighborhoods. The City's Comprehensive Plan also notes that TIB should evolve into a corridor that serves the adjacent residential neighborhoods that flank TIB. The proposed mosque is a "people place" and will serve nearby residential areas. B. At full capacity the worship area of the mosque will be able to handle a maximum of 320 individuals. The worship area for the mosque will not exceed 3,290 square feet of net area'. The applicant has noted that up to 90 percent of the attendees of the mosque live within one mile of the site and that 50 percent of the attendees of the site will walk to As previously noted the applicant has determined the usable area of both the main prayer area and overflow prayer area by excluded walking paths and a "preacher area" from the gross square footage. See attachment B.2. B. Miles Page 15 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc o Friday prayers. Many of these attendees currently attend the SeaTac mosque that is located .7 miles from the subject site. S. All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. A. The peak time of the Mosque, Fridays at 1:30 PM, will allow it to mitigate its impacts on adjacent residential units. Individuals who live within the residential units may not be home during the peak prayer service. The project will be subject to the City's Traffic Concurrency and Traffic Impact requirements. B. The Director of Community Development has issued a Type II decision requiring that the site maintain at least 114 parking stalls for the exclusive use of the proposed mosque. C. All parking related impacts will be mitigated by compliance with the conditions of approval of the Director's Parking Determination. D. Revised curb cuts and landscaping will improve access to the site. E. The proposed use will not generate any noise, glare, or odors that may impact adjacent properties. Occasionally there maybe times when on- street parking needs to utilized for functions at the mosque. There is adequate on- street parking within the area to accommodate overflow parking from the mosque site. F. The proposed pedestrian path along S. 141st Street and the proposed path extended from TIB to the building will improve pedestrian circulation on the site. RECOMMENDATION Staff recommends approval of the Conditional Use Permit with the following conditions: 1. All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. 2. The design of the pedestrian pathway along S. 141st Street shall be approved by the City Engineer prior to issuance of the required building permit. 3. Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. 4. The Mosque shall work with the City to implement a community policing program for the area around the mosque site. B. Miles Page 16 09/18/2008 H: \Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc Abubakar Mosque of Seattle Date: Dear sir /Madam, P.O.Box.18067 Seattle, WA 98118 Te1:206- 722 -6777/ 206 - 722 -6222 Fax:206- 722 -6555 www.MasjidAbubakar.com 8/28/08 RECEIVED NIG 2 8 2008 COMMUNITY DEVELOPMENT Ref: 1 would like to submit a Conditional Use Permit application (CUP) for the Abu -Bakr Islamic Center, located at 14101 International Blvd., Tukwila. This will serve as a Mosque and a community center for the Somali community. Attached is a CUP Review report, and on behalf of Board of Trustee, I would to affirm that we are committed to fulfill the proposed conditions in it. Thank you Yours sincerely Hussein Ali, President of Abu -Bakr Islamic Center of Washington Attachment A • City of Tukwila - Abu -Bakr Mosque Conditional Use Permit Review Brad Collins FAICP August 27, 2008 REVIEW CRITERIA The review criteria for various types of projects are shown below. Please discuss development consistency with each criteria. Then, refer to the Tukwila Comprehensive Plan for project consistency with the policies. Please note that more than one category of policies may apply. Criteria for Conditional Uses (TMC 18.64.030) 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The Abu -Bakr Mosque is proposed to be located at 14101 Tukwila International Boulevard (TIB) in the Neighborhood Commercial Center District within the City of Tukwila. The Abu -Bakr Mosque will serve as the religious and community center for the Somali community in the area, particularly for those residents in the Cascade View and Foster Neighborhoods which are within walking distance of the Mosque. The building and site were previously used for a casino business. Other than traffic associated with the use of building and site for religious and community services, there will be no significant adverse impacts resulting from this specific use. A mosque is similar in its use and traffic impacts to a church or community center. Therefore, with conditions to mitigate the anticipated traffic impacts, the use of building and site for the Abu -Bakr Mosque will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity, which is also zoned as Neighborhood Commercial Center (NCC) District and adjacent Residential Districts. The Mosque will be a family- oriented community center that is needed for Tukwila residents of the area. As a community center, it can provide benefits to the nearby neighborhoods, particularly for those residents who are new to the area and in need of assistance. As a gathering place, it can serve as a people place along the TIB corridor adding to greater community policing and offering a potential community facility for shelter and assistance in cases of natural disasters or other emergency situations. Consequently, instead of being detrimental or injurious, the Mosque can be beneficial to Tukwila residents and the TIB Corridor. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. As a conditional use, a church or community center must meet or exceed all the same standards required in the Neighborhood Commercial Center District as determined by Community Development Director and the Planning Commission in approving any conditional use, and a mosque is no exception. Specific conditions are proposed to satisfy these requirements: 1) a transportation plan that encourages pedestrian and transit modes of travel to and from the Mosque anticipates that at least 50% of those coming to the Mosque will arrive other than by automobile, 2) a parking plan that utilizes the existing parking lots on -site and on an adjacent site also owned by the Mosque and will aided in its implementation by parking lot attendants due peak hour events, and 3) the cooperation of the Mosque working with Metro Transit to facilitate stops and route schedules to coincide with the transportation needs of its patrons. With a multi -modal transportation plan proposal being made a condition of approval by the City, a parking requirement of 115 parking spaces would seem appropriate. There are 75 existing on -site parking spaces and 67 adjacent site (pawn shop) parking spaces for a total of 142 existing parking spaces. Therefore, with a maximum need of 115 parking spaces (see attached Table 1 for a summary of parking standards and requirements), the 142 existing parking spaces on the Mosque and pawn shop sites should be adequate with approval by the City of the proposed three conditions (transportation plan, parking plan, and transit plan), even if a small portion of the on -site parking spaces are lost to required landscaping and a small portion of the pawn shop site parking spaces are in use for that business activity at the time of the Friday prayer or a community /special event. 3. The proposed development shall be compatible generally with the surrounding land uses. The primary concerns regarding a church, mosque, and community center land use would include traffic (which is addressed above and in the trip generation and parking analysis report), hours of operation including noise and light disturbances to nearby residential uses, and aesthetics (primarily due to the scale of a large building in a low rise, single family residential area). The hours of operation for most churches peak during weekends or evenings when residents may be at home. The Abu -Bakr Mosque anticipates their peak hour activity to be for prayer on Friday afternoons (1 -3 pm). Occasional community /special events (weddings, religious holidays, etc.) will generate large numbers of participants coming to a church, mosque, or community center. However, lb these events at the Abu -Bakr Mosque should not be significantly different than the same type of events for other churches and community centers in Tukwila. Due to the Mosque's location along Tukwila International Boulevard, the impact of large community /special events should be much less than for similar uses located within residential areas. The presence of a large number of family members and pedestrians may be conducive to a positive change in business activities in this Neighborhood Commercial Center within the TIB Corridor. The scale of the building is not proposed to be changed, and its location within the TIB Corridor and the Neighborhood Commercial Center District keep it from impacting small scale single family residences in other zoning districts. Therefore, the Mosque will be compatible generally with the surrounding land uses in both the NCC District and the nearby Medium Density Residential (MDR) District. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. There are goals for commercial districts (Goal 1.7) and Transportation Corridors (Goals 1.8 and 8.1), but the most specific goals and policies related to the proposed Abu -Bakr Mosque are found under Goal 8.2 Pacific Highway Corridor Goal and Goal 8.5 Neighborhood Commercial Centers. The Mosque's proposed transportation, parking, and transit plans are designed to implement the following Tukwila Comprehensive Land Use Plan Pacific Highway Corridor policies: 8.2.1 ... mitigate transportation impacts by use of... transit service... 8.2.3 ... encourage pedestrian and transit travel... 8.2.4 Locate transit facilities... within the... Pacific Highway vicinity... 8.2.8 Improve an east -west transportation corridor north of the S.144th St. intersecting with Pacific Highway 99. 8.2.9 Improve S.144th St.... to serve as a significant pedestrian corridor. 8.2.17 Create a pedestrian- oriented Neighborhood Commercial Center as a focal area along Pacific Highway South... 8.5.3 ...create recognizable, compact, pedestrian- oriented Neighborhood Commercial Centers. 8.5.5 Combine parking placement and build -to standards to achieve compactness of a consistent building wall and pedestrian orientation... 8.5..12 Work with Metropolitan King County to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections... The Abu -Bakr Mosque will implement the following policies related to community facilities: 8.2.11 ... Assemble business and resident groups... to participate in community policing to monitor and decrease crime along the (Pacific Highway) corridor... • 8.2.16 Allow a diversity of uses along the (Pacific Highway) corridor, including... community facilities. 8.5.1 Allow a diversity of uses (in Neighborhood Commercial Centers), including... community facilities... 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The Abu -Bakr Mosques proposes the following conditions be approved for their conditional use permit: 1) The Mosque will make transportation arrangements that encourage 50% of patrons to arrive at the site by walking and /or riding transit. 2) The parking lots on -site and on the adjacent pawn shop site will be monitored by Mosque parking lot attendants during Friday prayer and community /special events such as weddings and religious holidays. 3) The Mosque will work with Metro Transit to arrange stops and transit schedules that coincide with the transportation needs of its patrons. 4) The Mosque will work with the Tukwila Police Department to facilitate community policing in the vicinity along Pacific Highway South. 5) Required landscaping, revised curb cuts, and building life - safety improvements will be made per City approval of a site plan and building tenant improvement permit. Table 1 — Mosque Parking Standards, Requirements, and Needs Land Use Parking Standard Parking Requirement Parking Need Church 1 space per 4 fixed seats not applicable, except for 4.0 AVO Places of Public Assembly 1 space per 100 sq ft l -' 58 spaces (5,780/100) Mosque (east orientation) 1 space per 12 sq ft/ 4.0 AVO - 121 spaces (5,780/12/4) 121 spaces w/o 50% ped/transit 115 spaces w/o 50% ped/transit Abu -Bakr Mosque 1 space per 12.65 sq ft/4.0 AVO _" -, _ 115 spaces (5,780/12.65/4) Public Assembly (no seats) 1 space per 7 sq 4.0 AVON', 207 spaces (5,780/7/4) 104 spaces with 50% ped/transit P.O.C. ®1' Irrigation meter (installed by city.) System Designed for state pressure 6Kp.s.i. Contractor to vcnfy location Pressure. Limn of Work /h 3.. I.I 0 `s.",' CONNECTION . t -, y "Ma, 1111!�j�'.,,,, • . • . . N 87.11n6' W if 'This Plan n diagramatc. All mainline and uneaten equipment to remain ,node property line and to be Placed in shrub beds where Possible. S. 141ST ST. C.L of Work This Plan is dugranuite. All Mainline - 1 and �mgabon equipment to 'Pour ' side Property line and to be Placed in shrub beds where Possible. 1 Ily °1 2 51 �•typ, No Work in Existing Landscape Bed PROJECT BLDG. 14,360 SF GARAGE Lime of Work N W This Pia, is dogramabc. At mainline and„ 50 vngaten 40 equipment to . remain inside Property Imo and to be Placed in �•,�, TRASH ENCLOSURE SHELTER 50 En' besot of Work —I 0 Z 1— p n n Limit of Work 5.00' N8T71'08'W N 02'54'59" E 100.0 EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF 101 100 N 87'11'08' W No work in Existing Landscape Bed N 87'11'06' W FENCE No Work in Existing Landscape Bed 50 IRRIGATION LEGEND SYMBOL MFR. CATALOG NO. DESCRIPTION OTL e RAINBIRD 1806- PRS -15SST 15 STRIP SERIES, SHRUB 6' POP -UP — fl 1806- PRS -I5EST H FEBCO 805Y 1 1/2' DOUBLE CHECK VALVE BADMEN PREVENTOR OW RAINBIRD XBV BRASS BALL VALVE (MATCH UNE SIZE) ® RAINBIRD 3RC QUICK COUPLER VALVE O - - ANGLE VALVE FOR MANUAL DRAIN RAINBIRD PESB 1 1/2' ELECTRIC REMOTE CONTROL VALVE RAINBIRD PESB 1- ELECTRIC REMOTE CONTROL VALVE RAINBIRD ESP -MC 8 STATION ELECTRO -MECH CONTROLLER NOT SHOWN - - SECURfY CONTROLLER ENCLOSURE rr — — i PRESSURE MAINLINE, SCH. 40 PVC PIPE, INSTALL 0 18' DEPTH (24' UNDER PAVED AREAS) 1—S LATERAL UNES, CLASS 200 PVC PIPE, INSTALL 0 12' DEPTH (24' UNDER PAVED AREAS) t 3 CLASS 200 PVC PIPE SLEEVES, INSTALL 0 24' DEPTH NOT SHOWN #14 -AWG DIRECT BURIAL LOW VOLTAGE WIRE, RED =SIGNAL WHITE =COMMON IRRIGATION SHEET NOTES: 1. Ths plan is dugrammatc; all piping, valves, etc. shall be installed in shrub beds where possible and shall follow the plan as dose as is practical. 2. Refer to civil plans for location of I' irrigation meter. installed by city. 3. Refer to Imgabon details for additional information. 4. No irrigation to be instated in 'existing Landscape beds.' 5. Verify controller location with general contractor. General contractor to provide power to the controller and provide conduit from the controller to the Landscape. 6. locate at mainlines within the project limits and m shrub beds where possible. 7. Landscape contractor to coordinate and install 9eewq with general contractor. 8. All manual. gate and electrical valves and other underground equipment shall be house m Nelson, Ametek or equal rectangular valve boxes. 9. NI pipe shall have a hum uniform bearing for the enbre length of each line. free of rocks or debris. All trenches containing pipe and/or wires shall be backPoled with clean topsoil, free of at lumber, rubbish and rock. over I' in size. or Dean sand 4 clean topsoil is not available. 10. Contractor shall supply and install all equipment shown on the plans and indicated in the specifications to achieve proper operation of sad equipment. At equipment installation, electrical and plumbing connectom shall be in conformance with all applicable codes and ordinances, these speafirations, and the manufacturers recommendations whether indicated on the drawing or not. 1 I . Contractor shall guarantee in wnbng on his company letterhead all matenab and workmanship fora pond of one MI year following acceptance of system installation. 12. Backtow preventer shall be inspected and tested by a certified backflow dewce inspector. Provide Owner wrath one copy of approval certificate. 13. My irrigation Imes placed within tree protection zones or 010209 landscape areas established for the project must be instated in such a manner as to not cause damage to the root protection zone, such as by cutting roots, digging trenches, operator, of nochnery. etc. Special care must be taken (hand digging trenches, desgning Tines to stay out of these areas where possible, etc.) to ensure damage to the trees does not occur. SITE KEY PLAN VALVE CHART VALVE 1 GPM 1 SIZE 13.33 1' 2 30.29 1 1/2' 3 15.19 THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. AU. NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. For Permit NORTH 0 10 20 40 60 1— W N IL L S O (n tn Tukwila, WA 98 168 F a 00 SCALE: 1 ° = 20r -O' Atta } m .. m n 111 chment B.1 1 1 1 I I I I I) 6' DEPTH TOPSOIL in planbnq beds ,Placed CONCRETE see cmI plans for more information SLEEVE LOCATION — 4" 4' Typcal unless othenwse 'pealed VALVE CHART VALVE 1 GPM 1 SIZE 13.33 1' 2 30.29 1 1/2' 3 15.19 THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. AU. NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. For Permit NORTH 0 10 20 40 60 1— W N IL L S O (n tn Tukwila, WA 98 168 F a 00 SCALE: 1 ° = 20r -O' Atta } m .. m n 111 chment B.1 1 1 1 I I I I I) • • lI,11� My -�yyy - t = • • • • Wit • • ®®DEMO PLAN SCALE 1/8' =1' -0• - DEMO EXIST. CONSTRUCTION NEW CONSTRUCTION GROSS FL AREA 14,310 SF (FRONT EVE NOT INCLUDED): 1,431 SF OCCUPANCY SUMMARY ROOM SOFT. EXITS REQ. PRAY/WORSHIP MULTI - PURPOSE/ WOMEN PRATER 2.421 799 CHILDREN PLAY TOTAL CLASSROOMS TOTAL OFFICES TOTAL STORAGE CAFETERIA KITCHEN TOTAL ENT. BOILER/ELEC. TOTAL RESTROOMS SUBTOTAL 2,697 1,288 675 449 391 182 173 642 12,243 06 IBC TABLE 2902.1 REQUIRED PROVIDED 143' -1 1/4• • • 20' -0 1/2' 19' -3 1/4' 4' -5 1/4• 13' -9 1/2' 22' -2 3/4' 9' -4 1/4' 30' -5 1/2' 13' -6 1/4' 10' -0' CLASSROOM 144 SF �= 1. CLASSROOM 154 SF I I I CLASSROOM 148 SF 0 CLASSROOM 150 SF CLASSR00 - 189 SF p(IST. ELEC, EON 111 SF n 7 <7 478 SF CLASSROOM 338 SF CHILDREN PLAY 2,697 SF OCCU: O CLASSROOM 165 SF XS'- 017' -1 1/4 92 SF 0 ® ®® of 62 SF ri CAEUE L KIICH 391 SF AD"IR 1 ` SF 266 SF 1 1/ HALL 187 SF WAQQ ASH RM) 73 SF *ADO 111 ASH RM) 33445 SF I / ' j 3/ '6' -8 1// 1 � 5' -5' X / QFC (ACCOUM) / / / 0 86 SF / \ ,. 1 1 • 1•., 1.14,.3, •::g 7 SF If PRAY /AREA / shy / H / / QE OR, Q(IST. ENT 91 SF 50 SF 100 SF 1- 190 SF T 13' -5 3/4' • OFC, 169 SF r / / \ - / /// / / / / / / / / / / / //7//- / /// / / LAAY/*0A IP 2,421 SF: r/ / / / NET PiY AREA / / / / / / / / / / / / / / / / / / 16' -3• - 10 -5 1/23'_10' KK i0 QFC (AUDIO) 140 SF ENL 82 SF • 7, -4• / / / J 45 SF /PREACHER SPACE 330 SF 47' -9 3/4' 31' -2 1/4' 54 -1 1/4' OFLOOR PLAN (3 -6 -08) SCALE 1/8' =1' -0' Attachment B.2 NO. REVISION ELATE FfLoma 111E oite ABU -BAKR ISLAMIC CENTER OF WA 14101 TUKWILA INTERNATIONAL BLVD TUKWILA, WA 98168 CONTACT: MR. IALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE A R C H I T E C T U R E MO 4111 AA: S. EFATOE 4P MIN 2011.356.91 61 REGISTRATION 871 I METERED I 1 IRCE ERE YOUNG T. KIN ATE OF WA4ENGION NWA PROJECT NO. 301 -305 DRAWN BY - CHK BYTYK DATE 5/19/2008 SCALE AS NOTED h H TREE DEMO PLAN FLOOR PLAN NUMBER A2.1 Attachment B.2 Limit 7 I Work - 24 -Blue Oat Gr 23-Cnmson Pygmy Barberry PEDESTRIAN CONNECTION tragira' ® � o 0 lj' il o : : !•11'06- • W . d l• i TiVi1 l0i'1tiw:]:. : 44 0. _0�-+18��$r'$ a� o .:19A , S. 141ST ST, C.L. ▪ — z 21 O - m Lot of Work 21 -Otto WIJ en Laurel 5- Pacific Sunset Maple 1 2 -Little Rascal holly 3- Redspre Pear 50 47-Cnmson Pygmy Barberry �1( 31 -Blue Oat Grass 38 -Otto Luyken Laurel 7- Pacific Sunset Maple CT S\ D� Z m Ht1T Z -1 of Z > co 1 O T 1 -u l � m SCJ2 ti No Work in Existing Landscape Bed SHRUB PLANTING DETAIL (CONT . B a B) MUCH AREA FOR SPACING WATERING BASIN BERM ADJUSTMENT FERTILIZER TABLETS. DEPT0 PEEL BURLAP BACK FROM TOP HALF OF ROOT DAL. AFTER PLACING 5MR1/8 IN PLANTING MOLE (REMOVE COMPLETELY IF 0BERGULS5 OR TREATED). 83600 ILL 50R MI% NTS CONTINUOUS OUTER ROW Or RANTS 57267057014 CENTER AND SET BALK FROM THE PLANTING Be0 EDGE 2/3'x' 213'n EDGE Ce 1.1ANTIN6 BED TRIANGULAR SPACING WITMI PLANTING BED SPECIFIED PUNT 5700000017 INDIVIDUAL PLANTS REPRESENTED A5: } 2/3 PLANT SPACING DETAIL N1 5 PROJECT BLDG. 14,360 SF GARAGE Limit of Work Property Lne W 0 2 SHELTER TRASH ENCLOSURE Limit of Work 6- Spnngwood White Heather 1 -Redspre Pear 4 -Little Rascal Holy Kai Limit of Work 5.00' N87.11'0818, W 2 EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF 101 100 Property bon .. K Lind of Work No Work m Existing Landscape Bed PLANT UST Botanical Name Common Name else 8 Remarks Quantity Acer nlbnm Pacific Sunset' Pectic Sunset Maple T C.. street tree' 12 PYrus calieyena lied Spire' Red Spire Pear T C., street tee' 12 "method lam, meet minimum ANSI sundads Betels Bunber911 Cannon Pygmy Crimson Pygmy Berbeny 1 pal. 70 Erica canna Spnlgwood WNte' Soringwocd White Heather 1 get. es HeiictrUnchon sempeneen. Blue Oat Grass 1 gal. 55 Inc x lamed Little Rascal Hdiy 3 gat 4B Prune 1. Otto Luykmy Otto Wyken laurel 5 gal. 59 Spires. bumalda 'Gddlatne' Gabler. Stereo 5 pat. 17 I N87' 06" W FENCE No Work in Existing Landscape Bed 2' MUICM IN BASIN 3' WATER RETENTION BASIN (IN SHRUB AND GROUNDCOVER AREAS ONLY) FERTIUZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL. BAWL `AIL MIX THREE 222 WOOD STAKES ARRANGED IN TRIANGULAR SPACING AROUND TREE. LANDSCAPE NOTES: . Refer Co details and ,mgaton plan for additional information. 2. Refer to architectural and acnl plans for add,tonal information. 3.No work in existing landscape beds, 4. Dotnbute 6' depth imported topsoil mu in all landscape areas and at depths Indicated for crowing and bermmg of areas per landscape details. Topsoil mu shall be composed of 2/3 sandy loam and 1/3 compost (Grow or equal 31 availab)0 from Sawdust Supply Co.. Seattle, WA (206) 622 -4321 or Great Western Supply, Olympia WA (300) 754- 3722.) 5.OJI new landscape areas shall receive topsoil mu. whether indicated on plans or not, so that finish grades of all shrub beds shall be 2' below tops of adjacent curbs and pavement. Structural fill areas: Any landscape areas 000000 g within structural fill zones shall have structural fill materials excavated to a depth of 12' below finish grad. in shrub areas and replaced vnth 'pealed topsoil mu. Dispose of excavated material off site. 6. Fertilizer tablets for all plants shall be Agnfonn (20 -10-5) 2) gram or I 0 gram tablets d,stnbuted as follows: All trees: 4 -2 1 gram tablets; All shrubs (except 1 gab): 3 -21 gram tablets; All 1 gallons: 1 -2 1 gram tablet; AI 2 11 and 4' pot ground covers: 1- 10 gram tablet ... Set tablets directly next to 000193 t. 7. All shrub beds shall receive a 3' depth of 'Fine Grind' hem/fir bark mulch as top dressing. 8.A11 plants shall be guaranteed for one furl year from date of project acceptance. All replacements shall be made within 2 1 days of recew,ng written notce from the Owner. Contractor shall not be responsible for plants dying due to Owner neglect or vanda:sm. 9. Plant lot quantities are shown for reference only. Contractor o responsible for venf7ng all quantities in lot with actual plan call -outs. and Installing pbntngs per the landscape plan. 10. Contractor to meet all local codes a ordinances. I I . Field adjust planting plan to reflect actual held conditions. 12. The property owner shall be responsible for maintaining all plants in a healthy growing condition for the life of the project. NOTE. REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. FERTILIZE AT TIME OF PLANTING PIT - PUNTING. 511911 BE A MINIMUM OF MACE THE ROOTBALL IMOT, TREE PLANTING DETAIL FINISH GRADE (INCWDING BED MULCH) NTS WIDTH VARIES REFER TO PLAN 2' @ SHRUB BEDS, FLUSH 15 LAWN AREA ASPHALT PAVING LIMITS OF TREE FIT `- "af" ^t '-, °+'i'g'ki'k` MIN. DEPTH ; INTO UNDISTURBED SUBGRADE NOTE: INSTALL TREE STAKES 0 Y AS NEEDED. • IMPORTANT. REMOVE TREE STAKES AFTER ONE YEAR TREE STAKING DETAIL 3' MIN.; REFER TO PLAN FOR SPECIFIC BERM a CROWN 1+75. !j�11I1I�,P�JUIIIW I�T�Dt�!ifBlltHIflnttuhP {drdELIBINIMLIIN CONCRETE CURB OR ADJACENT PAVEMENT SUB -BASE MATERIAL NATIVE SOIL TOPSOIL FILL - REFER TO SPECIFICATIONS FOR SOIL TYPE NOTE: GENERAL CONTRACTOR SHALL SAWCUT AND REMOVE EXCESS ASPHALT PAVEMENT AND SUBBASE MATERIAL DOWN TO NATIVE SOIL. PARKING ISLAND PLANTER DETAIL SITE KEY PLAN NTS THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. For Permit NORTH NTS 0 1a 20 4a 6a SCALE: 111 = 201 -0" IN Tukwila, WA 98 I G8 nQm 00 Attachment B.3 2' DEPTH TOP5011 placed in planting beds ., CONCRETE_ see civil plans for more information -_ SLEEVE LOCATION 4' Typed unless othenuse 170018 NTS THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. For Permit NORTH NTS 0 1a 20 4a 6a SCALE: 111 = 201 -0" IN Tukwila, WA 98 I G8 nQm 00 Attachment B.3 Proposed Building f Attachment C N 200ft CityGIS Copyright © 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 lay Digital Map Products. • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE DIRECTOR September 7, 2008 FILE NUMBERS: L08 -045 Parking Determination ASSOCIATED L08 -034 Conditional Use Permit PERMITS: APPLICANT: REQUEST: Young Kim on behalf of Abu Bakr Islamic Center/Mosque Set minimum parking requirements for the Abu Bakr Mosque LOCATION: 14101 Tukwila International Blvd COMPREHENSIVE PLAN DESIGNATION: Neighborhood Commercial Center (NCC) ZONING DISTRICT: Neighborhood Commercial Center (NCC) RECOMMENDATION: Approve parking determination with conditions STAFF: Brandon J Miles, Senior Planner ATTACHMENTS: A. Special Permission Application received by the City on August 13, 2008. B. Revised Parking Analysis prepared by Mohammad Jalalyar, PE provided to the City on September 6, 2008 C. Parking Analysis prepared by Mohammad Jalalyar, PE provided to the City on July 20, 2008. D. Peer Review of Parking Analysis provided by David D. Markley with Transportation Solutions Inc., received by the City on September 5, 2008. E. Peer Review of Parking Analysis provided by David D. Markley with Transportation Solutions Inc., received by the City on August 10, 2008. F. Aerial Photo showing parking counts within 1000 feet of the subject site. G. Site Plan/Floor Plan, date stamped September 8, 2008 B. Miles Page 1 H:\Developments\Mosque \Staff Report, 2008.09.06.doc 09/17/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -36 Attachment D • • PROJECT DESCRIPTION On May 22, 2008 the City received a Conditional Use Permit (CUP) application from Young Kim on behalf of Abu -Bakr Islamic Center (hereafter Mosque) to convert the old CHIPS casino site at 14101 Tukwila International Blvd (TIB) into a religious institution, more specifically an Islamic mosque. This parking determination staff report pertains only to the provision of automobile parking for the proposed mosque. The CUP application is still pending and is tentatively scheduled to go before the Planning Commission on September 25, 2008. EXISTING DEVELOPMENT The subject property is located at the southwest corner of S. 141st Street and Tukwila International Blvd. The property consists of two King County parcels and two buildings. The mosque will be located on parcel number 161000 -0125, the site of the old CHIPS Casino. CHIPS Casino ceased operating in June of 2005 and the building and site has been vacant since then. The building on parcel 161000 -0125 has a gross square footage of 14400 square feet. There are 75 parking stalls on this parcel. Pawn X- Change is located on parcel 161000 -0140. According to King County records, the gross square footage of the Pawn X- Change building is 4880 square feet. There are a total of 67 parking stalls on the Pawn X- Change parcel. Based upon the City's parking requirements, Pawn X- Change must maintain at least 12 parking stalls for its retail use. The applicants are listed on King County records as owners of both parcels. Both the parcels act as one premise. Access to both parcels is via two access points, one from Tukwila International Blvd and a second access from S. 1415` Street. The access along S. 141st Street is not defined. The old casino on the site utilized a majority of the parking on the Pawn X- Change property. CHIPS Casino was operating at the location prior to annexation and there are no records showing that any reciprocal easements were placed on the two parcels for access and/or parking. In 2004, the City completed street improvements along TIB. The street improvements included installation of sidewalks, landscaping, and access management. The City and King County Metro constructed a bus shelter on property provided by the previous owners of the subject property. SURROUNDING LAND USES The Mosque site is located adjacent to TIB, a major north/south arterial. TIB was formally part of Hwy 99 which was the predecessor to Interstate 5. There are several major bus routes that run at 15 to 30 minute increments on TIB. Surrounding land uses along TIB include, commercial businesses. The parcels along TIB are all zoned NCC. Single - Family residential properties are located to the south and west of the subject site. The single family homes to the south are located on properties that are zoned NCC. The single family homes to the west are located on parcels that are zoned Medium Density Residential (MDR). B. Miles Page 2 09/17/2008 H: \Developments\Mosque \Staff Report, 2008.09.06.doc • • ,BACKGROUND A pre- application meeting was held between the applicant and staff on December 3, 2007. At the meeting City staff and representatives from the Mosque discussed the proposed project of converting the old CHIPS Casino site into a mosque. The City noted that as part of the application requirements, a parking determination would be needed in order to determine the minimum number of parking stalls for the proposed project. The applicant submitted for a CUP application on May 22, 2008. However, the applicant did not submit for a parking determination until August 13, 2008. DECISION CRITERIA — PARKING DETERMINATION Off - Street Parking and Loading Regulations are found in Chapter 18.56 of the Tukwila Municipal Code (TMC). The chapter includes a table that lists the required number of parking spaces for automobiles and bicycles (Table 18 -7). The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area; bulk retail stalls require 2.5 sales for every 1,000 square feet of usable floor area; and warehouses requires one parking stall for every 2,000 square feet of usable floor area. The required number of parking stalls for a mosque is not specified under the City's parking regulations. Under TMC 18.56.100 "Uses Not Specified" the Director shall determine the required number of parking stalls for uses not specified in the City's parking regulations. The Director's determination shall be based upon the requirements for the most comparable uses specified in the Parking chapter. Comparable Uses The following uses listed in table 18 -7 of TMC 18.56 are comparable to the proposed mosque use: 1. Church, Universities, Vocational Schools and other post- secondary educational institutions require one parking stall for every four fixed seats. 2. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs are listed in table 18 -7, but no specific parking ratio is provided. Instead, that the Director shall determine the minimum number of parking stalls, however in no case shall the minimum number be less than one stall for every 100 square feet of assembly area. The Director may require that a parking study be provided in order to determine the minimum parking requirements. B. Miles Page 3 09/17/2008 H:\Developments\Mosque \Staff Report, 2008.09.06.doc • • PARKING DEMAND The City has been working with the applicant since early 2007 to ensure completion of an adequate and accurate parking demand study for the proposed use. The City and its consultant, David D. Markley of Transportation Solutions Inc have reviewed two of the applicant's parking analyses, the first was dated July 20, 2008 and the second parking analysis was dated September 1, 2008. Both the applicant's parking analysis and David Markley's peer review are included as attachments to this parking determination. Parking Demand Analysis The applicant has noted in the CUP criteria write up that the proposed mosque will serve residents within the Cascade View and Foster Neighborhoods. These residents most likely use the Seatac Mosque located at 3040 S. 150th Street, which is approximately .7 miles west of the proposed new mosque site. A mosque's use peaks Friday afternoons during Friday prayers. The applicant has noted that approximately 520 people attend Friday afternoon prayers at the Seatac Mosque. The applicant has noted the new mosque will absorb half of Seatac's congregation, thus the applicant is anticipating 260 people at the proposed mosque during Friday afternoon prayers. The Mosque building will include several rooms, with each room having its own use. The largest room is the worship room which has a usable area of 2,421 square feet. A small multi- purpose room that has 799 square feet of usable area will be utilized for overflow during peak times of the year (Holy month of Ramadan). Thus, the total possible maximum square footage devoted to prayer activities is 3,220. Given the requirements associated with Islamic prayer', the applicant has noted that a total 320 people could utilize both the main prayer area and overflow prayer areas. Other rooms in the Mosque include a kitchen, children's play area, classrooms, offices, and restrooms. Only the prayer /worship area will be used for the purposes of determining the required parking for the Mosque. The other rooms in the mosque are subordinate to the prayer /worship area and will not generate additional parking demand. For example the classrooms are for children who would have arrived at the site with their parents or may have been dropped off. The applicant has also noted that in the future there maybe annual or semiannual community meetings hosted at the mosque. While both an Islamic mosque and church are places of religious assembly they do function in a slightly different manner. For example a church typically has fixed seats, but the worship area of a mosque does not contain fixed seats. The attendance at a church will typically peak on Sundays while a mosque peaks on Fridays. This difference has a huge impact on parking. With a church, most of the attendees have Sundays off and families can travel together to worship For both the main worship area and the overflow worship area the applicant has determined the usable floor area as follows: There is a need for 12 square feet area per adult and 9 square feet for children for an Islamic prayer to be performed. The usable floor area is also reduced by the need for an 18 degree prayer angle in Washington and the need for five foot paths for people in and out of the prayer area. B. Miles Page 4 09/17/2008 H:\Developments \Mosque \Staff Report, 2008.09.06.doc • • service. However, since the attendance at a mosque peaks on a workday it impacts the ability of families to travel to the site together. Yet, since the attendance at the Mosque will peak on Friday it allows users of the mosque to utilize mass transit which typically does not run on Sundays or runs on a limited schedule. The one common characteristic shared by mosques and churches as well as synagogues, is that they have smaller events during most of the week with one large peak activity during the week. The Institute of Transportation Engineers (ITE) Parking Generation Handbook, 3`d edition, pages 135 -139 includes churches, mosques and synagogues as one classification group (LUC 560). The ITE manual noted one study where a mosque that had building size of 4,800 square feet had a Friday peak parking demand of 6.2 parked vehicles per 1,000 square feet. If we utilize this 6.2 parking count for the proposed mosque a total of 89 parking stalls would be required. The applicant's parking analysis correctly notes, "Even though, ITE Parking generation handbook is a great tool to estimate parking needs. But, in this case there was only one site studied Therefore, we should be very careful in utilizing this tool as there are other variables in play other than the total square footage that data was not collected". At the request of the City, the applicant surveyed the parking of four mosques in the Seattle area. The applicant surveyed the parking demands for a typical Friday prayer. The mosques were located in SeaTac, Mountlake Terrace, Downtown Seattle, and Kent. The complete table comparing the four sites is provided in attachment B of this report. Average vehicle occupancy (AVO) is used to measure the number of people per automobile. The mean AVO for the four mosques selected in the applicant's parking analysis was 2.15. The applicant also provided data on the number of attendees per parked car. This number is used to take into account people who may have walked or utilized mass transit. The average number for all four sites of people per parked car was 4.60. The SeaTac mosque had 5.37 attendees per parked car. The applicant has estimated that one car will need to be parked for every 4.6 attendees of the proposed mosque. In order to get to this number certain assumptions are made: 1. That a significant number of mosque users will walk to Friday services. As noted, the proposed mosque will reduce the pressures that are being placed on the nearby SeaTac Mosque. Since the SeaTac Mosque is nearby it allows for a good comparison to determine the parking impacts of the proposed mosque. The SeaTac Mosque has 5.37 attendees per parked car, thus a majority of the attendees must be walking to the site. The applicant has also noted that approximately 616 people live within walking distance of the proposed mosque. The applicant has noted that at least 50 percent of users of the site will walk. Many of these people are most likely attending the SeaTac Mosque. 2. Unlike the SeaTac Mosque, the applicant's site has the ability to easily utilize Metro bus service. As noted, a bus stop is located directly in front of the applicant's property along TIB. B. Miles Page 5 09/17/2008 H:\Developments\Mosque \Staff Report, 2008.09.06.doc • • As noted the usable floor area for the worship area and overflow worship area is 3,220 square feet. The applicant applied the attendee /parking ratio of four to the total number of attendees (320) and concluded that 70 parking stalls are required. The applicant has noted that the parking demand on the site could range from 70 (low impact) to 140 (high impact). High impact assumes no utilization of mass transit and that there are no pedestrians who access the site. The City's consultant, TSI, concludes: "Parking demands could range between 70 and 160 stalls for a typical Friday afternoon prayer service. We believe that by the time the congregation occupies the practical capacity of the building, considering the large number of Muslim families that live in the immediate area, the typical parking demand will fall between 100 and 130 cars for a typical Friday afternoon prayer". Comparing the TSI parking demand forecast against the range of parking stalls on the site we find that there could be a shortfall of 16 parking stalls or a surplus of 14 parking stalls. Another approach for parking would be to apply the public assembly requirement of one stall for every 100 square feet of usable floor area. If we assume that the worship area is 3,220 as indicated in the application, the required minimum number of stalls using the assembly area ratio would be 32. Yet, the City's parking standards note that at a minimum one stall shall be provided for every 100 square feet of usable floor area; however the City can impose additional parking requirements beyond the 1 stall per 100 square feet of usable floor area ratio. POTENTIAL IMPACTS Negative impacts associated with providing too little parking to meet demand are those most often noted by nearby residents and businesses. However, there are also negative impacts associated with providing too much parking for a given use. Surface parking areas with substantial unused portions may take up land better suited to a more productive or aesthetically pleasing use. Empty parking lots may feel unsafe or serve as attractors of illicit activity. The main impact of inadequate parking on the site is that on- street parking in the surrounding areas will be utilized if there is a parking deficiency on the site. None of the surrounding streets are posted "No Parking ". The City conducted an inventory of on- street parking in the area and found that a total of 147 legal parking stalls are available within 1000 feet of the subject project site. A total of 97 parking stalls are located west of TIB while the remaining 50 stalls are located east of TIB. Human behavior will dictate that when trying to find a parking stall a person will try to get as close to their destination as possible. Thus a user of the mosque will first attempt to find a parking stall on site before attempting to find on- street parking. If they are forced to look for on- street parking they will occupy those spots closest to the site before occupying those further away. Additionally, the presence of barriers such as TIB would influence where people park. The areas along S. 141st Street and 37th Ave South would most likely be the first streets used in B. Miles Page 6 H:\Developments\Mosque \Staff Report, 2008.09.06.doc 09/17/2008 • • the event that the Mosque requires a need for on- street parking. The land uses that surrounded _ these streets are a mix of single family homes and multi - family dwellings. As noted the peak time for the Mosque will be Friday afternoons. This peak time may reduce any impacts associated with on- street parking since most residential areas have a low parking demand during workday afternoons. The Mosque has noted that they may hold community meetings and events at the Mosque site. These events would most likely occur during the evening and like many special events at churches there many be insufficient parking on the site for attendees. Given that these events are infrequent it would seem appropriate to allow on- street parking to be used to make up for any lack of parking on the site. In some ways this is the purpose of on- street parking within residential areas. For example the city requires that a single family residence have sufficient parking for the daily activities that occur at the residence. Yet, the City does not require that parking be provided for the occasional birthday party. Proposed Mitigation Under the Project Proposal As part of the applicant's Traffic Analysis the following migration measures were proposed by the applicant: 1. A transportation management plan encouraging attendees to walk and use transit would be developed. Notices to the congregation's families would be posted at the Mosque encouraging them to carpool, use transit, bike, or walk to the Mosque. 2. By Islamic beliefs, a person will get a reward for every step they take to the Mosque. Therefore walking will be preached and encouraged. 3. The parking stalls along the building's eastern and southern perimeter will be reserved for families with children in order to minimize vehicular conflict and encourage carpooling. 4. The Mosque will use parking lot attendants during peak hours to direct drivers to the parking stalls on the property. CONCLUSIONS 1. Tukwila Municipal Code (TMC 18.56.100) requires that the Planning Director determine adequate parking based on a list of comparable uses. Given the type of use, there are two comparable uses under TMC 18.56.100, churches and places of assembly. 2. The project site is comprised of two parcels, one parcel contains the old CHIPS Casino site that is proposed to be used by the Abu Bakr Islamic Center and the other building is used by Pawn -X- Change as a retail store. Parking for both uses is spread over the two parcels. The City could find no records of any reciprocal easements recorded against either of the properties for the shared parking that is occurring on the two parcels. 3. The parking ratio for churches is based upon the use of fixed sitting. The proposed mosque will not have fixed sitting within the worship area. The parking ratio for assembly would B. Miles Page 7 09/17/2008 H:\Developments \Mosque \Staff Report, 2008.09.06.doc • • require a minimum of 32 stalls, however the Director may impose additional parking requirement and may require parking report to study the parking impacts of the proposed use... 4. The ITE manual provides one report that notes the parking requirements for a mosque is 6.2 parked vehicles per 1,000 square feet of usable floor area. Applying this ratio to the proposed use, the required parking count would be 89 parking stalls. 5. The applicant provided a Parking Analysis to assist the City in determining the minimum parking requirements for the proposed use. The Parking Analysis examined the parking demand at four other mosques within the Seattle area. The applicant determined that the average number of attendees per automobiles parked at these four sites was 4.6. In order for this number to be achieved a significant number of attendees must either walk to the site or use mass transit. 6. At full capacity the worship area of the mosque will be able to handle a maximum of 320 individuals. The worship area for the mosque will not exceed 3,220 square feet. The applicant has noted that up to 90 percent of the attendees of the mosque live within one mile of the site and that 50 percent of the attendees of the site will walk to Friday prayers. Many of these attendees currently attend the SeaTac mosque that is located .7 miles from the subject site. 7. King County Metro maintains a bus stop directly in front of the applicant's property. This bus stop provides bus service every 15 and 30 minutes. There is no clear path of travel from the mosque building to the bus stop. 8. After completion of the project, the site will have two access points, one from TIB and one from S. 14152 Street. The applicant's current proposal will delineate vehicular access from S. 14152 Street and thus improve vehicular safety. 9. The site will be shared with Pawn X- Change a retail operation that per City code requires a minimum of 12 parking stalls. 10. There is sufficient amount of on -street parking within the area. If there is a lack of parking on the applicant's site adjacent residential uses could be impacted with an influx of on -street parking. 11. The applicant has proposed to construct pedestrian improvements along S. 14152 Street and from the bus shelter along TIB to the mosque building. These improvements will be reviewed under the pending CUP application and the subsequent construction permits. B. Miles Page 8 H:\Developments\Mosque\Staff Report, 2008.09.06.doc 09/17/2008 • • RECOMMENDATIONS Abu Bakr Mosque should provide a minimum of 114 parking spaces at 14101 TIB, as an initial requirement of the Mosque's opening. The project should be conditioned in order to 1) ensure adequate off - street parking facilities are provided as demand warrants and 2) ensure adequate monitoring and mitigation of off-site parking impacts. These conditions ensure that the 114 parking stalls will be sufficient for the site by implementing measures to require continuous strategies to reduce the parking demand. The conditions include several of the items proposed by the applicant and include several of the recommended conditions from TSI. Several of the conditions proposed by TSI were not include as part of the Parking Determination, but will be addressed as part of the pending CUP application. Conditions 1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces The parking area shall comply with the design standards specified in TMC 18.56. Since the required number of parking stalls will be located over two tax parcels the applicant shall establish and have recorded a Shared and Covenant Parking Agreement between the Mosque property and the Pawn X- Change property. The language of the Shared and Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. The Shared and Covenant Parking Agreement shall be recorded with King County Department of Records prior to final occupancy of the building. The applicant could also choose to combine the two parcels through a lot consolidation process. 2. A formal Transportation Management Program that includes the following shall be established: A. Information and Education 1. Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. Include information encouraging carpooling, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications. This information and education program shall be on -going and remain in effect for the life of the project. B. Demand Reduction Strategies 1. Establish a preferred parking area for families and groups that carpool with four or more persons per car. This area shall be established and clearly delineated prior to final occupancy. B. Miles Page 9 09/17/2008 H:\Developments\Mosque \Staff Report, 2008.09.06.doc C. Demand Management Strategies • 1. Develop a signage plan to direct worshipers to the proper parking areas. The signage shall be in place prior to final occupancy. All signage shall comply with Title 19 of the TMC. 2. On special events when the parking demand will exceed the on -site parking availability the applicant shall identify measures to ensure that sufficient parking is available. Measures could include temporary agreements with surrounding businesses or shuttles from nearby churches and/or schools. 3. On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the property on- site parking stalls and/or to off site remote off - street parking. D. Monitoring and Updating the TMP 1. Within the first year of occupancy conduct a survey similar to the one prepared by the applicant for this study on three typical Friday afternoons and on two Fridays during the Islamic Holy month of Ramadan. The frequency and timing of the surveys can be developed mutually between the City and the applicant. The survey results shall be reported to the City at the end of first year of operation. Based on the results of the survey if no off -site parking impacts are identified no additional surveys will be required. However, if off -site parking impacts are identified additional monitoring and mitigation measures will be required. Failure to provide the one -year survey may result in enforcement action being taken by the City as specified by TMC 8.45. 3. Any changes in the function of the site or in the area devoted to worship services shall require approval from the City in the form of a new parking determination, which shall identify additional parking mitigation measures B. Miles Page 10 09/17/2008 H:1Developments\Mosque\Staff Report, 2008.09.06.doc 1 RECEIVED SEP 0 2 2008 COMMUNITY DEVELOPMENT • Revised Parking Analysis Abu Bakr Islamic Center /Mosque September 1, 2008 Prepared for: City of Tukwila Department of Community Development File No. PRE07 -051 Prepared by: Mohammad Jalalyar, PE 1954 Union Ave. NE Renton, WA 98059 Cell: (206) 799 -1379 Kazim MRK @vahoo.com I EXPIRES 12/02/ Oct Attachment E September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 2 of 18 • • Introduction Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to serve the community's religious and social needs. Therefore, the Somali community purchased the Casino site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the congregation will move to the new site which is only 0.7 miles away from the project site. Study Goal and Objectives The goal of this revised submittal of the parking study is to help the Director determine the required parking stall and to facilitate approving the project with minimal additional delays. Following are the study objectives: 1) Respond to the City's letter dated August 14, 2008. 2) Include critical parking- related information that were previously included in the original study dated March 10, 2008 and supplement studies dated April 29, 2008 & July 20, 2008 as well as verbal communications with the City. 3) Provide additional clarifications and a better presentation of the proposed tenant improvement project as requested. 4) Identify actual parking supply and demand, any potential neighborhood impacts, and propose mitigation or request necessary exemptions. Vicinity Map 7!• Ymrmm•c•as0 s• m or, No boas coop111 b/ ado Cm,*m lose •' d comas m• s[Ma c doom. otemll mss KbU Moe* rem oo romoormticn. or ...M o. *Poo oIriaas.' or. b•eigr'cargtcwa'draasom: or Vats to or too d Nob •afra*afib *soma • oat WrG•O tor r a• r*I/Vobd_ King Caeq ranee ersb�p1aa�aI, •pc•4nO. mbKalo caas•pm mo0*•C*l4 aka•dora04ar */*s• o ba wes r•opass c•• oo e•s•d•a lotoo cecmrrOca OM mop. Any real oft asp a rkaasm wbe map* r+eaorn•s•p by Masa prreastl ba Comb": o.e.;+rmoe: ..ems ....... oup. .. - .,�„�a..... ... • • September 1,'2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 3 of 18 Subject Property The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building with a Casino as the current land use. The Casino building is currently vacant. The owner has also purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000- 0140 which is located between the subject property and TIB). The owner intends to keep the Pawn property without any change for the following incentives: 1) The income of its current lease will help finance the Center's maintenance costs. 2) Maintain a safe pedestrian access and vehicular circulation between the referenced properties and the TIB. 3) Its ample unutilized parking will accommodate any spill over seasonal holiday peak parking demand from the subject property; similar to Christmas season demand for churches, hence, reducing any parking impacts to the residents, and keeping peace and harmony in the neighborhood. Existing Versus Proposed Building Based on ITE, the existing land use of the subject property is Casino /Video Lottery Establishment referred to as Land Use Code (LUC) 473 per ITE. The proposed use is a Mosque which is included in the ITE under Church, LUC 560. There are several common factors between the areas used between the casino and the mosque. Both uses may have bathrooms, hallways, offices, storage, kitchen, gaming or play areas and multi purpose halls. But, following are major differences: 1) The bar and dance area in the existing casino would be replaced by an assembly area. 2) The restaurant in the casino will be replaced by a multi purpose hall. 3) Per the ITE rates, most of the casino areas are usually simultaneously used generating at least 20 times more daily peak hour traffic & more parking demand than the mosque or a church where the peak demand is usually limited by the assembly area with a very limited use. Following is the proposed building plan that shows no expansion in square footage, but simply space reorganization. All major internal structural walls will no longer be moved. • • Q ©mr pkskrr 1'1= lu mnzO >�R 12.241 1 re, ME111 ONE OUSOMSZEil 1R1yNN 010111.4111 CUP APPLICATION v aamILemta September 1 ,2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 5 of 18 • • Mosque Activities: 1. The main and most critical activity for this Mosque is to provide an assembly prayer area for up to 300 worshippers on Fridays at about 1:30 PM. This should be the design peak parking demand of the generator. 2. There are only two Islamic holidays during the year where a prayer followed by a social gathering is usually held between 10:00 AM and noon. Attendance to these events shall be limited to the assembly area and multi purpose hall capacity. 3. During the holey month of Ramadan (similar to Christmas for Christians) attendance may have a 10 to 30 percent increase during the four (4) Friday prayers. As a result, the multi purpose hall could be used as a secondary prayer area designated for the women during these seasonal peak times. It is important to note that, the Average Vehicle Occupancy (AVO) rate is usually much higher than the rest of the year during Ramadan as more women and children in a family carpool together. 4. In the future, It is possible to have annual or semi - annual community meetings in the multi purpose hall. These are usually scheduled on a Sunday. Depending on the meeting agenda, attendance could vary between 30 to 400 people. 5. In general the mosque will most probably hold up to five daily prayers at (5:00 AM, 1:30 PM, 4:00 PM, 7:00 PM, & 9:00 PM). Attendance for these prayers will vary between 20 to 80 people. The lowest attendance is the 5:00 AM prayer and the maximum is during the 7:00 PM prayer. These information is based on observations throughout the year of several local mosque administrators. 6. In the near future, the Center will hold a Sunday school program for 30 to 50 children. Exact final figure would be based on the load occupancy of the proposed classrooms. The long term plan is to convert this portion of the building into a private daily school use upon the State and City reviews and approvals. Existing Roadway Network and Pedestrian Safety Approximately seven years ago, the City constructed improvements for Tukwila International Boulevard (TIB). Improvements included additional roadway capacity, sidewalks, pedestrian crossing lights, street illumination, transit and landscaping improvements. The highway has a Two Way Left Turn Lane in front of the subject property. The subject property has full indirect access onto TIB via the Pawn X- change property. The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This stop serves Metro Route No. 174 which has 15 to 30 minute headways. Per the City's recommendation, the owner will be striping for a pedestrian path connecting the bus stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change abutting the northern building wall. There will be no issues for this proposal since both properties are under the same ownership. September I, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 6 of 18 • • The subject property also has full direct vehicular access onto S 141st Street. The City is requiring to stripe for a well defined pedestrian connection between the street and the building. Existing Parking Supply The existing Casino site currently has a total of 75 on site parking stalls. The Pawn x- change property have a total of 67 parking stalls also available for the Mosque use. The total existing available parking stalls for Mosque use during the peak parking demand on Fridays is 142 stalls if landscaping is not required. Please note that in addition to the 142 stalls, 12 stalls are also available on the front and the south side of Pawn E- change property that are reserved for their use. They are not counted as part of the existing Parking supply for the project. The Arial map shown above clearly shows the typical amount of parking needed for the Pawn X- change property. Based on several daily observations and specifically on Fridays at 1:30 PM, the shop employee and customer usage ranged between 2 to 6 vehicles. Please note that there is already an existing prescriptive access easement between the subject property and the Pawn property since the shared parking lots and driveway access have been in use for over 10 years. Furthermore, since they are under the same ownership, there are no contesting parties. The City have the right to require additional landscaping, street frontage improvements and parking studies associated with the Pawn X- change property at the time of redevelopment of that property, if it ever happens in the future, and if design review is triggered. The Arial map shown before also shows the surrounding roadway network parking conditions on Fridays at 1:30 PM. If it is ever needed on extraordinary special events, patrons may park along S 141 St, S 142 St, and 37`'' Ave S. All are within walking distance to the site and have several hundred on- street parking spaces. Any new parking lot landscaping requirements the City imposed will reduce parking on the Casino site to 62 stalls and 52 stalls on the Pawn property that could be available for mosque use. This is a total of 114 parking stalls on both parcels for the proposed project. The 12- parking stall supply for the Pawn shop is still preserved. • September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 7 of 18 • TUIWNLA INTERNATIONAL BLVD. (PACIFIC HWY. $.) September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 8 of 18 • • City Code Parking Requirements Per TMC 9.48.020 -5: `Development activity" means any construction of a building or structure that creates additional demand and need for transportation facilities." The proposed development activity will not add any building square footage and, as previously reported and as shown below, it will create less demand to transportation facilities. Per TMC 18.70.080 Nonconforming Parking Lots: `A. Nothing contained in the Off street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facili0 covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or faciliO which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100 %, the requirements of the Off street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area." (We underlined the language for emphasis) Since the proposed land use change would will not increase the square footage of the existing building and would not require any increase in the parking area and per condition B above, then the exiting parking lot configuration is legally grandfathered regardless of conformance to new City standards. Even though the exact land use name of Islamic Center or Mosque is not well defined in the TMC 18.56.050 figurel8 -7. We utilized the following interpretations: 1) The proposed project's parking demand is similar to places of public assembly such as community centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the proposed project would be required to provide a minimum of (1 parking stall /100 SF of assembly area) but City code indicates that the Director may further investigate based on studies of actual demand of the proposed use or availability of technical studies. Therefore, depending on the design area: Effective assembly area minimum parking requirement: (2,421 +799) SF /100 SF of assembly area = 32 stalls 2) Modes of transportation other than single occupant vehicles will be occurring especially that families from the vicinity of the site will constitute the most patrons. Husband, wife, children and friends usually arrive in one vehicle. Also, walking and transit may be utilized. The City recognizes this fact in its parking standard (Figurel8 -7) where it utilizes a rate of 4.0 parking stalls per person including: mortuaries, funeral homes, taverns, theaters. Furthermore, in Churches it uses one parking stall per 4 fixed seats. Since the assembly area of a mosque does not have fixed seats as in a church. We used the maximum possible realistic number of worshippers in the effective assembly area as directed by Staff for conservative analysis. We interpreted that the 4.0 Code rate could be used in the case with the Mosque. Therefore, depending on the design area. City Staff refused utilizing the 4.0 parking stalls per person that was utilized in the first traffic report dated March 10, 2008. As a result, Staff required the applicant to conduct parking surveys of three local mosques. The traffic Engineer was specifically asked to take the average rates of these studies. He was asked to report the Average Vehicle Occupancy (AVO) rate • • September I, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 9 of 18 and document all modes of transportation of mosque patrons. Therefore, the following four local parking studies were conducted. Parking Survey Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour and the parking demand for the proposed project, surveys of four local Islamic Centers /Mosques was conducted during Friday prayers on April 18th, 2008 and a report was submitted on April 24, 2008. Key personal were located at all parking lot entrances and access points along vicinity streets observing or asking worshippers about the mode of transportation used as well as documenting the number of people in each vehicle or Average Vehicle Occupancy (AVO) rate. As expected, there is a wide range of variables that affect each site making it unique yielding a wide range of results. Table (1) below shows the survey results that were conducted on April 18, 2008, followed by additional background information related to each site studied: Table (1) Parking Survey Summary Site 1 SeaTac Site 2 Mountlake Terrace Site 3 Downtown Seattle Site 4 Kent Average Sites Proposed Project Assembly Area Person Average Estimate 1 person /vehicle 2 person /vehicle 3 person /vehicle 4 person /vehicle 5 person /vehicle 10 37 17 33 0 2,421 to (SF) 5,337 2,450 1,400 3,320 3,127 3,220 Building Area Total vehicles occupancy 267 75 (SF) 6,500 3,690 75,058 4,280 22,382 14,360 Vehicle Person Vehicle Person Vehicle Person Vehicle Person Average Estimate 1 person /vehicle 2 person /vehicle 3 person /vehicle 4 person /vehicle 5 person /vehicle 10 37 17 33 0 10 74 51 132 0 3 11 6 8 0 3 22 18 32 0 5 8 2 0 0 5 16 6 0 0 97 19 12 4 3 97 38 36 16 15 Total vehicles occupancy 267 75 27 187 People walking or transit 49 % 254 27% 27 77% 91 8% 16 Total Mosque attendees 521 102 118 203 236 240 to 320 Assembly area per attendee (SF) 10.24 24.02 11.86 16.35 15.62 10 (AVO) vehicle occupancy rate 2.75 2.68 1.80 1.39 2.15 Total vehicles parked 97 28 15 135 69 60 to 80 Attendee /Parking Ratio 5.37 3.64 7.87 1.50 4.60 4 September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 10 of 18 • • Survey Site 1: SeaTac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio = 521/97 = 5.37 SeaTac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. A lot of special attention should be taken into consideration for this site. Over the past few years an influx of Somali immigrants have resided in the SeaTac and Tukwila areas and established their businesses. It is important to note that it is unlikely for such influx to occur again specifically due to immigration law changes after September 11 catastrophe. As a result of this influx, the SeaTac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; they are also utilizing an abandoned school parking lot (with the City's permission) for Friday overflow parking demand. Therefore, the Somali community purchased the Casino which is only 0.7 miles away from SeaTac Mosque along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the existing congregation will move to the new site. Also, this site is now more than double the average congregation size of most Mosques making it harder to manage on the administration. Survey Site 2: Mountlake Terrace / Masjid Omar Al- Farooq 5507 238 St SW, Mountlake Terrace, WA 98043 Total Building Area 3,690 SF Total Assembly Areas = 2,450 SF Total number of people attended Friday prayer = 102 Total number of vehicles driven to the site = 28 Attendee /Parking Ratio = 102/28 = 3.64 Assembly area per attendee is calculated at 24 SF per person. This site is a good example indicating that the assembly area does not necessarily have to be filled to its maximum capacity or occupancy load. Utilizing a maximum room capacity would generate conservative results. Therefore parking needs are directly proportionate to the actual congregation size which is limited by the assembly area capacity. Survey Site 3: Downtown Muslim Association of Seattle 1217 6 Ave, Seattle, WA 98001 Total Building Area= 75,058 SF Total Leased Assembly Area = 1,400 SF Total number of people attending Friday prayer = 118 Total number of people used other modes of transportation (walking and /or transit) = 91 or 77% Total number of vehicles driven to the site = 15 Attendee /Parking Ratio = 118/15 = 7.87 Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area • • September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 11 of 18 (75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and parking needs. Also, the average vehicle occupancy (AVO) rate (1.8 in this case) should not be solely used to figure out parking demand. Since other modes of transportation are more frequently used in downtown, they should be considered as part of the equation. Survey Site 4: Kent Mosque / Islamic Center of Kent 20857 108 Ave SE, Kent, WA 98001 Total Building Areas= 4,280 SF Total Assembly Areas = 3,320 SF Total number of people attended Friday prayer = 203 Total number of vehicles driven to the site = 135 Attendee /Parking Ratio = 203/135 = 1.5 Unlike, the Sea Tac and the Tukwila communities, muslims in Kent are widely spread through a larger area and live /work further away from the mosque. Furthermore, transit is not readily available to serve Kent area as in downtown Seattle making it harder to use other modes of transportation. Therefore, the vehicle occupancy rate is the lowest of all study sites. ITE Parking Studies In addition to the local studies show above please see attached studies in the 3rd edition of Institute of Transportation Engineers (ITE) Parking Generation Handbook, 3rd edition, pages 135 -139. Page 135 defines the Land Use description of Church (LUC 560): "A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party facilities. The database for this land use also includes synagogues and mosques."... "One study was submitted for a mosque that had a building size of 4,800 sq. ft. GFA and a peak parking demand rate of 6.2 parked vehicles per 1,000 sq. ft. GFA between 1:00 and 2:00 p.m. on a Friday." It is important to note that the ITE Handbook has recognized mosques as similar use to churches and included them under Land Use Code 560. This is consistent with the original report submitted to the City. Therefore, applying the ITE rate to the subject proposal yields the following result: 6.2 parking stalls x 14,360 SF GFA = 89 parking stalls would be needed for the proposal. 1000 SF GFA Even though, ITE Parking generation handbook is a great tool to estimate parking needs. But, in this case there was only one site studied. Therefore, we should be very careful in utilizing this tool as there are other variables in play other than the total square footage that data was not collected. September I, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 12 of 18 • • Congregation for SeaTac and Tukwila Mosques Following is a listing of known muslim families living in the neighborhood vicinity apartments. Most of them currently attend the SeaTac Mosque, approximately half of them are anticipated to relocate to the new site. Apartment Name Address 1. Siera Sue Apts 2. The Samara 3. Normandy Court Apts 4. Riverton Terrace 5. Edge Wood Apts 6. Elmetador Apts 7. Sea Breeze Apts 8. Morning View Town Homes 9. Park Avenue Apts 10. Villa Nele Apts 11. Ridge Springs Apts 12. The Samara 13. Rochelle Apts 14. Maple Apts 15. Dragon Courts Apts 16. Clonial Gardens 17. Orchid Manor 18. Mountain View Apts 19. Colony Square 20. The Corinthian Apts 21. Cottage Woods Apts 22. Riverton Ridge Apts 23. Welcome Center 24. Ambassador Gardens Apts Family(s) 5 25 15 9 25 11 6 3 3 8 5 8 3 2 2 1 3 5 3 1 3 3 2 3 154 13225 So. TIB 14203 42nd Ave So. 1422 So. 42nd Ave So. 14440 41st Ave So 4025 So. 3730 148th Street 14828 Military Road So. 14839 Military Road So 14801 148th Street So. 3430 So 146th Street 3516 So. 146th Street 3515 So. 146 Street 3434 So. 144th Street 3445 So. 144th Street 14132 37th Ave So 3729 142nd Street So. 3465 144th Street So. 14224 37th Ave So 14200 -14210 37th Ave So. 13550 and 13564 37th Ave So. 3045 So. 154th Street 4025 South 154th Street 3900 So. 154th Street 3901 So. 154th Street 3700 So. 154th Street Total Furthermore there is approximately 10 scattered single family residential units in the vicinity that are also part of the community. Also, following are the businesses owned by community members 1. Blue Nile Studio and Coffee 2. Salama restaurant 3. Bader Grocery 4. A. Somali Grocery B. Arm Auto Service C. Salama travel Agency 5. East African Bazaar (Mini Mall) 13810 TIB 13820 TIB 3920 So. 146th Street 146th Street TIB 14818 TIB • • September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis *Page 13 of 18 6. Halal Marwa Cuisine 7. Tawakal Mini Market/ Halal Meat 8. Barre Auto Dealer 15035 Military Road South 15045 Military Road South 147Street So & Military Road South Assuming an average of 3 person per family. The total number of people that could visit both the SeaTac and Abu bake mosques would approximately be (3x154 = 616). In addition, there are a few more that live in single family units or outside the community that may pass by. But not all community members will Visit Friday Prayers or mosque activities at all times. Therefore, the total congregation number would be in the range documented in the SeaTac Survey of 521 people that will be divided between the two mosques as previously predicted. The map below shows congregation proximity to destination (A) which is the proposed Abu Bakr Mosque project site. The second point of interest (B) is the SeaTac Mosque which is 0.7 miles away from (A) and 0.9 Miles driving distance. 1.4 mi — about 29 mins Avoid highways Show all directions From; 14101 Tukwila International Blvd" Seattle, WA 98168 Edit 1 Drive: 0.9 mi — about 2 mins To: 3040 S 150th St Seattle, WA 98188 Drive: Edit 1.5 mi — about 4 mins To: 13225 Tukwila International Blvd ©� • Seattle, WA 98168 Eflf I 0.8 mi — about 2 mins Drive: Iq 14203 42nd Ave S Seattle, WA 98168 Edit Drive: 0.1 mi 2: 42nd Ave S Drive: 0.1 mi — about 1 min IQ: 14440 41st Ave S Seattle, WA 98168 Drive: To: • 4025 S 148th St Seattle, WA 98168 Edit 0.3 mi — about 1 min Drive: 0.4 mi — about 2 mins Street View Traffic September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 14 of 18 • • Estimated Project Parking Demand - Old 'Method: The calculated congregation size for Friday prayers is approximately 260 people (as half of the SeaTack Mosque will move to the new site). In general, there is a need for 12 square feet area per adult and 9 sf for children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the need for 5 -foot paths for people in and out of prayer rows, only the usable space need to accounted for in the assembly areas. Therefore, the 2,421 sf effective assembly area could serve up to 240 worshipers (including men, women, and children). The 799 sf temporary effective assembly area of the multi purpose hall could serve an additional 80 people. Therefore, in the future, the congregation size for the mosque could reach up to 320 worshipers during Friday prayers. It is important to note that, by religion, men must be in the front rows, followed by the women and the children. A physical barrier or a separate room is not required, but a path between the front door and the bathrooms is needed. Following are the results if one utilizes the 4.0 average attendee /parking ratio: Effective assembly area (2,421 sf) parking requirement: 240 people /4 = 60 stalls Effective multi purpose hall ( 799 sf) parking requirement: 80 people /4 = 20stalls Total prayer area (3,220 sf) parking requirements: 320 people /4 = 80 stalls Table (2) The Range of Parkin Suvv1v and Demand Durinr? Peak Time (Fndav Afternoon Prayer Realistic Project Parking Demand based on New Survey Information Since, we now have the exact data of the SeaTac Mosque, and the exact addresses of the community members. Then one can safely utilize the same exact AVO ratio and mode split reported in the SeaTac Mosque. Therefore, the project actual parking demand is: Effective assembly area (2,421 sf) parking requirement: 240 people /4.6 = 52 stalls Effective multi purpose hall ( 799 sf )Parking requirement: 80 people /4.6 = 18 stalls Total area (3,220 sf) parking requirements: 320 people /4.6 = 70 stalls Low Impact High Impact Parking Supply Casino Pawn X- change Parking Supply 75 (without Landscaping) 67 (No Customer /Employee use) 142 62 (with Landscaping) 52 (With Customer /Employee use) 114 Parking Demand Mosque 80 160 (assumes no transit or walk) Net Parking Available 62 -46 Realistic Project Parking Demand based on New Survey Information Since, we now have the exact data of the SeaTac Mosque, and the exact addresses of the community members. Then one can safely utilize the same exact AVO ratio and mode split reported in the SeaTac Mosque. Therefore, the project actual parking demand is: Effective assembly area (2,421 sf) parking requirement: 240 people /4.6 = 52 stalls Effective multi purpose hall ( 799 sf )Parking requirement: 80 people /4.6 = 18 stalls Total area (3,220 sf) parking requirements: 320 people /4.6 = 70 stalls September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis .Page 15 of 18 Table (2) The Ran :7e of Parkin:? Suuv1v and Demand During Peak Time (Friday Afternoon Prayer The High Impact Parking Demand is an extreme case condition and is shown for illustrative purposes only. The congregation /member geographical location shown above illustrate that at least 50% of those coming to the Abu Baker Mosque will arrive other than by automobile. The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This stop serves Metro Route No. 174 which has 15 to 30 minute headways. Transportation Demand Management The primary concerns regarding a church, mosque, and community center would include traffic. The Abu - Baker Mosque anticipates their peak hour's activities to be for prayer on Friday afternoon (1:30 PM) for 30 to 45 minutes. The Abu -Baker Mosque proposes the following conditions: 1. The Fire Marshalls have the right to investigate after occupancy and can report /fine any an authorized activity. 2. The City would most probably know about any an authorized expansion due to neighbors complaining about traffic or parking. If this happens, the Mosque administration would then work with the City on mitigation measures. 3. A transportation management plan encourages pedestrian and transit modes of travel to and from the Mosque. It is worthy to note that transportation modes other than single occupant vehicles exist and will be strongly encouraged by mosque administrations. 4. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other than by automobile. 5. Notices to the congregation families would be posted at the Mosque board encouraging them to carpool, use transit, bike, or walk to the Mosque. Low Impact High Impact Parking Supply Casino Pawn X- change Parking Supply , 75 (without Landscaping) 67 (No Customer /Employee use) 142 62 (with Landscaping) 52 (With Customer /Employee use) 114 Parking Demand Mosque 70 140 (assumes no transit or walk) Net Parking Available 62 -26 The High Impact Parking Demand is an extreme case condition and is shown for illustrative purposes only. The congregation /member geographical location shown above illustrate that at least 50% of those coming to the Abu Baker Mosque will arrive other than by automobile. The previous owner of the subject property was required to dedicate a bus shelter easement for TIB. This stop serves Metro Route No. 174 which has 15 to 30 minute headways. Transportation Demand Management The primary concerns regarding a church, mosque, and community center would include traffic. The Abu - Baker Mosque anticipates their peak hour's activities to be for prayer on Friday afternoon (1:30 PM) for 30 to 45 minutes. The Abu -Baker Mosque proposes the following conditions: 1. The Fire Marshalls have the right to investigate after occupancy and can report /fine any an authorized activity. 2. The City would most probably know about any an authorized expansion due to neighbors complaining about traffic or parking. If this happens, the Mosque administration would then work with the City on mitigation measures. 3. A transportation management plan encourages pedestrian and transit modes of travel to and from the Mosque. It is worthy to note that transportation modes other than single occupant vehicles exist and will be strongly encouraged by mosque administrations. 4. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other than by automobile. 5. Notices to the congregation families would be posted at the Mosque board encouraging them to carpool, use transit, bike, or walk to the Mosque. September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 16 of 18 • • 6. By the Islamic believes, a person will get a reward for every step they take to the mosque. Therefore walking will be preached and encouraged. Some patrons will also be walking along TIB which has been improved with sidewalks and safe pedestrian crossing with flashers and signals. 7. The owner has provided an easement to a bus stop on TIB in front of the property; this stop serves Metro Route No. 174 which has 15 to 30 minute headways. 8. The parking stalls along the building eastern and southern perimeter parking areas will be reserved for families with children in order to minimize vehicular conflict and encourage carpooling. 9. The Mosque will be aided by parking lot attendants due peak hours (Friday Prayer) to direct drivers to the proper parking stalls. 10. Spectators can help organize parking and advice people not to block neighboring driveways if on- street parking is ever needed. Parking and Project Impacts Any landscaping requirements the City may impose onto this tenant improvement project will result in the reduction of existing available parking. Furthermore, regardless of the magnitude, the applicant's intent is to provide as many on -site parking stalls as possible in order to minimize or avoid, if at all possible, any traffic impacts to the residential neighborhood or the Pawn X- change property's ability for any future redevelopment. This puts an unnecessary condition and a financial burden on the owner. Furthermore, these improvements will add to the delay of the occupancy permit of this proposal. Please note that it has been almost a year since the owner has been in contact with the City trying to occupy his building. It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously reduced. Mitigation It appears that City staff are after assurance from the Mosque not to expand the assembly area. It is important to note that Fire Marshalls have the right to investigate after occupancy and can report /fine any an authorized activity. Furthermore, the City would most probably know about any an authorized expansion due to neighbors complaining about traffic or parking. If this ever happens, the Mosque administration would then work with the City on mitigation measures as it is not in the best interest of Mosque administration to be on bad terms with the neighbors. We hope that it is obvious now that this project does not have any significant impacts and physical improvements are not warranted. For the benefit of the doubt, any mitigation can be accomplished utilizing Traffic Demand management practices listed above. September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 17 of 18 • • Conclusions The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(TIB) in the Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as religious center for the Somali Community. The Tukwila Zoning Code requires churches to provide 1 parking space per every four fixed seats and place of public assembly to provide 1 parking space per every 100 square feet of assembly area. While similar to a church, a Mosque does not have dixed seating for its religious services and, therefore, may require parking more like a place of public assembly without fixed seating. Since the average vehicle occupancy (AVO) ratio for family oriented church uses can be assumed to be 4.0 in relation to the parking ratio for church goers of one vehicle parking space for each four fixed seats, the same AVO ratio could apply to those coming to a mosque. The occupancy of a mosque connot be determined by fixed seats; so, taking the square footage of the public assembly areas in the Abu -Baker Mosque ( 3220 sq ft) and dividing by 100 square feet per the parking requirements of place of public assembly would result in a parking requirement of 32 parking space. However, at an AVO of 4.0 , that would anticipate only 128 occupants arriving by car (32space x 4.0 AVO) The expected congregation size for Friday prayers is approximately 260 people (as half of the SeaTack Mosque will move to the new site). In general, there is a need for 12 square feet area per adult and 9 sf for children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the 2,421 sf effective assembly area, it could serve up to 240 worshipers (including men, women, and children). The 799 sf effective area of the multi purpose hall could serve an additional 80 people. Therefore, in the future, the congregation size for the mosque could reach up to 320 worshipers for almost all Friday prayers. It is important to note that, by religion, men must be in the front rows, followed by the women and the children. A physical barrier or a separate room is not required, but a path between the front door and the bathrooms is needed. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site. It is anticipated that at least 50% of those coming to the Mosque will arrive other than by automobile. Notices to the congregation families would be posted at the Mosque board encouraging them to carpool, use transit, bike, or walk to the Mosque. By the Islamic believes a person will get a reward for every step they take to the mosque. Therefore walking will be preached and encouraged. Some patrons will also be walking along TIB which has been improved with sidewalks and safe pedestrian crossing with flashers and signals. The owner has provided an easement to a bus stop on TIB in front of the property, the bus has frequent headways. The parking stalls along the building eastern and southern perimeter parking areas will be reserved for families with children in order to minimize vehicular conflict and encourage carpooling. The Mosque will be aided by parking lot attendants due peak hours (Friday Prayer) to direct drivers to the proper parking stalls. September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 18 of 18 • • Spectators can help organize parking and advice people not to block neighboring driveways if on- street parking is ever needed. The peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously reduced. Based on all the above studies, surveys and referenced ITE materials: It appears that the congregation size divided by the Attendee /Parking Ratio of 4.0 as mentioned in our previous studies yielded a conservative parking analysis. We trust that this document is sufficient to address and help clarify the proposed project parking needs. We hope the City will waive all landscaping requirements it is currently imposing. We hope the City will now help move the project forward without any additional delays. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (206) 799 -1379. • • Land Use: 560 Church Land Use Description A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms and occasionally dining, catering, or party facilities. The database for this land use also includes svnactoaues and raosoues Database Description The database consisted of all suburban sites with the exception of one urban site. Parking demand at the urban site was similar to that of the suburban sites and therefore the data were combined and analyzed together. • Average site density: 25 sq. ft. GFA per seat (six sites). • Average parking supply ratios: 0.27 spaces per seat (11 study sites), 0.66 spaces per attendee (eight study sites) and 10.6 spaces per 1,000 sq. ft. GFA (10 study sites). • ,.- - i -.nin •a .il•de and rate !. -• •• • '.'a• _ _ • - • - • • • • •v1 • • • u - - il• i• �i. T• Lei.�.iF.�(,9r.T.i..t�i.�.11lTr - • • _ - . _ .. .. . . . . - - • .. - aci i r Limited data were available for parking demand on weekdays at houses of worship with primary services on Sunday. At one site, a weekday parking demand rate of 0.006 vehicles per seat was reported for the hour beginning at 6:00 p.m. At another site, a weekday parking demand rate of 1.17 vehicles per 1,000 sq. ft. GFA was reported for the hour beginning at 10:00 a.m. Limited data were available for parking demand at houses of worship with primary services on days other than Sunday. • -- One- study-was- submitted - for -a- syrfagague- that-had a peak parking demand -rate of-0 -4"1 parke -c --- - - - - - -- vehicles per attendee between 8:00 and 9:00 p.m. during a Saturday service with 132 attendees. • One study was submitted for a moso of 4`800 s ft. GFA and a . G1-A between� ea :UU andZ pu p.m. on a I�naay. • Two�eventh -Day Adventist churches were observed to have parking demand rates of 0.32 and 0.40 vehicles per attendee between 10:00 and 11:00 a.m. on a Saturday during services with 78 and 105 attendees, respectively. Future studies should include weekday data that encompass group activities (such as, youth groups, study groups, retreats) as well as base employee data. Institute of Transportation Engineers 135 / Parking Generation, 3rd Edition • Land Use: 560 Church • Average Peak Period Parking Demand vs: Attendees On a: Sunday e Peak Period Number of Study Sites 9:00 a.m. -12:00 p.m. 16 Average Size of Study Sites 410 attendees Average Peak Period Parking Demand Standard Deviation 0.44 vehicles per attendee 0.16 Coefficient of Variation 37% Range 85th Percentile 0.12 -0.63 vehicles per attendee 33rd Percentile 0.60 vehicles per attendee 0.41 vehicles per attendee Sunday Peak Period Parking Demand • Actual Data Points Fitted Curve - - - - Average Rate I j o•yy :0•7-1°) (4Vo) 3 13!. Institute of Transportation Engineers 138 Parking Generation, 3rd Edition 4 L • ap • Land Use: 560 Church Average Peak Period Parking Demand vs: 1,000 sq. On a: Sunday Peak Period 9:00 a. Number of Study Sites Average Size of Study Sites • 0 p.m. 10,800 sq. . GFA Average Peak Period Parking Demand Standard Deviation 7.81 vehicles per 1,000 sq. ft. GFA 5.54 Coefficient of Variation 71% Range 1.82-16.94 vehicles per 1,000 sq. ft. GFA 85th Percentile 1319 vehicles per 1,000 sq. ft. GFA 33rd Percentile 3.69 vehicles per 1,000 sq. ft. GFA (n 350 300 250 200 - - • 150 — _Nt Sunday Peak Period Parking Demand to 100 a. II 50 • • o_ 0 ■ • 0 • • 10 20 30 40 x = 1,000 sq. ft. GFA • Actual Data Points 14.36 7. ta SIgaS Institute of Transportation Engineers 139 Parking Generation, 3rd Edition molt Land Use: 560 Church Average Peak Period Parking Demand v On a: Sunday Peak Period Number of Study Sites 9:00 a. • 1 0 p.m. Average Size of Study Sites 35 Average Peak Period Parking Demand 0.16 vehicles per seat Standard Deviation 0.06 Coefficient of Variation 38% Range 85th Percentile 0.03 -0.24 vehicles per seat 33rd Percentile 0.21 vehicles per seat 0.14 vehicles per seat ca as m 50 u a 0 0 200 150 100 Sunday Peak Period Parking Demand 200 400 600 800 1000 1200 x = Seats • Actual Data Points JOOX o• of 9 3oox 0 1 4 boo x a VIA ;z. 3 oar o. t : 1.1„. Institute of Transportation Engineers 137 Fitted Curve /Average Rate Parking Generation, 3rd Edition • • RECEIVED TSI, Traasportatiort-' elution, Inc. 8250 - 165th Avenue NE Suita 100 Redmond, WA 98052-6628 T 425-883-4134 F 425-867-0898 www.tsinw.com Brandon J. Miles, Senior Planner City of Tukwila 6300 Southcenter Blvd., Suite 100. Tukwila, WA 98188 SEP 0 5 2008 COMMUNITY DEVELOPMENT Subject: Abu -Bakr Mosque Parking Analysis 14101 Tukwila International Blvd. L08 -034 Dear Mr. Miles September 4, 2008 Thank you for asking Transportation Solutions Inc. (TSI) to assist in the review of the parking analysis for the proposed Abu -Bakr Mosque. This letter includes a review of the Revised Parking Analysis that has been provided to the city. TSI's review comments include: our summary of findings and conclusions, an assessment of the potential parking impacts, a review of consistency with required city parking standards, and suggested refinement to mitigation to ensure that, potential parking impacts can be appropriately mitigated. This review is confined to a review of the parking analysis only. We understand the city will be making an internal review of trip generation and traffic impacts. REVIEW PROCESS TSI has made a careful review of the September 1 2008 Revised Parking Analysis. In addition, TSI reviewed the City of Tukwila zoning code relating to off - street parking and an on- street parking supply survey provided by the City. This review in combination with work experience with the parking and traffic aspects of other faith based and special event facilities combine to form our opinions. REVIEW COMMENTS We found the applicant's report to be much better organized than prior submittals, which helped to establish the context for the analysis and a much clearer summary of the potential parking characteristics. The derivation of estimated parking demand was not always clearly developed and some assumptions were not fully supported. Nonetheless, we believe a reasonable range of parking impacts can be deterhined from the information presented. • Attachment F Tian sparptiaraislutioas, Inc. Brandon Miles September 4, 2008 Page 2 of 7 SUMMARY OF FINDINGS The following summarizes the primary findings relevant to our review of potential parking impacts associated with the Abu Bala Mosque: • Physical Conditions o The Mosque will occupy a building on S 141' St. off Tukwila International Blvd. that was formerly occupied as a Casino. o An adjacent property to the east of the Casino building site is the site of the Pawn X- change. This business will remain operating, but a portion of the total parking on the site will be used to serve the Mosque. This property is also owned by the Mosque. o The primary function of the Mosque is to provide an assembly prayer area (2421 square feet) and a multipurpose area that can be used for overflow when prayer attendance fills the main assembly area to capacity (799 square feet). Prayers require a specific orientation within the building according to Islamic practices. There must be sufficient room for an individual to kneel to pray (10 to 15 square feet) and room to circulate between Mosque members who are praying. Thus, the maximum capacity of the prayer area is 3220 square feet. This translates to a person capacity that ranges between 200 and 300 persons. • Activity Program o Prayer services are held four times daily and serve between 20 and 80 people. Attendance is largest at the Friday 1:30 p.m. prayer service, where the maximum capacity of the Mosque, could be utilized. o There are a selected number of annual holidays (less than 10 per year) where attendance can increase by 10% to 30% over the maximum weekly prayer service attendance. o In the future, there may also be annual or semiannual community meetings hosting between 30 and 400 people and a Sunday school program for 30 to 50 children. • Existing Transportation Conditions o Recent improvements have been made to Tukwila International Blvd. to provide improved private vehicle, transit, and pedestrian access. o King County Metro operates a bus route on 15 to 30 minute headways on weekdays. o The applicant is committing to mark a pedestrian path linking the bus stop on Tukwila International Blvd. with the Mosque. o There are no sidewalks along S. 141st St. TSI Transperta3ion Sotutians, Ins. • • Brandon Miles September 4, 2008 Page 3 of 7 • Existing Parking Conditions o There are approximately 150 on- street parking stalls within 1000 feet of the site. From aerial surveys, it appears that up to 40% of these on- street parking spaces are occupied during the midday. o There are 75 parking stalls on the Mosque site for the exclusive use of worshipers. o There are 67 parking stalls on the Pawn X- change site available for use by the Mosque. o Additionally, 12 parking stalls are reserved for the exclusive use of the Pawn X- change site will be reserved for the continued operation of this business. o If the city imposes landscape requirements, the 142 parking stalls (75 plus 67) could be reduced to 114 parking stalls. Conditions with or with out landscaping assume the 12 parking stalls are reserved for the exclusive use of the Pawn X- change business. • Other Studies and Parking Information o City of Tukwila minimum parking requirements do not have a clear definition for an Islamic Center or Mosque but require one parking stall per 100 square feet of assembly area for uses such as community centers and require churches to provide one parking stall per four (4) fixed seats. o A transportation and parking survey was conducted by the applicant at four other Mosque sites and found the number of persons walking or using transit range between 8% and 77% and the average vehicle occupancy range between 1.4 and 2.75 persons per automobile. A ratio of attendees per parked car range between 1.5 and 5.4 attendees /parked car. o Institute of Transportation Engineers Parking Generation Handbook, 3'd Edition, found an average parking generation rate of 0.44 vehicles per attendee for churches. One study, submitted reflected conditions for a Mosque and observed the peak parking demand to be 6.2 parked vehicles per 1000 square feet early on Friday afternoon. o The applicant indicates a substantial number of Muslim families live within walking distance of the Mosque site. Typical of other faiths (e. g. Orthodox Judaism) walking to religious services is a basic Islamic belief is encouraged. o Overcrowding at the SeaTac Mosque, located less than 1 mile from the proposed Tukwila Mosque site, will likely result in a shift of worshipers to the Tukwila Mosque. • Parking Demand and Supplied Comparison o The applicant has presented a range of parking demand forecasts using a variety of assumptions based on the actual travel • • Brandon Miles September 4, 2008 Page 4 of 7 characteristics at other Mosques in the area and finds that the Friday early afternoon prayer service parking demands could range between 70 and 160 cars. o As noted above, the parking supply could range between 114 parking stalls if landscaping is required and 142 stalls if the existing marked spaces are approved without additional landscaping requirements. o Comparing the parking demand forecast against the potential available parking supply, there could be a shortfall of up to 46 parking spaces or a surplus of 62 parking spaces. CONSISTENCY WITH CITY PARKING STANDARDS While there is no specific category that applies to a Mosque, we believe the city's parking requirements relating to churches is the most appropriate to apply in this application because the schedule of activities tend to reflect a number of smaller activities throughout the week with one peak activity each week. The city's requirements call for one parking stall per for fixed seats. In the case of the Mosque, seats are not fixed, but there are up to 332 spaces where worshipers can pray. If these 332 spaces were considered to be equivalent to fixed seating, then the parking requirement would translate to 83 is parking stalls. SUMMARY OF CONCLUSIONS Based on the above outlined findings, our review has derived the following conclusions: • Parking conditions for the 1:30 p.m. Friday prayer service should be used as the typical design for the purpose of evaluating parking impacts. This approach is consistent with SEPA, which specifies that impacts should be based on a combination of the intensity and frequency. We believe these Friday prayer services will have the greatest potential for regularly impacting neighboring businesses and residents. The proposed Mosque, like any place of worship will host a limited number of holidays annually with higher than typical weekly peak attendance. It is anticipated that such events associated with this Mosque will not occur more than 10 events per year area which is typical of most faith-based facilities. • There are a maximum of 142 off - street parking stalls available for use by the Mosque. If landscaping requirements are imposed by the city, the off - street parking supply would reduce to 114 parking stalls. • There are approximately 150 on -street spaces for parking but it appears that up to 40% of the spaces are used during the midday and the majority of the available parking spaces appear to be located east of Tukwila International Blvd. TSI Transports S utians,lnc • • Brandon Miles September 4, 2008 Page 5 of 7 • Parking demands could range between 70 and 160 parking stalls for a typical Friday afternoon prayer service. We believe that by the time the congregation occupies the practical capacity of the building, considering the large number of Muslim families that live in the immediate area, the typical parking demand will fall between 100 and 130 cars for a typical Friday afternoon prayer. • Comparing the parking demand forecast against the range of potential available parking supply, there could be a shortfall of up to 16 parking spaces or a surplus of 42 parking spaces. • Thus, TSI concludes that off -site parking impacts will be minimal, provided that stanch will parking space that is currently available is not eliminated due to extensive landscaping requirements. When there is parking spillover or when peak religious holiday celebrations occur, there appears to be a reasonable amount of on street parking spaces available. Because the majority of these on -street parking spaces are located east of Tukwila International Blvd., we do not believe it is appropriate that they be relied upon on a regular basis since it will require patrons to cross this busy road at an uncontrolled intersection. POSSIBLE MITIGATION Based on the voluntary mitigation offered by the applicant and experience with other faith -based facilities, we offer the following possible mitigation measures to ensure that parking impacts do not regularly create a potentially significant adverse impact on neighboring businesses and residents: • Require the applicant establish a Shared and Covenart Parking Agreement between the Casino and Pond X- change properties consistent with TMC 18.56.070. • Through these agreements, document the availability of parking space supply on the Pawn X -change property. • If parameter landscaping is determined to be necessary, we suggest that it not be required on the common property line of the Casino and Pawn X- change properties. In other locations, we suggest flexibility be given where landscaping can be provided, but the loss of parking stalls is minimized. • Mark a pedestrian walkway that links the bus zone on Tukwila International Blvd. with the Mosque within the parking lots. • Stencil For Pawn X- change Use Only" on the pavement within the 12 parking stalls reserved for the Pawn X- change business. • Establish a formal Transportation Management Program that would include the four following groups of activities: TSI. Transpa atinn, mans, Inc. • • Brandon Miles September 4, 2008 Page 6 of 7 o Information and Education • Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. • Include information encouraging carpool, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications • In all publications remind worshipers of the faith based principles that encourage walking to prayer. o Demand Reduction Strategies • Establish a preferred parking area for families and groups that carpool with four (4) or more person per car. • On peak days of attendance and particularly on special Islamic holidays, restrict all parking to cars with four (4 or more persons. o Demand Management Strategies • Develop a signage plan to direct worshipers to the proper parking. • On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the proper on -site parking stalls and /or off -site on- street parking or off -site remote off - street parking, o Monitoring and Updating the TMP • Within the first year of occupancy conduct a survey similar to the one prepared by the applicant for this study on three (3) • typical Friday afternoons and on two (2) Islamic holidays. The frequency and timing of the surveys can be developed mutually between the City and the applicant. • Report the survey results to the City at the end of the first year of operation and if parking impacts can be managed on -site and on -street within 1000 feet of the site, surveys will not need to be prepared in subsequent years unless there are legitimate complaints from neighboring residents and businesses. If parking impacts are identified, the City and the applicant can work together to develop /refine strategies to address impacts. TSI Transpertatmn utions, Inc. 1 • Brandon Miles September 4, 2008 Page 7 of 7 I trust this provides you with the review needed to proceed with preparation of the staff report and public hearing. If you have any questions regarding our findings, observations or conclusions, I encourage you to contact me at your earliest convenience. Sincerely Transportation Solutions Inc. id Principal P\Proj ecA2008\208046 Abu Bakr Mosk Parking Abu -Bala Mosque Parking Review 080905.doe Location of apartments (residences of mosque attendees per applicant's traffic report) Sidewalks Mosque Site Attachment G Scale: 1 "= .15 miles rtment Locations 714-:;71i7;-: EastiWest Sides of 34 Ave S North of S 140 th within 1000' buffer Parking Count -12 EastlWest Sides Parking Count -40 CAI E. 1 "= 800' Attachment H Parking CeunI- Masauc Site Jo: Brandon Miles • • Brandon Miles - Mosque Permit Reply Requested.doc From To: Date: Subject: Page 1 of 2 0 L.. _. •• ,1001C1 ._.+m.8.700V s:? Me r M.••.}.4.44•10 .•• -u.r•• v %vaw "Mary Koontz" "Brandon J Miles" 07/07/2008 11:38 PM Mosque Permit Reply Requested.doc To: Brandon Miles From: Mary Koontz RE: Permit application for religious institution (mosque) on TBI My concerns regarding a mosque on 141st & TBI relate to safety, cleanliness & city code. Currently there is a mosque located at 3040 S 150th St in SeaTac. The city of SeaTac has had several compliance issues with the owners of the mosque. SeaTac city manager stated he is taking a "hands off' policy regarding the mosque. A neighborhood group "Neighbors Without Borders Action Committee" expressed their concerns to Craig Ward & to Mayor Haggerton. To my knowledge, nothing has changed to improve the situation. Craig Ward was hoping many issues would go away when the mosque occupants move to Tukwila. I do not want to see the same situation in Tukwila that exists in SeaTac. Please learn from their mistakes. Safety issues Pedestrians walk in the streets making it difficult for cars to safely pass. Pedestrians dart across Military Road without regard for oncoming traffic. Cars are parked illegally & partially in the street near the mosque & on Military. Cars are parked on private property & make it impossible for mail delivery. Cars are parked so school busses have difficulty maneuvering in the area. Semi trucks are parked illegally on Military Road making it difficult to see pedestrians & cars entering the roadway. Drivers of cars stop in the middle of Military & have discussions with pedestrians or people in other cars without regard to other traffic. Cars are parked in the bank parking lot without permission. Mosque users seem to have no respect for (or maybe no knowledge of) traffic rules & regulations or respect for other citizens' property. TBI is much busier & the speed limit is greater — this could be dangerous. Some Tukwila & SeaTac residents refuse to frequent this area because of these issues. Many of the (former) businesses in this area have closed. I do not want this situation to occur in Tukwila on TBI. Please address these issues before the mosque is ready for occupancy. Cleanliness issues: The area near 150th -152nd St & Military Road S is literally a dump. There are very few days when I am not disgusted with the amount of trash in the area. I know the area is cleaned one day a month but it needs to be cleaned daily or better, teach people not to litter. Please make some specific understanding that litter /trash will not be tolerated. Graffiti has been on the side of a business in Tukwila near the mosque location (building that is a store & Marwa Attachment I file: / /C:\Documents and Settings\Brandon - M\Local Settings \Temp\XPgrpwise \4872A8 „To: Brandon Miles • • Page 2 of 2 Cafe) for several months & Tukwila seems to tolerate it or doesn't care. Trash, sandbags, bags of clothing, plastic boxes, etc. accumulate in this area. Please make it clear this is not acceptable & will not be tolerated near the new mosque. Please make it clear Tukwila will not tolerate the situation SeaTac has allowed to continue for years. City code: SeaTac has allowed the mosque to be in non - compliance with city code since the mosque has been located in SeaTac. There are sanitation issues, occupancy issues, parking issues & fire issues that are tolerated by SeaTac. All compliance issues need to be addressed before the Tukwila permit is allowed. Tukwila may have some leverage before the mosque is permitted. SeaTac did not do this & now it is too difficult for SeaTac to enforce city code. Also a precedent has been set which might lead some mosque attendees to believe they do not have to follow city regulations. Please make this very clear before the permit is allowed & follow up immediately when violations are noticed. SeaTac does not enforce city code in an equitable way. Some citizens have been harassed until they comply with city code. Others such as the mosque never have to comply. This is unfair for residents. I do not want this to happen in Tukwila. Please address these concerns before the permit is issued. I do not want to see Tukwila make the same mistakes SeaTac made. Please learn from them. file: / /C:\Documents and Settings \Brandon -M \Local Settings \Temp\XPgrpwise \4872A8F... 09/16/2008 • • Page 1 of 2 Brandon Miles - Fwd: Fw: Mosque permit application - comments due by July 9 From: To: Date: Subject: CC: . IZESIM114.1.2a r A .."AVIAVOPIASAIA R. i WM. AZ 940112.49. S7.1QAPAR10. NSA .V91111OLS9IO. CAAVA 5.191.1...13#5, . Derek Speck Brandon Miles; Jack Pace 07/08/2008 11:25 AM Fwd: Fw: Mosque permit application - comments due by July 9 Evelyn Boykan Jack & Brandon, I was copied on the email below. You probably already received this but I didn't see your email in the address list. - Derek »> "Pam Fernald" <p.l.fernald @worldnet.att.net> 7/7/2008 4:01 pm »> To: Brandon Miles 7 -2 -08 A conditional use permit application has been filed for the new Mosque (in the former Chips location), The two week notice of application period will end Wednesday, July 9. All comments should be submitted to Brandon Miles in the Department of Community Development. Submission of comments re: the above permit application: Based on the current code violations at the SeaTac mosque on 150th, my comment would be that I hope the mosque goers are better neighbors in Tukwila than they are in SeaTac. Very recently, two Fridays in a row (Friday's are mosque days) neighbors in the 150th area of SeaTac did not get their U.S. mail delivered. Mosque attendees park wherever they want throughout the neighborhood, blocking driveways and mail boxes, so the postman did not deliver citizen's mail. I can easily see that mosque parking will wend it's way into the residential streets of Tukwila, including semi trucks. Some mosque attendees work driving trucks and will quickly park their semi truck /trailers where ever is easiest for Attachment 3 file: / /C: \Documents and Settings \Brandon -M \Local Settings \Temp\XPgrpwise \4873' i • • Page 2 of 2 them so they can come and go quickly and get back to work. (This information was in a Highline Times article earlier this year - -I didn't just make it up.) In SeaTac, they park in NO PARKING areas along Military Road. http : / /www.highlinetimes.com /articles /2008 /01/25 /news /local news /news0l.txt http: / /www.highlinetimes.com /articles /2008 /01/19 /news /local news /news03.txt Neighbors Without Borders Action Committee met with the SeaTac city manager earlier this year to discuss non compliance of codes at the 150th street mosque. At that time, we were told that SeaTac has taken a hands off policy since 9/11. (The same code violations are enforced with others in the city, yet the mosque is still in non compliance.) We feel that the hands off policy is bad policy. It is discriminatory to others in the community who must obey the law or suffer the code enforcement consequences. Not only that, but it is allowing certain people to break the law and therefore giving them a sense of entitlement that it is ok for them to break the law. Because this bad example has been allowed to continue for years in SeaTac, we are concerned that those same behaviors will travel to this new mosque in Tukwila as well. Tukwila should be prepared to ensure that the same unlawfulness does not travel to the Tukwila mosque area. Tukwila has an opportunity and an obligation to learn from the mistakes that are being communicated to you, and do a better job for the citizens of Tukwila than what has been done in SeaTac. Signed, Pam Fernald file: / /C: \Documents and Settings \Brandon- M\Local Settings \Temp\XPgrpwise \48734E9A... 09/16/2008 14137 37th Ave. S Tukwila, WA 98168 July 6, 2008 RECEIVED 'JUL 0 9 2008 COMMUNITY DEVELOPMENT Re: Notice of Application for Islamic Mosque, 14101, Tukwila International Blvd. To Whom It May Concern: I am writing this letter to protest the request for the subject mosque to be located at the subject address. I believe in freedom of religion and I have no problem with churches being located in residential areas. I tend to be a very docile person allowing people of diverse ethnic backgrounds and religions their space. But since I have moved to Tukwila, I have seen an influx of the Islamic people in the area where I live. I realize the Islamic religion is not radical and does teach good standards. But what I have seen displayed in many of those people in my neighborhood and surrounding area is people who have been taught a radical teaching of anger and hatred towards the American people and the American system (although they will use the American welfare system). I have noticed a severe disregard for and an arrogance towards American people, the police, the laws, the community, the roadways, businesses, and most of anything that represents America and the freedom that Americans have. My home is a block and a half away from the building that was previously CHIPS Casino. And many people living in this neighborhood are of diverse ethnic and religious backgrounds and all could be affected if the radical Islamic religious people bring their intense hatred to the subject mosque. I fear for what could happen to our community and those in our community if the mosque is built. Sincerely, Sharon Flint Attachment K Cultures clash over crowded mosque Page 1 of 3 *attte ast*31ntettigeuoer of ititt 0 2800 pERmircEArre, http://seattlepi.nwsource.com/loca1/33953_mosque04.shtml Cultures clash over crowded mosque Saturday, August 4, 2001 By PAUL SHUKOVSKY SEATTLE POST - INTELLIGENCER REPORTER SEATAC -- As Muslim men from Somalia, Southeast Asia, Bosnia, Indonesia and the Middle East crammed into a mosque here yesterday afternoon, many more had to sit cross - legged on a concrete pad outside the prayer room. And attendance was relatively low for a Friday, when up to 600 people routinely show up; about 300 people came for prayers yesterday in a facility city inspectors say should hold only 50. Before prayers began, Ali - Salaam Mahmoud made an announcement. "I'm hoping to put pressure on SeaTac to stop the constant inspections of our community," Mahmoud said. "We are basically being harassed by the city." Members of the mosque, the Masjid As- Salaam, say they are being singled out by city building code officials, who they fear might not want the burgeoning Muslim house of prayer in their midst. SeaTac officials say they are simply doing their job of making sure that the mosque is not so crowded with people that it presents a risk in the event of a fire. Q zoom Meryl Schenker / P -I The burgeoning attendance at the Islamic Center of South Seattle has caused the city of SeaTac to consider putting building capacity limits on the mosque. Mahmoud, the administrator of the mosque at 3040 S. 150th St., summoned the news media to the mosque yesterday. He said a pattern of harassment began about a year ago when the city ruled that a carport that was being enclosed to accommodate the growing congregation was illegal. Since then, he says inspectors have come by quarterly. He believes they now want to limit the capacity of their prayer room, something city officials insist has not yet been decided. Such capacity limitations are anathema to Mahmoud, who says that "religiously, we can't forbid people to come and pray; it's the only mosque around here." SeaTac Building Official Tom Phillips said Mahmoud misunderstands the city's intent. "They're from other cultures and may not understand how the codes work," Phillips said. "We want to talk with them and let them know there's no intention to harass them. The only reason that we would be http:// seattlepi .nwsource.com /printer2/ index. asp ?ploc =b& refer = http: / /seattlepi.nwsource.co... 7/9/2008 Cultures clash over crowded mosque • • concerned about the number of occupants in a building is for fire, life - safety issues." Gel Momodou Kolley, who moved to the United States 20 years afro the West African country of Gambia, said for the past few w4i h�r 2 has been an increased presence of SeaTac police near the mosque. PERMIT CEN "I think it's a form of harassment. This is God's house. Anybody that is going into God's house should be given due respect." The underlying motive for the alleged harassment, Kolley said, "is they don't want the mosque to be here." SeaTac police Sgt. Tom Flanagan said the only police problem presented by the mosque has been parking enforcement. Up to 600 people attend Friday afternoon services and many are forced to park along the narrow residential road. Page 2 of 3 Qzoom Meryl Schenker / P -I Sabren Abdulwahab, 4, and Bela! Abdulwahab, 6, are distracted from their prayers and look out the window instead. "Most of our enforcement is based on complaints from the neighborhood. We've gone up there and talked to a whole bunch of people and asked them to move so they are not blocking traffic and blocking driveways. We're trying to work with the mosque and work with the community and keep everybody happy." Mahmoud is working to ameliorate the parking problem. He interrupted a conversation yesterday to call to a congregant: "Yusef, get that brother to move his car. That is a fire lane." "We had no problems until SeaTac became a city," Mahmoud said. "Not one." The mosque has been in the South Riverton Heights neighborhood since 1973, when the area was an unincorporated portion of King County. Earlier this week, SeaTac Assistant Building Official Randy Law visited the mosque to measure the building and possibly impose capacity restrictions. Mahmoud became alarmed. "He told me 50 for this building; that's all we can have," Mahmoud said. "But on Fridays we have up to 500 or 600 people praying." Qzoom Meryl Schenker / P -1 Chahir Turki of Seattle washes his feet before Jumaa, the Friday prayer, at the Islamic Center of Seattle. Friday attendance can Phillips said no determination has been made to restrict the capacity of the building. "They're not under a microscope," he said. "They're not under investigation. We don't want to be perceived as harassing them. We were just out there on one issue -- occupant load. It's based on the perception that there might be a lot of people out there." The city is in the midst of considering a change in its comprehensive land -use plan for South Riverton Heights. The alternatives under consideration involve changing from single - family residential to more intensive, commercial activities. http:/ /seattlepi.nwsource.com/printer2 /index. asp ?ploc =b& refer = http: / /seattlepi.nwsource.co... 7/9/2008 ...., eitil af g ukiviea Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION // / _..._,/ . / HEREBY DECLARE THAT: Notice of Public Hearing Project Name: 4( 6 Determination of Non - Significance Project Number: � 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: G ���,�i��� `� �%>Z- Was mailed to each of the addresses listed/attached on this / 9 day of &10 l in the year 201 Mailing requested by: &a. ? On 714 Mailer's signature: //41V7j It C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF DI UTION.DOC Project Name: 4( 6 6/;....e6( / _//c /1/0_, Project Number: � �� C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF DI UTION.DOC Easy Peel Labels Use Avery® TEMPLATE 5160® PEA oi • "Feed Paper See Instruction Sheet for Easy Peel Featured €tiquettes faciles a peler • • Utilisez le gabarit AVERY ® 5160® Sens de chargement '£186 VM '9111eas L# S eAV 4117 8Z8£ ual� 6unoA AVERY05160® d 88186 VM '9IT 2 S S 9AV ,Si' 986L ITV G3WHV •Consultez la feuille www.avery.com d'instruction " 1400 -GO -AVERY f • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHUCK PARRISH, CHAIR; GEORGE MAUNA, VICE CHAIR; COMMISSIONERS, ALLAN EKBERG, MARGARET BRATCHER, BILL ARTHUR AND LYNN PETERSON WORKSESSION PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW (BAR) PUBLIC HEARING AGENDA SEPTEMBER 25, 2008 - 7:00 PM TUKWILA CITY HALL COUNCIL CHAMBERS WORKSESSION - 6:00 PM - Tukwila Urban Center Plan Briefing I. CALL TO ORDER II. ATTENDANCE III. ADOPTION OF THE MINUTES - 09 -17 -08 PLANNING COMMISSION PUBLIC HEARING IV. CASE NUMBER: L08 -034 APPLICANT: Abu -Bakr Islamic Center of Washington REQUEST: The applicant has submitted a conditional use permit application to convert an existing building into a religious institution (mosque). An existing parking area will be utilized for off - street parking. The property's zoning, Neighborhood Commercial (NCC), allows religious institutions to locate in the zone provided a conditional use permit is approved by the City's Planning Commission LOCATION: 14101 Tukwila International Blvd (King County Parcel Numbers, 161000 -0125 and 161000 -0125) BOARD OF ARCHITECTURAL REVIEW V. CASE NUMBER: L08 -027 APPLICANT: Dan Balmelli for Barghausen Consulting Engineers, Inc. REQUEST: Public Hearing Design Review for a new 41,688 square foot, 2 -story office building with associated parking and landscaping. LOCATION: 300 Upland Drive, Tukwila, WA VI. Director's Report VII. Adjourn See the back of this agenda for the process for public hearings. Q:\PLANCOM\AGENDAS \09- 25 -08.doc Public Hearing Process How to testify at the Public Hearing If you would like to address the Planning Commission, please sign in on the "SIGN IN SHEET" located at the entrance. Your name will be called, when you go to the podium state your name and address clearly for the record. Public Hearing Agenda 1. Introduction by the Planning Commission Chair 2. Appearance of Faimess questions by the staff to the Planning Commission members 3. Staff Presentation 4. Applicant Presentation 5. Public Comments (Please give full name and address) 6. Questions from the Planning Commission/ Board of Architectural Review and rebuttal testimony by staff, applicant and public. 7. Close the public hearing 8. Deliberations by the Planning Commission/Board of Architectural Review. 9. Vote/Decision by the Planning Commission/Board of Architectural Review. Cizy of Tukwlla Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION PREPARED September 18, 2008 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: ASSOCIATED PERMITS: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: B. Miles September 25, 2008 On June 25, 2008 a Notice of Application was posted on the site and mailed to all property owners and tenants within 500 feet of the subject parcel. A revised Notice of Application was posted on site on August 20, 2008 and mailed to property owners and tenants within 500 feet of the property. A Notice of Public Hearing was mailed to property owners and tenants within 500 feet of the site; posted on site; and also published in the Seattle Times. L08 -034 - Conditional Use Permit Young Kim on behalf of Abu Bala Islamic Center/Mosque Abu -Baker Islamic Center of Seattle Request a Conditional Use Permit (CUP) to operate a mosque and community center. 14101 Tukwila International Blvd Parking Determination (L08 -045) Building Permits Sign Permits Exempt Neighborhood Commercial Center Neighborhood Commercial Center Brandon J. Miles, Senior Plannei " Page 1 09/18/2008 ATTACHMENTS A. Applicant's Response to Conditional Use criteria B. Plan Sheets B.1 Site Plan B.2 Building Layout B.3 Landscaping Plan C. Aerial Photo D. Parking Determination issued by the Director of Community Development dated September 10, 2008 E. Revised Parking Analysis prepared by Mohammad Jalalyar, PE F. Peer review of applicant's parking analysis prepared by David Markley dated September 4, 2008. G. Aerial Photo showing apartments and sidewalks in the area H. Aerial Photo showing on- street parking I. Public Comment received via email on July 7, 2008 J. Public Comment received via email on July 8, 2008 K. Public Comment Letter received by the City on July 9, 2008 R Miles Po ere. Afl /1 A /01AAA • • FINDINGS Vicinity /Site Information Project Description Abu -Bakr Islamic Center of Seattle has applied for a conditional use permit to operate a mosque and community center at 14101 Tukwila International Blvd. The existing building on the site will be modified to include a prayer /worship area, multi purpose room which will also serve as overflow for peak prayer times, and a children's play area, classrooms, and a small kitchen. The mosque will provide five daily prayers at the site. The prayers will take place at 5 AM, 1:30 PM, 4:00 PM, 7:00 PM, and 9:OOPM. The peak prayer times are Friday afternoon prayers. In the future the applicant is anticipating up to 320 worshippers during Friday afternoon prayers. The site will also host occasional community meetings and special events. Existing Development The subject property is located at the southwest comer of S. 1415t Street and Tukwila International Blvd (TIB). The property consists of two King County parcels and two buildings. The mosque will be located on parcel number 161000 -0125, the site of the old CHIPS Casino. CHIPS Casino ceased operating in June of 2005, the building and site have been vacant since. The building on parcel 161000 -0125 has a gross square footage of 14,400 square feet. There are 75 parking stalls on this parcel. Pawn X -Change is located on parcel 161000 -0140. According to King County records, the gross square footage of the Pawn X -Change building is 4880 square feet. There are a total of 67 parking stalls on the Pawn X -Change parcel. The applicants are listed on King County records as owners of both parcels. Both the parcels act as one premise. Access to both parcels is via two access points, one from Tukwila International Blvd and a second access from S. 1415` Street. The access along S. 141St Street is not defined by curb or striping. The old casino on the site utilized a majority of the parking on the Pawn X- Change property. CHIPS Casino was operating at the location prior to annexation and there are no records showing that any reciprocal easements were placed on the two parcels for access and/or parking. Pawn X -Change received approval from the City of Tukwila to double its building square footage in 2000. As part of the design review project, the applicant was required to install landscaping on the portion of the site occupied by Pawn X- Change. B. Miles Page 3 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc 09/18/2008 In 2004, the City completed street improvements along TIB. The street improvements included installation of sidewalks, landscaping, and access management. The City and King County Metro constructed a bus shelter on property provided to the City by the previous owners of the subject property. There are no sidewalks along S. 141st Street. Surrounding Land Uses The Mosque site is located adjacent to TIB, a major north/south arterial. TIB was formerly part of Hwy 99 which was the predecessor to Interstate 5. There are several major bus routes that run at 15 to 30 minute increments on TIB. Surrounding land uses along TIB include, commercial businesses and residences. The parcels in the area along TIB are all zoned NCC. Single- Family residential properties are located to the south and west of the subject site. The single family homes to the south are located on properties that are zoned NCC. The single family homes to the west are located on parcels that are zoned Medium Density Residential (MDR). Single family homes that are zoned Low Density Residential (LDR) are located approximately 400 feet away, west of 37th Avenue South. BACKGROUND Zoning As noted the property is zoned NCC. The allowable uses permitted in the NCC zone are found in Tukwila Municipal Code (TMC) 18.22. Churches and community centers are permitted within the NCC zone subject to a conditional use permit (TMC 18.22.040 (1)). City staff has consistently interpreted that if a zone permits a church which is a place of religious assembly, then other places of religious assembly such as a mosque, synagogue, or temple would also be permitted subject to the same level of review as for a church. The applicant is proposing to utilize an existing building on the subject site. There will be minor changes to the outside of the building, but the proposed modifications do not require design review or compliance with landscaping standards. The applicant is voluntarily proposing to install landscaping along the perimeter of the site and within the parking area. Parking Determination The applicant submitted for their Conditional Use Permit on May 22, 2008. The applicant was also required to submit for a parking determination, a Type II decision, in order to determine the minimum number of parking stalls required for the proposed use. On September 10, 2008, the Director issued a decision requiring that the site maintain at least 114 parking stalls, available for the exclusive use of the mosque on the site (Attachment D). The Director required that a Parking Management Plan be implemented in order to ensure that parking demand is reduced by the D 1\1111.c. Dana d non Q/7nn4 • • utilization of carpooling, walking, and the use of mass transit. The following documents are attached with this staff report that provides additional information regarding the Parking Determination: Parking Determination Issued by the Director Attachment D Revised Parking Analysis Provided by the Applicant Attachment E Peer Review of Parking Analysis by TSI Attachment F The applicant has noted that approximately 164 families that will attend the mosque live within the Cascade View and Foster Neighborhoods with most of the attendees living in apartment buildings in the area. Attachment G shows the location of apartment buildings within the vicinity. The future attendees of the Tukwila Mosque most likely currently attend prayers at the SeaTac Mosque located at 3040 S. 150th Street which is approximately .7 miles from the proposed Tukwila Mosque. In recent years there has been an influx of Somali immigrants to south King County which has put a strain on the space available at the SeaTac Mosque. The applicant has noted that there are 520 attendees at the SeaTac mosque and that half of these attendees will relocate to the Tukwila Mosque. The applicant is anticipating that up to 50 percent of the Mosque's attendees will walk to the site. Attachment G, shows the apartments and the sidewalks in the vicinity of the proposed mosque. The Tukwila Mosque will provide one large prayer /worship area that will have a net square footage of 2,421 square feet. Unlike a church, the proposed mosque will not have fixed seating within the worship area. The net square footage was determined by excluding a "preacher space" and by maintaining a five foot walkway around the perimeter of the worship room. A 799 net square foot overflow prayer worship room is provided adjacent to the main prayer room (See Attachment B.2: Building Layout) The number of attendees who visit the site is determined by the number of people capable of being accommodated in both of the prayer areas. The applicant has noted that the requirements of Islamic prayer will limit the usable space in both the main prayer area and the overflow prayer area. The applicant notes in the revised Parking Analysis (Attachment E): "In general, there is a need for 12 square feet [of] area per adult and 9 square feet for children for an Islamic prayer to be performed. Based on the 18 degree prayer angle in Washington and the need for .5-foot paths for people [to get] in and out of prayer rows.... Therefore, the 2,421 square foot effective assembly area could serve up to 240 worshippers. The 799 square foot temporary [overflow] effective assembly area of the multi purpose hall could serve an additional 80 people". B. Miles Page 5 09/18/2008 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc Public Comments As part of the Notice of Application, the City received one comment letter and two comment letters via email. Both of the emails and the one comment letter are included with this report as attachments I, J, and K. The two emails (Attachments I and J) noted ongoing code enforcement issues with a mosque located in the City of SeaTac. The emails noted many issues with the SeaTac Mosque, these issues include illegal parking, littering by mosque attendees, pedestrian safety issues, and other possible nuisance issues. The emails also noted that the City of SeaTac has chosen not to take enforcement action against the SeaTac Mosque. The comment letter (Attachment K) provided to the City raises issues that are not relevant to the conditional use permit application. Other The applicant is proposing to work within the existing building. This work will require a building permit from the City. The applicant has also proposed to install signs. All signs will have to comply with the City's sign code and permits will be required. CONDITIONAL USE CRITERIA The proposed project must comply with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits. Applicant's response to conditional use criteria is attached to this staff report as Attachment A. Staff makes the following fmdings under the city's Conditional Use Permit criteria (TMC 18.64.050): (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The applicant is proposing to operate a religious institution within the NCC zone. The NCC zone allows religious institutions within the zone, subject to the approval of a conditional use permit by the Planning Commission. The proposed Mosque will provide religious services to people within the Cascade View and Foster Neighborhoods. The applicant has noted that the site could accommodate up to 320 worshippers during peak prayer times. The main impacts associated with the proposed use are as follows: 1. Traffic B. Miles PaEe 6 n9 /1 RMIIIR • • The proposed use will generate a traffic pattern that differs from surrounding businesses. Unlike a commercial business, the attendees of the mosque will come and go from the site within a specific time window, usually associated with prayer times. This would create an initial surge of cars coming and going from the site. As noted the peak prayer service for Mosque will be Friday afternoon prayers. The peak prayers will occur at a time which allows it to not impact the peak driving periods along TIB and surrounding roads. The applicant has also proposed modifications to the parking configuration in order to allow cars to efficiently enter and exit the site. One such modification will be to clearly delineate the ingress and egress point for cars along S. 141' Street. Currently there is no clear ingress and egress point from the site along S. 141" Street. TIB and S. 141" Street must meet a level of service (LOS) standard of E during peak hours which is the evening commute. The Mosque will not add a significant number of trips during the evening commute. The project is subject to the City's Traffic Concurrency requirements and will be required to pay Traffic Impact Fees per the applicable fee schedule. 2. Parking Parking demand for the mosque will peak during prayer services. The applicant has noted that the peak prayer service will be Friday afternoons. There will be occasional evening and special events at the site throughout the year. Off - Street Parking and Loading Regulations are found in Chapter 18.56 of the Tukwila Municipal Code (TMC). The chapter includes a table that lists the required number of parking spaces for automobiles and bicycles (Table 18 -7). The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area; bulk retail stalls require 2.5 sales for every 1,000 square feet of usable floor area; and warehouses requires one parking stall for every 2,000 square feet of usable floor area. The required number of parking stalls for a mosque is not specified under the City's parking regulations. TMC 18.56.100 specifies that the Director shall determine the minimum number of parking stalls required for a use not specified by the code. As noted on September 10, 2008 the Director issued a Parking Determination (attached as attachment D) that requires the mosque to maintain 114 parking stalls on the site for the exclusive use of the mosque. As part of the Parking Determination application, the Director required that the applicant submit a Parking Analysis (Attachment E) to identify how the mosque will function. The City also asked the applicant to survey the parking demand at other mosques within the Seattle area and to provide that data in the Parking Analysis. The City required the applicant to revise the Parking Analysis B. Miles Page 7 H:\Developments\Mosque \CUP Application \CUP staff report, 2008.09.18.doc 09/18/2008 on several occasions to address several deficiencies in early drafts of the Parking Analysis. The City also hired David Markley with Transportation Solutions Inc. to assist the City in determining the parking demand for the proposed use (See Attachment F). The 114- stalls are intended to provide sufficient parking for regular use of the site during typical prayer services. However, parking for the occasional special event would have to utilize on- street parking within the area. On- street parking is not permitted on TIB, but the other City streets in the area allow on- street parking. The Director's decision regarding the minimum number of parking stalls on the site assumes that sufficient number of mosque attendees will walk to prayer services. The Director provided the following conditions on the Parking Determination (Attachment D): 1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces. The parking area shall comply with the design standards specified in TMC 18.56. Since the required number of parking stalls will be located over two tax parcels the applicant shall establish and have recorded a Shared and Covenant Parking Agreement between the Mosque property and the Pawn X -Change property. The language of the Shared and Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. The Shared and Covenant Parking Agreement shall be recorded with King County Department of Records prior to final occupancy of the building. The applicant could also choose to combine the two parcels through a lot consolidation process. 2. A formal Transportation Management Program that includes the following shall be established: A. Information and Education 1. Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. Include information encouraging carpooling, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications. This information and education program shall be on -going and remain in effect for the life of the project. B. Demand Reduction Strategies 1. Establish a preferred parking area for families and groups that carpool with four or more persons per car. This area shall be established and clearly delineated prior to final occupancy. C. Demand Management Strategies 1. Develop a signage plan to direct worshipers to the proper parking areas. The signage shall be in place prior to final occupancy. All signage shall comply with Title 19 of the TMC. 2. On special events when the parking demand will exceed the on -site parking availability the applicant shall identify measures to ensure that sufficient parking is available. Measures could include temporary.agreements with surrounding businesses or shuttles from nearby churches and/or schools. D.,..• 0 3. On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the property on -site parking stalls and/or to off site remote off - street parking. D. Monitoring and Updating the TMP 1. Within the first year of occupancy conduct a survey similar to the one prepared by the applicant for this study on three typical Friday afternoons and on two Fridays during the Islamic Holy month of Ramadan. The frequency and timing of the surveys can be developed mutually between the City and the applicant. The survey results shall be reported to the City at the end of first year of operation. Based on the results of the survey if no off -site parking impacts are identified no additional surveys will be required. However, if off -site parking impacts are identified additional monitoring and mitigation measures will be required. Failure to provide the one -year survey may result in enforcement action being taken by the City as specified by TMC 8.45. 3. Any changes in the function of the site or in the area devoted to worship services shall require approval from the City in the form of a new parking determination, which shall identify additional parking mitigation measures The Parking Determination may be appealed to the Hearing Examiner and as of the date of this staff report no appeals have been filed with the City. The appeal period of the Parking Determination expires on September 24, 2008. 3. Pedestrian Circulation The applicant has predicted that up to 50 percent of the Mosque attendees will walk to the site. In 2004 the City installed frontage improvements along TIB which included sidewalks with street trees. There are no sidewalks along S. 141'1 Street and the other streets within the area. The applicant's site plan calls for the installation of a pedestrian path along S. 141x` Street. The specific details of this pedestrian path have not been provided to the City. The attached map shows pedestrian sidewalks within the area (Attachment G). Major pedestrian linkages exists along S. 144th Street and TIB. (2) The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. There are no new buildings proposed as part of this project. The existing buildings on the site meet the setback and height requirements within the NCC zone. As previously noted the Director has issued a Parking Determination to establish the minimum number of parking stalls required for the proposed use. The parking will be established on two legal parcels. City code requires that all parking be located on same parcel as the use that is generating the parking demand. As part of the Parking Determination the City required that the applicant record parking easements on both of the parcels that make up the subject site. B. Miles Page 9 09/18/2008 H:1Developments\Mosque\CUP Application\CUP staff report, 2008.09.18.doc The applicant has proposed to install landscaping along the perimeter of the site and within the parking lot (See Attachment B.3). The landscaping includes trees, shrubs and groundcover being planted along the north and east property lines. The proposed landscaping will comply with the City's minimum landscaping requirements for properties located within the NCC zone. The parking area will be re- striped and will comply with the City's parking standards. The applicant has also proposed to install parking stalls on the south side of the existing Pawn X- Change building. The lighting in this area as well as other areas of the site is minimal. The Tukwila International Blvd Design Manual provides the following guidelines for lighting for projects located along TIB. a. Provide an overlapping pattern of light at a height of about 7 feet in lighted areas. b. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. c. Provide lighting at all building entrances, exits and corridors between buildings, especially where doors are recessed. d. Design lighting levels so that pedestrians can identify a face 15 yards away, in order to reduce anonymity and to give pedestrians the opportunity to choose another route if they feel unsafe. e. Ensure that site lighting is confined to the project site and does not cause glare on adjacent properties. The previous use of the site was as a casino. The proposed use is a family oriented use that could bring a large number of children to the site. The current lighting on the site does not promote a safe site. A condition has been included to address the City's concern regarding lighting on the site. (3) The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. As noted the subject property is zoned NCC. TMC 18.22.010 notes the City's intended purpose with the NCC zone: "7t [NCCJ is intended to provide for a 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". The proposed mosque will provide some of the services typical of community centers. Besides being a place for Islamic prayer and worship, the mosque will also provide a place for meetings B. Miles PROP 10 AA /1 ONAAO of the local Islamic community. The applicant has noted the purpose of the mosque is to serve the Cascade Glen and Foster neighborhoods. Properties to the south and west contain residential units. The properties to the south are zoned NCC and the properties to the west are zoned MDR. Prayers will take place at 5 AM, 1:30 PM, 4:00 PM, 7:00 PM, and 9:OOPM. The largest weekly prayer service will take place at 1:30 PM on Fridays. The applicant has noted that the 5 AM prayer is the lowest attended prayer service during the day. The prayer service will be contained within the building and there will be no call to prayer from the mosque. The City provides no hour of operation limitations for businesses within the NCC zone. A commercial business such as a restaurant could operate 24 hours a day. The applicant's proposal did not necessitate the need for a noise study to examine the decibel levels along adjacent property lines. The applicant has not proposed to install any type of mechanical equipment which could generate prolonged exposure to noise for the adjacent residential units. As noted the peak time for the mosque will be Friday prayer services. This peak time sets it apart from a church where there attendance typically peaks on Sundays. The attendance of the mosque will peak when the individuals within residential structures maybe away from their homes. The City has very strict design standards for new development located along TIB. Yet, these standards are only applicable for new construction and projects that trigger design review. The proposed project will utilize an existing building and the exterior modifications do not trigger design review. The applicant is proposing to improve pedestrian connections along S. 141s1 Street and provide a pedestrian linkage from TIB to the mosque building. (4) The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. As noted the proposed mosque will be located in the TIB corridor. The City's vision for TIB as well as other parts of the City is laid out in the City's Comprehensive Plan. The City's Comprehensive Plan makes the following observations regarding the current development pattern along TIB: "Pacific Highway (now known as TIB) was a precursor to Interstate 5 and still contains vestiges of the old highway with commercial activity mixed with a few residential buildings. There has been no consistent pattern of development due to past lax regulation of land use by the County. In the past, all frontage property that could provide reasonably, flat land was designated for commercial retail and service uses access by automobile. There are often abrupt transitions between uses along the B. Miles Page 11 09/18/2008 H:1Developments\Mosque\CUP Application\CUP staff report, 2008.09.18.doc highway and the adjacent residential neighborhoods". The aerial photo, attachment C, is a good reflection of the land use pattern around the mosque site. Single family and multi - family complexes are located directly adjacent to the proposed mosque site. This land use pattern requires that the City take a complete look at the impacts associated with the proposed mosque in order to ensure that residential units are not impacted by the use. Yet, this land use pattern is also a reflection of why the mosque has chosen to locate at the proposed location. The applicant has noted that up to 90 percent of the mosque attendees are located within the Cascade View and Foster Neighborhoods. The City's overall goal for portions of TIB is to have development that becomes, "...a true local center for residents flanking it ". To implement the City's goal of having TIB serve the surrounding residential neighborhoods, the City's Comprehensive Plan zoned large portions of TIB as NCC. The City's Comprehensive Plan mentions the following regarding NCC zones: "Pedestrian- oriented Neighborhood Commercial Centers, generally focused around key intersections in transportation corridors can help provide the sense of a `people place" that the neighborhoods bordering the corridors need. A Neighborhood Commercial Center not only helps mitigate the [TIBJ corridor's transportation impacts on residential areas, it can also provide a commercial focus for the businesses bordering the corridor". The City sets many goals for development within the NCC zone along TIB. However, many of these goals are applicable to new construction and given that the applicant is not proposing new construction they are not applicable to the project. However, the project is consistent with the following two goals of the NCC zones: Goal 8.5.10 "Require developments to incorporate pedestrian amenities and open spaces such as plazas, art, and canopies in order to convey the impression of a town center and community focal point". The applicant has proposed to improve the pedestrian connection along S. 141st Street and to provide a pedestrian linkage from TIB to the mosque building. Goal 8.5.12 "Work with Metropolitan King County (Metro) to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections, with a design that is harmonious with the neighborhood". As part of the TIB improvements the City and Metro installed a bus shelter on property provided by the previous owners of the subject property. The bus shelter provides service to the subject site and surrounding properties. Later in the report are several conditions that the mosque has proposed to mitigate any possible impacts associated with their use. One condition is "[to] work with the Tukwila Police Department to facilitate community policing in the vicinity along Pacific Hwy ". This condition would be consistent with Goal 8.2.12 of the Comprehensive Plan which states: "Assemble business and residents groups to coordinate the development of the strategic plan, to participate in community policing to monitor and decrease crime along the corridor..." . 5) All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. Parking related impacts were addressed as part of the Parking Determination decision issues by the Director. A lack of parking on site could impact adjacent properties if people were to park in adjacent parking lots intended for commercial businesses or if attendees of the mosque regularly occupied on- street parking. As part of the Parking Determination decision process, the City required that the applicant provide a Parking Analysis to provide specifics on how the site will be utilized. The City also required that the Parking Analysis be peer reviewed by a consultant that has an expertise in traffic and parking generation. The approach used by the City, to evaluate the parking demand, is the same that was used for Sound Transit's Light Rail Station and the Mall. The Director's decision (attached as attachment D) includes several conditions to ensure compliance and monitoring of the parking on the site. The mosque may have times when it will have to utilize on -street parking within the area. There are 147 on- street parking stalls within 1000 feet of the site. 97 of these parking stalls are located on the west side of TIB and remaining 50 stalls are located on the east side of TIB. On -street parking is not permitted along TIB. On -street parking is public and anyone is permitted to use the parking provided they comply with parking requirements (spacing, location and length of time parked) (See Attachment H). The duration of stay for mosque attendees using these on- street parking stalls would be short. One of the conditions of the Parking Determination is that on special events the applicant shall identify measures, such as temporary parking agreements with surrounding businesses, to ensure parking is available. Also, the applicant is required to monitor parking on and off -site for a one year period and provide a report to the City. The current access to the site presents an unsafe condition for motorists using S. 141St Street. The site has no designated access point along S. 141St Street. The entire parking area directly exits onto S. 141St Street. Additionally, the site currently has parking stalls that access directly from S. 141St Street. These stalls require users to back up directly onto S. 141' Street. This also presents an unsafe condition. The applicant's site plan addresses the access concerns along S. 141" Street. Two designated access points will be created along S. 141" Street. One of the access points will provide service /delivery access to the building. The main access, directly B. Miles Page 13 09/18/2008 H \nevelooments\Mosaue \CUP Aoolication \CUP staff report. 2008.09.18.doc centered on the site, will provide access to the parking on the site from S. 141st Street. Mosque attendees who wish to exit the site from S. 141st Street will be required to utilize this access point. MITIGATION PROPOSED BY APPLICANT The applicant has proposed the following conditions as mitigation for any impacts associated with the proposed use. Some of the conditions listed below were incorporated with the Parking Determination issued by the Director. 1. The Mosque will make transportation arrangements that encourage 50 percent of the patrons to arrive at the site by walking and/or riding transit. 2. The parking lots on -site and on the adjacent pawn shop site will be monitored by Mosque parking lot attendants during Friday prayer and community /special events such as weddings and religious holidays. 3. The Mosque will work with Metro Transit to arrange stops and transit schedules that coincide with the transportation needs of its patrons. 4. The Mosque will work with Tukwila Police Department to facilitate community policing in the vicinity along Pacific Highway South (now TIB). 5. Required landscaping, revised curb cuts, and building life - safety improvements will be made per City approval of a site plan and building tenant improvement permits. CONCLUSIONS 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. A. Place of religious assembly are allowed within the NCC zone via conditional use permit process. B. The peak time of the Mosque, Fridays at 1:30 PM, will allow it to mitigate its impacts on adjacent residential units. Individuals who live within the residential units may not be home during the peak prayer service. C. The Director of Community Development has issued a Type II decision requiring that the site maintain at least 114 parking stalls for the exclusive use of the proposed mosque. D. The proposed use will not generate any noise, glare, or odors that may impact adjacent properties. Occasionally there maybe times when on- street parking will be utilized for functions at the mosque. There is adequate on- street parking within the area to accommodate overflow parking from the mosque site. 12 ?fI D....o 1 o 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. A. A mosque is an allowed use within the NCC zone provided a conditional use permit is approved by the Planning Commission. B. The proposed mosque will generate a significant amount of pedestrian traffic near the subject site. There are sidewalks along TIB and the applicant has proposed to install a pedestrian path along S. 141St Street. The specific details of the pedestrian path will need to be addressed during the construction permit, however there is sufficient space along S. 141' Street to accommodate the pedestrian path. C. The lighting on the site does not meet the standards for the Tukwila International Blvd Design Manual and may pose safety concerns for families using the site. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. A. Most of the traffic will be limited to TIB and S 141" Street. The traffic from the proposed Mosque will not reduce the LOS along TIB or S. 141" Street. B. The existing parking lot layout presents practical as well as safety concerns for people who utilize S. 141" Street. There is no designated ingress and egress point from the subject property along S. 141" Street. Additionally, there are parking stalls on the site that require a user to back up on to City right of way. The applicant has proposed to remedy the safety concerns along S. 141" Street by installing a curb and providing landscaping, this will create a distinct ingress and egress point for the site onto S. 141' Street. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. A. The City's Comprehensive Plan envisions the creation of "people places" within the NCC zone that serve multiple neighborhoods. The City's Comprehensive Plan also notes that TIB should evolve into a corridor that serves the adjacent residential neighborhoods that flank TIB. The proposed mosque is a "people place" and will serve nearby residential areas. B. At full capacity the worship area of the mosque will be able to handle a maximum of 320 individuals. The worship area for the mosque will not exceed 3,290 square feet of net areal. The applicant has noted that up to 90 percent of the attendees of the mosque live within one mile of the site and that 50 percent of the attendees of the site will walk to As previously noted the applicant has determined the usable area of both the main prayer area and overflow prayer area by excluded walking paths and a "preacher area" from the gross square footage. See attachment B.2. B. Miles Page 15 09/18/2008 H:1Developments\Mosque\CUP Application\CUP staff report, 2008.09.18.doc Friday prayers. Many of these attendees currently attend the SeaTac mosque that is located .7 miles from the subject site. 5. All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located A. The peak time of the Mosque, Fridays at 1:30 PM, will allow it to mitigate its impacts on adjacent residential units. Individuals who live within the residential units may not be home during the peak prayer service. The project will be subject to the City's Traffic Concurrency and Traffic Impact requirements. B. The Director of Community Development has issued a Type II decision requiring that the site maintain at least 114 parking stalls for the exclusive use of the proposed mosque. C. All parking related impacts will be mitigated by compliance with the conditions of approval of the Director's Parking Determination. D. Revised curb cuts and landscaping will improve access to the site. E. The proposed use will not generate any noise, glare, or odors that may impact adjacent properties. Occasionally there maybe times when on -street parking needs to utilized for functions at the mosque. There is adequate on -street parking within the area to accommodate overflow parking from the mosque site. F. The proposed pedestrian path along S. 141st Street and the proposed path extended from TIB to the building will improve pedestrian circulation on the site. RECOMMENDATION Staff recommends approval of the Conditional Use Permit with the following conditions: 1. All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. 2. The design of the pedestrian pathway along S. 141st Street shall be approved by the City Engineer prior to issuance of the required building permit. 3. Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. 4. The Mosque shall work with the City to implement a community policing program for the area around the mosque site. Contact List Pa of Record? Name: Who Address: City: State: Zip: Phone: Email Yes Mary Kootz Public 13802 Military Rd S Tukwila WA 98168 206 - 242 -2690 betsy -K @comcast.net Yes Entisar Imirhim Public 3715 S. 141st #8 Tukwila WA 98168 206 -478 -1345 Yes Ahmed Ali Mosque Trustee 7986 45th Ave S Seattle WA 98188 206 - 760 -2729 aliahmed4aynsn.com Yes Ahmed J. Mohammound Mosque Trustee 503- 734 -6593 somamecomcast.net talvanzooie(a)yahoo.com No David Markley City Consultant (Parking) 8250 165th Ave NE Redmond WA 98052 -332 425 - 883 -4134 Yes Sharon Flint Public 14137 37th Ave S Tukwila WA 98168 Yes Pam Fernald Public p.l.fernald@worldnet.att.net Yes ABU -BAKR ISLAMIC CENTER OF PO BOX 18067 Seattle WA 98118 Yes Young Kim (Contact 3828 4th Ave S #7 Seattlg WA 98134 • PAkdon'r'A., 01 Pc. bu -Bakr Islamic Mosque /Community Center Conditional Use Permit (CUP) 14101 Tukwila International Blvd City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 Nycacuk. fl,;o1495 t40,75. akrivA -\\A/1/4_ Gra, (40A- eiktM (4.0 elq 1 1 4( CUP Criteria 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. a. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. s. All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. City of Tukwila, Washington Sound Transit UUP December 3, 2007 2 Abu -Baker Islamic Mosque- Vicinity Map City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 i S 1_2(4,j 6.3- ilk, s J 5,1401- fl' • Pb'C I1 i5 2,ci Ak L ?t,Ick. ' 12 ilk 54, tit.t,14.07 ?1.4,561 Ml/5 tt44 w ;it 6L k Jo( CI1 tpi Caytn) (2 -) Alkt ada 5 - Paul ). 2 • • Background • Purpose of the NCC Zone from Zoning Code: "It (NCC] is intended to provide for a 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". City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 0,\\t‘ 0169( AkC, 2,2'1( C 1/4041,7 1141vc-t, Y 14 • Background • Previous use of the site was for the CHIPS Casino that ceased operating in 2005. • Churches are listed as a conditional use itwithin the NCC Zone. • The Director issued a "Parking Determination on September 10, 2008. - (01 4/(1, 5\cW‘7 At(174401 0A (Lot_ &Igo/7 ofo-rat 13 • • Existing Site Layout City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 1-4115 pt.A5 11)-- Act, 5,11414}- Not 3 1 IPhotos of Site: From TIB City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 7 • IPhotos of Site: Bus Stop located along TIB City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 8 IPhotos of Site: Pawn X- Change, Facing South City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 9 l • Photos of Site: South side of Pawn X- Change Building City of kwila, Washington Abu -Bakr Mosque September 25, 2008 NIAA ct)tv) A )`-- kliAlui i'\ Atq-, act., Photos of Site: South Side of Pawn X- Change Building City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 8 • • Photos of Site: North side of Mosque Building K i� 4 5 ''431q,' City of Tukwila, Washington Abu -Bakr Mosq September 25, 2008 IcAL 47.4 (;frdIND tept, (941.45 up. 9 t • • Photos of Site: Mosque site along S. 141St Street • EP City of Tukwila, Washington Abu -Bakr Mos sW September 25, 2008 40515 109A/c2 ded fdeb so51tdi I £t,v?', 10 Photos of Site: South property line City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 11 Photos of Site: West property line City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 12 • Proposed Site Plan City of Tukwila, Wash igton Abu-Bakr Mosque September 25, 2008 15 • Proposed Building Layout City of Tukwila, Washington Abu -Bakr Mosq September 25, 2008 6tA (.4.‘‘. t,-PA\-- ak•1/4P‘A- \`^t YsVcioz- 61tA C..71/4.\*IcsA gr- 16 ) IProposed Landscaping City of Tukwila, Washington Abu-Bakr Mosque September 25, 2008 09 A'ci,2 01/ Roitel 5/At -7 75 17 4 Analysis of Possible Impacts • Traffic • Parking • Pedestrian Circulation • On -Site Safety City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 19 Traffic • Use will peak during Friday Afternoon Prayers km1k �. • Two public access points will be provided, a third access will be provide for deliveries • Project subject to traffic concurrency and traffic impact fees City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 4,044-inA it% r5- 0C- 45i0 or") 64j CO* aO+t 20 Parking • Parking Determination by the Director. 114 - stalls are required to be provided on site for the exclusive use of the mosque. • Occasional Special event parking will utilize on- street parking. City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 ?&.,•%'D eLr (4`l'kl c91'1115 � AtAm -0C- 4 21 ry • Parking City of Tukwila, Washington Parking tcunl 44snque We Abu -Bakr Mosque September 25, 2008 22 Pedestrian Circulation City of Tukwila, Washington Apartment Locations Abu -Bakr Mosque September 25, 2008 23 o L'11-1AN., 0-- 1\i'D Ii4) A-htsm, Q P IRelevant Comprehensive Plan Citations: With Regards to TIB: "Pacific Highway (now known as TIB) was a precursor to Interstate 5 and still contains vestiges of the old highway with commercial activity mixed with a few residential buildings. There has been no consistent pattern of development due to past lax regulation of land use by the County. In the past, all frontage property that could provide reasonably flat land was designated for commercial retail and service uses access by automobile. There are often abrupt transitions between uses along the highway and the adjacent residential neighborhoods ". City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 25 • 4 Relevant Comprehensive Plan Citations: With Regards to NCC Zones: "Pedestrian- oriented Neighborhood Commercial Centers, generally focused around key intersections in transportation corridors can help provide the sense of a "people place" that the neighborhoods bordering the corridors need. A Neighborhood Commercial Center not only helps mitigate the FIB] corridor's transportation impacts on residential areas, it can also provide a commercial focus for the businesses bordering the corridor". City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 26 Relevant Comprehensive Plan Citations: Applicable Goals: Goal 8.2.12 ""Assemble business and residents groups to coordinate the development of the strategic plan, to participate in community policing to monitor and decrease crime along the corridor..." . Goal 8.5.10 'Require developments to incorporate pedestrian amenities and open spaces such as plazas, art, and canopies in order to convey the impression of a town center and community focal point ". Goal 8.5.12 "Work with Metropolitan King County (Metro) to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections, with a design that is harmonious with the neighborhood ". City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 27 Staff Recommendation Staff recommends approval of the Conditional Use Permit with the following conditions: • All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. • The design of the pedestrian pathway along S. 141st Street shall be approved by the City Engineer prior to issuance of the required building permit. • Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. • The Mosque shall work with the City to implement a community policing program for the area around the mosque site. City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 28 Staff Recommendation • All site improvements including striping and landscaping proposed with this project shall be completed prior to final occupancy being issued by the City. No worship services or other functions are allowed to occur on the property until a certificate of occupancy is issued by the City. • The design of the pedestrian pathway along S. 141st Street shall be approved by the City Engineer prior to issuance of the required building permit. • Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual. • The Mosque shall work with the City to implement a community policing program for the area around the mosque site. City of Tukwila, Washington Abu -Bakr Mosque September 25, 2008 25 at* al J d/mita Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, L.--- - r ( ('5/'2'& Al#REBY DECLARE THAT: xNotice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance / j Board of Adjustment Agenda Packet ��. -„J Determination of Significance & Scoping Notice 1 Board of Appeals Agenda Packet / Notice of Action Mailer's signature: Planning Commission Agenda Packet 7V7/ J k 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 ?O - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this (( day of in the year 20 2 CADOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDA TOF DISTR1UTION.DOC Project Name: 7 / j Project Number: ��. -„J Il 1 Mailing requested by: / / /i Mailer's signature: 7V7/ J k CADOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDA TOF DISTR1UTION.DOC CITY OF UKWIL�A NOTICE OF PUBLIC HEARING PROJECT INFORMATION Abu -Bakr Islamic Center of Washington has filed applications for development to convert an existing building into a religious institution (Mosque). The Mosque will be located at 14101 Tukwila International Blvd, Tukwila (King County Parcel Numbers, 161000 -0125 and 161000- 0125). The previous use of the building on the site was for a casino. The property is zoned Neighborhood Commercial Center and religious institutions such as churches and mosques are permitted in the zone via a conditional use permit process. Permits applied for include: L08 -034 (Conditional Use Permit), L08 -045 (Parking Determination) Other known required permits include: Tenant Improvement Building Permits, Sign Permits 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: PRE07 -051 OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Planning Commission, scheduled for 7:00 PM September 25, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Brandon Miles at the Department of Community Development at (206) 431 -3670 or by email at bmiles @ci.tukwila.wa.us. For further information on this proposal, contact Brandon Miles at (206) 431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: May 22, 2008 Notice of Completeness Issued: May 23, 2008 Notice of Application Issued: June 25, 2008, revised August 20, 2008 H: \ Developments \ Mosque \ CUP Application \ Hearing Notice.DOC September 1, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis • Page 7 of 18 • • TUICIVL A INTERNATIONAL BLVD. (PACIFIC HifhiY. B.) IT•TC'. � ��Yl CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION N( ) K.C. DEPT OF PARKS &REC K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) OWEST SEATTLE CITY LIGHT ( 7PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) COMCAST SCHOOLS/LIB RAj21ES UTILITIES CITY AGENCIES ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE () POLICE ( ) FINANCE () PLANNING () BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM** ( ) FISHERIES PROGRAM** ( ) WILDLIFE PROGRAM * *Send SEPA Checklist and full set of plans w/ NOA MEDIA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P: WDMINISTRATIV E \FORMS \CHECKLIST.DOC ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office ( ) DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION () HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES FOSTER LIBRARY ( 7K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU () STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY •(mil SOUND TRANSIT ( UWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW • PILIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\ADMINISTRATIVE\FORMS \CHECKLIST. DOC GARCIA,WALTER A TENANT TENANT 13880 37TH AVE S 13880 38TH AVE S 14201 42ND AVE S TUKWILA WA TUKWILA WA TUKWILA WA 98168 98168 98168 TENANT TENANT FIORE,NICK T 3728 S 141ST ST 4012 S 140TH ST 4021 S 139TH ST SEATTLE WA TUKWILA WA SEATTLE WA 98168 98168 98168 WEST,SHAWNJ 4101 S 139TH ST SEATTLE WA 98168 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 BRIGHT MORNINGSTAR PROPERTIES LLC 13624 180TH AVE NE REDMOND WA 98052 HERNANDEZ,CARMEN R & LOPEZ 13856 38TH AVE S SEATTLE WA 98168 TENANT 13862 38TH AVE S SEATTLE WA 98168 FICKLE,DIXIE L 13868 38TH AVE S SEATTLE WA 98168 MANG,NGOUN 13874 37TH AVE S TUKWILA WA 98168 GARCIA,WALTER A 13880 37TH AVE S TUKWILA WA 98168 AJP ENTERPRIZE LLC 13910 S PACIFIC HYW TUKWILA WA 98168 TENANT 13925 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14005 42ND AVE S TUKWILA WA 98168 STICKLEY,K & C 13229 184TH AVE SE RENTON WA 98059 BUTTERFIELD,DONALD E & JUDITH 13786 34TH AVE S TUKWILA WA 98168 RAMSON,HENRIQUES A & YVETTE M 13861 38TH AVE S SEATTLE WA 98168 GONZALES - CAMPOS,ADRIANA ETAL 13867 38TH AVE S SEATTLE WA 98168 STRIPE,ALICE SHARON 13873 37TH AVE S SEATTLE WA 98168 TENANT 13874 38TH AVE S SEATTLE WA 98168 TENANT 13880 37TH AVE S SEATTLE WA 98168 TENANT 13911 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14003 37TH AVE S TUKWILA WA 98168 TENANT 14010 37TH AVE S TUKWILA WA 98168 CHONG MAN 13545 SE NEWPORT WAY BELLEVUE WA 98006 ARMBRUSZT,ZOLTAN 13855 38TH AVE S SEATTLE WA 98168 HOOPER,FRANCESCA R 13862 37TH AVE S SEATTLE WA 98168 LEINGANG,EVA M 13868 37TH AVE S SEATTLE WA 98168 VAZQUEZ,DANIEL C 13873 38TH AVE S SEATTLE WA 98168 TENANT 13879 38TH AVE S TUKWILA WA 98168 TENANT 13880 38TH AVE S TUKWILA WA 98168 TENANT 13920 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14004 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14013 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 SHARMA,NANDESHWAR KUMAR 4017 S 139TH ST SEATTLE WA 98168 MAHAJER,HOSSEIN SABOUR 5031 RIPLEY LN N RENTON WA 98056 JACKSON,DONALD & JEANNELLE F 6527 48TH AVE NE SEATTLE WA 98115 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 SCHERRER,JEFF PO BOX 1094 LYNNWOOD WA 98046 TAT,SEAN & LENA PO BOX 27324 SEATTLE WA 98165 7 -11 INC 22866 PO BOX 711 DALLAS TX 75221 TENANT 4030 S 140TH ST TUKWILA WA 98168 VU,TH1NH TIEN 5113 S 284TH PL AUBURN WA 98001 HALSTEAD,WILLIAM A & JOELLEN 6610 39TH AVE SW SEATTLE WA 98136 PHAM,VICTOR 9604 BLUE THISTLE WAY ELK GROVE CA 95624 ABU -BAKR ISLAMIC CENTER OF WA PO BOX 18067 SEATTLE WA 98118 DUB PROPERTIES L L C PO BOX 3465 RENTON WA 98056 BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 FETTERS,TERRY J 5020 26TH AVE SW SEATTLE WA 98106 SALLE FAMILY L L C 5611 S RYAN ST SEATTLE WA 98178 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 J & J INVESTMENT ASSOCIATES 9805 NE 116TH ST 7317 KIRKLAND WA 98034 MOUNTAIN VIEW FAMILY ASSOC PO BOX 2170 LYNNWOOD WA 98036 MALY,ORRIN F PO BOX 69293 SEATTLE WA 98168 DOLLENTE,MAURO T JR & LILLIAN 14019 37TH AVE S TUKWILA WA 98168 SEATAC TUKWILA INVESTMENT L 14110 S PACIFIC HIGHWAY TUKWILA WA 98168 TENANT 14112 37TH AVE S TUKWILA WA 98168 TENANT 14121 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 SMALL,DARRIN RICHARD 1412537THAVES TUKWILA WA 98168 FLINT,SHARON M 14137 37TH AVE S TUKWILA WA 98168 GRAF,MERLEN W & KATHLEEN M 14153 37TH AVE S SEATTLE WA 98168 TENANT 14218 37TH AVE S TUKWILA WA 98168 TENANT 14225 42ND AVE S TUKWILA WA 98168 LEE,KEITH K 17750 15TH AVE NE SHORELINE WA 98155 TENANT 14101 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14110 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 GARCIA,JUAN C 1411837THAVES TUKWILA WA 98168 GARCIA,OMAR G 14123 37TH AVE S TUKWILA WA 98168 URETA,JOAQUIN 14126 37TH AVE S TUKWILA WA 98168 STANFIELD,ARLYN W & VELMA R 14143 37TH AVE S SEATTLE WA 98168 TENANT 14200 37TH AVE S TUKWILA WA 98168 TENANT 14224 37TH AVE S TUKWILA WA 98168 TENANT 14227 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 HUBNER SAMARA INC 19655 1ST AVE S 208 NORMANDY PARK WA 98148 SERRANO,PACIFICO V JR & REMED 14103 37TH AVE S TUKWILA WA 98168 TENANT 14111 37TH AVE S TUKWILA WA 98168 TENANT 14120 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14124 37TH AVE S TUKWILA WA 98168 TENANT 14132 37TH AVE S TUKWILA WA 98168 THONG,BUNTHAI 14147 37TH AVE S SEATTLE WA 98168 TENANT 14207 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14224 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 STOTSENBERG,GREGORY ALAN 15031 MILITARY RD S 134 -B SEATTLE WA 98188 GRAVERSEN,CL 20150 WASATCH MOUNTAIN LN BEND OR 97702 STEPPING STONE VENTURES L L 20303 10TH AVE W LYNNWOOD WA 98036 SODHI,DIMPLE 26200 125TH PL SE KENT WA 98030 LEE,JAMES KHUAN 3425 97TH AVE SE MERCER ISLAND WA 98040 ROBERT,KAYE H JR 3715 S 141ST ST 1 SEATTLE WA 98168 TENANT 3720 S 142ND ST TUKWILA WA 98168 BRINES,LILLIAN 3728 S 141ST ST SEATTLE WA 98168 TENANT 3731 S 141ST ST TUKWILA WA 98168 BAKER,GEORGE H 3742 S 141ST ST TUKWILA WA 98168 LEST.ER,PHILIP S 3743 S 142ND ST SEATTLE WA 98168 SINGH,PARNIT 4011 S 139TH ST TUKWILA WA 98168 CARVER,LEONARD III & MCMILLAN 2351 26TH AVE W SEATTLE WA 98199 ZENDEJAS,DAN 2635 CAMINO DEL RIO S 300 SAN DIEGO CA 92108 ORTIZ,ARTHUR C 3703 S 141ST ST TUKWILA WA 98168 TENANT 3718 S 141ST ST TUKWILA WA 98168 TENANT 3724 S 141ST ST TUKWILA WA 98168 TENANT 3729 S 142ND ST TUKWILA WA 98168 CHERRRINGTON,FRANK 3736 S 141ST ST SEATTLE WA 98168 TENANT 3742 S 141ST ST TUKWILA WA 98168 ZORA INC 3747 S 142ND ST TUKWILA WA 98168 TENANT 4011 S 139TH ST SEATTLE WA 98168 LOW INCOME HOUSING INSTITUT 2407 1ST AVE 200 SEATTLE WA 98121 CHEN,JOJO & JIAN 3222 S 142ND PL TUKWILA WA 98168 TENANT 3711 S 140TH ST TUKWILA WA 98168 DUNCAN,M A 3719 S 140TH ST SEATTLE WA 98168 MATHEW,REJI & ROSAMMA 3726 S 142ND ST TUKWILA WA 98168 DEITCHLER,RANDEL L 3730 S 142ND ST TUKWILA WA 98168 KEARNEY,JAMES M 3740 S 142ND ST SEATTLE WA 98168 TENANT 3742 S 142ND ST SEATTLE WA 98168 BAKER,DANNY D 3748 S I41 ST ST SEATTLE WA 98168 TENANT 4012 S 140TH ST TUKWILA WA 98168 Party of Record? laes NYes Yes Yes No Yes Yes Contact List Name: Mary Kootz Entisar Imirhim Ahmed Ali Ahmed J. Mohammound David Markley Sharon Flint Pam Fernald Who Public Public Mosque Trustee Mosque Trustee City Consultant (Parking) Public Public • • • Address: 13802 Military Rd S 3715 S. 141st #8 7986 45th Ave S State: Zip: Phone: Email Tukwila WA 98168 206 - 242 -2690 Tukwila WA 98168 206 -478 -1345 Seattle WA 98188 206 - 760 -2729 aliahmed4 @msn.com 503 - 734 -6593 somame(acomcast.net talvanzooie(vahoo.com 98052 - 332.425 -883 -4134 98168 8250 165th Ave NE Redmond WA 14137 37th Ave S Tukwila WA p.I.fernald @worldnet.att.net SHARMA,NANDESHWAR KUMAR 4017 S 139TH ST SEATTLE WA 98168 MAHAJER,HOSSEIN SABOUR 5031 RIPLEY LN N RENTON WA 98056 JACKSON,DONALD & JEANNELLE F 6527 48TH AVE NE SEATTLE WA 98115 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 SCHERRER,JEFF PO BOX 1094 LYNNWOOD WA 98046 TAT,SEAN & LENA PO BOX 27324 SEATTLE WA 98165 7 -11 INC 22866 PO BOX 711 DALLAS TX 75221 TENANT 4030 S 140TH ST TUKWILA WA 98168 VU,THINH TIEN 5113 S 284TH PL AUBURN WA 98001 HALSTEAD,WILLIAM A & JOELLEN 6610 39TH AVE SW SEATTLE WA 98136 PHAM,VICTOR 9604 BLUE THISTLE WAY ELK GROVE CA 95624 ABU -BAKR ISLAMIC CENTER OF WA PO BOX 18067 SEATTLE WA 98118 DUB PROPERTIES L L C PO BOX 3465 RENTON WA 98056 BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 FETTERS,TERRY J 5020 26TH AVE SW SEATTLE WA 98106 SALLE FAMILY L L C 5611 S RYAN ST SEATTLE WA 98178 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 J & J INVESTMENT ASSOCIATES 9805 NE 116TH ST 7317 KIRKLAND WA 98034 MOUNTAIN VIEW FAMILY ASSOC PO BOX 2170 LYNNWOOD WA 98036 MALY,ORRIN F PO BOX 69293 SEATTLE WA 98168 STEPPING STONE VENTURES L L 20303 10TH AVE W LYNNWOOD WA 98036 SODHI,DIMPLE 26200 125TH PL SE KENT WA 98030 LEE,JAMES KHUAN 3425 97TH AVE SE MERCER ISLAND WA 98040 ROBERT,KAYE H JR 3715 S 141ST ST 1 SEATTLE WA 98168 TENANT 3720 S 142ND ST TUKWILA WA 98168 BRINES,LILLIAN 3728 S 141ST ST SEATTLE WA 98168 TENANT 3731 S 141ST ST TUKWILA WA 98168 BAKER,GEORGE H 3742 S 141ST ST TUKWILA WA 98168 LESTER,PHILIP S 3743 S 142ND ST SEATTLE WA 98168 SINGH,PARNIT 4011 S 139TH ST TUKWILA WA 98168 CARVER,LEONARD III & MCMILLAN 2351 26TH AVE W SEATTLE WA 98199 ZENDEJAS,DAN 2635 CAMINO DEL RIO S 300 SAN DIEGO CA 92108 ORTIZ,ARTHUR C 3703 S 141ST ST TUKWILA WA 98168 TENANT 3718 S 141ST ST TUKWILA WA 98168 TENANT 3724 S 141ST ST TUKWILA WA 98168 TENANT 3729 S 142ND ST TUKWILA WA 98168 CHERRRINGTON,FRANK 3736 S 141ST ST SEATTLE WA 98168 TENANT 3742 S 141ST ST TUKWILA WA 98168 ZORA INC 3747 S 142ND ST TUKWILA WA 98168 TENANT 4011 S 139TH ST SEATTLE WA 98168 LOW INCOME HOUSING INSTITUT 2407 1ST AVE 200 SEATTLE WA 98121 CHEN,JOJO & JIAN 3222 S 142ND PL TUKWILA WA 98168 TENANT 3711 S 140TH ST TUKWILA WA 98168 DUNCAN,M A 3719 S 140TH ST SEATTLE WA 98168 MATHEW,REJI & ROSAMMA 3726 S 142ND ST TUKWILA WA 98168 DEITCHLER,RANDEL L 3730 S 142ND ST TUKWILA WA 98168 KEARNEY,JAMES M 3740 S 142ND ST SEATTLE WA 98168 TENANT 3742 S 142ND ST SEATTLE WA 98168 BAKER,DANNY D 3748 S 141ST ST SEATTLE WA 98168 TENANT 4012 S 140TH ST TUKWILA WA 98168 DOLLENTE,MAURO T JR & LILLIAN 14019 37TH AVE S TUKWILA WA 98168 SEATAC TUKWILA INVESTMENT L 14110 S PACIFIC HIGHWAY TUKWILA WA 98168 TENANT 14112 37TH AVE S TUKWILA WA 98168 TENANT 14121 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 SMALL,DARRIN RICHARD 14125 37TH AVE S TUKWILA WA 98168 FLINT,SHARON M 14137 37TH AVE S TUKWILA WA 98168 GRAF,MERLEN W & KATHLEEN M 14153 37TH AVE S SEATTLE WA 98168 TENANT 14218 37TH AVE S TUKWILA WA 98168 TENANT 14225 42ND AVE S TUKWILA WA 98168 LEE,KEITH K 17750 15TH AVE NE SHORELINE WA 98155 TENANT 14101 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14110 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 GARCIA,JUAN C 14118 37TH AVE S TUKWILA WA 98168 GARCIA,OMAR G 14123 37TH AVE S TUKWILA WA 98168 URETA,JOAQUIN 14126 37TH AVE S TUKWILA WA 98168 STANFIELD,ARLYN W & VELMA R 14143 37TH AVE S SEATTLE WA 98168 TENANT 14200 37TH AVE S TUKWILA WA 98168 TENANT 14224 37TH AVE S TUKWILA WA 98168 TENANT 14227 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 HUBNER SAMARA INC 19655 1ST AVE S 208 NORMANDY PARK WA 98148 SERRANO,PACIFICO V JR & REMED 14103 37TH AVE S TUKWILA WA 98168 TENANT 14111 37TH AVE S TUKWILA WA 98168 TENANT 14120 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14124 37TH AVE S TUKWILA WA 98168 TENANT 14132 37TH AVE S TUKWILA WA 98168 THONG,BUNTHAI 14147 37TH AVE S SEATTLE WA 98168 TENANT 14207 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14224 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 STOTSENBERG,GREGORY ALAN 15031 MILITARY RD S 134 -B SEATTLE WA 98188 GRAVERSEN,CL 20150 WASATCH MOUNTAIN LN BEND OR 97702 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 BRIGHT MORNINGSTAR PROPERTIES LLC 13624 180TH AVE NE REDMOND WA 98052 HERNANDEZ,CARMEN R & LOPEZ 13856 38TH AVE S SEATTLE WA 98168 TENANT 13862 38TH AVE S SEATTLE WA 98168 FICKLE,DIXIE L 13868 38TH AVE S SEATTLE WA 98168 MANG,NGOUN 13874 37TH AVE S TUKWILA WA 98168 GARCIA,WALTER A 13880 37TH AVE S TUKWILA WA 98168 AJP ENTERPRIZE LLC 13910 S PACIFIC HYW TUKWILA WA 98168 TENANT 13925 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14005 42ND AVE S TUKWILA WA 98168 STICKLEY,K & C 13229 184TH AVE SE RENTON WA 98059 BUTTERFIELD,DONALD E & JUDITH 13786 34TH AVE S TUKWILA WA 98168 RAMSON,HENRIQUES A & YVETTE M 13861 38TH AVE S SEATTLE WA 98168 GONZALES - CAMPOS,ADRIANA ETAL 13867 38TH AVE S SEATTLE WA 98168 STRIPE,ALICE SHARON 13873 37TH AVE S SEATTLE WA 98168 TENANT 13874 38TH AVE S SEATTLE WA 98168 TENANT 13880 37TH AVE S SEATTLE WA 98168 TENANT 13911 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14003 37TH AVE S TUKWILA WA 98168 TENANT 14010 37TH AVE S TUKWILA WA 98168 CHONG MAN 13545 SE NEWPORT WAY BELLEVUE WA 98006 ARMBRUSZT,ZOLTAN 13855 38TH AVE S SEATTLE WA 98168 HOOPER,FRANCESCA R 13862 37TH AVE S SEATTLE WA 98168 LEINGANG,EVA M 13868 37TH AVE S SEATTLE WA 98168 VAZQUEZ,DANIEL C 13873 38TH AVE S SEATTLE WA 98168 TENANT 13879 38TH AVE S TUKWILA WA 98168 TENANT 13880 38TH AVE S TUKWILA WA 98168 TENANT 13920 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14004 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14013 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 GARCIA,WALTER A TENANT TENANT 13880 37TH AVE S 13880 38TH AVE S 14201 42ND AVE S TUKWILA WA TUKWILA WA TUKWILA WA 98168 98168 98168 TENANT TENANT FIORE,NICK T 3728 S 141ST ST 4012 S 140TH ST 4021 S 139TH ST SEATTLE WA TUKWILA WA SEATTLE WA 98168 98168 98168 WEST,SHAWNJ 4101 S 139TH ST SEATTLE WA 98168 Abu -Bakr Mosque Meeting August 28, 2008 2PM 1. Overview of CUP Response Provided to City. 2. Update on parking determination: How is the response coming? 3. Timeline, how are we doing? 4. Other • REVIEW CRITERIA The review criteria for various types of projects are shown below. Please discuss development consistency with each criteria. Then, refer to the Tukwila Comprehensive Plan for project consistency with the policies. Please note that more than one Category of policies may apply. Criteria for Conditional Uses (TMC 18.64.030) 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. There was a long history of the City facing major prostitution and drug dealing issues along the SR -99 corridor. Approximately eight years ago, the City spent millions of dollars cleaning up the area and improving the highway. The City changed the name to Tukwila International Boulevard (TIB) to promote neighborhood and corridor safety improvements. The existing casino continued its operations thereafter. Therefore, The City should be delighted to change the use of the existing casino to a family oriented use that helps eliminate the issues it has been dealing with. The proposal is consistent with the City's livability and esthetics improvement goals. The proposal is for a community center that is needed for the area. The Center will be providing great benefits to the neighboring community and assisting with the public welfare. In case of natural disasters, the center could be used to provide shelter, food and assistance to the neighboring community. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development Regulations that are required in the district it will occupy. Per TMC 18.70.080 Nonconforming Parking Lots: "A. Nothing contained in the Off -street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facility covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for anystructure or facility which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100 %, the requirements of the Off - street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area." Since the proposed land use change would not require any increase in the parking area, then the exiting parking lot configuration is legally grandfathered regardless of conformance to new City standards. The applicant will be constructing all required improvements to facilitate the use of this tenant improvement project for the subject property. 3. The proposed development shall be compatible generally with the surrounding land uses. eiv Dept. Of Community AFFIDAVIT of .J tfuuiea w Development OF DISTRIBUTION L. HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Project Number: Board of Appeals Agenda Packet Notice of Action Mailin : re . uested b ' : Mailer's signature: Planning Commission Agenda Packet �_ . Official Notice _ AVYj��il // )2 Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit t _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: / �/�� �J�` /— (, M.e6 Was mailed to each of the addresses listed/attached on this day of in the year 240 C: \DOCUMENTS AND SETTINGS \TERI - S\DESKTOP\AFFIDAVITOF DISTRI'BIJaf'ION.DOC a°'-- Project Name: di, 5.---l�1 %f% /,, Q ,,G Project Number: 2 Mailin : re . uested b ' : Mailer's signature: ( �_ . -J -. _/ _ AVYj��il // )2 C: \DOCUMENTS AND SETTINGS \TERI - S\DESKTOP\AFFIDAVITOF DISTRI'BIJaf'ION.DOC CH , '1ST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS &REC () K.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY () CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ()COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () POLICE () PLANNING () PARKS & REC. ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES FIRE FINANCE BUILDING MAYOR OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL () SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM" ( ) FISHERIES PROGRAM" ( ) WILDLIFE PROGRAM **Send SEPA Checklist and full set of plans w/ NOA MEDIA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office ( ) DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKUST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT () PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT () OLYMPIC PIPELINE krQ VAL -VUE SEWER DISTRICT ( rWATER DISTRICT #20 WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT CITY OF SEA -TAC () TY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY SOUND TRANSIT ( ) bUWAMISH RIVER CLEAN -UP COALITION* • SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW PUBLIC NOTICE MAILINGS FOR PEP/TITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed /posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements - Cross- sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: \ADMINISTRATIVE \FORMS \CHECKLIST.DOC CITY OF TUKWIL,.A REVISED NOTICE OF APPLICATION PROJECT INFORMATION Mr. Young Kim has filed a conditional use permit application on behalf of Abu -Bakr Islamic Center of Washington to operate a religious institution (mosque) at 14101 Tukwila International Blvd. The mosque will be located in the previous CHIPS Casino site. Only minor exterior work is proposed to the outside of the existing building. Site improvements include upgrading the landscaping on the site and defining the site's entrance off of S. 141st Street. Religious Institutions are a conditional use within the underlying zoning. The project will be evaluated using the City's conditional use criteria found in TMC 18.64. On August 14, 2008 the applicant submitted an application for a Parking Determination from the Director of Community Development. The Parking Determination is required in order to determine the minimum number of parking stalls since the proposed use is not specified in the City's parking regulations. Date of Notice of Application: August 20, 2008 Projects applied for include: L08 -034 (Conditional Use Permit) and L08 -045 (Parking Determination) Other known required permits include: Development Permits Sign Permit Studies required with the applications include: Trip Generation and Parking Analysis This project is exempt from the State Environmental Policy Act (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. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., Wednesday, September 10, 2008. This project is required to be reviewed by the City's Planning Commission. The meeting has tentatively been scheduled for September 25, 2008 at 7:00 P.M. A separate notice will be distributed prior to the meeting. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Brandon J. Miles at (206) 431 -3684, bmiles @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: May 22, 2008 Notice of Completeness Issued: May 23, 2008 Notice of Application Issued: June 25, 2008, revised August 20, 2008. OSITE PLAN sou r. 70'4 N01E: 1. LANOSCIPE PLAN: 5EE LANDSCAPE DWG L TRIP GENERATION a PARKG ANALYSTS BY ENG.. SEE SUBMITTED. 0ONDION � 000l001an I PtRYO 100 160081 oaRIMIENI (uJ MIN MN MAO (5-3) 0 MGM (A-3) elMEGUIEDER 14101 110000 I TE0Y11NL BLVD TEMA. 11 OBI® 0001000 .3100)00 205) 709 -1310 ER RI 1TO M 10100 018 915230 1.100 I S CUM )AYES 1 45008 ADD E S PT OF OED 4 ID AIL L01SS &I ROB®R0F LOT 11 Ri M 400 FT OF 107 12 - P0O00O OF PARCEL A OF 01Y OF 1008 =ma U E 111125001/ NO 1.99 -0572 8E00000 10 19010700061 101010; 80C LAND USE 0000840072. 000E >% DC OCCURO Y: A-3 OCOMIT UM SEE BEIAO TM OF COMMOTION V-B. MOM [,$__ (SEE R PIAII) SEE MI OCCUPANCY 551. • PLI C S5L P06 NC 700E 2907.15 SEE M21 OCCURVICV 55L EMIN 1V 0054015 OEPOE0MG10) ABU -8010 5000 Coto 14101 113MOA 00ERTNIONA1 BLVD 00000 01 01100 k 200) 700 -1376 EMMA= 1M000 06 01241.42 1: 205) 109 -1379 4 10001 OEM. MINN IA 9008 mango Na AOM1EC111RE 300 ON ME S. 1108101. to 00130 T: (206) 3$- 0605 - TWO: 156. A0 700E OF 0088781 A1.11 PROEM A00. 54 031T LOP. 140Ia SIZE PI M AL1: F100R/OEW RM. SCHEDULES. 0800 Alt ELM. 00 00100) L -1: WOS0076 PIM L-2 0105014 NAN L -2 5607/7014 00000.5 1Ot o eMB2a I PER EVERY 4 FEED SEATS OR 10D SF OF ASSERR15 AREA ffiESE>00. TN025 PER NES TM LOCATION MAC SYSTEM (KA1010 & COOLIR'). DETERRED (A SEPENAIE PEINO ar Comma A0 RECD) MOT AI/WII/S 8010LtR 460100 . 00158RED (11 SCRAM PERMIT 0! 00080008 AS RE70) OPROJECT INFORMATION SCAM - O 2 NOT USED SCALE - 5 140TH ST. OVNONDY MAP SCALE MS - REM PROUD ZONOC NCC NM 00 0610NAL LSE PFR10T 001000GL USE PERMIT =mom OSE PERRO1 MONO (fl4 16-7) (PM a 1 M50 RR) 1/4 SEATS OR 1/100 SF (5.01 SF) 10 LOTS BRE OCR (1/50 Mkt EOM 3 RECD 3 PROVO NEON N/A N/A SETBACK N/A N/A LANDSMAN YES YES 101 56014080 LOT SIZE: TOTAL BLOC AREA: - LWSDOE: - PORCH: - PAIN STOP. 09.101 SF 14.360 SF 1.4.35 SF 4.908 57 TOTAL: 20.704 SF BLOC. AREA 212 R LUIDSCAPE AREA 9.261 5F AMONG LOT 5005: 2,965 SF (200 SF. UP TO 40 1015 900 5F: 60 PAOLO STALLS . 15 SF/EA) 1.300 5F 8100 TOTAL: 12.225 SF POND (3 3.7 R OF LOT SIZE) RECEIVED 2117:77 COMF.1UNITY DEVELOPMENT 10 MOON WE toollasloo ABO.BAQ MAIM 14101 TUKWI A 10LIIYAT0IALBLVD R>ZWUA. WA 91162 CONTACT: RQ IMAMS YAB 000)7921379 CUP APPLICATION NWA ACRITECTU IL sms* au am 4.1.111.1111 .30„141311 N01 PRIMO W 301 -335 0881 0 NT(TR 5/79/206 MIA AS NOTED ME PTAN AMER A1.1 �, DOE ORE eitg al J ukuuiea Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION /, /(.e I / '5t %' �l i„, / HEREBY DECLARE THAT: Notice of Public Hearing Project Name: Determination of Non - Significance Notice of Public Meeting �� 61L /j (✓ C Z ' Mitigated Determination of Non - Significance , �j��I /71(° (J Board of Adjustment Agenda Packet )1,7),.'c,74 I Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda V 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 in the year 2er on this C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITCY DISTRIBUTION.DOC )-0 Project Name: `_ Project Number: �� 61L /j (✓ C Z ' Mailing requested by: , �j��I /71(° (J Mailer's signature: )1,7),.'c,74 I C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITCY DISTRIBUTION.DOC )-0 CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Mr. Young Kim has filed a conditional use permit application on behalf of Abu -Bakr Islamic Center of Washington to operate a religious institution (mosque) at 14101 Tukwila International Blvd. The mosque will be located in the previous CHIPS Casino site. Only minor exterior work is proposed to the outside of the existing building. Site improvements include upgrading the landscaping on the site and defining the site's entrance off of S. 141st Street. Religious Institutions are a conditional use within the underlying zoning. The project will be evaluated using the City's conditional use criteria found in TMC 18.64. Projects applied for include: L08 -034 Other known required permits include: Development Permits Sign Permit Studies required with the applications include: Trip Generation and Parking Analysis This project is exempt from the State Environmental Policy Act (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. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., Wednesday, July 9, 2008. This project is required to be reviewed by the City's Planning Commission. The meeting has tentatively been scheduled for August 28, 2008 at 7:00 P.M. A separate notice will be distributed prior to the meeting. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Brandon J. Miles at (206) 431 -3684, bmiles @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: May 22, 2008 Notice of Completeness Issued: May 23, 2008 Notice of Application Issued: June 25, 2008 PEDESTRIAN CONNECTION CI. OF 141ST ST._ II COYPALT LOTS 24 -8 5/8` alp 4. Crolr 4e.4 --41 600 N6TIrOTw COST. BLDG. (PAWN %fAWR7E) 4.906 SF 2 2 EXIST, LANDSCAPE TO REMAIN w/00RWGE N 8T11'0r OSITE PLAN sou 1`. 2F -D• N6T1TOB'W NOTE 1. LANDSCAPE RAM SEE LANDSCAPE MG. 2. TRIP GENERATION A PARIU77 M ALYSLS: BY ENO.. SEE SWEATED. 50 COMMA USE FOND FOR 109661 66NOVERE91 (1.L) IOTA ERN CASED (6 -3) TO 11050170 (8-3) IMEGLARMIIM 14101 110616A 1810817610181L BLVD MORA. EA 96166 LRAg1069 ALYAIA% 206) 799 -1379 62i1 611 NM 16,000 0120 SEGIDWISIO/RANOE: se 15 23 4 MUMMY ADO E S 60 01 101 4 DM ALL 1015586 TNN N 89 FT Cr 10T 11 7 05 9 1 9 07 10 7 2 - PORTION OF PARCEL A OF 016 OF 1Wd0A 130Utm489 106 AOAIDY0d NO L99 -0011 RECORDED 80 19991007002061 ZONAL I CC IAAO USE: COLT EOCIAL 000'06 EC OQ3WANCt A -3 OCCUPANT LOAM SEE BELOW 17PE OF C0161R8CIRt 2-6. SPERM OCCUPANCY' RADO : (SEE FL. PLAN) SEE 421 OCUWABCY SIN. PIINRIRC CAN COB 190180E 290215 SEE A21 OCCUPANCY 0111 9608691! Anglicsigeggsm, 48 2 460 - 11AKR IL/WC 891709 14101 TIARA 181611IA00NAL BLVD TUNISIA. WA 98166 F 206) 799 -1376 1901E11 ONBER 1011111111.10 3611648 71 206) 799 -1379 1954 10606 AYE BE,. 605101, 814 98059 060 BBCMCL' NN AR00EC1U9E 3678 4TH NE S SEARLE. • 8 98134 7: (206) 355 -9086 - 100010 CA ALA TABLE !R CCOM1R A1.1: PROJECT SRL VOMIT WP. NOTES, SITE PLAN 42.1: 11001(/0040 PUN, 928EDL E5. 8016 4St: ELEY. (NO 05612) 1 -1: LANDSCAPE PLAY 1 -2 1000A769 PAN 1 -1 LOCATION DETAILS TOT MOMEIM PANNING; 1 PER Noir 4 FIXED SEATS CR 100 SF OF ASE68LY ATEA P$ R�1NLERp051. YO06T PER saw FALL LOCA108 NAK 576104 (16A1140 & 000100)1 06E80ED (A SEPERATE PERIM 6Y C0101DCTOR AS REVD) INCH 0AAC> vPLw9./DRE AWW/5PR00ER PERNIR DEFERRED (A SEPERIDE P18107 8r CONTRACTOR AS REM) 0 PROJECT INFORMATION SCALE - ONOT USED 2 SCALE - IT MAP SCALE Nts SCALE S - - REO'O PROVO ZONAL CC NCC CONM70NLL USE PERINI CONDITIONAL USE PERIRf CONOIT0N4L USE PERYIT PARNC (F0. 18-7): (PRAY 4 981.18 RN) 1/4 SFA75 OR 1/i00 Sr (5.691 SF) 100 LOTS RAE RACK (1/50 PRO('G L076} 3 REO'0 3 PROVO f6300 11/8 N/A SETBACK N/A N/A LANDSCAPE YES YES IOT SUMMARY: LOT SIZE 70WL BLOC AREA - u0500E: - PORCH: - PAM 5NOP 69.101 5F 14.360 SF (.436 5F 4.906 5F rOTA1. 20.704 SF 8100 AREA: 23.7 A LWWGPE AREA PARKWC LOT SLA80 9.261 SF 1.965 SF (200 5r: LID 10 40 L010 900 SF' 60 PIANO STALLS • 15 SF /EA) 1.100 5F RED"D 701AL 12.226 SF PROVO (13.7 L OF LOT SIZE) LDS O 3 RECEIVED CQir17:51)NITal rtEVLLOPP ENT NO. REV6ION 041E coriaNNEANN ABD69AICR MAN= CONEER OP WA 14101 Tr1L610.A INTERNATIONAL BLVD TULIVITA WA99168 CONTACT:2AL IALALYAR C x06)7994379 CUP APPLICATION 04 ARCRI[ RCTY RE 10AtlRi fA WV if f.]]f.tf14 �nl AMSTER I MAC 1. 011 v 0014th I6R P981167 NO 1 301 -305 ORAO BL - Bf) TX 0410 5/19/2006 SCALE AS NOTED n86 SITE PUN NLOIPER A1.1 ANA • Teri Svedahl - Mosque Notice of Application • Page 1 of 1 From: Brandon Miles To: Teri Svedahl Date: 06/26/2008 2:06 PM Subject: Mosque Notice of Application Teri- Can you send a copy of that Notice of Application to: Mary Koontz 13802 Military Rd. S. Tukwila, WA 98168 Thanks, Brandon Brandon 3. Miles Senior Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us file: / /C: \Documents %20and %20Settings\ Teri -S\ Local %20Settings \Temp\XPGrpWise \48... 06/26/2008 CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 () K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC K.C. ASSESSOR'S OFFICE TUKWILA SCHOOL DISTRICT ( TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST \.) SEATTLE CITY LIGHT ()PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) COMCAST UTILITIES CITY AGENCIES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE ( ) POLICE ( )FINANCE ( ) PLANNING () BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK OTHER L L AGENCIES () PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ** ( ) FISHERIES PROGRAM** ( ) WILDLIFE PROGRAM **Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC MEDIA () DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office ( ) DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR () K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY () K C PUBLIC LIBRARY `ty HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 WATER DISTRICT #125 ( CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW IC NOTICE MAILINGS FOR PETS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: \ADMINISTRATIV E\FORMS \CHECKLIST.DOC SHARMA,NANDESHWAR KUMAR 4017 S 139TH ST SEATTLE WA 98168 MAHAJER,HOSSEIN SABOUR 5031 RIPLEY LN N RENTON WA 98056 JACKSON,DONALD & JEANNELLE F 6527 48TH AVE NE SEATTLE WA 98115 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 SCHERRER,JEFF PO BOX 1094 LYNNWOOD WA 98046 TAT,SEAN & LENA PO BOX 27324 SEATTLE WA 98165 7 -11 INC 22866 PO BOX 711 DALLAS TX 75221 TENANT 4030 S 140TH ST TUKWILA WA 98168 VU,THINH TIEN 5113 S 284TH PL AUBURN WA 98001 HALSTEAD,WILLIAM A & JOELLEN 6610 39TH AVE SW SEATTLE WA 98136 PHAM,VICTOR 9604 BLUE THISTLE WAY ELK GROVE CA 95624 ABU -BAKR ISLAMIC CENTER OF WA PO BOX 18067 SEATTLE WA 98118 DUB PROPERTIES L L C PO BOX 3465 RENTON WA 98056 BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 FETTERS,TERRY J 5020 26TH AVE SW SEATTLE WA 98106 SALLE FAMILY L L C 5611 S RYAN ST SEATTLE WA 98178 SEG 56TH LLC 845 106TH AVE NE 100 BELLEVUE WA 98004 J & J INVESTMENT 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INTERNATIONAL BLVD TUKWILA WA 98168 STOTSENBERG,GREGORY ALAN 15031 MILITARY RD S 134 -B SEATTLE WA 98188 GRAVERSEN,CL 20150 WASATCH MOUNTAIN LN BEND OR 97702 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 BRIGHT MORNINGSTAR PROPERTIES LLC 13624 180TH AVE NE REDMOND WA 98052 HERNANDEZ,CARMEN R & LOPEZ 13856 38TH AVE S SEATTLE WA 98168 TENANT 13862 38TH AVE S SEATTLE WA 98168 FICKLE,DIXIE L 13868 38TH AVE S SEATTLE WA 98168 MANG,NGOUN 13874 37TH AVE S TUKWILA WA 98168 GARCIA,WALTER A 13880 37TH AVE S TUKWILA WA 98168 AJP ENTERPRIZE LLC 13910 S PACIFIC HYW TUKWILA WA 98168 TENANT 13925 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14005 42ND AVE S TUKWILA WA 98168 STICKLEY,K & C 13229 184TH AVE SE RENTON WA 98059 BUTTERFIELD,DONALD E & JUDITH 13786 34TH AVE S TUKWILA WA 98168 RAMSON,HENRIQUES A & YVETTE M 13861 38TH AVE S SEATTLE WA 98168 GONZALES - CAMPOS,ADRIANA ETAL 13867 38TH AVE S SEATTLE WA 98168 STRIPE,ALICE SHARON 13873 37TH AVE S SEATTLE WA 98168 TENANT 13874 38TH AVE S SEATTLE WA 98168 TENANT 13880 37TH AVE S SEATTLE WA 98168 TENANT 13911 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14003 37TH AVE S TUKWILA WA 98168 TENANT 14010 37TH AVE S TUKWILA WA 98168 CHONG MAN 13545 SE NEWPORT WAY BELLEVUE WA 98006 ARMBRUSZT,ZOLTAN 13855 38TH AVE S SEATTLE WA 98168 HOOPER,FRANCESCA R 13862 37TH AVE S SEATTLE WA 98168 LEINGANG,EVA M 13868 37TH AVE S SEATTLE WA 98168 VAZQUEZ,DANIEL C 13873 38TH AVE S SEATTLE WA 98168 TENANT 13879 38TH AVE S TUKWILA WA 98168 TENANT 13880 38TH AVE S TUKWILA WA 98168 TENANT 13920 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14004 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TENANT 14013 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 GARCIA,WALTER A TENANT TENANT 13880 37TH AVE S 13880 38TH AVE S 14201 42ND AVE S TUKWILA WA TUKWILA WA TUKWILA WA 98168 98168 98168 TENANT TENANT FIORE,NICK T 3728 S 141ST ST 4012 S 140TH ST 4021 S 139TH ST SEATTLE WA TUKWILA WA SEATTLE WA 98168 98168 98168 WEST,SHAWNJ 4101 S 139TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13807 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13820 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13831 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13838 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13849 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13856 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13867 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13874 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 14010 37TH AVE S TUKWILA WA 98168 -4014 TUKWILA COMMUNITY MEMBER 14111 37TH AVE S TUKWILA WA 98168 -4015 • • TUKWILA COMMUNITY MEMBER 13813 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13825 37TH AVE S TUKWILA WA 98168-4011 TUKWILA COMMUNITY MEMBER 13832 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13843 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13850 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13861 37TH AVE S TUKWILA WA 98168-4011 TUKWILA COMMUNITY MEMBER 13868 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13880 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 14019 37TH AVE S TUKWILA WA 98168 -4013 TUKWILA COMMUNITY MEMBER 14112 37TH AVE S TUKWILA WA 98168 -4099 TUKWILA COMMUNITY MEMBER 13819 37TH AVE S TUKWILA WA 98168-4011 TUKWILA COMMUNITY MEMBER 13826 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13837 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13844 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13855 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 13862 37TH AVE S TUKWILA WA 98168 -4012 TUKWILA COMMUNITY MEMBER 13873 37TH AVE S TUKWILA WA 98168 -4011 TUKWILA COMMUNITY MEMBER 14003 37TH AVE S TUKWILA WA 98168 -4014 TUKWILA COMMUNITY MEMBER 14103 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14118 37TH AVE S TUKWILA WA 98168 -4099 TUKWILA COMMUNITY MEMBER 14123 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14126 37TH AVE S TUKWILA WA 98168 -4099 TUKWILA COMMUNITY MEMBER 1413237THAVES 103 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 106 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 202 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 205 TUKWILA WA 98168 -4060 Maple Apartments 14132 37TH AVE S TUKWILA WA 98168 -4083 TUKWILA COMMUNITY MEMBER 14143 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 101 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 104 TUKWILA WA 98168 -4085 • • TUKWILA COMMUNITY MEMBER 14124 37TH AVE S TUKWILA WA 98168 -4099 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 101 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 104 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 107 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 203 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 1413237THAVES206 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 14135 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14147 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 102 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 201 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14125 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 102 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 105 TUKWILA WA 98168 -4059 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 201 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 204 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 14132 37TH AVE S 207 TUKWILA WA 98168 -4060 TUKWILA COMMUNITY MEMBER 14137 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14153 37TH AVE S TUKWILA WA 98168 -4015 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 103 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 202 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 203 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 302 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 105 TUKWILA WA 98168 -6001 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 108 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 205 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 208 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 222 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 307 TUKWILA WA 98168 -4056 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 310 TUKWILA WA 98168 -4056 TUKWILA COMMUNITY MEMBER 1421837THAVES 1 TUKWILA WA 98168 -4052 • • TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 204 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 303 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 106 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 109 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 206 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 209 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 305 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 308 TUKWILA WA 98168 -4056 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 311 TUKWILA WA 98168 -4056 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 2 TUKWILA WA 98168 -4052 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 301 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14200 37TH AVE S 304 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 107 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 110 TUKWILA WA 98168 -4054 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 207 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 210 TUKWILA WA 98168 -4055 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 306 TUKWILA WA 98168 -4056 TUKWILA COMMUNITY MEMBER 14210 37TH AVE S 309 TUKWILA WA 98168 -4056 Mountain View Apartments 14210 37TH AVE S TUKWILA WA 98168 -4057 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 20 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 21 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 24 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 27 TUKWILA WA 98168 -4053 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 3 TUKWILA WA 98168 -4052 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 6 TUKWILA WA 98168 -4052 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 9 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 103 TUKWILA WA 98168 -4050 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 106 TUKWILA WA 98168 -4000 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 109 TUKWILA WA 98168 -4000 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 202 TUKWILA WA 98168 -4051 • • TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 22 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 25 TUKWILA WA 98168 -4053 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 28 TUKWILA WA 98168 -4085 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 4 TUKWILA WA 98168 -4052 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 7 TUKWILA WA 98168 -4025 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 101 TUKWILA WA 98168 -4050 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 104 TUKWILA WA 98168 -4050 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 107 TUKWILA WA 98168 -4000 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 110 TUKWILA WA 98168 -4000 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 203 TUKWILA WA 98168 -4051 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 23 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 26 TUKWILA WA 98168 -4053 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 29 TUKWILA WA 98168 -4053 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 5 TUKWILA WA 98168 -4052 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S 8 TUKWILA WA 98168 -4086 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 102 TUKWILA WA 98168 -4050 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 105 TUKWILA WA 98168 -4050 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 108 TUKWILA WA 98168 -4000 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 201 TUKWILA WA 98168-4051 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 204 TUKWILA WA 98168 -4051 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 205 TUKWILA WA 98168-4051 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 208 TUKWILA WA 98168 -4087 TUKWILA COMMUNITY MEMBER 13802 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13814 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13825 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13832 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13843 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13850 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13861 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13868 38TH AVE S TUKWILA WA 98168 -4021 • • TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 206 TUKWILA WA 98168 -4087 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 209 TUKWILA WA 98168 -4087 TUKWILA COMMUNITY MEMBER 13807 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13819 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13826 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13837 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13844 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13855 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13862 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13873 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 207 TUKWILA WA 98168 -4087 TUKWILA COMMUNITY MEMBER 14224 37TH AVE S 210 TUKWILA WA 98168 -4087 TUKWILA COMMUNITY MEMBER 13808 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13820 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13831 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13838 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13849 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13856 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13867 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 13874 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 13879 38TH AVE S TUKWILA WA 98168 -4020 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 1 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 12 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 15 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 18 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 20 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 23 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 26 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 29 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 31 TUKWILA WA 98168 -4142 • • TUKWILA COMMUNITY MEMBER 13880 38TH AVE S TUKWILA WA 98168 -4021 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 10 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 13 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 16 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 19 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 21 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 24 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 27 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 3 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 32 TUKWILA WA 98168 -4143 Southgate Mobile Home Park 14005 42ND AVE S #21 TUKWILA WA 98168 -4110 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 11 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 14 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 17 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 2 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 22 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 25 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 28 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 30 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 33 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 34 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 37 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 4 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 42 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 45 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 48 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 50 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 53 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 56 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 59 TUKWILA WA 98168 -4143 • • TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 35 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 38 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 40 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 43 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 46 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 49 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 51 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 54 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 57 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 6 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 36 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 39 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 41 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 44 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 47 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 5 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 52 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 55 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 58 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 60 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 61 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 64 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 9 TUKWILA WA 98168 -4142 Royal Choice Laundry 4012 S 140TH ST TUKWILA WA 98168 -4126 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 2 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 22 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 25 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 3 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 6 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 9 TUKWILA WA 98168 -4147 • • TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 62 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 7 TUKWILA WA 98168 -4142 Taqueria Latinos 14005 42ND AVE S TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 1 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 20 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 23 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 26 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 4 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 7 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 10 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 63 TUKWILA WA 98168 -4143 TUKWILA COMMUNITY MEMBER 14005 42ND AVE S 8 TUKWILA WA 98168 -4142 TUKWILA COMMUNITY MEMBER 3719 S 140TH ST TUKWILA WA 98168 -4026 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 19 TUKWILA WA 98168-4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 21 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 24 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 27 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 5 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4020 S 140TH ST 8 TUKWILA WA 98168 -4147 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 11 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 12 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 15 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 18 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 30 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 33 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 36 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 3726 S 142ND ST TUKWILA WA 98168 -4076 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 11 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 2 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 5 TUKWILA WA 98168 -4048 • • TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 13 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 16 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 28 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 31 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 34 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 37 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 1 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 12 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 3 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 6 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 14 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 17 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 29 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 32 TUKWILA WA 98168 -4146 TUKWILA COMMUNITY MEMBER 4030 S 140TH ST 35 TUKWILA WA 98168 -4146 Birchcrest Apartments 4030 S 140TH ST y TUKWILA WA 98188 -4146 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 10 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 14 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 4 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 7 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 7A TUKWILA WA 98168 -4048 Dragon Court I Apartments 3729 S 142ND ST TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3740 S 142ND ST TUKWILA WA 98168 -4076 Zora, Inc. (dba Jet Inn) 3747 S 142ND ST TUKWILA WA 98168 -4075 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 11 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 14 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 17 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 19 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 21 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 24 TUKWILA WA 98168 -3177 • • TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 8 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3730 S 142ND ST 1 TUKWILA WA 98168 -4076 TUKWILA COMMUNITY MEMBER 3742 S 142ND ST TUKWILA WA 98168 -4076 TUKWILA COMMUNITY MEMBER" 13500 TUKWILA INTL BLVD 1 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 12 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 15 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 17A TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 2 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 22 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 25 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 3729 S 142ND ST 9 TUKWILA WA 98168 -4048 TUKWILA COMMUNITY MEMBER 3730 S 142ND ST 2 TUKWILA WA 98168 -4076 TUKWILA COMMUNITY MEMBER 3743 S 142ND ST TUKWILA WA 98168 -4075 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 10 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 13 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 16 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 18 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 20 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 23 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 26 TUKWILA WA 98168-3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 27 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 3 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 32 TUKWILA WA 98168-3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 35 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 5 TUKWILA WA 98168-3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 8 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 1 TUKWILA WA 98168-3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 12 TUKWILA WA 98168-3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 15 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 18 TUKWILA WA 98168 -3176 • • TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 28 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 30 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 33 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 36 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 6 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 9 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 10 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 13 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 16 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 19 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 29 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 31 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 34 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 4 TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13500 TUKWILA INTL BLVD 7 TUKWILA WA 98168 -3177 Robbins Properties LLC 13500 TUKWILA INTL BLVD TUKWILA WA 98168 -3177 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 11 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 14 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 17 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 2 TUKWILA WA 98168-3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 20 TUKWILA WA 98168-3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 5 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 8 TUKWILA WA 98168 -3176 Evergreen Vending 13800 TUKWILA INTL BLVD TUKWILA WA 98168 -3169 Econo Lodge 13910 TUKWILA INTL BLVD TUKWILA WA 98168 -3150 Amano Wireless Services 13919 TUKWILA INTL BLVD TUKWILA WA 98168 -3149 Smoke Town II 13925 TUKWILA INTL BLVD TUKWILA WA 98168 -3149 TUKWILA COMMUNITY MEMBER 13801 37TH AVE S TUKWILA, WA 98168 • • TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 3 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 6 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 9 TUKWILA WA 98168 -3176 Blue Nile Studio /Coffee Shop 13810 TUKWILA INTL BLVD TUKWILA WA 98168 -3169 Alle Amin & Halal Meat 13919 TUKWILA INTL BLVD TUKWILA WA 98188 -3149 Pacific Properties 13921 TUKWILA INTL BLVD TUKWILA WA 98168 -3149 Budget Used Tires, LLC 14004 TUKWILA INTL BLVD TUKWILA WA 98168 -4121 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 4 TUKWILA WA 98168 -3176 TUKWILA COMMUNITY MEMBER 13504 TUKWILA INTL BLVD 7 TUKWILA WA 98168-3176 Pacific Village Apts. 13504 TUKWILA INTL BLVD TUKWILA WA 98168 -3176 Salaama Restaurant 13820 TUKWILA INTL BLVD TUKWILA WA 98168 -3169 Sahal Store 13919 TUKWILA INTL BLVD TUKWILA WA 98188 -3149 Town Grocery 13925 TUKWILA INTL BLVD TUKWILA WA 98168 -3149 Block and Head Machine 14013 TUKWILA INTL BLVD TUKWILA WA 98168 -4120 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 25, 2011 Mr. Mohammed Jama Abu -Bakr Islamic Center/Mosque 14110 Tukwila International Blvd Tukwila, WA 98188 RE: Abu -Bakr Mosque 14101 Tukwila International Blvd Parking Determination, L08 -045 One -Year Parking Report Dear Mr. Jama: On September 10, 2008 the City of Tukwila issued a Notice of Decision for a parking determination to determine the minimum number of stalls required for the proposed Mosque at 14101 Tukwila International Blvd. As you are aware, the proposed Mosque operation was not a use anticipated by the City's parking regulations and thus a parking determination had to be issued by the City. Your application included reports evaluating similar Mosques within the Seattle region in order to forecast the total number of attendees to the Tukwila Mosque. The City relied heavily on the information you provided to set the minimum number of parking stalls required for the proposed Abu -Baker Mosque. Also, the parking determination issued by the City was referenced when the City approved the Conditional Use Permit application for the proposed use. A condition of the City's Notice of Decision for the Parking Determination required that within one -year of the Mosque's operation a survey of parking be provided to the City to reflect the actual usage of the Mosque. The condition also stated that additional mitigation and monitoring may be required if off -site impacts were identified when the initial one year report was provided to the City. On October 8, 2010 the City received a copy of a report entitled, "Trip Generation Analysis ", prepared October 7, 2010. This report was prepared in response to the condition outlined in the September 10, 2008 Notice of Decision. Following receipt of this report, City staff met with you and other representatives from the Abu -Baker Mosque H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 to discuss the findings in the report which noted mosque attendance and parking usage exceeded what was forecast as part of the initial application process. You mentioned that the survey days in the October 7, 2010 report reflected peak attendance days during Ramadan and thus were higher than the typical expected attendance. The City suggested that you provide a revised report and conduct parking counts outside of Ramadan. • On April 19, 2011, the City received your revised report entitled "Updated Trip Generation Analysis" dated April 6, 2011 (hereinafter "April 6 Report"). After reviewing the April 6 Report, the City has serious concerns that the information provided to the City during the initial application proceedings was flawed because it significantly understated the true usage of the Abu Baker Mosque. The following table compares the anticipated usage vs. the actual usage of the Mosque: The parking counts and attendee counts that have been provided to the City are substantially higher than what was provided to the City during the initial application process. The actual usage numbers of the Mosque were never communicated to the City during the review process of both the Special Permission Application and the Conditional Use Permit Application. Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a Conditional Use Permit if the "... [ P]ermit is being exercised contrary to the terms or conditions of such approval..." . The number of cars parked on the site and the total number of attendees may be considered as contrary to the approved permit. The City would like to work with you to address the parking issues associated with the Mosque use. The following are suggestions that City staff would like you to explore in reducing the parking impacts associated with the Mosque use: 1. Additional parking off -site should be obtained, at least during Ramadan; 2. Consider hiring a professional parking company to manage the parking on site, to manage the off -site parking and to assist you in locating additional parking off - site; 3. It may also be a good gesture to purchase "A" boards for properties along S. 141St and Tukwila International Blvd noting "No Mosque" parking. These "A" boards would be placed by Mosque representatives prior to large events at the Mosque and; H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc Total Mosque Attendees Total Vehicles Parked on site September 1, 2008 Report 240 to 320 persons (forecasted) 994 60 to 80 (forecasted) 256 November 3, 2010 Report (average) April 6, 2011 Report (average) 624 160 The parking counts and attendee counts that have been provided to the City are substantially higher than what was provided to the City during the initial application process. The actual usage numbers of the Mosque were never communicated to the City during the review process of both the Special Permission Application and the Conditional Use Permit Application. Tukwila Municipal Code (TMC) 18.64.070 (A)(4) allows the City to revoke or modify a Conditional Use Permit if the "... [ P]ermit is being exercised contrary to the terms or conditions of such approval..." . The number of cars parked on the site and the total number of attendees may be considered as contrary to the approved permit. The City would like to work with you to address the parking issues associated with the Mosque use. The following are suggestions that City staff would like you to explore in reducing the parking impacts associated with the Mosque use: 1. Additional parking off -site should be obtained, at least during Ramadan; 2. Consider hiring a professional parking company to manage the parking on site, to manage the off -site parking and to assist you in locating additional parking off - site; 3. It may also be a good gesture to purchase "A" boards for properties along S. 141St and Tukwila International Blvd noting "No Mosque" parking. These "A" boards would be placed by Mosque representatives prior to large events at the Mosque and; H:1Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc • 4. Purchasing of Transit passes for Mosque attendees. These are just some examples of measures that you should look at in addressing the additional attendees attending the Mosque site. The City will need you to provide a detailed report to address how the Mosque will accommodate the number of additional attendees above what was included in the original application. The report will need to be provided to the City by August 1, 2011. With that information, staff will then work with you to revise the Parking Determination. As part of any revised Parking Determination, the City will again require that a one -year monitoring report is provided to the City. If you have any questions or if the City can be of assistance, please call me at (206) 431- 3684 or via em : it at Brandon.Miles @TukwilaWa.gov. Sincerely, lilq Brandon J. Miles Senior Planner cc. Jack Pace, I ctor File (L08 -032 and L08 -045) H:\Developments\Mosque\Parking Determination \One -Year Follow Up\Parking Letter.doc City of Tukwila Department of Community Development November 3, 2010 Via Certified and Regular Mail Mr. Mohammed Jama Abu -Bald Mosque PO Box 68069 Tukwila, WA 98169 RE: Parking Determination 14101 Tukwila International Blvd Dear Mr. Jama Jim Haggerton, Mayor Jack Pace; Director On October 15, 2010, the City sent you a letter requesting additional information as part of the one -year parking survey that was submitted to the City on October 8, 2010 (A copy of that letter is attached). As of today the City has not received a response to our request for additional information. Please respond to the City's letter by November 17, 2010 by either providing the requested information or providing a letter outlining why the information cannot be provided. The City will complete its review of the one -year parking determination after November 17, 2010 and will analyze all information provided to us. If you wish to meet to discuss or require assistance from the City, please feel free to contact me by p. c e at (206) 43 - .684 or via email at bmiles @ci.tukwila.wa.us. Bra on J. Miles Senior Planner cc. Nora Gierloff, Deputy Director Don Lincoln, Deputy Police Chief File 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 it KID / ® TU y, y't� %r� Jim Haggerton, Mayor epartment of Co117111lm&t with eves ®}'S-t? ava Jack Pace, Director October 15, 2010 Mohammed Jama Abu -Bakr Mosque PO Box 68069 Tukwila, WA 98169 RE: Parking Determination 14101 Tukwila International Blvd One -Year Parking Survey Dear Mr. Jama: Thank you for providing the report entitled, "Trip Generation Analysis: Abu Baker Islamic Center /Mosque (hereinafter 2010 Report)" dated October 7, 2010. The City is in the process of reviewing the report and needs additional information in order to complete our review. The following items are needed in order for us to complete our review: 1. Please expand on the methodology used in the preparation of the 2010 Report. It's unclear what time of day was used in the preparation of the 2010 Report. Was this prepared during Friday afternoon prayers? If so, please include the exact start and end time for the parking counts. Did the total number of "Mosque Attendees" shown in Table 1 of the 2010 Report attend one prayer? Did the total number of attendees listed occupy the Mosque building at one time? 2. Can you provide more detail on what "foot transit" is referring to in Table 1 of the 2010 Report? It's unclear if the foot transit reference is referring to actual pedestrians who are walking from their homes or is being used to count people who have parked off -site and are walking to the Mosque building. Is it possible to break the "foot transit" category into the following subcategories? A. Users of the Mosque who have parked off -site on a private lot (i.e. Bartell Drugs, etc); B. Users of the Mosque who are utilizing on- street parking; C. Individuals who have walked directly from their residences or places of employment to the Mosque; and D. Individuals who have utilized Mass Transit (bus or light rail) to get to the Mosque. 3. The 2010 Report notes that there is a signed contract between Bartell Drugs and a property located on the eastside of TIB. Could you please provide a copy of both contracts? 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 4. The Notice of Decision for the Parking Determination issued September 10, 2008 required, as a condition, the establishment of Transportation Management Program. The following elements were required to be included in the Transportation Management Program: A. Information and Education 1. Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. Include information encouraging carpooling, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications. This information and education program shall be on -going and remain in effect for the life of the project. B. Demand Reduction Strategies 1. Establish a preferred parking area for families and groups that carpool with four or more persons per car. This area shall be established and clearly delineated prior to final occupancy. C. Demand Management Strategies 1. Develop a signage plan to direct worshipers to the proper parking areas. The signage shall be in place prior to final occupancy. All signage shall comply with Title 19 of the TMC. 2. On special events when the parking demand will exceed the on -site parking availability the applicant shall identify measures to ensure that sufficient parking is available. Measures could include temporary agreements with surrounding businesses or shuttles from nearby churches and /or schools. 3. On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the property on -site parking stalls and /or to off site remote off - street parking. Please provide the City a copy of your most recent Transportation Management Program for review. Once we have received the above information we can complete our review of the 2010 Report. When we have completed our review of the 2010 Report I would like to schedule a time to discuss next steps in the Parking Determination and through partnership, develop strategies to deal with any parking issues. If you have any questions, please feel free to call (206) 431 -3684 or send an email to bmiles • ci.tukwila.wa.us. Sincere) t f Brandon J. Miles Senior Planner cc. File (L08 -045) City of Departmen 6300 South Tukwila, WA' trIT117117ITIMI:110,11.7Pahl, aertiattrasetatet: UNDELIVERABLE AS ACtialWSSED 1 RTIFIEO MAIL • 11 7003 2260 0006 4-160 0461 se.,A.ITLE vy.,v.:.1 • , • Vtr,0*Zna: 02 1R 05.5 0006560381 NOVO4 2010 MAILED FROM ZIP CODE 981 88 Mr. Mohammed Jama Abu-Bakr Mosque 11-/(0 —(0 ox 68069 ( 1 — [ 1 AA1,19,1. fa's ( 981 68S0069 UNC buil/din 1,11.11.11.1,1,,,11.1,1,,19,1,1 SEATTLE VISA sal: 11 t11,11:111 o It I OS NOV' 203E0. PM 6.T ^`' OCR ST,C,cRR AT TOP,OF.ENVELOPE TO, THE RIGHT„ ia',M 1 i elb TO: Nora Gierlof Minnie FROM: Brandon r teroffice Memorandum DATE: October 13, 2010 RE: Abu -Bakr Islamic Mosque One -Year Parking Report On Sept 10, 2008, the City issued a Notice of Decision for a Parking Determination for the Abu -Bakr Islamic Mosque located at 14101 TIB. A condition of the report was that within one -year the Mosque provides the City a revised parking study for the site. The intent of the one -year report was to show the actual parking demand created by the Mosque operation. A report was submitted to the City on October 8, 2010. I have attached a copy of the report to this memo for your review. In summary, the actual usage of parking is exceeding what was evaluated in the documents submitted as part of the Parking Determination. Here are the highlights: • The number of attendees at Friday prayers is exceeding the count forecasted in 2008. In 2008, the Mosque estimated that 457 people would attend Friday's prayers. The one -year report has noted that on average 994 people are attending Friday noon prayers. • In 2008, the Mosque estimated that they would need 114 parking stalls as part of the Mosque operation. The year -end report notes that on average 193 cars are being parked on the site. • The attendee per parked car is 2.6 compared to the 4.0 estimated in 2008. • The one -year report references that nearly 500 people are getting to the mosque from other means; however its unclear how. In 2008 the mosque noted that half of the people coming to the mosque would be walking. It appears that the additional 500 people are individuals who have parked in other locations, either on- street or off -site and then walked to the mosque. • The mosque does not have a parking management plan prepared. I have set up a time on Thursday to discuss. Sorry for the late notice, but Police would like to meet on Friday. I think we need to discuss the following on Thursday: 1. Is the one -year report adequate in meeting the condition implied in 2008? I say yes, it provides the information we need. 2. What actions do we take next to address the parking issues associated with the Mosque? 3. Next Steps Besides the one -year report, I have included the following: • The 2008 Staff Report with attachments. Ciiy of Tukwila Jim Haggerto�i= Department of Community Development Jack Pace, Director STAFF REPORT TO THE DIRECTOR September 7, 2008 FILE NUMBERS: L08 -045 Parking Determination ASSOCIATED L08 -034 Conditional Use Permit PERMITS: APPLICANT: REQUEST: Young Kim on behalf of Abu Bala Islamic Center/Mosque Set minimum parking requirements for the Abu Bakr Mosque LOCATION: 14101 Tukwila International Blvd COMPREHENSIVE PLAN DESIGNATION: Neighborhood Commercial Center (NCC) ZONING DISTRICT: Neighborhood Commercial Center (NCC) RECOMMENDATION: Approve parking determination with conditions STAFF: ATTACHMENTS: Brandon J Miles, Senior Planner A. Special Permission Application received by the City on August 13, 2008. B. Revised Parking Analysis prepared by Mohammad Jalalyar, PE provided to the City on September 6, 2008 C. Parking Analysis prepared by Mohammad Jalalyar, PE provided to the City on July 20, 2008. D. Peer Review of Parking Analysis provided by David D. Markley with Transportation Solutions Inc., received by the City on September 5, 2008. E. Peer Review of Parking Analysis provided by David D. Markley with Transportation Solutions Inc., received by the City on August 10, 2008. F. Aerial Photo showing parking counts within 1000 feet of the subject site. G. Site Plan/Floor Plan, date stamped September 8, 2008 B. Miles Page 1 H:\Developments\Mosque \Staff Report, 2008.09.06.doc 09/17/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -36 Attachment D PROJECT DLSa PTION On May 22, 2008 the City received a Conditional Use Permit (CUP) application from Young Kim on behalf of Abu -Bakr Islamic Center (hereafter Mosque) to convert the old CHIPS casino site at 14101 Tukwila International Blvd (TIB) into a religious institution, more specifically an Islamic mosque. This parking determination staff report pertains only to the provision of automobile parking for the proposed mosque. The CUP application is still pending and is tentatively scheduled to go before the Planning Commission on September 25, 2008. EXISTING DEVELOPMENT The subject property is located at the southwest corner of S. 141st Street and Tukwila International Blvd. The property consists of two King County parcels and two buildings. The mosque will be located on parcel number 161000 -0125, the site of the old CHIPS Casino. CHIPS Casino ceased operating in June of 2005 and the building and site has been vacant since then. The building on parcel 161000 -0125 has a gross square footage of 14400 square feet. There are 75 parking stalls on this parcel. Pawn X- Change is located on parcel 161000 -0140. According to King County records, the gross square footage of the Pawn X- Change building is 4880 square feet. There are a total of 67 parking stalls on the Pawn X- Change parcel. Based upon the City's parking requirements, Pawn X- Change must maintain at least 12 parking stalls for its retail use. The applicants are listed on King County records as owners of both parcels. Both the parcels act as one premise. Access to both parcels is via two access points, one from Tukwila International Blvd and a second access from S. 141St Street. The access along S. 141St Street is not defined. The old casino on the site utilized a majority of the parking on the Pawn X- Change property. CHIPS Casino was operating at the location prior to annexation and there are no records showing that any reciprocal easements were placed on the two parcels for access and/or parking. In 2004, the City completed street improvements along TIB. The street improvements included installation of sidewalks, landscaping, and access management. The City and King County Metro constructed a bus shelter on property provided by the previous owners of the subject property. SURROUNDING LAND USES The Mosque site is located adjacent to TIB, a major north/south arterial. TIB was formally part of Hwy 99 which was the predecessor to Interstate 5. There are several major bus routes that run at 15 to 30 minute increments on TIB. Surrounding land uses along TIB include, commercial businesses. The parcels along TIB are all zoned NCC. Single - Family residential properties are located to the south and west of the subject site. The single family homes to the south are located on properties that are zoned NCC. The single family homes to the west are located on parcels that are zoned Medium Density Residential (MDR). B. Miles Page 2 09/17/2008 H:1Developments\Mosque\Staff Report, 2008.09.06.doc BACKGROUND A pre - application meeting was held between the applicant and staff on December 3, 2007. At the meeting City staff and representatives from the Mosque discussed the proposed project of converting the old CHIPS Casino site into a mosque. The City noted that as part of the application requirements, a parking determination would be needed in order to determine the minimum number of parking stalls for the proposed project. The applicant submitted for a CUP application on May 22, 2008. However, the applicant did not submit for a parking determination until August 13, 2008. DECISION CRITERIA — PARKING DETERMINATION Off - Street Parking and Loading Regulations are found in Chapter 18.56 of the Tukwila Municipal Code (TMC). The chapter includes a table that lists the required number of parking spaces for automobiles and bicycles (Table 18 -7). The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area; bulk retail stalls require 2.5 sales for every 1,000 square feet of usable floor area; and warehouses requires one parking stall for every 2,000 square feet of usable floor area. The required number of parking stalls for a mosque is not specified under the City's parking regulations. Under TMC 18.56.100 "Uses Not Specified" the Director shall determine the required number of parking stalls for uses not specified in the City's parking regulations. The Director's determination shall be based upon the requirements for the most comparable uses specified in the Parking chapter. Comparable Uses The following uses listed in table 18 -7 of TMC 18.56 are comparable to the proposed mosque use: 1. Church, Universities, Vocational Schools and other post- secondary educational institutions require one parking stall for every four fixed seats. 2. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs are listed in table 18 -7, but no specific parking ratio is provided. Instead, that the Director shall determine the minimum number of parking stalls, however in no case shall the minimum number be less than one stall for every 100 square feet of assembly area. The Director may require that a parking study be provided in order to determine the minimum parking requirements. B. Miles Page 3 09/17/2008 H: \Developments \Mosque \Staff Report, 2008.09.06.doc 4 PARKING DEMAND The City has been working with the applicant since early 2007 to ensure completion of an adequate and accurate parking demand study for the proposed use. The City and its consultant, David D. Markley of Transportation Solutions Inc have reviewed two of the applicant's parking analyses, the first was dated July 20, 2008 and the second parking analysis was dated September 1, 2008. Both the applicant's parking analysis and David Markley's peer review are included as attachments to this parking determination. Parking Demand Analysis The applicant has noted in the CUP criteria write up that the proposed mosque will serve residents within the Cascade View and Foster Neighborhoods. These residents most likely use the Seatac Mosque located at 3040 S. 150th Street, which is approximately .7 miles west of the proposed new mosque site. A mosque's use peaks Friday afternoons during Friday prayers. The applicant has noted that approximately 520 people attend Friday afternoon prayers at the Seatac Mosque. The applicant has noted the new mosque will absorb half of Seatac's congregation, thus the applicant is anticipating 260 people at the proposed mosque during Friday afternoon prayers. The Mosque building will include several rooms, with each room having its own use. The largest room is the worship room which has a usable area of 2,421 square feet. A small multi- purpose room that has 799 square feet of usable area will be utilized for overflow during peak times of the year (Holy month of Ramadan). Thus, the total possible maximum square footage devoted to prayer activities is 3,220. Given the requirements associated with Islamic prayer', the applicant has noted that a total 320 people could utilize both the main prayer area and overflow prayer areas. Other rooms in the Mosque include a kitchen, children's play area, classrooms, offices, and restrooms. Only the prayer /worship area will be used for the purposes of determining the required parking for the Mosque. The other rooms in the mosque are subordinate to the prayer /worship area and will not generate additional parking demand. For example the classrooms are for children who would have arrived at the site with their parents or may have been dropped off. The applicant has also noted that in the future there maybe annual or semiannual community meetings hosted at the mosque. While both an Islamic mosque and church are places of religious assembly they do function in a slightly different manner. For example a church typically has fixed seats, but the worship area of a mosque does not contain fixed seats. The attendance at a church will typically peak on Sundays while a mosque peaks on Fridays. This difference has a huge impact on parking. With a church, most of the attendees have Sundays off and families can travel together to worship 1 For both the main worship area and the overflow worship area the applicant has determined the usable floor area as follows: There is a need for 12 square feet area per adult and 9 square feet for children for an Islamic prayer to be performed. The usable floor area is also reduced by the need for an 18 degree prayer angle in Washington and the need for five foot paths for people in and out of the prayer area. B. Miles Page 4 09/17/2008 H:1Developments\Mosque\Staff Report, 2008.09.06.doc service. However, since the attendance at a mosque peaks on a workday it impacts the ability of families to travel to the site together. Yet, since the attendance at the Mosque will peak on Friday it allows users of the mosque to utilize mass transit which typically does not run on Sundays or runs on a limited schedule. The one common characteristic shared by mosques and churches as well as synagogues, is that they have smaller events during most of the week with one large peak activity during the week. The Institute of Transportation Engineers (ITE) Parking Generation Handbook, 3`d edition, pages 135 -139 includes churches, mosques and synagogues as one classification group (LUC 560). The ITE manual noted one study where a mosque that had building size of 4,800 square feet had a Friday peak parking demand of 6.2 parked vehicles per 1,000 square feet. If we utilize this 6.2 parking count for the proposed mosque a total of 89 parking stalls would be required. The applicant's parking analysis correctly notes, "Even though, ITE Parking generation handbook is a great tool to estimate parking needs. But, in this case there was only one site studied. Therefore, we should be very careful in utilizing this tool as there are other variables in play other than the total square footage that data was not collected". At the request of the City, the applicant surveyed the parking of four mosques in the Seattle area. The applicant surveyed the parking demands for a typical Friday prayer. The mosques were located in SeaTac, Mountlake Terrace, Downtown Seattle, and Kent. The complete table comparing the four sites is provided in attachment B of this report. Average vehicle occupancy (AVO) is used to measure the number of people per automobile. The mean AVO for the four mosques selected in the applicant's parking analysis was 2.15. The applicant also provided data on the number of attendees per parked car. This number is used to take into account people who may have walked or utilized mass transit. The average number for all four sites of people per parked car was 4.60. The SeaTac mosque had 5.37 attendees per parked car. The applicant has estimated that one car will need to be parked for every 4.6 attendees of the proposed mosque. In order to get to this number certain assumptions are made: 1. That a significant number of mosque users will walk to Friday services. As noted, the proposed mosque will reduce the pressures that are being placed on the nearby SeaTac Mosque. Since the SeaTac Mosque is nearby it allows for a good comparison to determine the parking impacts of the proposed mosque. The SeaTac Mosque has 5.37 attendees per parked car, thus a majority of the attendees must be walking to the site. The applicant has also noted that approximately 616 people live within walking distance of the proposed mosque. The applicant has noted that at least 50 percent of users of the site will walk. Many of these people are most likely attending the SeaTac Mosque. 2. Unlike the SeaTac Mosque, the applicant's site has the ability to easily utilize Metro bus service. As noted, a bus stop is located directly in front of the applicant's property along TIB. B. Miles Page 5 09/17/2008 H:\Developments \Mosque \Staff Report, 2008.09.06.doc 1 As noted the usable floor area for the worship area and overflow wore;s,3, -220 square feet. The applicant applied the attendee /parking ratio of four to the iotas of attendees (320) and concluded that 70 parking stalls are required. The applicant has noted that the parking demand on the site could range from 70 (low impact) to 140 (high impact). High impact assumes no utilization of mass transit and that there are no pedestrians who access the site. The City's consultant, TSI, concludes: "Parking demands could range between 70 and 160 stalls for a typical Friday afternoon prayer service. We believe that by the time the congregation occupies the practical capacity of the building, considering the large number of Muslim families that live in the immediate area, the typical parking demand will fall between 100 and 130 cars for a typical Friday afternoon prayer". Comparing the TSI parking demand forecast against the range of parking stalls on the site we find that there could be a shortfall of 16 parking stalls or a surplus of 14 parking stalls. Another approach for parking would be to apply the public assembly requirement of one stall for every 100 square feet of usable floor area. If we assume that the worship area is 3,220 as indicated in the application, the required minimum number of stalls using the assembly area ratio would be 32. Yet, the City's parking standards note that at a minimum one stall shall be provided for every 100 square feet of usable floor area; however the City can impose additional parking requirements beyond the 1 stall per 100 square feet of usable floor area ratio. POTENTIAL IMPACTS Negative impacts associated with providing too little parking to meet demand are those most often noted by nearby residents and businesses. However, there are also negative impacts associated with providing too much parking for a given use. Surface parking areas with substantial unused portions may take up land better suited to a more productive or aesthetically pleasing use. Empty parking lots may feel unsafe or serve as attractors of illicit activity. The main impact of inadequate parking on the site is that on -street parking in the surrounding areas will be utilized if there is a parking deficiency on the site. None of the surrounding streets are posted "No Parking ". The City conducted an inventory of on -street parking in the area and found that a total of 147 legal parking stalls are available within 1000 feet of the subject project site. A total of 97 parking stalls are located west of TIB while the remaining 50 stalls are located east of TIB. Human behavior will dictate that when trying to find a parking stall a person will try to get as close to their destination as possible. Thus a user of the mosque will first attempt to find a parking stall on site before attempting to find on -street parking. If they are forced to look for on- street parking they will occupy those spots closest to the site before occupying those further away. Additionally, the presence of barriers such as TIB would influence where people park. The areas along S. 1415t Street and 37th Ave South would most likely be the first streets used in B. Miles Page 6 09/17/2008 H:\Developments\Mosque \Staff Report, 2008.09.06.doc the event that the Mosque:r -a need for on- street parking. The land uses that surrounded these streets are a mix of single family homes and multi- family dwellings. As noted the peak time for the Mosque will be Friday afternoons. This peak time may reduce any impacts associated with on- street parking since most residential areas have a low parking demand during workday afternoons. The Mosque has noted that they may hold community meetings and events at the Mosque site. These events would most likely occur during the evening and like many special events at churches there many be insufficient parking on the site for attendees. Given that these events are infrequent it would seem appropriate to allow on- street parking to be used to make up for any lack of parking on the site. In some ways this is the purpose of on- street parking within residential areas. For example the city requires that a single family residence have sufficient parking for the daily activities that occur at the residence. Yet, the City does not require that parking be provided for the occasional birthday party. Proposed Mitigation Under the Project Proposal As part of the applicant's Traffic Analysis the following migration measures were proposed by the applicant: 1. A transportation management plan encouraging attendees to walk and use transit would be developed. Notices to the congregation's families would be posted at the Mosque encouraging them to carpool, use transit, bike, or walk to the Mosque. 2. By Islamic beliefs, a person will get a reward for every step they take to the Mosque. Therefore walking will be preached and encouraged. 3. The parking stalls along the building's eastern and southern perimeter will be reserved for families with children in order to minimize vehicular conflict and encourage carpooling. 4. The Mosque will use parking lot attendants during peak hours to direct drivers to the parking stalls on the property. CONCLUSIONS 1. Tukwila Municipal Code (TMC 18.56.100) requires that the Planning Director determine adequate parking based on a list of comparable uses. Given the type of use, there are two comparable uses under TMC 18.56.100, churches and places of assembly. 2. The project site is comprised of two parcels, one parcel contains the old CHIPS Casino site that is proposed to be used by the Abu Bakr Islamic Center and the other building is used by Pawn -X- Change as a retail store. Parking for both uses is spread over the two parcels. The City could find no records of any reciprocal easements recorded against either of the properties for the shared parking that is occurring on the two parcels. 3. The parking ratio for churches is based upon the use of fixed sitting. The proposed mosque will not have fixed sitting within the worship area. The parking ratio for assembly would B. Miles Page 7 09/17/2008 H:\Developments \Mosque \Staff Report, 2008.09.06.doc require a minimum of 32 stalls, however the Director may impose additional parking requirement and may require parking report to study the parking impacts of the proposed use 4. The ITE manual provides one report that notes the parking requirements for a mosque is 6.2 parked vehicles per 1,000 square feet of usable floor area. Applying this ratio to the proposed use, the required parking count would be 89 parking stalls. 5. The applicant provided a Parking Analysis to assist the City in determining the minimum parking requirements for the proposed use. The Parking Analysis examined the parking demand at four other mosques within the Seattle area. The applicant determined that the average number of attendees per automobiles parked at these four sites was 4.6. In order for this number to be achieved a significant number of attendees must either walk to the site or use mass transit. 6. At full capacity the worship area of the mosque will be able to handle a maximum of 320 individuals. The worship area for the mosque will not exceed 3,220 square feet. The applicant has noted that up to 90 percent of the attendees of the mosque live within one mile of the site and that 50 percent of the attendees of the site will walk to Friday prayers. Many of these attendees currently attend the SeaTac mosque that is located .7 miles from the subject site. 7. King County Metro maintains a bus stop directly in front of the applicant's property. This bus stop provides bus service every 15 and 30 minutes. There is no clear path of travel from the mosque building to the bus stop. 8. After completion of the project, the site will have two access points, one from TIB and one from S. 141St Street. The applicant's current proposal will delineate vehicular access from S. 141st Street and thus improve vehicular safety. 9. The site will be shared with Pawn X- Change a retail operation that per City code requires a minimum of 12 parking stalls. 10. There is sufficient amount of on- street parking within the area. If there is a lack of parking on the applicant's site adjacent residential uses could be impacted with an influx of on- street parking. 11. The applicant has proposed to construct pedestrian improvements along S. 141St Street and from the bus shelter along TIB to the mosque building. These improvements will be reviewed under the pending CUP application and the subsequent construction permits. B. Miles Page 8 H: \Developments \Mosque \Staff Report, 2008.09.06.doc 09/17/2008 RECOMMENDATIONS Abu Bakr Mosque should provide a minimum of 114 parking spaces at 14101 TIB, as an initial requirement of the Mosque's opening. The project should be conditioned in order to 1) ensure adequate off- street parking facilities are provided as demand warrants and 2) ensure adequate monitoring and mitigation of off-site parking impacts. These conditions ensure that the 114 parking stalls will be sufficient for the site by implementing measures to require continuous strategies to reduce the parking demand. The conditions include several of the items proposed by the applicant and include several of the recommended conditions from TSI. Several of the conditions proposed by TSI were not include as part of the Parking Determination, but will be addressed as part of the pending CUP application. Conditions 1. Prior to occupancy the Mosque shall provide a minimum of 114 parking spaces The parking area shall comply with the design standards specified in TMC 18.56. Since the required number of parking stalls will be located over two tax parcels the applicant shall establish and have recorded a Shared and Covenant Parking Agreement between the Mosque property and the Pawn X- Change property. The language of the Shared and Covenant Parking Agreement shall be approved by the City and shall be consistent with TMC 18.56.070. The Shared and Covenant Parking Agreement shall be recorded with King County Department of Records prior to final occupancy of the building. The applicant could also choose to combine the two parcels through a lot consolidation process. 2. A formal Transportation Management Program that includes the following shall be established: A. Information and Education 1. Post notices to the congregation families to encourage them to carpool, use transit, bike, or walk to the Mosque. Include information encouraging carpooling, use of transit, riding their bike, or walking to the Mosque as part of newsletters or regular publications. This information and education program shall be on -going and remain in effect for the life of the project. B. Demand Reduction Strategies 1. Establish a preferred parking area for families and groups that carpool with four or more persons per car. This area shall be established and clearly delineated prior to final occupancy. B. Miles Page 9 09/17/2008 H:\Developments\Mosque \Staff Report, 2008.09.06.doc C. Demand Management Strategies 1. Develop a signage plan to direct worshipers to the proper parking areas. The signage shall be in place prior to final occupancy. All signage shall comply with Title 19 of the TMC. 2. On special events when the parking demand will exceed the on -site parking availability the applicant shall identify measures to ensure that sufficient parking is available. Measures could include temporary agreements with surrounding businesses or shuttles from nearby churches and/or schools. 3. On peak days of attendance and particularly on special Islamic holidays, establish a team of parking attendants to direct drivers to the property on- site parking stalls and/or to off site remote off - street parking. D. Monitoring and Updating the TMP 1. Within the first year of occupancy conduct a survey similar to the one prepared by the applicant for this study on three typical Friday afternoons and on two Fridays during the Islamic Holy month of Ramadan. The frequency and timing of the surveys can be developed mutually between the City and the applicant. The survey results shall be reported to the City at the end of first year of operation. Based on the results of the survey if no off-site parking impacts are identified no additional surveys will be required. However, if off-site parking impacts are identified additional monitoring and mitigation measures will be required. Failure to provide the one -year survey may result in enforcement action being taken by the City as specified by TMC 8.45. 3. Any changes in the function of the site or in the area devoted to worship services shall require approval from the City in the form of a new parking determination, which shall identify additional parking mitigation measures B. Miles Page 10 09/17/2008 H:\Developments \Mosque \Staff Report, 2008.09.06.doc Trip Generation Analysis k o _ October 7, 2010 Prepared for: City of Tukwila Department of Community Development File No. PRE07 -051 Prepared by: Mohammad Jalalyar, PE 1954 Union Ave. NE Renton, WA 98059 Cell: (206) 799 -1379 Kazim MRK @yahoo.com I EXPIRES 12/02/200 1 WVEWED OF KWILA ;OC1 ,4 8 2010 Few C$ October 7, 2010 Abu Bakr Islamic Center/Mosque — Parking Analysis Introduction Over the past few years an influx of Somali immigrants resided in the SeaTac and Tukwila areas and established their businesses. As a result, the neighboring SeaTac Mosque became crowded and unable to serve the community's religious and social needs. Therefore, the Somali community purchased the Casino site along TIB in order to relief the demand pressure on the existing mosque. Approximately, half of the congregation will move to the new site which is only 0.7 miles away from the project site. Study Goal and Objectives The goal of the parking study is to meet the requirement of the conditional use permit and to obtain permanent occupancy permit. October 7, 2010 Abu Bakr Islamic Center/Mosque — Parking Analysis Vicinity Map Acr my= YL1=,..e •'� ?_3� ?�= "fit; October 7, 2010 Abu Bakr Islamic Center/Mosque — Parking Analysis Subject Property The project site is addressed 14101 Tukwila International Boulevard (TIB) and south of S 141 Street. The subject property consists of parcel No. 161000 -0125. It has an existing 14,360 Square Feet (SF) building with a Casino as the current land use. The Casino building is currently vacant. The owner has also purchased the neighboring property to the east known as the Pawn X- change property (parcel No. 161000- 0140 which is located between the subject property and TIB). October 7, 2010 Abu Bakr Islamic Center/Mosque — Parking Analysis Parking Survey The trips generated during the peak hour of the Mosque was conducted during Friday prayers. Key personal were located at all parking lot entrances and access points along vicinity streets observing the mode of transportation used as well as documenting the number of people in each vehicle or Average Vehicle Occupancy (AVO) rate. Table (1) below shows the survey results that were conducted Table (1) Parking Survey Summary Dates: 9/3 9/3 9/10 9/10 9/17 9/17 9/24 9/27 10 /1 10 /1 Person Vehicle Person Vehicle Person Vehicle Person Vehicle Person Vehicle 1person/vehicle 71 71 71 71 88 88 81 81 68 68 2person /vehicle 84 42 82 41 72 36 86 43 86 43 3person /vehicle 99 33 111 37 87 29 123 41 108 36 4 +person/vehicle 252 48 238 42 151 37 140 38 244 41 Vehicle Occupancy 506 194 502 191 398 190 430 203 506 188 Foot Transit 515 persons 493 Persons 505 Persons 624 Persons 495 Persons Total Mosque Attendee 1,021 people 995 people 903 People 1,054 People 1,001 People Total Vehicles parked 194 vehicles 191 vehicles 190 vehicles 203 vehicles 188 vehicles The Abu Baker Mosque has sign contract with the Bartells Drug Store and the property owner right across the Mosque on the eastside of Tukwila International Boulevard(TIB) using their parking area during the Friday prayer hour. October 7, 2010 Abu Bakr Islamic Center/Mosque — Parking Analysis Conclusions The Abu Baker Mosque is proposed to be located at 14101 Tukwila International Boulevard(11B) in the Neighborhood Commercial Center District within the City of Tukwila. The Abu Baker Mosque will serve as religious center for the Somali Community. The congregation size for Friday prayers is approximately 1000 people It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site. The survey indicated that at least 50% of those coming to the Mosque arrives other than by automobile. We trust that this survey is sufficient to address the conditional use permit requirement. We hope the City will now grant a permanent occupancy permit.. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (206) 799 -1379. Trip Generation & Parking Analysis Abu Bakr Islamic Center /Mosque July 20, 2008 Prepared for: City of Tukwila Department of Community Development File No. PRE07 -051 Prepared by: Mohammad Jalalyar, PE 1954 Union Ave. NE Renton, WA 98059 Cell: (206) 799 -1379 April 29, 2008 Abu Bala. Islamic Center/Mosque — Parking Analysis Page 2 of 7 Vicinity Map tEsv)21457;, nelatoneven teate$10RwaeebeM 4 Re 21 ".4..7 Mona* y ea. edeeee eee irM :•• ` ivim a M.` P 3 ^Y O • too • • oftiolueta Project Site The property is located west of Tukwila International Boulevard and south of S 141 Street. The subject property consists of parcel No. 161000 -0125. The subject property have an existing 14,360 Square Feet (SF) building currently being used a Casino. The owner has also purchased the neighboring property to the east known as the Pawn X- change property parcel No. 161000 -0140 which will provide for overflow parking and a safe pedestrian connection for the subject project. Transportation Demand Management A transportation management plan is not required for this development activity. But, it is worthy to note that transportation modes other than single occupant vehicles exist and are usually strongly encouraged by mosque administrations. The owner has provided an easement to a bus stop on TIB in front of the property. Some patrons will also be waiking along TIB which has been improved with sidewalks. Carpooling will also naturally occurs especially that families and friends from the vicinity of the site will April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 3 of 7 constitute the mos pa oris. ' It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site but they would not necessarily all walk to it. Pedestrian Connectivity and Safety The parking stalls along the building eastern and southern perimeter parking areas will be reserved for families with children in order to minimize vehicular conflict. Per the City's recommendation, the owner is proposing striping for a pedestrian path connecting the bus stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change abutting the northern building wall. There will be no issues for this proposal since both properties are under the same ownership. The project proposes to install C -Curb along the S 141st Street. The C- Curbing would work as barrier. Parking Requirements The proposed project's parking demand is similar to places of public assembly such as community centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the proposed project would be required to provide a minimum of (3,795 SF /100 SF of assembly area = 38 parking stalls) but City code indicates that it must be further investigated based on actual demand of the proposed use. Carpooling will be occurring especially that families from the vicinity of the site will constitute the most patrons. Husband, wife, children and friends usually arrive in one vehicle. The City recognizes this fact in its parking standard (Figurel8 -7) where it utilises an Average Vehicle Occupancy "AVO" rate of 4.0 including: mortuaries, funeral homes, taverns, theaters, and churches (one stall per 4 seats). It was originally assumed that this AVO rate includes all modes of transportation including carpooling, walking and transit use and may be utilized for the proposed Mosque as well. But, City staff has raised concerns about utilizing this AVO rate for the proposed Islamic center and required studies of similar sites. It appears that this AVO rate definition was misinterpreted of what it really means. Therefore, four survey studies were conducted for similar sites (see Parking Survey) Parking Survey Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour and the parking demand for the proposed project, a survey of four local Islamic Centers /Mosques was conducted during Friday prayers on April 18th, 2008. Key personal were located at all parking lots enterence and access points along vicinity streets observing /asking worshippers about the mode of transportation used as well as documenting the number of people in each vehicle. As expected, there is a wide range of variables that affect each site making it unique yielding a wide range of results. But first, it is critical to have a common language used between City staff and the applicant's traffic engineer conducting the studies. The definition of the AVO rate that was used in the previous and the current parking study actually includes the average of all people using all modes of transportation including driver, passengers, April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 4 of 7 people walking and transit users. This is different than the vehicle occupancy rate= cle•tatal number of people in an average car. Table (1) below shows the survey results that were conducted on April 18, 2008 Followed by additional background information related to each site studied: Table (1) Parking Survey Summary Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; Site 1 Sea Tac Site 2 Mountlake Terrace Site 3 Downtown Seattle Site 4 Kent Average Sites Project Site Assembly Area (SF) 5,337 2,450 1,400 3,320 3,127 5,780 Building Area (SF) 6,500 3,690 75,058 4,280 22,382 14,360 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; Vehicle Person Vehicle Person Vehicle Person Vehicle Person Average Estimate 1 person /vehicle 2 person /vehicle 3 person /vehicle 4 person /vehicle 5 person /vehicle 10 37 17 33 0 10 74 51 132 0 3 11 6 8 0 3 22 18 32 0 5 8 2 0 0 5 16 6 0 0 97 19 12 4 3 97 38 36 16 15 Vehicle occupancy 267 75 27 187 People walking or transit 254 27 91 16 Total Mosque attendees 521 102 118 203 236 457 Assembly area per attendee (SF) 10.24 24.02 11.86 16.35 15.62 12 Vehicle occupancy rate 2.75 2.68 1.80 1.39 2.15 Total vehicles parked 97 28 15 135 114 Attendee /Parking Ratio (AVO) 5.37 3.64 7.87 1.50 4.60 4 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 5 of 7 they are also utilizing an abandoned school par(with the City's permission) for Friday overflow parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand pressure on the existing mosque. Approximately half of the congregation will transfer to the new site. Site 2: Mountlake Terrace / Masjid Omar Al- Farooq 5507 238 St SW, Mountlake Terrace, WA 98043 Total Building Area 3,690 SF Total Assembly Areas = 2,450 SF Total number of people attended Friday prayer = 102 Total number of vehicles driven to the site = 28 Attendee /Parking Ratio (AVO) = 102/28 = 3.64 This site is a good example indicating that the assembly area does not necessarily have to be filled to its maximum capacity. Parking needs are directly proportionate to the congregation size (Assembly area attendance or capacity) Site 3: Downtown Muslim Association of Seattle 1217 6 Ave, Seattle, WA 98001 Total Building Area= 75,058 SF Total Leased Assembly Area = 1,400 SF Total number of people attending Friday prayer = 118 Total number of people used other modes of transportation (walking and /or transit) = 91 Total number of vehicles driven to the site = 15 Attendee /Parking Ratio (AVO) = 118/15 = 7.87 Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area (75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and parking needs. Also, the average vehicle (car) occupancy rate (AVO) rate should not be solely used to figure out parking demand. Since other modes of transportation are more frequently used in downtown, they should be combined as part of the equation. Site 4: Kent Mosque / Islamic Center of Kent 20857 108 Ave SE, Kent, WA 98001 Total Building Areas= 4,280 SF Total Assembly Areas = 3,320 SF Total number of people attended Friday prayer = 203 Total number of vehicles driven to the site = 135 Attendee /Parking Ratio (AVO) = 203/135 = 1.5 Unlike, the Sea Tac community, Muslims in Kent are widely spread through a larger area and live /work further away from the mosque. Furthermore, transit is not readily available as in Seattle to serve such area making it harder to use other modes of transportation. Therefore, the vehicle occupancy rate is the lowest of all study sites. April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 6 of 7 Additional ITE Parking Studies: In addition to the local studies show above please see attached studies in the 3rd edition of ITE Parking Generation Handbook pages 135 -139 (Appendix -1). Page 135 defines the Land Use description of Church (LUC 560): `A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party facilities. The database for this land use also includes synagogues and mosques."... "One study was submitted for a mosque that had a building size of 4,800 sq. ft. GFA and a peak parking demand rate of 6.2 parked vehicles per 1,000 sq. ft. GFA between 1:00 and 2:00 p.m. on a Friday." It is important to note that the Institute of Transportation Engineers Handbook (Well recognized and widely used) has recognized mosques as similar use to churches and included them under land use code 560. This is consistent with Mr. Tirhi's original report. He also indicated the similarities and that the major difference is the peak hour of generator being on Friday rather than on Sunday. Based on all the above studies and referenced materials: It appears that the congregation size divided by the Attendee /Parking Ratio (AVO) of 4.0 that included all modes of travel as mentioned previously in Mr. Tirhi's parking study was an appropriate parking analysis based on an overall average of all additional studies and surveys conducted. Project Parking Demand: In general, there is a need for 12 SF (2x6) areas per person for an Islamic prayer. Based on the 18 degree prayer angle in Washington and the actual prayer area shape, the assembly area could approximately handle up to 300 worshipers. Therefore, in the future, the congregation size for the mosque could reach up to 300 worshipers (men, women, and children) during most Friday prayers. It is important to note that all other areas (such as classrooms, kitchen hallways, bathrooms, play areas, and social hall) do not require additional parking demand. Therefore, utilizing an average 4.0 Attendee /Parking Ratio (AVO) rate applied to the 457 - patron maximum congregation size yields a (457/4 = 114) stall peak parking demand on Fridays at approximately 1 :30 PM. The subject project site (Casino) currently has a total of 75 on site parking stalls. At the Pawn Exchange property a total 67 parking stalls are available for the Mosque use during the peak parking demand on Fridays at 1:30 PM. The 67 parking stalls do not include the available parking on the front and the south side of Pawn Exchange Store. The total existing available parking stalls for the Mosque use during the peak parking demand on Fridays at 1:30 PM is 142 stall if landscaping is not required. April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 7 of 7 Any new parking lot landscaping requirements will reduce the existing on site par 'g to 101 parking stalls on both parcels. It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously reduced. But, the applicant's intent is to provide as many on -site parking stalls as possible to avoid and minimize any impacts to the residential neighborhood or nearby business. Trip Generation: Since Friday prayers are less than one hour. Then, the trip generation during Friday peak hour of generator could simply be calculated by multiplying the parking demand by two (2), one in -bound trip and one out- bound trip. In reality, approximately 10% to 15 % of the attendees may come in slightly (15 to 30 minutes) earlier or stay after the prayer to socialize with other community members. Also, some people (5% to 10 %) work on a modified schedule so that they get off at noon on Friday, visit the mosque and go home, making this a diverted link or pass by trip. It is important to note that the 25 °A. pass -by reduction used previously in Mr. Tirhi's analysis was for the evening peak hour on weekdays which are very insignificant trips as most people do not visit the mosque between 4:00 pm and 6:00 pm. Therefore, the trip generation is very low during the evening peak hour of interest and reduction is insignificant as well. Table (2) Trip Generation Summary Land Use LUC Areal Rate2 In Out Total Casino 473 14,360 13.43 56% 108 44% 85 193 Mosque3 560 14,360 0.66 52% 4 48% 4 2 Project New Generated Trips4 560 3,795 0.66 52% 0.33 48% 0.30 0.6 Notes: 1. Areas shown are for comparison purposes of total build ng versus actual area requiring the analysis due to use change. 2. Trip Generation Rate is based on 1,000 square feet of gross floor area (1,000 GFA), per ITE Guidelines. 3. Total new project generated trips shown assume a 25% pass -by and diverted link trip reduction for trips already on the roadway system it also assumes 50% of the trips are actually in the (4:00 p.m to 6 -pm peak hour of interest to the City). 4. The numbers shown do not take a reduction for the Casino use since it has been vacant for more than 12 monthes to assure a conservative analysis. Conclusion We trust that this document is sufficient to address and help clarify the proposed project parking needs. We hope the City will be lenient with its landscaping requirements and help move the project forward without additional delays. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (206) 799 -1379. 1 • Memorandum TO: File, L08 -034 FROM: Brandon Miles, Senior Planner���.1 DATE: August 27, 2009 RE: Lighting Plan for Mosque The following condition was placed on the project as part of the conditional use permit process: "Prior to the certificate of occupancy being issued for the proposed mosque the applicant shall provide a lighting plan which demonstrates compliance with the lightings standards of Tukwila International Blvd Design Manual ". The TIB Design manual recommends that lighting levels be a minimum of 2 foot candles. The approved plan overall complies with this requirement, however there are some areas of the site that are less than the 2 foot candle recommendation. Yet the lighting plan did not include illumination associated with street lights along TIB. If these lights are taken into account the lighting level should meet or exceed the 2 foot candle recommendation. L ;.t '1 CA Abu -Bakr Islamic Center of Washington Vice President's Office Date: D V/4 Too Sam Boyce Foster High Sdnool Principal Dear Jim Ref At CAW/al baa -Iakr Mosque, at 14101 international v lvd, Tukwila, will soon be opened. H will inform you the exact date within the next two weeks and you are one of our honored guest invited to attend the opening ceremony. X would pike to request that you give your gracious permission our members to use some of your parking spaces as an off-site overflow parking during some Fridays between 12 :00 -02:00 PM and few (less than 5) special events during the whole year We have a la E we parking area and do not anticipate that this would be a routine need. Please feel free to call me at 206-261-4856 if you have any questions. Thank you Aa hoed acre - resident/ /rector of Public &htions Of Abu -baler Islamic Center of Washington. 14101 International Blvd Tukwila, WA 98168 Tel: (206) 214 -0200 Fax: (206) 214 -0201 Route* RI r Well Get You There 174 Weekday: May 30 thru Sept. 18, 2009 • Be sure to read the Special Service Info for this route. • Downtown Seattle Tunnel Operation Info for this route. Weekday Saturday I Sunday J _ Route Map I To SEA -TAC, FEDERAL WAY (Weekday): Stewart Convention University 4th Av S 16th Av S Tuwila Intl International Sea -Tac Pacific Hwy Pacific Hwy S 317th S 320th at P1 Station Street Sta & & E Blvd & Blvd & (Bag Claim) S & Kent- S & 4th Av Bay -C Bay -C S Spokane Marginal Wy S 112th S 160th Bay -1 Des Moines S 272nd 23rd Av S I -5 5:21am 5:52am 6:OOam 6:41am - -- 5:36am 6:07am§ 6:15am§ 5:25am 6:09am 5:35am 6:20am S 5:46am 6:27am 5:40am 5:50am§ 6:01am§ 6:24am§ 6:37am 6:23am 7:12am 6:39am§ 6:54am 7:45am 5:52am 6:31am 5:56am 6:06am 6:17am 6:40am 6:51am 6:58am 7:08am 6:07am 6:12am 6:22am§ 6:33am§ 6:48am§ 6:57am§ 6:21am 6:26am 6:36am 7:03am 7:12am 7:23am 6:48am 7:31am 7 :41am 6:31am 6:36am 6:46am§ 6:58am§ 7 :04am§ 7 :13am§ 7 :22am§ 7:25am 8:17am 7 :40am§ 7 :48am§ 8:Olam 8:52am 8:31am 9:22am 9:01am 9:52am 9:30am 10:24am 9:53am 10:48am 10:23am 11:15am 10:52am 11:44am 11:20am 12:13pm 11:47am 12:42pm 12:16pm 1:14pm 12:43pm 1:41pm 1:14pm 2:16pm 6:50am 6:55am 7:06am 7:19am 7:34am 7:43am 7:55am 8:03am 8:13am 7:05am 7:10am 7:13am 7:18am 7:26am 8:10am 7:56am 8:40am 8:26am 9:10am 8:58am 9:39am 7:31am 8:19am 8:Olam 8:49am 8:31am 9:19am 9:02am 9:48am 7:21am§ 7:34am§ 7:29am§ 7:42am§ 7:42am 8:30am 8:12am 9:00am 8:42am 9:30am 7:55am 8:38am 8:25am 9:08am 8:55am 9:38am 8:48am 9:18am 9:48am 9:13am 9:24am 9:59am 10:07am 10:20am 9:21am 9:25am 9:36am 9:47am 10:03am 10:12am 10:23am 10:31am 10:44am 9:51am 10:33am 11:19am 10:20am 11:02am 11:48am 10:48am 11:31am 12:17pm 11:15am 11:58am 12:46pm 11 :44am 12:28pm 1:18pm 12:llpm 12:55pm 1:45pm 12:42pm 1:26pm 9:55am 10:06am 10:43am 10:54am 10:17am 11:02am 10:24am 10:35am 10:46am 11:12am 11:23am 11:31am 10:52am 11:41am 11:19am 12:08pm 11:48am 12:38pm 12:15pm 1:05pm 12:46pm 1:36pm 11:03am 11:52am 11:30am 12:19pm 11:59am 12:51pm 12:26pm 1:18pm 12:57pm 1:49pm 11:14am 12:OOpm 11:41am 12:28pm 12:10pm 1:OOpm 12:37pm 1:27pm 1:08pm 1:58pm 2:12pm - -- 1:13pm 1:17pm 1 :28pm 1:39pm 1:45pm 1:56pm 2:06pm 2:19pm 2:28pm 2:42pm 2:46pm - -- 1:42pm 1:46pm 1 :57pm 2:10pm 2:17pm 2:28pm 2:38pm 2:53pm 3:02pm 3:19pm 3:23pm - -- 2:OOpm 2:04pm 2:15pm 2:28pm 2:35pm 2:46pm 2:56pm 3:llpm 3:20pm 3:37pm 3:41pm - -- 2:25pm 2:29pm 2:40pm 2:53pm 3:OOpm 3:llpm 3:23pm 3:38pm 3:47pm 4:05pm 4:09pm - -- 2:47pm 2:51pm 3:02pm 3:15pm 3:22pm 3:34pm 3:46pm 4:Olpm 4:10pm 4 :27pm 4:31pm - -- 3:06pm 3:llpm 3:22pm 3:35pm 3:42pm 3:54pm 4:06pm 4:21pm 4:31pm 4:48pm 4:52pm 3:26pm 3:31pm 3:42pm 3:55pm 4:02pm 4:14pm 4:26pm 4:41pm 4:51pm 5:08pm 5:12pm - -- 3:46pm 3:51pm 4:02pm 4:15pm 4 :21pm 4:35pm 4:47pm 5:02pm 5:12pm 5:29pm 5:33pm - -- 4:06pm 4:llpm 4:22pm 4:35pm 4:41pm 4:55pm 5:07pm 5:22pm 5:32pm 5:48pm 5:52pm - -- 4:28pm 4:33pm 4:44pm 4:57pm 5:03pm 5:17pm 5:29pm 5:44pm 5:54pm 6:10pm 6:14pm - -- 4:48pm 4:53pm 5:04pm 5:17pm 5:23pm 5:35pm 5:47pm 6:02pm 6:10pm 6:24pm 6:28pm - -- 5:08pm 5:13pm 5:24pm 5:37pm 5:43pm 5:55pm 6:07pm 6:22pm 6:30pm 6:44pm 6 :48pm - -- 5:28pm 5:33pm 5:44pm 5:54pm 6:OOpm 6:12pm 6:24pm 6:39pm 6:47pm 7:Olpm 7:05pm - 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-- 1:24amD 1:35am 1:43am 1:55am 2:05am 2:15am 2:21am 2:30am 2:15amB 2:27am 2:35am 2:47am 2:57am 3:07am 3:13am 3:22am 3:30amB 4:02am 4:12am 3:42am 4:21am To SEA -TAC, DOWNTOWN SEATTLE (Weekday): 3:50am 4:27am 4:36am S 320th 23rd Av S Pacific Hwy Pacific Hwy Sea -Tac Int'l Tukwila Intl 16th Av S 4th Av S University Convention 4th Av & & & Blvd & Blvd & & E & Kent- (Bag Claim) & Street Sta Place I -5 S 317th S 272nd Des Moines Bay -2 S 160th S 112th Marginal S Spokane Bay -A Station Univ Way S 4:57am 5:07am 5:35am§ - -- 4:14am 4:19am 4:57am 5:07am 5:35am§ - -- 5:13am 4:28am 5:13am 4:52am 5:22am§ 5:31am§ 4:35am 4:52am 5:22am§ 5:31am§ 4:38am 4:43am 4:52am 4:59am 5:16am 5:21am 5:31am 5:37am 5:46am§ 5:55am§ 5:59am§ - -- 5:05am 5:10am 5:20am 5:27am 5:44am 5:49am 5:59am 6:05am 6:18am§ 6:27am§ 6:31am§ - -- 5:31am 5:36am 5:46am 5:53am 6:10am 6:17am 6:27am 6:33am 6:46am§ 6:56am§ 7:00am§ - -- 5:57am 6:02am 6:14am 6:22am 6:40am 6:47am 6:58am 7:04am 7:17am§ 7 :27am§ 7:31am§ - -- 6:12am 6:17am 6:29am 6:37am 6:56am 7:03am 7:14am 7 :20am 7 :33am§ 7:43am§ 7:47am§ - 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-- 10:19pm 10:24pm 10:35pm 10:43pm 11:Olpm 11:08pm 11:15pm 11:20pm 11:28pm§ 11:37pm§ 11:41pm§ 10:54pm 11:39pm 12:12am§ 12:04am 12:37am§ 12:33am 1:03am§ 1:Olam 1:31am§ 1:33am 2:05amB§ 2:42am 3:13amB§ 10:59pm 11:10pm 11:46pm 11:51pm 11:25pm 11:35pm 12:llam 12:16am 11:56pm 12:06am 12:40am 12:45am 11:17pm 11:32pm 11:59pm§ 12:08am§ 11:42pm 12:24am§ 12:13am 12:53am§ 11:57pm 12:33am§ 12:26am 12:24am 12:34am 12:41am 12:54am 1:08am 1:13am 1:21am§ - -- 12:56am 1:40am 2:05am 2:49am 1:06am 1:45am 2:15am 2:54am 1:13am 1:53am§ 2:22am 3:01am§ 1:26am 2:35am Timetable Symbols B -Late night service arrives /leaves on Union St at 4th Ave at this time. C- Tunnel closed. Arrives 4th Ave & University St at this time. D- Tunnel closed. Leaves 2nd Ave & Pike St at this time. §- Estimated time. Special Service Info • Northbound Route 174 buses cross into the Seattle fare zone at E Marginal Way S & EIIis Ave S. Southbound Route 174 buses cross into the county fare zone at Tukwila International Blvd & S 112th St. No zone fare will be charged if your trip begins or ends along E Marginal Way S at or between Ellis Ave S & S 112th St. Downtown Seattle Tunnel Operation Information Routes 174 and 194 operate in the Downtown Seattle Transit Tunnel. The tunnel (see downtown map) is open for service Monday thru Saturday from 5 a.m. to 1 a.m., and Sunday from 6 a.m. to midnight. Late night trips that do not use the tunnel are noted on schedules in this timetable. If the tunnel is closed during normal "tunnel- open" hours, routes 174 and 194 to Sea -Tac Airport and Federal Way will operate west on Stewart St, serving 7th and 4th Avenue, then south on 2nd Ave, servina Pike. Seneca. Marion.James and S Jackson streets. To downtown, routes 174 and 194 will operate north on 4th Ave and east on Olive Way. Select Another Route Number: f snow Schedule 08/17/2009 abu -bakr Islamic Center wuxuu dhammaan ;t K Muslimiinta ogeysiinayaa in Masjidka la furi doono waqti dhow (isha allah) Bisha Rama- dan. Hadaba ,Waxaa dhammaan muslimiinta Degan hareeraha Masjidka laga codsanayaa h - In ay usoo lugeeyaan masjidka ,si ay fursad Baarkin u siiyaan walaalaha ka imaanaya Meelaha fog fog. Ama ay soo qaataan Baaskeli,ama soo raacaan Basaska maraya Masaajidka hortiisa.ama ay ku yimaadaan kaarpool Jadwalka Basaska maraya j idadka udhow masj idka waa sidan: Bus # 174 from dowton seattle to federal way every 15 munit Bus #128 from downtown to south center isagoo soo maraya sw seattle,white center ,Tukwila 144 & INT. every 15 munit.. Waxaan haysanaa Baarkino kooban waxaana Rabnaa in ay dadku fursad u wada helaan in ay ku Cibaadeystaan Masaajidka. Notice: r ' • If you live within half -mile distance from Abu -bakr Islamic Center of Washington, please walk,d bike or carpool to come to the Friday prayers . and every other holiday or special events as well. You can use Metro bus Route #174 that stops in front of the mosque, as well as Bus Num- ber 128 from down town to White center, then Tukwila International Blvd, both buses run every 15 minutes, Therefore, we encourage every community member to use to public transit, car- i { pool, bike or walk to the center in order to minimize the traffic . Call (206) 335 3000 for more info regarding metro transit . • Please save a parking space for brothers coming from areas beyond Tukwila • We are very hopeful that every community member will flow these steps and your corporation is highly appreciated . ' Wi t Regar _; .. • A . Ahme j, Vice- President of Abu -bakr Islamic Center of Washington. ^. e h '_ a - - ,- 'F ! d r - -' -.- _ it .., - ..,_ Abu -Bakr Islamic Center of Washington Date:/f? /2004 Ref: -/ ( //i /% //,y To: Brandon Miles Senior Planner Department of Community Development City of Tukwila Subject: Submission of Transportation Management Plan Dear Mr. Miles, The attached to this letter is the transportation management plan of Abu -Bakr Islamic Center of Washington. It is self - explanatory and I am submitting to your review. I believe that it contains a plan that meets the conditions in Notice of Decision issued by the city of Tukwila on September 10th and 26th, 2008. Thank you Respect u ly j•urs, Husse 1 President of Board of Trustee Abu -Bakr Islamic Center of Washington 14101 International Blvd Tukwila, WA 98168 Tel: (206) 214 -0200 Fax: (206) 214 -0201 Po Box 68069 Tukwila, WA 98168 Abu -Bakr Islamic Center Transportation Management Plan The Transportation Management Plan will reduce traffic impacts to the International Tukwila Boulevard (ITB) corridor and neighborhoods surrounding the Mosque in compliance with the conditions in the notices of decision issued by the City of Tukwila on September 10, 2008, and September 26, 2008.. To accomplish this, the following steps will be or have been accomplished: 1. Reduce the demand for parking spaces required for those attending Friday prayers and special peak events by: • Posting a flyer on bulletin boards at the Mosque, Somali restaurants, nearby retail shops, and apartment buildings close to the Mosque. The flyer will provide information about alternative forms of transportation for arriving at the Mosque including encouragements to walk or bicycle, to carpool, and to take the bus (with a schedule of the Metro Bus Route #174, which stops in front of the Mosque). • Providing an educational message to the members of the Mosque explaining the restricted parking provisions at the Mosque and particularly encouraging members who live within a half mile radius to walk, ride a bike, or take the bus instead of driving the short distance to the Mosque parking lot. The message will be announced during Khudba (at the pulpit) on Fridays a minimum of twice a month for the first year and posted prominently on the bulletin board at the Mosque. 2. Manage parking in the Mosque parking lot by: • Designating 36 parking stalls (31% of total parking spaces) as carpool parking spaces that are preferentially located closer to the Mosque entry doors like designated handicapped parking spaces. • Stationing a parking lot attendant or two to manage parking and direct traffic during Fridays and peak events. The attendants will enforce designated carpool and handicapped parking spaces, continually educate members about the restricted parking provisions, encourage single occupant drivers to pick up other members, and direct drivers to off -site parking lots at businesses, churches, and schools that agree in writing to share parking. 3. Sign the Mosque parking lot to direct traffic (in compliance with T19 of the Tukwila Municipal Code) by: • Designating carpool and handicapped parking spaces. • Using pavement arrows for drive aisles where driving directions are needed. 4. Arrange off -site parking Tots that Mosque worshippers can use during Fridays and peak events by: • Contacting businesses, churches, and schools that may agree to provide shared parking with the Mosque during off -peak hours (list of contacts attached). • Signing shared parking agreements that can be approved by the City of Tukwila (list of businesses contacted to share parking). 5. Monitor and report parking lot usage • Conducting traffic analyses with a traffic engineer during the five occasions specified in the September 10th Notice of Decision to be submitted to the City within one week of each occasion. • Submitting reports of the parking lot attendants who will monitor parking lot overflow on Fridays and peak events. • Working with the City to follow up on the findings and conclusions of the traffic analyses and monitoring reports and to develop a revised transportation management plan if the parking is inadequate. Respectful1 yours, Husse Ali President of Board of Trustee Abu -Bakr Islamic Center of Washington These are the list of the local businesses, the school and the church we have contacted and verbally agreed to share their parking spaces. Final agreement will be finalized and submitted to the city within next three months. Mr. Al Galicie Church by the Side of the Road 3455 So. 148th St. Tukwila WA 98168 Mr. Jim Boyce Principal of Foster High School 4242 So. 144th St. Tukwila WA 98168 Abdirahman Hassan Manager of Somali Grocery Store 14604 International Blvd Tukwila WA 98168 Mohamed Sheikh Omar Manager of African Bazar Mini mall 14818 International Blvd. Tukwila WA 98168 Osman Dirie Manager of Badar Halal Foods 3920 So. 146th St. Tukwila WA 98168 Barlin Abdi Manger of Salama Restaurant 13820 So. 139th St. Tukwila WA 98198 This is the only one we have yet to contact Tukwila Trading Company 3725 So. 144th St. Tukwila WA 98168 Abu -Bakr Islamic Center of Washington Vice President's Office Date. 0 /f To: Al Galicie Business Director Church by the side of the Road Ref4l C,v02/01 Dear Al Abu -Bakr Mosque, at 14101 international Blvd, Tukwila, will soon be opened. I will inform you the exact date within the next two weeks and you are one of our honored guest invited to attend the opening ceremony. I would like to request that you give your gracious permission our members to use some of your parking spaces as an off -site overflow parking during some Fridays between 12:00 -02:00 PM and few (less than 5) special events during the whole year. We have a large parking area and do not anticipate that this would be a routine need. Please feel free to call me at 206 - 261 -4856 if you have any questions. Thank you Sincjrely Ali Ahmed Vice - President/ Director of Public Relations Of Abu -bakr Islamic Center of Washington. 14101 International Blvd Tukwila. WA 98168 Tel: (206) 214 -0200 Fax: (206) 214 -0201 1 Department of Community Development August 14, 2008 Mr. Young Kim 3828 4'h Ave S #7 Seattle, WA 98134 RE: Abu -Bakr Islamic Center of Washington L08 -034 Dear Mr. Kim: Jim Haggerton, Mayor Jack Pace, Director Thank you for meeting with Jack Pace and me on Wednesday to discuss the Abu -Bakr Mosque proposed at 14101 Tukwila International Blvd. This letter provides some of the remaining items that need to be completed in order for the Conditional Use Permit (CUP) to be scheduled before the City's Planning Commission. Parking The City has noted since the pre - application conference that was held on December 3, 2007 that one of its primary concerns with the proposed use was ensuring that there is adequate parking. The City hired David Markley with Transportation Solutions Incorporated (TSI) to review the Parking Analysis dated July 20, 2008 provided by Mohammad Jalalyar. The complete peer review is attached with this letter. The TSI report concludes, "The parking demand could range between 89 and 383 cars for a Mosque with a 5780 square foot assembly area. This wide range of estimates is because the variables that impact the parking demand can vary widely. As noted above, if the applicant can provide some supporting information to substantiate the proximity of the congregation families to the Mosque, the frequency and service area of the bus service, and the average vehicle occupancy, this range could be narrowed (6) ". Page 5 of the document provides a suggested outline for a revised parking analysis. The City understands that the person who prepared the report is out of the country. Many of the items included in the outline could be completed by the Mosque community'. As I noted yesterday when we met, the parking analysis provides several conclusions which 1 One item mentioned in the TSI report is survey to see what on- street parking might be available in the immediate area. City staff has already begun to look at this issue and will complete the survey. B. Miles Page 1 08/15/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 o Fax: 206 - 431 -3665 need to be supported with factual information. When the City issues the parking determination for the proposed Mosque it must base its decision on quantitative data. Once you have revised the parking analysis the City will have the revised version peer reviewed. When this matter goes before the City's Planning Commission the City wants to be able to provide the Planning Commission with your final parking analysis and a report from our parking consultant indicating that the parking analysis provided is generally acceptable. Conditional Use Permit Criteria When we met on July 16th the City noted that the response to the CUP criteria was inadequate. This is your opportunity to sell the project to the Planning Commission. When we met yesterday you indicated that a more in- depth discussion will be provided to the City by Monday (8/18/08). Timeline There are two land use applications pending with the City. The first is an administrative parking determination which was submitted to the City on August 13, 2008. The second application is the CUP application that was submitted to the City on May 22, 2008. The CUP application is scheduled to go before the Planning Commission on September 25, 2008. The following is a timeline of the actions that need to take place in order to make this date. Many of the dates below build on each other, thus if a date is missed it could present problems with the CUP application being presented to the Planning Commission on September 25th. Date Action August 18, 2008 Revised CUP Criteria provided by applicant. August 19, 2008 Revised Notice of Application Issued for Parking Determination by City August 27, 2008 Revised Parking Analysis provided by applicant August 27, 2008 City Forwards Revised Parking Analysis to TSI for review. September 4, 2008 Revised Peer Review provided to the City from the City's Consultant September 9, 2008 Parking Determination issued by City2 2 Issuing the parking determination by this date assumes that the revised parking analysis provided to the City on August 27, 2008 addresses all concerns raised by the City and its consultant. B. Miles H: \Developments\Mosque\August 14.doc Page 2 08/15/2008 September 10, 2008 Staff report for CUP completed by City staff. September 11, 2008 Notice of Public Hearing distributed and published in the newspaper by City staff September 18, 2008 Staff report for CUP mailed to PC and applicant September 25, 2008 Public Hearing Before the Planning Commission Tenant Improvement and Site Improvements The land use applications are only one part of receiving project approval from the City. If the Planning Commission approves the CUP application on September 25th, your next step in this process is to complete the necessary improvements to the building and site. Before you can occupy the building you will need to have a certificate of occupancy issued by the City's Building Division. The permit for the tenant improvement will also include any site work (landscaping or parking lot improvements) or work within the right of way. If you want, you can submit for the TI permit at this time. This would allow City staff to have time to review the permit and maybe have the permit ready for issuance once the CUP application is approved. However, if you choose to submit before having an approved CUP application you will be submitting at your own risk should the application not be approved by the Planning Commission. Conclusion I hope that this letter helps layout some of the remaining items that need to be completed in order for this project to move forward. In order to make the September 25th meeting date it will be necessary for you to provide the items listed under the "Timeline" section of this letter by the dates indicated. If you have any questions, please call (206) 431 -3684 or send an email to bmiles @ci.tukwila.wa.us. S 1 Br don J. Miles Senior Planner cc. Jack Pace, Dire or Minnie Dhaliw 1, Planning Supervisor Files (L08 -034 and L08 -045) B. Miles H:\Developments \Mosque\August 14.doc Page 3 08/15/2008 r Bra don J. Miles Senior Planner • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director July 30, 2008 Mr. David Markley Transportation Solutions, Inc. 8250 165th Avenue NE Redmond, WA 98052 RE: Abu -Bakr Mosque Parking Analysis 14101 Tukwila International Blvd L08 -034 Dear Mr. Markley: Thank you for your assistance in reviewing the parking analysis for the proposed Abu - Bakr Mosque land use application. The amount of the peer review is not to exceed $2,000 without prior approval of the City. In order to facilitate payment a W -9 has to be on file with the City's Finance Department. I have included a form with this letter. All invoices should be sent attention to me at 6300 Southcenter Blvd, Suite 100, Tukwila, WA 98188. Please feel free to contact me with any questions. I can be reached by phone at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. rely, cc. File (L08 -034) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION May 23, 2008 Mr. Young Kim 3828 4th Ave S #7 Seattle, WA 98134 RE: Abu -Bakr Islamic Center of Washington L08 -034 Dear Mr. Kim: Your application to establish a religious institution located at 14101 Tukwila International Blvd has been found to be complete on May 23, 2008 for the purposes of meeting state mandated time requirements. The project has been tentatively scheduled for a public hearing before the Planning Commission on August 28, 2008. In order to meet this hearing date it will be important for you to respond to any correction letter or request for additional information in a timely manner. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed I will post it with a laminated copy of the Notice of Application and the comment period will start. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to our office. 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. The City finds that additional review time will be necessary to process your permit application because the additional information requested by this letter is needed to complete the review process. The precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information. P:\Nora\FORMS \COMPLETE.DOC 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. If you have any questions feel free to call me at (206) 431 -3684 or email at bmiles @ci.tukwila.wa.us. er•ly, randon J. Miles Senior Planner cc: File (L08 -034) P:\Nora\FORMS \COMPLETE.DOC (07/13/2008) Brandon Miles - Abu Bakr ri^ sque From: To: Date: Subject: Cyndy Knighton Brandon Miles; Joanna Spencer 05/12/2008 6:55 PM Abu Bakr Mosque • CC: Minnie Dhaliwal My comments on the most recently submitted report, Trip Generation and Parking Analysis, are as follows. 1. Parking generation: I didn't review this section closely. Parking requirements are under the purview of DCD. However, I am disappointed that they chose to include a mosque in a densely urban area (downtown Seattle) as a comparable mosque. I would have thought that the mosque in my neighborhood in north Seattle (Northgate area) would have been a better choice as it's much more similar in neighborhood makeup to the site here in Tukwila. But that is irrelevant at this point. 2. I am troubled by this report's use of an AVO that differs from the standard definition. The intent of this requested study was to determine the need for parking supply as well as site access impacts. While it is useful to know how many people have taken alternate modes of transportation to attend the Friday prayers, those transit, pedestrian, and other non - passenger /vehicular trips are extraneous. I cannot glean from the data presented the total number of passenger vehicles generated by site without some sense of doubt as to whether they include pedestrians, buses, taxis, and so forth. That really must be clarified before their application comes in. We need to know the number of car trip ends. Identifying the number of transit users and pedestrians is also necessary to support any claims for reduced trip generation, but they absolutely must be separately identified. 3. There is no supporting evidence or data to this report, or the previous report, for the application of a 25% trip generation reduction for pass -by trips. The ITE trip generation manual, which this report is using, also does not have any supporting data for the application of ANY reduction for pass -by trips. Therefore, no reduction will be allowed. 4. Use of the ITE Trip Generation Manual for the PM peak hour trips is acceptable but it must be applied to the entire building size. This report shows that correctly. But as described above, no allowance for pass -by trips will be given. Therefore the PM Peak Hour trip generation is established at 0.66 times 14,360 sf divided by 1,000 or 10 trips (9.47 rounded up to 10 trips). 5. If I have interpreted the number of vehicles correctly, then the worst case scenario for trip generation for the peak of the site would be 40.5 trips per thousand square feet of assembly area. This is the average of all the number of vehicles divided by the assembly area multiplied by 2 for both incoming and outgoing. No solid data was presented to guide me in determining how much of the trip generation would be outside of the peak one hour -- just commentary about some people arriving early or staying late. This then yields a trip generation of 154 trips for the site's peak on Friday prayers. Site access will need to be designed to accommodate this trip generation if it's not already there. Cyndy Page 1 • • Public Works Department, Engineering Memorandum TO: Joanna Spencer Brandon Miles FROM: Cyndy Knighton DATE: March 28, 2008 RE: Abu Bakr Islamic Center/Mosque PRE07 -051 As requested, I have looked at the March 10, 2008 Traffic, Parking and Landscaping Impact Analysis document submitted for the above referenced project. Specifically, I have looked only at the Trip Generation and Request for Concurrency and Traffic Mitigation Exemptions sections. This memorandum summarizes my response. Trip Generation The report suggests that the ITE Land Use Code 560 should be applied to this proposed development. I disagree. LU 560 is for a church and a mosque does not have the same trip patterns. Additionally, the report incorrectly applies (assuming that the land use code was correctly applied in the first place) the trip generation rate. The report states that the trip generation rate only applies to the gross floor assembly area but per the Trip Generation Manual, it is to be applied to the entire gross floor area which is 14,360 sf, not the 3,795 sf shown on page 6. The next error in this report is the claim for credit for an existing casino. TMC 9.48 is very clear in that no existing trip credit shall be given if a building has been vacant or not used for its intended use for more than 12 months. The casino on this site was closed in 2004, therefore no trip credits can be granted. The request for partial trip credits for the casino is not granted. Table 1 on page 7 attempts to reduce trip generation by 25% for pass -by and diverted link trips (footnote #3). There is absolutely no basis for applying any kind of reduction for this type of land use. A place of worship, whether a church, synagogue or a mosque is a destination. ITE has nothing whatsoever to back up this reduction and none was provided in the report leaving me to deny its use. I recommend that the applicant be required to conduct trip generation studies at area mosques and present the data to the city for approval. The applicant can collect data on pass -by trips associated with a mosque and present that as well. I understand that there is also some concern on parking requirements and a claim by the applicant that only 75 parking stalls are required for the expected 300 worshipers. Trip generation, pass -by, parking demand, and vehicle occupancy can all be studied at the same time. ITE has some guidance on the necessary data collection, is \pubworks \cyndy \development review\tia memos by permit #\pre07 -051 abu bakr islamic mosque.doc • • which is attached to this memo. A minimum of 3 area mosques of similar size and location will need to be studied. Concurrency and Impact Fees While it is true that a use that generates less than 30 net new trips in the p.m. peak hour is not subject to meeting the concurrency requirement of the city, it is not true that no concurrency certificate will be required. All new development and redevelopment must apply for and be granted a concurrency certificate. If the trip generation is below 30 net new trips, the certificate shows that it is exempt from meeting the requirements. The request to waive the application for a concurrency certificate is not granted. The request for a waiver of payment of associated traffic impact fees cannot be granted administratively. The applicant's only avenue for gaining a waiver of the impact fees is to petition the City Council directly as any waived impact fees must be paid for by the city's general fund. Site Ingress/Egress One item that has not been addressed in the report is an analysis of the site ingress and egress. That still needs to be done to ensure that there is adequate and safe access to the site. When the property was originally developed, no defined access point was provided. Two access points on S 1415` Street (a main access and a delivery access) should be provided. This may affect the parking on the site as the aerials suggest that some of the current parking is actually occurring on public ROW. Also, since a lot of changes have occurred on Tukwila International Boulevard since the casino was built, any access off TIB through the adjacent parcel would need to be studied, recognizing that access through an adjacent parcel can be revoked at any time by the property owner. Therefore, adequate and safe access must be provided to this parcel off of S 1415` Street in such a way that it can accommodate 100% of the trips must be provided unless a binding shared access agreement is presented to ensure access across the adjacent parcel to the west. None of these requirements are any different than what would be required of any other development. That fact that this proposal is for a non - profit place of worship does not reduce the need to provide adequate and safe access and a quality street network. is \pubworks \cyndy \development review\tia memos by permit #1pre07 -051 abu bakr islamic mosque.doc 010 • 1'3123 I I� ecJ, 6;,‘-1 &lAvoov, 1 J ii1fru, Jinck iJ'r ?<<l'�� �r W L� ' �J ��,il IIAA /141 ) -LYj1;) i��� CO ./'9J (n)j(-1 coit -ic me) 1k Jerk DC-Lk f( f k (Ii(j� In k/ 1 i ( U t • (A pc i rm-v( L'4C /4-4it._ 37D R7flif LJ» thCi (I. 6' 6111 c'- dam, ro(k1 <( -}- M1AA pc let A) i5 or) 53.. C9Akk 5-rie SC c,(ikf 1411(74704.(5 • Pte, A, G711 044 Adc, cooletv4 ,a • ,(‘ r tp `t U`s c1114\ kidV‘i 9vik f\tk �� ( 4C. L/C wok rti,), ,a `^V i` A[6,4.1 ` • • i Page 1 of 3 • • Brandon Miles - Islamic Center /Mosque, Pre -App. file no. • PRE07 -051 • From: To: Date: Subject: CC: "Raid Tirhi" < Raid .Tirhi @cityoffederalway.com> Jack Pace <jpace @ci.tukwila.wa.us> 03/11/2008 9:39 AM Islamic Center /Mosque, Pre -App. file no. PRE07 -051 <jspencer @ci.tukwila.wa.us >, Brandon Miles <bmiles @ci.tukwila.wa.us >, Minnie Dhaliwal <mdhaliwal @ci.tukwila.wa.us >, <raidtl @gmail.com >, "A /kadir Ibrahim" <maadeey203 @hotmail.com >, "ali ahmed" <aliahmed4 @msn.com >, <kazim_mrk @yahoo.com >, "young kim" <yknwa @yahoo.com> Dear Mr. Pace: My name is Raid Tirhi; I am Traffic Engineer that previously worked for the City of Tukwila. I have been requested to help answer the City's concerns regarding impacts of the proposed a tenant improvement activity permit for an Islamic Center/Mosque. We actually have major concerns regarding different interpretations of the zoning and land use requirements in the TMC and why was this specific tenant improvement proposal considered as a land use change by the assigned planner. Following are selective highlights from the TMC language for the NCC District: 18.22.010 Purpose This district implements the Neighborhood Commercial Center Comprehensive Plan designation...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. 18.22.020 Permitted Uses file: / /C:\Documents and Settings \Brandon - M\Local Settings \Temp\XPGrpWise \47D6533... 03/11/2008 .o. Page2of3 • • The following uses are permitted outright within the • Neighborhood Commercial Center District... 34. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. We believe that the proposal is allowed under the NCC zoning district per TMC 18.22.020 and meets the zone purpose per TMC 18.22.010. Therefore, the proposal does not necessarily constitute a land use change. Finally, the proposal is consistent with Tukwila Comprehensive Plan goals and policies and promotes improvements intended for Tukwila International Boulevard and compliments livability in the vicinity residential neighborhoods to the west of the subject location. The attached document should help better understand what the project is all about and provides in depth analysis of its impacts. It is also a request for • exemptions allowed in the Code if we have to go that path. We are respectfully requesting a meeting with you as soon as possible to further discuss this proposal and address the City's requirements to help move this project forward. Respectfully yours, Raid Tirhi, PE (253) 835 -2744 day (253) 854 -0766 eve raid tl @gmail.com »> young kim <yknwa @yahoo.com> 2/11/2008 11:41 AM »> Raid, pis get me your parking report or papers as the best materials we can proceed. Please refer below comments related to the parking requirements. Good day all. Best regards. - -YK Forwarded Message - - -- From: Brandon Miles <bmiles @ci.tukwila.wa.us> To: yknwa @yahoo.com Cc: Jack Pace <jpace @ci.tukwila.wa.us >; Minnie Dhaliwal <mdhaliwal @ci.tukwila.wa.us> Sent: Monday, February 11, 2008 11:05:59 AM file: / /C: \Documents and Settings\Brandon - M\Local Settings \Temp\XPGrpWise \47D6533... 03/11/2008 Page 3 of 3 • • Subject: Mosque Application Hi Young, I have a copy of the design review application that was approved for Pawn X- Change. If I can get your mailing address I will mail you the approved landscaping plan. I will also mail you the AS- BUILTS along TIB and a copy of the easement agreement for the bus shelter. I want to follow up with you on some items from our meeting on Monday: 1) Parking: One of the City major concerns with the proposed project is how much parking is required. The City's parking regulations are unclear how the proposed use would be parked. Given that there are no fixed seat within the worship areas the 1 parking stall for every 4 fixed seats might not work. We will need a parking study prepared by a traffic engineer to determine how the use will be parked. The study needs to account for the peak period of the week, which I believe is Friday at noon. The parking study also needs to account for any "spill- over" parking that might occur along City's street or adjacent properties. 2) Landscaping: The City has an easement for the bus shelter area and no landscaping is needed within the easement area. We do need to try and provide a five foot landscaping area along TIB. I should let you know that when Pawn X- Change was approved, the BAR required that they have ten feet of front landscaping. The rear landscaping area will need to be cleaned up and plantings provided. However, since a retaining wall is present the full ten feet will not be required. The main goal of the rear landscaping is screening, consider vegetation that will provide a good screen for the residences in the rear. 3) Pedestrian Connections: Pedestrian safety is very important. When we met on Monday we talked about providing a walkway to allow people to easily walk from TIB to the mosque building. A pedestrian path through the parking lot would help, but I also think that a pedestrian connection from TIB along S. 141st should be explored. The pedestrian connection could easily be provided by installing sidewalks along S. 141st Street. I hope that this helps in the planning process for the project. I look forward to working with you on this project. Please don't hesitate to contact me if I can be of assistance. Best Regards, Brandon J. Miles Senior Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.w�:us- file: / /C:\Documents and Settings\Brandon - M\Local Settings \Temp\XPGrpWise \47D6533... 03/11/2008 • • CHAPTER 4 Conducting a Trip Generation Study 4.1 Background A local jurisdiction may wish to conduct its own trip generation study to validate use of ITE Trip Generation rates or equations in its community, establish its own rates reflecting unique conditions found in that community, or establish rates for land use types not included in Trip Generation. A state or province may wish to investigate trip generation rates in detail for land use types of partic- ular concern in its jurisdiction. Consultants, ITE districts, sec- tions, or individual ITE members may want to supplement the ITE national database on trip genera- tion. To maintain consistency with ITE's nationally recognized database and procedures, local studies should fol- low procedures consistent with those described below. However, it is recognized that local jurisdictions may need to tailor the process to meet the specific needs of the com- munity and the characteristics of the sites being studied. To enhance the national database, ITE encourages the submittal of all new trip generation data. Sample data collection forms for reporting the information are included at the end of this chapter. These forms should be used whenever possible. 4.2 Reasons to Conduct a Trip Generation Study The general purpose of a trip gen- eration study is to collect and ana- lyze data on the relationships between trip ends and site charac- teristics for a particular land use. Before initiating the study, its spe- cific purpose should be identified. The specific purpose will help the analyst target the characteristics of the sites, the data to be collected, the number of sites to survey and the analysis to be conducted. • If the description of a site is not covered by the land use classifications presented in Trip Generation, the analyst should collect local data and establish a local rate. • If the site is located in a down- town setting, served by significant public transportation, or is the site of an extensive transportation demand management program, the site is not consistent with the ITE data and the analyst should collect local data and establish a local rate. • If the size of a site is not within the range of data points presented in Trip Generation for the land use, the analyst should collect local data and establish a local rate. • If the Trip Generation database has an insufficient number of data points, the analyst should collect local data and establish a local rate. • If the Trip Generation database produces curves with unsatisfac- tory standard deviation or regression coefficients, the ana- lyst should collect local data. and establish a local rate. 0 If local circumstances (e.g., age of residents, worker shifts, other differences in independent vari- ables) make a site noticeably dif- ferent from the sites for which data were collected and reported in Trip Generation, the analyst should collect local data and estab- lish a local rate. 0 If the site is a multi -use development, the analyst should refer to Chapter 7 in this handbook for guidance on special data collec- tion and analysis efforts required for multi-use developments. Trip Generation Handbook, 2nd Edition Chapter 4 e ITE 15 • If the applicability or validity of E Trip Generation data for local use is questioned by traffic pro- fessionals or local officials, the analyst may need to collect local data and either validate the national data or establish a local rate. • If it is desirable to establish trip generation characteristics for a land use not included in the current edition of Trip Generation, the analyst should collect and analyze the data for local use and submit the data to ITE. 4.3 Trip Generation Study Design Trip generation study design should include the land use to be surveyed, number of survey sites, selection of appropriate sites, sur- vey period, independent variable data to be compiled and traffic counting methodology. Information is often available from analyses undertaken in either the same jurisdiction or other jurisdic- tions. In planning the local study, reviewing existing data is helpful in determining issues that may be encountered and identifying expected results. Also, because existing data may be integrated into the local study to reduce the amount of new data that need to be collected, it is important to have prior knowledge of the availability and procedures used to collect the data. Selection of Land Use to Study Trip generation studies should be considered to supplement the Trip Generation database when the fol- lowing conditions apply: • Land uses of local interest for which ITE Trip Generation presents little or no data; • Local land uses that do not fit into existing ITE land use classifications; • Land uses that are more specific than the generalized land use cate- gories in Trip Generation; • Land uses for which the range in development size in the Trip Generation data plots does not cover the local range in development sizes; or • Land uses for which local trip generation rates are theorized to be substantially different from those in Trip Generation. Sample Size Determination Sufficient sample size is necessary to enable the analyst to draw valid conclusions from the trip genera- tion study. However, no simple statistical methodology has been established for determining the number of sites that should be studied to obtain statistically sig- nificant trip generation results. In reality, trip generation is influ- enced by far more than one or two 16 ITE • Trip Generation Handbook, 2nd Edition Chapter 4 independent variables. As a result, significant variation of individual sites from the weighted average rate or regression curve is fre- quent. Common practice in the traffic planning industry has been to collect trip generation data at three to five sites that truly meet the recommended site selection criteria with the assumption that these data will yield a relatively stable sample. validai ET n. Yon rate • urvey at feastth e. sit ibmtt.•attE u Bey t eat , ona ai If the analyst intends to establish a local trip generation rate, it is rec- ommended that at least three sites (and preferably at least five) be sur- veyed. The higher number is sug- gested because it will enable the analyst to more readily identify — and potentially discard — outlier val- ues and to produce a more reliable estimate of local trip generation characteristics. It is recognized, however, that budgetary constraints and perhaps even the lack of suit- able survey sites may limit the trip generation study to three sites. • • If the analyst intends to validate Trip Generation data for local use, it is recommended that no fewer than three sites be surveyed. If the ana- lyst intends to supplement the Trip Generation data with local data and produce a consolidated trip genera- tion rate, it is recommended that at least two sites be counted. ITE will accept data from one site. Site Selection Site selection is critical in achiev- ing representative and consistent trip generation rates. Failure to select sites appropriately may lead to inaccurate trip generation rates and equations. Use of unrepresen- tative sites as a basis for trip gener- ation estimates can result in over - or underestimating trips to be gen- erated by a proposed development. Suggested criteria for identifying sites for collection of trip genera- tion data are as follows: • Data should be transferrable; therefore, it is critical that both trip data and development characteris- tics be representative of the land uses to be analyzed. This includes development size, mix of develop- ment components and geographic location with respect to the area roadway network and area develop- ment patterns. • The development should have reasonably full occupancy (i.e., at least 85 percent) and appear to be economically healthy (note: percent occupancy at the time of the survey, if applicable, should be recorded). • The development should be mature (i.e., at least two years old) and located in a mature area so it represents the ultimate characteris- tics of a "successful" development. • The data needed to describe the independent variables should be available. • The site should be selected on the ability to obtain accurate trip generation and development char- acteristics. • It should be possible to isolate the site for counting purposes: • No shared parking (unless the parking areas for the site are easily distinguishable); • No shared driveways (unless the driveways for the site are easily distinguishable); • Limited ability for pedestrians to walk into the site from nearby parcels; • Limited transit availability or use (unless transit usage can be counted —e.g., elementary stu- dents who ride a school bus); and • No through- traffic. • The site should have a limited number of driveways (as a data col- lection cost consideration). • • The driveways (or the method of counting traffic) should ensure against double - counting vehicles. • It should be possible for counts to be made safely. The need for any special security measures should be identified. • The site should consist of a sin- gle land use activity (unless a multi- use study is being conducted as described in Chapter 7). • There should be minimal to no on -site construction or adjacent roadway construction. O Permission should be obtained from the owner or the building manager (note: owners/managers are sometimes more willing to be surveyed if the confidentiality of their site is guaranteed or if the results are provided to them). Trip Generation Handbook, 2nd Edition Chapter 4 ® ITE 17 Independent Variable Selection For a new land use being surveyed, one or more appropriate indepen- dent variables need to be identified, measured and analyzed. When identifying a potential independent variable, the following points should be considered. • The data for the independent variable should be readily available, for the survey site and any poten- tial proposed development of this land use type for which trip gener- ation estimates may be desired. • The number of trips generated at the site should be influenced in a logical way by the independent variable. Correlation does not equal causation. • Available site data should be accurate, for sites being counted and proposed future development (i.e., if it cannot be projected for new development, it is not an appropriate independent variable). • Variables for similar sites should be provided directly and not merely estimated from a different variable. For example, the number of employees at a site may appear to be a valid independent variable, but it should not be used if the value is typically derived by factoring in another independent variable, such as gross square footage of the development site. Ky. Char to n • epe den Variable include' .at. Locaf�Tr4 Generation°Stu • =• ,. . grcgy arelatiorship sit e ne mpg palto • • Valuerneasucec dire lyfor de.ve•' lea t ose sect i ` si Iar�Tn • generation land use • C • nfideH cce that e a a ab site data ar' -ra rite; When in doubt about which inde- pendent variables may be most appropriate, refer to Trip Generation under the same or similar land use to see which ones have produced the most stable relationships and reliable rates or equations. Typical independent variables include num- ber of employees, gross floor area, gross leasable area and number of occupied rooms or dwelling units. It is critical that the definitions of independent variables be the same as those defined in Trip Generation (Chapter 3 in the User's Guide, Seventh Edition) or Appendix D of this handbook For a trip generation study involv- ing a land use for which trip end and independent variable informa- tion is already provided in Trip Generation, the choice of indepen- dent variables should (at the mini- mum) include those presented in Trip Generation. If other indepen- dent variables appear to be logical and satisfy the criteria cited above, data for them should be collected and analyzed as well. 18 ITE • Trip Generation Handbook, 2nd Edition Chapter 4 In general, it is recommended that data be collected and compiled for as many potential, appropriate independent variables as practical. As the Trip Generation database grows, it is quite likely that future analyses of the available data will identify additional relationships involving more than the currently used independent variables. The sample data collection forms presented at the end of this chapter contain a list of suggested data to obtain. Development Data Requirements Trip generation estimates are based on development characteris- tics that are used as independent variables. This normally requires a check with the owners or man- agers of the development to ensure the availability of accurate data on physical characteristics. For example, it is insufficient to merely count dwelling units or square feet. A count of occupied square feet or units is needed. The occupied space represents the por- tion of the development that is actually generating trips. Occupied square footage should also be carefully evaluated to make sure that it is actually being occu- pied and used rather than merely leased or purchased. For example, in some land use classifications (partic- ularly warehousing, industrial and office), it is common practice for tenants to lease or purchase future expansion space, but not to occupy it for some time Use of "leased or • • purchased" square footage instead of "occupied and used" square footage can be misleading and may be one reason for the scatter in the histori- cal data points within certain classifi- cations in Trip Generation. mots uer' Squaretfootage and% orkUri Percent occupancy:: Site creagei tocatidhwin hnue , (E9D jsuburbamtrural� Name and.deschption pnr Eipal uses, At this stage in the study design process, it is necessary to decide whether to include consideration of transit use, parking accumula- tion and automobile occupancy. If these issues are to be considered as factors in the analysis of the local trip generation data, then appro- priate data should be collected. Survey Periods Site - generated traffic should be counted, if feasible, for a full 7 -day period to determine when total site - generated traffic volumes peak during weekdays and the weekend. At the minimum, automatic traffic recorder counts should be taken through a full 24 -hour period, although a preferred length of time would consist of 48 consecutive hours. Some sites require mandal count- ing techniques because automatic traffic recorder devices will not capture all trips (or may not be accurate due to the configuration of the site driveways). Manual traffic counts should last for a minimum of 2 hours for each peak period, depending on whether the adjacent street traffic peak or the generator's peak is being surveyed. If the desired traffic analysis requires other periods, counts for those periods should also be obtained. The day of the week and time of day are also important considera- tions in obtaining meaningful results. The purpose of the study will dictate the critical time period for analysis. In many cases, the season of the year is also important. In general, traffic generation for land uses with little or no seasonal variation should be counted on average days. For land uses with significant sea- sonal variation, time periods repre- senting the 30th to 50th highest hours of the year may be used. Retail centers and recreational uses are typical examples of land uses with significant seasonal variation. Care should be taken to avoid making counts during special events, holidays, construction periods, bad weather, or other times when conditions at the study site or in its vicinity may affect site trip generation. The time period being surveyed should represent typical activity for the site (e.g., no data collec- • Lion should be conducted during a super sale at a retail site) unless the study is specifically designed for collecting data dur- ing a peak time (e.g., holiday shopping season for retail sites). 4.4 Conducting the Study The following guidelines should be reviewed and followed to the extent possible when collecting traffic vol- ume and site characteristics data. • Count directional traffic volumes (entering and exiting) by 15- minute period. • Where directional counts cannot be made automatically, manual counts should be made during the street peak periods, plus the peak period of the generator to record the peak -hour entering and exiting volumes. Two or more days of peak period traffic counts are desirable. • If possible, collect hourly traffic volume data (or obtain from the governing jurisdiction) on all streets adjacent to and with access to or from the site so that adjacent street peak hours can be deter- mined. The traffic counts of multi- ple driveway volumes must be done concurrently. • Surveys or traffic counts con- ducted on public streets may require a courtesy call to the proper governing authority. Providing a copy of the traffic volume data or the final study to either the public or private agency involved is another good policy. Trip Generation Handbook, 2nd Edition Chapter 4 ® ITE 19 a ''di "`ed + °o this commend = if:_ -r These orrrt }Went m► ; e-in • r- matlo "''eeded' one success= fu study '-andtt e,r use will inc a e an ardizatiort o da a co Iectia a`a d facilit t • Data concerning the site should be obtained through interviews with the site owner or manager and, if necessary, by means of mea- surements. • Verify automatic counts with manual counts for short period(s). If pneumatic road tube counters are used, exercise extra caution and ver- ification because the accuracy of this equipment may degrade at low - speed traffic conditions. • If the site could be considered a multi-use development, refer to Chapter 7 (Multi-Use Develop- ments) for guidance on additional data collection needs. • If pass -by data are being col- lected, specific intercept surveys will be needed (as described in Chapter 5, Pass -By, Primary and Diverted Linked Trips). 0 If needed, record hourly enter- ing and exiting traffic by vehicle classification and vehicle occupancy and compare with corresponding automatic counts to determine a factor for adjusting the raw auto- matic counts. This may require classifying vehicles by number of axles if automatic counters have been used. Refer to the latest edi- tion of the ITE Manual of Transportation Engineering Studies for guidance. 4.5 Establishment of a Local Trip Generation Rate or Equation This section provides guidance if the purpose of the trip genera- tion study is to establish a new local trip generation rate or equation. If the purpose of the study is to validate the use of Trip Generation for a local application, Section 4.6 provides appropriate guidance. It is recommended that the first analysis step in the establishment of a local trip generation rate or equa- tion be the development of a hypothesis for why the Trip Generation data might not be appro- priate for local application. For example, the rationale could involve the age of residents, metropolitan area characteristics and/or the avail- ability of transit. It is important that the local community have a com- mon- sense rationale for believing that the local rate is or should be significantly different from that presented in Trip Generation. (Note: the absence of any data cov- ering a particular land use is also a 20 ITE • Trip Generation Handbook, 2nd Edition Chapter 4 valid reason for conducting a local trip generation study.) The second analysis step in the establishment of a local trip genera- tion rate or equation should be confirmation that a local trip gen- eration rate/equation is indeed jus- tified. This confirmation should be predicated on satisfying the follow- ing three criteria: • At least three local sites are counted (five sites are preferable); • The weighted average rate for the counted sites is at least 15 per- cent higher or lower than the com- parative Trip Generation rate or if Trip Generation provides only two or fewer data points; and • The local counts provide consis- tent results. If establishment of a local trip gen- eration rate or equation is justified based on these three criteria, the next step should involve the selec- tion of either the computed trip generation rates or equations (if applicable) as the local trip genera- tion estimator. The development of the local rate or equation should likewise satisfy the standards assigned to Trip Generation data for its use. In other words, the local data should be used with the same caution and desire for statistical integrity as the 11 E database. As described in Chapter 3 (Guidelines for Estimating Trip • i Conflnn that Iocat data 1estdy a loci& trip generation x ' f,tiv,t4 k, ° - least three,= =sites countecli fi preferre ocal =rate atteast:5 perctidifferent from Tnp Gene - bong rate Lova lly'consustenvdaj Sa Statistic • I; =vaIidi, standard's pptiedtto Tnp {+r:�.s $'. 'a4, Via`:-... Generation data Generation), an acceptable use of the weighted average trip genera- tion rate requires at least three data points with a computed standard deviation that is no more than 110 percent of the weighted average rate. The acceptable use of a regression equation requires at least four data points with a com- puted R2 of at least 0.75. The local trip generation documen- tation should clearly state the local rates and/or equations, the situations in which they are applicable and what to do in situations where they are not applicable. The documenta- tion should also present the site - specific information. Consideration should be given to submitting the data to ITE for use in subsequent editions of Trip Generation. Sources will be cited, but the identity of specific sites will be kept confidential. Data should be transmitted to: Institute of Transportation Engineers 1099 14th St., NW, Suite 300W Washington, D.C. 20005 -3438 Tel: +1 202- 289 -0222 Fax: +1 202 - 289 -7722 4.6 Validation of Trip Generation Rates /Equations for Local Use This section provides guidance if the purpose of the trip genera- tion study is to validate the use of Trip Generation data for a local application. If the purpose of the study is to establish a new local rate, Section 4.5 provides appropri- ate guidance. Validation of Trip Generation rates or equations for use in a particular locale should be accomplished using a two -step process. The first step is to collect local trip genera- tion data at no fewer than three local sites (or supplemental data obtained from other sources to cre- ate a database of three or more local data sites). • The second step involves analysis of the local data and comparison of it to the 11.'F Trip Generation data. A Trip Generation rate/equation should be considered valid for local use if it meets the following criteria: • The trip generation rate for each of the locally surveyed sites falls within one standard deviation of the Trip Generation rate; • Of the sites surveyed locally, at least one has a rate higher than the Trip Generation weighted average rate or equation and one has a lower rate; or all of the survey sites generated trips with totals within 15 percent of the Trip Generation average rate or equation (calculated as follows: the difference between the survey site rate and the Trip Generation rate, divided by the Trip Generation rate); • The locally collected data gener- ally fall within the scatter of points shown in the current Trip Generation data plot; and • Common sense derived from the local trip generation study indicates that the Trip Generation data are valid for local application. If the local data do not meet all of the above criteria, development of a local rate or equation should be considered (refer to Section 4.5 for guidance). Consideration should be given to submitting the data to ITE for use in subsequent editions of Trip Trip Generation Handbook, 2nd Edition Chapter 4 • ITE 21 Generation. Sources will be cited, but the identity of specific sites will be kept confidential. 4.7 Combining Trip Generation and Local Data If the Trip Generation database for a particular land use is relatively small (e.g., nine or fewer sites), the local community should consider merging the national and local databases to create a consolidat- ed trip generation rate. It is rec- ommended that this merging of the data sets take place if the local and national average rates gre rea- sonably close (e.g., within 15 percent of each other). The merging of the two databases under those circumstances should improve the statistical strength of the overall database for the particu- lar land use. If the local and national rates are substantially different, refer to Section 4.5 for guidance on the establishment of a local rate. The following procedure demon- strates the proper steps for merging the local and national databases. 22 ITE • Trip Generation Handbook, 2nd Edition Chapter 4 This procedure can be used for any land use, time period and indepen- dent variable for which weighted average trip rates, average size of the independent variables and number of studies are provided in Trip Generation. Note: This method of combining data sets does not allow precise calculation of the standard devia- tion or of a revised regression equation because of the unavailabil- ity of the exact data points in the ITE national database. The basic equation for calculating a combined weighted avera• ge trip generation rate is (1) combined weighted average trip rate .trip ends (ITE) + trip ends (local) independent variable_ units (ITE) f independent variable units (local) The 'parameters ",. trip ends (ITE)" and " independent variable units (ITE)" can be calculated from statistics pro- vided in Trip Generation. . (2) trip ends (ITE) = (weighted average trip rate) x. (average value of independent variable unit) x (number of studies) (3): . independent variable units (ITE) = (average value of independent variable unit) x (number of studies) The parameters "I, independent variable units (local)" and E trip ends (local)" should be available from the focal. The following is a sample application of this process. Assume the following information is, known about three local Free-Standing Discount Superstore (Land Use 813):. 'Site Site 2 . Site 3 Total Average Weekday Trip Ends 10,000 7,000 9.000 26,000 .'From page 1,3'2.8 of Volume 3; Trip Generation, Seventh Edition: Weighted average trip rate = 49.21 average .value for the independent variable unit = 160 number of studies = -10 GFA (1,000 sq. ft.) .' :160 ' 190:. 135 485` :? The weighted average; trip rate for the three new" sites is 53.61, which is 9 percent higher than the Trip .::: Generation rate:; Because the new data are. within 15 percent, the following calculations can be used From equation (2): From equation (3): From focal data:.: From local data::.: `..Applying equation (1)::: trip ends (ITE) = 46.21 x 160 x 10 = 78,736 independent variable, units (ITE) = 160 x 10 =1,600. . •. independent variable units (local):= 485 .: trip ends (local) 26,000 ::'.. combined weighted average trip rate (78,736 + 26,000)7(1,600 + 485) = 50.2 The updated weighted average rate is 50.2 .weekday trips per 1,000 sq. ft of gross floor area Trip Generation Handbook, 2nd Edition Chapter 4 • ITE 23 5Z 311 • b . aideq uoilip3 pug ' >joogpueH uopioue dui ice' = Institute of Transportation Engineers Trip Generation Data Form (Part 1) Land Use/Building Type :r ❑ (5) Rural ❑ (6) Freeway Interchange Area (Rural) ❑ (7) Not Given ITE Land Use Code: Independent Variable: (include data for as many as passible) Actual Estimated Actual Source : (1) Employees ( #) ❑ ❑ ) ❑ 4Q4 iN (1:FE i e)gt Jr . :; Z. (2) Persons ( #) .. r..., Name of Development (11) Seats ( #) ❑ (4) Occupied Units ( #) (indicate unit Day of the Week: (12) Servicing PositionsNehicle Fueling ❑ (5) Gross Floor Area (sq. ft.) 0 ) Positions (13) Shopping Center % Out-parcels/pads ❑ City. State/Province: Zip/Postal Code; Day. Month: (15) P.M. Peak Hour Volume of Adjacent StreetTraffic ❑ Year: (16) Other ❑ Country ) ❑ (17) Other ❑ Metropolitan Area: 1. For fast -food land use, please specify It hamburger- or nonhamburger- based. t Location Within Area: O (1) CBD O (3) Suburban (Non -CBD) ❑ (2) Urban (Non-CBD) ❑ (4) Suburban CBD ❑ (5) Rural ❑ (6) Freeway Interchange Area (Rural) ❑ (7) Not Given Detailed Description of Development: ' a Independent Variable: (include data for as many as passible) Actual Estimated Actual Estimated (1) Employees ( #) ❑ ❑ ) ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ (9) Parking Spaces (% occupied: ) ❑ ❑ ❑ ❑ ❑ O ❑ ❑ 0 ❑ (2) Persons ( #) (10) Beds (% occupied: ) ❑ (3) Total Units ( #) (indicate unit (11) Seats ( #) ❑ (4) Occupied Units ( #) (indicate unit ) ❑ (12) Servicing PositionsNehicle Fueling ❑ (5) Gross Floor Area (sq. ft.) 0 ) Positions (13) Shopping Center % Out-parcels/pads ❑ (% of development occupied : (6) Net Rentable Area (sq. ft.) ❑ ❑ ) (14) A.M. Peak Hour Volume of Adjacent Street Traffic ❑ (7) Gross Leasable Area (sq. ft.) (15) P.M. Peak Hour Volume of Adjacent StreetTraffic ❑ (% of development occupied: (16) Other ❑ (8) Total Acres (% developed: ) ❑ (17) Other ❑ 2. Definitions for several independent variables can be found in the nip Generation User's Guide Glossary. 3. Please provide all pertinant Information that helps to describe the subject project. If necessary, attach a detailed report. Other Data: Vehicle Occupancy (#): A.M. P.M. 24 -hour % Percent by Transit AM. % P.M. % 24 -hour % Percent by Carpool/Vanpool: A.M. % P.M. % 24 -hour % Employees by Shift: Start First Shift: Time Start Second Shift: Time Start Third Shift: Time End Time End Time End Time Employees ( #) Parking Cost on Site: Employees (#) Employees (#) Hourly Daily Transportation Demand Management (TOM) Information: At the time of this study, was there a TDM program (that may have impacted the trip generation characteristics of this site) underway? O No O Yes (If yes, please check appropriate box/boxes, describe the nature of the TDM program(s) and provide a source for any studies that may help quantify this impact. Attach additional sheets if necessary) ❑ (1) Transit Service ❑ (2) Carpool Programs O (3) Vanpool Programs O (4) BicyclelPedestrian Facilities and Site Improvements O (5) Employer Support Measures O (6) Preferential HOV Treatments O (7) Transit and Ridesharing Incentives ❑ (8) Parking Supply and Pricing Management O (9) Tolls and Congestion Pricing ❑ (10) Variable Work Hours/Compressed Work Weeks O (11) Telecommuting O (12) Other Please Complete Form on Other Side 26 ITE • Trip Generation Handbook, 2nd Edition Chapter 4 Summary of Driveway Volumes ite'= Institute of Transportation Engineers Trip Generation Data Form (Part 2) (AU = All Vehicles Counted, Including Trucks; Trucks = Heavy Duty Trucks and Buses) Average Weekday (M-F) Saturday /M1111■■a IL n Trucks W11 WWI 11111ffl1111111 All 24 -Hour Volume A.M. Peak Hour of Adjacent' Street Traffic (7 — 9) Time (ex: 7:16 - 8:15): P.M. Peak Hour of Adjacent' Street Traffic (4 — 6) Time: A.M. Peak Hour Generator Time: P.M. Peak Hour Generato Time: Peak Hour Generato Time (Weekend): er t'• ^'13 rp'av, "b�a� -�+4' ..:;2if iii 'Highest hourly volume between 7 a.m. and 9 a.m. (4 p.m. and 6 p.m.). _ Highest hourly volume during the a.m. or p.m. period. 3 Highest hourly volume during the entire day. Please refer to the Trip Generation User's Guide for full definition of terms. Hour fv Driveway Volumes- Average W eekdav (M-F, A.M. Period Enter Exit Total Mid -Day Period Enter Exit Total P.M. Period Enter Exit Total Al! Trucks All Trucks All Trucks All Trucks All Trucks Al! Trucks All Trucks Al! Trucks All Trucks 6:00 -7:00 11:00 -12:00 3:00-4:00 6:15 -7:15 11:15 -12:15 3:15 -4:15 6:30 -7:30 11:30-12:30 3:30 -4:30 6:45 -7:45 11:45 -12:45 3:45-4:45 7:00-8:00 12:00 -1:00 4:00 -5:00 7:15 -8:15 - 12:15 -1:15 4:15 -5:15 7:30-8:30 12:30 -1:30 - 4:30-5:30 7:45 -8:45 12:45 -1:45 4:45 -5:45 8:00 -9:00 1:00 -2:00 5:00 -6:00 O Check if Part 3 andloradditlonal Information is attached. Survey conducted by: Name: Organization: Address: City /State/bp: Telephone #. Fax ft: E-mail: Please return to: • Institute of Transportation Engineers Technical Projects Division 1099 14th Street, NW, Suite 300 West Washington, DC 20005 -3438 USA Telephone: +1 202 - 289-0222 FAX +1 202-289-7722 ITE on the Web: www.ite.org • • 1 • • a its= Institute of Transport9tion Engineers Trip Generation Data Form (Part 3) Name/Organization: City /State. Telephone Number: Ddailed Driveway Volumes: Attach this sheet to Parts 1 and 2 if you are providing additional information. Day of the week (All —All Yehicles Counted Including Trucks; Trucks — Heavy Duty Trucks and Buses) A. M. Period Enter Ezit Total PM. Period Enter Exit Total All Trucks All Trucks All Trucks All Trucks All Trucks All Trucks 12:00 -12:15 12:00 -12 :15 12:15 -12:30 12:15-12:30 12:30-12:45 12:30-12:45 12:45-1:00 12:45-1:00 1:00-1:15 1:00-1:15 1:15-1:30 1:15-1:30 1:30 -1:45 1:30-1:45 1:45 -2:00 1:45 -2:00 2:00 -2:15 2:00 -2:15 2:15 -2:30 2:15 -2:30 2:30 -2:45 2:30 -2:45 2:45.3:00 2:45 -3:00 3:00-3:15 3:00 -3:15 3:15 -3:30 3:15-3:30 3:30-3:45 3:30 -3:45 3:45 -4:00 3:45-4:00 4:00-4:15 4:00-4:15 4:15-4:30 4:15-4:30 4:30-4:45 4:30-4:45 4:45-5:00 4:45 -5:00 5:00-5:15 5:00 -5:15 5:15 -5:30 5:15 -5:30 5:30 -5:45 5:30 -5:45 5:45.6:00 5:45-6:00 6:00 -6:15 6:00-6:15 6:15 -6:30 6:15-6:30 6:30 -6:45 6:30-6:45 6:45 -7:00 6:45 -7:00 7:00-7:15 7:00-7:15 7:15-7:30 7:15 -7:30 7:30-7:45 7:30-7:45 7:45-8:00 7:45-8:00 8:00 -8 :15 8:00-8:15 8:15 -8:30 8:15.8:30 8:30 -8:45 8:30-8:45 it:45.9:00 8:45 -9:00 9:00 -9:15 9:00-9:15 9:15-9:30 9:15 -9:30 9:30 -9:45 9:30-9:45 9:45-10:00 9:45.10:00 10:00 -10:15 10:00-10:15 10 :15 -10:30 10:15-10:30 10:30 -10:45 10:30-10:45 10:45-11:00 10:45-11:00 )1:00 -11:15 11:00-11:15 11:15-11:30 11:15-11:30 11:30.11:45 11:30 -11:45 11:45 -12:00 11:45-12:00 Trip Generation Handbook, 2nd Edition Chapter 4 0 ITE 27 5.4 Database on Pass -By, Primary and Diverted Linked Trips Listed in Table 5.1 are 22 land uses for which T1 E received and com- piled pass -by and diverted linked trip data. The table denotes whether the data are presented in this handbook in a table or a figure (in a data plot similar to those pre- sented in Trip Generation for trip end data). Table 5.1 also identifies the time periods for which the data have been reported. Tables 5.2 through 5.30 present the values for percentage of site gener- ation that is accounted for by pass - by, non - pass -by, primary and diverted linked trips. For those sur- veys in which non - pass -by percent- ages are provided, no information was available on the split between primary and diverted linked trips. Figures 5.3 through 5.16 plot the average pass -by trip percentages associated with the various land uses. No plots are provided for diverted linked trips. These figures are provided to enable the user to visualize the data scatter provided in Tables 5.2 through 5.30. • Data plots are provided for each land use where nine or more data points are available for a specific independent variable. For all land uses except shopping centers, data are plotted for only one independent variable. For shopping centers, data are plotted for GLA and peak hour traffic on adjacent streets for the weekday evening peak period; GLA is also used as the independent variable for shopping centers during the midday Saturday time period. A regression equation is shown on the data plot if there are more than 10 points and the R2 is greater than 0.25 (which only occurs on two of the Land Use Code 820 data plots). Note that this threshold is less than the 0.5 threshold for R2 used for data plots in Trip Generation. Recommended guidelines for using the data presented in these figures and tables are provided in Section 5.5 of this chapter. In particular, the guidelines recommend when to use the data and how to select a pass -by percentage. 34 ITE • Trip Generation Handbook, 2nd Edition Chapter 5 • 7th pass- -yd Tab1.5�.1, y a collectedrdulriirpeale mods herfipasstbyAire la Users of the data are cautioned that the number and geographic distrib- ution of sites are limited. Little or no data on adjacent street traffic volumes have been collected for uses other than shopping centers. The actual pass -by and diverted linked trip percentages may vary by site due to the specific influences of the characteristics of passing traffic, area roadway network patterns, specific businesses in the site being analyzed, other nearby develop- ment and so forth. Surveys of simi- lar developments near the analysis site are encouraged. Because data are limited for many of the land uses, the analyst is encouraged to collect pass -by trip data and transmit the data to ITE. Section 5.6 of this chapter describes how to collect the appropriate data and provides sample forms to use. Table 5.1 Land Uses and Time Periods with Pass -By Data Land Use Code and Description Time Period Table Figure 813 Free - Standing Discount Superstore 815 Free - Standing Discount Store 816 Hardware /Paint Store 820 Shopping Center 843 Automobile Parts Sales 848 Tire Store 850 Supermarket 851 Convenience Market (Open 24 Hours) 853 Convenience Market with Gasoline Pumps 854 Discount Supermarket 862 Home Improvement Superstore 863 Electronics Superstore 880 Pharmacy /Drugstore without Drive- Through Window 881 Pharmacy/Drugstore with Drive- Through Window 890 Furniture Store 912 Drive -In Bank 931 Quality Restaurant 932 High- Turnover (Sit -Down) Restaurant 934 Fast -Food Restaurant with Drive- Through Window Weekday, p.m. Peak Period Weekday, p.m. Peak Period Saturday, Midday Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Saturday, Midday Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, a.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday, p.m. Peak Period Weekday. p.m. Peak Period Weekday, a.m. Peak Period Weekday, p.m. Peak Period 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 5.10 5.11 5.12 5.13 5.14 5.15 5.16 5.17 5.18 5.19 5.20 5.21 5.22 5.23 5.24 5.3 5.4 5.5/5.6 5.7 5.8 5.9 5.10 5.11 5.12 5.13 5.14 935 Fast -Food Restaurant without Drive- Through Window and No Indoor Seating (Specialized Land Use: Coffee/ Espresso Stand) Weekday 944 Gasoline /Service Station Weekday, a.m. Peak Period Weekday, p.m. Peak Period 945 Gasoline /Service Station with Convenience Market Weekday, a.m. Peak Period Weekday. p.m. Peak Period 5.25/5.26 - 5.27 - 5.28 - 5.29 5.15 5.30 5.16 Trip Generation Handbook, 2nd Edition Chapter 5 ■ ITE 35 • EllA Guide for Establishing Pass -By Trip- Making Estimates Presented below is a guide for establishing an estimate for pass -by trip- making. The analyst has two basic options: (1) derive a pass -by estimate from Tables 5.2 -5.30 and Figures 5.3 -5.16 presented on the preceding pages, or (2) collect rele- vant local data on pass -by trip -mak- ing. If the latter is chosen, surveys should be conducted at similar existing developments (on the same major roadways if feasible). Pass -by trips should be surveyed for the desired analysis hours. Adjacent street traffic volumes should also be determined for these hours. Section 5.6 provides guidance on desirable sample sizes and the survey instrument. ilarpcedure�can�tie <� � esUma ng diver ed *" ipsiandx primary,t If a regression curve is provided, the equation should be used as a starting point for pass -by trip esti- mation. Consideration should then be given to the data scatter at the size of the independent variable in question. If a regression equation is not pro- vided, the average rate derived from the pass -by data presented in Section 5.4 should be considered as • a starting point for estimating pass - by trip- making if the following cri- teria are met: • Sample consists of three or more data points; and • Size of the proposed develop- ment (in terms of the independent variable unit of measurement) is within the range of the data points provided in the table or the figure. The analyst should start with the average rate listed in the pertinent table and make appropriate refine- ments, if circumstances dictate. For example, a review of the data or of the data plot might indicate that the development site in question could be expected to have a slightly higher or lower pass -by rate due to its size, location, or proximity to through- traffic. If the above criteria are not met for the data provided in this handbook, it is recommended that local data be collected to supplement the existing database. The analyst should also recognize that the pass -by survey results are presented in the tables and the figures regardless of the survey sample size and its effect on potential error in estimating the pass -by trips for the surveyed site. 78 ITE • Trip Generation Handbook, 2nd Edition Chapter 5 5.6 • Recommended Data Collection Procedures Additional studies are still desired in all land use categories character- ized by a significant number of pass -by trips. Transportation pro- fessionals, developers and others are encouraged to collect and sub- mit pass -by data for these land uses. These additional studies will help in the future refinement of pass -by trip estimation procedures and will enable analysts to produce more accurate forecasts. Ident evaluate more ,�:.?.a°.3ie IV .i+: r r,t}fid* -`. independent �anabfes against w ch to ;corre ate pass - percentages= own erse0tai The following text describes the data needed for a pass -by study, potential independent variables, a suggested approach for collecting pass -by trip information (including a preferred survey instrument and a recommended sample size) and the data that should be submitted to ITE to refine the pass -by trip database. • Table 5.31 Minimum Sample Size for Pass -By Trip Surveys • (95% level of confidence) MAXIMUM ERROR IN MEAN 10% 15% EXPECTED PERCENT PASS -BY TRIPS 20% 30% 40% 50% 60% 70% Unknown 61 81 92 96 92 81 96 27 36 41 43 41 36 43 Pass -By Survey Sample Size The number of pass -by interviews should meet the minimum sample size requirements listed in Table 5.31. The analyst should make an initial estimate of the expected per- centage of pass -by trips. Figures 5.3 through 5.16 and Tables 5.2 through 5.30 can be used to derive this initial estimate. For example, for a 95 percent level of confidence and maximum error of 10 percent, a shopping center would require a minimum of 96 usable interviews if the expected pass -by trip percent- age is 50 percent. If the expected pass -by percentage is 20 percent, the minimum sample size is 61 usable interviews. It is suggested that this number of interviews be conducted on all sides of the site with access in order to not favor one roadway or one area of the site over another. If different driveways are anticipated to exhibit significantly different pass -by percentages, the minimum sample size should be met for each. Survey Instrument A sample form for conducting the pass -by survey is presented in Figure 5.17. Interviewers should intercept persons as they exit the site. Motorists can be interviewed quickly as they walk to their vehi- cle, or an interview station can be set up near the parking lot exit. A survey response of "yes" to Question 2 should be counted as a primary trip. A survey response of "yes" to Question 3 should be counted as a pass -by trip. The remainder of the trips should be considered diverted linked trips. Data Submittal The pass -by trip survey results (as well as the site trip generation data) should be summarized in a format similar to that presented in Figure 5.18. A report that presents the site - specific information and the survey results is also an invaluable refer- ence. At the minimum, include the following information: • Name, address and location (city, state/province, metropolitan area) of development (note: ITE will keep the identity of the site confi- dential); • Land use classification (shop- ping center, bank, fast -food restau- rant, etc.) especially if it varies from the existing ITE land use code description; • ITE land use code; • Survey date and day of the week; • Time period during which the pass -by survey was conducted; • Number of interviews conducted; • Volume of traffic on adjacent streets that have full or partial access to the site (hourly volume during survey period); • Size of the development mea- sured in the same units as specified in Trip Generation; and • Size of the development in terms of other independent variables that could be collected and forecast and that might correlate to pass -by trip - making. Data will be accepted and sources cited in subsequent editions of Trip Generation. The identity of specific sites will be kept confidential. Data should be transmitted to: Institute of Transportation Engineers 1099 14th Street, NW, Suite 300W Washington, DC 20005 -3438 Tel: +1 202 -289 -0222 Fax: +1 202- 289 -7722 Trip Generation Handbook, 2nd Edition Chapter 5 • 1TE 79 • • • Figure 5.18 Pass -By Trip and Diverted Linked Trip Interview Results Summary Form [to be completed after data collection has been completed] Name of Development Description of Land Use Potential Independent Variables ITE Land Use Code Gross Square Feet Date of Survey Gross Leasable Area Day of Week # of Seats City, State /Province # of Rooms(totaVoccpd) Metropolitan Area # of Fueling Positions Time Period of Survey to Other (specify) Number of Interviews SURVEY PERIOD PEAK HOUR ( ^_ TO ) Total Site Volume: Inbound Outbound Pass -By Percentage: Usable Interviews: Adjacent Street Traffic Adjacent street traffic includes all traffic with direct access to a development site. In some cases where the site is served by some form of service roadway or roadways, the adjacent street or streets would be those that lead to the service roads, and thus may not actually be contiguous to the site. Trip Generation Handbook, 2nd Edition Chapter 5 • ITE 81 • • Trip Generation & Parking Analysis u :akr Isi 5 is Center/f1osq July 20, 2008 Prepared for: City of Tukwila Department of Community Development File No. PRE07 -051 Prepared by: Mohammad Jalalyar, PE 1954 Union Ave. NE Renton, WA 98059 Cell: (206) 799 -1379 April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 2 of 7 Vicinity Map '•. • p r .:.t : '-y11�Y�I � JM� y.•,ti'. —" •.r " • • F.:1!,i� L • _ .''.'.. �..y'!•'.�.i`4�5::"'u'*: 1�IePi. a'•{"r�.Y t The IrSsr®7m hclasa mays trap Cos bean cog Lba by Keg Cowry Sart traria W614 A'aosab WO Is &ItNd m cerp wanes caaa tttg oartbj mYbs m spmmoa»v waaactis; 1Thees ce Rps4'tl s_axtaq; ccaabya' a0ylom. a aQa m Ss hoed Groh letcaaa"' 1bl! Moser' b opt le rew t o s a ar ies pmt. Keg Coscs . ghee ml be WO for WV oese al. (pscw: MONO!: mneral. or mmparhal maspd hslanee bhs as wnaW to: Ica wawa or Ent pAas waibp 'borders ma or Muss a tee Macaw ccrabserico ads cop: Pay agea ms mw a llmmfmf m els mph vobmo except by wain slam. King eaa. a °:k tCy o si s. Oaarbi• SKOV oabW r0V,TO3 i e i d,rt ia•rt 77120313 - o idt Sara: • • Cash MOP • • • • rSmfCOO CyhMMMUnsaut • • 0: • _ # �i`i t:.'': a .�,�•n•,i. v, !.� �.i. Jf,". �.', "�•. Project Site The property is located west of Tukwila International Boulevard and south of S 141 Street. The subject property consists of parcel No. 161000 -0125. The subject property have an existing 14,360 Square Feet (SF) building currently being used a Casino. The owner has also purchased the neighboring property to the east known as the Pawn X- change property parcel No. 161000 -0140 which will provide for overflow parking and a safe pedestrian connection for the subject project. Transportation Demand Management A transportation management plan is not required for this development activity. But, it is worthy to note that transportation modes other than single occupant vehicles exist and are usually strongly encouraged by mosque administrations. The owner has provided an easement to a bus stop on TIB in front of the property. Some patrons will also be walking along TIB which has been improved with sidewalks. Carpooling will also naturally occurs especially that families and friends from the vicinity of the site will • • April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 3 of 7 constitute the most patrons. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site but they would not necessarily all walk to it. Pedestrian Connectivity and Safety The parking stalls along the building eastern and southern perimeter parking areas will be reserved for families with children in order to minimize vehicular conflict. Per the City's recommendation, the owner is proposing striping for a pedestrian path connecting the bus stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change abutting the northern building wall. There will be no issues for this proposal since both properties are under the same ownership. The project proposes to install C -Curb along the S 141st Street. The C- Curbing would work as barrier. Parking Requirements The proposed project's parking demand is similar to places of public assembly such as community centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the proposed project would be required to provide a minimum of (3,795 SF /100 SF of assembly area = 38 parking stalls) but City code indicates that it must be further investigated based on actual demand of the proposed use. Carpooling will be occurring especially that families from the vicinity of the site will constitute the most patrons. Husband, wife, children and friends usually arrive in one vehicle. The City recognizes this fact in its parking standard (Figurel8 -7) where it utilizes an Average Vehicle Occupancy "AVO" rate of 4.0 including: mortuaries, funeral homes, taverns, theaters, and churches (one stall per 4 seats). It was originally assumed that this AVO rate includes all modes of transportation including carpooling, walking and transit use and may be utilized for the proposed Mosque as well. But, City staff has raised concerns about utilizing this AVO rate for the proposed Islamic center and required studies of similar sites. It appears that this AVO rate definition was misinterpreted of what it really means. Therefore, four survey studies were conducted for similar sites (see Parking Survey) Parking Survey Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour and the parking demand for the proposed project, a survey of four local Islamic Centers /Mosques was conducted during Friday prayers on April 18th, 2008. Key personal were located at all parking lots enterence and access points along vicinity streets observing /asking worshippers about the mode of transportation used as well as documenting the number of people in each vehicle. As expected, there is a wide range of variables that affect each site making it unique yielding a wide range of results. But first, it is critical to have a common language used between City staff and the applicant's traffic engineer conducting the studies. The definition of the AVO rate that was used in the previous and the current parking study actually includes the average of all people using all modes of transportation including driver, passengers, • • April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 4 of 7 people walking and transit users. This is different than the vehicle occupancy rate defined as the total number of people in an average car. Table (1) below shows the survey results that were conducted on April 18, 2008 Followed by additional background information related to each site studied: Table (1) Parking Survey Summary Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; Site 1 Sea Tac Site 2 Mountlake Terrace Site 3 Downtown Seattle Site 4 Kent Average Sites Project Site Assembly Area (SF) 5,337 2,450 1,400 3,320 3,127 5,780 Building Area (SF) 6,500 3,690 75,058 4,280 22,382 14,360 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; Vehicle Person Vehicle Person Vehicle Person Vehicle Person Average Estimate 1 person /vehicle 2 person /vehicle 3 person /vehicle 4 person /vehicle 5 person /vehicle 10 37 17 33 0 10 74 51 132 0 3 11 6 8 0 3 22 18 32 0 5 8 2 0 0 5 16 6 0 0 97 19 12 4 3 97 38 36 16 15 Vehicle occupancy 267 75 27 187 People walking or transit 254 27 91 16 Total Mosque attendees 521 102 118 203 236 457 Assembly area per attendee (SF) 10.24 24.02 11.86 16.35 15.62 12 Vehicle occupancy rate 2.75 2.68 1.80 1.39 2.15 Total vehicles parked 97 28 15 135 114 Attendee /Parking Ratio (AVO) 5.37 3.64 7.87 1.50 4.60 4 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; • • April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 5 of 7 they are also utilizing an abandoned school parking lot (with the City's permission) for Friday overflow parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand pressure on the existing mosque. Approximately half of the congregation will transfer to the new site. Site 2: Mountlake Terrace / Masjid Omar Al- Farooq 5507 238 St SW, Mountlake Terrace, WA 98043 Total Building Area= 3,690 SF Total Assembly Areas = 2,450 SF Total number of people attended Friday prayer = 102 Total number of vehicles driven to the site = 28 Attendee /Parking Ratio (AVO) = 102/28 = 3.64 This site is a good example indicating that the assembly area does not necessarily have to be filled to its maximum capacity. Parking needs are directly proportionate to the congregation size (Assembly area attendance or capacity) Site 3: Downtown Muslim Association of Seattle 1217 6 Ave, Seattle, WA 98001 Total Building Area= 75,058 SF Total Leased Assembly Area = 1,400 SF Total number of people attending Friday prayer = 118 Total number of people used other modes of transportation (walking and /or transit) = 91 Total number of vehicles driven to the site = 15 Attendee /Parking Ratio (AVO) = 118/15 = 7.87 Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area (75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and parking needs. Also, the average vehicle (car) occupancy rate (AVO) rate should not be solely used to figure out parking demand. Since other modes of transportation are more frequently used in downtown, they should be combined as part of the equation. Site 4: Kent Mosque / Islamic Center of Kent 20857 108 Ave SE, Kent, WA 98001 Total Building Areas= 4,280 SF Total Assembly Areas = 3,320 SF Total number of people attended Friday prayer = 203 Total number of vehicles driven to the site = 135 Attendee /Parking Ratio (AVO) = 203/135 = 1.5 Unlike, the Sea Tac community, Muslims in Kent are widely spread through a larger area and live /work further away from the mosque. Furthermore, transit is not readily available as in Seattle to serve such area making it harder to use other modes of transportation. Therefore, the vehicle occupancy rate is the lowest of all study sites. • • April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 6 of 7 Additional ITE Parking Studies: In addition to the local studies show above please see attached studies in the 3rd edition of ITE Parking Generation Handbook pages 135 -139 (Appendix -1). Page 135 defines the Land Use description of Church (LUC 560): "A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party facilities. The database for this land use also includes synagogues and mosques."... "One study was submitted for a mosque that had a building size of 4,800 sq. ft. GFA and a peak parking demand rate of 6.2 parked vehicles per 1,000 sq. ft. GFA between 1:00 and 2:00 p.m. on a Friday." It is important to note that the Institute of Transportation Engineers Handbook (Well recognized and widely used) has recognized mosques as similar use to churches and included them under land use code 560. This is consistent with Mr. Tirhi's original report. He also indicated the similarities and that the major difference is the peak hour of generator being on Friday rather than on Sunday. Based on all the above studies and referenced materials: It appears that the congregation size divided by the Attendee /Parking Ratio (AVO) of 4.0 that included all modes of travel as mentioned previously in Mr. Tirhi's parking study was an appropriate parking analysis based on an overall average of all additional studies and surveys conducted. Project Parking Demand: In general, there is a need for 12 SF (2x6) areas per person for an Islamic prayer. Based on the 18 degree prayer angle in Washington and the actual prayer area shape, the assembly area could approximately handle up to 300 worshipers. Therefore, in the future, the congregation size for the mosque could reach up to 300 worshipers (men, women, and children) during most Friday prayers. It is important to note that all other areas (such as classrooms, kitchen hallways, bathrooms, play areas, and social hall) do not require additional parking demand. Therefore, utilizing an average 4.0 Attendee /Parking Ratio (AVO) rate applied to the 457 - patron maximum congregation size yields a (457/4 = 114) stall peak parking demand on Fridays at approximately 1:30 PM. The subject project site (Casino) currently has a total of 75 on site parking stalls. At the Pawn Exchange property a total 67 parking stalls are available for the Mosque use during the peak parking demand on Fridays at 1:30 PM. The 67 parking stalls do not include the available parking on the front and the south side of Pawn Exchange Store. The total existing available parking stalls for the Mosque use during the peak parking demand on Fridays at 1:30 PM is 142 stall if landscaping is not required. • • April 29, 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 7 of 7 Any new parking lot landscaping requirements will reduce the existing on -site parking to 101 parking stalls on both parcels. It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously reduced. But, the applicant's intent is to provide as many on -site parking stalls as possible to avoid and minimize any impacts to the residential neighborhood or nearby business. Trip Generation: Since Friday prayers are less than one hour. Then, the trip generation during Friday peak hour of generator could simply be calculated by multiplying the parking demand by two (2), one in -bound trip and one out- bound trip. In reality, approximately 10% to 15 % of the attendees may come in slightly (15 to 30 minutes) earlier or stay after the prayer to socialize with other community members. Also, some people (5% to 10 %) work on a modified schedule so that they get off at noon on Friday, visit the mosque and go home, making this a diverted link or pass by trip. It is important to note that the 25 % pass -by reduction used previously in Mr. Tirhi's analysis was for the evening peak hour on weekdays which are very insignificant trips as most people do not visit the mosque between 4:00 pm and 6:00 pm. Therefore, the trip generation is very low during the evening peak hour of interest and reduction is insignificant as well. Table (2) Trip Generation Summary Land Use LUC Areal Rate2 In Out Total Casino 473 14,360 13.43 56% 108 44% 85 193 Mosque3 560 14,360 0.66 52% 4 48% 4 2 Project New Generated Trips4 560 3,795 0.66 52% 0.33 48% 0.30 0.6 Notes: 1. Areas shown are for comparison purposes of total building versus actual area requir ng the analysis due to use change. 2. Trip Generation Rate is based on 1,000 square feet of gross floor area (1,000 GFA), per ITE Guidelines. 3. Total new project generated trips shown assume a 25% pass -by and diverted link trip reduction for trips already on the roadway system it also assumes 50% of the trips are actually in the (4:00 p.m to 6 -pm peak hour of interest to the City). 4. The numbers shown do not take a reduction for the Casino use since it has been vacant for more than 12 monthes to assure a conservative analysis. Conclusion We trust that this document is sufficient to address and help clarify the proposed project parking needs. We hope the City will be lenient with its landscaping requirements and help move the project forward without additional delays. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (206) 799 -1379. TO: Jack Pace, Director FROM: Brandon Miles, Senior Planner RE: Status of Mosque Application DATE: August 11, 2008 The mosque application (L08 -034) was submitted to the City on ly 2, 2008. All Departments (Fire, PW, Building and Police) have completed their eview of the application. Planning staff met with the applicant on July 16th to discuss items related to the application. At the meeting planning staff noted the need to have a parking determination made and that the write up for the conditional use permit was insufficient and did not do a proper job of describing the job. The person who prepared the applicant's parking analysis could not attend the meeting. I met with him on Friday July 18th and the following Monday he provided a revised parking analysis to the City. The applicant's parking analysis was forwarded to David Markly who the City is paying to do a peer review. The applicant has yet to request a parking determination or to amend the write up for the conditional use permit application. • Brandon Miles - Re: Special Permission Director Page 1 of 2 From: young kim To: Brandon Miles Date: 08/11/2008 5:40 PM Subject: Re: Special Permission Director Yes, Appreciated. Best regards., - -yk Original Message - - -- From: Brandon Miles < bmiles @ci.tukwila.wa.us> To: young kim <yknwa @yahoo.com> Sent: Monday, August 11, 2008 11:34:49 AM Subject: Re: Special Permission Director Young- Another item that needs to be completed is the narrative that was provided for the CUP application. When we met on July 16th we discussed that the write up provided was not helpful in describing the project. The write up will be provided to the Planning Commission as part of the CUP deliberations. This is your chance to "sell" the project. Thanks, Brandon Brandon J. Miles Senior Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us »> young kim <yknwa @yahoo.com> 08/06/2008 5:09 PM »> Dear Brandon, it is my things to do list. I will prepare and submit it ASAP. Thank you for helping me. Appreciated. - -YK Original Message - - -- From: Brandon Miles <bmiles @ci.tukwila.wa.us> To: young kim <yknwa @yahoo.com> Sent: Wednesday, August 6, 2008 3:52:41 PM Subject: Re: Special Permission Director Young- file: / /C:\Documents and Settings \Brandon -M \Local Settings \Temp\XPgrpwise \48A07974... 08/12/2008 • 1 How are we doing getting the request for a parking determination submitted to the City? Brandon Brandon J. Miles Senior Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us Page 2 of 2 »> young kim <yknwa @yahoo.com> 07/21/2008 7:39 PM »> Dear Brandon, I went thru the forms I received from you. I am wondering I am correctly understand it. 1. I need this for the Parking Deviation on this project. so that I need to provide the site plan showing the parking requirement. (Also, we have enough parking lots as required if we include the Pawn X- Change shop.) Other issues, Deviations in Landscape, Sensitive area Ordinance, Sign Code, are not applicable on my case. If this is correct, i want to prepare and submit it. Pls let me know per your convenience. Thanks. - -YK file: / /C:\Documents and Settings \Brandon -M \Local Settings \Temp\XPgrpwise \48A07974... 08/12/2008 TO: • CiV of Tukwila Department of Community Development LAND USE PERMI Building ❑ Planning k11c Works File Number UTING FO (---c4 iu -,rc:.4 4 >77 Fire Dept, E 1 Police Dept. ❑ Parks/Rec Pro ect: 6 yy �� j.,� ---............-- -- €kf �-J� t.eir c &X11 C Address: I1,9 1 .1-1 r5 Date transmitted: 5[2 3,9 Response requested by: 6,(01___--,( 9 Staff coordinator: ! _ i • i l 0 Date response received: COMMENTS ,S‘).N.vv is ,ri L tQtft , Aus. \js o,a.v 5Z5 2) Av. 4�k��� i 3 sib sk cq� , F Q ��Cww�k • c.or►cxc nk� Stuff w a. 0 tLv K own.` c`� �r�.�. c� e a S. ss -, as4c-:slo ¥ .41.1.s • s- �;/ '" c�c4,,•1X c'�v�.a.�.J - 1-roAck4. i wttowt0 . '.7 9 . Fkive. \Nq5 C.° -mss o■tc 94e••;LAl. Zrvie o -bra: 4 o 0," T. t -VANAk waixaL s . c 434-5 a& $• C -i a c• ssL -tiw.7t.$ • Ir►rnq r• v. Srvicam.t ❑ DRC review requested ❑ Plan submittal requested NI Nan, approved Plan check d9ate:—(0 1110 l a$ Comments prepared by 03/14/C14 TO: City of Tukwila Department of Community Development LAND USE PERMIT ROUT' File Number Lo 3y Building ❑ Planning kPublic Works \Fire Dept.. Police D '444 4 Pi ❑ Parks/Rec T Project: 6 / -� \ -- € — &f i)1,1,^,rC &11 FZ✓ '" Address: 014(01 1-Ir5 Date transmitted: 5 J2 3/i Response requested by: �� 93 Staff coordinator: „n !" � 0 Date response received: COMMENTS. •..�T cv es 4c)7247 r i 7 TG� r¢� G✓.OU /o .h 245y 4CC e.SS —T�- Keg i )0,45 �iwt 7 �6(4ff -t"Lh. /d • • S- o orwc S A f Q .' S /o G� /G n� � v ?"h 414 res ` Z4-14 S� roOR - T Z t-i dS /u --/h t -4 /c� 4�e Z Grids! roo S (-7? g■-, / - / /AA go Flo 7 dAtJ2. r - 6✓ar -t D-'iQ - .mss --? h /// st ores ePt i G s ' I4<'/ .=/ ,' / /4/o, - r Visa' .14re- fra-its/' ZwA.1 A../0"/ ZA■Vicl -7‘ Olt eacert4 C47-41/4 ° _retjciii/c1 /.Z.2_ 4 Ses2_ 474 /t," %Al ? 411 - , -aecS !ti/a` // D 2nv1.c 6� -f� r T�;'s -i - ? i eA � - % 'e- ve.,1 i wo r rusI war • Sick £�i-eP . ,�, 711- gi .tqd "1-14 yy Gone`d e /1171 co,t- gG GOU /c Z ri c eep T�cR 0 h l . ❑ DRC review requested ❑ Plan submittal requested Plan check date: ❑ Plan approved Comments prepared by: 03/14/04 1 City of Tukwila Department of Community Development File Number Lo 3-y LAND USE PERMIT ROUTING FO TO: \y Building ❑ Planning [Public Works \Fire Dept. 6Q Police Dept. ❑ Parks /Rec Project: ()IA_ 64f ) INP"1 C. L'1 ft✓ Address: 141,9 i --nr5 Date transmitted: ¶?f .2 3/9 Response requested by: e a "- 7 Staff coordinator: 13. /NO Date response received: COMMENTS /14' 0 7414"- � /ac v/ e GO . • /1 ❑ DRC review requested 0 Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: 03/14/94 Unlit ,WOk ..._ %. 24-Blue Oat G�D 23 -Cmmon r pry BaHwry PEDESTRIAN ...... ..... .._... ..... ....... .�... . _. :........ 141ST CONNECTION [cl2 sFw. C �1D rte •1_' : :, i L 4.♦ - 'ivlal �_L48 _� 1 • 11'OB'V1f : %;'.^ v•mrcm n, b— Limit of Work 114 I :L l I•J %l :� : :- •'t i t•. t, 50 1 47 -Cron Pygmy i Barberry i I No Wok m Ecobng Landscape tied PROJECT BLDG. 14,360 SF {1 31 -Blue Oat Gras 38 -Otto Lore', turd ti 7 -Pacific Sunset Maple 1 - C iI i1 C1) m'' • 1 Z V Unit of W —I 411 Work O 1 Z ✓ i. T • it : i i1 it 11 GARAGE' W z 27 Smngwwood NMlhuettee eather. 3- Redspve Fear 12- LMLCRascal Holly Lair of WOrk 8- 5prngwood Whrte Heather 1- Redspre Fear 4- tittle 03x11 I1* 5.00' N87'11'08'W W EXIST. BLDG. (PAWN X -CHANGE) 4,908 SF No Work in Beanie Landscape Bed - Seed disturbed areas 101 100 N 87'11'08• W No Wok in 6osog Landscape Bed PLANT LIST 8oankal Nano Common Nam, 8111. a Remarks Ouante, Acv ntnsn Radio Surer Paolo Striae Maple 2' C.. west Liss. 52 Pyrva eaeeryans Red Spbe' Red Spry Pew t C. sewn gee' 12 'matcad font,. meet mWman ANSI standards Berens 1hnbMgi 'Crimson Pygmy' QoM0ls Pygmy Baramry 1 gat TO Erica ranee 9plpwood WNW SoI n1wood WNl. Heather 1 Vat Be • H ldaLt.idlcn senpaarem Sae Oat Grass 1 Vat 55 lea x Modo' Lisle Rascal Holly 3 Dal 48 Prunus 1. 'Otto Layton. Olo Luyken Lawn 5 gal 59 Sphaea danakla Cadidammtl Gdd4ala Soma 5 gal 17 N 87'11'08' W 1 1 FENCE No Wok in Crating ;, Landscape Bed LANDSCAPE NOTES: 1 .Refer to details and irrigation plan for addRw:W information. 2: Refer to andl4ectunl and owl plans for additional nrdomston. 3:No wa4 n =stem Landscape beds. 4.0ot nb to 6' depth imported topsoil man all landscape yeas and at depths xed,cated for crowing and banning of arw per landscape details. Topsoil ma shall be composed of 2/3 sandy barn and 1/3 compost (Grow or equal to amiable from Sawdust Supply Co :, Seattle, WA (208) 622 -43211 or Great Western Supply, Oltnnpa, WA (360) 754-3722.) 5. Aar new landscape areas shall receive topso4 and Mother ndmcated w plans or rot. so that hush grades of a5 shrub beds stall be 2' below tops of adjacent . curbs and pavement. Structural ha areas: Any landscape arcs occurring within structural ha zones shall have structural fill materals excavated to a depth of 'f 12. below hush grades m shrubb areas and replaced with speahed topsoil ma. Depose of excavated matelot loo sale: 6: Pertdoer tablets for as plants shah be Agnforn (20 -10-5) 2 I gram or 10 gram tablets detnbuted'as follows: NI trees: 42 I gram tablets; NI shrubs (escape 11 gab): 3 -21 gram tablet; NI 1 gallons: 1 -21 gram tablet; AR 2 W' and 4' pot ground coven: I -10 gram tablet each. Set tablets doeedy next to rootba6., 7.A2 shrub beds shall receive a 3' depth of 'Fee Gard' hnNfir bark mulch as top dreams. 8.Aa plant shall be guaranteed for one full year from date of project acceptance. Aar replacement shall be node within 21 days of recawng vrrttem notice ham the owner. Contractor null not be responsible for plants dyog due to Owner neglect or vandalism. B. Plant hot canasta. are shown for ref erence only. Contractor 0, responsible for venfymg aq quantities in lot until actual plan caucus, and notating plantings per 101 Landscape a 00 meet as IoW codes if orthnances. 1 1 . Feld adjust planting plan to reflect actual held condemns. 1 2. The property owner shall be resporrebe for maintaining as plant in a healthy growing carton for the kfe of the project: SMALL BE A MINIMUM Or TWIQ THE ROOT - BALL OM NI SHRUB PLANTING DETAIL MARGIN WATERING ERIN BERM PERTILIZER rB017111 TADlLiS. BURLAP FROM r wAVa ROOT BALL AFTER PLACING SHRUB PLANTING 1100E FIIIIERGIAS8 COMPLETELY ' MATE. BACA/P19OIL MIX (CONT.. Be B) NTS TREE PLANTING DETAIL FINISH GRADE (INCLUDING BED' MULCH) 2' ® SHRUB BED5; FW511 ® LAWN AREA ASPHALT PAVING Nib WIDTH VARIES REFER ,TO PLAN /PEA FOR SPACING nWU$11MM CANTiN1 41 01106 ROW OP RAMS 5P0006 x ON CENTER AND SR BACA PROM nit RANf1NG 506 EDGE 2/3 2/31E EDGE a PIANDNG 006 TRPL 10150 SPACING WITHIN SPECIFIED RANT SPACING -x' INDIVIDUAL RAMS REPRESENTED 45: 4. PLANT SPACING DETAIL NTS THREE:292 WOOD STAKES ARRANGED IN TRIANGULAR SPACING' AROUND TREE. N1®1191I®Iii! ®fI1iminil®ID a7 7dJ1 =! CONCRETE CURB OR ADJACENT PAVEMENT 'IMIN: DEPTH f INTO' :UNDISTURBED' 1'5UBGRADE NOTE: INSTALL: TREE STALES ON Y AS NEEDED. •' IMPORTANT.. REMOVE TREE STAKES AFTER ONEYEAR: TREE STAKING DETAIL r 3' MIN.; REFER TO PLAN FOR SPECIFIC'1 A BERM. CROWN 11T5: SUB-BASE MATERIAL NATIVE 5011. TOPSOIL FILL - REFER TO SPECIFICATIONS FOR 5010 TYPE NOTE: i GENERAL CONTRACTOR SHALL SAWCUT AND' REMOVE EXCESS ASPHALT PAVEMENT AND' SUBBASE MATERIAL DOWN TO NATIVE SOIL PARKING ISLAND PLANTER DETAIL SITE KEY PLAN NTS RECEIVED MAY 22 2018 GOMMUNU'Y DEVELOPMENT THIS PLAN I5 A CONCEPTUAL' DRAWING AND DUE TO EXISTING. SITE CONDITIONS. FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS' AND/OR'PLANT MATERIAL MAY VARY INISIZE,AND SPAPE. Nib For rermlt, NORTHI 0 10 20 40 60 SCALE: I° = 2a -0a' W p ko 0 0 0 6' DEPTH TOPSOIL placed n planting beds CONCRETE see civil plans for more information 1 _ -_• strew LOCATION 4. Typical unless otlerwoe Teethed NTS RECEIVED MAY 22 2018 GOMMUNU'Y DEVELOPMENT THIS PLAN I5 A CONCEPTUAL' DRAWING AND DUE TO EXISTING. SITE CONDITIONS. FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS' AND/OR'PLANT MATERIAL MAY VARY INISIZE,AND SPAPE. Nib For rermlt, NORTHI 0 10 20 40 60 SCALE: I° = 2a -0a' W p ko 0 0 0 Lant bl Wort 72 .. rN 87'11'08' WY, Land of Work 114 No Wort in Emstmg laddcape Bed PROJECT BLDG. 14,380 SF GARAGE w Z 33 1" d I t I 50 { - l Z z • I Z • I ✓ • � ✓ • I < p nj • 1 n si c 50 t tone of Woo Last of Work 5.00' N87 "11'08'w EXIST. BLDG. (PAWN X-CHANGE) 4.908 SF 101 100 No Work in BmMg Vme>rape Bee N 87'11108' w' N 8r11'o8' w FENCE No Work n osto4I !I LaMxape, Bed I IRRIGATION LEGEND SYMBOL MFR. CATALOG NO. DESCRIPTION DTI-. C RAINBIRD 1806— PRS —I5SST 15 STRIP SERIES, SHRUB 6" POP —UP • 8 1B06— PRS —I5EST N FEBCO 805Y 1 1/2" DOUBLE DIEM VALVE MOLDY( PREVENTOR 0 RAINBIRD XBV BRASS BALL VALVE (MATCH LINE SIZE) 0 RAINBIRD 3RC QUICK COUPLER VALVE O — — ANGLE VALVE FOR MANUAL DRAIN 0 RAINBIRD PESB 1 1/2" ELECTRIC REMOTE CONTROL VALVE 0 RAINBIRD PESB 1" ELECTRIC REMOTE CONTROL VALVE IN RAINBIRD ESP —MC 8 STATION ELECTRO —MECH CONTROLLER ' NOT SHOWN — — SECURITY CONTROLLER ENCLOSURE Yw— — i PRESSURE MAINUNE, SCH. 40 PVC PIPE, INSTALL 0 18" DEPTH (24" UNDER PAVEDIAREAS 5- -4 LATERAL UNES, CLASS 200 PVC PIPE, INSTALL 0 12" DEPTH (24" UNDER PAVED AREAS ' t 3 CLASS 200 PVC PIPE SLEEVES. INSTALL 0 24" DEPTH NOT SHOWN #14 —AWG DIRECT BURIAL LOW VOLTAGE WIRE. RED = SIGNAL WHITE =COMMONI IRRIGATION SHEET NOTES: 1. The plan a dugrartanaoc: all ppahg. valor. etc. shag be installed m shrub bed, r ill a possible and shall foaw the Oar as dose as a pract.r I. 2. Refer to oW plane for Iocanon of 1' rrhgathoo meter. metalled by oty. 3. Refer to ongat on d&tads for addmorul information. 4. No regahon to be installed in 'costing landscape bed,.' 5. Verify controller loraton set general contractor. Genial contractor to provide power to the conbofer and provide, conduit flan the controller to the . G. locate all mainlines wMnn the protect knit, and n shed beds where possible. 7. landcape contractor to coordinate and retail slaving rtlh general contractor. B. AU manual. gate and electrical wives and other underground egopment shall be housed n Nebon. Armtek or equal rectangular valve boxes. 9. Al ppe shag have a tam =dorm bearvg for the entire length d each tine. free of rocks or dabs,. All trenches ca t:ru g pipe anYor wrw shag be bacMged *nth clean topsoil. free of all lumber. rvbbeh and rocks over 1' m null. or dean sad d dean topsoil a not ayskble. 10. Contractor shag supply and install all equipment shown on the plans and mrhoted n the specifications to •dhcve proper operation of said egupme t. All equipment wtagrtion% electrical and plumbing connections shag be in conformance teth all applicable codes and ordinances. these specifications. and the manufacturers recomm�erdabm, Wither indicated on the dnwuhg or not. I 1 . Contractor shag guarantee m venting on his company letterhead all m atenab and workmanship fora pond of one fug year following acceptance of system mstaflaton. 12. Backli w preventer shag be inspected and tested by a certrhed bachflow deem inspector. Fronde Owner wth one copy of approval certificate. 13. Any urrgapon Sh, placed mthin tree protection acmes or costing Landscape area, established for the project must be installed in such a manner as to not cause damage to the root protection zone. such a, by cutting roots. digging trenches. operation of machinery, etc. 5pecol care must be takes (hand digging trenches. desgmng bhp to say out of t/hpe areas where possible, etc.) to ensure damage to the. trees does not occur. SITE KEY PLAN VALVE CHART I VALVE 1 GPM I SIZE 13.33 1" 2 30.29 1 1/2' 3 15.19 1" RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT rimigilliP7/6, 6i N lL N 3I For Permit NORTH' THIS FLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDMONS. FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS AND/OR PUNT 0 la' 20 40 GO MATERIAL MAY VARY IN SIZE AND SHAPE. SCALE: P' 20r-O° 0 3� G. DEPTH TOPSOIL placed in planting beds ., CONCRETE .. see owl plain for more nfomutnn -_- SLEEVE LoCAnoN • 4' Typical items otherwise 'pealed VALVE CHART I VALVE 1 GPM I SIZE 13.33 1" 2 30.29 1 1/2' 3 15.19 1" RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT rimigilliP7/6, 6i N lL N 3I For Permit NORTH' THIS FLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDMONS. FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS AND/OR PUNT 0 la' 20 40 GO MATERIAL MAY VARY IN SIZE AND SHAPE. SCALE: P' 20r-O° 0 3� • 57 is,ci IRRIGATION LEGEND SYMBOL MFR. CATALOG NO. DESCRIPTION DTL. El RAINBIRD 1806- PRS -ISSST 15 STRIP SERIES, SHRUB 6" POP -UP 1806- PRS -15EST N FEBCO 805Y 1 1)2' DOUBLE CHECK VALVE BACKFLOW PREVENTOR 0 RAINBIRD XBV BRASS BALL VALVE (MATCH LINE SIZE) _ 0 RAINBIRO 3RC QUICK COUPLER VALVE O - - ANGLE VALVE FOR MANUAL DRAIN PESB _ 1 1/2" ELECTRIC REMOTE CONTROL VALVE iRAINBIRD RAINBIRD PESB 1" ELECTRIC REMOTE CONTROL VALVE RAINBIRD ESP -MC 8 STATION ELECTRO -MECH CONTROLLER NOT SHOWN - - SECURITY CONTROLLER ENCLOSURE !,- — — - PRESSURE MAINUNE, SCH. 40 PVC PIPE, INSTALL 0 18" DEPTH 24' UNDER PAVED AREAS S— —S LATERAL LINES, CLASS 200 PVC PIPE, INSTALL 0 12" DEPTH 24' UNDER PAVED AREAS c 3 CLASS 200 PVC PIPE SLEEVES. INSTALL 0 24" DEPTH NOT SHOWN #14 -AWE DIRECT BURIAL. LOW VOLTAGE WIRE, RED =SIGNAL WHITE =COMMON MANUAL DRAIN VALVE INC 501. 80 MARE MANOR 1 TEE WEIL COMPACTED SUBGRADE 101E9 1. CORER VALVE BOX OVER VALVE TO FACILITATE RBAOVAL AND 56NIONG. L 5ET BOXES PARALLEL ID001 om AND PBV@1IOAAR TO W. 3. AVOID OVER COAPACTNG 5OIL AROUND VALVE 80E5 TO PREVENT CpUPSE. AND t)B0 AA1U1 Or VALVE ECM. NTS PI1611 6145E TRENCH DETAIL. VALVE BOX INSTALLATION NTS NTS NOTES: 1. ALL WIRE INSTALLATIONS WILL BE IN COMPLIANCE W/ APPLICABLE CODES. 2. TAPE AND BUNDLE WIRE EVERT 15 FEET. 3. PROVIDE EXPANSION COILS AT EACH WIRE CONNECTION IN VALVE BOX. 4. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL 5. ALL PIPE AND FITTINGS WILL BE 501400 E 40 (EXCEPT UNIONS $ NIPPLES). 6. VALVE BOX SHALL NOT REST ON PIPES - PROVIDE 1' CLEAR AROUND ALL PIPES: SET VALVE BOX PLUSH ■/ SURROUNDING PNOHED GRADE BOX TO CLEAR PIPE BY I' MIN., (TIT.). 5011:.40 MALE ADAPTER CONTINUOUS BRICK OR FT LUMBER AROUND BASE STANDARD CONTROL VALVE BOX - I fi' DEPTH 4' 501 80 NIPPLE AUTOMATIC VALVE (1 -1 /21I or larger) NTS GATE VALVE NTS VALVE 60X: REFER TO IRRIGATION SHEET NOTES OR SPECIFICATIONS PIN1H GRADE AT UP Cr BOX IN TURF AND PAVED AREAS (1' BELOW UP IN ALL OTHER AREAS) VALVE BOX COVER �° o pe PVC MAINUNE • 6 MIN. 8j 0 BACFAOW PRMMOR PEA GRAVEL (INSTAL: MIN. 2 CU. FT. BELOW BACGR AW PREVENTOR) DOUBLE'. CHECK VALVE NT5 UNCTION BOX 5OL 40 CONDUIT FOR PoASR SUPPLY 501. 80 UNION (BOTH 510E5 or VALVE) 501. 40 90' ELL SCH. 40 MALL MAINLINE W/TEC WHL COMPACTED SUBGRADE NOTES: I . AU. WIRE INSTALLATIONS WILL BE IN COMPUANCE W/ APPLICABLE CODES.. 2. TAPE AND BUNDLE WIRE EVERY 15 FEET. 3. PROVIDE O(PANSION COILS AT EACH WIRE CONNECTION IN VALVE BOX., 4. COMPACT SOIL AROUND VALVE BOR TO SAME DENSITY A5 UNDISTURBED ADJACENT SOIL- 5. ALL PIPE AND FITTINGS WILL BE SCHEDULE 40 (EXCEPT UNIONS 1 NIPPLE.`'). 6. VALVE BOX SHALL NOT REST ON PIPES: PROVIDE 1' ULNA AROUND ALL PIPES. SET VALVE 603 PI11511 WI SURROUNDING FINISHED BOX TO CLEAR PIPE BY I' MIN. (TYP.) SCH. 40 MALL ADAPTER CONTINUOUS BRICK OR PT LUMBER AROUND BASE STANDARD BOX - I6' DEPTH CONTROL VALVE; 501. 40 MALE ADAPTOR 501. 40 90' ELL' MAINUNE W/ TEE WELL COMPACTED 5UBGRADE AUTOMATIC VALVE (1- 11/4" or smaller) NTS CONTROLLER DETAIL NOTES: T.WA4E TIY SANDI To QEA R TOP or BOX BY r 1019AUM., 2. RIMMED ONE MD NIPPLE 4 SOLVENT JONT NIPPLES TO BE 501®01! 80. 3. NATO U E TEL I11R!A0m OW BID ATM / SOLVENT .0317 MMES NOT IIQUOm W PRE{ABRICATED SWING JOINT NT. (LION COURTING VALVE SET TOP OF BOX 1116119401 GRADE MASI GRADE NTS 100 VALVE BOX' WASHED PEA GRAVEL (3' MM. D900 I4 RENA W/ 59. CLAWS 1' U9.111RO= 6060 PVC NMI urn AS ram 1' OSLO CR EQUAL 111819813CA1ED NA NG JONT Daum! co) 1' PVC PAM .1614 AS NCQaMRY TO ACCO ADOAR 45' ANGLE (SOLVBLT JOINO MADILAE ITS QUICK COUPLER 28TALL YAM 3045' ANGLE 116E MOOD MALE ADA/RAMA SA1NG JOINT NT) AND 50LVB0 JOINT NC NERL INTO SOLVENT JOAR SURLY UPR OUTL6' TIT OR BL NTS SPRINKLER HEADS (SPRAY AND ROTOR) NTS RECEIVED MAY 22 2008 T THIS PLAN) I5' A CONLCr1 UAL DRAWING AND DUE TO E)05TING SrrE,CONDmONS., FIELD ADJUSTMENTS MAY BE NECESSARY.', ALL NATURAL. PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN 512E AND SHAPE. For Permit' NORTH' 1 11=1 o SCALE: NTS cr a= ! 00 0 0 m 3 )D W z L? 0 ED 0 4 • • • • ODEMO PLAN SCALE 1/8 " =1' -0" DEMO EXIST. CONSTRUCTION IISSSSSSSS NEW CONSTRUCTION GROSS FL AREA 14,310 SF (FRONT EVE NOT INCLUDED): 1.431 SF OCCUPANCY SUMMARY ROOM PRAY/WORSHIP MULTI - PURPOSE COMMUNITY SVC TOTAL CLASSROOMS TOTAL OMCES TOTAL STORAGE CAFETERIA KITCHEN TOTAL ENT. BOILER /ELEC. TOTAL RESTROOMS SUBTOTAL SOFT. OCCU. EXITS REO. 4,03 573 1,678 240 2,697 1.288 675 65 449 391 182 173 62 12,2(3 n813 EUMBING SUMMAM ('06 IBC TABLE 2902.1) MALE FEMALE W.C. LAV. W.C. LAV. REQUIRED PROVIDED 4 3 4 3 3 URINALS 143' -1 1/4" 20' -0 1/2. 19' -3 1/4" 4 -5 I/4" 13' -9 1/2. 22' -2 3/4" 9' -4 1/4" 30' -5 1/2" 13' -6 1/4" 10. -0" f CO CLASSROOM 144 SF /" CLASSROOM 154 SFr CLASSROOM 148 SF 0 N 9'-9. X4' -5 o CLASSROOM 150 SF \ n 1 1/2• CLASSROOM 189 SF EXIST. ELEC. 111 SF uil _ ltd tOl WOMEN'S 192 SF i---� 478 SF CLASSROOM J CLASSROOM 338 SF 165 SF 22' -6" ''- 04-1 1/4 COMMUNITY SVC 2.697 SF OCCU: ®® CAFETERIA 449 SF WH 62 SF J KITCH, 391 SF 5' -5" Qt.E 91 SF MULTI 1,678 SF 5TOR, EXIST. ENT, 50 SF 100 SF 3' -4 3/ 0 �SHWR Y YJ n i STAR 1`.SF MEN 266 SF / WADO (WASH RU) 73 SF HALL 187 SF WADS) (WASH RM) 111 SF 190 5F 13' -5 3/4" OFC. 169 SF / / / / / / / / / 1 OFC (ACCO 85 SF / PFC (AUDIO) 140 SF 82 SF . 7' -4" v 0 5 SF 47' -9 3/4" 31' -2 1/4" 64 -1' 1/4" OFLOOR PLAN (3 -6 -08) SCALE 1/8 " =1' -0" LOS RECEIVED MAY 2 2 2008 L o W,'' U NITY DVELOPMENT NO. REVISION DATE EVACLITILMILE ABU -BAKR ISLAMIC COMER OF WA 14101 TUKWILA INTERNATIONAL BLVD TUKWILA, WA 98168 CONTACT: MR JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE • 1 c 4 , 4 1 T T u■ E .Sete 41H w4. S. SEATTLE. N 141]4 20 {. 355.1{44 RECTSTRUT) 4 w e1 T1 REC6iEtlNm ARX71ECT YOUNG T. KR/ l TA1E OF tA9/NCT d NWA PROJECT NO. 301 -305 DRAWN BY CHK 8Y1' YK DATE 5/19/2008 SCALE AS NOTED TITLE DEMO PLAN FLOOR PLAN NUMBER A2.1 N 0 8" HEIGHT LLIILRINCS, TYP. a881168•1141. Of 880101 MVm A91W PMTERIVLL OEAST ELEVATION SCALE 1/8' =1•-0" ufl CO 0 0 I0 ONORTH ELEVATION 2 SCALE 1/8' =1' -0" JL JL JL .IL JL JL n JL JL OWEST ELEVATION SCALE 1/8' =1' -0' (,DS 4 RECEIVED MAY 2 2 2006 ' S' %UNITY m,EVELOPiI n- NO. REVISION DATE ABU -BAKR ISLAMIC CONFER OF WA 14101 TUKWILA INTERNATIONAL BLVD TUKWI A, WA 98168 CONTACT: MR. JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE A 11 C. M 1 T E C T Yi ■ E MS 4121M. s 5F.A14E. 1E1 18134 10 6.155.664E REG STRATKM 8171 REGSTEREOI 1 ARQOIECT 1 YOUNG T. KIM _5 ATE OF 6A IIIG1111 NWA PROJECT NO. 301 -305 r DRAWN BY CHK BYI YK. DATE 5/19/2008 ScA 1 AS NOTED TITLE ELEV: NUMBER A3.1 I • • Trip Generation & Parking Analysis RECEIVED MAY 22 2008 COMMUNITY COPIT Abu akr Islamic Center/Mosque April 29, 2008 Prepared for: City of Tukwila Department of Community Development File No. PRE07 -051 Prepared by: Mohammad Jalalyar, PE 1954 Union Ave. NE Renton, WA 98059 Cell: (206) 799 -1379 (EXPIRES 12/02/ZOD$ L0% 03L\ April 29 2008 Abu Bakr Islamic Center/Mosque — Parking Analysis Page 2 of 7 • Vicinity Map • 7e. •:tm7eoo lxbaeoo Cas mop era Woo amps by Kra emerY,aa�M from •:ue•gi A vaar ®a b' m a+aey salami oa t&IP Wuxi mm•_m snss.mms or vser-s.:swim es bpbd;as m scanty: u .ar VC' to bus m• et web U oa` "Thb'eoamet b cot !Mated ld,tACto • saroyprodXL ICY Ca Iv aeW col C OKA buoy brook: spat m®•cltatlatoa4v c000ymo011 Oaangss Irsbebob. tam Mated to: bees esscoWa bit ;soft ostetbo lacmb coo ar memos dSts Mama= eaeldootlen Oblep rtyWool mb m•pv OWm•Mm aokb mopb pretIbItte actpt by sail to prmbdmd Rep C•c•3rtlsta :boons Maao .. - IoRxmMmt t3Wl1y:.. . ..•& -..,x ., .; Project Site The property is located west of Tukwila International Boulevard and south of S 141 Street. The subject property consists of parcel -No. 161000- 0125,..The subject property have an existing 14,360 Square Feet (SF) building currently being used a Casino. The owner has also purchased the neighboring property to the east known as the Pawn X- change property parcel No. 161000 -0140 which will provide for overflow parking and a safe pedestrian connection for the subject project. Transportation Demand Management A transportation management plan is not required for this development activity. But, it is worthy to note that transportation modes other than single occupant vehicles exist and are usually strongly encouraged by mosque administrations. The owner has provided an easement to a bus stop on TIB in front of the property. Some patrons will also be walking along TIB which has been improved with sidewalks. Carpooling will also naturally occur especially that families and friends from the vicinity of the site will April 29, 2008 • • Abu Bakr Islamic Center/Mosque — Parking Analysis Page 3 of 7 constitute the most patrons. It is estimated that 90 percent of the congregation live and /or work within a one -mile radius from the project site but they would not necessarily all walk to it. Pedestrian Connectivity and Safety The parking stalls along the building eastern and southern perimeter parking areas will be reserved for families with children in order to minimize vehicular conflict. Per the City's recommendation, the owner is proposing striping for a pedestrian path connecting the bus stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change abutting the northern building wall. There will be no issues for this proposal since both properties are under the same ownership. The project proposes to install C -Curb along the S 141st Street. The C- Curbing would work as barrier. Parking Requirements The proposed project's parking demand is similar to places of public assembly such as community centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the proposed project would be required to provide a minimum of (3,795 SF /100 SF of assembly area = 38 parking stalls) but City code indicates that it must be further investigated based on actual demand of the proposed use. Carpooling will be occurring especially that families from the vicinity of the site will constitute the most patrons. Husband, wife, children and friends usually arrive in one vehicle. The City recognizes this fact in its parking standard (Figurel 8-7) where it utilizes an Average Vehicle Occupancy "AVO" rate of 4.0 including: mortuaries, funeral homes, taverns, theaters, and churches (one stall per 4 seats). It was originally assumed that this AVO rate includes all modes of transportation including carpooling, walking and transit use and may be utilized for the proposed Mosque as well. But, City staff has raised concerns about utilizing this AVO rate for the proposed Islamic center and required studies of similar sites. It appears that this AVO rate definition was misinterpreted of what it really means. Therefore, four survey studies were conducted for similar sites (see Parking Survey) Parking Survey Per the City's request; in order to provide an understanding of trips generated during the Friday peak hour and the parking demand for the proposed project, a survey of four local Islamic Centers /Mosques was conducted during Friday prayers on April 18th, 2008. As expected, there is a wide range of variables that affect each site making it unique yielding a wide range of results. But first, it is critical to have a common language used between City staff and the applicant's traffic engineer conducting the studies. The definition of the AVO rate that was used in the previous and the current parking study actually includes the average of all people using all modes of transportation including driver, passengers, people walking and transit users. This is different than the vehicle occupancy rate defined as the total number of people in an average car. April 29, 2008 • Abu Bakr Islamic Center/Mosque — Parking Analysis Page 4 of 7 Table (1) below shows the survey results that were conducted on April 18, 2008 Followed by additional background information related to each site studied: Table (1) Parking Survey Summary Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; they are also utilizing an abandoned school parking lot (with the City's permission) for Friday overflow parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand pressure on the existing mosque. Approximately half of the congregation will transfer to the new site. Site 1 Sea Tac Site 2 Mountlake Terrace Site 3 Downtown Seattle Site 4 Kent Average Sites Project Site Assembly Area (SF) 5,337 2,450 1,400 3,320 3,127 3,795 Building Area (ISF) N/A 3,690 75,058 4,280 22,382 14,360 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; they are also utilizing an abandoned school parking lot (with the City's permission) for Friday overflow parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand pressure on the existing mosque. Approximately half of the congregation will transfer to the new site. Vehicle Person Vehicle Person Vehicle Person Vehicle Person Average Estimate 1 person /vehicle 2 person /vehicle 3 person /vehicle 4 person /vehicle 5 person /vehicle 10 37 17 33 0 10 74 51 132 . 0 3 11 6 8 0 3 22 18 32 0 5 8 2 0 0 5 16 6 0 0 97 19 12 4 3 97 38 36 16 15 Vehicle occupancy 267 75 27 187 People walking or transit 254 27 91 16 Total Mosque attendees 521 102 118 203 236 300 Assembly area per attendee (SF) 10.24 24.02 11.8.6 16.35 15.62 12 Vehicle occupancy rate 2.75 2.68 1.80 1.39 2.15 Total vehicles parked 97 28 15 135 75 Attendee /Parking Ratio (AVO) 5.37 3.64 7.87 1.50 4.60 4 Site 1: Sea Tac Mosque / Islamic Center of Seattle 3040 S 150 St, Seattle, WA 98188 Total assembly area including temporary tent= 5,337 SF. Total number of people attended Friday prayer = 521 Total number of vehicles driven to the site vicinity = 97 Attendee /Parking Ratio (AVO) = 521/97 = 5.37 Sea Tac Mosque is only 0.7 miles away from the proposed mosque in Tukwila. Over the past few years an influx of Somali immigrants have resided in the Sea Tac and Tukwila areas and established their businesses. As a result, the Sea Tac Mosque became crowded and unable to serve the community's religious and social needs. Currently, they are utilizing a temporary commercial tent as an expanded temporary assembly area; they are also utilizing an abandoned school parking lot (with the City's permission) for Friday overflow parking demand. Therefore, the community purchased the Casino along TIB in order to relief the demand pressure on the existing mosque. Approximately half of the congregation will transfer to the new site. April 29, 2008 • • Abu Bakr Islamic Center/Mosque — Parking Analysis Page 5 of 7 Site 2: Mountlake Terrace / Masjid Omar Al- Farooq 5507 238 St SW, Mountlake Terrace, WA 98043 Total Building Area= 3,690 SF Total Assembly Areas = 2,450 SF Total number of people attended Friday prayer = 102 Total number of vehicles driven to the site = 28 Attendee /Parking Ratio (AVO) = 102/28 = 3.64 This site is a good example indicating that the assembly area does not necessarily have to be filled to its maximum capacity. Parking needs are directly proportionate to the congregation size (Assembly area attendance or capacity) Site 3: Downtown Muslim Association of Seattle 1217 6 Ave, Seattle, WA 98001 Total Building Area 75,058 SF Total Leased Assembly Area = 1,400 SF Total number of people attending Friday prayer = 118 Total number of people used other modes of transportation (walking and /or transit) = 91 Total number of vehicles driven to the site = 15 Attendee /Parking Ratio (AVO) = 118/15 = 7.87 Since real estate is highly priced in downtown Seattle, the Muslim community has been leasing from Plymouth Congregational Church to serve their Friday prayer needs. There is virtually no other church use during Friday peak analysis time. This is a good example indicating that the total building Gross Floor Area (75,058 sf) does not necessarily constitute the most appropriate variable to measure trip generation and parking needs. Also, the average vehicle (car) occupancy rate (AVO) rate should not be solely used to figure out parking demand. Since other modes of transportation are more frequently used in downtown, they should be combined as part of the equation. Site 4: Kent Mosque / Islamic Center of Kent 20857 108 Ave SE, Kent, WA 98001 Total Building Areas= 4,280 SF Total Assembly Areas = 3,320 SF Total number of people attended Friday prayer = 203 Total number of vehicles driven to the site = 135 Attendee /Parking Ratio (AVO) = 203/135 = 1.5 Unlike, the Sea Tac community, Muslims in Kent are widely spread through a larger area and live /work further away from the mosque. Furthermore, transit is not readily available as in Seattle to serve such area making it harder to use other modes of transportation. Therefore, the vehicle occupancy rate is the lowest of all study sites. Additional ITE Parking Studies: In addition to the local studies show above please see attached studies in the 3rd edition of ITE Parking Generation Handbook pages 135 -139 (Appendix -1). . April 29,2008 • • Abu Bakr Islamic Center/Mosque — Parking Analysis Page 6 of 7 Page 135 defines the Land Use description of Church (LUC 560): "A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms, and occasionally dining, catering, or party facilities. The database for this land use also includes synagogues and mosques."... "One study was submitted for a mosque that had a building size of 4.800 sq. ft. GFA and a peak parking demand rate of 6.2 parked vehicles per 1.000 sq. ft. GFA between 1:00 and 2:00 p.m. on a Friday." It is important to note that the Institute of Transportation Engineers Handbook (Well recognized and widely used) has recognized mosques as similar use to churches and included them under land use code 560. This is consistent with Mr. Tirhi's original report. He also indicated the similarities and that the major difference is the peak hour of generator being on Friday rather than on Sunday. Based on all the above studies and referenced materials: It appears that the congregation size divided by the Attendee /Parking Ratio (AVO) of 4.0 that included all modes of travel as mentioned previously in Mr. Tirhi's parking study was an appropriate parking analysis based on an overall average of all additional studies and surveys conducted. Project Parking Demand: In general, there is a need for 12 SF (2x6) areas per person for an Islamic prayer. Based on the 18 degree prayer angle in Washington and the actual prayer area shape, the assembly area could approximately handle up to 300 worshipers. Therefore, in the future, the congregation size for the mosque could reach up to 300 worshipers during Friday prayers. It is important to note that all other areas (such as classrooms, kitchen hallways, bathrooms, play areas, and social hall) do not require additional parking demand. Therefore, utilizing an average 4.0 Attendee /Parking Ratio (AVO) rate applied to the 300 - patron maximum congregation size yields a (300/4 = 75) stall peak parking demand on Fridays at approximately 1:30 PM. The subject project site (Casino) currently has a total of 75 on site parking stalls. At the Pawn Exchange property a total 67 parking stalls are available for the Mosque use during the peak parking demand on Fridays at 1:30 PM. The 67 parking stalls do not include the available parking on the front and the south side of Pawn Exchange Store. The total existing available parking stalls for the Mosque use during the peak parking demand on Fridays at 1:30 PM is 142 stall if landscaping is not required. Any new parking lot landscaping requirements will reduce the existing on -site parking to 101 parking stalls on both parcels. It is important to note that the peak parking demand for the proposed mosque is on Fridays at 1:30 PM which does not coincide with peak demand of the vicinity residential units. On Fridays at 1:30 PM, most home owners are at work. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Therefore, any conflicts with residential neighborhoods would be tremendously April 29,2008 • • Abu Bakr Islamic Center/Mosque — Parking Analysis Page 7 of 7 • reduced. But, the applicant's intent is to provide as many on -site parking stalls as possible to avoid and minimize any impacts to the residential neighborhood or nearby business. Trip Generation: Since Friday prayers are less than one hour. Then, the trip generation during Friday peak hour of generator could simply be calculated by multiplying the parking demand by two (2), one in -bound trip and one out- bound trip. In reality, approximately 10% to 15 % of the attendees may come in slightly (15 to 30 minutes) earlier or stay after the prayer to socialize with other community members. Also, some people (5% to 10 %) work on a modified schedule so that they get off at noon on Friday, visit the mosque and go home, making this a diverted link or pass by trip. It is important to note that the 25 % pass -by reduction used previously in Mr. Tirhi's analysis was for the evening peak hour on weekdays which are very insignificant trips as most people do not visit the mosque between 4:00 pm and 6:00 pm. Therefore, the trip generation is very low during the evening peak hour of interest and reduction is insignificant as well. Table (2) Trip Generation Summary Land Use LUC Area' Rate2 In Out Total Casino 473 14,360 13.43 56% 108 44% 85 193 Mosque3 560 14,360 0.66 52% 4 48% 4 2 Project New Generated Trips4 560 3,795 0.66 52% 0.33 48% 0.30 0.6 Notes: 1. Areas shown are for comparison purposes of total building versus actual area requinng the analysis due to use change. 2. Trip Generation Rate is based on 1,000 square feet of gross floor area (1,000 GFA), per ITE Guidelines. 3. Total new project generated trips shown assume a 25% pass-by and diverted link trip reduction for trips already on the roadway system it also assumes 50% of the trips are actually in the (4:00 p.m to 6 -pm peak hour of interest to the City). 4. The numbers shown do not take a reduction for the Casino use since it has been vacant for more than 12 monthes to assure a conservative analysis. Conclusion We trust that this document is sufficient to address and help clarify the proposed project parking needs. We hope the City will be lenient with its landscaping requirements and help move the project forward without additional delays. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (206) 799 -1379. Land Use: 560 Church Land Use Description A church is a building where public worship services are held. A church houses an assembly hall or sanctuary. It may also house meeting rooms, classrooms and occasionally dining, catering, or party facilities. The database for this land use also includes svnaaooues ansi -moS ues. Database Description The database consisted of all suburban sites with the exception of one urban site. Parking demand at the urban site was similar to that of the suburban sites and therefore the data were combined and analyzed together. • Average site density: 25 sq. ft. GFA per seat (six sites). • Average parking supply ratios: 0.27 spaces per seat (11 study sites), 0.66 spaces per attendee (eight study sites) and 10.6 spaces per 1,000 sq. ft. GFA (10 study sites). _i.'•tin•. ."I..- a drate .. -• •. ■ '.'•. • - • . •. . •- •V • • • u - - il•T•IGT•liii.•ibF.-14.1teresi - • • _ _ • . .. . - - . • .• _ ajosim Limited data were available for parking demand on weekdays at houses of worship with primary services on Sunday. At one site, a weekday parking demand rate of 0.006 vehicles per seat was reported for the hour beginning at 6:00 p.m. At another site, a weekday parking demand rate of 1.17 vehicles per 1,000 sq. ft. GFA was reported for the hour beginning at 10:00 a.m. Limited data were available for parking demand at houses of worship with primary services on days other than Sunday. • One study was submitted for a synagogue that had a peak parking demand rate of 0.41 parked vehicles per attendee between 8:00 and 9:00 p.m. during a Saturday service with 132 attendees. • • ie stud was submitted • . ••o • - • . • - • -, • ' •a • - • 4 800 s.. ft G A and a •e n•a . • wo eventh -Day Adventist churches were observed to have parking demand rates of 0.32 and 0.40 vehicles per attendee between 10:00 and 11:00 a.m. on a Saturday during services with 78 and 105 attendees, respectively. Future studies should include weekday data that encompass group activities (such as, youth groups, study groups, retreats) as well as base employee data. Institute of Transportation Engineers 135 / Parking Generation, 3rd Edition W to • Land Use: 560 Church Average Peak Period Parking Demand vs: Attendees On a: Sunday Peak Period Number of Study Sites Average Size of Study Sites 9:00 a.m. -12:00 p.m. 16 410 attendees Average Peak Period Parking Demand Standard Deviation 0.44 vehiclesper attendee 0.16 Coefficient of Variation 37% Range 85th Percentile 33rd Percentile 0.12 -0.63 vehicles per attendee 0.60 vehicles per attendee 0.41 vehicles per attendee Sunday Peak Period Parking Demand • Actual Data Points Fitted Curve - - - - Average Rate i I 0644 : (z.27) (i'Wo) 3�O2.Vdr 13!.. Institute of Transportation Engineers 138 Parking Generation 3rd Edition • • Land Use: 560 Church Average Peak Period Parking Demand vs: 1,000 sq. On a: Sunday Peak Period 9:00 a. — • t 0 p.m. Number of Study Sites Average Size of Study Sites 10,800 s.. . GFA Average Peak Period Parking Demand Standard Deviation 7.81 vehicles per 1,000 sq. ft. GFA 5.54 Coefficient of Variation 71% Range 1.82 -16.94 vehicles per 1,000 sq. ft. GFA 85th Percentile 13:79 vehicles per 1,000 sq. ft. GFA 33rd Percentile 3.69 vehicles per 1,000 sq. ft. GFA y 350 300 250 200 nui 150 —I- as 100 Sunday Peak Period Parking Demand 11 50 • a 0 •• 0 10 20 30 x = 1,000 sq. ft. GFA 40 • Actual Data Points x.81 x 14.36 = 112 SigaS Institute of Transportation Engineers 139 Ong Generation, 3rd Edition Wt of t Peak Period • Land Use: 560 Church Average Peak Period Parking Demand v On a: Sunday • 9:00 a. .0 p.m. Number of Study Sites Average Size of Study Sites 35 Average Peak Period Parking Demand 0.16 vehicles per seat Standard Deviation 0.06 Coefficient of Variation 38% Range 0.03-0.24 vehicles per seat 85th Percentile 0.21 vehicles per seat 33rd Percentile 0.14 vehicles per seat Sunday Peak Period Parking Demand • Actual Data Points 100 X e. of 9 3oo x 0.16 : y8 boo ty j 4Z 30nA zst '}S' Institute of Transportation Engineers 137 Fitted Curve /Average Rate Parking Generation, 3rd Edition • 1 Traffic, Parking and Landscaping Impact Analysis And Exemption Requests Abu Bakr Islamic Center /Mosque March 10, 2008 Prepared for: City of Tukwila Departments of Community Development Public Works File No. PRE07 -051 Prepared by: Raid Tirhi, PE 4410 S 256 Pl Kent, WA 98032 Off: (253) 835 -2744 Cell: (206) 819 -7708 Raidtl @gmail.com March 9, 2008 • • Abu Bakr Islamic Center/Mosque Page 2 of 12 Study Objectives The objectives of this analysis are the following: 1) Provide clarification and a better understanding of the proposed tenant improvement project and weather it is considered as zoning a land use and /or a building use change, 2) Identify actual traffic and parking impacts and propose mitigation or request exemptions, and 3) Satisfy the City of Tukwila Code requirements to facilitate approving the project with minimal additional delays. Vicinity Map Ito trArpspoo b tried on as mop m a.o mpp00 h pV Cowry MO too s wary a core ions MOW to chop sand roam Mu Cm" rase m roposraOcosor weatae. swim. or Opts% as bsxmq cooplotmoso. mrmsm:mOp% to ms mo or sots rebsesta'TOO Mama s relOmetla tor ms or woo poast. Kho Cosy ONO m as Mbforay ppsstl. sixd. to:1Mc4 load— WO. 'miaow wed asps aclmg Out rot MOM to. 4st wow or WI poets .fV tom ms ms or ram d ms tramoto mrOood air asp: Ay Wool =romp o lOasrsoo co las moots pdoCe ] mop by prs4lmotKeg ay .+{s9a„ €v.1- ,44, -k u;; owh;s. 4i tx3 H'uxru e�i :Mzfl 'S x�.r. s.:. i z7141$4 t � ;�'„ anrmoez't�eobar •.. , mlap _: bbmWam . _ , ��.°'fi, �� Subject Property Following the pre - application meeting dated December 13, 2007, it appears that there was a misunderstanding on the City's part regarding what is technically considered as the subject March 9, 2008 • • Abu Bakr Islamic Center/Mosque Page 3 of 12 property. Therefore, the Planning Division has imposed additional conditions and comments on a neighboring property abutting Tukwila International Blvd just east of the subject property. The subject property consists of only one property which is parcel No. 161000 -0125. The subject property have an existing 14,360 Square Feet (SF) building currently being used a Casino. The owner has also purchased the neighboring property to the east known as the Pawn X- change property parcel No. 161000 -0140, and intends to keep it without change for the following reasons: 1) Its current rent will generate an income to help finance the subject building's maintenance which is classified as a religious non -profit organization. 2) Its ample unutilized parking may accommodate any spill over seasonal peak parking demand from the subject property during holiday peak periods; similar to Christmas season demand for churches, hence, eliminating any possible parking impacts to the residents, and keeping peace and harmony in the neighborhood. 3) Maintain a safe pedestrian access and vehicular circulation between the referenced properties and the highway. Please note that there is already an existing prescriptive access easement on the two properties since the shared parking lot and access have been in use for over 10 years. And, since they are under the same ownership, there will be no contesting parties. The City may require landscaping, design review and street frontage improvements associated with the Pawn X- change property at the time of redevelopment of that property. Background Information There was a long history of the City facing major prostitution and drug dealing issues along the SR -99 corridor. Approximately seven years ago, the City spent millions of dollars cleaning up the area and improving the highway. The City even decided to change the name to Tukwila International Boulevard (TIB) to promote neighborhood and corridor improvements. The existing casino continued its operations thereafter. Therefore, The City should be delighted to change the use of the existing casino to a family oriented use that helps eliminate the issues it has been dealing with. The proposal is consistent with the City's livability and esthetics improvement goals. As part of the Tukwila International Blvd project, the highway was improved to include additional capacity, sidewalks, street illumination, transit and landscaping improvements. The owner was required to dedicate sufficient Right -of -Way to accommodate the roadway widening, a bus pull-out lane and provided a bus shelter easement. These improvements required additional property that was not required from most neighboring property owners. The dedicated right -of -way eliminated a parking aisle and an area for landscaping along the highway. March 9, 2008 • • Abu Bakr Islamic Center/Mosque Page 4 of 12 Furthermore, it was the City's decision to replace the landscaping area by a bus lane at this location. It is ironic that the City created a non - conformance and is now requiring the same landscaping for a neighboring tenant improvement project. Finally, per TMC 9.48.020 -5: `Development activity " means any construction of a building or structure that creates additional demand and need for transportation facilities." The proposed development activity will not add any building square footage and, as shown below, will create less demand to transportation facilities. Furthermore, it generates less neighborhood traffic impacts and demands less parking than the existing casino. Zoning and Land Use Is this specific tenant improvement proposal considered as a use change that required full design review by the Planning and the Public Works departments? We have major concerns regarding different interpretations by the assigned planner of the zoning and land use requirements in the TMC as related to this proposal. Following are selective highlights from the TMC language for the NCC District: 18.22.010 Purpose This district implements the Neighborhood Commercial Center Comprehensive Plan designation...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. 18.22.020 Permitted Uses The following uses are permitted outright within the Neighborhood Commercial Center District... 34. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. We believe that the proposal is allowed in the NCC zoning district per TMC 18.22.020- 34 and meets the zone purpose per TMC 18.22.010. Therefore, the proposal does not necessarily constitute a land use change. Finally, the proposal is consistent with Tukwila Comprehensive Plan goals and policies and promotes improvements intended for March 9, 2008 • • Abu Bakr Islamic Center/Mosque Page 5 of 12 Tukwila International Boulevard and compliments livability in the vicinity residential neighborhoods to the west of the subject location. Building and Land Use Changes The use definitions in the Planning Department are based on zoning code which is different than the Building Department that uses the IBC, which is also different than the Public Works Department that utilizes the 7th Edition of the Institute of Transportation Engineers (ITE) Trip Generation manual for transportation impacts. Based on ITE, the existing land use of the subject property is Casino /Video Lottery Establishment referred to as Land Use Code (LUC) 473 per ITE. The proposed use is an Islamic Center /Mosque. There are several common factors between the building and planning areas used between the casino and the mosque. Both uses have bathrooms, hallways, offices, storage, kitchen, gaming or play areas and multi purpose halls. But, following are major differences: 1) Most of the casino users are adults, and the mosque users are families. 2) The bar and dance primary area in the casino would be replaced by a worship assembly area. This represents 3,795 square feet out of the 14,360 square —foot building. 3) Most of the casino areas are usually used simultaneously generating at least 20 times more traffic and parking demand than the mosque or a church where the peak demand is usually limited by the assembly area. For trip generation purposes, the most appropriate and almost identical land use for the proposed Mosque use in the ITE manual is Church (LUC- 560). The major difference between a church and a mosque trip generation is the day of week peak hour of generator (Sunday at 11:00 AM for a church and Friday at 1:30 PM for a mosque). The manual utilizes a gross floor area as a variable for trip generation calculations. There are no differences between a church and a mosque in the assembly to total building area proportion. Per ITE definition: "A church houses an assembly hall, it may also house meeting rooms, classrooms and occasionally dining, catering, or party facilities. Also, some of the surveyed churches offered day care or extended care programs during the week. Tenant improvement projects in most agencies do not require any review by the Planning or the Public Works departments especially with a reduction in neighborhood impacts. But since is the City considered the proposal as a land use change, at least for a portion of the existing building, the planning department is now requiring bringing all existing conditions to current standards. We actually discovered code language (TMC 9.48.020 -5, and TMC 18.70.080) indicating the requested upgrades would be required if and only if there is an increase in the impacts. One could argue that at least two thirds of the building area actually remains the same use and should not be considered in the planning analysis or traffic mitigation. On the other hand, any upgrades to meet the 2006 IBC code may still be required for a small portion of the building especially that the previous and proposed uses mostly fall under the same section 303 - Assembly Group A; A -2 versus A -3. March 9, 2008 Abu Bakr Islamic Center/Mosque Page 6 of 12 • • Transportation Demand Management A transportation management plan is not required for this development activity. But, it is worthy to note that transportation modes other than single occupant vehicles are usually strongly encouraged by mosque administration. The owner has provided an easement to a bus stop on TIB in front of the property. Some patrons will also be walking along TIB which has been improved with sidewalks. Carpooling will also naturally occur especially that families and friends from the vicinity of the site will constitute the most patrons. Street Frontage Improvements For clarification purposes and as discussed in a meeting with Mr. Brandon Miles of the Planning Department on February 22, 2008: Street frontage improvements are not required for this tenant improvement project: the traffic impacts are insignificant and less that the existing use, the value of the proposed improvements are negligible compared to the value of the existing property, and most importantly, there is no increase in gross square footage area. Pedestrian Connectivity and Safety The building administrators would remind patrons to reserve the parking stalls along the building's eastern and southern perimeter parking areas for families with children. Also, if on -street parking is ever utilized, they would advise patrons not to block neighboring driveways or mailboxes. Otherwise, they could be ticketed per the City's parking regulations. Per the City's recommendation, the owner is voluntarily proposing striping for a pedestrian path connecting the bus stop along TIB and the subject building. The path will be via the parking lot of neighboring Pawn X- change abutting the northern building wall. There will be no issues for this proposal since both properties are under the same ownership. Trip Generation Based on the 7th Edition of the ITE's Trip Generation manual, the worst case scenario of traffic impacts for most developments onto the roadway network are during the evening peak hours of (4:00 PM — 6:00 PM). Land Use Code (LUC) 560 indicates the proposed development is expected to generate a rate of 0.66 PM peak hour trips per 1,000 square feet gross floor assembly area (3,795 SF) that is being changed in its use. The weekday peak hour varied between 7:00 PM and 11:00 PM. Table 1 below is a trip generation summary indicating the differences between the existing and the proposed uses. It clearly shows a multiple times reduction in trips generated during the PM peak hours. The total new trips generated resulting from the building use change would be 0.6 PM peak hour trips excluding credit for the previous casino. March 9, 2008 Abu Bakr Islamic Center/Mosque Page 7 of 12 Table -1 PM Peak Hour Trip generation Land Use LUC Area' Rate2 In Out Total Casino 473 14,360 13.43 56% 108 44% 85 193 Mosque3 560 14,360 0.66 52% 4 48% 4 2.37 Casino Use Change 473 3,795 13.43 56% 28.54 44% 22.43 51.0 New Project 560 3,795 0.66 52% 0.33 48% 0.30 0.6 Generated Trips3 Notes: 1. Areas shown are for comparison purposes of total building versus actual area requiring the analysis due to use change. 2. Trip Generation Rate is based on 1,000 square feet of gross floor area (1,000 GFA), per ITE Guidelines. 3. Total new project generated trips shown assume a 25% pass -by and diverted link trip reduction for trips already on the roadway system it also assumes 50% of the trips are actually in the (4:00 p.m to 6 -pm peak hour of interest to the City). The numbers shown do not take a reduction for the Casino use since it has been vacant for more than 12 monthes to assure a conservative analysis. Request for Concurrency and Traffic Mitigation Exemptions: Per TMC 9.50.070: `The requirements for a concurreng test shall not apply to..., or any non residential pnyect that is categorically exempt from SEPA. The Public Works Department shall also waive compliance for concurrency test for other projects which will not generate more than 30 net new `p.m. peak hour" traffic trips." The proposed development activity is categorically exempt from SEPA, and generates less than 30 trips (2 new trips even if no credit is applied to any area in the casino). Also, Per TMC 9.48.020 -5: `Development activity " means any construction of a building or structure that creates additional demand and need for transportation facilities. As indicated above, the proposed development activity actually creates less demand to the transportation facilities than existing use. Finally, Per TMC 9.48.030 -B -1: `Transportation impact fees imposed by this chapter shall only be imposed for system improvements that are reasonably related to the new development." As indicated above, the net new trip generation from this minor tenant improvement project is insignificant (0.6 new p.m. peak hour trips). This will dissipate unnoticeably onto the roadway network; therefore additional system improvements related to this tenant improvement proposal may not be reasonable as it will be hard to track insignificant trips to the next TIP project. The owner has already participated and is burdened by losing property to accommodate the City's TIB project. The vicinity TIB project is already constructed. Therefore, it appears that there is no nexus for requiring any additional traffic analysis, level of service, or traffic mitigation. Therefore, the owner is respectfully requesting a partial trip credit for the casino and /or an exemption from the requested concurrency test and impact fees. Such test and analysis will be nothing but a formality that will not yield significant results especially with the knowledge that the proposed tenant improvement generates less transportation impacts to the roadway network than the existing use. March 9, 2008 Abu Bakr Islamic Center/Mosque Page 8 of 12 • • and analysis will be nothing but a formality that will not yield significant results especially with the knowledge that the proposed tenant improvement generates less transportation impacts to the roadway network than the existing use. We hope we made it clear to the Public Works department to realize that the proposal is actually insignificant during the peak hour of interest and approve the project without any further reviews, analysis, or delay. The owner has already financially suffered the consequences of several months of delay as a result of the all previous City comments. This constitutes a significant financial burden on a religious non -profit organization. Finally, we are requesting the Public Works Department to be more flexible with its stringent vacancy conditions and "bend the joints" as dictated by the Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA). Parking Requirements Even though the proposed Mosque use is similar to a Church, but unlike a church, the peak parking demand for a mosque is on Fridays at 1:30 PM does not coincide with peak demand of the vicinity residential units (usually after 10:00 PM). Therefore, any conflicts with residential neighborhoods would be tremendously reduced. It is important to note that most area residents are at work during the peak parking demand of the mosque at approximately 1:30 PM on Fridays. At this time, most home owners are at work and there is ample residential on street parking if it is ever needed during seasonal holiday parking demand. The peak demand for Friday prayers usually last for a relatively short period of time (30 to 45 minutes). Also, unlike a church, a mosque does not have fixed seats in the assembly area. On the other hand, a mosque's parking demand is similar to places of public assembly such as community centers with the common factor of a primary open space assembly area. Per TMC 18.56.050 and figurel8 -7, the proposed project wo • • _ : - . ed to provide a minimum of (3,795 SF /100 SF of assembly area :parking stalls '.ut must be further investigated based on actual demand. Carpooling will be occurring especially that families from the vicinity of the site will constitute the most patrons. Husband, wife and children usually arrive in one vehicle. The City recognizes this fact in its parking standard (Figurel8 -7) where it utilizes an Average Vehicle Occupancy "AVO" rate of 4.0 including: mortuaries, funeral homes, taverns, theaters, and churches (one stall per 4 seats). This AVO rate can safely be utilized for the Mosque as well. In general, there is a need for 12 SF (2x6) area per person for an Islamic prayer. Based on the 18 degree prayer angle in Washington and the actual prayer area shape, the assembly could approximately handle 300 worshipers. Therefore, in the future, the congregation size for the mosque could reach up to 300 worshipers during Friday prayers, but in no case should it exceed the UBC code capacity limits for the area for safety reasons. March 9, 2008 Abu Bakr Islamic Center/Mosque Page 9 of 12 • • Therefore, utilizing a 4.0 AVO rate applied to the 300 - patron congregation size yields a 75 stall peak parking demand on Fridays at approximately 1:30 PM. The subject project site currently has a total of 74 on site parking stalls The existing number is approximately 76 if landscaping is not required. The applicant's intent is to provide as many on -site parking stalls as possible to avoid impacts to the neighborhood or nearby business. Unfortunately, this is also in conflict with new landscaping requirements that Mr. Mills has required from this tenant improvement project specifically needed parking along the northern property line as discussed in the landscaping section below. Per TMC 18.70.080 Nonconforming Parking Lots: `A Nothing contained in the Off-street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facilz ty covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or facilio which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100 %, the requirements of the Off-street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area." (We underlined the language for emphasis) Since the proposed land use change would not require any increase in the parking area and per condition B above, then the exiting parking lot configuration is legally grandfathered regardless of conformance to new City standards. Landscaping Requirements and Exceptions The owner is requesting a waiver from the planning department design review based on the following exceptions and Per TMC 18.54.140 Permit Exceptions: `A. Exception Criteria 1. The Director may grant exceptions from the requirements of this chapter when undue hardship may be created by strict compliance with the provisions of this chapter. Any authorization for exception may prescribe conditions deemed necessary or desirable for the public interest, or necessary to meet the intent of this chapter. 2. An exception to this chapter shall not be granted unless all of the following criteria are met: a. Strict compliance with the provisions of this code may jeopardize project feasibilio or reasonable use of properly. b. Proposed vegetation removal, replacement, and any mitigative measures proposed, are consistent with the purpose and intent given in this chapter. c. The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other proper0 in the vicinity." The exception criteria mentioned above is met for the following reasons: a) Strict compliance with the provisions of City code will jeopardize project feasibility or reasonable use of property. This is a non -profit organization with no outside March 9, 2008 • • Abu Bakr Islamic Center/Mosque Page 10 of 12 funding source. The community has spent everything it had to purchase this site and pay for internal building upgrades. Also the landscaping requirements will require cutting through existing asphalt in good condition to place irrigation systems. This will jeopardize the lifetime of the asphalt creating future expensive maintenance issues. The City has discouraged the existing casino use to promote neighborhood safety. The proposed use creates multiple times less traffic, parking and neighborhood impacts than existing which is reasonable to this site. b) Any additional landscaping requirements would not necessarily meet the purpose and intent of the City code. c) The proposed internal tenant improvement project does not require a change in the external existing conditions, there are no design safety issues requiring a change. The proposal intends to improve the safety and livability of the neighborhood. We are requesting the Department of Community Development Director to be more flexible with the stringent conditions that were placed on this simple tenant improvement project; as commonly referred to "bend the joints" that are dictated by the Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA). Following are project specific information supporting the exception requests: 1) Eastern property line: In a discussion with Mr. Miles regarding why the project would be required to provide landscaping along TIB which is not on the subject property, he indicated that the owner would then be required to provide landscaping along the shared eastern property line with the neighboring property. This takes the aisle width away and eliminates existing parking owned by the neighboring property. The subject aisle provides access and traffic circulation between both properties. Furthermore, Per TMC 18.56.070 -A: `Shared Parking: When two or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) be waived with that land used for parking, driveway and /or building." Therefore, we are not clear on why was the project required to provide above and beyond City code requirements. 2) Northern property line: Any landscaping requirements along the northern property line will eliminate 12 existing parking stalls. The existing number of available on -site parking stalls barely meets the demand for the project. The owner is very concerned about keeping all parking requirements on -site trying their best to avoid any disturbance to the neighborhood. In a discussion with Mr. Miles, he indicated the subject stalls are non - conforming and unsafe. We argue that the building and the parking stalls have been in use since 1961 generating more traffic and demanding more parking usage on a daily basis. The proposed project will utilize these stalls once a week for approximately 30 to 45 minutes. If there is an actual accident history, then we request the City to provide such accident history that is related to this specific parking area. Per TMC 18.56.030: 'Any off street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter..." March 9, 2008 Abu Bakr Islamic Center/Mosque Page 11 of 12 • • Also per TMC 18.56.040 -8: 'parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way." Furthermore, per Figure 18 -6, the drawing allows for 90 degree angle parking provided there is a 24 -foot street or aisle width. We are not clear on where is the parking non - conformance mentioned in the City Code; knowingly that Street frontage improvements are not required. Finally, per TMC 18.70.090 -B: Nonconforming Landscape Areas: `At such time as a change requiring design review approval is proposed... The BAR (or DCD Director in the case of administrative design review) may modift the standards imposed by this title when, in theirjudgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and / or adequately enhance the premises appropriate to the use district and location of the site." 3) Western property line: There is an existing 10 -foot high wall with a five -foot footing that structurally precludes the feasibility of landscaping. The subject property is on the lower side. There is an existing landscape buffer on the neighbor's side of the wall. Any additional landscaping requirements would not necessarily meet the Purpose identified in TMC 18.52.010: `The purpose of this chapter is to establish minimum requirements for landscaping to promote safety, to provide screening between incompatible land uses, to mitigate the adverse effects of development on the environment, and to improve the visual environment for resident and nonresident alike." TMC 18.70.090 Nonconforming Landscape Areas A. Adoption of the landscaping regulations contained in this title shall not be construed to require a change in the landscape improvements for any legal landscape area which existed on the date of adoption of this title, unless and until a change of use or alteration of the structure requiring design review approval is proposed (see TMC Chapter 18.60). B. At such time as a change requiring design review approval is proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan which conforms to the requirements of this title shall be submitted for approval along with the design review application. The BAR (or DCD Director in the case of administrative design review) may modi3O the standards imposed by this title when, in theirjudgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and /or adequately enhance the premises appropriate to the use district and location of the site. 4) Southern and Southwest property lines: There are existing landscaping buffers larger in area than the minimum requirements by City code that the owner intends to maintain. The owner will cooperate with the City do minor enhancements to such areas if needed. March 9, 2008 Abu Bakr Islamic Center/Mosque Page 12 of 12 Conclusion • • The development activity has been burdened for several months as a result of unnecessary stringent conditions. We believe that the proposal is allowed under the NCC zoning district "Other uses" that is permitted per TMC 18.22.020 and meets the zone purpose per TMC 18.22.010. Therefore, the proposal does not necessarily constitute a land use change hence does not trigger full design review. We trust that this document is sufficient to address and help clarify the proposed tenant improvement project traffic, and parking impacts. Utilizing City codes and "RLUIPA ", we hope the requested exemptions are approved and that the Public Works and the Planning Departments waive the design review process, if actually required, in order to help move the project forward with minimal additional delays. Thank you for your time and consideration. If you have any questions regarding this document, please feel free to call me directly at (253) 835 -2744. • NW ARCHITECTURE T: (206) 355 -9686 / F: (206) 624-0304 3828 4Th AVE SO. STE. 7, SEATTLE, WA 98134 REC VED 1■53 WRITTEN DISCUSSION PARCEL NUMBER: 161000 - 0125 PROJECT ADDRESS: ABU -BAKR ISLAMIC CENTER OF WASHINGTON 14101 TUKWILA INTERNATIONAL BLVD. TUKWILA, WA 98168 Building: Mpy Luu` COM npµ u It is a CUP (Conditional Use Permit) Application converting an adult entertainment building to Religious building, which have pray room, multi use room, and community service room. The Religious use of Mosque (Pray room) will be the primary use of the building. The multi - purpose room and community service rooms to be incidental to the pray room. We are converting an Adult Entertainment Building, Chips Casino, into an Islamic Religious Community building. The community building included a pray area, multi- purpose room and community service room with few classrooms where they can teach the children the Islamic practice and believes like Sunday school at church. We are also adding a part-time daycare center where children can be watch while parents attend the prayer ceremony. Please see Floor Plan drawing A2.1 for more detail information. Parking and Landscape: The landscape plans per City zoning code requirements and the Trip Generation & Parking Analysis by traffic engineer are provided for the required parking spaces and landscape area. Please refer the submitted plans and reports. • 14816 Military Road South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 CERTIFICATE OF SEWER AVAILABILITY /N1ON- AVAILABILITY Residential: $50 Commercial: $100 Certificate of Sewer Availability OR Lrtificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpos of Certificate: Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: �,/ Li Residential Single Family ❑ Residential Multi - Family O Commercial ❑ Other Applicants Name: A Bu - .K Isl. vi C CE1 one A : Property Address or Approximate Location: Tax Lot Number: /4i/0/ - 7LB. lb /000 -0/25 Legal Description(Attach Map and Legal Description if necessary): • Part B: (To Be Completed by Sewer Agency) 1. Era. Sewer Service will be provided by side sewer connection only to an existing 4 VI size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) _ feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. Era. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: PERMIT: $ ' a. District Connection Charges due prior to connection: 6 X i/Q 7 S - S. -6 GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County /METRO Capacity Charge: Currently, $5195.65 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co /Metro without notice.) b. Easements: ❑ Required ❑ May be Required c. Other: I hereby certif from the d above sewer agency information is true. This certification shall be valid for one year By ()d _ 2,4 08 . Title Date LD% OLk s • ATTACHMENT TO VAL VUE SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY/NON - AVAILABILITY The following terms and conditions apply to the attached Val Vue Sewer District ( "District ") Certificate of Sewer Availability/Non - Availability ( "Certificate "). 1. This Certificate is valid only for the real property referenced herein ( "Property"), which is in the District's service area, for the sole purpose of submission to the King County Department of Development and Environmental Services, King County Department of Public Health, City of Seattle, City of Tukwila, City of Burien and/or City of SeaTac. This Certificate is between the District and the applicant only, and no third person or party shall have any rights hereunder whether by agency, third -party beneficiary principles or otherwise. 2. This Certificate creates no contractual relationship between the District and the applicant and its successors and assigns, and does not constitute and may not be relied upon as the District's guarantee that sewer service will be available at the time the applicant may apply to the District for such service. 3. As of the date of the District's signature on this Certificate, the District represents that sewer service is available to the Property through sewer systems that exist or that may be extended by the applicant. The District makes no other representations, express or implied, including without limitation that the applicant will be able to obtain the necessary permits, approvals and authorizations from King County, City of Seattle, City of Tukwila, City of Burien, City of SeaTac or any other governmental agency before the applicant can utilize the sewer service which is the subject of this Certificate. 4. If the District or the applicant must extend the District's sewer system to provide sewer service to the Property, the District or applicant may be required to obtain from the appropriate governmental agency the necessary permits, approvals and authorizations. In addition, the governmental agency may establish requirements that must be satisfied as a condition of granting any such permits, approvals or authorizations, which may make impractical or impossible the provision of sewer services to the Property. 5. Application for and possible provision of sewer service to the Property shall be subject to and conditioned upon availability of sewer service to the Property at the time of such application, and compliance with federal, state, local and District laws, ordinances, policies, and /or regulations in effect at the time of such application. I acknowledge that l have received the Certificate of Sewer Availability/Non - Availability and this Attachment, and ful understand the terms a e, c • ditions herein. Applicant' Signature Date 1 • CITY OF TUKWILA Community Development Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Permit Center /Building Division: 206 -431 -3670 Public Works Department: 206 - 433 -0179 Planning Division: 206 -431 -3670 CERTIFICATE OF SEWER AVAILABILITY Required only if outside City of Tukwila sewer district PERMIT NO.: RECEIVED MAY 22 2008 COMMUNITY DEVELOPMENT tear This certificate is for the purposes of: ❑ Residential Building Permit ❑ Preliminary Plat Commercial /Industrial Building Permit ❑ Rezone Proposed use: ❑ Residential Single Family ❑ Residential Multi - Family ❑ Other Applicant Name: —iout`1;o K.1 M Legal Description (attach map and legal description if necessary): ikAL 5 • . all 1? at in.' 1 ❑ Short Subdivision ❑ Other Q' Commercial : IZELI Col 0 IA Applicant Phone No.: L0 6 6 T6 M i3'1 T of Lar 11 T('W 1\1 100 vF LOTS- 12. — PoIg -T70N 0� pi1.C-V-L A or c-Try or rui-wl>_A le DUN DAR T ADJUSYMGtJr No L11 -0072 iLIi:Gate.DtNtjp t.1O. IcrRet10o %o02Ob1 e com •sewerrut 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing site and the sewer system has the capacity to serve the proposed use. size sewer feet from the OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ 1) feet of sewer trunk or lateral to reach the site; and /or ❑ 2) the construction of a collection system on the site; and /or ❑ 3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. ❑ a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of said service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. b. C. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to change on January 1st) King County /METRO Capacity Charge: Currently, $1,090 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King County /METRO without notice.) Easements: ❑ Required ❑ May be required Other: I hereby certify that the above sewer agency information is true. This certification will be valid for one year from the date of signature. By \applications\sewer availability (7 -2003) Printed: 8 -18 -03 Title Lb% 034 Date • CITY OF TUKWILA Community Development Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Permit Center /Building Division: 206 -431 -3670 Public Works Department: 206 - 433 -0179 Planning Division: 206-411416W EIVED CERTIFICATE OF WATER AVAILABILITY MAY 22 2008 Required only if outside City of Tukwila water district COMMUNITY DEVELOPMENT PERMIT NO.: or ipiete can Site address (attach map and legal description showing hydrant location and size of main): IA110 ( -7-06.0; -Alva (w0e1000„ a14 ._, A k!i , OWN( , sue ....�,�w Name: ALI ARMED . Name: `(0UN6 KI1" 1 Address:. 14101 Tu Ki » LA IN T ' L 61_vO Address: 3828 r_oUt2TH A}ve. 5. #`1, Si;A-�t-1�, U?i� g81'3 t Phone: 206) 2 6 1— 4-8 5 (o Phone: ) 5 5_ Q& 8 to This certificate is for the purposes of: ❑ Residential Building Permit R. Commercial /Industrial Building Permit ❑ Rezone Estimated number of service connections and water meter size(s): Vehicular distance from nearest hydrant to the closest point of structure is ft. Area is served by (Water Utility District): ❑ Preliminary Plat ❑ Short Subdivision ❑ Other anI.p)tIOt 4L U5 p -gm l r WATER DISTRICT 125 r /Agen ignature terfi�l 1 . The propos project is within I it l a_o I 2. Lf No improvements required. a/4ja.? Date (City /County) 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: /9 (Use separate sheet if more room is needed) 4. Based upon the improvements listed above, water can be provided and will be available at the site with a flow of 2 3 gpm at 20 psi residual for a duration of 2 hours at a velocity of / 7- fps as documented by the attached calculate ns. 5. Water a ilability: Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in Item B -2 are met. ❑ System is not capable of providing service to this project. I hereby certify that the above information is true and correct. Lo. tJ,grER Sr 1 ZDj AgenclRPhone ao6,- \applications \water availability (7 -2003) Printed: 9 -16 -03 A�L1�4C.04' 031 Z -� -off Date ors, 7; se5 v(z _ y_ cc/,) • Attachment to Certificate of Water Availability Kong County ,n= 'ater I ostr ct No. 125 The following terms and conditions apply to the attached Certificate of Availability ( "Certificate ") RECEIVED MAY 22 2008 DEVELOPMENT 1 This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to the. City of Tukwila ( "City "). This Certificate is issued at the request of the City and is not assignable or transferable to any other party. Further, no third person or party shall have any rights hereunder whether by agency or as a third party beneficiary or otherwise. 2. The District makes no representations, expressed or implied, the applicant will be able to obtain the necessary permits, approvals and authorization from the City or any other applicable land use jurisdiction or governmental agency necessary before applicant can utilize the utility service which is the subject of this Certificate. 3. As of the date of the issuance of this Certificate, the District has water available to provide utility service to the real property which is the subject of this Certificate, and the utility systems exist or may be extended by the applicant to provide service to such property. However, the issuance of this Certificate creates no contractual relationship between the District and the applicant or the City, and the issuance of this Certificate may -not be relied upon and does not constitute the District's guarantee that water utility service will be available to the real property at the time the applicant may apply to the District for such service. 4. Application for and the possible provision of District utility service to the real property which is the subject of this Certificate shall be subject to and conditioned upon the availability of water service to the real property at the time of such application, as well as all application for utility service, including conservation, water restrictions, and other policies and regulation then in effect. Applicant's Signature District Representative G/4 L Date 0���!/ r Date Z — — PN • • 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 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING 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, engineers, contractors or other representatives the right to enter upon Owner's real property, located at j a-j 01 (NT' L B 1_V Dl. 11A1Cuoi &-A , k1%} el $1 b$ 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 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. e� EXECUTED at TLt K4 i • CITY OF TUKWILA R!CEIVONDITIONAL Department of Community Development AY 2 2 ZO��TSE PENT 6300 Southcenter Boulevard, Tukwila, WA1 361 l� Telephone: (206) 431 -3670 FAX (206) w E -mail: tukplan @ci.tukwila.wa.us File Number: Planner: Application Complete (Date: Application Incomplete (Date: Project File Number: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: S IN eft LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 0 07-5 DEVELOPMENT COORDINATOR : The individual who: staff, • has decision making authority on behalf of the owner /applicant in d om g roes overt sp ng • has full responsibility for identifying and satisfying all relevant an development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Address: Phone: E -mail: Signature: P:\Ptanning Faros \Applications \CUPAPp-6-06.dac Date: DercmI T 4, 2006 4 The review criteria for various types of projects are shown below. Please discuss development consistency with each criteria. Then, refer to the Tukwila Comprehensive Plan for project consistency with the policies. Please note that more than one category of policies may apply. Criteria for Conditional Uses (TMC 18.64.030) 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. c • 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. 3. The proposed development shall be compatible generally with the surrounding land uses. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. S . Co t nl CAS 1 Wb (ANU Li EK`I- E-KT-i -1 h11v1eN T (AEU GtoUS jACt L_tT`(. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. BT rArt-t lI H E w 1, -N o sc A p ii4 T r2-A-1` F t c C P: \Planning Forms \Applications \CUPApp- 6- 06.doc, 12/04/06 or- • I tr n 'r • c • ......... - - • ,, .._ _..„ _ .—__ - -,4"' 1; --,`,",-- -- 1- - s.±. --,....-„,=:_p_i • r •••• • ., . r? ,,'•-•;,--:,.. 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' ' - ;:; ';''''' '' ,il .:■-, - - ' '''',o4j.' ,,,ja,!...1.%! ,. • t: ''-'); r':,(e.i."; re ••'''i':■;•1&'.- ■:,..116,■■Yy:'.;_ii i-)* ' '" Yie. 1::4 W '1 Vi. , _G ._ ' ifflArti:;,!..e'',•,?;.•,*i.,,.• l'-'.',..i 1 � 9 1 - City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 -431 -3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us RECEIPT Parcel No.: 1610000125 Permit Number: L08 -034 Address: 14101 TUKWILA INTERNATIONAL BL TUKW Status: PENDING Suite No: Applied Date: 05/22/2008 Applicant: MR YOUNG KIM Issue Date: Receipt No.: R08 -01791 Initials: BM User ID: 1684 Payment Amount: $110.00 Payment Date: 05/22/2008 03:09 PM Balance: $0.00 Payee: ABU -BAKR MOSQUE OF WASHINGTON TRANSACTION LIST: Type Method Descriptio Amount Payment Check 1516 110.00 ACCOUNT ITEM LIST: Description Account Code Current Pmts MAPS /PUBLIC /MAILING 000/341.500 110.00 Total: $110.00 2751 05/22 9711 TOTAL 110.00 doc: Receiot -06 Printed: 05 -22 -2008 ABUisBAKR ISLAMIC CENTER OF WASHINGTON TEL: 241-0200 FAX: 206-241-0202 Taz`241 -0200 FAX 206-241-0202 • 2riv 1 BU-IM StAhilt CENTE AOF WASt11(IGTONS.::: ,.,IT14-2417»:0290 fAirk21164411.0.20 Avinirg 2 1111%1ASJID ABU-BA, PRAYER WU Existing *pi .411 madivir SIGN & AWNING Web! www_spiralsignawning.corn Email: infotbspiral signawning.con 3814 4th Ave. South 0 10 Seattle, WA 08134 TO 206.381.0832 Fax:206.381.0881 Job name: Address: Designer: Client Approval Date: Li Approved Declined Signature: Note: This closian Feescreation is .i.oe p-n.porty of Spiro! Sii & Awning. Ail fights la use. tIr4r, roproct000 7..rahh'nxi w'r-'1,.-; J1 wriven pr' !sior. SignType: RECEIVED MAY 22 2008 .COMMUNITY DEVELOPMENT_ Quality: Page: 6-S-0-65 ODEMO PLAN 2 SCALE 1/8' =1• -O' / �I _ DEMO C- EXIST. CONSTRUCTION 71==S NEW CONSTRUCTION GROSS Fl_ AREA 14,310 SF (FRONT EVE NOT INCLUDED): 1,431 SF OCCUPANCY SUMMARY 143• -1 1/4" 20. -0 1/2' 19• -3 1/4' 4. -5 1/4' K CLASSROOM 144 SF CLASSROOM 1/ 154 SF/ II CLASSROOM 148 SF iV o_ CLASSROOM 150 SF — 1 1/2" 189 SF HALL 13• -9 1/2' 22• -2 3/4' 9• -4 1/4' 30• -5 1/2" 13' -6 1/4' 10• -0" EXIST. ELEC �1 SF 478 SF CLASSROOM 338 SF n a SOFT. ROOM PRAY/WORSHIP MULTI - PURPOSE/ WOMEN PRATER CHILDREN PLAY TOTAL CLASSROOMS TOTAL OFFICES TOTAL STORAGE CAFETERIA KITCHEN TOTAL ENT. BOILER /ELEC. TOTAL RESTROOMS SUBTOTAL 12.243 2,421 799 2,697 1,288 675 65 449 391 162 173 642 ERRS REQ. PLUMBING SUMMARY (•O6 IBC TABLE 2902.1) MALE FEMALE W.C. LAV. W.C. LAV. REQUIRED PROVIDED 4 3 4 3 3 URINALS 0 CI CLASSROOM 165 SF 6' •_nT -1 1/4 CHILDREN PLAY 2,697 SF OCCU: CI L7 O WOMEN'S 192 SF 1-! Oj �TQ@ • ,T 15.SSF sr 1 1/% 449 SF s SF Ftlb 010 . SHWR ELUL 391 SF ,1 .•E 7 SF / NET PRAY / AREA / / 6 H / / .QED 91 SF OR 50 SF COST. ENT, 100 SF 4 LlU, 345 SF ) (WASH RM)" 73 SF 187 SF WADQ (WASH R ) 111 SF 6< QFC (ACCO 85 SF i / / / 16. -3' QFC (AUDIO) 140 SF / / / / /___/ / / 0 1 In / PREACHER SP cE 330 SF Y 'Y / 0'?•- 105' -5 1/23• -1 N ENL 82 SF RECEIVED SEp 0 8 2006 oU 47• -9 3/4' 31• -2 1/4' 64 -1 1/4" OFLOOR PLAN (3 -6 -08) SCALE 1/8' =1• -0' NO. REVISION DATE ERRECLIMEABEEB ABU -BARR ISLAMIC CENTER OF WA 14101 TUKWILA INTERNATIONAL BLVD TLJKWILA, WA 98168 CONTACT: MR. JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE A R C H I T E C T U R E .tE7t 4711 Ih . S STARE, a 56134 505.355.9686 REGISTRATION NWA PROJECT NO. 301 -305 DRAWN BY CHK 811 YK DATE 5/19/2008 SCALE AS NOTED TRLE DEMO PLAN FLOOR PLAN NUMBER A2.1 1■11 MI MOW 10■5 ens sierra Lighting Group 2201 QTN AVENUE. SLIME 1100 SEATTLE. WA 88121 www.dNRpl TEL 208.442.0112 - FAX 208.442.0113 FOG LINE, SEE SECTION AND ENLARGED PLAN. STOPPERS 177.00' DRIVE WAY 4 1La Ss 11 COMPACT LOTS W/ STOPPERS 5/ 9a 5.9 5.4 ,, 2$a 8 878 O L! �!• r�'•s 9>_ ['dJi� a �i'8Y a n n � IMBoSIIIkI■4!•+-'=81111Latt- J[. -.w,, aan�c'� =.ink 27 23 23 "ZO CZORB 53 4 Is 17 l4 L la la 17 e.7 PROJECT BLDG. 14,360 SF t1VERED EV 1,436 S5 5. GARAGE >> Sa 28 52 20 28 1s its I- 17Lr- 7.3 22 la 19 EXIST. LANDSCAPE TO R . AI /0 AN DRIVE WAY 67 217 las U laa L 31 19 19 77 SF lag 198 10.7 14.3 117 10 2.0 tae 11.3 9.1 14 7a 2.9 18 1342 1z 71g3 1a 78 Se 1.7 ,'1i 5.00' N87 °11'08'W I N CONN LANDSCAPE -- AREA (TYP.) 189 SF Se SJ 7 2333 9 88 2� 18 1.9 2a 2s SO 28 Si la U 2.1 14 17 13 Sa EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF 59 2.4 1.4 19 84 SF 16' -0" EXIST. LANDSCAPE TO REMAIN W/0 CHANGE E "T. LANDSCAPE PROJECT NO. 9049 ISSUE DATE: )00X/09 DESIGNED BY: ,R DRAWN BY: N. CHECKED: JJ SHEET TITLE SITE LIGHTING PLAN N 8711'06' W FENCE "C" CURB-J SHEET NUMBER GARAGE w Z 0 PEDESTRIAN — CONNECTION %I��� 177.00' A- # # # N' 0 5.00' N8•1108'W w En EXIST. LANDSCAPE TO REMAIN W/O CHANGE 2 1/81 501 SF 5' -0 -Y PROJECT BLDG. 14,360 SF C.L. OF 141ST ST. •' 1 20' R ` TYP. COVERED 1,436 SF 6 :3' 5 9 CO &4 24' -0" 0 0 13 14 1 041 SF 19 # # 22 8 -0 11 COMPACT LOTS 24' -8 5/8` „4. 44 rn =fi EXIST. BUS _ 19' -0' SHELTER 0 50w 0 w O O Z. J• W m Z co Q O cc Ln Q w EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF EXIST. LANDSCAPE 0 88.00' N 87•1108' W OSITE PLAN SCALE 1'= 20'-0• 1. LANDSCAPE PLAN: SEE LANDSCAPE DWG. 2. TRIP GENERATION & PARKG ANALYSIS BY ENG., SEE SUBMITTED. 50 PROJECT DESCRIPDON CONDMONAL USE PERMIT FOR: TENANT IMPROVEMENT (T.I.) WORK FROM CASINO (A-3) TO MOSQUE (A -3) PROJECT ADDRESS' 14101 TUKWILA INTERNATIONAL BLVD TUKWILA, WA 98168 MUHAMMAD JALYALAR: 206) 799 -1379 PARCEL TAX N0; 161000 0125 SEC/TOWNSHIP /RANGE: SW 15 23 4 LEGAL DESCRIPTION CLARKS JAMES GARDEN ADD E 5 FT OF WT 4 TGW ALL LOTS 5 & 6 TGW N 89 FT OF LOT 11 TGW N 100 FT OF LOT 12 - PORTION OF PARCEL A OF CRY OF TUKWILA BOUNDARY LINE ADJUSTMENT NO L99 -0072 RECORDING NO 19991007002061 ZONING: NCC LAND USE COMMERCIAL CODE '06 IBC OCCUPANCY: A -3 OCCUPANT LOAD: SEE eabw TYPE OF CONSTRUCTION: V -B, SPRINKLER OCCUPANCY SUMMARY: (SE FL PLAN) SEE A2.1 OCCUPANCY SUM. PLUMBING SUM. ('O6 IBC TABLE 2902,1)• SEE A2.1 OCCUPANCY SUM. PROPERLY OWNER ('S REPRESENTATIVE) ABU -BAKR ISLAMIC CENTER 14101 TUKWILA INTERNATIONAL BLVD TUKWILA, WA 98168 1: 206) 799 -1376 PROJECT OWNER; MUHAMMAD JALYALAR: T: 206) 799 -1379 1954 UNION AVE NE, RENTON, WA 98059 TBD GENERAL CONTRACTOR: ARCHITECT; NW ARCHITECTURE 3828 4TH AVE S. SEATTLE, WA 98134 T: (206) 355 -9686 - YOUNG KIM, AIA TABLE OF CONTENTS' A1.1: PROJECT INFO., VICINITY MAP, NOTES, SITE PLAN A2.1: FLOOR /DEMO PLAN, SCHEDULES, NOTES A3.1: ELEV. (NO CHANGE) L -1: LANDSCAPE PLAN L-2: IRRIGATION PLAN L -3: IRRIGATION DETAILS LOT SUMMARY: PARKING: 1 PER EVERY 4 FIXED SEATS OR 100 SF OF ASSEMBLY AREA SPRINKLER-EXIST, MODIFY,'ER NEW WALL LOCATION HVAC SYSTFM (HFATING ICOOLING)- DEFERRED (A SEPERATE PERMIT BY CONTRACTOR AS REO'D) MECH (HVAC) /ELEC. /PLU B. /FIRE ALARM /SPRINKLER PERMITS: DEFERRED (A SEPERATE PERMIT BY CONTRACTOR AS REO'D) OPROJECT INFORMATION SCALE - ONOT USED SCALE - 8 S 140TH ST 2 rA. , i S 141111 ST. S 142TH ST. F 6 V NCINITY MAP SCALE N.T.S. CODE SUMMARY - REVD PROV D ZONING: ! NCC NCC CONDITIONAL USEIPERMIT CONDITIONAL USE PERMIT CONDITIONAL USE PERMIT PARKING (FIG. 181 -7): (PRAY & MUL11L RM) 1/4 SEATS OR 1/100 SF (5,691 SF) 100 LOTS BIKE RACK (1/50 PARK'G LOTS): . 3 REO'D 3 PROVD HEIGHT N/A N/A SETBACK N/A N/A LANDSCAPE YES YES LOT SUMMARY: LOT SIZE: TOTAL BLDG AREA - MOSOUE: - PORCH: - PAWN SHOP: 89,101 SF 14,360 SF 1,436 SF 4.908 SF TOTAL: 20,704 SF BLDG AREA 23.2 7. LANDSCAPE AREA 9261 SF PARKING LOT ISLAND: 2,965 SF (200 SF: UP TO 40 LOTS 900 SF: 60 PARK'G STALLS x 15 SF /EA) 1,100 SF REO'D TOTAL: 12,226 SF PROVO (13.7 % OF LOT SIZE) RECEIVED MAY 2 2 2008 o ° wUFYT NO. REVISION DATE ABU -BARR ISLAMIC COMER OF WA 14101 TUKWILA INTERNATIONAL BLVD TUKWILA, WA 98168 CONTACT: MR. JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE A R C H I T E C T U R E 767E 4R7 At S. SCATHE, a 6614 206.355.6666 NO. 301 -305 - CHK YK NM PROJECT DRAWN BY DATE 5/19/2008. SCALE AS NOTED TOLE SITE PLAN NUMBER A1'.1 DEMO PLAN 2 SCALE 1/8" =1' -0' = DEMO EXIST. CONSTRUCTION NEW CONSTRUCTION GROSS FL AREA 14,310 SF (FRONT EVE NOT INCLUDED): 1,431 SF OCCUPANCY SUMMARY ROOM PRAY/WORSHIP MULTI- PURPOSE COMMUNITY SVC TOTAL CLASSROOMS TOTAL OFFICES TOTAL STORAGE CAFETERIA KITCHEN TOTAL ENT. BOILER /ELEC. TOTAL RETROOMS SUBTOTAL SOFT. OCCU. EXITS REQ. 4,013 573 1,678 240 2,697 1,288 675 65 449 391 182 173 642 12,243 813 PLUMBING SUMMARY ('06 IBC TABLE 2902.1) MALE FEMALE W.C. LAV. W.C. LAV. REQUIRED PROVIDED 4 3 4 3 URINALS 143' -1 1/4' 20' -0 1/2' 19' -3 1/4' 4' -5 1/4" 13' -9 1/2' CO CLASSROOM 144 SF CLASSROOM 154 SF CLASSROOM 148 SF I1 SSROOM 338 SF QASSR00M 165 SF 9'-9" , 4 5" 22'-6 )'- 6'7' -1 1/4 CI COMMUNITY SVC 2,697 SF OCCU: O 0 22' -2 3/4' 192 S 449 SE 9 9' -4 1/4' • 30' -5 1/2' 13' -6 1/4' 10' -0" KITCH. 391 SF 5' -5' EC 91 SF MULTI 1,678 SF STOR, 50 SF DUST. ENT, 100 SF HALL 345 SF 3' -4 3/q "6' -8 1/Z WQQ 730/ASH RM) WADO (WASH RM) 111 SF Qa, 169 SF 16' -3' QFC (AUDIO) 140 SF 82 SF ,-,r 7 -4" 47' -9 3/4" 31' -2 1/4' 64' -1 1/4" OFLOOR .PLAN (3 -6 -08) SCALE 1/8 " =1'-0" d34 RECEIVED MAY 2 2 2008 COMMUNITY oEVE1.owoanr NO. REVISION DATE 880IECLI MESEE8 ABU -BAER ISLAMIC CONTER OF WA 14101 TUEWI A INTERNATIONAL BLVD TUKWILA, WA 98168 CONTACT: MR. JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE. A R C H I T E C T U R E 382E 4111 NE S. WSE. 9p 28134 202.355.9446 REGISTRATION W7 REGISIE.RED • NWA PROJECT NO. 301 -305 DRAWN BY - CHK B1'I YK DATE 5/19/2008 SCALE AS NOTED TIRE DEMO PLAN FLOOR PLAN NUMBER A2.1 OMM,MMR.,m 0 8' HEIGHT LtIILHINDS, TfP: Y4DABINVAR .rcmarunt AYlROILIAICCORER OFl02111001a THARA MIN.= MAI pR OEAST ELEVATION SCALE 1/8' =1' -0' ONORTH ELEVATION SCALE 1/8' =1' -0• JL JL JL 1 1 JL JL 1 OWEST ELEVATION SCALE 1/8' =1' -0' wtS d34 RECEIVED MAY 2 2 2008 NO. REVISION DATE ABU -BAKR ISLAMIC CONTER OF WA 14101 TUKWILA INTERNATIONAL BLVD TUKWI A, WA98168 CONTACT: MR. JALALYAR C: (206) 799 -1379 CUP APPLICATION NW ARCHITECTURE A R C H I T E C T U R E 312a 4111 ME S. SPATHE, q 00134 200.355.1110 REGISTRATION NWA PROJECT N0. 301 -305 DRAWN BY — CHK 8Yj YK DATE 5/19/2008 SCALE AS NOTED TITLE ELEV. NUMBER A3.1 1 TRIMO GassoritiE mimsoa uqc a easpu 84L0 146 (091) XVd • 107.6-E'6 (096) ONOHd 61LS-I0586 VM '10,11410 • HS On2AV V188 - 94114 iTI,'•'t^ li rr�;ri ^nai .•���17:��,7,1,1rSi'I')l '0NI `ONIdVDSUN` UNf1OS .13011d ".,Q9 1 BG VM `ejIM )jn j o euJa1u I e11m)n1 101.071 I Z 1 17 1 urn anbsoW .leg -n1V Bo/S I /So go/ I /90 x,19- a3N91S3Q wnwINiw .O£ 1 .11 1 TUKWILA INTERNATIO AL BLVD. (PACIFIC HWY. S.) ,R- v / 1 - Aid • •99.4920N 014 • .00.11Z 3.69.49.20 N 16 - _2,,,,, -- - - - - -- 116 - 00'001 3.69.49.20 N SP /1 HO WISH li I I ir PEDESTRIAN CONNECTION S. 141ST ST. C.Lg IRRIGATION LEGEND No Work m Cobng Landscape Bed PROJECT BLDG. 14,360 SF SYMBOL MFR. CATALOG NO. DESCRIPTION DTL RAINBIRD 1806- PR$ -15$$T 15 STRIP SERIES, SHRUB 6" POP -UP 1806- PRS -I5EST N FEBCO 805Y 1 1/2" DOUBLE CHECK VALVE BA0OLOW PREVFNTOR A RAINBIRD XBV BRASS BALL VALVE (MATCH LINE SIZE) 0 RAINBIRD 3RC QUICK COUPLER VALVE O - - ANGLE VALVE FOR MANUAL DRAIN RAINBIRD PESB 1 1/2" ELECTRIC REMOTE CONTROL VALVE RAINBIRD PESB 1° ELECTRIC REMOTE CONTROL VALVE RAINBIRD ESP -MC 8 STATION ELECTRO-MECH CONTROLLER NOT SHOWN - - SECURITY CONTROLLER ENCLOSURE 'r — -4 PRESSURE MAINLINE, SCH. 40 PVC PI E, INSTALL 0 18' DEPTH {24" UNDER PAVED AREAS) 'S �� LATERAL LINES, CLASS 200 PVC PIP , INSTALL A 12" DEPTH (24" UNDER PAVED AREAS) T. 3 CLASS 200 PVC PIPE SLEEVES, INSTALL 0 24" DEPTH NOT SHOWN #14 -AWG DIRECT BURIAL LOW VOLTAGE WIRE, RED =SIGNAL WHITE= COMMON IRRIGATION SHEET NOTES: I . Tho plan o dugnmmrtbc: >U ppog, vahes, etc. Shall be installed m shrub beds where porable and shall fclow the plan as close as n prate. 2. Refer to mil play for location of 1 • ungabon meter, installed by city. 3. Refer to angabom details f.' addd,on information. 4. No rngabon to be uotatlrd t, •ewong Landscape beds • 5. Venfy controller location with general contractor. General contractor to ponds power to the controller and provide conduit from the controller to the landscape. 8. locate all mambos within the project Nnts and m shrub beds who possible. 7. Landscape contractor to coordinate and Dotal slaving with general contractor. 8. Al manual. gate and electrical valves and other underground equipment shall be housed m Nelson. Ametek or equal rectangular value boxes. 9. Al pipe stall have a firm urufanm beamg for the entire length of each hoe, free of rocks or debris. MI trenches cantamng ppe cdIor wires shad be bacNhled with dean topsoil, free of all lumber. rubbish and rocks over I • e sire. or dean cod 4 dean topsoil o not available. 10. Contractor shall supply and natal al equipment shown on the plan, and indicated m the specifications to adneve proper operation of sad equpmot. Al egwpmert in,talabons. electneal and plumbing connectives shall be m confomunce with ad applicable codes and ordinances, tux speahramro, and the manufacturers reconmhedabore whether indicated on the drawing a not. I I . Contractor shad guarantee m wnMg on Ns company Letterhead ad matanb and workmanship fora penod of one full year folowng ceceptahce of system mshtaton. 12. Back low prevente,. shall be inspected and tested by a certified bacNbw deuce inspector. Provide Owner with one copy of approval certificate. 13. My irogaton lines placed *Rhin tree protection tones or eustag landscape areas establnhed for the project must be installed m such a manner as to rot cane damage to the root protection are. Such as by c utbng roots, dggug tr ches. opcnbon of machinery. etc. Special rare must be taken (hind dggmg trenches, designing Imes to stay out of the areas where possible. etc.) to ensure damage to the trees does not occur. SITE KEY PLAN ( Deem Tof50l. Placed m planting beds CONCRETE .. see awl pan, for more information -- SIteve LOCATION 4• Typal eacse otherwise specked VALVE CHART 1 1/2" 15.19 N87'11'081N EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF For Permit N 8r11'06- No Wort w 6¢Stug Landscape Bed THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO IE(ISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. AU. NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. SCALE: tog-2.2481111 ..Evirli1Jfl el No Work m Cobng Landscape Bed PROJECT BLDG. 14,360 SF SYMBOL MFR. CATALOG NO. DESCRIPTION DTL RAINBIRD 1806- PR$ -15$$T 15 STRIP SERIES, SHRUB 6" POP -UP 1806- PRS -I5EST N FEBCO 805Y 1 1/2" DOUBLE CHECK VALVE BA0OLOW PREVFNTOR A RAINBIRD XBV BRASS BALL VALVE (MATCH LINE SIZE) 0 RAINBIRD 3RC QUICK COUPLER VALVE O - - ANGLE VALVE FOR MANUAL DRAIN RAINBIRD PESB 1 1/2" ELECTRIC REMOTE CONTROL VALVE RAINBIRD PESB 1° ELECTRIC REMOTE CONTROL VALVE RAINBIRD ESP -MC 8 STATION ELECTRO-MECH CONTROLLER NOT SHOWN - - SECURITY CONTROLLER ENCLOSURE 'r — -4 PRESSURE MAINLINE, SCH. 40 PVC PI E, INSTALL 0 18' DEPTH {24" UNDER PAVED AREAS) 'S �� LATERAL LINES, CLASS 200 PVC PIP , INSTALL A 12" DEPTH (24" UNDER PAVED AREAS) T. 3 CLASS 200 PVC PIPE SLEEVES, INSTALL 0 24" DEPTH NOT SHOWN #14 -AWG DIRECT BURIAL LOW VOLTAGE WIRE, RED =SIGNAL WHITE= COMMON IRRIGATION SHEET NOTES: I . Tho plan o dugnmmrtbc: >U ppog, vahes, etc. Shall be installed m shrub beds where porable and shall fclow the plan as close as n prate. 2. Refer to mil play for location of 1 • ungabon meter, installed by city. 3. Refer to angabom details f.' addd,on information. 4. No rngabon to be uotatlrd t, •ewong Landscape beds • 5. Venfy controller location with general contractor. General contractor to ponds power to the controller and provide conduit from the controller to the landscape. 8. locate all mambos within the project Nnts and m shrub beds who possible. 7. Landscape contractor to coordinate and Dotal slaving with general contractor. 8. Al manual. gate and electrical valves and other underground equipment shall be housed m Nelson. Ametek or equal rectangular value boxes. 9. Al pipe stall have a firm urufanm beamg for the entire length of each hoe, free of rocks or debris. MI trenches cantamng ppe cdIor wires shad be bacNhled with dean topsoil, free of all lumber. rubbish and rocks over I • e sire. or dean cod 4 dean topsoil o not available. 10. Contractor shall supply and natal al equipment shown on the plan, and indicated m the specifications to adneve proper operation of sad equpmot. Al egwpmert in,talabons. electneal and plumbing connectives shall be m confomunce with ad applicable codes and ordinances, tux speahramro, and the manufacturers reconmhedabore whether indicated on the drawing a not. I I . Contractor shad guarantee m wnMg on Ns company Letterhead ad matanb and workmanship fora penod of one full year folowng ceceptahce of system mshtaton. 12. Back low prevente,. shall be inspected and tested by a certified bacNbw deuce inspector. Provide Owner with one copy of approval certificate. 13. My irogaton lines placed *Rhin tree protection tones or eustag landscape areas establnhed for the project must be installed m such a manner as to rot cane damage to the root protection are. Such as by c utbng roots, dggug tr ches. opcnbon of machinery. etc. Special rare must be taken (hind dggmg trenches, designing Imes to stay out of the areas where possible. etc.) to ensure damage to the trees does not occur. SITE KEY PLAN ( Deem Tof50l. Placed m planting beds CONCRETE .. see awl pan, for more information -- SIteve LOCATION 4• Typal eacse otherwise specked VALVE CHART 1 1/2" 15.19 N87'11'081N EXIST. BLDG. (PAWN X- CHANGE) 4,908 SF For Permit N 8r11'06- No Wort w 6¢Stug Landscape Bed THIS PLAN 15 A CONCEPTUAL DRAWING AND DUE TO IE(ISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. AU. NATURAL PRODUCTS AND/OR PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. SCALE: tog-2.2481111 ..Evirli1Jfl IRRIGATION LEGEND SYMBOL MFR. CATALOG NO. DESCRIPTION DTL. B RAINBIRD 1806 - PRS -I5SST 15 STRIP SERIES, SHRUB 6" POP -UP 1806- PRS -I5EST NI FEBCO 805Y 1 1/2" DOUBLE CHECK VALVE BAG(FlDW PREVENTOR O RAINBIRD XBV BRASS BALL VALVE (MATCH UNE SIZE) O RAINBIRD 3RC QUICK COUPLER VALVE O - - ANGLE VALVE FOR MANUAL DRAIN x RAINBIRD PESB 1 1/2" ELECTRIC REMOTE CONTROL VALVE x RAINBIRD RAINBIRD PESB 1" ELECTRIC REMOTE CONTROL VALVE c ESP -MC 8 STATION ELECTRO -MECH CONTROLLER NOT SHOWN - - SECURITY CONTROLLER ENCLOSURE .. - .4 PRESSURE MAINLINE, SCH. 40 PVC PI E, INSTALL 0 18" DEPTH 24" UNDER PAVED AREAS S---S LATERAL LINES, CLASS 200 PVC PIPE, INSTALL 0 12" DEPTH (24" UNDER PAVED AREAS 3 CLASS 200 PVC PIPE SLEEVES, INSTALL 0 24" DEPTH NOT SHOWN #14 -AWG DIRECT BURIAL LOW VOLTAGE WIRE, RED = SIGNAL WHITE= COMMON NOTES: 1. ALL WIRE INSTALLATIONS WILL BE IN COMRU VICE WV APPLICABLE CODES. 2. TAPE AND BUNDLE VARE EVERY 15 FEET. 3. PROVIDE EXPANSION COILS AT EACH WIRE CONNECTION IN VALVE BOX. 4. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL 5. ALL PIPE AND FITTINGS WILL BE SCHEDULE 40 (EXCEPT UNIONS 4 NIPPLES). 6. VALVE 30x SHALL NOT REST ON PIPES - PROVIDE 1' CLEAR AROUND AU. PIPES. SET VALVE BOX rwS1 N7 SURROUNDING F1N15HED GRADE STANDARD i- CONTROL VALVE BOX -18•. DEPTH NOTES: 1. ALL WIRE INSTALLATIONS WILL BE IN COMPLIANCE W/ APRJCABLP CODES. 2. TAPE AND BUNDLE WIRE EVERY 15 FEET. 3. PROVIDE EXPANSION 00115 AT EACH WIRE CONNECTION IN VALVE BOX. 4. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL 5. AU. PIPE AND FITTINGS WILL BE SCLEDULE .40 (INCEPT UNIONS • NIPPUSS). 6. VALVE BOX SHALL NOT REST ON PIPE5 - PROVIDE 1' CLEAR AROUND ALL. PIPES. 4' 501 80 NIPPLE STANDARD BOX -18• DEPTH _ 1,1_7 "' r) 501.40 MALE ADAPTOR 501. CO UNION (Bart SIDES OF VALVE) BOX TO CLEAR PIPE BY I • MIN. (TIP.) BOX TO CLEAR PIPE BY I' MIN. (TYP.) 501. 40 MME ADAPTER CONTINUOUS BRICK OR PT W MBER AROUND BASE 501. 40 90' ELL 5C1. 40 MALE ADAPTER SCH. 40 90' ELL MAINUNE W/ TEE WELL COMPACTED SUBGRADE CONTINUOUS BRICK OR PT WMBER AROUND BASE MANURE W/ TEE WELL COMPACTED SLIBGRADE AUTOMATIC VALVE (1 -1 /2" or larger) NTS SET VALVE BOX FLIJ51 WT SURROUNDING FINISHED GRADE NOTE: TOP OF SPRINKLER HEAD SMALL BE RUSH N11H 19IN611 GRADE DIAL CUSS 200 `EVE DB1GT1 A5 REG/DJ OJT OPENING IN 510E TO ACCDMODATE NIPPLE FROM MAINLINE (MW. I' GAP) 10 DIAL VALVE BOX 5E FU811 YJlGRAR 5PR111118 51RUB / IANN SPRAYS OR ROTORS (MP, T-0IRD OR 5DA.) (IT MANUAL DRAIN VALVE I x4.501. 80 NIPPLE f LATERAL IRE PIPING UNE WED GATE VALVE I2• DEMI OF PEA GRAVEL wwaG-NR0-144:0116, UTII30 AMETEK 20 DEEP ROADWAY BOX BOTTOM IF 063116E DEPTH 15 24' TRACE WIRE TAPED TO TOP OF ALL LATERALS AND M6NUNE 5 10 O.C. 03 CF DRAIN ROCK SUMP WELL COMPACND SUBGRADE CONTROL mite TAPED TO BOTTOM OF MNNUNF 0 10 0.C. PVC SCH. 40 MANUNE W/ MIPT ADAPTERS JUNCTION B00( 501.40 CONDUIT FOR POWER SUPPLY SCR 40 PVC FITTINGS / JINCIION BOX 11 f) CONTROL 1 COW81NIC AT1ON VMS TO VALVES $ SENSORS MADIUNE PIPING MANUAL DRAIN VALVE TRENCH DETAIL NOM: T. CENTER VALVE 601( MR VALVE TO FACIl11ATE RBAOVAL AND SEMCLNG. 2. 5E ECM PARA=TO EACH ORER *010 PEIMENDICULAR TOEDGE. 3. AVOID OVER COMPACTING SILL AROUND VALVE BOXES TO PP.NB1T COUAF55E AND D5ORMATIDN Or VALVE BOAS. NTS VALVE 005 (1YRCA0) VALVE BOX INSTALLATION NTS ®6E OF RANTING BED OR LAWN AREA EDGE OF PAVING OR GRAVEL. AREA NTS GATE VALVE VABL COMPACTED SUBGRAADE NTS VALVE BOX: REFER TO IRRIGATION SHEET NOTES OR SPECIFICATIONS FINISH GRADE AT UP OF BOX IN TURF` AND PAVED AREAS CI • BELOW UP IN ALL OTHER AREA5) VALVE BOX COVER Em= w MIT I It • 'GLEAN. ; cP c. ego o PVC MANUONE .P PVC PEA GRAVEL (INSTALL MIN. 2 Q.I. FT. BELOW BACKFLOW PREVENTOR) DOUBLE CHECK VALVE NTS CONTROLLER DETAIL NOTES: I. VALVE KEY HANDLER) CLEAR TOP OF BOX BY 2 M/NDADA. 2. T1REMBD ONE BID NIPPLE / SOLVENT JOINT NPPLES TO BE 50EDUL2 CO. 3. SUPPLY UNE TIE THREADED 038 BID NIPPLE 150LVENT JOINT N1PIFS NOT INCLUDED IN PEI- FAMKATED SWING JOINT KR. 1PAVIDE 18• COVE ® BURIED CONDUITS) 01113 COMING VALVE 5E TOP OF BON USN WHOM GRADE F01511 GRADE NTS 100 VALVE BOX WASHED PFA GRAVEL 04• MIN. OEPN ) 04 REBAR W/ 55.0MP5 1' U5. THREADED ONE END PVC NIPPLE 0.111ry AS PER I' 1A500 OR EDUAL -FABRICATED SWING JOINT 150119X12 801 I. PVC NIPPLE - LENGRI A5 NECESSARY TO ACCOM ODATE 45' ANGLE (SOLVENT JOINT) MAD00E PM INSTALL Wf1H 3045' ANGLE QUICK COUPLER USE SECOND MALE ADAPTER EPROM SWING JOINT TIT) AND SOLVENT JOINT PVC NIPPLE D1f05CLVBJT JOINT SUPPLY UNE OUTLET TEE0RB. NTS P ( PVC TEE ORB. JARBf STREET ELL YIMALE BARBED ELBOW OR ADPT. PVC maw SPRINKLER HEADS (SPRAY AND ROTOR) NTS T115 PLAN 15 A CONCEPTUAL DRAWING AND DUE TO EXISTING SITE CONDITIONS, FIELD ADJUSTMENTS MAY BE NECESSARY. ALL NATURAL PRODUCTS AND/OR. PLANT MATERIAL MAY VARY IN SIZE AND SHAPE. For Permit NORTH o r a a `L V o3q SCALE: NT5 1' RECEIVED MAY 2 2 2008 IEVELOHPJAi Abu -Bakr Mosque 1 4 121 $ 14101 Tukwila International Div Tukwila, WA 98168